BLD20110196_PaneraDesignMemo.pdf
CITY OF EDMONDS
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121 5Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
DEVELOPMENT SERVICESDEPARTMENT•PLANNING DIVISION
Panera Bread Café
Administrative Design Review
Project:Type-I application for the administrative design review of a new commercial restaurant building
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located at 7929 244Street SWin the General Commercial (CG) zone.
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Owner:Lee & Barbara Agelopoulous, Suzan, LLC: 4025 196Street SW, Lynnwood WA 98036
Jennifer Patterson, ArcVision: 2350 Airport Frwy –Suite 150, Bedford TX 76022
Applicants:
Justin Knepper, ArcVision: 1950 Craig Road–Suite 300, St. Louis MO 63146
Mark Etherington, Panera Bread Café: 3630 South Geyer Road –Suite 100, Sunset Hills MO 63127
Date:June 21, 2011
Design Review Process
The subject site is in the General Commercial (CG) zone, and because review under the State Environmental Policy Act
(SEPA) was required, a “district-based” design review is required by staff. Projects that remain under the height limit may be
reviewed by staff during the building permit process and the decision is considered a “Type-I” administrative staff decision
subject to the requirements of Edmonds Community Development Code (ECDC) 20.12 (District-Based Design Review),
ECDC 20.13 (Landscaping Requirements), ECDC 16.60 (General Commercial).
Findings of Fact
1.
The improvements are proposed on property with a CG zoning designation.
2.
The Panera Bread Café drive-through restaurant will be the primary use of the site.
3.
The immediate proposal is to demolish the existing Barlee’s restaurant building and to construct a new 4243 square foot
drive-through restaurant for Panera in itsplace, complete with outdoor dining for up to 39 patronsand parking for 35
vehicles.
4.
An environmental (SEPA) determination was issued on April 7, 2011. No comments or appeals were received.
5.
A conditional use permit for outdoor dining was approved, with conditions, under file numberPLN20110002.
6.
The Comprehensive Plan designation for this site is “Corridor Development” and it is located within the “Highway 99
Corridor” as well as the “Hi-Rise Node”.
7.
There are several Comprehensive Plan goals and policies for commercial development in this area, including:
a.“New development should be allowed and encouraged to develop to the fullest extent possible while assuring that
the design quality and amenities provided contribute to the overall character and quality of the corridor. Where
intense development adjoinsresidential areas, site design (including buffers, landscaping, and the arrangement of
uses) and building design should be used to minimize adverse impacts on residentially-zoned properties.”
--Page 66 of the 2010 Comprehensive Plan
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b.“The Highway 99 arterial has been recognized historically as a commercial district which adds to the community’s
tax and employment base. Its economic vitality is important to Edmonds and should be supported. Commercial
development in this area is to beencouraged to its maximum potential.”
--Page 73 of the 2010 Comprehensive Plan.
8.
ECDC 17.50.020.B.11 requires 22 parking stalls for a restaurant building of this size, and 35 stalls are shown.
9.
The building proposed is one single story and well under the60-foot height limit.It also appears to meet the required
setbacks for the zone.
10.
The plans feature gooseneck lighting fixtures on the building façade, as well as awnings for weather protection. The
exterior elevations indicate the use of stucco and brick as well as limestone tile. The CMU garbage enclosure is painted
in “buttercup,” so the colors and materials are varied.
11.
ECDC 16.60.030 states that design review by the Architectural Design Board (ADB) is required for any project that
includes buildingsexceeding 60-feet in the CG zone. Projects not exceeding the height limit may be reviewed by staff as
an administrative (Type-I) staff decision. Regardless of what review process is required, all projects proposed in the CG
zone must meet the design standards contained in the following section.
12.
There are no adjacent residentially zoned properties.
13.
ECDC 20.13.040 (Landscape Bonds) requires that an itemized cost estimate covering landscaping, irrigation, and
materials to be submitted for use indeterminingthe landscape bond amount. The city will use this estimate to set the
amount of the landscape performance bond and landscape inspection fee.
14.
No itemized cost estimate has been submitted to date.An itemized landscaping cost estimate is required in orderto
determine the cost of any bonds and inspections pursuant to ECDC 20.13.010.
15.
ECDC 16.30.030 contains site developments standards for properties in the CG zone. This project appears to be in
compliance with these standards, specifically:
a.
Providing additional Type V landscaping in the parking area.
b.
Lighting is shielded away from adjacent parcels.
c.
The building conveys a distinct base and top.
16.
ECDC 16.30.030.B.5requires that drive-through windows and stacking lanes shall not be located along the facades of
the building that face a street. However, the site is unique in that it is surrounded by the primary street on three sides,
leaving no room for queuing. The project, as configured, has been designed to meet all of the code requirements, and
17.
ECDC 20.13(Landscaping) prefers a informal arrangement of plants installed in a variety of treatments that will
enhance building designs and soften the visual impact of structures. Landscaping should include trees and shrubs. An
itemized cost estimate, covering landscaping and irrigation, must be submitted for use in determining the landscape bond
amount.
Conclusions
1.
The project, as proposed, appears to meet the design standards in the code (ECDC 16.60); however, all development
standards will be reviewed with the building permit for compliance.
2.
This project appears to meet the goals found in the Comprehensive Plan.
3.
The project appears to meet ECDC 20.12 –the design review chapter of the code.
4.
A building permit for the proposed improvements will be required priorto construction. A building permit has been
applied for under file number BLD20110196.
5.
An itemized cost estimate will need to be submitted prior to building permit issuance.
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Decision
APPROVED
Based on the findings of fact, conclusions, and attachments to this report, staff has the design review for this
project (BLD20110196) with the following conditions:
1.
In compliance with the approved conditional use permit for outdoor dining, file PLN20110002, the hours of operation
for the outdoor dining portion of the restaurant are limited from 7 AM –10 PM.
2.
An itemized landscaping cost estimate isrequired prior building permit issuance in order to determine the cost of any
bonds and inspections pursuant to ECDC 20.13.010.
I have reviewed the application for compliance with the Edmonds Community Development Code (ECDC).
Gina Coccia, Planning DivisionDate
Attachments
Elevations
Site Plan
Landscape Plan
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