StaffReport_ADB-08-18.pdfr -Pe 1B913
CITY OF EDMONDS
121 5TH AVENUE NORTH • EDMONDS, WA 98020 • (425) 771-0220 • FAX (425) 771-0221
Website: wwwdedmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT
Planning • Building • Engineering
GARY HAAKENSON
MAYOR
PLANNING DIVISION
REPORT & RECOMMENDATION TO THE ARCHITECTURAL DESIGN BOARD
Project: PCC Natural Market — Sign Package
File Number: ADB -2008-18
Date of Report: April 9, 2008
From: �iYi/Vl�t i
Gina Coccia, Associate Planner
Public Hearing: April 16, 2008 at 7:00 P.M.
Edmonds Public Safety Complex: Council Chambers
2505 1h Avenue North, Edmonds WA 98020
I. SUMMARY OF PROPOSED ACTION:
The proposal is for the review and approval of a sign package by PCC Natural Markets at 9803 Edmonds
Way in the Neighborhood Business (BN) zone. This would typically be an administrative "General' design
review, conducted by staff with the building permit; however, the applicant has opted to propose additional
signage above and beyond what the code would allow.
ECDC 20.60.015.13 allows applicants to bring signage proposals before the ADB when they want to request
a modification of the standards in the sign code. The applicant has submitted a criteria statement, outlining
why they feel additional sign area is needed (Exhibit 4), and conceptual plans for your review (Exhibits 6a-
61).
The sign package includes two projecting signs to be located on the south and west elevations (Exhibits 6c -
6d), two free-standing monument signs with electronic reader board displays to be located on site near
Edmonds Way and 100' Avenue West (Exhibits 6g -6h), banners (to be located on the south and east
elevations, eight total: Exhibits 6i -6j), and three weather vanes to be located in an existing landscaping bed
(Exhibits 6k-61). The banners and the weather vanes are not included in the sign area calculations, because
staff feels they meet the definition of "Identification Structures." The applicant had originally proposed to
alter the existing pole sign (Exhibits 6e -6f); however, they have since removed this proposal from the
immediate application, because the pole sign is nonconforming and cannot be altered.
The following is staff s analysis of the project.
Exhibit 1
ADB -2008-18
Incorporated August 11, 1890
Sister City - Hekinan, Japan
PCC Natural Market: Sign Package
File Number: ADB -2008-18
II. GENERAL INFORMATION:
1. Owners: Randy Lee of PCC / Newkirk Washtex, LP, c/o Lexington Realty Trust (Exhibit 3)
2. Applicant: Jeff Whitney of Signtech, representing the tenant: PCC Natural Markets (Exhibit 3).
3. Tax Parcel Number: 27033600107700 (Exhibit 3)
4. Location: 9803 Edmonds. Way (Exhibit 2).
5. Zoning: Neighborhood Business (BN).
6. Proposed Use: Sign package for PCC Natural Market — a commercial grocery store (Exhibit 4).
7. Existing Use: Vacant (previously Albertson's).
S. 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
20.11 (General Design Review), ECDC 20.60 (Sign Code), the Zoning Ordinance, and the
Comprehensive Plan.
III. SEPA THRESHOLD DETERMINATION:
Not applicable.
IV. PUBLIC HEARING NOTICE:
Not applicable.
V. TECHNICAL COMMITTEE:
This application was reviewed and evaluated by the City's Fire Department, Engineering Division, Parks
and Recreation Department, and the Public Works Department. The Engineering Division submitted a
memo (Exhibit 5) noting that upon building permit submittal, the proposed new monument signs would be
reviewed by the Engineering Division to ensure that site -distance is not an concern.
VI. NATURAL ENVIRONMENT:
1. To o ra rlhy: Flat.
2. Soils: According to the Soil Survey of Snohomish County Area, Washington, these sites consist of
"Urban Land" (Map Unit Symbol 7) and "Alderwood-Urban land complex, 8 to 15 percent slopes"
(Map Unit Symbol 6).
3. Critical Areas: There are no critical areas on or adjacent to these properties (file CRA -1992-0124).
The Applicant and the City have complied with the requirements of ECDC 23.40.
VII. NEIGHBORHOOD CHARACTERISTICS:
This site is located in a commercial neighborhood (Exhibit 2) and fronts on two streets: Edmonds Way (SR -
104), which is considered a "Principal Arterial" and 1006 Avenue West, which is considered a "Minor
Arterial." The "Westgate" neighborhood consists of primarily neighborhood businesses. Adjacent to the
northeast of this site is a residential neighborhood zoned "RS -8."
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PCC Natural Market: Sign Package
File Number: ADB -2008-18
VIIL COMPREHENSIVE PLAN:
The Comprehensive Plan designation for this site is "Community Commercial, " and it's located in the
"Westgate" neighborhood. Taken from the Comprehensive Plan (p.56):
C. Goals for Comtnunity Commercial
......................
The intent of the commcunity- commercial designation. is to
recognize both of these purposes by permitting a range of business and mixed use
development while maintaining a neighborhood scale and design character.
C_ 1. Permit uses in community commercial areas that serge both the local
neighborhood and regional through -traffic.
C_2. Provide for transit and pedestrian access in addition to the need to acc.otntnodate
automobile traffic.
C_3. Provide for the pedestrian -scale design of buildings that are two stories or less in
height and that contain architectural featiu-es that promote pedestrian activity.
C..4. Provide pedestrian walkways and transit connections throughout the conummity
commercial area, assuring connections to nearby residential neighborhoods.
The grocery store commercial use will serve both local residents and regional traffic, due to its location
along Edmonds Way (SR -104), consistent with the goals above. The site functions more as a Community
Commercial area than a Neighborhood Business area. The sign package is consistent with the goals and
policies of the Comprehensive Plan.
IX. PUBLIC CONCERNS:
To date, no public comments have been received.
X. APPLICABLE CODES:
1. ECDC 16.45 (BN-- Neighborhood Business)
A. This site is located in the Neighborhood Business (BN) zone.
B. The minimum street setback in the BN zone is 20 feet. The two new monument signs are proposed
in the setback area. The height of the monument signs would need to be reduce to under 6 feet to
remain within the setback area.
C. The applicant will prove that all development standards for signage are met through the building
permit process.
2. ECDC 10.11 (General Design Review)
A. The project site is not located in a specific "district," nor does it trigger the SEPA threshold;
therefore, "General Design Review" is required under ECDC 20.11.
B. Design review by the ADB is applicable for this project, because the applicant has requested
review by the ADB under ECDC 20.60.015 as a modification to standards.
C. The ADB must find that the proposal is consistent with ECDC 20.11.030 (Criteria), the
Comprehensive Plan, and the Zoning Ordinance. The design criteria applicable to a sign package
are as follows:
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PCC Natural Market: Sign Package
File Number: ADB -2008-18
i. ECDC 20.11.030.A states, "No one architectural style is 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."
ii. ECDC 20.11.030.A.2 states, "Colors, which should avoid excessive brilliance or brightness
except where that would enhance the character of the area. "
W. ECDC 20.11.030.A.5 states, "All signs should conform to the general design theme of the
development. "
iv. ECDC 20.11.030.C.2 states, "Street furniture (including but not limited to benches, light
standards, utility poles, newspaper stands, bus shelters, planters, traffic signs and signals,
guardrails, rockeries, walls, mail boxes, fire hydrants and garbage cans) should be
compatible with the existing and planned character of the nearby area. "
D. The colors chosen include (Benjamin Moore) "dark purple", "red", "olive tree", "baja dunes"
(taupe), "white", and "wildwood" (grey). These colors appear to meet the intent of the above code
citations.
E. The sign package was designed to enhance the design theme of the development.
F. Staff feels that the sign package, with conditions, would be compatible with the character of the
neighborhood.
3. ECDC 20.60 (Sian Code)
A. ECDC 20.60.005 defines a Freestanding Sign as, "'Freestanding sign' is any sign that is not
attached or affixed to a building. Freestanding signs can be further described as 'monument
signs' or pole signs. "' Three freestanding signs are proposed on site: the existing pole sign, and
two new monument signs.
B. ECDC 20.60.005 defines a Monument Sign as, "'Monument signs' are freestanding signs that
have integrated the structural component of the sign into the design of the sign and sign base. "
C. ECDC 20.60.045.G requires each freestanding sign to have a landscaped area twice the size of the
sign area at the base of the sign, and the landscaping and sign base shall be protected from vehicles
by substantial curbing. The proposed monument signs are shown in existing landscaping beds, the
dimensions of which are not shown.
D. ECDC 20.60.005 defines a Pole Sign as, "'Pole signs' are freestanding signs where the structural
support for the sign is a pole(s)... " The existing pole sign is nonconforming — no new pole signs
are permitted on site, therefore, the applicant has removed this request from the application
package (Exhibits 6e -6f and Exhibit 4).
E. ECDC 20.60.005 defines a Reader Board as, "'Reader board sign' is a sign that is designed to
allow for a change in the message, either by adding or removing plastic letters, or by means of
electronics and lights. " The applicant has proposed two electronic reader board signs at the bases
of the monument signs (Exhibits 6g -6h).
F. ECDC 20.60.005 defines a Projecting Sign as, "'Projecting sign' is any sign attached or affixed to
a building or wall in such a manner that its leading edge extends more than 12 inches beyond the
surface ofsuch building or wall. " The wall signs shown on the elevations (Exhibits 6c -6d) are
greater than 12" deep and are considered projecting signs. Projecting signs are not afforded the
same sign area as wall signs.
G. ECDC 20.60.005 defines an Identification Structure as, "Identification structure' is a structure
intended to attract the attention of the public to a site, without the use of words or symbols
identifying the businesses. Examples include fountains, sculptures, awnings, and totem poles. "
Page 4 of 9
PCC Natural Market: Sign Package
File Number: ADB -2008-18
H. Staff feels that exhibits 6i-61 are Identification Strcutures and should not be included in the total
sign area. The weather vanes and banners are an artistic element proposed that the ADB should
review for compliance with the overall design of the site.
1. ECDC 20.60.020.1, is a matrix that summarizes which signs are permitted (P), not permitted (N),
or conditionally permitted (C), in each neighborhood/district within the city. This site is located in
the "Westgate/SR-104" neighborhood (see next page).
ECDC 20.60.020.L (Permitted Sign Matrix)
Sign Type
Westgate/SR-1043
Wall -mounted
P
Monument
P
Projecting
P
Internal Illumination
P
coafi-
W _
Individual Letters
P
Boxed Cabinet
C
Building ID
P
Sandwich Boards
N
Wall Graphics
C
J. ECDC 20.60.020.E shows that pole signs are not permitted. A new pole sign is proposed, which
the code does not allow. The existing pole sign is considered nonconforming (see also section X.4
of this report). Staff cannot recommend approval of the proposed new pole sign shown in Exhibit
6. The pole sign may be re -faced and painted, and if it is not removed, then it needs to be included
in the total sign area proposed for the site.
K. ECDC 20.60.020.L shows that reader boards are conditionally permitted. The conditions that
would allow reader board signs on this site are as follows:
i. ECDC 20.60.020.M.2: "Internally illuminated signs in the downtown area and neighborhood
commercial areas may only light the letters. The background of a sign face may not be
illuminated. "
ii. ECDC 20.60.020.M.3: "Internally illuminated signs in the downtown area and the
neighborhood commercial areas must be mounted on the wall of the building. They may not
be mounted on or under an attached awning. "
Hi. ECDC 20.60.020.M.6: "Reader board messages are limited to alphanumeric messages only. "
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PCC Natural Market: Sign Package
File Number: ADB -2008-18
iv. ECDC 20.60.020.M.7: "Reader boards are only permitted for public uses or places of public
assembly. "
L. The applicant, Sign Tech, has submitted a statement that explains that a major portion of the
operating life of the reader boards will be dedicated to community endeavors, which they believe
will meet the criteria that reader boards are only permitted for public uses (Exhibit 4).
PCG would have to agree that the reader boards would only be used for public use for the life of
the reader boards. Staff feels that the applicant has not demonstrated to our satisfaction that the
reader boards would only be used for public uses. Staff feels that reader boards should only be
approved if the applicant can prove that all of the above conditions of reader boards can be met. If
the ADB were to approve reader boards for this site, staff does not feel that the reader board
conditions should be transferable (that the reader boards would need to be removed if PCC were
no longer the tenant).
M. The applicant could have chosen to propose a sign package to planning staff with a building permit
application that shows how they meet the code requirements in ECDC 20.60. However, they have
requested review by the ADB because they are proposing a modification to standards under ECDC
20,60,015,13. 1,
N. ECDC 20.60.015.13.1 requires the ADB to review sign permit applications that request a
modification to any of the standards in Title 20.60, The ADB shall only approve modification
requests that meet all of the following criteria:
ECDC 20.60.015.13. La: "The request is for signage on a site that has a unique configuration,
such as frontage on more than two streets or has an unusual geometric shape. "
ii. ECDC 20.60.015.13. Lb. "The subject property, building, or business has site conditions that
do not afford it the opportunity to provide signage consistent with or similar to other
properties in the vicinity. "
iii. ECDC 20.60.015.B.1.c: "The design of the proposed signage must be compatible in its use of
materials, colors, design and proportions with development throughout the site. "
iv. ECDC 20.60,015.B, 1A "In no event shall the modification result in signage which exceeds
the maximum normally allowed by more than 50 percent. "
O. The applicant has submitted a criteria statement that speaks to the above items, and it is included
as Exhibit 4.
P. The request is for a site that has frontage on two streets (Exhibit 2).
Q. The applicant did not offer specific arguments to address to item NJi above, except for the fact
that it fronts on two streets. Staff would add an argument that the proposed site is different from
other properties in the vicinity, because (1) it is a very large existing building, (2) the site is large
in comparison to other commercial properties in the vicinity, and (3) the existing building is set
back quite a distance from the street, making visibility more of an issue than on other properties.
For the above reasons, staff feels this site is unusual in the BN zone.
R. The design of the proposed signage is compatible in its use of materials, colors, design, and
proportions with development throughout the site (Exhibit 6).
S. The total maximum permanent sign area for this site, pursuant to ECDC 20.60.025.A.1, is
approximately 250 square feet (one square foot of sign area for each lineal foot of wall containing
the main public entrance to the primary building — the south elevation).
T. The total sign area proposed is well over 400 square feet (300 square feet of new projecting/wall
sign area, 100 square feet of new monument sign area, plus an unknown amount of sign area for
the existing pole sign to be re -faced).
Page 6 of 9
PCC Natural Market: Sign Package
File Number: ADB -2008-18
U. The modification DOES result in an excess of 50% more sign area. The maximum sign area
possible under an approved modification by the ADB is approximately 375 square feet max. The
applicant will need to reduce the proposed sign area to remain under 375 square feet, if the ADB
approves this modification request.
V. Staff feels that the project can be approved, with conditions, so that all of the modification criteria
are met W- the only item that staff feels is not met is item N.iv above. If the sign area was reduced
to remain under 375 square feet, then staff feels that all of the modification criteria would be met.
W. Pursuant to ECDC 20.60.025.A.4, "The maximum number ofpermitted permanent signs is three
per site, or one per physically enclosed business space on commercial sites with multiple business
tenants, whichever is greater. The total sign area of all signs permitted on-site must also comply
with the maximum total permanent sign area specified in this chapter. " The application proposes
three freestanding signs and two projecting/wall signs. The modification criteria in the code does
not set a cap for the maximum number of signs on site.
X. Building permits have indicated that there may be future tenants within the main building. No
signage was proposed for any future tenants. Staff feels that additional sign area should be
reserved for any future tenants.
Y. The maximum sign area for projecting signs is 16 square feet, pursuant to ECDC 20.60.040.A.
Z. The maximum height of any projecting sign is 14 feet, pursuant to ECDC 20.60.040.B.
AA. In order to acquire more sign area, the applicant would need to reduce the width of the proposed
projecting signs to mect the definition of a wall sign (which is less than 12" thick).
BB. The maximum sign area for freestanding signs (the existing pole sign plus the proposed new
monument signs) is 24 square feet (single) and 48 square feet (group). The freestanding sign area
proposed is 100 square feet for one tenant (single) plus the area of the existing pole sign. The
maximum sign area for freestanding signs is always deducted from the total sign area permitted on
site (which is either 250 square feet per code, or up to 375 square feet with an approved
modification from standards by the ADB).
CC. The proposed 100+ square feet of freestanding signage for this single tenant does not meet the
required 24 square feet. Because the applicant is proposing two additional freestanding signs, staff
feels that the most freestanding sign area permitted would be 48 square feet (24 square feet per
street frontage). The applicant will need to reduce the amount of freestanding sign area in order to
remain under 48 square feet of total freestanding sign area (which means that the sign area of the
existing pole sign will need to be deducted from the 48 square feet, first, and the remainder, if any,
could be applied to the monument sign area).
DD. Pursuant to ECDC 20.60.0451, `In all zones, each lot or building site shall be permitted no more
than one freestanding sign, except in the business and commercial zones where a lot or site has
frontage on two arterial streets, in which case there may be permitted one sign per street frontage
subject to the restrictions on area contained within this chapter. " The site fronts on two arterials:
Edmonds Way (SR -104) is considered a "Principal Arterial" and 1001h Avenue West is considered
a "Minor Arterial." So, the maximum number of freestanding signs is two. Three are proposed
with this application. Staff does not see an issue with the number of signs proposed.
Page 7 of 9
PCC Natural Market: Sign Package
File Number: ADB -2008-18
XI. RECOMMENDATIONS:
Based on the analysis and attachments to this report, staff recommends APPROVAL of the sign package
provided in file ADB -2008-18 with the following conditions:
1. The proposed modification of the existing non -conforming pole sign is not permitted, pursuant to
ECDC 17.40.040. The applicant may re -face the pole sign (and repainting the pole base to match the
site). Exhibits 6e -6f are not approved with this application.
2. The reader boards depicted on the monument signs (Exhibits 6g -6h) should either be removed entirely
— or — are only conditionally permitted (pursuant to ECDC 20.60.020.L -M) if it can be determined that
all of the following applies:
a. Pursuant to ECDC 20.60.020.M.2: "Internally illuminated signs in the downtown area and
neighborhood commercial areas may only light the letters. The background of a sign face may not
be illuminated. "
b. Pursuant to ECDC 20.60.020.M3: "Internally illuminated signs in the downtown area and the
neighborhood commercial areas must be mounted on the wall of the building. They may not be
mounted on or under an attached awning. "
c. Pursuant to ECDC 20.60.020.M.6: "Reader board messages are limited to alphanumeric
messages only. "
d. Pursuant to ECDC 20.60.020.M.7:. "Reader boards are only permitted for public uses or places of
public assembly. "
e. That the reader boards are not transferable - that the reader boards shall be removed iUwhen PCC
is no longer the tenant.
3. The applicant shall reduce the total requested sign area to remain at a maximum 50% more than the
regularly permitted sign area if the ADB feels that all of the modification criteria have been satisfied.
If the building's south elevation is 250 lineal feet, then the maximum total sign area that the ADB may
permit is 375 square feet for the entire site (to be divided among the existing pole sign that will be
refaced, the two new monument signs, and any new wall signs).
4, If it is anticipated that there will be future tenants within the PCC building, then some amount of
exterior signage for future tenants shall either be incorporated into the applicant's sign package or
withheld for future use.
5. The height of the monument signs will need to be reduced to under 6 feet in order to remain within the
setback area.
6. The total freestanding sign area (which includes the existing pole sign and the new monument signs)
shall not exceed 48 square feet total; the proposed monument signs will need to be reduced in area in
order to meet this requirement.
7. The monument signs shall have a landscaped area twice the size of the sign area at the base of the sign,
and the landscaping and sign base shall be protected from vehicles by substantial curbing.
8. The monument signs shall comply with the sight -distance requirements of the Engineering Division,
which will be confirmed through building permit review.
9. The applicant must apply for and obtain necessary building permits. This application is subject to the
applicable requirements in the Edmonds Community Development Code. It is the responsibility of the
applicant to ensure compliance with the various provisions contained in these ordinances.
Page 8 of 9
XII. PARTIES OF RECORD:
Jeff Whitney
Signtech
6300 Merrill Creek Parkway — Suite A400
Everett WA 98203
Jay Cramer, Vice President
Newkirk Washtex LP
c/o Lexington Realty Trust
7 Bulfinch Place — Suite 500
PO Box 9507
Boston MA 02114
PCC Natural Market: Sign Package
Pile Number: ADB -2008-18
Planning Division
Engineering Division
Randy Lee
PCC Natural Market
4201 Roosevelt Way NE
Seattle WA 98105
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