StaffReport_ADB-06-119.doc
ARCHITECTURAL DESIGN BOARD
STAFF REPORT
December 6, 2006 Meeting
PLANNING DIVISION
ADVISORY REPORT AND RECOMMENDATIONS
TO:
The Architectural Design Board
FROM:
__________________________________
Gina Coccia, Project Planner
DATE:
November 29, 2006
ADB-2006-119 Application by Steve Waite for the construction of a detached
commercial garage with six automobile bays on an existing used car lot
(Kero’s Auto Brokers), located at 22304 Highway 99 in the General
Commercial (CG²) zone.
A.
Property Owner:Contact Person/Applicant:
Property Owner:Contact Person/Applicant:
Yieriel, LLC Stephen Waite
22324 Highway 99 Waite Architects
Edmonds WA 98020 111 Elm Street
Edmonds WA 98020
B. :
22304 Highway 99 in the General Commercial (CG²) zone (Attachment 2).
Site Location
Site Location
C.
Introduction:
Introduction:
The applicant is proposing to construct a single-story automobile garage consisting of six bays as
a detached accessory structure on the Kero’s Auto Brokers site. The proposed building will be
located along the north property line and near the western portion of the site. Attachment 1 is the
Land Use Application for this project. Attachment 2 is the Vicinity/Zoning map, which shows
that the overall site consists of three parcels total. Attachment 3 is the site plan, which shows the
location of the building on site compared with other features such as existing buildings and
existing landscaping. Attachment 4 is the elevation drawings, which depict the design of the
building. The colors proposed are taupe and light brown, and are shown on the elevation view.
No signage or exterior lighting is proposed for this building. The application proposes to add
pyramidalis in concrete planters around the south side of the new building to add interest and
some additional landscaping. The following is staff’s analysis on the project.
Staff Report for ADB-2006-119
Kero’s Auto Brokers: 6-Bay Garage Building
D.
Overview:
Overview:
1. Zoning:
Kero’s Auto Brokers is located in the General Commercial (CG²) zone (Attachment
2) and is subject to the requirements of ECDC 16.60 (General Commercial).
2. Environmental Review:
The new building is approximately 1,925 square feet in area. The
project is under the threshold that would require review under the State Environmental Policy
Act (SEPA); therefore, both the City and the applicant have complied with the SEPA
requirements for this project.
3. Issues:
For this project, the Architectural Design Board reviews the design of the proposal
and makes the final decision on whether the proposal is consistent with the design review
criteria found in ECDC 20.10, ECDC 20.12, and with the Urban Design (General Objectives)
found in the City’s Comprehensive Plan.
E.
:
Edmonds Community Development Code Compliance
Edmonds Community Development Code Compliance
The following is staff’s analysis on the project’s compliance with the Edmonds Community
Development Code (ECDC).
1. ECDC 16.60 (CG – General Commercial Zones)
a. The improvements are proposed on property with a General Commercial (CG²) zoning
designation. Kero’s Auto Brokers (and market) is the primary use of the site. The site
consists of three tax parcels, but it acts as one whole site.
b. A garage such as this is a not a prohibited use, nor does it require a conditional use
permit. Edmonds Community Development Code 16.60.010.A.1 explains that all
permitted or conditional uses in any other zone in this title, except as specifically
prohibited by subsection C of this section, are permitted primary uses.
c. The proposed use includes an enclosed garage with six bays for vehicle storage. The
applicant has stated that there will be no car washing, just covered vehicle storage.
d. The maximum height of structures in the CG² zone is 45 feet. The proposed building is
17.9 feet in height, as measured from average original grade. This is well under the
maximum height limit.
e. There is no minimum lot area, minimum lot width, or maximum floor area in the General
Commercial zone.
f. The table below shows the required setbacks for structures in the CG² zone. This site is
not adjacent to residentially zoned property, so no additional setbacks apply.
Street Side Rear
CG² Zone
(Highway 99) (North & South) (West)
Required
15 feet 0 feet 0 feet
Setbacks
Proposed
51 feet 0 feet / 96 feet 15 feet
Setbacks
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Staff Report for ADB-2006-119
Kero’s Auto Brokers: 6-Bay Garage Building
g. ECDC 16.60.020.A footnote 2 states, “Street setback area shall be fully landscaped as
required by the architectural design review board in accordance with Chapters 20.10
and 20.12 ECDC.” There is an existing sales building in between this proposed building
and the street. The site already has several landscaping areas along both the street side
and the western side of the property. Staff feels that no additional street landscaping
should be required, because there is sufficient existing landscaping and because the
proposed building will be partially screened by an existing sales building (Attachment 3).
Also, the applicant has proposed six concrete planters around the south portion of the
building to provide a small planting bed for pyrmidalis, which should add interest.
h. ECDC 16.16.020.C does not require any additional screening, because the site is not
adjacent to residentially-zoned property.
2. ECDC 17.50 (Parking):
a. Used car lots require a certain amount of parking. ECDC 17.50.020.B.10 states: “Drive-
in restaurants, automobile service station, car dealer, used car lot: one space per 500
square feet of lot area.”
b. The lot area provided on the site plan is 18,870 square feet – this is for all three tax
parcels. Once all of the building area and landscaping area is deducted from this figure,
about 8,007 square feet of lot area remain. The total parking required is 16 spaces. The
site plan shows that 17 parking spaces are provided (6 in the bays, 11 existing). This is
always confirmed through building permit review.
c. The site has an approved conditional use permit for outdoor storage, File Number CUP-
2001-210, which allows them to park the used cars so tightly together on the lot.
F. Comprehensive Plan Compliance:
F. Comprehensive Plan Compliance:
The following is staff’s analysis on the project’s compliance with the City’s Comprehensive Plan.
1. Location:
The existing Comprehensive Plan designation is “Highway 99 Corridor” and it is
located in both the “Medical/Highway 99 Activity Center” and the “Hi-Rise Node.” The
Medical/Highway 99 Activity Center and Highway 99 Corridor are discussed in the
Comprehensive Plan’s Land Use Element and also in the Urban Design (General Objectives)
section (pages 72-80), which is located in the Community Culture and Urban Design Element
of the Comprehensive Plan. It is the Architectural Design Board’s responsibility for ensuring
compliance of a project with the Comprehensive Plan. Staff has reviewed the
Comprehensive Plan and documented their findings in the section below.
2. Design Objectives for Building Form:
“Building height and modulation guidelines are
essential to create diversity in building forms, minimize shadows cast by taller buildings upon
the pedestrian areas and to ensure compliance with policies in the city’s Comprehensive
Plan. Protecting views from public parks and building entries as well as street views to the
mountains and Puget Sound are an important part of Edmonds character and urban form.”
Overall, the proposal appears to meet the following design objectives (Attachment 4).
D.1.b – Maintain the smaller scale and character of historic Edmonds. The proposal is
for a relatively small accessory building, when larger and more prominent 45-foot tall
buildings are permitted.
D.2.b – Reduce bulk and mass of buildings. The applicant has opted for a relatively small
accessory building, when the zone does not have a maximum floor area ratio (FAR).
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Staff Report for ADB-2006-119
Kero’s Auto Brokers: 6-Bay Garage Building
3. Design Objectives for Building Façade:
“Building Façade objectives ensure that the
exterior of a building – the portion of a building that defines the character and visual
appearance of a place – is of high quality and demonstrates the strong sense of place and
integrity valued by the residents of the City of Edmonds.” The proposal appears to meet the
following design objective.
E.1.a – Ensure diversity in design. This design was chosen to match the existing
buildings on site. The decorative keystone elements above each door and the materials
and colors chosen for this project are diverse. The stucco cornice shown on three sides of
the building reduces the building’s scale and helps define the building’s style. The
applied ornamentation, as well as the colors chosen, add visual interest and allows
identity and individuality of the project within this neighborhood (Attachment 4).
G. Technical Review:
G. Technical Review:
The Engineering Division and the Fire, Public Works, and Parks and Recreation Departments
have reviewed this application.
The Engineering Division noted that a detention system would be required if the impervious
surface exceeds 2000 square feet. The applicant responded by noting that the proposed
impervious surface is exactly 1999 square feet. If it is found, typically through building permit
review, that the project is over the impervious surface threshold, then the Engineering Division
will require a detention system. If required, this element is not anticipated to change the design
or general location of the building (Attachment 3).
The Fire Department requested the site plan show fire access striping so that it was clear that cars
were not to park in this area, and the Fire Marshall redlined the site plan accordingly (Attachment
3).
H. Recommendation:
H. Recommendation:
APPROVE
Staff recommends that the Architectural Design Board the design of file number
ADB-2006-119 (PLN20060119)
with the following conditions:
1.
Individual elements of this project are required to meet all applicable city codes.
2.
It is the responsibility of the applicant to apply for and obtain all necessary permits.
The board finds that with these conditions the proposal is consistent with the Comprehensive Plan
and other adopted city policies, and the proposal satisfies the criteria and purposes of ECDC
Chapter 20.10 - ADB Criteria and ECDC Chapter 20.12 – Landscaping, and staff has found the
proposal meets the requirements of the zoning ordinance.
I. Attachments:
I. Attachments:
1.
Land Use Application
2.
Vicinity/Zoning Map
3.
Site Plan
4.
Elevations
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