StaffReport-CU20110062.pdfProject:
File Number:
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121 5th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 ® Fax: 425.771.0221 ® Web: w"ry\v. 1 di�rc�r�sdsWA � .v
DEVELOPMENT SERVICES DEPARTMENT ® PLANNING DIVISION
PLANNING DIVISION
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Date of Deport:
From:
New Key Bank building with a drive-through teller lane
PLN20110062 (Conditional Use) & PLN20110061 (Design Review)
January 17, 2012
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Gina Coccia, Associate Planner
Public Hearing: January 26 at 3:00 P.M.
Edmonds Public Safety Complex: Council Chambers
250 - 5"' Avenue North, Edmonds, WA 98020
I. SUMMARY OF PROPOSED ACTION:
In order to best understand the background of this project, one may wish to first review the staff
report to the ADB (Exhibit l) including its attachments. Then, read through the draft ADB
minutes from the December 21, 2011 meeting (Exhibit 2 — Attachment A). The complete list of
"Exhibits " and `Attachments " to the Exhibits is found on Page 6 of this staff report. This staff
report to the Hearing Examiner is considered "Exhibit 2 " as it is the 2nd Exhibit entered into the
record.
To summarize, there is an existing full-service Shell gas station at the SE corner of Edmonds
Way and 100th Avenue West in the "Westgate" neighborhood of Edmonds. Key Bank proposes
to locate a new single -story branch building, complete with parking, landscaping, and a drive-
through banking lane in its place. The scope of work (demolition of building with underground
storage tanks) triggered the State Environmental Policy Act (SEPA) so the Architectural Design
Board (ADB) was required to review this project. The drive-through banking lane require a
conditional use permit in the Neighborhood Business (BN) zone. For consolidation, the ADB
has made a recommendation to the Hearing Examiner on the design of the project and the
Hearing Examiner will decide on both the design and use of the proposal. The public provided
no oral testimony at the ADB meeting and a nearby property owner has requested to be a party of
record and receive a copy of the decision. The following is staff's analysis on the project.
1. Owners: Harry and Rosalie Yourist.
2. Applicant: Joel Howitt of Barghausen Consulting Engineers, Inc. representing Key Bank.
Exhibit
I i 04I I II&M'l_&ffll U1IM
Key Bank
Conditional Use Permit
File No. PLN20110062/PLN20110061
3. Location: 9930 Edmonds Way (Exhibit 1: Attachment 1).
4. Tax Parcel Number: 2703 3 600113 600.
5. Zoning: Neighborhood Business (BN), subject to Chapter 16.45 ECDC.
6. Lot Size: 19,166 square feet / 0.44 acres.
7. Re uest: The applicant is seeking design approval and conditional use permit approval for a
new bank branch with one associated drive-through teller lane.
8. Review Process: The hearing examiner shall review and decide on conditional use permit
applications as Type III -B decisions as set forth in ECDC 20.01.003. Design review is being
consolidated with the conditional use permit pursuant to ECDC 20.01.002.B, so the ADB has
made a recommendation on the design to the Hearing Examiner. The Hearing Examiner will
decide on both the design and the use of the proposal.
9. Maior Issues:
a. Compliance with ECDC 16.45 Neighborhood Business (BN)
b. Compliance with ECDC 20.11 General Design Review
c. Compliance with ECDC 20.13 Landscaping Requirements
d. Compliance with ECDC 20.05 Conditional Use Permit Criteria
10. Existing Use: Commercially zoned lot with a full-service Shell gas station.
11. Proposed Use: New drive-through bank building with associated site improvements.
III. SEPA THRESHOLD DETERMINATION:
Review under the State Environmental Policy Act (SEPA) was required and a determination of
non -significance (DNS) was issued by the City on December 7, 2011 (Exhibit 1: Attachment 5).
This was a phased review, so a future determination will be made regarding the demolition of the
existing structure, grading, and the clean-up and site remediation of the gas station property. No
appeals were received for the first phase of the SEPA determination that only involved the
proposed new site improvements by Key Bank. Both the City and the Applicant have complied
with the SEPA requirements.
IV. PUBLIC HEARING NOTICE:
A Notice of Application and Public Hearing was published in the Everett Herald Newspaper,
posted at the subject site, as well as the Public Safety Complex, Development Services
Department and the Library. Notices were also mailed to owners within 300 feet of the site. The
City and applicant has complied with the noticing provisions in ECDC 20.03 (Exhibit 7:
Attachment B).
V. TECHNICAL COMMITTEE:
The applications were reviewed and evaluated by Fire District #1, Engineering Division,
Building Division, Parks and Recreation Department, and the Public Works Department:
Acknowledging that most of the review will be conducted during the building permit phase of
this project, Key Bank has complied with issues brought up during the review period to the
satisfaction of the reviewing departments.
VI. NATURAL ENVIRONMENT:
1. Topography: Mostly flat. The City's LiDAR data shows only a two -foot elevation change
across the entire site.
Page 2 of 6
Key Bank
Conditional Use Permit
File No. PLN20110062/PLN20110061
2. Soils: According to the Soil Survey of Snohomish County Area, Washington, this site
consists of "Urban Land" (map unit symbol 78).
3. Critical Areas: It was determined that there are no critical areas on or adjacent to this
property (File No. CRA 19980222).
4. Wildlife: None noted upon site visit.
5. Vegetation: The site is mostly paved with small landscaping strips along the street frontage
and at the corner.
6. Shoreline: It has been determined that this project is not within State Shoreline jurisdiction
because it is approximately 1 mile from the nearest shoreline.
VII. NEIGHBORHOOD CHARACTERISTICS:
This property is located in the Neighborhood Business (BN) zone. The neighborhood
surrounding the site consists of commercial development along Edmonds Way in what is known
as the Westgate neighborhood. Shopping centers to the west (Bartell's, Starbucks, Subway),
north, and east, grocery stores to the north and northwest (PCC and QFC) along with numerous
neighborhood commercial businesses. A single family residential (RS -8) neighborhood
surrounds the BN zone. There are many bank buildings planned or in the process of being
constructed in the immediate vicinity, many of which will have drive-through teller lanes.
VIII. COMPREHENSIVE PLAN:
The Comprehensive Plan designation for this site is "Community Commercial. " Refer to Exhibit
1, Section G for a detailed analysis on compliance with the Comprehensive Plan, as well as the
Urban Design General Objectives that this site was reviewed against.
There were several issues raised at the ADB meeting (Exhibit 2: Attachment A). The Applicant
explained the siding materials and said the rooftop mechanical equipment will be screened from
view. No signage is included with this application — it will be reviewed for compliance under a
separate building permit. No monument signage is anticipated (and staff mentioned that it is
actually discouraged — the ADB agreed that monument signage is something they wouldn't likely
support, either). The Applicant clarified that there is an existing retaining wall near the Chopstix
restaurant to the south, but no fence. The ADB felt that it was important to keep the street tree
species consistent with the PCC site across the street to the north. Using a more decorative hand
rail was discussed, but the Applicant felt that the anodized aluminum tube rail would keep things
simple. The ADA access was clarified, and the issue of having and maintaining rain gardens was
discussed.
Both Staff and the ADB feel that the proposal is consistent with the City of Edmonds
Comprehensive Plan.
IX. PUBLIC CONCERNS:
To date, one public comment was received (Exhibit 2: Attachment D) from adjacent property
owner Buff Nelson. Mr. Nelson has requested to be considered a party of record and has
requested a copy of the Hearing Examiner's decision. No oral testimony from the public was
provided at the ADB meeting.
X. APPLICABLE CODES:
1. ECDC 16.45 — Neighborhood Business (BN)
A. Development standards were reviewed and analyzed in the staff report to the ADB
(Exhibit 1: Pages 5-7).
Page 3 of 6
Key Bank
Conditional Use Permit
File No. PLN20110062/PLN20110061
B. Both staff and the ADB feel that the proposal is consistent with the BN zoning and site
development standards, noting that this will be confirmed through the building permit
review.
2. ECDC 20.11 General Design Review
A. Since the project is located within the BN zone and triggers the SEPA threshold, the
proposal is subject to general design review pursuant to ECDC 20.10.010.C. Design
review is being consolidated with the conditional use permit pursuant to ECDC
20.01.002.B, so staff has made a design recommendation to'the ADB who have made a
design recommendation to the Hearing Examiner.
B. Pursuant to ECDC 20.11.020, the ADB must find that the proposal is consistent with the
criteria listed in ECDC 20.11.030 and the Comprehensive Plan, as well as meets the bulk
and use requirements of the zoning ordinance.
C. The ADB has found that, with conditions, the project is consistent with ECDC 20.11.
The draft ADB meeting minutes from December 21, 2011 are included for review
(Exhibit 2: Attachment A).
3. ECDC 20.13 Landscaping
A. Landscaping was reviewed and analyzed in the staff report to the ADB but more
thoroughly analyzed during the ADB meeting itself where the Applicant had the
opportunity to explain their choices of species and location of plants.
B. ECDC 20.13.000 allows the Hearing Examiner to interpret and modify the requirements
of the landscaping requirements contained within ECDC 20.13.
C. Staff feels that the proposed landscaping, with the condition recommended by the ADB,
is generally consistent with the requirements of ECDC 20.13 and the City of Edmonds
Street Tree Plan.
XI. CONDITIONAL USE PERMITS:
1. Pursuant to ECDC 16.50.010(C), the use may be permitted if the proposal meets the criteria
for conditional uses found in ECDC 20.05.
2. Pursuant to ECDC 20.05.010, no conditional use permit maybe approved unless all of the
following findings can be made:
A. That the proposed use is consistent with the Comprehensive Plan.
Refer to Section VIII of this report for a discussion on consistency with the
Comprehensive Plan, as well as Exhibit 1: pages 3-5. The building height and bulk is
not massive at one single story and only 2740 square feet in area, which is good
considering it will be set right at the corner. The Council recently amended the street
setbacks in the BN zone at Westgate in order to allow buildings to be constructed closer
to the street property lines so as to encourage pedestrian activity. No views are present.
The angle of the building set towards to corner helps offset the fact that it is a square
boxy building. Exterior lighting is proposed (sconces and poles) and along with the
building entry makes the site feel inviting. Staff feels that the proposal is consistent with
the Comprehensive Plan.
B. Zoning Ordinance. That the proposed use, and its location, is consistent with the
purposes of the zoning ordinance and the purposes of the zone district in which the use is
to be located, and that the proposed use will meet all applicable requirements of the
zoning ordinance.
Page 4 of 6
Key Bank
Conditional Use Permit
File No. PLN20110062/PLN20110061
Banks with drive-through tellers are a permitted use in the BN zone if a conditional use
permit is first obtained. Refer to Section X.1 of this report for a discussion on how the
proposal meets the development standards of the BN zone. Staff has observed several
drive-through buildings in this neighborhood (some of which are currently in the
planning and construction stages). Staff feels that the proposed use, and its location
adjacent to other commercial businesses, is consistent with the zoning ordinance (with
development standards, such as height and setbacks to be verified during building permit
review).
C. Not Detrimental. That the use, as approved or conditionally approved, will not be
significantly detrimental to the public health, safety and welfare, and to nearby private
property or improvements unless the use is a public necessity.
The Engineering Division has not raised any issues with sight -distance, queuing, or the
rain gardens. The location of the site is at the corner of a commercial intersection, and
with the drive-through lane tucked back behind the building it makes the proposed drive-
through less obvious. The site clean-up will be dealt with by the property owner under
the second "phase" of SEPA review and any environmental issues that arise will be dealt
with at that time. The proposed bank and drive-through teller lane do not appear to be
detrimental to the public health, safety and welfare, or to nearby property owners.
D. Transferability. The hearing examiner shall determine whether the conditional use
permit shall run with the land or shall be personal. If it runs with the land and the
hearing examiner finds it in the public interest, the hearing examiner may require that it
be recorded in the form of a covenant with the Snohomish County auditor. The Hearing
Examiner may also determine whether the conditional use permit may or may not by
used by a subsequent user of the same property.
The applicant has requested that the conditional use be able to be transferred to future
property owners and run with the land. The site is large and the queuing lanes and their
location at the back of the site feel appropriate for other future uses. Staff does not see
any reason why the permit should not be transferrable to another bank, which logically
would have the same impacts. However if a restaurant or other commercial use were
proposed at this site in the future, staff feels that a conditional use permit should be
required to analyze any potential impacts to the neighborhood.
3. The Applicant has provided a response to the above criteria in Exhibit 2: Attachment E.
4. Staff feels the proposal is consistent with the conditional use criteria for approval listed in
ECDC 20.05.
XII. CONCLUSION AND RECOMMENDATION:
Compliance with Engineering codes and construction standards will be reviewed with the
building permit application for development.
Based on the analysis within and the attachments included with this report, staff feels the
proposal is consistent with the conditional use criteria for approval listed in ECDC 20.05 and
design of the building and site are consistent with district based design review criteria and ECDC
20.11 and the City of Edmonds Comprehensive Plan and recommends that the Hearing Examiner
APPROVE both the conditional use (PLN20110062) and design review (PLN20110061) for the
Key Bank branch with the following conditions:
1. The street tree species shall be reviewed and approved by the Parks Department for
compliance with the street tree plan during the building permit review process and be
Page 5 of 6
Key Bank
Conditional Use Permit
File No. PLN20110062/PLN20110061
consistent with the vegetation at the intersection of Edmonds Way and 1001h Avenue
West.
2. Height calculations are required with the building permit application in order to show
that the project meets the 25 -foot height limit.
3. The building shall be clad with a stone band around the base of the building with brick
above in order to appear pedestrian friendly.
4. This conditional use permit shall be transferable to future bank businesses. Other uses
proposing to use the drive-through lane shall be required to be reviewed under the
conditional use permit process as required in ECDC 16.45 (BN Zone).
XIII. PARTIES OF RECORD:
1. Joel Howitt I Barghausen Consulting Engineers, Inc.
1821572 d Avenue South, Kent WA 98032
2. Mark Phillips I Key Bank
3300 E 1st Avenue, Denver CO 80205
3. Harry & Rosalie Yourist I Property Owners
935 N 175th, Shoreline WA 98133
4. Vina Anderson I Callison Architects
1420 5th Avenue #2400, Seattle WA 98101-2343
5. Buff Nelson I Nelson Real Estate Management
16508 N 791h Street, Redmond WA 98052
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1. Staff report to the ADB with the following "Attachments
i. Attachment I — Zoning and vicinity map
ii. Attachment 2 — Land use application
iii. Attachment 3 — Project Description & Design Criteria
iv. Attachment 4 — Plans and elevations (11/04/2011)
V. Attachment 5 — SEPA DNS & Environmental Checklist
vi. Attachment 6 — Geotechnical Report and Infiltration Recommendations
vii. Attachment 7 — Lighting Specifications
viii. Attachment 8 — ECDC 20.13 Landscaping Requirements
2. Staff report to the Hearing Examiner with the following "Attachments":
i. Attachment A — Draft ADB meeting minutes (12.21.2011)
ii. Attachment B — Notice of public hearing
iii. Attachment C — Ordinance #3846
iv. Attachment D — Public Comment Letter from Buff Nelson
V. Attachment E — Applicant's Criteria Statement
Page 6 of 6