2202 BROADWAY DUTCH BROS COFFEE 2017-04-05

CITY OF EVERETT PLANNING DIRECTOR DECISION .'_ Review Process II #16-002 Dutch Bros. Coffee Drive-Thru—Modification of BMU Design Standards March 21,2016 Applicant: C2K Architecture 1645 NW Hoyt Street Portland, OR 97209 Proposed Modification: The applicant has applied for a modification of BMU design standards from the Everett Municipal Code(EMC) Section 19.31A.040.Q.1,which state: "Building Design—Ground Level Transparency. The intent is to provide visual connections between activities inside and outside the building. 1. A minimum of sixty percent of any ground floor facade between two feet and ten feet above grade facing Broadway shall be comprised of windows with clear glass." Property Owner: BB Holdings WA, LLC 300 N Valley Drive Grants Pass, OR 97526 Project Location: 2202 Broadway,Everett,WA 98201 Project Description: The construction of a new 480 square-foot, one story, single lane drive-thru coffee shop including a walk-up ordering window on Broadway. The proposed coffee shop does not include any public indoor use. Zoning: BMU,Broadway Mixed Use Project Planner: Grace Pollard, Assistant Planner,425.257.8807 CRITERIA FOR GRANTING APPROVAL The planning director may allow modification of design standards if the design meets the intent of the chapter and provides a superior design treatment than could be achieved if those standards were strictly applied. Criterion No. 1: That the proposed design meets the intent of the chapter and provides a superior design treatment than could be achieved if those standards were strictly applied. Findings: The proposed espresso stand is located near the sidewalk along Broadway as required by code. The proposed design of the building is comprised of twenty-three percent windows with clear glass along the 30-foot long façade facing Broadway. The building offers a walk-up ordering window on Broadway that provides connectivity between coffee shop employees and pedestrians. There is an additional window on the façade facing Broadway that increases the visual connection between activities inside and outside the building. The coffee shop does not include any interior public space. The portions of the building that do not include windows between two feet and ten feet above grade are the employee bathroom,walk-in cooler, and proposed wall storage/shelving areas. Additional windows will be placed along the south side of the façade overlooking the open space area. Conclusions: Espresso stands tend to be small narrow buildings so that the server(s) can easily serve customers at both the drive-up and walk-up windows on each side of the building. These stands need an area for storage and equipment and in this case an employee bathroom. The Page 1 of 2 Project#REVII 16-002