Bellingham Dutch Bros Coffee Update — Early Plans Face Zoning and Environmental Challenges

BELLINGHAM, WA — Dutch Bros Coffee is in the early stages of planning a new drive-thru location in Bellingham, filing a pre-application for a site on Bakerview Road.
At this time, no official land use or building applications have been submitted — the project remains a proposal under preliminary city review.

Plans call for a 950-square-foot drive-thru coffee stand at 451 W Bakerview Road, featuring a walk-up window, an outdoor patio, and no indoor seating. Access would be consolidated to one driveway on Bakerview Road.

The development would take place on a 2.26-acre parcel, but Dutch Bros proposes subdividing the property to create a 0.89-acre lot for the coffee shop.
However, moving forward will not be simple: the City of Bellingham flagged several major issues during its review.

Minimum Acreage Requirement Blocks Immediate Development

The property is located in Area 9 of the Meridian Neighborhood, which requires at least 8 acres for new commercial development under current zoning rules.
Since the proposed Dutch Bros site is far smaller, the city cannot currently accept a development application. Developers must either consolidate adjacent properties to meet the acreage rule or pursue a zoning change.
City staff noted they are open to further discussions to find a workable path forward.

Critical Areas, Wetlands, and Environmental Review

The southern portion of the site contains critical wetlands and buffers, making development complicated.
Extensive wetland fill would be necessary to fully develop the property, which would trigger State Environmental Policy Act (SEPA) review.
City staff warned that any development must prioritize avoiding wetlands wherever possible.

Tree Preservation and Land Clearing Requirements

Dutch Bros will also face strict tree preservation rules.
Under Bellingham’s Landmark Tree Ordinance, developers must submit a tree retention plan identifying every tree over 6 inches in diameter.
The city requires that landmark trees be preserved unless removal is proven unavoidable.
Trees located within the public right-of-way can only be removed through a special permit, and even then, only if classified as hazard or obstructive trees.

Parking, Landscaping, and Frontage Requirements

While the city’s Interim Parking Ordinance removes minimum parking space requirements, any parking provided must meet specific standards:

• Each parking stall must measure 8.5 feet by 15 feet, with a 2-foot landscape overhang.
• A 5-foot landscaped setback must be maintained between parking lots and property lines.
• For every 10 open parking spaces, one tree must be installed.
• Surface lots with 15 or more spaces must include 20 square feet of landscaped area per stall internally.

Additionally, the site must plant one street tree for every 50 feet of street frontage along Bakerview Road.

Building Orientation and Pedestrian Connections

City design standards also require that the building be oriented close to the street with surface parking placed behind the building to minimize visual impact.
Pedestrian walkways must connect all entrances to parking areas, sidewalks, and neighboring properties.

Public Access Connection Requirements

The city’s Public Works Department noted that an east-west driveway connection must be maintained through the property to continue the existing public access network.
Additionally, the city’s Parks Department has identified a future public trail connection between Eliza Avenue and Cordata Parkway that must be accounted for in the site’s design.

Signage Restrictions

Dutch Bros would be allowed one freestanding sign at the main entrance, no taller than 25 feet and no larger than 275 square feet per face.
Roof signs are prohibited, and additional signage must be flush against the building.

Height, Yard Setbacks, and Other Rules

There are no specific height restrictions for the project beyond what is determined through planned development review.
There are also no minimum yard setbacks, but site landscaping and pedestrian access requirements must be met.

Fees and Impact Charges

The Transportation Impact Fee (TIF) for the project was estimated at $1,093.58, based on the size of the proposed structure and projected traffic generation.
Other required fees for future permitting would include:

• Planned Development Permit ($3,188 base fee)
• Design Review Fee (approximately $1,063 plus square footage charges)
• Critical Areas Permit ($1,063)
• Possible SEPA Review Fee ($266 if wetland fill occurs)

Additional construction permit fees and utility connection charges would apply later if the project advances.

Next Steps

Dutch Bros representatives, including applicant Ryan Ramey of Cole Valley Partners, held their pre-application meeting with the City of Bellingham on February 27, 2025.
The pre-application process closed on March 18, 2025.

At this time, the project is still only conceptual.
Dutch Bros would need to resolve zoning and environmental challenges before submitting formal applications, and no construction timeline has been announced.

This information was obtained by Bellingham Metro News via official city records available on eTrakit.