StaffReport_ADB-08-21.pdf
ADR
DMINISTRATIVE ESIGNEVIEW
SD
TAFFECISION
ADB-2008-21:
ADB-2008-21:
Application by Rick Lentz, representing Anthony Ramirez of Taco Time, for design review of a remodel of an
existing fast food restaurant located at 23904 Highway 99 in the General Commercial (CG) zone.
PropertyOwner:Applicant:
PropertyOwner:Applicant:
Anthony Ramirez Rick Lentz
Taco Time Merrick Lentz Architect
thth
1010 164 Street SW 1800 136 Place NE – Suite 100
Lynnwood WA 98087 Bellevue WA 98005
SiteLocation:
SiteLocation:
23904 Highway 99 in the General Commercial (CG) zone (see map below).
ProjectProposal:
ProjectProposal:
The proposal is for a major remodel
of the existing Taco Time fast food
restaurant. The drive-through will
be relocated on site, which will
allow for easier cueing, and new
landscaping is proposed for the
entire site. The existing restaurant
building is 2,084 square feet, and
the proposed new building will be
2,049 square feet. The building
will remain one single story,
varying in height from
approximately 17-19 feet.
DesignReviewProcess:
DesignReviewProcess:
The subject site is in the General Commercial (CG) zone, and this project requires District-Based Design Review by
staff. Projects that remain under the height limit are reviewed by staff with the building permit process, and the
design review is considered an administrative Staff Decision subject to the requirements of ECDC 20.12 (District-
Based Design Review), 20.95 (Staff Decision), 16.60 (General Commercial), and the Comprehensive Plan.
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Analysis:
Analysis:
A.Facts:
1.
The applicant has submitted a Land Use Application (Attachment 1), a Site Plan (Attachment 2), Building
Elevations (Attachment 3), and a Landscape Plan (Attachment 4) for review.
2.
The improvements are proposed on property with a General Commercial zoning designation (CG).
3.
ECDC 16.60.030 states that design review by the Architectural Design Board is required for any project
that includes buildings exceeding 75 feet in height in the CG zone. Projects not exceeding these heights
may be reviewed by staff as a staff decision. Regardless of what review process is required, all projects
proposed in the CG zone must meet the design standards contained in ECDC 16.60.
4.
The existing Taco Time building was constructed in 1978, according to the Snohomish County Assessor’s
records. Later, the site was annexed into the City of Edmonds on 12/16/1994.
5.
The use of the site will not change. Restaurants are a permitted primary use in the CG zone.
6.
A Critical Areas Determination was made for the property under file #CRA-2008-0031. It was determined
that there are no critical areas on or adjacent to the property; therefore, no critical areas reports will be
required.
7.
Review under the State Environmental Policy Act (SEPA) is not required for this project pursuant to WAC
197-11-800 (virtually no grading is proposed, the commercial building is 2049 square feet, and the number
of existing parking stalls on site is being reduced from 23 to 22).
8.
The table below shows the required (and proposed) setbacks for structures in the CG zone.
CG
StreetRearSideSide
Zone
(East) (West) (North) (South)
Required
4’0’0’0’
Setbacks
Proposed
~ 13’ ~ 82’ ~ 52’ ~ 13’
Setbacks
9.
The required 4’ street setback shall be fully landscaped, pursuant to ECDC 16.60.020.A (footnote 2), and
the Landscape Plan shows the landscape width is well over 45 feet.
10.
The building is well under the 75-foot height limit; it is approximately 19 feet tall.
11.
The required parking for this restaurant use is 10 stalls (2,049/200). Twenty-two stalls are provided on site
(a reduction of one parking space).
12.
The Comprehensive Plan designation for this site is “Corridor Development.”
13.
There are several Comprehensive Plan goals and policies for commercial development, including:
a.
“The City will encourage the retention of commercial uses which provide high economic benefit to the
city, such as new auto dealerships, and encourage these types of uses to locate within the Highway 99
Corridor.” (Page 48)
b.
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.” (Page 77)
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c.
Highway 99 – General Appearance: “Creation of a new identity. Development of high intensity nodes.
Better identification of businesses by numbering. Encouragement of planned business centers and
design coordination among neighbors. Building forms compatible with adjacent uses. Parking areas
more clearly defined to eliminate confusion of driveways, street and parking areas. Unsightly uses
and storage screened by landscaping and fencing.” (Page 79)
14.
The proposed commercial land use is a fast food restaurant, which is encouraged by the above
Comprehensive Plan policy.
15.
There are no known local views in the vicinity.
16.
The height of the proposed new building is relatively low, varying from approximately 17-19 feet.
17.
The site fronts on Highway 99, which is considered a “Principal Arterial.”
18.
The project proposes all new landscaping for the remodel (Attachment 4).
19.
The project proposes the following exterior paint colors: “mesa verde tan” (sidewalls), “tawny rose” (entry
sidewall and banding), “tarrytown green” (accent banding), and “terrapin green” (accent banding). The
roof will be metal, colored “hartford green,” and there will be stacked stone accents on each elevation
(Attachment 3). In addition, the project proposes a metal roof in the color “hartford green.”
20.
Lighting is proposed around the building entrance and includes wall mounted down lights along each
elevation. In addition, several 16’ light poles are proposed on site.
21.
The building coveys a distinct “base” and “top” through the careful use of lighting, a variety of colors and
materials, and the entrance is emphasized with added height and a canopy for weather protection.
22.
A concrete walkway is proposed from the existing sidewalk to the building entrance.
B.Conclusions:
1.
The colors chosen are of a neutral color palate and are an appropriate fit for the building and neighborhood.
2.
The project appears to meet the applicable site development standards for the General Commercial zone.
3.
The project meets the applicable design standards in the General Commercial zone.
4.
The project meets the off-street parking requirements for the restaurant use.
5.
This project meets the design guidelines found in the Comprehensive Plan and the design review chapter of
the Edmonds Community Development Code (ECDC) 20.12.
6.
A building permit for the proposed improvements will need to be approved prior to construction.
TechnicalReview:
TechnicalReview:
The Engineering Division, Building Division, Fire Department, Public Works Department, and the Parks &
Recreation Department have reviewed this design review application.
The Engineering Division noted that a Traffic Impact Analysis is not required, because there is no change in the use.
The Public Works Department noted that the trash enclosure details will be reviewed with the building permit
application. No other comments were received.
PublicComments:
PublicComments:
The City has not received any comment letters for this project.
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Decision:
Decision
Based on the facts, conclusions, and attachments to this report, staff finds that the design review for this project (file
APPROVED
number ADB-2008-21) 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.
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.
Site Plan (A1.0)
3.
Exterior Elevations (A3.0).
4.
Landscape Plan (L1.0)
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.
ECDC 20.12.080.D: Persons entitled to appeal are (1) the applicant; (2) anyone who has submitted a
written document to the city of Edmonds concerning the application prior to or at the hearing identified in
ECDC 20.12.020(B); or (3) anyone testifying on the application at the hearing identified in ECDC
20.12.020(B).
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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