Development Proposal.pdfLAND
SURVEYING
December 28, 2016
City Review Staff
City of Edmonds
Development Services Department
121 5th Ave N
Edmonds, WA 98026
RE: ADB, Preliminary, Engineering and Height Variance for
Westgate Woods, a 10 -unit town home project
Review Team:
CIVIL ENGINEERING
The applicant — Westgate Woods LLC, is applying for ADB of a new townhouse project. The project will
have 10 units in two buildings.
Site Description:
The site is located at the intersection of 228th Ste SW, 95th Place West, and Edmonds Way and is comprised
of two tax lots. The project site area is 25,237 square feet (0.58 acres). The site is zoned RM 1.5. The site
is bounded on three sides by developed rights of way, is triangularly shaped and is almost entirely below the
elevations of the surrounding streets and properties. The vegetation is a combination of grasses, tress and
both native and ornamental plantings that have not been maintained in decades. The site is currently vacant
other than an old house foundation. There is evidence of previous filling and excavation, probably related to
a quarry project in the late 1800's that affected the Edmonds Way Corridor from around the intersection of
100th Ave West to near the intersection of 232nd St SW. The quarry operation was followed by road way
development around the site, which appears to have affected the site, then the development and subsequent
removal of a house on the site, followed by the redevelopment of Edmonds Way, which raised the south
property line elevation of the subject site.
Development proposal (including stormwater considerations):
The applicant is proposing to develop the site with two five -unit townhouse buildings. This development will
require the installation of an access drive aisle, stormwater management and utilities. Due to the odd shape
and topography of the site, the installation of the access and stormwater will require elevating the site, which
will in turn affect building heights and subsequently affect roof design. The applicant is submitting
preliminary storm, grading and utility plans as well as a height variance with this application.
The storm design has been developed using the DOE's western Washington 2012 (2014 update) manual.
As of the date of this application the City of Edmonds has not yet adopted that manual. However, we
understand that the application types proposed do not vest, and the City is required by DOE to adopt the
new manual by the first day of 2017. Since this project will be reviewed in 2017, we felt it was appropriate to
use that manual.
As the site is lower than the road, stormwater was a particular concern. In this case, the geotechnical
engineer recommended infiltration. The applicant is pursuing infiltration in this case, but also is proposing an
adequate overflow. The existing 36 -inch concrete stormwater pipe located in Edmonds Way has an invert
depth low enough for us to connect for adequate overflow for large storm events.
C:\Users\johnb\Dropbox\Projects\Westgate Woods\2016 12 20 1st Submittal set\Narrative\Narrative. docx
ISLAND COUNTY
840 SE 8th Avenue, Ste. 102
Oak Harbor, Washington 98177
fel: (360) 675-5973 /fax: (.160) 675-7155
SNOHOMISH COUNTY
125 East Main Street Ste. 104
Monroe, Washington 98272
lel: (360) 794-7811 /fax: (360) 805-9731
Anticipate / Understand / Guide / Deliver
www.Harmseninc.com
SKAGIT COUNTY
603 South First Street
Mount Vernon, Washington 98273
lel. (360) 336-9199 /fax: (360) 981-2637
Westgate Woods Narrative 12/23/2016
PAGE 2OF3
Clearing and Grading
Preliminary Grading calculations indicate approximately 700 cubic yards cut and 1,900 cubic yards fill will be
required to construct the proposed project. For the purposes ensuring that the threshold determination
addresses the highest possible impact, we are adding a 100% factor of safety for the purpose of SEPA
review. Thus we estimate 1,400 cubic yards of cut and 3,800 cubic yards of fill for the purposes of SEPA
review. This number is not reflected on the development plans or application forms because the purpose of
those plans is to produce the closest estimate of yards to be graded based on the submitted information.
The site shape, right of way locations and topography conspire along with the City's anticipated density to
require the complete site to be graded. A reduction in the site disturbance area will result in, not only fewer
dwelling units, but likely no development of the site at all. Thus all vegetation on the site will most likely need
to be removed. The landscape plan anticipates the clearing of the site and the need to replant vegetation
with species meeting the intent of the landscape code and the comprehensive plan.
Compliance with the Design Guidelines and Comprehensive Plan:
This site is challenging as most side of all development face a right of way, and as the grading design limited
roof design choices. For safety reasons site access is limited to eh western end of the 228th St SW frontage.
This access point then requires a safe transition down into site at a slope that still allows the building vehicle
access to function. This requires a six-inch finished floor elevation separation between units. However, roof
lines cannot effectively be constructed with six inch separations in elevation. Because of this the roofline of
the western building is broken once instead of four times to help with visual relief. The buildings' fenestration
ties the facades together and there is ample architectural interest on the facades of each building.
Variance:
The site characteristics lead us to a building height variance for several reasons. First, the fact that the
property is below street level leads to access problems. The access solutions require filling of the site at the
location for the drive aisle, which effectively sets a finished floor elevation for the garage floors, which
effectively sets a required low point for each dwelling unit. This sets the dwelling unit well above the original
grade, handicapping the development in a way no other property in the same zone in the same vicinity is
handicapped. Second, the site characteristics force the building to be stepped. Since the height is
measured from original grade, and since it is measured as an average of the building site, the average
elevation ends up lower than the finished floor elevation as the building works its way up the slope. Third, in
addition to making the drive aisle slope work, fill is required at the south end and at the east end of the drive
aisles to force positive flow into the bio -infiltration cell. The grading to achieve positive drainage effetely
raises finished floors of both buildings, once again handicapping this project in a way that others in the same
zone and in the vicinity would not be handicapped.
Because of each of these circumstances the building heights are proposed at an elevation greater than the
code allows. Building A (the western building) will have a roof elevation of 300.75 (per survey elevations),
where a maximum height of 293.6 would be allowed, and building B proposes a roof elevation of 301.5
where a maximum roof elevation of 295.5 height of
Future Applications and SEPA concerns:
The current application is for ADB review, preliminary grading and drainage review and a building height
variance. The applicant also recognizes that the completed development will require building and site
development permits. Additionally applicant is would like to propose Town House or Unit Lot Subdivision
that would be subject to a SEPA Threshold Determination. The City is in the process of adopting the
ordinance for this process, but the process is incomplete. Due to time constraints, the applicant will apply for
the code amendment so that the ordinance for a townhouse or unit lot subdivision can be approved in time
for this application. Therefore, the applicant is including a 10 lot Unit Lot Formal Subdivisions in the SEPA
threshold determination request. We recognize that the code amendment would also require a SEPA
Threshold determination, but since that determination would be city wide, it seems inappropriate to include a
C:\U^se, s`jaIIruOP ood \2016 12 201stS biniv:I:aO seL\N air irttlirarirvva4re.dou
Westgate Woods Narrative 12/23/2016
PAGE 3OF3
site-specific application with that code amendment. Therefore, the applicant will submit a separate checklist
with the code amendment request.
A complete list of the permits that we expect to be covered by the SEPA Threshold Determination can be
found in the SEPA checklist.
Geotech
In preparation for the application, the applicant requested a geotechnical study for the site. The Geotech found that
the subsurface materials consist of top soils (duff) over unconsolidated human created fill. Under the fill material that
native soil is a sandy gravel consistent with Advance Outwash. (See submitted Geotech report)
Traffic
This project is small enough that no transportation or traffic report is required, and so the applicant has not
consulted with a transportation engineer. The current ITE estimates of townhouse traffic varies depending
on several factors from less than 6 ADT per DU to nearly (but just under) 10 ADT per DU, with on AM and or
PM daily peak trip per DU. In this case ten units are proposed, and therefore the new ADT will be between
60 and 100 trips with 10 peak hour trips.
Project Contacts:
Applicant and property owner:
Westgate Woods, LLC
C/O Bill Booth
2817 NW 94th St.
Seattle, WA 98117
Contact for the project:
John Bissell, AICP
Harmsen & Associates, Inc.
125 East Main Street Ste. 104
Monroe, WA 98272
206-498-3610 (preferred)
360-794-7811 (office)
johnb@harmseninc.com
john@johnbissell.com
Thank you for your considered review of this project. Please contact me at your earliest convenience with any
questions or concerns.
Sincerely
4 zh/n�Bissell, Al
Planning Director
Harmsen & Associates, Inc.
C:\Users\johnb\Dropbox\Projects\Westgate Woods\2016 12 20 1st Submittal set\Narrative\Narrative.docx