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StaffReport+Attachments_ADB-10-54_reduced.pdf CITY OF EDMONDS th 121 5 Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION PLANNINGDIVISION REPORT&RECOMMENDATIONTOTHEARCHITECTURALDESIGNBOARD Project:ColumbiaBanknewdrivethroughbuildingat96xxEdmondsWay(BCEWZone) FileNumbers:ADB201054/CU201053{PLN20100054andPLN20100053} DateofReport:September8,2010 StaffContact:____________________________ GinaCoccia,AssociatePlanner ADBMeeting:WednesdayΑSeptember15,2010at7:00P.M. EdmondsPublicSafetyComplex:CouncilChambers th 2505AvenueNorth,EdmondsWA98020 I.SUMMARYOFPROPOSEDACTION Consolidateddesignreviewandconditionalusepermitreviewofaproposednewsinglestorydrive throughbuildingforaColumbiaBankbranch. Thedrivethroughuseproposedrequiresaconditionalusepermit(PLN20100053)andbecausethe scopeofworktriggersreviewundertheStateEnvironmentalPolicyAct(SEPA)designreviewbythe ArchitecturalDesignBoard(ADB)isrequired (PLN20100054).Thesiteiscurrentlyvacant andfrontsalongEdmondsWayjusteastif the76gasstation.Theprojectproposal includesanew4,000squarefootsinglestory bankbuilding,threedrivethroughbanking lanes,parkingfor20cars,aretainingwall, associatedgrading(approximately2000 cubicyardsofcutand800cubicyardsoffill) andnewlandscaping.Thedesignreviewand conditionalusepermitreviewareconsidered TypeIIIBprojectsunderSection20.01.003 ECDC.Onepubliccommentletterwasreceivedtodate.Thepublichearingonthisprojectistentatively scheduledforOctober7,2010. ThefollowingrepresentsƭƷğŅŅ͸ƭfindingsoffact,analysis,conclusions,andrecommendationonthe project. ColumbiaBank PLN20100054/PLN20100053 II.FINDINGS&CONCLUSIONS A.GENERALINFORMATION 1.Applicant/Owner:DalePinney(FirstWesternDevelopmentServices,Inc.)forColumbiaBank. 2.TaxParcelNumber:00937900001000. 3.Location:96xxEdmondsWay,EdmondsWA98026(Attachment1). 4.Size:47,923squarefeet/1.10Acres(lot10oftheK.Eliseplat). 5.Zoning:CommunityBusinessEdmondsWay(BCEW),subjecttoChapter16.50ECDC. 6.ProposedUse:Newdrivethroughbankbuildingwithassociatedsiteimprovements. 7.ExistingUse:Vacantlot,commerciallyzoned. 8.Process:Consolidateddesignreviewandconditionalusepermit.Forthisproject,theADB reviewsthedesignoftheproposalandmakesanoveralldesignrecommendationtotheHearing Examineronwhethertheproposalisconsistentwiththezoningordinanceandthe/źƷǤ͸ƭ ComprehensivePlan.TheHearingExaminermakesthefinaldecisiononboththedesignandthe conditionalusepermit.ThisisaTypeͻLLL.ͼdevelopmentprojectapplication. B.SEPATHRESHOLDDETERMINATION ReviewundertheStateEnvironmentalPolicyAct(SEPA)wasrequiredandadeterminationofnon significance(DNS)wasissuedbytheCityonAugust27,2010(Attachment5).Noappealswerereceived. BoththeCityandtheApplicanthavecompliedwithSEPArequirements. C.NOTICE AͻbƚƷźĭĻof!ƦƦƌźĭğƷźƚƓͼwaspublishedintheHeraldNewspaper,postedatthesubjectsite,aswellas thePublicSafetyComplex,CommunityDevelopmentDepartment,andtheLibrary(Attachment8). Noticeswerealsomailedtoownerswithin300feetofthesite.TheCityhascompliedwiththenoticing provisionsofECDC20.03(PublicNotice).Noticeoftheupcomingpublichearingontheconditionaluse permitwillsoonbepublished,posted,andmailed,asrequired. D.TECHNICALREVIEWCOMMITTEE ThisapplicationwasreviewedandevaluatedbytheFireDistrict,EngineeringDivision,Parksand RecreationDepartment,andthePublicWorksDepartment.TheEngineeringDivisionnotedthatthe drivewayaccessonthewestsideofthedevelopmentislocatedpartiallyonthepropertytothewest, whichwouldrequireaneasement.Additionalinformationwasrequestedonthisitem,howeverno easementhasbeenprovidedtodate.Ifeasementshavenotorwillnotbeobtainedforaccess,thenthe planswillneedtobesignificantlyrevisedwhichaffectsthedesignoftheproject. TheApplicantshouldcomepreparedtothemeetingwitheithertherequiredaccesseasementfor review.Ifnot,thennewupdatedplansforreviewshouldbeprovided.Pleasenotethatifplansneed toberevised,theywillneedtoberereviewedbytheEngineeringDivisionandthepublichearingdate maybepushedback. Page2of10 ColumbiaBank PLN20100054/PLN20100053 E.NATURALENVIRONMENT 1.Topography:Mostlyflatwithaverytallsteepslopealongthenorthofthesite. 2.Soils:AccordingtotheSoilSurveyofSnohomishCountyArea,Washington,thissitemostlyconsists of ͻtźƷƭͼ(MapUnitSymbol51). 3.CriticalAreas:Itwasdeterminedthattherearecriticalareasonoradjacenttothisproperty, specificallyalandslidehazardareasubjecttoECDC23.40(reportrequirements)andECDC23.80 (geologicallyhazardousareas).AgeotechnicalreporttoaddresstheĬǒźƌķźƓŭ͸ƭlocationinrelationto thesteepslope,aswellasthegrading,retainingwalls,andlandscapingproposedwillberequired. :Nonenoteduponsitevisit. 4.Wildlife 5.Vegetation:Thesiteismostlybare,whilethehillsideisvegetatedbybrushandshrubs.Therearea fewexistingtreesalongtheNWandeastsidesthatareproposedtoberetained. 6.Shoreline:IthasbeendeterminedthatthisprojectisnotwithinStateShorelinejurisdictionbecause itisapproximately1.5milesfromthenearestshoreline. F.NEIGHBORHOODCHARACTERISTICS ThispropertyislocatedintheCommunityBusinessEdmondsWay(BCEW)zone.Theneighborhood surroundingthesiteconsistsofcommercialdevelopmentalongEdmondsWaywithasinglefamily residentialneighborhoodtothenorth.Therearedrivethroughusesinthevicinity.EdmondsWay(SR 104)providesaccesstothesitewhichisconsideredaͻtƩźƓĭźƦğƌ!ƩƷĻƩźğƌ͵ͼ G.COMPREHENSIVEPLAN TheComprehensivePlandesignationforthissiteis ͻ9ķƒƚƓķƭWay/ƚƩƩźķƚƩ͵ͼ Anexcerptofgoalsand policiesfromtheCityofEdmondsComprehensivePlanrelatedtothisprojectareshownbelow: GoalsfortheEdmondsWayCorridor.TheEdmondsWayCorridorconsistsofportionsof th AvenueWestintersectionandHighway99.Thiscorridorserves EdmondsWaybetweenthe100 asakeytransportationcorridor,andalsoprovidesakeylinkbetweenEdmondsandInterstate5. Establishedresidentialareaslieonbothsidesofthecorridor.Anestablishedpatternofmultiple familyresidentialdevelopmentliesalongmuchofthecorridor,whilesmallscalebusinessescan befoundprimarilynearintersections.Amajorconcernisthatthemoreintensivedevelopment thatoccursalongthecorridorshouldnotinterferewiththeflowoftrafficorintrudeinto adjoiningestablishedcommunities. F.1.Permitusesinplannedmultiplefamilyorsmallscalebusinessdevelopmentsthatare designedtominimizecontributingsignificantlytotrafficcongestion. F.2.Providefortransitandpedestrianaccesstodevelopment. F.3.Usedesignreviewtoencouragethesharedorjointuseofdrivewaysandaccesspointsby developmentontoSR104inordertosupportthemovementoftrafficinasafeand efficientmanner.Siteaccessshouldnotbeprovidedfromresidentialstreetsunlessthere isnofeasiblealternative. Page3of10 ColumbiaBank PLN20100054/PLN20100053 F.4.Usedesignreviewtoensurethatdevelopmentprovidesatransitiontoadjacent residentialneighborhoods.Forusesintransitionalareasadjacenttosinglefamily neighborhoods,usedesigntechniquessuchasthemodulationoffacades,pitchedroofs, steppeddownbuildingheights,multiplebuildings,andlandscapingtoprovidedesigns compatiblewithsinglefamilydevelopment.Makeuseofnaturaltopographytobuffer incompatibledevelopmentwheneverpossible. (2009ComprehensivePlan,page75) Asharedaccessisshownalongthewestpropertyline,althoughaneasementisstillrequiredfromthe adjacentpropertyowner.Thereisanadjacentresidentialneighborhoodtothenorth;however,thereis noaccesstothisareaduetoasteepchangeintopography.Thebuildingheightandbulkisnotmassive, whichservesasagoodtransitionbetweentheresidentialpropertiestotheeastandthecommercial propertiestothewest. alsforsoilsandtopographyareprovidedtoshowhowdevelopmentonsteepslopeorhazardoussoil Go conditionsshouldpreservethenaturalfeaturesofthesite,inaccordancewiththefollowingpolicies: C.1.a.Grading,filling,andtreecuttingshallberestrictedtobuildingpads,driveways,access waysandotherimpervioussurfaces. C.1.b.Gradingshallnotjeopardizethestabilityofanyslope,orofanyadjacentproperty. C.1.c.Onlyminimalamountsofcutandfillonhillsidesexceeding15%slopeshouldbe permittedsothatthenaturaltopographycanbepreserved.Fillshallnotbeusedto createayardonsteeplyslopedproperty. C.1.d.Fillandexcavateddirtshallnotbepusheddowntheslope. (2009ComprehensivePlan,page79) Alargeamountofgradingisproposed,butitisunclearexactlyhowthiswillaffectthenatural topographyofthesite.Aretainingwallisshownonthelandscapeplan,whichindicatesthesupportof thehillside,butitisunclearhowmuchofthehillsidewillbeaffectedbythegrading. ItisunclearhowtheApplicantproposestoͻƒğƉĻuseofnaturalƷƚƦƚŭƩğƦŷǤͼwhenthegradingon siteproposedislarge.TheApplicantshouldexplainhowthegradingproposedwillaffectthemassof thesteepslopeandhowitwillaffecttheoverallcharacterofthesite. Goalsandobjectivesforsitedesign,buildingform,andbuildingfaçadearediscussedinthe ComprehensivetƌğƓ͸ƭUrbanDesignchapter(pages9098).Noteveryobjectivenecessarilyapplies toeveryproject;and,someobjectivesmaybemoreimportantthanothersforaparticularprojectΑ thesearediscussedbelowandthebackgrounddocumentisincludedintheattachments (Attachment7). 1.VehicularAccess:Oneaccesspointisproposedtobeshared;accessistakenoffofEdmonds Way.Thedrivethroughlanesareroutedaroundthebackofthesite. 2.LocationandLayoutofParking:20parkingstallsareproposed.Parkinglotlandscapingis intendedtosoftenthestreetscape. 3.PedestrianConnectionsOffsite:ThereisanexistingsidewalkalongEdmondsWay. 4.BuildingEntryLocation:Thebuildingentryispedestrianfriendlyinthatthereisapedestrian connectionleadingouttowardsthesidewalk. :Therearenocomparablebuildingsoneithersideofthissite,butthesetbackchosen 5.Setbacks Page4of10 ColumbiaBank PLN20100054/PLN20100053 feelsappropriateinthatitźƭƓ͸Ʒsettoofarbackandremainsupnearthestreetedgewith sidewalkandlandscapinginbetween. 6.OpenSpace:Noneprovided,nonerequired. 7.WeatherProtection:Thebuildingentryiscoveredandinviting. 8.Lighting :Theexteriorlightingproposedistall(25feet)andaboutthesameheightasthe building. 9.Signage:Theapplicanthasnotsubmittedasignpermitatthistime.Thesignageindicatedon theelevationsandrenderingsseemsappropriateandnotoutofscale,howevertheexactarea andnumberofsignswillbereviewedwiththebuildingpermit. 10.SiteUtilities,Storage,TrashandMechanical:Nodetailsareprovidedotherthanthefootprintof atrashenclosureothelandscapeplan. TheApplicantsholdprovideadditionalinformationonthisitemΑhowwilltherefusebescreened? :Thesiteisvacant.Significantfeaturesretainedincludesometreesalong 11.SignificantFeatures theeastpropertyline. 12.LandscapeBuffers:Residentialprivacywillbemaintainedthroughtopographicalchanges betweenuses.LandscapingshouldͻƩĻķǒĭĻharshvisualimpactofparkinglotsandĭğƩƭ͵ͼ TheADBshoulddiscussifadditionallandscapingisneededneartheparkingareainordertomeetthis objective. 13.Height:TherearenoviewstomountainsandPugetSoundtothewestandthebuildingbuffered bythetoeofasteepslope. :Humanscaleelementsareencouraged,soreducingtheheightofthelightpoleswould 14.Massing beonewaytoaccomplishthisobjective.Thefootprintofthebuildingisnotboxy,andthese angleshelpbreakupthemassofthe4,000squarefootbuilding. Asconditioned,theproposalisconsistentwiththeabovepoliciesandgoalsintheComprehensivePlan. H.PUBLICCONCERNS ThepublichearinghasbeententativelyscheduledforreviewbytheHearingExamineronThursday, October7at3:00PMintheCouncilChambersatthePublicSafetyComplex.Todate,onewrittenpublic commenthasbeenreceived(Attachment9).Publiccommentscanbereceivedupuntilthecloseofthe publichearing. JamesMartin:Tosummarize,Mr.Martinlivesintheneighborhoodthreelotseastoftheproposed developmentandhasvoicedseveralconcernswiththeproject.HehastrafficconcernsforEdmonds Wayandlanduseconcernswiththebankuse.HewonderswhatthebankwillcontributetoEdmonds andwouldliketoseeabetterproposalatthislocation.Hecorrectlynotesthatthereareseveral Page5of10 ColumbiaBank PLN20100054/PLN20100053 th financialinstitutionsalongEdmondsWayasittravelsdownwesttowardsdowntownandturnsinto5 Avenue. Response:Thelanduseoftheprojectwillbereviewedatthepublichearing.TheADBwillonlyreview thedesignoftheproject.Ownersofrealpropertymayproposeprojectsforreviewagainstthecurrent codesinplaceatthetimeofsubmittal.Abankisanallowed(permitted)useofthesite,howeverthe drivethroughaspectrequiresspecialreviewthroughtheconditionalusepermittingprocesswhichis decidedonbytheHearingExaminer.ThetrafficimpactisreviewedbytheEngineeringDivisionand appropriatetrafficimpactfeesareassessedandrequiredatthetimeofbusinesslicensesubmittal. I.APPLICABLECODES 1.Chapter16.50ECDC(BCEW:CommunityBusinessEdmondsWay) ThesiteislocatedintheCommunityBusinessEdmondsWay(BCEW)zoneandsubjecttothe requirementsofECDC16.50.Theofficeuseisapermittedprimaryuse(16.50.010.A.2ECDC), howeverthedrivethroughcomponentrequiresaconditionalusepermit(16.50.010.C.6). ThereisnominimumstreetsetbackintheBCEWzone,sotheonlysetbacksthatapplyarethose propertylinesadjacenttoresidentially(R)zonedproperty.Thenorthpropertylineisadjacenttothe RS8zone,thereforetheonlybuildingsetbacksthatapplyarefromthenorthpropertyline.The requiredsetbackis15feet. ThemaximumbaseheightintheBCEWzoneis35feet.Theprojectisshownasasinglestory building,howevernoheightcalculationshavebeenprovided. 16.50.020.Estates:ͻŷĻrequiredsetbackfromRzonedpropertyshallbepermanentlylandscaped withtreesandgroundcoverandpermanentlymaintainedbytheowneroftheBClot.Asixfoot minimumheightfence,wallorsolidhedgeshallbeprovidedatsomepointintheƭĻƷĬğĭƉ͵ͼ 15feetfromtheadjacentRzonedpropertytothenorthisnotshownasbeingpermanently landscapedbecauseitisaverysteepslope.Anewretainingwallisproposedatthebaseofthe slope.Minimallandscapingisshowninthisarea.Thenearestnewstructurefromtheshared propertylineisaproposedretainingwallataround50feetfromthenorthpropertyline. TheADBwillreviewthelandscapinginthisareaanddetermineifitsufficientlymeetstheintentofthe code.Ifitdoesnot,thenaGeotechnicalEngineerwillhavetoevaluateanyproposedplantingsto ensurethattheslopewillremainstable. TheApplicantshouldbepreparedtodiscusstheproposedearthmovementnearthenorthportionof thesite,asitisdifficulttoimagineafinalproductandhowthefinaldesignwillcomplywith landscapingandresidentialbufferingrequirements. Theprojectwillbereviewedforcompliancewithalldevelopmentstandardsduringthebuilding permitprocess. 2.Chapter17.50ECDC(OffStreetParkingRegulations) PursuanttoECDC17.50.020.B.4,banksrequireoneparkingstallforevery200squarefeetofgross buildingsquarefootage.Thebuildingareaisgivenas4000squarefeet,whichrequires20parking stalls.20parkingstallshavebeenprovided,whichmeetsthisrequirement.Ifanychangesaremade Page6of10 ColumbiaBank PLN20100054/PLN20100053 tothebuildingarea,theparkingwillberecalculated.Compliancewiththeparkingregulationsin Chapter17.50ECDCisverifiedwiththebuildingpermitreview. 3.Chapter20.11ECDC(GeneralDesignReview) ECDC20.11.010requirestheADBtoreviewgeneraldesignreviewapplicationsthattriggerSEPA. ThisprojectrequiredreviewundertheStateEnvironmentalPolicyAct(SEPA).ECDC20.11.030lists thecriteriaforBuildingDesignandSiteTreatmentthatmustbemet. ECDC20.11.030.A.BuildingDesign.Noonearchitecturalstyleisrequired.Thebuildingshallbe designedtocomplywiththepurposesofthischapterandtoavoidconflictwiththeexistingand plannedcharacterofthenearbyarea.Allelementsofbuildingdesignshallformanintegrated development,harmoniousinscale,lineandmass.Thefollowingareincludedaselementsof buildingdesign: 1.Allexteriorbuildingcomponents,includingwindows,doors,eaves,andparapets; 2.Colors,whichshouldavoidexcessivebrillianceorbrightnessexceptwherethatwouldenhance thecharacterofthearea; 3.Mechanicalequipmentorotherutilityhardwareontheroof,groundsorbuildingsshouldbe screenedfromviewfromthestreetlevel; 4.Long,massive,unbrokenormonotonousbuildingsshallbeavoidedinordertocomplywiththe purposesofthischapterandthedesignobjectivesofthecomprehensiveplan.Thiscriterionis meanttodescribetheentirebuilding.Allelementsofthedesignofabuildingincludingthe massing,buildingforms,architecturaldetailsandfinishmaterialscontributetowhetherornota buildingisfoundtobelong,massive,unbrokenormonotonous. a.Inmultifamily(RM)orcommercialzones,selectionsfromamongthefollowingorsimilar featuresareappropriatefordealingwiththiscriterion:i.Windowswitharchitectural fenestration;ii.Multiplerooflinesorforms;iii.Architecturallydetailedentries;iv.Appropriate landscaping;v.Theuseofmultiplematerials; 5.Allsignsshouldconformtothegeneraldesignthemeofthedevelopment. a.TheprojectcomplieswithECDC20.11.030.A(BuildingDesign).Thebuildingisnotmassiveand unbrokenormonotonous.Thereareseveralwindowsonallelevationsandthereisadetailed frontentry.Materialschosenincludeabrickbasewithstuccoabove.Thereisastandingseam metalroofaboveguttersthatarecomplimentedbycedarfascia. ECDC20.11.030.B.SiteTreatment.Theexistingcharacterofthesiteandthenearbyareashould bethestartingpointforthedesignofthebuildingandallsitetreatment.Thefollowingare elementsofsitetreatment: 1.Grading,vegetationremovalandotherchangestothesiteshallbeminimizedwherenatural beautyexists.Largecutandfillandimpervioussurfacesshouldbeavoided. 2.Landscapetreatmentshallbeprovidedtoenhancethebuildingdesignandothersite improvements. 3.Landscapetreatmentshallbeprovidedtobufferthedevelopmentfromsurroundingproperty whereconflictmayresult,suchasparkingfacilitiesnearyardspaces,streetsorresidentialunits, anddifferentbuildingheights,designorcolor. Page7of10 ColumbiaBank PLN20100054/PLN20100053 4.Landscapingthatcouldbedamagedbypedestriansorvehiclesshouldbeprotectedbycurbing orsimilardevices. 5.Serviceyards,andotherareaswheretrashorlittermayaccumulate,shallbescreenedwith plantingorfencesorwallswhicharecompatiblewithnaturalmaterials. 6.Allscreeningshouldbeeffectiveinthewinteraswellasthesummer. 7.Materialssuchaswood,brick,stoneandgravel(asopposedtoasphaltorconcrete)maybe substitutedforplantinginareasunsuitableforplantgrowth. 8.Exteriorlightingshallbetheminimumnecessaryforsafetyandsecurity.Excessivebrightness shallbeavoided.Alllightingshallbelowriseanddirecteddownwardontothesite.Lighting standardsandpatternsshallbecompatiblewiththeoveralldesigntheme. b.TheprojectpartiallycomplieswithECDC20.11.030.B(SiteTreatment).Largecutandfillshould beavoided;however,theprojectproposestocutapproximately2000cubicyardsofmaterial fromthenorthportionofthesite.Thesiteisverylarge,sosomegradingisreasonable. Landscapingisprovidedallaroundtheparkingareaandsidesofthebuilding.Exteriorlighting proposedconsistsofseveral25foottallarmmountedlightpoles(SheetA1),similartowhatcan beobservedatgrocerystoreparkinglots.Theneedforthesetalllightpolesisnotexpressedin theapplication.Thelandscapingchosenwillenhanceandsoftenthebuildingdesign TheApplicantshouldbepreparedtodiscussthegradinganticipatedsothattheADBcandetermineif theamountproposedisnecessaryandcompliantwiththeSiteTreatmentrequirementsinECDC 20.11.030.B. Staffrecommendsthatthelightingbechangedfromunnecessarilymassive25footpolesdownto ͻƌƚǞƩźƭĻͼlightingcompliantwith20.11.030.B.8. 4.Chapter20.13ECDC(LandscapingRequirements) Chapter20.13ECDCcontainsspecificlandscapingrequirementsfornewdevelopments,whichthe ADBmayalterinaccordancewiththedesignreviewchapter.Thelandscapingchapterinitsentirety isattachedforreview(Attachment6).AdjacentzoningtothenorthisRS8andBNtothewest, whiletheeastremainsBCEW.ECDC20.13.030.ArequiresͻǤƦĻLͼlandscapingtobeusedbetween significantlyseparateusesandlandusedistrictsinordertoprovideaverydensesightbarrier.The northernpropertylinewouldnormallyindicateTypeIlandscaping,howeverthesignificantslopeis alreadyprovidingadensesightbarrier,andanytreesplantedherewouldeitherbeatthetopofthe slopeorwaydownbelow.Iftheywereplantedatthetop,thestabilityoftheslopewouldneedto beevaluated.Iftheywereplantedatthebottom,theywouldnotactasadensesightbarrier becausetheywouldbeupagainstthetoeoftheslope.ͻǤƦĻLLͼlandscapingshouldbeplanted alongtheeastandwestpropertylinesinordertocreateavisualseparationbetweensimilaruses. However,thereisaproposedsharedaccessdrivealongthewestpropertyline,sothatwouldnotbe thebestplaceforlandscaping.TypeIIlandscapingislackingalongtheeastpropertyline,although severalexistingtreesareshowntoremain,whichisencouragedinthedesignreviewchapterandin theComprehensivePlan. Thestreettreeindicatedonthelandscapeplandoesnotappearonthelistofapprovedstreettrees forthispartoftown.ThefinaldeterminationisoftenmadebytheParksDepartment.Staffsuggests thattheADBreviewalloftheonsitelandscapingandleavethestreettreespeciestotheParks Departmentforfinalapproval,asthereareseveralspeciesonthelist. Page8of10 ColumbiaBank PLN20100054/PLN20100053 StaffrecommendsthattheADBdiscusstheamountoflandscapingproposedalongtheeastproperty lineandwithintheparkingareaforcompliancewithECDC20.13anddetermineiftheproject necessitatesanexceptiontothesestandardsorifadditionalplantingsshouldberequired. 5.Chapter20.60ECDC(Signs) Signsrequirebuildingpermitsandareregulatedthroughchapter20.60ECDC.Nosigninformation hasbeenprovidedforreviewotherthanwhatisshownontherenderings.Severalwallsignsare shown,butnomonumentsignisshown.Theyappeartobeappliedletteringandappearto representmoresignareathanwhatispermittedbythecode.Itisunknowniftheyareilluminated. Thesignreviewwillbeconductedwiththebuildingpermitreview.Theapplicantshouldbeaware thattheCityCouncilrecentlyamendedthesigncodetoallownomorethanthree(3)signspersite. III.RECOMMENDATION PursuanttoECDC20.11.020,whenapprovingproposeddevelopmentapplications,theADBisrequired tofindthattheproposeddevelopmentisconsistentwiththecriterialistedinECDC20.11.030(General DesignReview),theComprehensivePlan,andthezoningordinance. Basedonthefindings,analysis,conclusions,andattachmentstothisreport,staffrecommendsthatthe ADBrecommend APPROVAL ofthedesignoftheColumbiaBankbuildingtotheHearingExaminer,files PLN20100053/PLN20100054,withthefollowingconditions: 1.Eitheraneasementshallbeobtainedtoallowaccessovertheadjacentpropertytothewestorthe projectwillneedtoberevisedtomeetcode.Iftherevisionissubstantial,thentheprojectmay needtogobeforetheADBoncemoreforreview. 2.ThestreettreespeciesshallbereviewedandapprovedbytheParksDepartmentforcompliance withtheStreetTreePlan. 3.AdditionalͻǤƦĻLLͼlandscapingshallbeprovidedneartheeastpropertylineinaccordancewith ECDC20.13.030. 4.AdditionallandscapinginandaroundtheparkinglotshallbeprovidedinaccordancewithECDC 20.13.030. 5.Gradingshallbeminimizedinnorthportionofthesitetothemaximumextentfeasibleand verifiedthroughageotechnicalreportthatiscompliantwiththecriticalareasordinance(Title23 ECDC)aswellasSection20.11.030.B.1ECDCandtheComprehensivePlan. 6.The25foottalllightpolesshallbereplacedwithlowriselightpoles(sheetA1)consistentwith ECDC20.11.030.B.8. Theapplicantshouldbeawarethattheymustapplyforandobtainallnecessarypermits,andthatthis applicationissubjecttotherequirementsintheEdmondsCommunityDevelopmentCode.Itisuptothe applicanttoensurecompliancewiththevariousprovisionscontainedintheseordinances. IV.PARTIESOFRECORD 1.DalePinney FirstWesternDevelopmentServices,Inc. Page9of10 ColumbiaBank PLN20100054/PLN20100053 8129LakeBallingerWayΑSuite104 EdmondsWA98026 2.ColumbiaBank th 521074StreetWest TacomaWA98499 3.JamesMartin th 9514228StreetSW EdmondsWA98020 V.ATTACHMENTS 1.Zoningandvicinitymap 2.Landuseapplication 3.Criteriastatement 4.PlansandElevations 5.SEPADNS&EnvironmentalChecklist 6.ECDC20.13LandscapingRequirements 7.ComprehensivePlanUrbanDesign:GeneralObjectives 8.PublicNotices 9.PublicCommentLetter:JamesMartin Page10of10 !!!3272272272200036480200321321321239!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!!! 2253122519 22518 225192251 22518 Zoning Legend 22606 2 26 05 22522 2 26 0 22 22604 60 7 22 60 5 BP RS-8 W 2 26 22 260 268 15 2 26 T H P L S W BN !!!!!! 2 26 09 RM-1.5 !!!!!! 22618!!!!!! 97 02 22 61 8 BC-EW 22 61 2 22627 2 26 13 2 26 1 22623 2 279 0172 5 2 26 28 2 26 29 22 62 0 2 26 19 2 26 2 22 7T H 10 2 2 97 711 3 0 2 27 11 2 27 06 2 27 08 22706 9 72 4 22 70 5 2 27 18 9709 12 22719 22 71 7 97 0 6 22 72 7 22721 14 9505 22731 9 51 1 9721 H 96T 22809 THPL SW 22804 SITE !!!!!!!!!!!! !!!!!!!!!!!!!!! ! 9715 !!!!!!!!!!!! !!!!! 2 30 01 2 3 00 3 23006 2 3 00 !!!!!!!9 2 !!!!!!!!!!!!!2 3 0 1 42 3 01 7 2 3 0 2 4 2 30 27 96 0201 7 23 02 8 9 60 9 31 2 30 30 9 95 07 9 0571 7 97 07 23 1S 11 231STPL SW 2 31 09 23 961 100 \] Attachment 1 Columbia Bank Design Review & Conditional Use Permit Zoning/Vicinity Map File Numbers PLN20100053 & PLN20100054 010020030050Feet 9601 Edmonds Way (BC-EW Zone)