2012-06-06 Planning Board MinutesCITY OF EDMONDS
ARCHITECTURAL DESIGN BOARD
Minutes of Regular Meeting
June 6, 2012
Chair Gootee called the meeting of the Architectural Design Board to order at 7:00 p.m., at the City Council Chambers,
250 - 5t' Avenue North, Edmonds, Washington.
Board Members Present Board Members Absent Staff Present
Bryan Gootee, Chair Lois Broadway, Vice Chair (excused) Kemen Lien, Planner
Michael Mestres Karin Noyes, Recorder
Bruce O'Neill
Rick Schaefer
Tom Walker (arrived at 7:03)
BOARD MEMBER SCHAEFER MOVED THAT THE MINUTES OF MAY 2, 2012 BE APPROVED AS
SUBMITTED. BOARD MEMBER MESTRES SECONDED THE MOTION. THE MOTION CARRIED
UNANIMOUSLY.
APPROVAL OF AGENDA
BOARD MEMBER SCHAEFER MOVED THAT THAT THE AGENDA BE APPROVED AS SUBMITTED.
BOARD MEMBER O'NEILL SECONDED THE MOTION. THE MOTION CARRIED UNANIMOUSLY.
REQUESTS FROM THE AUDIENCE:
No one in the audience expressed a desire to address the Board during this portion of the meeting.
CONSENT AGENDA:
There were no items on the consent agenda.
MINOR PROJECTS:
There were no minor projects.
PUBLIC HEARINGS - MAJOR PROJECTS:
No public hearings for major projects were scheduled on the agenda.
CONSOLIDATED PERMIT APPLICATIONS (No Public Participation):
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Seven Hills Properties: Public meeting before the Architectural Design Board (ADB) to review the design of
proposed Walgreens and bank in order to make a recommendation to the Hearing Examiner for final decision.
The site is located at 9801 Edmonds Way (PLN201100076, PLN20110077 AND PLN 20110078)
Mr. Lien presented the Staff Report, reminding the Board that they previously reviewed the proposal on April 18, 2012.
He also reminded the Board that this is a consolidated review of a short plat, design review and conditional use permit.
When permits are consolidated, the ADB reviews the design of the proposal and makes an overall design
recommendation to the Hearing Examiner on whether the proposal is consistent with the zoning ordinance and the City's
Comprehensive Plan. The Hearing Examiner will make the final decision on the design, conditional use permit and
short plat. A public hearing before the Hearing Examiner is scheduled for June 14, 2012 at 3 p.m. in the City Council
Chambers at the Public Safety Complex. He noted that review under the State Environmental Policy Act (SEPA) was
required for the project because it exceeds 4,000 square feet of new building area.
Mr. Lien advised that since that Board recommended approval of the project on April 18, 2012, the applicant has made
some changes to the proposed bank building (see Attachment 2). He reviewed the changes as follows:
• Previously, there were two entrances to the bank building, one on the west facade and another on the south fagade
(Edmonds Way). The applicant is now proposing a single entrance at the southwest corner of the building.
• The parapet on the southern fagade has been modified, which resulted in a building height increase from 22 feet to
24 feet. He noted that the maximum height in the BN zone is 25 feet. He pointed out that while signage is shown
on the elevation views, the applicant is not requesting additional sign area at this time. Signs will be reviewed for
compliance with Edmonds Community Development Code (ECDC) 20.60 during building permit review.
• Some window modifications have been proposed on the northern fagade.
• The design of the awnings over the drive through has been modified.
• A revised landscape plan (Attachment 5) was submitted with the approved bank revisions. The only change is
elimination of the landscaping that was adjacent to the building at the location of the new entryway.
Mr. Lien concluded that, with the minor modifications to the bank building, staff still believes the proposal is still
consistent with the policies and goals of the Comprehensive Plan.
Board Member Schaefer recalled that at the last meeting, there was some discussion about extending the rain garden and
other green drainage elements from what has been done on the PCC property. Mr. Lien reminded the Board of their
earlier discussion that a final landscape plan should be submitted as part of a development permit application. Because
the site is large, the applicant is required to provide low -impact development on the site. After final engineering work
for the short plat application has been completed, minor tweaks can be made to the landscape plan, including the
potential of enlarging the rain gardens.
Board Member Schaefer reminded the Board that one of staff recommended conditions of approval is that the
applicant use striping to clearly delineate where walkways cross vehicular areas. Mr. Lien explained that all of the
conditions in the Staff Report were carried over from the April 18th meeting. No new conditions have been proposed.
He recalled that a detailed walkway plan was submitted as part of the earlier package. He briefly reviewed the street
frontage improvements that have been proposed by the applicant. He also pointed out proposed walkway connections to
the new bank and Walgreens buildings from Edmonds Way and the existing PCC development.
Chair Gootee asked if the site plan for the bank building was altered. Mr. Lien answered that the footprint of the
proposed bank building is the same, but the entry was relocated. The parapet was raised from 22 to 24 feet, and the
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June 6, 2012
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awnings over the drive through were modified. hi addition, the windows on the northern fagade were modified to
include some large windows, and landscaping was changed to accommodate the modified entrance location. He
clarified that the purpose of tonight's meeting is to review the applicant's proposed changes prior to the public hearing
before the Hearing Examiner on June 14'h.
William Ruecker, Baysinger Partners Architecture PC, 1006 SE Grand Avenue, Suite 300, Portland, Oregon, was
present to represent the applicant. Mr. Ruecker reiterated that no changes to the site plan have been proposed and no
design changes have been proposed for the Walgreens building. The proposed modifications to the bank building are
necessary to better accommodate the bank's needs. For example, rather than providing two entries, the bank expressed a
desire for a single entry on the southwest corner for security purposes. More weather protection was added above the
corner entrance. He said he believes the proposal does a good job of creating an urban environment on Edmonds Way.
He noted that rain gardens have been proposed in the parking areas along the entire Edmonds Way street frontage.
Street trees have been proposed in this location, as well. The parapet on the southern fagade was raised to better meet the
City's requirement to screen mechanical equipment that is located on the rooftop.
Mr. Ruecker summarized that the applicant does not object to any of the conditions of approval outlined in the Staff
Report, and they believe the conditions will help strengthen the project. He said he believes the proposal does a good job
of providing strong pedestrian connections both to and through the property.
Board Member Schaefer inquired if something other than chain link fencing could be used to screen the compactors and
tote storage areas from view. Mr. Lien pointed out that these enclosures would be located behind the Walgreens
building and hidden from site.
Chair Gootee recalled that at the April 18t' meeting, the Board recommended denial of the applicant's request for
additional sign area on the Walgreens Building. He invited Mr. Ruecker to share more details about the applicant's
plans for signage. Mr. Ruecker explained that the applicant is allowed one square foot of signage for each linear foot of
primary fagade. That means 136 square feet of signage would be allowed for the Walgreens and 94 square feet for the
bank. The applicant believes the allowed sign area would be adequate for both uses.
Mr. Ruecker explained that the proposed modifications are intended to strengthen the design of the project, and he asked
the Board to approve the changes at this time.
Board Member Mestres agreed that the proposed modifications improve the design of the bank building and adequately
address the conditions outlined in the Board's previous recommendation for approval. Chair Gootee agreed. He
expressed his belief that the proposal would improve the area and meet all of the City's regulations.
BOARD MEMBER SCHAEFER MOVED THAT, BASED ON THE FINDINGS, ANALYSIS,
CONCLUSIONS AND ATTACHMENTS IN THE STAFF REPORT, THE BOARD RECOMMEND
APPROVAL OF THE DESIGN FOR THE PROPOSED WALGREENS AND BANK BUILDINGS TO THE
HEARING EXAMINER (FILE NUMBERS PLN20110076, PLN20110077 AND PLN20110078) WITH THE
FOLLOWING CONDITIONS:
1. WHERE WALKWAYS CROSS VEHICULAR AREAS, THEY WILL BE CLEARLY DELINEATED
THROUGH THE USE OF STRIPING.
2. THE CHAIN LINK FENCE SHOULD INCLUDE SLATS THAT SCREEN THE COMPACTORS AND
TOTE STORAGE AREAS FROM VIEW.
3. HEIGHT CALCULATIONS ARE REQUIRED WITH THE BUILDING PERMIT APPLICATION IN
ORDER TO SHOW THAT THE PROJECT MEETS THE 25-FOOT HEIGHT LIMIT.
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4. THE LIGHT STANDARDS INSTALLED IN ASSOCIATION WITH THE PROJECT CANNOT
EXCEED 25 FEET IN HEIGHT.
5. IN ORDER TO VEST TO THE 8-FOOT STREET SETBACK FROM EDMONDS WAY, THE
APPLICANT MUST SUBMIT A COMPLETE BUILDING PERMIT APPLICATION BY CLOSE OF
BUSINESS ON JULY 14, 2012.
6. ALL MECHANICAL EQUIPMENT AND OTHER UTILITY HARDWARE ON THE ROOF, GROUNDS
OR BUILDINGS SHALL BE SCREENED TO MITIGATE VIEW IMPACTS FROM STREET LEVEL.
SCREENING COULD INCLUDE THE USE OF ARCHITECTURAL ELEMENTS, LANDSCAPING
AND/OR FENCING.
7. AN UPDATED PARKING AGREEMENT SHALL BE SUBMITTED PRIOR TO ISSUANCE OF A
BUILDING PERMIT.
8. THE APPLICANT IS RESPONSIBLE FOR SEEKING AND OBTAINING ALL OTHER REQUIRED
LOCAL, STATE AND FEDERAL PERMITS.
9. THE APPLICANT MUST APPLY FOR AND OBTAIN ALL 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.
BOARD MEMBER O'NEILL SECONDED THE MOTION. THE MOTION CARRIED UNANIMOUSLY.
ADMINISTRATIVE REPORTS/ITEMS FOR DISCUSSION:
There were no administrative reports.
ARCHITECTURAL DESIGN BOARD MEMBER COMMENTS:
Board Member Schaefer requested an update on the other bank project that has been proposed for property located at
9930 Edmonds Way. Mr. Lien reported that the applicant is working with the City and the developer of the subdivision
above the subject property to address a utility easement issue. He explained that as the subdivision was built out, it
exceeded the capacity approved for the existing stormwater system. To resolve the problem, a rain garden was
constructed within the utility easement. The rain garden is located in an area where the bank is proposing parking. A
buildings permit application has been submitted, and it is the applicant's intent to move forward with the project once the
rain garden issue is resolved.
Once again, Chair Gootee requested an update on the appointment of new Board Members. Mr. Lien responded that the
City Council has taken action yet.
ADJOURNMENT:
The meeting was adjourned at 7:30 p.m.
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