Design Review Decision BLD20110416.pdf'arc. 1 $yam
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121 5th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 ® Fax: 425.771.0221 - Web: www,e .ednronds.wa.us
DEVELOPMENT SERVICES DEPARTMENT ® PLANNING DIVISION
Street file for 21920 Highway 99 (Starbucks)
Kernen Lien
July 25, 2011.
Administrative Design Review STAFF DECISION for BLD20110416
BLD20110416 Project Proposal
The owner is proposing an interior and exterior remodel of the existing Starbucks.
Property Owner:
Isaac Baruch
C/O Samuels Jewelers
14163 d Avenue
Seattle, WA 98101
Applicant.
Tom Spader
Freiheit & Ho Architects
Lake Washington Blvd. #200
Kirkland, WA 98033
Design Review Process
As part of the City's review of the building permit referenced above, staff design review was required per
ECDC 20.10. Design review for a remodel is considered a Type I decision subject to the requirements of
ECDC 20.01.003.
The building is located in the General Commercial "CG2" zone and is subject to district base design
review. Pursuant to ECDC 20.12.030.13.2 staff must enter findings that the proposal is consistent with the
zoning ordinance and district specific guidelines. The design standards in ECDC 16.60.030 and the
general criteria found in the Comprehensive Plan apply to this project.
Findings & Conclusions
1. Scope. The remodel will include new furniture, some new equipment and cabinetry and new
finishes including new paint. This design review only applies to the exterior portion of the remodel.
2. Environment. The project was determined to be exempt from the State Environmental Policy Act
(SEPA) under WAC 197-11-800(3). The project was also determined to be exempt from critical
areas studies, because the proposed exterior updates are within the "developed footprint" of the site
pursuant to ECDC 23.40.220.C.3.
3. Design. Design of the building is to remain essential the same. The parapet coping, wood trim, and
wood slats will be removed and replaced with new 1 x 6 cedar siding panels. The exterior will
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receive new paint in a neutral Brainstorm Bronze color. Existing signage will remain with the only
proposed change to the signage beign the removal of the existing green vinyl from the lettering on
the sign on the southern facade with will expose the white letters under the vinyl
4. Zoning. ECDC 16.60.030 requires the Architectural Design Board (ADB) to review projects
exceeding 60 feet in height. There is no proposed addition to the buildings height and the building is
well under 60 feet in height. There no proposed changes to the building's bulk, so the site
development standards are satisfied.
The CG zone contains design standards that support this proposal, specifically encouraging variation
in types of building materials and/or elements (ECDC 16.60.030.C. Lf), entries shall have lighting
for safety and visibility integrated with the building/canopy (ECDC 16.30.030.C.3.d), and buildings
shall convey a visually distinct "base" and "top" (ECDC 16.60.030.D.1). The proposal is consistent
with the design standards set forth in the zoning code.
5. Comprehensive Plan. The site is designated "Highway 99 Corridor" and is within the Hospital
Community and Family Retail Center focus area. The proposed remodel shows an effort towards the
following Comprehensive Plan goals:
® B.4. New development should be high-quality and varied— not generic —and include amenities
for pedestrians and patrons.
® B.6. 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.
® B.9. Upgrade the architectural and landscape design qualities of the corridor. Establish
uniform signage regulations for all properties within the corridor area which provide for
business visibility and commerce while minimizing clutter and distraction to the public.
This project will result in a more attractive building through the use of more interesting and varied
building materials while integrating pedestrian amenities like weather protection and lighting.
Decision
Staff finds that the proposal is consistent with design criteria in the Comprehensive Plan as well as the
zoning ordinance, specifically ECDC 20.12.070, 16.60.020, and 16.60.030. Therefore, staff finds that the
design of the building remodel in permit BLD20110416 is APPROVED.
I have reviewed the
Kernen Lien,
Appeals
lication for compliance with the Edmonds Community Development Code.
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Planer
July 25, 2011
Date
Design review decisions by staff are only appealable to the extent that the applicable building permit or
development approval is an appealable decision under the provisions of the ECDC. Design review by
staff is not in itself an appealable decision.
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