StaffReport_PLN20100075-signed.pdf41110. 189\3
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121 5t" Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 ' Web: www.ci.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT ® PLANNING DIVISION
DIVISIONPLANNING
Project: Woodhaven Veterinary Clinic
File Number: PLN20100075
Date of Report: January 24, 2011
From: �.. �..
Gina Coccia, Associate Planner
Public Hearing: February 2, 2011 at 7:00 pm
City Council Chambers: Public Safety Complex
250 5t" Avenue North, Edmonds WA 98020
The proposal is for the review and approval of the site, landscaping, and proposed
building design of the Woodhaven Veterinary Clinic located at 23204 Edmonds Way in
the Neighborhood Business (BN) zone. The existing 2,379 square foot building was
constructed in 1962 and the owner would like to build a new 4,956 facility in its place.
The attachments to this report are summarized on page 8. Attachment 3, the "Design
Review Application" is exceedingly helpful, as the applicant methodically detailed how
the project complies with each aspect of the code — this document should be read first. It
is comprised of 22 pages including the site plan, elevations, and landscape plan. The
following is staff's analysis on the project.
1. Owners: Ann & Lee Brudvik / Woodhaven Veterinary Clinic (Attachment 1).
2. Applicant: Richard V. Utt / Cornerstone Architecture (Attachment 1).
3. Tax Parcel Number: 00555300101000.
4. Location: 23204 Edmonds Way.
5. Zoning: Neighborhood Business (BN).
6. Existing / Proposed Use: Veterinary clinic (no change).
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7. Review Process: Because the project prompts review under the State Environmental
Policy Act (SEPA), review by the Architectural Design Board (ADB) is required as a
"Type III -B" development application. The ADB will review the design of the
proposal and will make the final decision on whether the proposal is consistent with
the design review criteria found in ECDC 20.11 (general design review), ECDC 16.45
(the zoning ordinance), ECDC 20.13 (landscaping), and the Comprehensive Plan.
III. SEPA THRESHOLD DETERMINATION:
Review under the State Environmental Policy Act (SEPA) was required because the
project will contain 25 parking spaces, the building is 4956 square feet, and grading is
proposed for 600 cubic yards and 200 cubic yards of fill. The City issued a
Determination of Non -Significance (DNS) on January 18, 2011 (Attachment 5). No
comments or appeals were received; both the City and the applicant have complied with
SEPA requirements.
IV. PUBLIC HEARING NOTICE:
A notice of application and notice of hearing were published in the Everett Herald
newspaper, posted at the subject site, as well as the other required locations (the public
safety complex, city hall, and the library). All notices were also mailed to residents
within 300 feet of the site. The City has complied with the noticing provisions in ECDC
20.03 (Attachment 6).
V. TECHNICAL COMMITTEE:
This application was reviewed and evaluated by the City's Fire District, Engineering
Division, Building Division, Parks and Recreation Department, and the Public Works
Department. There are no outstanding design or land use issues with these departments; a
thorough review will be conducted with a complete building permit application.
VI. NATURAL ENVIRONMENT:
1. Topolzraphy: The entire site is flat with a 2 -foot change in elevation across the entire
site. A geotechnical evaluation was conducted by Associated Earth Sciences, Inc.,
however, in order to provide data for the preliminary design of the site (Attachment
8). A good illustration of the topography is shown on page 16 of Attachment 3: "Site
Sections. "
2. Soils: According to the Soil Survey of Snohomish County Area, Washington, this site
consists of "Aldertivood-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
(CRA20100087). The applicant and the City have complied with the requirements of
ECDC 23.40.
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VII. NEIGHBORHOOD CHARACTERISTICS:
This site is located in transitional neighborhood that is a mix of residential and
commercial (Attachment 2). The property was part of an annexation in 1997, however
the building was constructed in Snohomish County in 1962. Across Edmonds Way to the
east lies a portion of unincorporated Snohomish County known as "Esperance." Across
the street to the north is a large vacant site that is zoned for both commercial and multi-
family use. The site is on the corner of Edmonds Way (SR-104),which is considered a
principal arterial, and 232nd Street SW, which is considered a local street.
VIII. COMPREHENSIVE PLAN:
The Comprehensive Plan designation for this site is "Edmonds Way Corridor. " An
excerpt from the plan is shown below, and specific criteria can be found in Attachment 7
(Urban Design Guidelines — General Objectives).
1. Design Obiectives for Site Design: "The development ofparking lots, pedestrian
walkways and landscaping features is an integral part of how a building acts with its
site and its surrounding environment. Good design and site planning improves
access by pedestrians, bicycles and automobiles, minimizes potential negative
impacts to adjacent development, reinforces the character and activities within a
district and builds a more cohesive physical environment. " (Attachment 7 —
Comprehensive Plan, page 91)
Fourteen different objectives for site design are discussed in the Comprehensive Plan.
Not every objective necessarily applies to every project; and, some objectives may be
more important than others for a particular project.
a. Vehicular Access: Vehicular access is taken from 232nd Street SW on the north
side of the property.
b. Location and Layout of Parking: The parking proposed is in the general
location of the existing parking near the north property line, because the general
location of the driveway did not change. Twenty-five parking stalls are proposed,
and 25 parking stalls are required for a building of this size pursuant to ECDC
17.50.020.B.4 which requires one space per 200 square feet of building floor area
for veterinary offices.
c. Pedestrian Connections Offsite: There is an existing sidewalk along Edmonds
Way which connects pedestrians via a pathway.
d. Building Entry Location: The existing entry is on the north side of the building.
The proposed entry is on the west side of the building.
e. Setbacks: It appears the proposal meets the required setbacks for the underlying
zone.
f. Building/Site Identity: Logo/signage is depicted in the renderings (Attachment
3, page 11) on the elevations of the building and garbage enclosure.
g. Weather Protection: Building eaves appear to project 3-6 feet, providing weather
protection along the perimeter of the building.
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h. Lighting: Lighting will be provided as indicated on pages 17-20 of Attachment 3.
Canopy down lights are shown around the perimeter of the building on the wall,
while it is also indicated that lights will be mounted to 3 poles at the north and
west sides of the site. It appears that the pole lights would be 16' tall (in
comparison, the building is shown at 17' tall.
i. Signage: The applicant has not submitted a sign permit application, however, the
logo and wall sign are shown on the elevations. A monument sign is proposed
near the east side of the site along Edmonds Way and the details are shown on
page 21 of Attachment 3. It is a low (3' tall) monument sign, which would be
permitted in the setback area based on its height. Wall mounted signs are
permitted in the BN zone, and monument signs are permitted if they meet certain
conditions outlined in ECDC 20.60.020.M (the background may not be
illuminated, the background must be opaque, and the background color of the sign
face must be coordinated with the colors used on the building).
j. Site Utilities, Storage, Trash and Mechanical: The trash enclosure will be
provided at the NW corner of the site. It is decorated with the logo and shown on
page 9 of Attachment 3.
k. Landscape Buffers: All new landscaping is proposed as shown on the
preliminary landscape plan (Attachment 3, pages 12-15). Several plants will be
saved or relocated. Street trees are proposed along Edmonds Way — the final
species will need to be evaluated by both the Parks & Recreation Department and
the Washington State Department of Transportation for compatibility with their
long range plans. There is perimeter landscaping shown on site with a good mix
of trees and shrubs.
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." (Comprehensive Plan, page 94)
Four objectives for building form are discussed in the Comprehensive Plan:
a. Height: Views will be preserved and the building is shown well below the 25'
height limit (which will be verified through detailed calculations during the
building permit review).
b. Massing: At one single storey, the building reflects a "human" scale. See
especially the architectural design narrative on page 2 of Attachment 3.
c. Roof Modulation: The roofline is modulated, which is well reflected in the color
building perspectives found in Attachment 3, page 11.
d. Wall Modulation: The walls are modulated, which is well reflected in the color
building perspectives found in Attachment 3, page 11.
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3. Design Obiectives for Building Facade: "Building Facade 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. " (Comprehensive
Plan, page 95)
Four objectives for building form are discussed in the Comprehensive Plan:
a. Facade Requirements: There is an individual identity of the building proposed —
it is unique in its shape and articulation.
b. Window Variety and Articulation: As shown on page 11 of Attachment 3, the
windows are arranged in a pleasing pattern, adding interest to the building
fagades.
c. Building Facade Materials: Proposed materials include a standing seam metal
roof, cedar shingle siding, 2x2 and 2x4 wood trim.
d. Accents/Colors/Trim: Refer to Attachment 3, page 2 — Cedar shingle siding with
a "Tahoe Blue" metal roof provides an appropriate contrast between the top and
base of the building.
The proposal appears to be consistent with the goals and policies of the Comprehensive
Plan.
IX. PUBLIC CONCERNS:
To date, one public comment has been received (Attachment 9). Linda Nomellini
expressed her concern that there is a bus stop next to the property along Edmonds Way,
and she wants to be sure that the popular commuter bus stop will remain open during the
construction period.
Bus stops are located, typically, within the city right-of-way, so any disturbance would
require, at a minimum, a permit from the City's Engineering Division. The applicant
should work with the city (and the Washington State Department of Transportation) to
determine if there would be any work in or near Edmonds Way.
X. APPLICABLE CODES:
1. ECDC 16.15 (BN—Neighborhood Business)
This site is located in the Neighborhood Business (BN) zone. The minimum street
setback in the BN zone is 20' from the streets (north and east), 15' from the adjacent
residentially zoned properties to the south, and 0' on the west side. The site plan
indicates that setbacks will be achieved with the proposed design. The small animal
hospital use is a permitted primary use in this zone. And, the height limit of 25'
seems easy to achieve as the building is designed to be one single storey. It appears as
though the zoning requirements of ECDC 16.45 can be achieved.
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2. ECDC 17.50 (Parking-)
Commercial parking is based upon the square footage of the building. A 4956 square
foot building is proposed, and veterinarian offices are required to provide one parking
stall for every 200 square feet of floor area pursuant to ECDC 17.50.020.B.4. Under
the code, 25 parking spaces are required (24.78) and the plans show room for 25
spaces. It appears as though the requirements of ECDC 17.50 can be achieved.
3. ECDC 20.60 (Sig -nag -e)
The wall of the building containing the primary public entrance is approximately 85
feet in length, affording the applicant with 85 square feet of signage. The code says
that this can be divided between wall and freestanding signs. The code also requires a
maximum of three signs per site, so long as it remains under the maximum square
footage permitted. The Woodhaven logo is depicted on the trash enclosure
(Attachment 3, page 9) while wall signs are indicated on the east and west
perspectives (Attachment 3, page 11). And, a 3' tall monument (freestanding) sign is
shown on page 21 of Attachment 3.
The ADB has the authority to modify the requirements of the sign code if certain
findings are made, pursuant to ECDC 20.60.015.13.1:
a. 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;
b. 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;
c. The design of the proposed signage must be compatible in its use of materials,
colors, design and proportions with development throughout the site;
d. In no event shall the modification result in signage which exceeds the maximum
normally allowed by more than 50 percent.
The site fronts on two streets and has a unique configuration in that it's not a standard
rectangular site. Because of the site constraints, it can be argued that the business has
site conditions that do not afford it the opportunity to provide signage consistent with
similar properties in the vicinity. For example, the properties across the street in
Esperance have a massive amount of signage. The design of the signage is
compatible with the building through its use of materials, design, and proportions.
The applicant would not be requesting relief of sign area, just the number of "signs"
permitted on site.
It can be argued that four signs are proposed (two wall, one monument, and one logo
on the trash enclosure). One of the wall signs shown is simply the logo (no text)
which matches the sign shown on the trash enclosure. Page 3 of Attachment 3 argues
that the enclosure will have "art" with an animal theme on the gates facing the clinic
building. Because the art shown is the logo, it qualifies as a "sign." Staff
recommends that the ADB consider allowing the applicant to create the trash
enclosure as shown, in order to complement the building and site — even if it means
that four "signs" exist on site, based on the four findings above.
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4. ECDC 20.11 (General Design Review)
The project site is not located in a specific "district." "General Design Review" is
required under ECDC 20.11. Design review by the Architectural Design Board
(ADB) is applicable for this project because the SEPA threshold is triggered. The
ADB must find that the proposed development is consistent with both the
Comprehensive Plan and the Zoning Ordinance. Specifically, certain criteria for
building design and site treatment are shown in ECDC 20.11.030.
The applicant has taken the time to develop an extensive narrative on the design of
the project (Attachment 3, pages 2-4) and staff appreciates the thoroughness of, and
agrees with, the content of the narrative. Please review these pages to see how
compliance with ECDC 20.11 has been achieved. Staff feels that the project, as
conditioned, meets the General Design Review criteria.
5. ECDC 20.13 (Landscaping)
There are a great deal of landscaping requirements found in ECDC 20.13 that are
intended to go hand-in-hand with the Comprehensive Plan's Urban Design
Guidelines. The landscape architect has provided the ADB with several pages of
materials to review in Attachment 3. Especially helpful is the "Proposed Plant
Palette" on page 15. ECDC 20.13.000 specifically states, "The ADB and hearing
examiner shall be allowed to interpret and modify the requirements contained
herein... " Staff feels that the applicant has tried to comply with the landscaping
chapter and supports the proposed landscape plan. The ADB and applicant are
encouraged to discuss how the small areas of artificial turf and entry planters will
help the site achieve the intent of ECDC 20.13. The preliminary landscape plan
(Attachment 3, page 13) indicates an existing 6 -foot solid wood fence along the south
property line. Therefore, the artificial turf areas along the south property line should
not be noticeable or visible from adjacent properties due to the fencing and
landscaped screening. The area of artificial turf near the north property line is shown
to be screened by a "medium hedge." There is an explanation of why the artificial
turf and entry pots were chosen on Attachment 3, page 3. Again, the ADB has the
authority to modify the landscaping requirements if they feel that the overall intent is
achieved.
The proposal appears to be consistent with the Zoning Ordinance.
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XI. RECOMMENDATIONS:
The applicant must apply for and obtain all necessary permits, subject to the requirements
of the code. Because this site fronts on SR -104, it is the applicant's responsibility to
verify if approval by WSDOT is also required. Based on the analysis and attachments to
this report, staff finds that the project meets both the Zoning Ordinance and the
Comprehensive Plan — and therefore recommends APPROVAL of the new Woodhaven
Veterinary Clinic as shown in file PLN20100075 with the following conditions:
1. The street tree species shall be re -reviewed approved by both the City of Edmonds
Parks & Recreation Department and the Washington State Department of
Transportation prior to building permit issuance.
2. The bus stop near the site should not be impacted by the demolition and construction
of the new Woodhaven Veterinary Clinic. If it becomes clear that the project will
disrupt this bus stop, then the City should be contacted immediately (as well as the
WSDOT and Community Transit) in order to find a solution so that bus service is not
interrupted. Work in the right-of-way requires a permit — the owner/applicant will
need to contact the Engineering Division for details.
3. The trash enclosure shall be permitted to be designed as shown with the Woodhaven
logo (and no text), in order to further complement the building and site. It is
understood that this will not count against the number of signs permitted on site.
XII. PARTIES OF RECORD:
1. Ann & Lee Brudvik — 23204 Edmonds Way, Edmonds WA 98020.
2. Richard V. Utt — 6161 NE 175th Street — Suite 101, Kenmore WA 98028.
3. Linda Nomellini — 23121 Edmonds Way— #19, Edmonds WA 98020.
4. City of Edmonds — 121 5th Avenue North, Edmonds WA 98020.
XIII. ATTACHMENTS:
1. Land Use Application.
2. Vicinity Map.
3. Design Review Application.
4. Revised Parking Plan,
5. SEPA Determination.
6. Public Notice.
7. Comprehensive Plan — Urban Design Guidelines,
8. Geotechnical Report.
9. Public Comments.
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