moreinfo#2_PLN20160054.pdfIf 11C. 199v
February 21, 2017
CITY OF E w ONDS
121 5th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa, yov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
Aidan Bird
Studio Meng Strazzara
2001 Western Avenue, Ste 200
Seattle, WA 98121
Subject: Request for Additional Information and Clarifications
Westgate Village Mixed Use Building
Design Review Application PLN20160054
Dear Mr. Bird,
The City of Edmonds has reviewed the February 2, 2017 resubmittal on the West Gate Village
Mixed Use Building at 10032 Edmonds Way. Additional information and clarifications are
needed for continued review of the application. Please respond to the following so review of
this application can proceed: New comments are in red.
l'1a1111i11 & Division. C;. lmll cllts:
1. SEPA Checklist: Addressed.
2. Plan Consistency: Addressed,
3. Setbacks: Addressed.
4. Massing and Articulation: Addressed.
5. Amenity Space:
a. Not addressed. In addition to the spatial requirements of amenity spaces (a
minimum 15% of the project area) amenity spaces must also meet certain
requirements for how they are structured. ECDC 22.110.070.C.2 and C.3.
Specifically, amenity spaces shall provide a minimum of 20 percent planted
pervious surface area (such as a rain garden, bioswale, turf, groundcover, soil or
mulch). The remaining balance may be any paved surface with a maximum 30
percent impervious paved surface. The area of provided amenity space is
identified; however, it cannot be determined what percentage of the amenity area
is planted pervious surface and what percentage is impervious. Please clearly
identify on the plans how the amenity area complies with the requirements of
ECDC 22.110.070.C.2 and 3.
February 21, 2017 Comment: There is still not enough information to determine
compliance with ECDC 22.110.070.0.2 and C.3. Please identify the square
footage of amenity space that is planted pervious surface area and the square
footage that is paved with inipervio s materials.
b. Pursuant to ECDC 22.110.070.C, sidewalks do not count toward the amenity
space requirement. Addressed.
6. Public Space — Sustainability: Addressed.
7. Height Bonus: In order to be eligible for the height bonus allowed by ECDC 22.110.090,
a project must score at least eight points on the Height Bonus Score Sheet. The
application material indicates the project would score a total of nine points and be eligible
for the height bonus. Some elements are verifiable from reviewing the plans such as the
amount of amenity space, but other elements cannot be determined.
a. Green Building Program will be added as a condition of approval. Once design
review has been approved, the architect will have to submit documentation that
the building has been designed to meet LEED Silver/Built Green 4-5 Rating as
noted on the score sheet.
b. Green Factor score will be added as a condition of approval. Once design review
has been approved, in accordance with ECDC 22.110.070.13.2 the landscape
architect will have to submit the scoresheet with the project plans, certifying that
the plan meets or exceeds the minimum green factor score and other requirements
for the property.
c. See comments in Item 5 above regarding amenity space.
d. The claimed Miscellaneous Points cannot be determined from the application
materials. Please provide the following information so these criteria can be
evaluated:
i. response letter noted car share parking will not be utilized. Identify the
Car -Share Parking areas on the plans (minimum 2 spaces).
ii. Addressed. Identify the parking spaces and charging facilities for electric
cars (minimum 4 spaces). '
iii. Addressed. Identify the bicycle storage and indoor changing facilities on
the plans.
iv. Partially Addressed. Provide a description on how public art will be
integrated into the provided amenity spaces.
February 21, 2017 Comment: A public arl area was identified
in the
amenity space area, however no description was provided on how public
art will be integrated in the provided amenity spaces. Please provide a
8. Stormwater Facilities: Not addressed. The design guidelines for the Westgate Mixed
Use zone contain many references to incorporating low impact development stormwater
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techniques into the overall design of the project (ECDC 22.110.000, 22.110.030,
22.110.050.C.2, 22.110.070, and 22.110.080). While permeable concrete is shown on
some of the parking spaces, the no rain gardens, bioswales or other stormwater technique
referenced in ECDC 22.110 have been addressed. Please provide information and
identify on the plans how the stormwater requirements of ECDC 22.110 and ECDC 18.30
will be met.
February 21, 2017 Comment: The resubmittal response letter notes the storm drainage
and calculations will address these issues. However, no preliminary store) drainage
report has been submitted. These items are key design elements for development within
the Westgate Mixed Use zone which need to be addressed during design review of the
proposal.
9. Lot Line Adjustment: Please note that a lot line adjustment will be required condition
since the amenity space and open space values are calculated on a project area of 48,980
square feet, which does not match the current parcel layout.
February 21, 2017 Comment: As noted in recent conversations, the project area is going
to be adJusted to inch.ide inure of flie site wliicli willl irnpact the animint of anienity space
and open space required.
In addition to the lot line adjustment, covenants must be recorded to ensure that areas left
out of the amenity and open space calculations for the current phase are included in
future phases of redevelopment.
10. Parking Agreement: Given that all of the required parking stalls will not be located on
the subject property after a lot line adjustment, a parking agreement must be recorded to
ensure parking requirements are met. Please note this will be included as a required
condition.
11. Geotechnical Report: February 21, 2017 Comment — The geotechnical report submittal
with the initial application does not address the criteria for geologically hazardous area
in ECDC 23.80. Please submit a revised geotechnical report to be consistent with EC
23.80.050 and address the criteria in ECDC 23.80.060 and ECDC 23.80.070. 1
lin _Jn-g Division Comments:
1. Not addressed. The response letter states this requirement is "understood" and "detailed
storm drainage plans & calculations will be provided with the building permit drawings";
however, a storm drainage report is required at this time to confirm project feasibility. A
preliminary storm drainage report and plan shall be submitted to the City to confirm
project feasibility.
a. Stormwater management system(s) shall be shown with invert elevations at
facilities and connection to City storm system.
b. For those areas where permeable pavement, bio -retention, or other LID technique
is provided as a means of meeting stormwater management requirements,
infiltration rates shall be provided consistent with City of Edmonds requirements.
Refer to Handout E72B & E72D for additional information.
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2. Response letter states "conveyance into planted areas will be achieved where feasible".
This does not entirely address this comment. Clearly show on the plans which low
impact development features are being provided to meet both WMU zone requirements
and stormwater management requirements and which features are being provided to only
meet one or the other. Low Impact Development: ECDC 22.110 WMU Design
Standards requires sustainable site design, including low -impact storm water treatment
systems. As such, the following applies to the project and shall clearly be shown on the
plans:
a. Pervious surfaces shall be integrated into site design and may include: pervious
pavement, pervious pavers and vegetated roofs. Capture and reuse strategies
including the use of rainwater harvesting cisterns may be substituted for the
effective area of pervious surface required.
b. Runoff generated on site shall be routed through a treatment system such as a
structured storm water planter, bioswale, rain garden, pervious pavement, or
cisterns. (Please note, where pervious pavement is provided as a means of also
meeting stormwater management requirements, flows from other adjacent areas
shall not be directed to these permeable pavement systems).
c. Stormwater runoff from sidewalks should be conveyed to planted parkways or
landscaped rain gardens. Overflow from parkways and runoff from the roadways
should be directed into bioswales and/or pervious paving in curbside parking
areas, along the street edges where it can infiltrate into the ground. Perforated
curbs through which street water runoff can flow to open vegetated swales may
also be provided, where feasible. (Please note, where pervious pavement is
provided as a means of also meeting stormwater management requirements, flows
from other adjacent areas shall not be directed to these permeable pavement
systems).
3. As discussed, frontage improvements will not be required along Edmonds Way to the
intersection. The current submittal accurately reflects the frontage improvement limits.
Thank you. As noted during the pre -application meeting on 9/1/2016, the frontage
improvements shall extend along the entire SR-104/Edmonds Way property frontage.
Driveway access points shall be consolidated and the eastern approach shall be removed
consistent with WMU zone requirements and access management plan (shown below).
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4. Addressed. Along a portion of Edmonds Way, the proposal shows the required 5 -foot
wide landscape buffer (between street and sidewalk), as well as an 8 -foot wide sidewalk.
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In providing these required improvements, it appears as though a portion of the sidewalk
will be located on private property. Clearly show or annotate the intent to either dedicate
additional right-of-way to the City or provide a public pedestrian easement.
a. Please note, within the general area of the intersection of 100th St SW and SR -
104, the planting buffer may be reduced or excluded, provided that the sidewalk is
greater than 8 -feet in width.
5. Not addressed. Please clearly show the limits of the maximum 2 -foot wide drive aisle.
An internal circulation drive has been provided through the site. As perpendicular
parking exists along one side of the drive and is proposed along the other, the travel lanes
shall be 24 -feet in width. The goal established within WMU zone is to reduce
impervious surface areas and therefore, the 24 -foot width is also a maximum. Sidewalk
areas that flow through the site shall be a minimum of 6 -feet in width. Please provide a
cross section that confirms these design dimensions.
6. Addressed. Plans indicate Compact parking stalls to the east of Amenity Area 1. Provide
stall dimensions to confirm minimum dimensions of 8 -feet x 16.5 feet.
7. Response letter states contact will be made with Olympic View to obtain their
requirements and determine the feasibility of the project. Please provide co fio i'nation
that they are aware of the proposed project and have found it to be feasible. Water and
sewer utilities fall under the purview of the Olympic View Water & Sewer District.
Please provide confirmation that OVWSD has been made aware of the proposed project
and that the proposal is found to be feasible from their perspective.
According to ECDC 20.02.003.1), the above requested information must be submitted within 90
days (or by May 22, 2017) or the application will expire.
If you have any questions of me, please contact me at 425-771-0220 or via email at
k t -i-1 n liencc'i)ediiiotidswa.g�)v.
S'rarely,
a
�crnen Lien
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Senior Planner
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