11.12.2014 Applicant response.pdfA Q E Architecture Interior Design Mechanical Electrical Telecommunications
November 12, 2014 KDW Salas O'Brien #140331
Kernen Lien
City of Edmonds
r -41J1 ,
1215 th Avenue North'
Edmonds, WA 98020a s
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Subject: File Numbers PLN20140054 and PLN20140055 — Starbucks at 9801 Edmonds Way
Dear Kernan,
We received your comments regarding our store at the address referenced above and submit the following
response. Your comments are listed below as presented to us with our response in italics immediately
below.
Site Plan A-1001: Please provide the following information on the site plan (this also applies to the
building permit review under BLD20120455).
a. Please provide height calculations consistent with ECDC 21.40.030. See the enclosed
handout B41 for more information regarding height calculations.
b. Please show all setbacks on the site plan.
c. Ensure all plans are consistent. See the Engineering Division comments. Landscape plans,
civil plans, and architectural plans must be consistent.
Response: Site Plan A-1001 has been revised to show the requested items.
a. Building height calculations have been provided on sheet A-1001. The average concrete pad
height and max building height have been graphically illustrated on Exterior Elevation sheet
A-2002.
b. Setbacks have been indicated on Site Plan A-1001. The architectural site plan has been
updated to show consistency with the civil and landscape plans.
Design Comments: Consider adding more windows and window area on the Eastern and Southern
facades of the building. The Eastern fagade has no windows and essentially presents a blank brick
wall to drivers heading West on States Route 104. Previous designs for the building provided some
windows on the Eastern fagade to help break up the mass of the wall. Window coverage on the
Southern fagade of the building has also been reduced over the previous design. Please consider
expanding the windows along the main projection along the Southern fagade and raising the
window height on the West end of the Southern fagade.
Response: The major difference along the southern fagade is that the Starbucks elevation has 31.5
square feet less than the Sank building. This is largely driven by the Energy Code; the Bank was
designed under the 2009 WSEC and the Starbucks was designed under the more restrictive 2012
WSEC. We can make adjustments but it could prove difficult as we're already providing shading and
Starbucks equipment generates a fair amount of heat and moisture.
The eastern fagade poses a different kind of challenge in that this is the "back of house" operational
area housing equipment and storage units. Any glazing in this area would geed to be obscure or coated
with a decorative or blackout window film. To help mitigate the issue of presenting a blank brick wall,
we propose to extend the constructed awning over the rear service door that also makes up the roof of
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the trash enclosure, as illustrated on the East Elevation depicted on the revised sheet A-2001
3. Signs: (Vote that the signs have not been reviewed with this application. Starbucks will be limited to
a total of three signs and a maximum of 93 square feet of sign area. It appears that the signs
identified in this application and shown on the building plans would be consistent with the sign
requirements of ECDC 20.60.
Response: The above comment concerning signage is noted.
4. Engineering Division Comments: Please respond to the enclosed Engineering Division Comments.
Response: Engineering Division Comments will be responded to below.
Rain Garden: As the building permit is being reviewed concurrently with the design review and
conditional use permits, I am aware there are going to be comments forthcoming on the proposed
rain garden. Depending on how these comments are addressed, the landscaping proposed in the
rain garden area could change. If we do not have the rain garden issues addressed before the rest
of the application is ready for the public hearing, we will try to condition the permit to allow
flexibility in the rain garden landscaped area.
Response: The above comment concerning the rain garden is noted.
From: Engineering Division
Jeannie McConnell, Engineering Program Manager
Bertrand Hauss, City Traffic Engineer
6. The traffic impact analysis prepared by Transpo Group and dated July 2014, includes information
related to Starbucks queuing. The total hourly flow rate is stated to be 111 vehicles per hour. The
95th percentile queue is stated to be 10 vehicles with a queue length of 200 feet. Please elaborate
on how the 95th percentile was derived. -What is the calculation based on?
Response: The 95th -percentile queue length was calculated assuming (1) one drive through -window;
(2) random vehicle arrival (Poisson distribution); (3) 90-95 percent of all inbound vehicles would use the
drive-through window (this is reflected by the hourly flow rate, 111 out of 120 total inbound trips); (4)
an average stopped time of nearly three minutes; and an average vehicle length of 20 feet.
7. Please update the architectural site plan (A-1001) to include the following elements consistent with
the landscape plan and preliminary civil construction plans:
a. Extent of curb separating proposed drive-through lane from existing 2 -way access drive
aisle between Walgreens and the proposed development.
b. Pavement markings (i.e. painted directional arrows) to clearly indicate traffic flows through
the site and any effect this may have on the queue lane. A selection of the drive-through
queue lane should be striped and/or signed as appropriate so vehicles "do not block"
access from the drive aisle between the proposed rain garden and the parking area west of
the rain garden.
10202 5th Avenuie WJE, Suite 102 1 Sea ie, \AJA 98125 1 p 206.547.7940 1 ..xpec: a dkffer-erica I
Clearance bar— placed in a location that allows vehicles to leave the drive-through lane
when needed.
Response: The architectural site plan has been updated to more directly coordinate with the proposed
civil drawings.
a. The curb separating the proposed drive-through from the existing 2 -way drive aisle is
coordinated. Rather than adding an extension of thin concrete and to allow space for cars
to pull out of the drive-through lane if needed, Type lY RPM will be installed as indicated to
separate the lanes.
b. A stop stripe and "Do Not Block" text have been indicated on the drive aisle to prevent cars
from blocking the access aisle between the parking and proposed rain garden.
c. The clearance bar has been relocated to provide adequate distance to leave the drive-
through lane if needed.
Please let me know if you require any additional information to complete your review of this project.
Sincerely,
e
Eric Ramsing
Architect
10202 5th Avenue NE, Suitt- 1.02 I Seattle; WA 98125 I p 205.547.3.94) 1 expect a