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June 10,2019
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To: DevelopmentServicesDepartment
Planning Division
121 1th Avenue North
Ëcimonds, WA 9802û
Subject: Kahlo's Cantina Addition/Remodel Review of Design Standards
Kahlo's Cantina is a proposed tenant improvement for an existing building and developed site located
at 102 Main Street. The following information describes how the project satisfies design review
objectives of the Urban Design Element in the Comprehensive PIan (pgs. 125-127) and design review
criteria of ECDC 20.1 1 .030. A majority of the existing structure will remain with some demolition on the
east end to improve natural lighting for restaurant customers and improve the overall look of the
building from Sunset Ave. The existing site layout will remain as is with improvements to landscaping,
the exterior patio facing Main Street and the addition of a screened trash enclosure. The site is zoned
Community Business and is located within the DowntownAlúaterfront Activity Center boundary.
Comprehensive Plan - Urban Design Goals & Policies for Specific Areas
The DowntownA/r/aterfront Activity Center design goals and objectives are designated as Urban Design
Goal B in the Comprehensive Plan and subcategorized into 12 associated policies.
8.1 - Vehicular and Parkino The project does not propose any changes to the existing
site design with respect to parking layout, driveways and curb cuts.
8.2 - Pedestrian Access and Connecfions. The project does not propose any changes to the
existing building location or pedestrian access except to remove a sidewalk joining the restaurant
dining patio to the transit stop sidewalk.
8.3 - Buildinq Entrv Location. The project moves the existing entry closer to streetscape and is
visually distinct by changing the exterior finish, roof slope and using weather protection.
8.4 - Buildins Setbacks. The existing building and site are bounded by transportation uses on all
sides and is not similar to other denser developed parcels of the downtown area where this goal
might have more applicability. However, for the location of a highly visible corner adjacent to a ferry
terminal, we feel the building alterations and proposed exterior finishes greatly improve this building
to give it an updated modern look. The project does not significantly alter existing space use and
function from the previous restaurant design to provide an efficient design approach for the building
improvements. The project offers two semi-public elements including a fountain near the entry and a
dining patio with views to the waterfront.
8.5 - Buildins/Site ldentitv. See response to policy 8.4.
8.6 - Weather Protectíon This policy is not applicable.
8.7 - Sisnaqe. A sign permit will be submitted to the City for review
2812 Colby Avenue
P (425)252-2153
Everett WA 98201
wv'tw .28 1 Zar ch itectu re. co m
Kahlo's Cantina Review of Design Standards
June 10,2019
8.9 - Buíldinq Height. While the parcel lacks the density of other downtown parcels that might be
more applicable to this policy, the treatment of the building height with sloped roof along east side of
the building and Sunset Avenue and south side at the main entry and path to the public way, lower
and modulate the building adjacent to those pedestrian pathways.
8.10 - Massinq. This policy is not applicable as the site and surround¡ng parcels do not exhibit the
same characteristics as the denser and older downtown parcels and buildings.
8.11 - Buildinq Façade. The building accomplishes scale and interest through the use of a
wainscot sill, cornice, roof slope and exterior finish material transitions at different heights and
elevations.
8.12 - Window Varietv and Artículation. This policy is not applicable. However, the design of the
windows in the dining space adjacent to Sunset Avenue and the front entry will create a similar
result.
ECDC Chapter 20.11.30 - General Design Review - Griteria
A. Buildins Desiqn.
1. Elements of design are used to improve the look of the building as it presently exists.
2. There are no colors proposed that could be described ad excessively brilliant or bright.
3. Mechanical equipment will be on the roof and screened by the existing parapets.
4. Material transitions and other elements are used to create modulation and reduce monotonous
elevations.
5. This project is a stand-alone building with a single tenant. The proposed signs will include the
logo of the business.
B. Srúe fment
1. This is a previously developed site.
2. Proposed landscape treatment improves the look of the property and landscaping as it
presently exists.
3. There are no known conflicts between this development and the surrounding property. Type lll
landscaping is proposed to provide visual separation from Sunset and Main. Type V
landscaping with respect to trees is proposed for the existing parking lot planters adjacent to
Sunset Ave.
4. Landscaping is protected by curbing.
5. The restaurant service entry and patio are proposed to be screened by a fence. The project
proposes a new trash enclosure for trash bins and grease waste storage.
6. Screening at the new trash enclosure is CMU block.
7. Not applicable
8. Downward directed lighting is proposed for the building exterior on all elevations. The existing
parking lot light is proposed to be replaced with cut-off fixtures.
2812 Colby Avenue
P (425)252-2153
Everett WA 98201
www.281 2architecture.com
Kahlo's Cantina Review of Design Standards
June 10,2019
C. Other Criteria.
1. The propose semi-public features improve upon the existing development and are within
character of the surrounding area.
2. No new objects or "furniture" are proposed within or adjacent to the public right-of-way.
2Bl2architecture
2812 Colby Avenue
P (425)252-2153
Everett WA 9820'l
www.28 1 2architecture. com