Loading...
Narrative.pdf4 PROJECT NARRATIVE OCT 02 2015 DEVELOPMENT SERVICES COUNTER PRELIMINARY SHORT SUBDIVISION APPLICATION SITUATED IN NW QUARTER OF SECTION 29, T27, R4W, W.M. AT 21900 HIGHWAY 99, EDMONDS, WASHINGTON PARCEL # 00580700004007 INTRODUCTION Project Overview: The proposed project site consists of an existing 9.14 acre parcel and is currently developed with a vacant one story commercial retail building (currently being remodeled as a Winco) with a footprint of approximately 88,307 square feet and 484 parking spaces. Project Description: This project proposes to partition the existing 9.14 acre parcel into two (2) parcels. The newly created Parcel 1 will be approximately 8.28 acres and will accommodate the existing retail building and the majority of the existing parking area. Parcel 2 will accommodate a new shops building of approximately 6,162 square feet and associated parking on a lot consisting of approximately 0.86 acres. Parcel 2 will be adjacent to 220`h Street SW and is currently an existing parking area. The parking area will be demolished to build the new shops building and associated parking. Applications for building and construction permits were previously submitted to the City under separate cover for this new shops building. Abbreviated Legal Description: Section 29 Township 27 Range 04 Quarter NW Plat SOLNERS 5 ACRE TRS BLK 000 D-07 LOT 1 PER CITY OF ED SP REC UND AFN 200307295008 BEING A PTN TRS 40 THRU 42 SD PLAT TGW LOTS 4 THRU 9 BLK 1 & LOTS 6 THRU 11 BLK 2 PLAT OF PINE LAND ADD TGW LOTS 6 THRU 11 PLAT OF WILLERS ADD TGW A PTN VAC 218TH & 219TH ST SW Land Use Action: The project seeks Preliminary Short Subdivision Approval. Existing Zoning: The zoning for the property is CG2; a General Commercial Zone.. Site Access and Transportation: The overall site is bordered by 220`h Street SW to the south and Highway 99 to the east. Both roadway frontages includes two site access driveway to the project site. The internal site circulation will be provided with drive aisles within the parking lot, allowing full access to bother street frontages by means of access easements or agreements. Utilities: All necessary utilities, including public water and public sanitary sewer, gas, and electrical power will be brought to the site from the surrounding public infrastructure and as indicated on the attached Site Utility Plan. Utilities for the proposed building have been coordinated with the appropriate utility providers. Storm Drainage: Stormwater runoff on the existing site is managed through a system of catch basins and pipes. The stormwater drains to an existing underground stormwater vault where the flows are controlled and water is detained. The existing underground detention vault located north of the project site, was constructed with the original Top Foods development. The underground vault provides stormwater detention for the runoff from the former Top Foods building and the associated asphalt parking lot throughout the site. The existing detention facility discharges runoff into a biofiltration swale west of Hwy 99. Stormwater that flows through the swale is collected by an 18 -inch pipe which also collects overflow from the detention vault, and connects to the existing public storm drainage system located within Hwy 99. This project proposes to develop an approximate 6,162 square foot retail pad building, with associated parking, landscaping, lighting, stormwater and utility improvements. The proposed site improvements will increase the amount of impervious surface in the project area by approximately 6,592 sf (0. 15 ac), and provide 17,758 sf (0.41 ac) of new/replaced asphalt area. Stormwater runoff from the re -developed site will be conveyed to the underground detention vault via curb and gutter and surface flow. To account for 0.15 ac of new impervious area, an underground detention facility will be constructed in the area east of the building below the parking area. The rest of the site drains to the existing catch basins located at the north east limits of the project. Two catch basins will be replaced with FloGard Perk Filter catch basins to provide Phosphorus Treatment for the 0.41 ac of new/replaced asphalt within the project area. Refer to the stormwater report submitted under separate cover for additional information. 20.75.085 Review criteria. The following criteria shall be used to review proposed subdivisions: A. Environmental. 1. Where environmental resources exist, such as trees, streams, ravines or wildlife habitats, the proposal shall be designed to minimize significant adverse impacts to the resources. Permanent restrictions may be imposed on the proposal to avoid impact. Response: Environmental resources do not exist on the project site with the exception of existing trees. While the majority of the existing trees on site will remain, some trees will be removed to accommodate the proposed site plan and building location. This proposal minimizes the significant adverse impacts to the resources to the extent practicable. 2. The proposal shall be designed to minimize grading by using shared driveways and by relating street, house site and lot placement to the existing topography. Response: The existing site is relatively flat and the site grading will closely follow the previous grading for the property. Existing driveway access locations will remain. 3. Where conditions exist which could be hazardous to the future residents of the land to be divided, or to nearby residents or property, such as flood plains, steep slopes or unstable soil or geologic conditions, a subdivision of the hazardous land shall be denied unless the condition can be permanently corrected, consistent with paragraphs A(1) and (2) of this section. Response: The site conditions don't create a hazardous condition to the future residents or nearby residents or the property. 4. The proposal shall be designed to minimize off-site impacts on drainage, views and so forth. Response: The proposed site improvements will mitigate stormwater runoff in compliance with the current code standards to minimize off-site impacts on drainage. The proposed development is within an existing retail parking lot and does not adversely impact off-site views or other similar considerations. B. Lot and Street Layout. 1. Lots shall be designed to contain a usable building area. If the building area would be difficult to develop, the lot shall be redesigned or eliminated, unless special conditions can be imposed on the approval which will ensure that the lot is developed properly. Response: The proposed lots contain usable building area as shown on the proposed Site Plan. 2. Lots shall not front on highways, arterials or collector streets unless there is no other feasible access. Special access provisions, such as shared driveways, turnarounds or frontage streets may be required to minimize traffic hazards. Response: The proposed new lot fronts on 22011 Street SW and proposes the use of existing driveway access locations with the existing parcel. 3. Each lot shall meet the applicable dimensional requirements of the zoning ordinance. Response: The proposed lots meet the dimensional requirements of the CC2 zone. 4. Pedestrian walks or bicycle paths shall be provided to serve schools, parks, public facilities, shorelines and streams where street access is not adequate. Response: The proposed site plan includes new sidewalk connection and construction of new ramps for pedestrian connectivity from the public right of way to the proposed building locations. C. Dedications. 1. The city council may require dedication of land in the proposed subdivision for public use. Response: The proposed site plan doesn't include new right of way dedications. 2. Only the city council may approve a dedication of park land to satisfy the requirements of ECDC 20.75.090. The council may request a review and written recommendation from the planning advisory board. Response: The project doesn't propose dedication of park land. This criterion is not applicable. 3. Any approval of a subdivision shall be conditioned on appropriate dedication of land for streets, including those on the official street map and the preliminary plat. Response: The proposed plat is accessed by 2201h Street SW and Highway 99. No further dedications are required for access to the proposed development. D. Improvements. 1. Improvements which may be required, but are not limited to, streets, curbs, pedestrian walks and bicycle paths, sidewalks, street landscaping, water lines, sewage systems, drainage systems and underground utilities. Response: The proposed project includes provisions for a new shops building and appurtenances. This includes parking area, sidewalks and utility services to the building. 2. The person or body approving a subdivision shall determine the improvements necessary to meet the purposes and requirements of this chapter, and the requirements of: a. ECDC Title 18, Public Works Requirements; Response: This proposal is for a land division. Parcel 1 is an existing retail building and the specific site and building development components of Parcel 2 are addressed as part of a separate application. Private storm drainage will be provided for the newly developed parcel. Public water and public sanitary sewer facilities are present at the site with connection points proposed to be extended to Parcel 2 and public sanitary sewer facilities connecting to the existing public line off of 22011 Street SW. All future utility connections and other improvements will be consistent with the City's current ordinances, standards, plans, and Department of Health where applicable. Improvements along 220`' Street SW frontage are proposed including ramp reconstruction at the access driveway. The proposed improvements are indicated on the attached Preliminary Civil plans. b. Chapter 19.25, Fire Code, as to fire hydrants, water supply and access. This determination shall be based on the recommendations of the community development director, the public works director, and the fire chief. Response: The project proposes relocation of an existing fire hydrant to the west of the proposed building. An existing fire hydrant will remain to the south of the proposed building along the north side of 220`' St. SW. The new building will have fire sprinkler protection and a FDC connection near the SW corner of the building. 3. The use of septic systems may be approved if all of the following conditions are met: a. It is more than 200 feet, multiplied by the number of lots in the proposed subdivision, from the nearest public sewer main to the nearest boundary of the land to be divided. b. The land to be divided is zoned RS -20. c. The public works director and city health officer determine that soil, drainage and slope conditions are satisfactory for septic use and that all requirements of WAC 248-96-090 are met. Response: The project proposes connection to public sanitary sewer system. This criterion is not applicable. E. Flood Plain Management. All subdivision proposals shall comply with the criteria set forth in the Edmonds Community Development Code for flood plain management. [Ord. 3211 § 7, 1998; Ord. 2466, 1984]. Response: The proposed short subdivision has taken into consideration the physical features of the site. Parcel 1 existing improvements will remain and Parcel 2 will be developed with slopes 1 % to 5% away from the proposed building. The project is located within an area having a Zone "X" (areas determined to be outside the 0.2% annual chance floodplain) according to FEMA Flood Insurance Rate Map number 53061 C1 315E, dated November 8, 1999.