CompleteLetter_AddlInfoReq.pdf
CITY OF EDMONDS
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121 5Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT •PLANNING DIVISION
March 28, 2011
Chris Davidson, AIA
Studio Meng Strazzara
2001 Western Avenue –Suite 200
Seattle WA 98121
RE:File PLN20110007–Design Review for GRE Edmonds Way Mixed Use Project
Greetings,
design reviewmixed use project23014
Thank you for submitting an application for theof a newat
Edmonds Way
in theCommunity Business Edmonds Way and Multiple Residential Edmonds Way
BC-EW & RM-EW
() zones.Your application isalso known asCity of Edmonds file number
PLN20110007.COMPLETE; however, additional
I have determined that your applicationis
information is requested at this time.I am the Planner assigned to your project, so kindly direct any
correspondence through me so that it can continue to be processed in a timely manner.
Please respond to thefollowing issuesin writing at your earliest convenienceso that I may continue to
process your application. Your project is “on hold” until the following are completely addressed:
1.Please note that wewill coordinate public hearing dates for review by the Architectural Design
Board (ADB) once it is reasonably clear that the project can meet the zoning requirements. At the
meeting, the board will need to make findings that the project is both consistent with the zoning
ordinance and the Comprehensive Plan.
2.There is no project name listed on the land use application. Is there a consistent name for this
project that we should be using? The civil sheets and downstream analysis reference the “Edmonds
Way Apartments” and our permit tracking system is just using “GRE Edmonds Way LLC” as the
name of the project
3.There was a lot combination that was applied for and recorded under file number LL-2007-85. The
intent was to combine the smaller parcels into two parcels –one for the RM-EW zone and one that
matched up with the BC-EW zone. The site plans are not consistent with this. Please let me know if
you’ve looked into this matter and how the owner would like to proceed. The lot lines were supposed
to have been eliminated so that setbacks did not have to be an issue. Please review attached map
and let me know if you have any questions.
4.The environmental (SEPA) checklist mentions a geotechnical report, but I don’t see a report in the
file. Please submit a copy of the report that is referenced in the checklist.
5.Wemay decide to use the “optional” DNS process for SEPA –do you have any issues with this?See
WAC 197-11-355 for details.
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Development Services Department –Planning Division | 121 5Avenue North, Edmonds WA 98020 | 425.771.0220
All code citations can be found on the City of Edmonds website: www.ci.edmonds.wa.us.
6.The Traffic Impact Analysis by Gibson mentions 84 apartments and 5800 square feet of specialty
retail. The land use application indicates 86 units (29 apartments, 57 units in the south building +
5800 square feet of commercial/office). Please clarify the number of units proposed and the future
use of the commercial space (this is helpful when determining parking calculations, as different
commercial uses require different parking ratios).
7.Here are some applicable code footnotes that we’ll need to confirm:
For the north building --RM-EW (ECDC 16.30.030.A)
1
Roof only may extend five feet above the stated height limit if all portions of the roof above the
stated height limit have a slope of four inches in 12 inches or greater.
a.Please clearly show the 4/12 slope (or greater) in an elevation view.
6
The maximum base height of any building fronting on Edmonds Way may be increased to 30
feet if the following apply to the site and proposed development:
(c) The proposed development integrates low impact development techniques where reasonably
feasible. For the purposes of this subsection, “low impact development techniques” shall include,
butshall not be limited to, the following: the use of bioswales, green roofs, and grasscrete.
“Reasonably feasible” shall be determined based upon the physical characteristics of the property
and its suitability for the technique; cost alone shall not make the use of the impact development
unreasonable or unfeasible.
b.Please clearly outline how and where you plan to use LID techniques on site. Our Public Works
and Engineering Division will want to take a look at your proposal.
7
In addition to any height bonus under note 6, the building may extend up to an additional five
feet if all portions of the roof above the height limit (after adding the height bonus under note 6)
provide a minimum 15 percent slope or pitch.
c.The standard height limit is 25 feet. Buildings along Edmonds Way may be increased to 30’ if
the three requirements in footnote 6 are met (show LID techniques). Then, you may increase the
height to 35’ if you are able to clearly showthe roof pitch for that portion of the roof between
30’-35’ provide a minimum 15 percent slope. Please include a detail on the plans.
D.Landscaping. In addition to the landscaping requirements set forth in Chapter 20.13ECDC,
any development in the RM –Edmonds Way zone shall retain at least 35 percent of the existing
healthy significant trees within the side and rear setbacks of the development site. The applicant
shall retain an arborist to determine the health of all significant trees within the side and rear
setbacks. For the purposes of this section, “significant tree” shall be defined as any tree with a
caliper greater than six inches measured at four feet above grade. Where it is not reasonably
feasible for the applicant to retain 35 percent of the existing healthy significant trees within the
side and rear setbacks, the applicant may replace any significant trees below the 35 percent
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Development Services Department –Planning Division | 121 5Avenue North, Edmonds WA 98020 | 425.771.0220
All code citations can be found on the City of Edmonds website: www.ci.edmonds.wa.us.
threshold as follows: each significant tree removed that reduces the percentage of retained
significant healthy trees below 35 percent shall be replaced with three new trees, each of no less
than three-inch caliper measured at four feet above grade. \[Ord. 3627 §1, 2007\].
d.
Kindly show this calculation on the plans. Your narrative mentions the retention of 15 trees, but
we’ll need to see how the 35percent threshold is achieved.
For the southbuilding --BC-EW (ECDC 16.50.020.A)
1
The setback for buildings and structures located at or above grade (exempting buildings and
structures entirely below the surface of the ground) shall be 15 feet from the lot line adjacent to
residentially (R) zoned property.
e.The building appears to be setback 15’ –please show this dimension, however, on the site plan.
3
The stated height limit may be increased to 40 feet; provided, that:
(a) The street setback of any proposed building shall be increased to four feet in depth. Type III
landscaping shall be located within this setback. This landscaping may be located immediately
adjacent to the building, or may be combined with other landscaping within or adjoining the
right-of-way. In addition, the third and fourth stories of any proposed building shall be further
stepped back an additional six feet from the street frontage along all street fronts;
f.The third and fourth stories of the building will need to be stepped back so they are 10 feet from
the street property line. Please adjust the elevations and site plan to clearly indicate this step
back.
(c) The proposed development integrates low impact development techniques where reasonably
feasible. For the purposes of this subsection, “low impact development techniques” shall include,
but shall not be limited to, the following: the use of bioswales, green roofs, and grasscrete.
“Reasonably feasible” shall be determined based uponthe physical characteristics of the property
and its suitability for the technique; cost alone shall not render the use of low impact techniques
unreasonable or unfeasible;
g.Again, please provide information on what you plan to do an where you plan to apply LID
techniques on site.
(d) The required setback from R zoned property shall be permanently landscaped with Type I
landscaping permanently maintained by the owner of the BC lot; and
h.Please review the definition of “Type I” landscaping as well as the landscape plan to see if it
can be more in line with the definition. If not, kindly explain how the proposed landscape plan
achieves a similar result along the R-zoned property line.
Type I Landscaping. Type I landscaping is intended to provide a very dense sight barrier to
significantly separate uses and land use districts.
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Development Services Department –Planning Division | 121 5Avenue North, Edmonds WA 98020 | 425.771.0220
All code citations can be found on the City of Edmonds website: www.ci.edmonds.wa.us.
1.Two rows of evergreen trees, a minimum of 10 feet in height and planted at intervals of no
greater than 20 feet on center. The trees must be backed by a sight-obscuring fence a minimum of
five feet high or the required width of the planting area must be increased by 10 feet; and
2.Shrubs a minimum of three and one-half feet in height planted in an area at least five feet in
width, and other plant materials, planted so that the ground will be covered within three years;
3.Alternatively, the trees and shrubs may be planted on an earthen berm at least 15 feet in width
and an average of five feet high along its midline.
4
In addition to any height bonus under note 3, the building may extend up to an additional five
feet if all portions of the building above the height limit (after adding the height bonus under note
3) integrate distinctive architectural features that enhance and are integrated into the overall
design of the building. For purposes of this subsection, distinctive architectural features may
include articulation, changes of materials, offsets, angles or curves of facades, or the use of
distinctive roof forms.
i.Do you plan on utilizing this height bonus? If so, please provide a detail showing how the
building between 40’-45’ are meeting these requirements.
8.Why is there no landscaping along the south building street? See sheet A13, A2. Sheet A16 shows
landscaping. A17 shows a wall of vegetation. Where are the entrances (pathways) to the
commercial space? Please elaborate on how it will look and revise the sheets so they are consistent.
9.Please prepare to explain how you feel the building is modulated. The ADB will likely find it
difficult to making findings in compliance with the code giventhe mass of the buildings as shown.
After the third and fourth stories of the commercial building are stepped back, the look may feel
more modulated than the initial plans.
10.Off street parking regulations in ECDC 17.50 require offices to provide one parking stall for every
400 square feet of gross building square footage and for retail stores to provide one parking stall for
every 300 square feet of gross building square footage. Sheet A5 shows the office parking as 1/600.
Please revise thecalculations and show how the parking requirements can be achieved. You may
need to show about 15 more spaces, depending on the commercial use proposed.
11.The north building’s north elevation appears to be a large blank wall –is there some treatment
(materials or color change) that could help break up the length of this wall?
12.Department Comments:
a.The Fire Districthas commented: “Vehicular egress specifications limit fire access. Additional
fire protection is required in buildings.”Contact Fire Marshal John Westfall at 425.551.1200
with any questions.
b.The Public Works Departmentwondered whatLow Impact Development (LID) were proposed
for this project. Your narrative mentionsthe use ofbioswales and grasscrete, but there are no
details found on the plans. Please elaborate on where and how this will be accomplished.
c.The Engineering Divisionhas included a memo outlining their remaining issues –please see
attached.They have questions about the downstream analysis.
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Development Services Department –Planning Division | 121 5Avenue North, Edmonds WA 98020 | 425.771.0220
All code citations can be found on the City of Edmonds website: www.ci.edmonds.wa.us.
Now that the applicationis considered “complete”Iwillissue a “notice ofapplication.” And once we
collectively decide on a public hearing date, I’ll issue a “notice of hearing.”A determination on your
SEPA application is also in the works. Allnoticeswillbe mailed to property ownerswithin 300 feet of
the subject site and posted ona large whiteland use action sign at the site.A legalnotice willbe
provided to the Everett Heraldand a notice of your project will be published in the newspaper.
After the above issues are addressed, we’ll need to coordinate your public hearing date.ADB meetings
are held across the street from City Hall in the Council Chambers of the Public Safety Complex located
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at 250 5Avenue North, Edmondsat 7:00 PM on the first or third Wednesdayof eachmonth.I will issue
a staff report and make a recommendation to the ADB,which will be mailed to you a week prior to the
meeting.
If you have any questions,please contact me at 425.771.0220, extension 1778or via email at
coccia@ci.edmonds.wa.us.Welook forward to working with you on this project.
Kind regards,
Gina Coccia
Associate Planner
cc:Kernen Lien, Associate Planner
PLN20110007
enc:Engineering Memo
LLA Map
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Development Services Department –Planning Division | 121 5Avenue North, Edmonds WA 98020 | 425.771.0220
All code citations can be found on the City of Edmonds website: www.ci.edmonds.wa.us.
MEMORANDUM
Date:
March 21, 2011
To:
Gina Coccia, Planner
From:
Jeanie McConnell, Engineering Program Manager
Subject:
PLN20110007, ADB Mixed Use Development
GRE Edmonds Way 23014 Edmonds Way
Engineering has reviewed and approved the subject application with the following conditions
to be noted in the staff report.
Compliance with Engineering codes and construction standards will be reviewed with the
building permit application for development of the site. Applicant is encouraged, wherever
feasible, to incorporate pervious pavements, rain gardens and/or other low impact
development techniques into the project design.
A cursory review of the downstream analysis has been completed. The downstream analysis
notes the catch basins will be routed to an approved detention and water quality facility, prior
to discharging to the existing 18 storm drain system in Edmonds Way. Please revise report
as needed to reflect the existing storm drain system in Edmonds Way as 12.
The traffic impact analysis has also been reviewed and the current proposal was found to be
acceptable.
Thank you.
City of Edmonds