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MSC West Pre-Application Meeting Questions with S+BA Comments 10.5.18 (2).pdfi4UTMItid•W_ X-4 I11i*41PI:14 David J DiMarco I AIA • CPHC A 1319 F HOWFL I ST SFATTLF WA 98122 P 206.355.6795 dimarcoarchitecture.com TOTAL PAGE COUNT TRANSMITTAL = 1 1014118 5:15 PM [copies to: MM, SG, JT, AP, LP, KK, DH, NB, GL] QUESTIONS FOR PRE -AP MEETING OCTOBER 11, 2018 PROJECT Main Street Commons West 550 Main Street Edmonds WA 98020 OWNER Seattle -Snohomish Mill Company Inc. 533 5th Ave S Edmonds WA 98020 Christina Wayland, Permit Coordinator Development Services City of Edmonds 121 5th Ave North, 2md Floor Edmonds, WA 98020 ARCHITECT DiMarco Architecture 1319 East Howell Street Seattle WA 98122 CONTRACTOR Sean Giudice Build Love Global LLC 6502 26th Ave NW Seattle WA 98177 Please consider the following initial questions listed here from my studio, our civil and mechanical/electrical/plumbing engineers in preparation of our Pre-Ap Meeting. ARCHITECTURAL 1. The proposed mezzanine is calculated as a 1717sf space (for rollerball and dining) over a 3736sf (for dining and commercial kitchen). Please verify that this approach is sound and that the area of the mezzanine is within acceptable limits per IBC 505.2.1. 2. Is an attic area with restricted headroom (accessed via the mezzanine, above the loading dock area) allowed in addition to the maximum allowable mezzanine area? 3. Should our upper tenant be classified as all A-3 (mini bowling and adjacent dining), or a combination of A-3 (mini bowling) and A-2 (dining)? 4. We understand the City requires that we submit two separate permits, one for alterations to the existing building and one for constructing the new building. Please summarize for us the factors that would impact our decision to either (A) maintain individual parcels for each building, or (B) combine the two existing parcels to have both buildings be on a single parcel? Specifically: Would each parcel have to have it's own issued by DiMarco Architecture received by This Work shall be carried out in accordance with the enclosed supplemental instructions issued in accordance with the Construction Documents. Proceeding with this Work in accordance with these instructions indicates your acknowledgment that there will be no change in the Contract Sum or Contract Time. Any Work that constitutes a change in Contract Sum and/or Time must be processed as a Change Order prior to any Work being done. MM = Mike McMurray, SG = Sean Giudice of Build Love Global LLC, JT = Jim Trueblood of B&T Engineering, AP = Adam Peltier of Peltier Design, LP = Laurie Pfarr of LPD Engineering, KK = Karen Kiest of Karen Kiest Landscape Architects, DH = Diana Hammer of KKLA, NB = Nathan Byers of SIDER + BYERS, GL = Georginna Lucas of S+B. separate utility connections? Would each parcel have to have it's own open space requirements? Would the shared property line have specific setback requirements that would not occur if we established a single parcel for both buildings? 5. The proposed mural wall shown near the southeast corner of the west building is separated from the west building by about 4 feet. Does this distance trigger fire separation requirements? (Le., does this mean that the building's east wall would need a 1-hour rating?) 6. We understand that we would typically be required to create a parapet along the western edge of the building to at least 30 inches above the roof membrane to meet IBC 705.11. In lieu of extending the parapet, we would instead consider altering our roof assembly to achieve a 1-hour fire rating, as described in exception 4. The existing roof structure is 2x6 tongue & groove decking over 5.25"x1Y arched glu-lam beams. What changes could be done to create a 1-hour assembly rating while leaving the existing car decking and glu-lam beams exposed to the interior? Would this have to be done over the entire roof or only within a certain distance from the western property line? 7. We propose a new mezzanine dormer at the western edge of our existing building. If the 3 exterior walls and roof of this dormer are 1-hour rated does this meet Code? 8. Our understanding is that our commercial kitchen meets Code by providing a single means of egress through our dining area. If it needs a second means, can we exit via the receiving area at the southwest corner of the building? With a guardrail along the east side of the loading dock and stair, can the loading dock's south end be left open and still serve as a required exist area? 9. Although not required in the Downtown Business District, we would like to have 8-12 parking spots accessed from the southern property alley. The alley is 15 feet wide. Code requires a 24-foot access behind spots if the access is a two-way. This would require use to shift our 16-foot deep spots 9 feet into our property; wasting a considerable amount of space. Are there any exceptions we can explore to align our spots at the southern property line? CIVIL General: 1. According to City critical areas mapping, there are no Environmentally Critical Areas (ECA) on the site. Please confirm. WATER 2. The City Mapping shows an 8-inch water service extending into the site. Is this a combined domestic and fire service? Does the City have any records of what is in the ground? A "combined" service is a specific term for a single meter for both water and fire. We suggest asking "is this 8" existing service connected to the site's separate fire and water meters?" 3. Ife¢cI, is this standard in the City of Edmonds? If not, will this service be required to be modified? What will be required? A the existing 8" service is connected to both water and fire meters, 4. It is anticipated that these Buildings will have to be serviced separately. Will the connection to the new building be required to be from the Water main in Main Street? The two buildings will need separate water and fire services unless they are one parcel; we already know that. Aren't question 4 and question 5 the same question? 5. If desired, could the water services/Fire services for the new building be off the 8-inch main extension if an easement is granted? 6. Do we need to apply for a water availability on the renovation project? On the new Project? 7. Do we know the static pressure/available fire flow for these two sites? 8. No additional fire hydrant coverage is anticipated for the site. Please confirm. Stormwater: 9. According to maps of the City's drainage basins, the site is located in the Shellabarger watershed. Since the existing on -site commercial building is a zero -lot line structure, runoff from the overall site is primarily generated from the existing surface parking lot. Stormwater runoff from the parking lot sheet flows to the west draining to storm inlets and an associated on -site private drainage line that conveys flow northerly towards the public system in Main Street. Within the public system, stormwater is conveyed further west, then south eventually discharging into Shellabarger Creek, which flows into Edmonds Marsh ultimately out falling into the Puget Sound. We are interpreting this to not be considered a direct discharge thus requiring mitigation, when required, to forested conditions. Please confirm. issued by David DiMarco received by This Work shall be carried out in accordance with the enclosed supplemental instructions issued in accordance with the Construction Documents. Proceeding with this Work in accordance with these instructions indicates your acknowledgment that there will be no change in the Contract Sum or Contract Time. Any Work that constitutes a change in Contract Sum and/or Time must be processed as a Change Order prior to any Work being done. 10. On a recent project the City of Edmonds applied a Retrofit Requirement, Edmonds City Code and Community Development (ECDC), Section 18.30.060.5.b.i., to a project that required the entire project site to be brought up to current codes. Would that code apply to the renovation project? 11. If it does not, we anticipate, since these are separate projects, that if the renovation project does not meet the thresholds to trigger stormwater mitigation, that the adjacent project will have not impact to this designation even though they are under development by the same owner. Please confirm. If the two parcels are combined into a single parcel to streamline utility connections, must the existing building, which is already piped to the common stormwater system, be changed? 12. Based upon the size of each of the lots, is there minimum amount of infiltration testing that is required? 13. The City of Seattle allows for bioretention planters with underdrains be utilized as a BMP for Onsite stormwater management (OSM) while many other jurisdictions do not. Based upon our review of the City of Edmonds Appendix A for the OSM feasibility Criteria, if the soil does not have 0.3"/hour infiltration rate, it is considered infeasible. Additionally, bioretention areas with underdrains are not considered a OSM facility. Please confirm. 14. The discharge location from the site is very shallow thus not anticipated to be able to accept gravity flow from an underground detention system. If pumps are required, what special requirements are associated with a pump system? Frontage: 15. It appears that the frontage is fully improved on both Main Street and 6th Avenue South. Beyond restoration of the frontage where utilities are proposed or driveways are removed, is there any other requirements for improvements on these frontages? MECHANICAL, ELECTRICAL & PLUMBING 1. There is a utility box with a meter inside on the NE corner of the site; a. What does it serve? b. Can we move it? c. If it can be moved, what sort of clearances or other location constraints should be considered? 2. If the project consists of two separate buildings on the same site, would we be able to combine utility services (i.e. having one set of services for the site rather than one per building)? 3. Is it acceptable to move forward with the lighting power reduction option in Section C406 of the Energy Code when the permanent lighting in the tenant areas would be installed later during the tenant fit outs as long as there is the requirement in the lease letters that tenants lighting power densities are 20% under energy code? Thank you, 4-\6 architect of record issued by David DiMarco received by This Work shall be carried out in accordance with the enclosed supplemental instructions issued in accordance with the Construction Documents. Proceeding with this Work in accordance with these instructions indicates your acknowledgment that there will be no change in the Contract Sum or Contract Time. Any Work that constitutes a change in Contract Sum and/or Time must be processed as a Change Order prior to any Work being done.