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WARENTA. COMB
Leading Design for Commercial Real Estate
Cover Letter
To: City of Edmonds
From: Ware Malcomb
Date: October 14th, 2016
Re: Design Review Submittal
Project Name: Behar Edmonds Village Retail
Project Address: 22019 Highway 99
Edmonds, WA 98020
WM Project Number:, SEA16-0006
Project Description
The proposed project is located within a larger Behar Edmonds Village retail area at the southeast corner of
Highway 99 and 2201h Street SW intersection. The scope of work includes demolition of an existing 6,184 sf one-
story office building and replacement at the same site with a new 5,600 sf one-story retail building with
associated access and site improvements. The new building is designed to accommodate a dual tenancy for a
3,400 sf drive-thru bank and a 2,200 sf drive-thru coffee shop. The site improvements include revised access
from Highway 99, enhanced landscape area along Highway 99 and around the new building, enhanced
pedestrian pavement/outdoor patio for the new building, new trash enclosures, new storm water detention
pipes and new parking lot paving and striping.
General Plan Compliance
The proposed project is located on a site zoned for General Commercial (CG) under the City of Edmonds
Comprehensive Plan and the retail and drive-thru are primary permitted uses per ECDC 16.60.010. The
proposed redevelopment meets all planning criteria and standards stipulated in ECDC 16.60.020 for zoning,
minimum lot area, minimum lot width, minimum street setback, minimum side setback, minimum rear setback,
maximum building height as well as parking standards, landscape standards, exterior lighting standards and
building massing standards. Compare with the existing building, the replacement building is smaller in footprint,
more articulated in building form and comes with rich architectural elements.
Code Compliance
The building design will be in compliance with City of Edmonds Community Development Code requirement
along with 2015 IBC (including accessibility) with State Amendments, 2015 IMC (including International Fuel
international reach
waremalcomb.com
architecture i planning interiors 3015 112th Ave N E Suite 205 r p 425.670.6706
graphics civil engineering Bellevue. WA 98004 f 425.774.8219
WAIRE NIALCOMB
Leading Design for Commercial Real Estate
Gas Code) with State Amendments, 2015 IFC with State Amendments, 2015 UPC with State Amendments and
Washington State Energy Code (WAC 51-11). The proposed building square footage complies with Allowable
Area requirements for A2, B and M occupancies, for either Type V-A or Type V -B construction. The proposed
plan is for a shell building only with potential A2 and B occupancies. Therefore, automatic fire sprinklers system
is not required based on square footage currently allocated for each occupancy.
Deferred Submittal
Tenant improvement will be submitted separately upon leasing.
Applicant:
Contact:
Owner:
Contact:
Ware Malcomb
3015 112th Ave NE Suite 205
Bellevue, WA 98004
Henry Liu, Project Manager
425.582.5514
Edmonds Village, LLC
1000 2nd Ave #3230
Seattle, WA 98104
Helene Behar, President
206.233.1999
helene@beharcompany.com
internatia hall reach
vraremalc:onrrbxorn
architecture ; planning i interiors 3015 112th Ave N E Suite 205 p 425.670.6706
graphics i civil engineering Bellevue. WA 98004 f 425.774.8219