20170607165531.pdfJacksons Food Store No. 609
22000 Highway 99, Edmonds, WA 98206
Parcel No. 27042900303800
BCE Job No. 17487
June 6, 2017
PROJECT NARRATIVE
Existing Site Conditions
The site is located at the southwest corner of Highway 99 and 220th Street S.W. in the City of Edmonds,
Washington. The project site is comprised of a single parcel containing an existing 1,178-square-foot
Jacksons convenience store with a Shell gas station with four (4) dispensers, a trash enclosure, and eight
(8) parking spaces. Surrounding the site is a car dealership to the west and south, a grocery store and
retail to the north, and a restaurant to the east.
Fronting the property are Highway 99, which is a State Route and Principle Arterial, and 220th Street
S.W. which is a Minor Arterial. The existing driveways on each street (2 on Highway 99 and 1 220th
Street S.W.) are full access driveways and the median on Highway 99 has a precast traffic barrier curb
installed to prevent left turns.
Progect Descril2tion
The project consists of demolition of the existing 1,178-square-foot convenience store and trash
enclosure and redevelopment with a new 2,340square-foot convenience store with new trash enclosure
and seven (7) parking stalls and associated landscaping. The existing 1,104-square-foot fuel canopy
over four (4) dispensers, existing underground storage tanks (USTs), existing driveways, and existing
freestanding sign will remain.
The site is zoned General Commercial (GC2) with a Highway 99 Activity Center overlay. The facility is an
allowed use in the GC2 zone. The anticipated permit approval process for the project is a Building Permit
with incorporated site development and design review.
MEETING QUESTIONS
As we are in the feasibility stage of the project, we respectfully request answers to the following
questions:
Planning and Land Use / Entitlements
Please confirm the zoning designation, including specific overlay districts, and confirm that the
proposed project is an allowed use.
2. Please describe the land use approval process for entitlements including submittal requirements,
fees, any relevant appeal processes, public noticing, public meetings and/or hearings, as well as
the projected timeframe for plan review.
3. Please describe the design review process for the project and the applicable design standards.
Indicate the extent to which each standard must be met with regard to the scope of the project.
4. Should your preliminary review indicate the need for any variances or administrative exceptions
please provide details on the process itself including applicable criteria.
Jacksons Food Store No. 609 BCE Job No. 17487
5. Are there any special architectural standards that will be applicable to the project?
6. Please quantify any applicable impact and/or mitigation fees and the ability to get credit for the
existing development.
7. Please identify any critical areas and any regulatory or mitigation factors anticipated as a result of
this project.
8. Please identify any landscape and tree retention requirements including landscape screening
requirements for the proposed uses.
9. Please identify whether environmental review will be required for the project.
Traffic and Circulation
1 . Please confirm whether a traffic study will be required. Will the City assess traffic impact fees
and what is the fee or formula?
2. Please identify any frontage improvements, right-of-way dedications, access easements, and/or
permits associated with frontage design and civil improvements.
3. Please identify whether retention of the existing accesses will be allowed.
4. Please identify whether frontage improvements, if required, will need WSDOT approval.
Fire Marshal
1. Please discuss the adequacy of current hydrants and the need/location for additional
hydrants.
2. Please confirm the adequacy of fire flow and/or water supplies for fire -fighting needs.
3. Please identify any requirements for special alarm systems and/or sprinklers, as well as any
permitting requirements.
4. Are there any Fire Department related permits required for this project? If so, please list.
Building
1 . Please identify all permits required for this project; describe the submittal process and review
timeframe. Are concurrent building permit applications permitted along with land use
applications?
2. Please discuss the current codes that the City has adopted.
3. Discuss accessibility requirements relevant to the site plan.
4. Please identify the any health department requirements for the project.
5. Please itemize all impact fees and capital facilities charges that will apply to this project.
Jacksons Food Store No. 609 BCE Job No. 17487
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Engineering and Utilities
1 . Identify any special requirements for access, grading, erosion control and stormwater system
design, and water quality controls.
2. Which storm water manual does the City follow?
3. Please indicate the level of street frontage improvements required; describe the submittal process -
and review timeframe for frontage improvements.
4. Describe any special requirements for water, power, sewer and/or telephone service such as
easements or permits.
5. Please indicate whether existing utility connections and utility fee credits can be utilized for the
project.
6. Identify any specific off -site improvements that may be triggered by this proposal. Describe the
submittal requirements and review timeframe associated with any of these required
improvements.
7. Identify if a separate civil engineering review is required prior to or concurrent with the building
permit process; describe submittal requirements and review timeframe.
8. Identify and quantify, if possible, all utility impact and/or mitigation fees.
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