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Planning comments.pdfCITY OF EDMONDS 121 5th Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.pov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION "c. 1 g9%3 May 23, 2016 A.D. Shapiro Architects Email: tonys@adshapiro.com Subject: Additional information request, tenant improvement at 18502 70 Ave. W., Edmonds File: BLD20160553 Dear Mr. Shapiro, The property at 18502 76"' Avenue W. is zoned BN (Neighborhood Business). Pursuant to the Edmond Community Development Code (ECDC), section 20.10.030, before a building permit can be issued for this project it must receive design review approval. Therefore, before the planning division can sign off on the building permit please submit the following for design review: 1. On the site plan and building plans please include: A. Color renderings of the elevations provided on sheet Al 10. B. Additional details on the new exterior siding and windows (This can be provided by pictures of the type of siding and windows provided by the manufacturer i.e. cut sheets). C. Provide details of the materials proposed for the walkways and patio areas shown on the site plan. D. Show the location of mechanical equipment and other above ground utility hardware and provide information on proposed screening, if necessary, to screen the equipment from view of the adjacent streets. 2. In addition to the design review information, please amend the landscape plan as follows: A. The landscape treatment along the north and east sides of the building needs to comply with Type IV landscaping per ECDC 20.13.030.D. Type IV landscaping is intended to provide visual relief where clear sight is desired to see signage or into adjacent space for safety concerns. i. Trees shall be deciduous and planted 25 feet on center and the trunk shall be free of branches below six feet in height. Please see page 121 of Appendix F of the Street Tree Plan for appropriate tree species (copy attached). ii. Plant materials which will cover the ground within three years, and which will not exceed three and one-half feet in height. The design criteria found in ECDC section 20.11.030.13 states the following: "Site Treatment. The existing character of the site and the nearby area should be the starting point for the design of the building and all site treatment." The existing landscaping at the other three corners of the intersection of 761b Avenue West and Olympic View Drive provide a mix of ground cover and low growing bushes with small sections of lawn. Please amend the landscape plan to reflect the landscaping at the other three corners. I have included the approved landscape plan for the commercial development located at the northeast corner of the intersection of 76t' Avenue West and Olympic View Drive to assist you in revising your landscape plan. B. Pursuant to ECDC section 20.13.020.J, please include the proposed landscaping in the adjacent rights -of -way between the property line and curb or street edge on the landscape plan. Within the right-of-way, bushes and shrubs are limited to a maximum mature height of three feet. C. Ensure that the sizes and spacing of all proposed plants are consistent with those indicated in ECDC 20.13.015 and indicate all proposed sizes and spacing at installation on the landscape plan. 3. Staff will be reviewing your landscape plan for compliance with the applicable landscaping regulations of Edmonds Community Development Code (ECDC) Chapter 20.13. Please review ECDC Chapter 20.13 and make any necessary changes to the landscaping proposal in order to be consistent with these requirements. 4. Please note that a design review fee of $225 is required for staff's review of the proposed landscaping and building fagade changes. This fee will be added to the total due for the building permit application. Please Note: Additional comments from the Building Division and Engineering Division may require changes to the site plan or building plans. Any revisions should be completed once you have received comments from the other reviewing divisions. Please submit the above requested information to a Development Services Permit Coordinator. Our office hours are Mondays, Tuesdays, Thursdays, and Fridays between 8:OOam and 4:30pm and Wednesday from 8:30 am to noon. If you have any questions, feel free to contact me at (425) 771-0220. Sincerely, Development Services Department - Planning Division Sean Conrad Associate Planner Attachment PL.�NT 5�+��l�UL�� SYMBOL �L BOTANICAL/COMMON NAME SIZE/COMMENTS 6 AGER GIRGINATUM/ b-!O' HT A VINE MAPLE M1N 5 STEMS 10 AGER RUBRUM 'BOWHALL'/ �� � 2 CALIPER COLUMNAR RED MAPLE MATCHED �_ P 12 PINUS NIGRA/ 6-�' HT AUSTRIAN BLACK PINE FULL TO BASE � _ "" GALLUNA 'VIVELLI'/ I GALLON �•� a""�•`' � � SCOTCH HEATHER 18" OG �s �_a Iq GISTUS HYBRIDUS/ 5 GALLON WHITE ROGKROSE ® 6 HEMEROGALLIS 'STELLA D'ORO/ I GALLON DWARF DAYLILY ObQ ILEX GRENATA 'GONVEXA'/ 5 GALLON JAPANESE HOLLY 18" HT MIN © 14 LAVANDULA 'HIDGOTE/ I GALLON ENGLISH LAVENDER M 6 MISGANTHUS 5. `MORi�lING LIGHT`/ 2 GALLON ORNAMENTAL GRA55 M II MYRIGA GALIFORNIGA/ 5 GALLON PACIFIC WAX MYRTLE MIN 24" HT O 62 NANDINA D. 'GULFSTREAM'/ 5 GALLON DWARF NANDINA O 10 PENNISETUM ALOPEGUROIDES 'HAMELN'/ I GALLON DWARF FOUNTAIN GRA55 4 PHORMIUM T. 'ATROPURPUREUM GOMPf,GTUM'/ 5 GALLON COMPACT BRONZE FLAX � ROSA FLOWER CARPET PINK'/ 2 GALLON PINK ROSE 10 SARGOGOGGA RUSGIFOLIA/ 5 GALLON O SWEET BOX Q SEDUM 'AUTUMN JOY'/ I GALLON SEDUM 15 THUJA O. 'SMAR6AARD'/ 4-5' HT EMERALD GREEN ARBORVITAE �� VIBURNUM P. T. 'MARIE511'/ 5 GALLON D� DOUBLEFILE VIBURNUM 30-36" HT �� ARGT05TAf'HYLQS UVA-URSI/ I GALLON �� KINNIKINNIGK 30" OG . LAWN CONTRACTOR TO DETERMINE QUANTITY NEEDED C��N�i��L 1�OT��: I. CONTRACTOR SHALL BE RESPONSIBLE FOR FAMILIARIZING HIMSELF WITH ALL OTHER SITE IMPROVEMENTS PRIOR TO STARTING LANDSCAPE WORK. 2. CONTRACTOR SHALL USE CAUTION WHILE EXCAVATING TO AVOID DISTURBING ANY EXISTING UTILITIES. IF ANY ARE ENCOUNTERED, CONTRACTOR IS TO PROMPTLY ADVISE GENERAL CONTRACTOR. 3• NOTIFY GENERAL CONTRACTOR OR OWNER'S REPRESENTATIVE IF ANY DRAINAGE PROBLEMS ARE FOUND DURING GONSTRUGTION. 4• SOILS THAT HAVE BEEN COMPACTED DURING GONSTRUGTION TD A CEN5ITY GREATER THAN 855� SHALL BE LOOSENED TO A MIN. DEPTH OF 18". A MINIMUM OF 2" OF ORGANIC MATTER SHALL BE ROTOTlLLED INTO EXISTING SOIL TO A 6" DEPTH IN ALL LAWN AND PLANTING AREAS. INCORPORATION OF ORGANIC MATTER MAY BE REDUCED IF ON-511'E SOIL PROVES TO BE ACCEPTABLE TOPSOIL. DETERMINATION SHALL BE BASED ON 501E TEST BY AN ACCREDITED SOIL TESTING LABORATGRY. TE5T5 TO BE RUN INCLUDE pH, SOIL TEXTURE, PERCENT ORGANIC MATTER, AND AN APPROXIMATED SOIL INFILTRATION RATE. 5. ALL PLANT MATERIAL SHALL MEET AAN STANDARDS FOR NURSERY STOCK, LATEST EDITION. PLANT MATERIAL QUANTITIES ARE FOR GONVENIENGE ONLY. CONTRACTOR IS RESPONSIBLE TO VERIFY QUANTITIES FOR HIMSELF. SYMBOLS ON DRAWING HAVE PRIORITY OVER QUANTITIES GIVE ON PLANT SCHEDULE. 6. GROUNDGOVER SHALL BE PLANTED 1N AN EQUILATERAL, TRIANGULAR SPACING PATTERN AT THE ON -CENTER SPACING SHOWN ON THE PLANT SCHEDULE. WHERE GROUNDGOVER ABUTS CURBING, WALKWAYS, SIGNS OR POLES, MINIMUM PLANTING DISTANCE SHALL BE 12" FROM CENTER OF PLANT TO CURBING, WALKS, ETC. MINIMUM PLANTING DISTANCE FROM TREES SHALL BE 14" FROM CENTER OF TREE. GROUNDGOVER SHALL BE INSTALLED THROUGHOUT BEDS IN TYPE II AND TYPE I!I BUFFERS. '7. FIELD ADJUST TREES TO AVOID CONFLICT WITH LOCATION OF STREETLIGHTS, WATER METERS, FIRE HYDRANTS, AND OTHER UTILITY EQUIPMENT. CONSULT WITH LANDSCAPE ARCHITECT IF PROBLEMS ARE ENCOUNTERED. 8. FERTILIZE PLANT MATERIAL WITH AGRO TRANSPLANT FERTILIZER, 4-2-2, AND 21 GRAM TABLETS PER MANUFACTURER'S RECOMMENDATION. q. INSTALL A MINIMUM OF 2" MEDIUM -FINE BARK MULCH IN PLANTING AREAS. INSTALL A 30" DIAMETER CIRCLE OF BARK AROUND TREES IN LAWNS. CONTRACTOR SHALL INSTALL A 6" WIDE BARK MOW STRIP WHEREVER LAWN ABUTS BUILDING. DEPTH OF BARK IN MOW STRIP SHALL BE 2°. 10. CONTRACTOR SHALL MAINTAIN AND WATER PLANT MATERIAL UNTIL OWNER'S FINAL AGGEPTANGE. II. LAWN SHALL BE FROM COUNTRY GREEN TURF FARMS OR APPROVED EQUAL OR SHALL BE HYDROSEEDED WITH A BLEND OF THREE RYE GRA55 VARIETIES APPROVED BY LANDSCAPE ARCHITECT. HYDR05EED SLURRY TO BE COMPOSED OF 4# GRA55 SEED, 2,000� PER AGRER EGO -FIBER MULCH, 8� PER I,000 SF OF I6-16-I6 FERTILIZER AND 50� PER AGER OF TAGKIFIER. SLURRY SHALL BE MIXED IN A I,000 GALLON MINIMUM TANK AND MECHANICALLY AGITATED TO KEEP IT HOMOGENOUS. 12. PLANT MATERIAL SHALL BE WARRANTED FOR A PERIOD OF ONE YEAR FROM DATE OF FINAL AGGEPTANGE. 13. AUTOMATIC IRRIGATION SYSTEM TO BE CONSTRUCTED ACCORDING TO INDUSTRY STANDARDS. POINT OF GONEGTION SHALL BE COMPRISED OF A GATE VALVE, APPROVED DOUBLEGHEGK VALVE, MANUAL DRAIN AND QUICK COUPLER INSTALLED IN ORDER GIVEN. ALL ITEMS SHALL. BE INSTALLED IN PLASTIC VALVE BOXES. BOXES TO BE SQUARE TO EACH OTHER AND PLUMB TO ANY ADJACENT HARD SURFACE_ 14. METER FOR IRRIGATION SYSTEM SHALL BE I" IN SIZE. 15. PROVIDE SEPARATE ZONES FOR SHRUfS AND LAWN AREAS. HEADS AND VALVES TO BE PLASTIC. I6. ALL PIPE EXCEPT SLEEVES UNDER DRIVE AISLES TO BE GLASS 200 PVC. PIPE IN DRIVE AISLES TO BE SCHEDULE 40. SLEEVES TO BE TWICE THE DIAMETER OF THE PIPES INSERTED INTO THEM. at/____ _ _ __ __ � ��' �-'r ter' � /, /,' / ! / Off'/—_,..1- - '� _ _ -- � - •- - _ „_ ..... ..-• - _ _ " 1 - _. _ - . � � � � �' � � '' � / �. ' � / I / �"S/.— _ � - -- _ _ — _ _ _ — -- -- - -- -_ .._ _ - _ _ - - _. _- - Ei�uSTttvrr� �6€�ss�t�,�t-.. —'' G>�/ — - _ � J = ^ .' _ — �. � ^ '' �. _ - _ _ _ _ _ _ - TO- R�M�s1N- — - ,Q�i � �j _ ; t I _. - `, gyp_ — — � — - -_ .� __ ,- — _ .- _._ -_. \ 6p� 4df _ _ - -l-l- __ �.. _ _ /. ��� •�� P y ,�r / �-� • / �� , / r / � /ll_ / / / k� � � , - � � - [1`o-�� � ,' _ � � � c� t- � -� _ �• � \ �� `� "� I I �. .._, �� — �'�owi gyp• . r�, ' ��' 1`�11.+ 4 \ v �� / \ ��' i!if��f-��°�Lr' T'�:�.�.Z .Z���1�•� �� �� - ���ti=ii.% ���=r. 1f 1 1 O•� / � � .° L .�.,�. :�1�` ��1����++ . ,jj` . Q � 1�� '; 1 . — %- + _ i I i � i � �.' ■ 2 STRAND TWISTED 14 bUA6E — GAL. WIRE ENCASED IN I" DIA. REINFORCED RUBBER HOSE � 2-2" X 2" WOOD STAKES / DRIVEN FIRMLY INTO SUBGRADE - STAKE ABOVE FIRST BRANCHES 4 OR A5 NECESSARY FOR FIRM , SUPPORT 2" MiJLGH, TAPER TO GROWN 3" SAUCER FOLD BACK TOP _ I/3 OF BURLAP „��I� s� I FrE�r�•,�xnt� Mlx — 6" COMPACTED MOUND OF BAGKFILL 501E 5.• / %� ` �`� i� 1u1 _,._�� 2 TIMES ROOTBALL DIAM, � � z Q Q � N � , 000 tt1 �t u1 N W Q tV NOTES: INSTALL TREE SO TOP OF ROOTBALL 15 AT SAME LEVEL IT WA5 IN NURSERY. USE THREE WOOD STAKES FOR TREES 3" CALIPER OR LARGER. SPACE EVENLY AROUND TREE, Ti��� PUNT! NCB I��T� I L SCALE: NOT TO SCALE ( GAR ��� I .l' r � � 11 -- PLAGEMI�T' RQGK- MIN. 2' fN ANY DIREGTIO}�1 f __._. I -I �,� .� `j `_ .C1NrI0� Hs/h�Gi�•�ONs . � y savowas�o.ui� - _..__ .._ j `l - . __.. _. .__ �V)r.. ��w�_1 � .J � .._. II � \ .- ... .. fir' _ , L�ND�G�P� P��N SCALE: I"-20'-p" 20 IO O 40 5 5 20 FORM SAUCER WITH 3" GONTINUOU5 RIM SET TOP OF AT NURSERY _ HEIGHT OR — HEIGHT IN GAN SPECIFIED PLANTING MIX. WATER AND STAMP TO REMOVE A!R POCKETS 0 0 �� � r, , `'' 4,,-v '� ��', W w �U �(, -� 'O v 0 -1 � f_�r.� . . 2 TIMES ROOTBALL DIAM. �► �PP�ovEa sr �LA�►�,tlti� •- !2/ iof �, 2" MULCH FEATHERED � �/ �'"� /`�� TO GROWN j� FINIS}+-•Gf�A-DE �C,� PEEL BACK roP Ira OF BURLAP ON fl a B PLANTS. REMQVE_ OR BURY EXCESS ROUGHEN SIDES OF PLANT PlT FERTLIZE PLANTS A5 DESCRIBED IN NOTES � � �!.� � � 1.._ � N.T I NCB ����,v �� N4� � 9 2� SCALE: NOT TD SCALE __m 1�� ��- _� N Q � 'Nn V NQQ_�O � � ��� � v ��QQ � � � '���Q�ZO ���v w Q�v _�-Q�Qrw � �.}-� � u �> J� � a �o `gym � � � N � � � o �. - W6 �Q z z�zz �_°o°��� �v QQ�tt z Q ����o�m�n O -m - O cr � O O � � tY_ o�v � �- U O� N m tIl Q � � r V V � � Q o ct� N �- V �� °� l!_ e~ n z �777 r T_ � � Q in � (`(� �-�-1. DATE: 9/10/02 SHT. OF L - Gateways to Edmonds Gateways to Edmonds are defined in the body of the Streetscape Plan. They are key intersections or series of intersections, and key retail/commercial nodes. All trees shall be a preferred 3inch but not less than 2 inch caliper, as indicated, unless otherwise approved by the City. Recommendations for specific street trees at these gateways are as follows: FIVE CORNERS (212,n Street SW at Main Street, Bowdoin Street, and 84cn Avenue West) Trees placed in the roundabout should have large size and high branching to allow safe sight distance for drivers across the planted area under the trees. Installation size should be a preferred 3 inches but not less than 2 inch caliper with branching at 10 ft. height. These are possible good choices: EI-Quercus rubra / Red Oak EIFQuercus palustris .Crownright. / Crownright Pin Oak EID�'ercidiphyllum japonicum / Katsura Tree m" inko biloba .Autumn Gold. / .A.G.. Maidenhair Tree m4cer rubrum Bowhall. / Bowhall Maple Tree plantings along the five streets or spokes which extend out from the intersection should have the same tree species planted to surround the roundabout with a unifying element. A good choice for this tree would be Acer rubrum `Bowhall,' which is the same tree used on Main Street in downtown. Eventually planting of this tree should extend west along Main Street, from Five Corners to the fountain at 5`h Ave. N, to accent that important connection. WESTGATE (Highway 104 or Edmonds Way at 100th Avenue West) See Appendix C for gateway concept at Westgate. Medians are recommended as well as planting at the four corners of this intersection. Median planting should match the tree selection for Highway 104. Planting at the four corners should accent this as a special intersection. Due to space limitations, if trees are planted, they should allow for safe vehicular sight distance and visibility of storefronts or store signage. These trees could be one of the following species: mPrunus serrulata .Amanagawa. / Amanagawa Cherry EE]Prunus sargentii .Columnaris. / Columnar Sargent Cherry m4cer rubrum 'Bowhall' / Bowhall Maple PERRINVILLE (Olympic View Drive at 76th Avenue West) This intersection has native planting influences as well as retail/commercial elements. Tree selection at the four corners of this intersection could be one selected from the following species: m4cer rubrum 'Karpick' / Karpick Maple m4cer rubrum 'Bowhall' / Bowhall Maple EITraxinus pennsylvancia ' Summit' / Summit Ash There is also space for a large tree species here which could be: =ercidiphyllum japonicum / Katsura Tree Ginkgo biloba 'Autumn Gold' / 'A.G.' Maidenhair Tree APPENDIX F — Street Tree Plan 121