20170307_Resub_ResponseLetter.pdfStud'OMENG
STRAZZARA
ARCHITECTURE
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March 6, 2017
Kernen Lien
Senior Planner
City of Edmonds — Planning Division
1215 th Avenue North
Edmonds, WA 98020
Kernen. Lien @ed mondswa.gov
RECEIVED
03/07/2017
Development Services Ctr.
City of Edmonds
RE: Letter of Completeness and Request for Additional Information
Westgate Village Mixed Use Building
Augmented Design Review Application PLN20160054
Below, you will find our responses to your review of February 22, 2016. The original subject
text of each correction has been included verbatim with any omissions clearly noted. Our
responses are included in bold italics.
Plannina Division Comments:
I . SEPA Checklist: Addressed.
2. Plan Consistency: Addressed.
3. Setbacks: Addressed.
4. Massing and Articulation: Addressed.
5. Amenity Space:
a. Not addressed. In addition to the spatial requirements of amenity spaces
(a minimum 15% of the project area) amenity spaces must also meet
certain requirements for how they are structured. ECDC 22.110.070.C.2
and C.3. Specifically, amenity spaces shall provide a minimum of 20
percent planted pervious surface area (such as a rain garden, bioswale,
turf, groundcover, soil or mulch). The remaining balance may be any
paved surface with a maximum 30 percent impervious paved surface. The
area of provided amenity space is identified; however, it cannot be
determined what percentage of the amenity area is planted pervious
surface and what percentage is impervious. Please clearly identify on the
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3/6/17 Response #2
Permit# PLN20160054
Westgate Village, Edmonds, WA
plans how the amenity area complies with the requirements of ECDC
22.110.070.C.2 and 3.
February 21, 2017 Comment: There is still not enough information to determine
compliance with ECDC 22.110.070.C.2 and C.3. Please identify the square footage of
amenity space that is planted pervious surface area and the square footage that is
paved with impervious materials.
Response: TRA response, Plan and calculations have been provided to illustrate
the difference between plants and paving and delineate the required percentages.
b. Pursuant to ECDC 22.110.070.C, sidewalks do not count toward the
amenity space requirement. Addressed.
6. Public Space - Sustainability: Addressed.
7. Height Bonus: In orderto be eligible forthe height bonus allowed by ECDC 22.110.090,
a project must score at least eight points on the Height Bonus Score Sheet. The
application material indicates the project would score a total of nine points and be
eligible for the height bonus. Some elements are verifiable from reviewing the plans
such as the amount of amenity space, but other elements cannot be determined.
a. Green Building Program will be added as a condition of approval. Once
design review has been approved, the architect will have to submit
documentation that the building has been designed to meet LEED
Silver/Built Green 4-5 Rating as noted on the scoresheet.
b. Green Factor score will be added as a condition of approval. Once design review
has been approved, in accordance with ECDC 22.110.070.B.2 the landscape
architect will have to submit the scoresheet with the project plans, certifying that
the plan meets or exceeds the minimum green factor score and other requirements
for the property.
c. See comments in Item 5 above regarding amenity space.
d. The claimed Miscellaneous Points cannot be determined from the application
materials. Please provide the following information so these criteria can be
evaluated:
1. Response letter noted car share parking will not be utilized. Identifythe
Car -Share Parking areas on the plans (minimum 2 spaces).
11. Addressed. Identify the parking spaces and charging facilities for electric cars
(minimum 4 spaces)..
111. Addressed. Identify the bicycle storage and indoor changing facilities on the
plans.
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Westgate Village, Edmonds, WA
1v. Partially Addressed. Provide a description on how public art will be
integrated into the provided amenity spaces.
February 21, 2017 Comment: A public art area was identified in the amenity space area,
however no description was provided on how public art will be integrated in the
provided amenity spaces. Please provide a narrative description on how public art will be
integrated into the amenity spaces.
Response: The ownership group has started preliminary discussions with the
Edmonds Art's commission to collaborate on a public -private venture that would
create a rotating art display in the exterior amenity area. The art would be acquired
by the ownership via purchasing andlor leasing pieces created by local artist and
artisans. As this collaboration is in its nascent stages of development details will
evolve as the discussions continue. In concept we propose the construction of a
concrete pedestal located in the center of the public amenity area. This pedestal will
provide the displayfor local artists work. Final details will continue to evolve as
discussions mature.
8. Stormwater Facilities: Not addressed. The design guidelines for the Westgate Mixed Use
zone contain many references to incorporating low impact development stormwater
techniques into the overall design of the project (ECDC 22.110.000, 22.110.030,
22.110.050.C.2, 22.110.070, and 22.110.080). While permeable concrete is shown on
some of the parking spaces, the no rain gardens, bioswales or other stormwater
technique referenced in ECDC 22.110 have been addressed. Please provide information
and identify on the plans how the stormwater requirements ofECDC 22.110 and ECDC
18.30 will be met.
February 21, 2017 Comment: The resubmittal response letter notes the storm
drainage and calculations will address these issues. However, no preliminary storm
drainage report has been submitted. These items are key design elements for
development within the Westgate Mixed Use zone which need to be addressed
during design review of the proposal.
Response: A preliminary storm drainage report has been provided to address
stormwater design. The drainage report reflects the stormwater requirements
identified in the Stormwater Management Manualfor Western Washington (2014
amendment) and Edmonds City Code Chapter 18.30.
9. Lot Line Adjustment: Please note that a lot line adjustment will be required condition
since the amenity space and open space values are calculated on a project area of
48,980 square feet, which does not match the current parcel layout.
February 21, 2017 Comment: As noted in recent conversations, the project area is
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Westgate Village, Edmonds, WA
going to be adjusted to include more of the site which will impact the amount of
amenity space and open space required.
In addition to the lot line adjustment, covenants must be recorded to ensure that
areas left out of the amenity and open space calculations for the current phase are
included in future phases of redevelopment.
Response: The lot line adjustment has been updated as discussed and agreed to
during the review cycle meetings between the design team and city reviewers. The
site boundary line has been increasedfrom 48,980 sf to 56,407 sf. The open space
provided has correspondingly been increasedfrom 7,347 sf to 8,419 sf.
Noted the ownership group understands that a covenant will need to be recorded to
ensure that areas left out of the amenity and open calculations in the current phase
are included in future phases.
10. Parking Agreement: Given that all of the required parking stalls will not be located
on the subject property after a lot line adjustment, a parking agreement must be
recorded to ensure parking requirements are met. Please note this will be included
as a required condition.
Response: Noted the ownership group understands that the lot line adjustment will
require a parking agreement as part of the approval process.
11. Geotechnical Report: February 21, 2017 Comment - The geotechnical report
submittal with the initial application does not address the criteria for geologically
hazardous areas in ECDC 23.80. Please submit a revised geotechnical report to be
consistent with ECDC 23.80.050 and address the criteria in ECDC 23.80.060 and ECDC
23.80.070.
Response: Pan Geo has created an updated memo to their originally provided
geotechnical report that addresses the criteria for geologically hazardous areas.
See attached.
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3/6/17 Response #2
Permit# PLN20160054
Westgate Village, Edmonds, WA
Enfzineering Division Comments:
1. Not addressed. The response letter states this requirement is "understood" and
"detailed storm drainage plans & calculations will be provided with the building permit
drawings"; however, a storm drainage report is required at this time to confirm
project feasibility. A preliminary storm drainage report and plan shall be submitted to
the City to confirm project feasibility.
A preliminary storm drainage report and plan shall be submitted to the City to
confirm project feasibility.
a. Stormwater management system(s) shall be shown with invert
elevations at facilities and connection to City stormsystem.
b. For those areas where permeable pavement, bio-retention, or other LID
technique is provided as a means of meeting stormwater management
requirements, infiltration rates shall be provided consistent with City of
Edmonds requirements. Refer to Handout E72B & E72D for additional
information.
Response: A preliminary storm drainage report has been provided to address
stormwater design. The drainage report reflects the stormwater requirements
identified in the Stormwater Management Manualfor Western Washington
(2014 amendment) and Edmonds City Code Chapter 18.30. Invert elevations
have been provided, and preliminary infiltration rates have been assumed
based on grain size analysis. Testing for infiltration rates shall be performed as
required for final design.
2. Response letter states "conveyance into planted areas will be achieved where
feasible". This does not entirely address this comment. Clearly show on the plans
which low impact development features are being provided to meet both WMU
zone requirements and stormwater management requirements and which features
are being provided to only meet one or the other.
Low Impact Development: ECDC 22.110 WMU Design Standards requires sustainable
site design, including low -impact storm water treatment systems. As such, the
following applies to the project and shall clearly be shown on the plans:
a. Pervious surfaces shall be integrated into site design and may include:
pervious pavement, pervious pavers and vegetated roofs. Capture and
reuse strategies including the use of rainwater harvesting cisterns may be
substituted for the effective area of pervious surface required.
b. Runoff generated on site shall be routed through a treatment system such as a
structured storm water planter, bioswale, rain garden, pervious pavement, or
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cisterns. (Please note, where pervious pavement is provided as a means of also
meeting stormwater management requirements, flows from other adjacent
areas shall not be directed to these permeable pavement systems).
c. Stormwater runoff from sidewalks should be conveyed to planted parkways or
landscaped rain gardens. Overflow from parkways and runoff from the
roadways should be directed into bioswales and/or pervious paving in
curbside parking areas, along the street edges where it can infiltrate into the
ground. Perforated curbs through which street water runoff can flow to open
vegetated swales may also be provided, where feasible. (Please note, where
pervious pavement is provided as a means of also meeting stormwater
management requirements, flows from other adjacent areas shall not be
directed to these permeable pavement systems).
Response: A preliminary storm drainage report has been provided to address
stormwater design. The drainage report reflects the stormwater requirements
identified in the Stormwater Management Manualfor Western Washington
(2014 amendment) and Edmonds City Code Chapter 18.30. Per the Direct
Discharge requirement identifiedfor projects discharging to the municipal
stormwater system in Edmonds Way, LID elements are not required to be
addressedfor stormwater design. However, bioretention and permeable
pavement have been incorporated in order to meet the intent of the Westgate
Mixed Use zone.
3. As discussed, frontage improvements will not be required along Edmonds Way to
the intersection. The current submittal accurately reflects the frontage
improvement limits. Thank you. As noted during the pre -application meeting on
9/1/2016, the frontage improvements shall extend along the entire SR-1
04/Edmonds Way property frontage. Driveway access points shall be consolidated
and the eastern approach shall be removed consistent with WMU zone
requirements and access management plan (shown below).
3/6/17 Response#2
Permit# PLN20160054
Westgate Village, Edmonds, WA
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4. Addressed. Along a portion of Edmonds Way, the proposal shows the required 5-foot
wide landscape buffer (between street and sidewalk), as well as an 8-foot wide
sidewalk.
In providing these required improvements, it appears as though a portion of the
sidewalk will be located on private property. Clearly show or annotate the intent to
either dedicate additional right-of-way to the City or provide a public pedestrian
easement.
a. Please note, within the general area of the intersection of 1001h St SW
and SR-104, the planting buffer may be reduced or excluded, provided
that the sidewalk is greater than 8-feet in width.
5. Not addressed. Please clearly show the limits of the maximum 24-foot wide drive
aisle. An internal circulation drive has been provided through the site. As
perpendicular parking exists along one side of the drive and is proposed along the
other, the travel lanes shall be 24-feet in width. The goal established within WIVIU
zone is to reduce impervious surface areas and therefore, the 24-foot width is also a
maximum. Sidewalk areas that flow through the site shall be a minimum of 6-feet in
width. Please provide a cross section that confirms these design dimensions.
Response: The limits of the drive aisle have been adjusted per discussion with Jeanie
McConnell and Kernen Lien on 311117. See updated plan.
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Permit# PLN20160054
Westgate Village, Edmonds, WA
6. Addressed. Plans indicate Compact parking stalls to the east of Amenity Area 1.
Provide stall dimensions to confirm minimum dimensions of 8-feet x 16.5 feet.
7. Response letter states contact will be made with Olympic View to obtain their
requirements and determine the feasibility of the project. Please provide confinnation
that they are aware of the proposed project and have found it to be feasible. Water
and sewer utilities fall under the purview of the Olympic View Water & Sewer District.
Please provide confirmation that OVWSD has been made aware of the proposed
project and that the proposal is found to be feasible from their perspective.
Response: Olympic View Water and Sewer District is aware of the project, and has
provided fire flows in the area for reference and use in water system design. Anin-
person meeting with the District is scheduled for 317 to discuss the project.
Thank you.
Chris Davidson, AIA
Director
Studio Meng Strazzara