Real Briefings
Design Review Board
The Design Review Board held a design response meeting for People's Bank's new Fairhaven branch building at 1315 12th Street, the former Zane Burger location. The board approved the project's requested design departure allowing a 25-foot courtyard seating area on the north side of the building instead of a continuous wall edge, as required by building code. The modern two-story, 4,780 square foot commercial building incorporates traditional Fairhaven materials like brick and stone while adding contemporary elements. Michael Stevens from Dykeman Architects presented remotely due to weather concerns, walking the board through detailed responses to design guidance from the June 2024 early design guidance meeting. The project advances to final design review with positive feedback from board members who praised the building's architectural details and attention to contextual design elements.
The board took one formal action: approving the design departure from BMC 20.37.330.D.1.b to allow a 25-foot outdoor seating area on the north side instead of a continuous building wall. The motion was made by Lexi Costic, seconded by David Christensen, and passed unanimously. Staff had recommended approval of this departure, w…
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The primary policy discussion centered on balancing historic preservation standards with contemporary design needs in Fairhaven's Historic Influence area. The departure request highlighted tensions between traditional "continuous wall edge" requirements and practical building constraints. Geotechnical analysis of the adjacent Sycamore Square building footings determined new construction must maintain an 8-foot minimum separation, l…
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Michael Stevens (Dykeman Architects) presented comprehensive responses to previous design guidance, explaining lighting choices, solar shade placement, canopy design, glazing strategies, parking reconfigurations, and masonry detailing. He emphasized the building's four-sided design approach, treating all elevations with care despite the east/north sides being less prominent. Stevens explain…
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**Michael Stevens, on building design approach:**
"One of the items I've really enjoyed about designing this building is the glazing requirement and activating that street, and the power of what goes on behind the glazing to make this a fun place to experience as you're walking by or driving by."
**Stevens, on geotechnical constraints:**
"The reason for departure was actually related to the structural integrity of the foundations of the adjacent building to the north, and so we were advised b…
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The project advances to final design review and building permit review. Staff will condition the Design Review permit to require a full lighting plan at building permit submittal. Mechanical screening will be reviewed during the building permit…
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The Design Review Board formally approved the departure allowing a 25-foot courtyard instead of continuous wall edge on the north building side. The project received positive endorsement for its architectural approach balancing historic Fairhaven character with contemporary bank functionality. …
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# A Fairhaven Architecture Debate: Blending Contemporary Design with Historic Character
## Meeting Overview
On a storm-swept Tuesday afternoon, the Bellingham Design Review Board convened virtually for their November 19, 2024 meeting to consider a significant architectural project at the heart of Fairhaven. With most members participating via Zoom due to dangerous weather conditions, the board reviewed the design response for People's Bank's new branch building — a two-story, 4,780-square-foot structure proposed for the prominent corner of 12th Street and McKenzie Avenue, the former Zane Burger location.
This meeting represented the culmination of months of design development that began with early guidance in June. The project, designed by Michael Stevens of Dykeman Architects, sought to balance contemporary banking needs with respect for Fairhaven's historic character. The session would test whether the architects had successfully addressed the board's earlier concerns about lighting, solar shades, parking configuration, and the challenging transition between the building's traditional masonry front and its more modern rear elevation.
## The People's Bank Design Response
Chair Ryan Van Straten called the meeting to order with board members Maggie Bates, Coby Jones, and Lexi Costic present, along with Dave Christensen and Lexi Costic participating as Historic Preservation Commission subcommittee members. City Planner Emmy Scherrer presented the staff report, noting this was the first time the board would see the complete design, including the previously unseen north and east elevations.
The project required a departure from city cod…
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### Meeting Overview
The Bellingham Design Review Board (DRB) met on November 19, 2024, to conduct a design response meeting for the People's Bank Fairhaven Branch building project. The Board reviewed the final design proposal for a new 2-story, 4,780 square foot commercial building at the former Zane Burger location (1315 12th Street) and approved a requested departure from design standards.
### Key Terms and Concepts
**Design Response Meeting:** A formal DRB meeting where applicants present their final design proposal after incorporating feedback from earlier guidance meetings, seeking final approval.
**Design Departure:** A formal request to deviate from specific municipal code requirements, requiring board approval based on demonstrating the alternative meets design intent.
**Fairhaven Urban Village Design Review District:** A special zoning area with specific design standards intended to preserve the historic character and pedestrian-friendly environment of the Fairhaven neighborhood.
**Historic Influence Area:** A designation for areas adjacent to historic districts that must consider historic context in new development while allowing more contemporary design approaches.
**Building Wall Edge:** A zoning requirement that buildings maintain continuous frontage along sidewalks to create a cohesive streetscape and pedestrian environment.
**Cornice:** A horizontal decorative molding that crowns a building or element, traditionally used to create visual separation between building sections.
**Pilasters:** Rectangular columns attached to walls that project slightly from the surface, used to create rhythm and depth in building facades.
**Solar Shades/Sunshades:** Horizontal exterior fixtures designed to reduce solar heat gain through windows while maintaining architectural aesthetics.
### Key People at This Meeting
| Name | Role / Affiliation |
|---|---|
| Ryan Van Straten | DRB Chair |
| Maggie Bates | DRB Member |
| Coby Jones | DRB Member |
| David Christensen | DRB Member (HPC Subcommittee) |
| Lexie Co…
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