BLD20130313 Design Review Decison.pdf°y� ED °ted CITY OF EDMONDS
R 121 5th Avenue North • Edmonds, WA 98020
Phone: 425.771.0220 ® Fax: 425.771.0221 • Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT: PLANNING DIVISION
ADMINISTRATIVE DESIGN REVIEW
- STAFF DECISION -
Project Proposal
Anthony's Restaurants is proposing a tenant improvement and remodel within a portion of the existing
Anthony's HomePort/Beach Cafe building to increase the size of their restaurant at 456 Admiral Way
(BLD20130313). The site is zoned Commercial Waterfront (CW).
Property Owner
Anthony's Restaurants
10502 NE 37th Circle, Bldg 7
Kirkland, WA 98033
Design Review Process and Criteria
Applicant
Chris Egnatz
Mulvanny G2 Architecture
1110112 th Ave. NE, Suite 500
Bellevue, WA 98004
The Comprehensive Plan designates the site as Master Plan Development within the Downtown
Waterfront Activity Center overlay. Due to the location and type of project (SEPA determination not
required), general design review by staff is required according to Edmonds Community Development
Code (ECDC) 20.10.010 and 20.11.010 (Type I decision). According to ECDC 20.11.020, the proposal
must be reviewed against the design standards in ECDC 20.11.030 as well as the general design
objectives and policies specific to the Downtown/Waterfront Activity Center contained in the
Comprehensive Plan.
Analysis
1. Comprehensive Plan Compliance.
a. Goals and Policies. Goals and policies for the Downtown/Waterfront Activity Center are located
on pages 56 — 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 and policies of the Comprehensive Plan:
i. "Improve the pedestrian environment in the Downtown retail/commercial area by
differentiating the pedestrian -oriented street level of buildings from upper floors." (page 59)
ii. "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. It is particularly important to differentiate the lower, street
level of a building from the upper floors that are less in the pedestrian's line of sight." (page
60)
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File No. BLD20130313
Anthony's TI/remodel
iii. "Applied ornament and architectural detail, various materials and colors applied to a fagade
as well as various decorative trim/surrounds on doors and windows provide variation in the
scale, style and appearance of every building facade." (page 60)
Several new windows will be added to the western fagade facing the water along with
raising the height of the existing trellis within the work area to match the height of the
existing trellis to the north. The new windows as well as exterior colors and finishes will
match that of the existing building. The new windows will provide additional transparency
on the western fagade adjacent to the Port of Edmonds' boardwalk and plaza.
2. Compliance with ECDC 20.11.030 —Criteria, General Design Review.
a. Building Design — (A)(1-4)
The proposed work will use multiple materials and match the existing building in terms of
materials, color and appearance.
Decision
Based on the facts and analysis of this report, staff finds that the design review for this project (File No.
BLD20130313) is APPROVED.
I have reviewed the application for compliance with the Edmonds Community Development Code.
l�
Mike Clugston, Planning Division Date
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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