160310 MA_COE (Madrona Pre-App Discussion Items).pdfmahlum
MEMORANDUM
10 March 2016
To: Development Services Department
City of Edmonds
From: Corrie Rosen, Mahlum Architects
Subject: Pre -Application Meeting Discussion Items
Project: Madrona School, Edmonds School District
9300 236th Street SW, Edmonds, Wa 98020
DISCUSSION ITEMS:
Fire: :: Review Fire Access during and after construction is complete
Signage: :: ECDC 20.60.015 Discuss design review process of signage /artwork
OSPI: :: Jurisdictional approval letters
Early Permit: :: Accepted Permit Packages
(i.e. Site + Foundation and Superstructure or Site + Utilities + Concrete)
C.U.P.: :: ECDC 17.100.010 Conditional Use Permit timeline
Application procedure(s) and submittal requirements
UIC: :: Underground Injection Control Wells proposed
Is the City familiar with this stormwater flow mitigation strategy?
Required reviews? (Dept. of Ecology)
Critical Areas: :: Critical Areas checklist form and process / timeline
Adjacent wetland category designation and required buffers
Pollutant control /water quality requirements of wetlands (portions of the site
drain into wetland boundary)?
Stormwater: :: Confirmation of Drainage Code: Per previous discussions with the COE, the city
was using the 2005 DOE manual as of December 2015 but is expected to adopt
the 2012 DOE manual sometime in 2016. When will the 2012 stormwater code
be adopted and what would vest a project under the previous code?
Will there be an update to Exhibit A — Stormwater Code Supplement to Edmonds
Community Development Code Chapter 18.30 when the 2012 DOE manual is
adopted?
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Confirmation of Flow Control Requirements. Per preliminary discussion with City
Staff:
Site falls within the Edmonds Way Sub Basin (See attached "Basin Map").
Edmonds Way system is a direct discharge basin, but is capacity constrained.
Flow Control standards are per table 4-6 of the Edmonds Stormwater Code
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Will City of Edmonds review the water and sewer design or will all permit review
for those utilities be done by Olympic View Water and Sewer district?
Landscape: :: ECDC 18045.050.A, Trees may only be removed pursuant to a clearing permit
which has been approved by the City.
AND ECDC 18.45.050.8, Trees shall be retained to the maximum extent feasible.
Existing mature forest on perimeter will remain, however all trees on the interior
of the site will likely have to be removed.
Confirm there is no requirement to maintain a specified number of existing trees
and no requirement to replace existing trees removed as long as the trees to be
removed are shown on the approved clearing permit.
ECDC 20.13.020.C, Existing significant trees and shrubbery must be saved and
incorporated into landscape plan.
Existing mature forest on perimeter will remain, however all trees on the interior
of the site will likely have to be removed.
ECDC 20.13.020.K, Street trees must be planted per the City's street tree plan.
Confirm that existing stand of mature conifers and understory along 236th St.
negate the need for and would crowd out new street trees.
ECDC 20.13.030.D, Type IV Landscaping to provide visual relief where clear sight
is desired into adjacent space for safety concerns.
Confirm eisting stand of mature conifers and understory along 236th St. meets
this requirement.
Confirm existing mature forest on 3 other property lines exceed any required
buffers/screening.
ECDC 20.13.030.E.21 bioswales integrated into parking lot design are strongly
encouraged.
Confirm that "bioswale" includes "bioretention cells" and the planting in them
count towards required parking lot landscaping.
Frontage: :: What are the Frontage/Dedication requirements along 236th Street SW?
Where does the City's proposed "sidewalk and stormwater improvements on
236th" start? When is this work scheduled to be complete?
What is the process for deeding R.O.W. to the City of Edmonds?
Bus Loading: :: Review proposed bus loading / unloading layout and queuing
Traffic/ Parking::: Review proposed parking configuration / location on site
ECDC 17.100.050 Required parking will be calculated at 11 spaces per 100
students
Review of changes to site access (including driveway operations and non -
motorized access);
Document changes/improvements to on-site circulation & queueing;
Address parking demand and supply during typical school -day as well as evening
event conditions;
Review of potential construction -related impacts (truck trip estimates, etc.); and
Confirm no additional off-site analysis is required (since the schools would have
same enrollment capacity and no new trips would be generated).
Traffic concerns / considerations
Planning: :: Comprehensive Plan updates anticipated? Latest map available from the City
website is dated December 30, 2011
Building Code: :: ECDC 19.20.000 Plumbing fixture count requirement
Anticipated code adoptions or amendments?
CC: Taine Wilton and Michael Nelson, Edmonds School District
David Mount, Mahlum Architects
2015913.00
PreApplication Discussion items.doc