BLD-2011-0457 Design Review Decision w rendering.pdfOV
EYE CITY OF EDMONDS
`' 1P 121 5th Avenue North - Edmonds, WA 98020
Phone: 425.771.0220 - Fax: 425.771.0221 - Web: www.ci.edmonds.wa.us
i�lg90 DEVELOPMENT SERVICES DEPARTMENT: PLANNING DIVISION
ADMINISTRATIVE DESIGN REVIEW
- STAFF DECISION -
BLD -2011-0457 Project Proposal
Baicha Tearoom is proposing to use an existing building at 622 5th Avenue South as a restaurant. Limited
outdoor seating will be added between the building and 5th Avenue with additional landscaping provided
in that area as well. The site is zoned Downtown Business (BD -3).
Property Owner
Baicha Tearoom
Real Property LLC PK
2724 98th Avenue NE
Bellevue, WA 98004
Applicant
Nos Narin
Catch Design Studio
1405 Boylston Ave.
Seattle, WA 98122
Design Review Process and Criteria
Contractor
Bach Construction
1405 Boylston Ave.
Seattle, WA 98122
Due to the location and type of project (SEPA determination not required), district -based design review
by staff is required according to Edmonds Community Development Code (ECDC) 20.12 (a Type I
decision). There are no specific design standards for the BD -3 zone so the proposal is reviewed against
the policies and objectives of the Downtown Activity Center contained in the Comprehensive Plan.
Analysis
1. Comprehensive Plan Compliance.
a. Goals, Policies and Objectives. The goals, policies and objectives for the Downtown Activity
Center (Downtown Convenience) are located on pages 55 — 60 and are intended to encourage the
development of high quality, well-designed projects that reflect the values of the citizens of
Edmonds. The proposal satisfies the intent of following goals, policies and objectives of the
Comprehensive Plan:
i. "Improve streetscape character to enhance pedestrian activity in downtown retail, general
commercial, and residential areas." (page 56)
ii. "Create an active, safe and lively street -edge." (page 56)
iii. "Improve the visual and physical character and quality of Downtown Edmonds." (page 59)
2. Edmonds Community Development Code (ECDC) Compliance
a. ECDC 17.50 —Off-street parking.
According to ECDC 17.50.010.C, "[alll existing and new uses in existing buildings are
considered to comply with the parking requirements set forth in this chapter of the code." While
no parking spaces would be required for the proposed use, two existing spaces are being retained
on the frontage between the building and the sidewalk along 5th Avenue using access from an
existing curb cut.
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File No. BLD -2011-0457
Baicha Tearoom
b. ECDC 17.75 — Outdoor dining.
According to ECDC 17.75.010, [11imited outdoor seating for outdoor dining is hereby allowed as
a permitted secondary use... in the BD — downtown business zone.... Seating shall be limited to
an additional 10 percent of the existing interior seating of the establishment or eight seats,
whichever is greater, and shall be located outside of public rights-of-way. No additional parking
stalls shall be required for outdoor dining usage." The site plan indicates that eight (8) seats will
be located in the area immediately outside the existing building between it and the sidewalk along
51h Avenue. No food or beverages will be prepared or stored outside.
3. ECDC 20.13 — Landscaping.
A planter area is to be installed within an existing area of pavement between the proposed
outdoor dining area and the sidewalk along 5th Avenue. This planter will be an attractive addition
to an existing area of pavement and provide some buffering from pedestrian and auto traffic along
5th Avenue South.
Findings and Decision
Based on the facts and analysis of this report, staff finds that the Baicha Tearoom proposal satisfies the
applicable criteria and standards in the Comprehensive Plan and zoning ordinance as required in section
20.12.030 ECDC. Therefore, the design of this project (File No. BLD -2011-0457) is APPROVED with
the following conditions:
1. No more than eight (8) seats associated with the restaurant may be located outside without an
approved conditional use permit as described in ECDC 17.75.020.
2. No food or beverages shall be prepared or stored outside except as approved pursuant to ECDC
17.75.040.
3. All signage for the site shall be under separate permit and must meet the requirements in ECDC
20.60.
I have review d the application for compliance with the Edmonds Community Developm nt Code.
Mike Clugston, Planning Division Dat
Appeals
Per ECDC 20.01.003 and 20.07.006, appeal of this Type I decision must be filed by a party of record with
standing to file a land use petition in Snohomish County superior court within 21 days of the issuance of
the decision.
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STOREFRONT COLOR TRIMS COLOR STOREFRONT CEILING COLOR
Greek Olive Cactus Brown Grassroots
C19-1 C17-1 CL 1913M
Dutch Boy Dutch Boy Colorl-ife
Proposed exterior color for Baicha Tearoom at 622 5th Ave. S Edmond WA 98020 lr
(Presented by Catch Design Studio, Ilc 1405 Boylston Ave Seattle WA 98122 Email: office@catchstu di o. coin Web: www.catchstudio:cofn)