1010 N BROADWAY STARBUCKS 2018-01-02 MF Import

• circulation. The parking area would comprise the central and northern portions of the site. Because the site is not rectangular in shape, the proposed building could not feasibly be located in the northeastern portion of the site, the only potential location that would meet the parking location standard. Additionally, the proposed layout is preferable from a safety standpoint because it allows customers on foot to access the restaurant without having to cross the drive - through lane. This would likely not be the case if the building were placed anywhere else on the site. 19.35.080 — Outdoor display and off -Street Parking Area Landscape Requirements. This standard requires that all off-street parking areas be separated from the street right -of --way by 10 feet of landscape area along the entire street frontage, planted to Type 111 standards. Finding: Proposed landscaping along the property's 10" Street frontage is approximately 8.5 feel; proposed landscaping along the property's N. Broadway frontage varies from 5.15 feet. Proposed plantings would include a combination of trees, shnnbs and groundcover throughout the site, including along both sides of the drive -through lane. In addition, a 5' planter and 8' sidewalk would be provide along the N. Broadway frontage, consistent with BMU standards. In the southwest, northwest, and northeast corners of the site, proposed landscaping would exceed the minimum requirements of the Zoning Code. The proposed landscape treatment would provide softening and partial screening of the parking lot as viewed from the adjacent streets, and screening in locations where appropriate (i.e., adjacent to drive -through lane). Conclusion: The proposed design elements meet or exceed BMU design standards. In making this determination, the Planning Director considered the proposed building design, proposed landscaping (plant selection and plant density) and open space treatments, shape of the property, pedestrian safety and traffic and patterns in the project vicinity. Decision: The Planning Director hereby approves the requested modification of design standards for the BMU zone subject to the following conditions: Development of this site shall be consistent with the plans on file dated 03/1712014. The plans include detailed information depicting the building design, entry treatment, landscaping, open space, parking, and frontage improvements. Mgbt to Appeal: The applicant or an owner of property located adjacent to the subject property may appeal the Planning Director's Determination as to whether or not the requested modifications are permitted. Any such appeal must be filed by 5 Pm on Anril 18, 2014. Appeal forms are available from the Planning Department and must be submitted along with the required filing fee. For more information concerning this determination, contact Dave Tyler at (425)257- 8731. D/91�