CITY OF MERCER ISLAND DESIGN COMMISSION STAFF REPORT

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2 CITY OF MERCER ISLAND DESIGN COMMISSION STAFF REPORT Agenda Item: 2 March 9, 2011 Project: Description: Applicant: DSR The applicant is requesting approval to replace the existing exterior wood framed patio with a concrete patio, and to construct a wood trellis over a portion of the patio. Janice Morriss representing Starbucks Coffee Company Site Address: 7695 Southeast 27 th Street; King County Assessor s Parcel # Zoning District: Exhibits: Town Center (TC), Mixed Use Focus Area 1. City of Mercer Island Development Application form Aerial Photograph 3. Street view of the subject property 4. Project Sheets I-001 through I-006, dated received by the City of Mercer Island Development Services Group on March 2, Photograph of the material board, dated received by the City of Mercer Island Development Services Group on March 2, 2011 I. SUMMARY The application is for a minor exterior modification to replace an existing exterior wood framed patio with a concrete patio, and to construct a wood trellis over a portion of the patio at the existing Starbucks store. The purview of the Design Commission is for approval of the new modifications as it relates to the existing code requirements. Therefore, other unrelated code items previously approved are outside of the scope of the Design Commission, and can not be altered unless supported by the current code relative to the proposed change. II. FINDINGS OF FACTS AND STAFF ANALYSIS Pursuant to Mercer Island City Code (MICC) (F)(1)(b) and (E) minor exterior modifications in the Town Center require design review by the Design Commission, unless exempted by MICC (F)(3)(a). Since the proposal includes the construction of an additional structure, the project is not exempt from formal design review. Public notice is not required for Design Review of minor new construction, pursuant to MICC (D)(7)(f). However, the March 9, 2011 Design Commission public meeting has been published in the Weekly Permit Bulletin on February 28, 2011 and March 7, The following sections in italics are applicable design criteria followed by staff findings of the criteria in bold. MICC (B). General. 1. Urban Design Vision. a. Scale and Form. The urban design vision for the Town Center is intended to support an environment that is convenient and accessible to the pedestrian, motorist and public transit user. Building designs that are urban in character and oriented to the pedestrian are encouraged. Development should enhance the Town Center as a vibrant, healthy, mixed use downtown that serves as the city s retail, business, social, cultural and entertainment center and ensures the commercial and economic vitality of the area. New development should increase the attractions and pedestrian amenities that bring residents to the Town Center, including local shopping, services, offices, specialty retail, Mercer Island Design Commission Staff Report for DSR Page 1 of 6 S:\DSG\Planning\Planning Permits\Design Review\2011\DSR Starbucks Trellis\Staff Report - sc edits doc

3 restaurants, residences, festivals, special events, and entertainment. Outdoor spaces should function as social settings for a variety of experiences, adding to the comfort and complexity of life in an urban environment, while maintaining a human scale and ability for easy pedestrian circulation. The proposed canopy would increase the function, positive experience, and comfort of pedestrians utilizing the services provided at the subject site, whereby supporting the local retail attractiveness. The proposed changes would maintain the human scale and pedestrian circulation. b. Site Features. New development should include public amenities, such as storefronts with canopies, street trees, seating, fountains or water features, outdoor cafes, sculpture or other forms of art, and places for gathering and lingering. The use of materials, color, texture, form and massing, proportion, public amenities, mitigation of environmental impacts, landscaping and vegetation, and architectural detail should be incorporated in the design of new development with the purpose of supporting a human scale, pedestrian-oriented Town Center. New development shall be coordinated and consistent with the downtown street plan. The existing site contains street trees, exterior seating, and a place for gathering. The proposal includes public amenities by providing a canopy, associated lighting, and a bicycle rack. The proposed structure is consistent with the design, color, and materials of the main building. The proposal is consistent with the downtown street plan, as it would increase the width of the existing sidewalk. c. Pedestrian Orientation. Pedestrian-oriented and customer intensive retail businesses and offices are encouraged to locate on the ground floor level in the gateway, mixed use, and mid-rise office focus areas to promote active use of sidewalks by pedestrians, thus increasing the activity level and economic viability of the Town Center. New development should also enhance and support a range of transportation choices and be designed to maximize opportunities for alternative modes of transportation and maintain individual mobility. Even with a healthy variety of development in the Town Center, each individual development or redevelopment project shall favor the pedestrian over the automobile in terms of site design, building placement and parking locations. The proposed development promotes pedestrian use by protecting them from adverse elements while utilizing the business. e. Design and Development Standards. The design and development standards that follow are intended to enhance the Town Center for the pedestrian and develop a sense of place. To accomplish this vision, new development is encouraged to orient buildings toward the public right-of way with buildings brought forward to the sidewalk edge; place parking behind buildings and in less visible areas or underground; design structures with varied mass and scale, modulation of heights and wall planes; and develop new or enhanced pedestrian mid-block connections that will break up very large or long blocks for improved pedestrian and vehicular circulation from one side of the block through to the other side. The proposal is for a new canopy, but would not change the existing building or parking. The canopy and revision to the railing would increase the modulation of the existing building façade. Staff finds that this criterion does not apply. 2. Scale. The design of all structures shall consider how the structure and site development will be viewed from the street and adjacent properties. Scale is not simply the size of the buildings, it is the proportion of buildings in relationship to each other, to the street and to the pedestrian environment. Mercer Island Design Commission Staff Report for DSR Page 2 of 6 S:\DSG\Planning\Planning Permits\Design Review\2011\DSR Starbucks Trellis\Staff Report - sc edits doc

4 The new canopy is shorter than the existing primary structure on site. The size, architecture, and materials are consistent with mass of the building. 3. Form. Building forms shall not present visual mass or bulk impacts that are out of proportion to the adjoining structures, or that appear from the street or sidewalk as having unmodulated visual mass or bulk. Building additions should complement the original structure in design. The form of the proposed additional structure is consistent with the form of the adjacent trellises on the site due to consistent wood materials and architectural style used. The visual mass is proportionate with adjoining trellises previously approved. Staff also finds that the proposed structure complements the original structure in design due to the consistent wood materials and style of the canopy. 4. Style. The objectives and standards do not set a particular style of architecture or design theme. The style and site design shall be pedestrian in scale and address design features such as sloped roof lines; view protection; distinctive building shapes; integration of art; textures; patterns; treatment of pedestrian and public spaces; interface with the public right-of-way; landscaping; signage and facade treatments. The proposed canopy would have a sloped roof line. Staff also finds that the proposed additional canopy would not detract from the access by pedestrians or the pedestrian scale. MICC (B) Building Height. 2. Base Building Height. A base building height of up to two stories (not to exceed 26 feet) shall be allowed. One-story structures located adjacent to the public right-of-way shall be a minimum of 18 feet. Story is defined, by MICC as: that portion of a building included between the upper surface of any floor and the upper surface of the floor next above, except that the topmost story shall be that portion of a building included between the upper surface of the topmost floor and the ceiling or roof above. The proposed canopy does not propose any floor, thus not meeting the definition of story. Staff finds that the proposed canopy does not meet the definition of a one-story structure, and therefore finds that MICC (B)(2) does not apply. 3. Maximum Building Height. No building shall exceed the following maximum building height in each focus area: Mixed-use: Five stories but not to exceed 65 feet (with a significant public amenity). Sheet I-006 of Exhibit 4 provides that the proposed canopy would be approximately 11 feet high. MICC (B) Site Features. 8. Entrances. Building entrances should concentrate along the sidewalk and should be physically and visually inviting. Entrance doors should be recessed from the facade surface to emphasize the entrance and provide a sheltered transition to the interior of the building. Special paving treatments may be used to enhance the entry. Corner building should be designed with angled entrances at the corner, or entrances that open onto a public plaza or courtyard. Minimum eight-foot wide pedestrian walkways with wheelchair ramps should be constructed between the sidewalk and building entrances. Mercer Island Design Commission Staff Report for DSR Page 3 of 6 S:\DSG\Planning\Planning Permits\Design Review\2011\DSR Starbucks Trellis\Staff Report - sc edits doc

5 The proposal would remove one existing entrance to the patio on the north end of the exterior seating area, but would retain the existing entrance on the east. No change to the main building entrances is proposed. The existing sidewalk would be slightly wider due to a relocation of the railing. 10. Roofs. Roofs are a design element and shall relate to the building facade articulations. A variety of roof types and configurations should be used to add interest and reduce the perceived building bulk. Varied parapet height or roofline is encouraged. The roof is constructed of glass, which is a different material than the main building, and thus, adds variety to the roof types. The height of the canopy is also different from the main building. Therefore, staff finds that a variety of roof types and configurations are added by the canopy. 11. Identity Emphasis. Public buildings, unique community structures and corner structures should have a prominent scale, emphasizing their identity. The proposed structure is located on a corner. Staff finds the proposed addition further emphasizes the identity and prominence of the existing building. 12. Corner Lots. Buildings on corner lots should be oriented to the corner. Corner entries and/or architectural treatments should be used to emphasize the corner. The proposed architectural treatments to the railing and addition, are at the corner of the existing building, thus, emphasizing the corner. 13. Franchise Design. Prototype design for franchises should use customized components consistent with the design requirements for the Town Center that achieve the purpose, intent and urban vision set forth in MICC The proposed additional canopy and railing alteration would complement the design of the main building and encourage architectural modulation. An analysis of the application design requirements for the Town Center is included within these Staff Findings. 14. Consistency. The elements of a building should relate logically to each other, as well as to the surrounding buildings. A single building or complex should be stylistically consistent; architectural style, materials, colors and forms should all work together. The proposed wood frame of the canopy is consistent with materials, style, colors and form of the main building. The proposal works together with the main building design. MICC (B) Materials and Color. 1. Building Exteriors. Building exteriors should be constructed from high quality and durable materials. It is important that the materials and colors will weather well and that building exteriors will need minimal maintenance. The proposed canopy would be constructed of cedar, steel, and concrete. Staff finds that these materials are high quality, durable, will weather well, and require minimal maintenance. Mercer Island Design Commission Staff Report for DSR Page 4 of 6 S:\DSG\Planning\Planning Permits\Design Review\2011\DSR Starbucks Trellis\Staff Report - sc edits doc

6 2. Consistency on All Sides. Materials and colors should be used with consistency on all sides of a building. Wood framing, concrete wall pattern, and staining used is to be consistent with the existing building. 4. Harmonious Range of Colors. A harmonious range of colors should be used within the Town Center. Neon or very bright colors, which have the effect of unreasonably setting the building apart from other adjacent buildings on the street, should not be used. The proposed canopy is constructed primarily of a wood material, consistent with the subject building s primary material and color. A color rendering is provided by Exhibit 5. MICC (B) Screening. 1. On-Site Service Areas. All on-site service areas, loading zones, outdoor storage areas, garbage collection and recycling areas and similar activities should be located in an area not visible from public streets. Consideration should be given to developing common service courts at the interior of blocks. Service areas should accommodate loading, trash bins, recycling facilities, storage areas, utility cabinets, utility meters, transformers, etc. Service areas should be located and designed for easy access by service vehicles and for convenient access by each tenant. Any emissions of noise, vapor, heat or fumes should be mitigated. Loading activities should generally be concentrated and located where they will not create a nuisance for adjacent uses No change in screening of service areas adjacent to the right of way is proposed. MICC (B) Landscaping and Outdoor Spaces. 8. Continuity. Landscaping should provide design continuity between the neighboring properties. No change in landscaping along the perimeter is proposed. MICC (F)(1)(d)(iii) Expiration of Approval. If the applicant has not submitted a complete application for a building permit within two years from the date of the notice of the final design review decision, or within two years from the decision on appeal from the final design review decision, design review approval shall expire. The design commission or code official may grant an extension for no longer than 12 months, for good cause shown, if a written request is submitted at least 30 days prior to the expiration date. The applicant is responsible for knowledge of the expiration date. Staff finds that the expiration of approval may be an important code provision to include in the findings of facts. Mercer Island Design Commission Staff Report for DSR Page 5 of 6 S:\DSG\Planning\Planning Permits\Design Review\2011\DSR Starbucks Trellis\Staff Report - sc edits doc

7 III. RECOMMENDED MOTION Pursuant to MICC (F)(4), the Design Commission may choose to take one of the three following options: a. deny the application if all the criteria have not been met; b. approve the application for final Design Review approval; or c. approve the application with conditions based on applicable criteria (preliminary approval), per MICC (F)(2)(e)(ii). Staff recommends the following motion: Move to grant final approval to replace the existing exterior wood framed patio with a concrete patio, and to construct a wood trellis over a portion of the patio, identified as permit number DSR11-004, and depicted in Exhibits 1 through 5, in the March 9, 2011 staff report to the Design Commission, and authorize the Design Commission Chair to sign findings of facts on behalf of the Design Commission. IV. RECOMMENDED CONDITIONS OF APPROVAL Staff finds that the proposed application meets all design criteria in the Mercer Island Municipal Code, as submitted. Staff does not recommend any conditions of approval. Mercer Island Design Commission Staff Report for DSR Page 6 of 6 S:\DSG\Planning\Planning Permits\Design Review\2011\DSR Starbucks Trellis\Staff Report - sc edits doc

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