2017-12-05 Planning Letter of Compliance.pdfWARE MALCOMB
ARCHITECTURE I PLANNING I INTERIORS
BRANDING I CIVIL ENGINEERING
Attn: Mr. Mike Clugston, AICP
Associate Planner
City of Edmonds
121 5 th Avenue North
Edmonds, WA 98020
Re: Plan Check #2017-1452
Edmonds Village Retail Building Renovation
To Whom It May Concern:
This letter is in response to the November 28, 2017 letter from Mike Clugston requesting a description of how the above
referenced project meets the site development standard 16.60.020 and 16.60.30 and specifically 16.60.20-C.2.
16.60.20-C.2 Pedestrian Area. This project is not required to provide pedestrian area street frontage improvements as it does
not meet the criteria listed in C2. This was confirmed at the pre -application meeting held 7/20/2017 citing re -use of
the existing building in lieu of new construction.
16.60.030-A Screening and Buffering. The project includes several new landscape islands including significant landscape
plantings at the building and adjacent islands along the drive -through lane. See sheet L-1.0.
Note that only parking directly adjacent to the existing building is impacted. Outer perimeter parking spaces and those
along the roadways and existing pedestrian walks are not impacted by this project.
16.60.030-B Parking, Access and Bicycle Storage Standard . The existing parking configuration surrounding the building,
serving this and adjacent buildings is in excess of that required by this section. The project sees a reduction of 12
parking spaces overall with inclusion of a drive-thru lane and added landscape enhancements. Remaining parking is
sufficient for the building areas served.
Requirements of this section applicable to New Development do not apply.
Requirements of this section applicable to Residential Development do not apply.
No new driveways or access points are part of this project.
A pathway from the building to the public way is shown on the site plans. See Al. 1.
Drive-thru window fa�acle and stacking lanes do not face the street.
16.60.030-C Site Desicin and Layout. Most of the requirements of this section are for new site design, and not applicable to this
building.
A prominent pedestrian entry(s) is located facing the primary street frontage.
Three landscape planting areas, including those flanking the drive-thru exit, are located on the primary street frontage.
16.60.030-D Building Design and Massing.
Providing variety and interest, these four design elements are used to vary the design of the site: 1) building massing
and unit layout is differentiated 2) Location of pedestrian entries face primary street 3) a variety of architectural
elements and materials is used 4) roof variations in height, slope and materials are used
3015 112th Ave NE #205, Bellevue, WA 98004 P 425.670.6706 F 425.774.8219 12.5.2017 PAGE 1
WARE MALCOMB
ARCHITECTURE I PLANNING I INTERIORS
BRANDING I CIVIL ENGINEERING
Building has a distinct base and top.
Fagade articulation, modulation, step -backs, distinctive forms are employed in the design.
Primary frontage provides visual connection between inside and outside activities at 62% of the primary frontage
between 2'and 10'aff.
Wall treatments include masonry, masonry wainscot, projecting rooflines (cornice), projecting metal canopies (2),
vertical differentiation, and glazing.
Q11C
Sincerely,
Kirt A Neal, AIA
Ware Malcomb, Project Manager
3015 112th Ave NE #205, Bellevue, WA 98004 P 425.670.6706 F 425.774.8219 12.5.2017 PAGE 2