BLD20110196_PaneraRevision.pdf
CITY OF EDMONDS
th
121 5Avenue North,Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
DEVELOPMENT SERVICESDEPARTMENT•PLANNING DIVISION
DATE: July 29, 2011
th
TO: Scott Nelson – Wilcox Construction: 234 5Ave S, Edmonds WA 98020
RE: Planning Division comments for file BLD20110196 -- Panera REVISION (Exterior Finish)
Greetings,
Thank you for submitting a building permit REVISION for a revised exterior finish for Panera Bread Café
at 7929 Lake Ballinger Way in the CG zone. I have reviewed the above building permit application for
the Planning Division and it was found that the following information, corrections, or clarifications will
need to be addressed before the Planning Division review can continue.
1.Elevations: The revised elevation walls are now “blank” and no longer meet the required design
standards (below) nor the design guidelines found in the Comprehensive Plan. Please revise as
necessary. Alternatively, you may choose to revert back to the approved plans.
ECDC 16.60.030 Site Development Standards – Design Standards:
D. Building Design and Massing.
1. Buildings shall convey a visually distinct “base” and “top.” A “base” and “top” can be emphasized in
different ways, such as masonry pattern, more architectural detail, step-backs and overhangs, lighting,
recesses, visible “plinth” above which the wall rises, storefront, canopies, or a combination thereof.
They can also be emphasized by using architectural elements not listed above, as approved, that meet
the intent.
2. In buildings with footprints of over 10,000 square feet, attention needs to be given to scale, massing,
and facade design so as to reduce the effect of large single building masses. Ways to accomplish this can
include articulation, changes of materials, offsets, setbacks, angles or curves of facades, or by the use of
distinctive roof forms. This can also be accomplished by using architectural elements not listed above,
as approved, that meet the intent. Note that facade offsets or step-backs should not be applied to the
ground floor of street-front facades in pedestrian-oriented zones or districts.
3. Alternatives to massing requirements may be achieved by:
a. Creation of a public plaza or other open space which may substitute for a massing requirement if the
space is at least 1,000 square feet in area. In commercial zones, this public space shall be a public plaza
with amenities such as benches, tables, planters and other elements.
1 | Page
b. Retaining or reusing an historic structure listed on the National Register or the Edmonds register of
historic places. Any addition or new building on the site must be designed to be compatible with the
historic structure.
4. To ensure that buildings do not display blank, unattractive walls to the abutting streets or residential
properties, walls or portions of walls abutting streets or visible from residentially zoned properties shall
have architectural treatment applied by incorporating at least four of the following elements into the
design of the facade:
a. Masonry (except for flat concrete block).
b. Concrete or masonry plinth at the base of the wall.
c. Belt courses of a different texture and color.
d. Projecting cornice.
e. Projecting metal canopy.
f. Decorative tilework.
g. Trellis containing planting.
h. Medallions.
i. Artwork or wall graphics.
j. Vertical differentiation.
k. Lighting fixtures.
l. An architectural element not listed above, as approved, that meets the intent.
Please submit a written response to the above, along with any revised plans to your Permit
Coordinator: Marie Harrison. All code citations can be found at: www.ci.edmonds.wa.us. If you have
any questions, please do not hesitate to contact me. I look forward to working with you on this project.
Sincerely,
gina coccia :: associate planner
City of Edmonds Development Services Department
th
121 5 Avenue North, Edmonds WA 98020
425.771.0220 x 1778 | coccia@ci.edmonds.wa.us
cc:BLD20110196
enc: Comprehensive Plan: Urban Design Guidelines
2 | Page
D.Design Objectivesfor Building Form.
Building height and modulation guidelines are essential to create diversity in building
forms, minimize shadows cast by taller buildings upon the pedestrian areas and to ensure
compliance with policies in the city’s Comprehensive Plan. Protecting views from public
parks and building entries as well as street views to the mountains and Puget Sound are
an important part of Edmonds character and urban form.
D.1. Design Objectives for Height.
D.1.a.Preserve views to mountains and Puget Sound to the west.
D.1.b.Maintain the smaller scale and character of historic Edmonds.
D.1.c.Minimize blockage of light and air to adjacent properties or to the
sidewalk area.
D.1.d.Maintain/protect view from public places and streets.
D.2. Design Objectives for Massing.
D.2.a.Encourage human scale elements in building design.
D.2.b.Reduce bulk and mass of buildings.
D.2.c.Masses may be subdivided vertically or horizontally.
D.2.d.Exploreflexible site calculations to eliminate building masses that have
one story on one elevation and four or greater stories on another.
D.3. Design Objectives for Roof Modulation.
D.3.a.To break up the overall massing of the roof.
D.3.b.Create human scale in the building.
D.3.c.Use roof forms to identify different programs or functional areas within
the building.
D.3.d.Provide ways for additional light to enter the building.
D.4. Design Objectives for Wall Modulation.
D.4.a.To let more light and air into the building.
D.4.b.Break up large building mass and scale of a facade.
D.4.c.To avoid stark and imposing building facades.
D.4.d.To create a pedestrian scale appropriate to Edmonds.
D.4.e.To become compatible with the surrounding built environment.
E. Design Objectivesfor Building Façade.
Building facade objectivesensure that the exterior of abuilding–the portion of a
building that defines the character and visual appearance of a place–is of high quality
Culture & Design97
and demonstrates the strong sense of place and integrity valued by the residents of the
City of Edmonds.
E.1. Design Objectives for Building Façade.
E.1.a.Ensure diversity in design.
E.1.b.Reinforce the existing building patterns found in Edmonds.
E.1.c.Improve visual and physical character and quality of Edmonds.
E.1.d.Improve pedestrian environment in retail/commercial areas.
E.1.e.Create individual identity of buildings.
E.2. Design Objectives for Window Variety And Articulation.
Windows help define the scale and character of the building. The organization and
combinations of window types provide variation in a facade as well as provide light and
air to the interior. Small windows are more typically utilitarian in function, such as
bathroom or stairway windows, etc. and can be grouped to provide more articulation in
the facade.
E.3. Design Objectives for Variation in Facade Materials.
The materials that make up the exterior facades of a building also help define the scale
and style of the structure and provide variation in the facade to help reduce the bulk of
larger buildings. From the foundation to the roof eaves, a variety of building materials
can reduce the scale and help define a building’s style and allows the design of a
building to respond to its context and client’s needs.
E.4. Design Objectives for Accent Materials/Colors/Trim.
Applied ornament, various materials and colors applied to a facade as well as various
decorative trim/surrounds provide variation in the scale, style and appearance of every
building facade. The objectiveis to encourage new development that provides:
• Compatibility with the surrounding neighborhood.
• Visual interest and variety in building forms.
• Reduces the visual impacts of larger building masses.
• Allows identity and individuality of a project within a neighborhood.
F. Design Objectives for Specific Areas. In addition to the general objectives described
above, design objectives for specific areas or districts within the city are outlined below
(note that design objectives for the Downtown Waterfront Activity Center are contained
in the portion of the Land Use Element dealing specifically with that area).
98Culture & Design
F.1.Highway 99
F.1.a.General Appearance: Creation of new identity. Development of high
intensity nodes. Better identification of businesses by numbering.
Encouragement of planned business centers and design coordination
among neighbors. Building forms compatible with adjacent uses.
Parking areas more clearly defined to eliminate confusion of driveways,
street and parking areas. Unsightly uses and storage screened by
landscaping and fencing.
F.1.b.Signs: Less conflict and confusion among signs. Visible fromadistance
at speeds of 35-45 mph. Pole signs no higher than 20' maximum height.
Design approval of signing as a condition of approval for highrise
buildings in "nodes".
F.1.c.Lighting: Oriented away from thoroughfare and residential areas.
F.1.d.Landscaping: Use of landscaping berms in and around parking areas
and setbacks to provide a visual screen.
F.2. Neighborhood Shopping Centers
F.2.a.General Appearance: Buildings, similar in scale to single-family
houses, compact arrangement of buildings with safe pedestrian
walkways.
F.2.b.Signs: Use sign concept from downtown.
F.2.c.Lighting: Oriented away from residential areas. Designed for safety
rather than advertisement of uses.
F.2.d.Landscaping: Buffer from street, provide transition from commercial
areas to residential areas.
F.3. Waterfront Building Design
F.3.a.Buildings should be set back from the waterfront to preserve existing
beach areas and provide a buffer area.
F.3.b.Buildings should be oriented to pedestrians by providing visible activity
at the first floor level, using awnings, windows, etc. Retail uses are
encouraged in first floor spaces.
F.3.c.Covered parking areas shall screen cars parked inside them from public
rights-of-way.
F.4. Waterfront Site Design
F.4.a.The site layout should be coordinated with existing buildings and
proposed improvements to provide viewsof the water, open spaces, and
easy pedestrian access to the beach.
F.4.b.The site design should provide adequate separation of vehicles and
pedestrians to avoid conflicts.
Culture & Design99
F.4.c.On-site parking spaces and paved surfaces should be kept to a minimum.
Joint use parking arrangements and in-lieu parking payments are
encouraged. Only the absolute minimum number of parking spaces to
accommodate the use(s) should be permitted on-site.
F.5. Waterfront Landscaping
F.5.a.Landscaping should be used to soften edges of buildings and parking
areas.
F.5.b.Plant species should be selected to endure salt spray, wind, and soil
conditions.
F.5.c.Landscaping should not obscure waterfront views.
F.5.d.Landscaping should be used to separate pedestrians and vehicles.
F.6. Street Landscaping
F.6.a.The City should establish a program to place utility wires underground
in areas of the City where scenic vistas will be enhanced or the general
environment will be improved. Encourage LID's and arterial
conversions.
F.6.b.The areas of the City which are most suitable for street landscaping
should be identified and a program developed to carry out a public
landscaping plan.
F.6.c.Street lighting should be designed to provide comfort, security and
aesthetic beauty. \[Ord. 2527, 1985.\]
100Culture & Design