StaffReport_ADB-07-91.pdf
CE
ITY OF DMONDS
th
121 5 Avenue North • Edmonds, WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
DSD: PD
EVELOPMENT ERVICES EPARTMENTLANNINGIVISION
ADR
DMINISTRATIVE ESIGNEVIEW
-
SD-
TAFFECISION
ADB-2007-91:
ADB-2007-91:
Application by George Ostrow of Velocipede Architects, representing Randy Lee of PCC Natural Market,
for design review of PCC Natural Market, located at 9803 Edmonds Way in the Neighborhood Business
(BN) zone.
PropertyOwner:Applicant:
PropertyOwner:Applicant:
Jay Cramer, Vice President Randy Lee
Newkirk Washtex LP PCC Natural Market
c/o Lexington Realty Trust 4201 Roosevelt Way NE
Seattle WA 98105
7 Bulfinch Place – Suite 500
Boston MA 02114
ContactPerson:
ContactPerson:
George Ostrow
Velocipede Architects
5265 University Way NE
Seattle WA 98105
ite
S
SiteLocation:
SiteLocation:
9803 Edmonds Way in the Neighborhood Business
(BN) zone (see map inset at right).
ProjectProposal:
ProjectProposal:
The proposal is a tenant improvement for a new
grocery store (PCC Natural Market). The previous
tenant was Albertson’s grocery store. The existing
building will be remodeled resulting in reduction of
building footprint.
DesignReviewProcess:
DesignReviewProcess:
The subject site is in the Neighborhood Business (BN) zone, and because the project does not require
review under the State Environmental Policy Act (SEPA) review by the Architectural Design Board
(ADB) is not required; design review is processed as an Administrative Staff Decision subject to the
requirements of ECDC 20.11 (General Design Review), 20.95 (Staff Decision), 16.45 (Neighborhood
Business), and the Comprehensive Plan.
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Staff Report for ADB-2007-91
PCC Natural Market
Analysis:
Analysis:
Facts:
A.
The improvements are proposed on property with
1.
a Neighborhood Business (BN) zoning
designation.
ECDC 20.11.010.A states that general design
2.
review that does not require a threshold
determination under the State Environmental
Policy Act (SEPA) may be reviewed and approved
by staff.
This project did not require a threshold
3.
determination under SEPA; it actually reduced the
building footprint from 34,483 square feet to
34,160 square feet.
The height of the existing building will not change. Although detailed height calculations are not
4.
provided, elevations are provided and show that the existing building appears to be less than 25
feet (the maximum height in the BN zone is 25 feet).
The project remains well under the maximum floor area of 3 square feet per square foot of lot
5.
area.
The PCC market is the primary use of the site, accompanied with the potential for a few smaller
6.
store fronts inside the building.
The immediate proposal is to modify the interior and façade of the existing building under
7.
.
building permit file BLD-2007-1181 No changes to the existing bowling alley are proposed.
The grocery store expects to be open to customers from 7:00 AM to 11:00 PM daily, year round.
8.
A Critical Areas Determination was made for the property under file #CRA-1992-0124. It was
9.
determined that there are no critical areas on or adjacent to the property; therefore, no critical
areas reports will be required.
The table below shows the required (and proposed) setbacks for structures in the BN zone.
10.
StreetStreet
BN
SideSide
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Edmonds Way 100 Ave W
Zone
(North) (East)
(South) (West)
Required
*
20 feet 20 feet 0 feet 15 feet
Setbacks
Proposed
7/8
200 + feet 43 feet 9 feet 23' 9 "
Setbacks
There is no anticipated grading for this remodel; if it is later determined that grading is necessary
11.
for this project, it will remain well under the 500 cubic yard SEPA threshold.
*
Side and rear setbacks are 15 feet from R zoned properties. The northeast corner of the site is adjacent to RS-8 zoned property,
7/8
so a 15 foot setback is required. The site plan shows that the existing building is already set back a distance of 23'9".
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Staff Report for ADB-2007-91
PCC Natural Market
14 parking spaces will be removed and replaced with rain gardens and new cart returns. There is
12.
already an abundance for parking for both the bowling alley and the grocery store, as shown in
the table below:
Business Name Type/UseParking Ratio AreaRequired Parking
PCC Natural Market Grocery Store 1/300 square feet 34,160 113.86
Robinhood Lanes Bowling Alley 4/lane24 lanes 96.00
Total Parking Required 210
275
Total Parking Provided
This “Westgate” neighborhood consists of primarily neighborhood businesses. Adjacent to the
13.
northeast of this site is a residential neighborhood zoned “RS-8.”
The Comprehensive Plan designation for this site is “Community Commercial” in the “Westgate”
14.
neighborhood.
There are several Comprehensive Plan goals and policies for commercial development (some are
15.
specific to the Community Commercial areas). These include:
C. Goals for Community Commercial Areas. Community commercial areas are comprised of commercial
development serving a dual purpose: services and shopping for both local residents and regional traffic. The
intent of the community commercial designation is to recognize both of these purposes by permitting a range of
businesses and mixed use development while maintaining a neighborhood scale and design character.
C.1. Permit uses in community commercial areas that serve both the local neighborhood and regional
through-traffic.
C.2. Provide for transit and pedestrian access in addition to the need to accommodate automobile traffic.
C.3. Provide for the pedestrian-scale design of buildings that are two stories or less in height and that
contain architectural features that promote pedestrian activity.
C.4. Provide pedestrian walkways and transit connections throughout the community commercial area,
assuring connections to nearby residential neighborhoods.
(2006 Comprehensive Plan, Page 56)
The previous use of the building was a grocery store, and the proposed use is a grocery store –
16.
grocery stores are intended to serve the local neighborhood as well as the region.
The existing and proposed building is less than two stories in height and the new storefront is
17.
designed to enhance pedestrian activity through an increase in windows and entrance overhang.
A grocery store is the proposed commercial land use, which is encouraged by the above
18.
Comprehensive Plan policy.
The color palate is neutral and consists of a mix of beiges and grays (Attachment 6).
19.
The siding materials chosen are a mix of stucco, glass, and masonry.
20.
The addition of rain gardens as new landscaping is shown on the site plan (Attachment 5).
21.
†
According to Wikipedia.com, “A rain garden is a planted depression that is designed to absorb
22.
rainwater runoff from impervious urban areas like roofs, driveways, walkways, and compacted
lawn areas. This reduces rain runoff by allowing stormwater to soak into the ground (as opposed
to flowing into storm drains and surface waters which causes erosion,water pollution,flooding,
and diminished groundwater). Rain gardens can cut down on the amount of pollution reaching
creeks and streams by up to 30%.”
†
Wikipedia, The Free Encyclopedia
"Rain garden." . 7 Jan 2008, 23:58 UTC. Wikimedia Foundation, Inc. 8 Jan 2008
<http://en.wikipedia.org/w/index.php?title=Rain_garden&oldid=182844906>.
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Staff Report for ADB-2007-91
PCC Natural Market
There are no known local views in the vicinity.
23.
The site plan shows a new trash enclosure, new cart returns, new rain gardens, new signage
24.
(details not provided at this time), and a remodeled storefront primarily along the south side of
the building and along the west elevation.
A concrete pad for a future generator is shown on the site plan. Additional mechanical equipment
25.
is shown on the roof, behind the parapet. ECDC 20.11.030.A.3 states, “Mechanical equipment or
other utility hardware on the roof, grounds or buildings should be screened from view from the
street level.”
The site fronts on two streets: Edmonds Way (SR-104) is considered a “Principal Arterial” and
26.
th
100
Avenue West is considered a “Minor Arterial.”
The proposed remodel is minor (the existing building footprint is reduced) and does not in and of
27.
itself necessitate the installation of new street trees. Street tree information is found in the
Edmonds Streetscape Plan.
ECDC 20.11.030 lists the general design review criteria. It states, “No one architectural style is
28.
required. The building shall be designed to comply with the purposes of this chapter and to avoid
conflict with the existing and planned character of the nearby area. All elements of building
design shall form an integrated development, harmonious in scale, line and mass.”
ECDC 20.11.030.A.4 states, “Long, massive, unbroken or monotonous buildings shall be
29.
avoided…” and the remodel of the storefront intends to break up the mass of the building through
color and the addition of windows.
ECDC 20.11.030.B.2 states, “Landscape treatment shall be provided to enhance the building
30.
design and other site improvements.” Attachment 3 shows the details of the new rain gardens.
The Fire Department added a condition of approval regarding the removal of brush for increased
31.
sight-distance.
Conclusions:
B.
The colors chosen are of a neutral color palate and are an appropriate fit for the building and
1.
neighborhood.
The project appears to meet the development standards for the Neighborhood Business (BN)
2.
zone; this will also be reviewed with the building permit application.
The project appears to meet the parking requirements for off-street parking.
3.
The addition of rain gardens will both aesthetically and environmentally enhance the parking lot.
4.
This project meets the design guidelines found in the Comprehensive Plan and the design review
5.
chapter of the Edmonds Community Development Code (ECDC) 20.11.
A building permit for the proposed improvements will need to be approved prior to construction.
6.
If the applicant wanted to install new street trees at this site, staff recommends consulting page
7.
122 of the Edmonds Streetscape Plan, as well as revising the exiting landscape plan through the
building permit process. The rain gardens, as additional landscaping, help enhance the site
design.
All mechanical equipment should be screened from view, pursuant to ECDC 20.11.030.A.3.
8.
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The brush at the intersection of 100 and Edmonds Way should be trimmed for traffic visibility.
9.
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Staff Report for ADB-2007-91
PCC Natural Market
TechnicalReview:
TechnicalReview:
The Engineering Division, Building Division, Fire Department, Public Works Department, and the Parks
& Recreation Department have reviewed this design review application. All departments have decided to
defer comments to the building permit (tenant improvement) review stage.
Also, the Fire Department has requested the following condition: Trim brush at intersection for traffic
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safety and visibility (100 and Edmonds Way).
PublicComments:
PublicComments:
The City has not received any comment letters for this project.
n:
Decisio
Decision
Based on the facts, conclusions, and attachments to this report, staff finds that the design review for this
APPROVED
project (file number ADB-2007-91) is with the following conditions:
1.
The applicant must obtain a building permit for the proposed work, and individual elements of this
project are required to meet all applicable city codes.
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2. and Edmonds Way for traffic visibility;
The applicant shall trim the brush at the intersection of 100
this area must be kept trimmed so as not to become a sight-distance hazard.
3.
All existing and proposed mechanical equipment, both on the roof and along the northern property
line, shall be screened from view.
I have reviewed the application for compliance with the Edmonds Community Development Code.
______________________________________________________________________________
Gina Coccia, Planning Division Date
Attachments:
Attachments:
1.
Land Use Application
2.
Elevations
3.
Exterior Details
4.
Trash Enclosure Plan
5.
Site Plan
6.
Color Samples
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Staff Report for ADB-2007-91
PCC Natural Market
AppealsandExpiration:
AppealsandExpiration:
The following is a summary of the deadlines and procedures for filing appeals and extensions. Any
person wishing to file an appeal or extension should contact the Planning Division at 425.771.0220 for
further procedural information.
Appeals – Section 20.12.080 describes how appeals of administrative design review shall be made.
ECDC 20.12.080.C: Design review decisions by staff under the provisions of ECDC 20.12.030
are only appealable to the extent that the applicable building permit or development approval is
an appealable decision under the provisions of the ECDC. Design review by staff is not in itself
an appealable decision.
Expiration – Section 20.12.90 describes the time limits for design review approval.
ECDC 20.12.090.A: Unless the owner submits a fully completed building permit application
necessary to bring about the approved alterations, or, if no building permit application is required,
substantially commences the use allowed within 18 months from the date of approval, ADB or
hearing examiner approval shall expire and be null and void, unless the owner files a fully
completed application for an extension of time prior to the expiration date.
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