PLN20110076 - PLN20110078 addtional info 01202012.pdfCITY OF EDMONDS
121 5th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
'Ile. 189.,
January 20, 2012
William Ruecker
1006 SE Grand Avenue #300
Portland, OR 97214
Subject: Request for additional information and clarifications
Walgreens/Bank: Design Review, Conditional Use, and Short Plat Applications
File numbers PLN20110076, PLN20110077, and PLN20110078
Dear Mr. Ruecker,
While this City determined the application for Walgreens and a bank at 9801 Edmonds Way was
procedurally complete on January 17, 2012, additional information and clarifications are needed
for continued review of the applications. Please respond the following items so that we may
continue our review of the development proposal:
1. Landscaping:
a. Please provide additional landscaping along the southern facade of the bank and
parking area adjacent to the sidewalk as shown in the elevation views of the bank.
Additional landscaping in this area will soften the transition between the pavement
and the building consistent with ECDC 20.13.025.B. See the attached landscape plan
with the green highlights identifying areas for additional landscaping. The sidewalk
between the bank and Edmonds Way should be the same width and line up with the
sidewalk and landscape strip on the adjacent western property (TPN
27033600113300) being required as frontage improvements. See the attached
Engineering Division comments regarding frontage improvements on
TPN 27033600113300.
b. Please provide additional landscaping along the southern facade of the Walgreens in
the areas identified on the attached landscape plan. The City would like to see the
sidewalk along the eastern half of the building replaced with a landscaped strip. In
addition to the landscape strip some additional metal trellises between the accent
brick areas would be a nice addition.
c. Type V landscaping is the landscaping on the interior of the parking lot. While the
narrative provides total area of landscaping provided, I am not able to determine what
landscaping is being counted towards the Type V landscaping requirements. Please
provide the area of each of the landscape planter areas (including rain gardens) on the
landscape plans.
2. Signs: Within the application materials, it appears there is a request to increase sign area
for both the sites over the maximum allowed sign area as defined in ECDC 20.60. More
information and clarifications are needed before the Architectural Design Board can fully
evaluate the request.
a. The subject property is zone BN (Neighborhood Business) and pursuant to ECDC
20.60.025 the maximum total permanent sign area is one square foot of sign area for
each lineal foot of wall containing the main public entrance. The application
materials use the terminology of main facade, which does not appear to be equivalent
to the wall containing the main public entrance.
On the Walgreens building it appears the southern facade was used to calculate
allowable sign area while the elevation views do not show a public entrance on the
southern facade. It would appear the main public entrance is along the western
facade which would allow 105 square feet of sign area for the Walgreens building.
Again, for the bank building it appears the main public entrance is along the western
facade which would allow 3 8 square feet for the bank.
ECDC 20.60.015.B.1.d allows the ADB to increase the sign area to a maximum 50%
over that normally allowed by the sign code. Both requests for additional sign area
exceed the amount allowed by sign code.
Also note that the existing free standing sign counts towards the maximum sign area
allowed pursuant to ECDC 20.60.025.A.3, which states that the maximum total
permanent sign area nay be divided between wall, projecting and freestanding signs.
The existing free standing sign also counts against the maximum number of signs per
site.
Please revise the request for additional sign area so it is consistent with the sign code
in ECDC 20.60.
Geotechnical Report: The retaining wall along the northern portion of the property is
integral to the overall design of the project. Without the retaining wall, the proposed
drive-throughs may have to be redesigned. The critical area determination for the
property found a potential landslide hazard area (slopes in excess of 40%) in the location
of the retaining. In order to properly review the proposal for the conditional use permit, a
geotechnical report is needed to ensure a retaining wall at the proposed location is
feasible and that the proposed work within the landslide hazard area will not jeopardize
the slope stability; particularly since there are single family residences constructed above
this sloped area. Please submit a geotechnical report regarding the feasibility of the
retaining wall and any potential impact to slope stability. Refer to ECDC 23.80.050 for
geotechnical report requirements and the report must also make findings identified in
ECDC 23.80.070.A.2
4. Please find the attached comments from the Engineering Division.
The City will issue a Notice of Application pursuant to ECDC 20.03.002 by January 31, 2012;
however, the public meeting before the Architectural Design Board and subsequent public
hearing before the Hearing Examiner cannot be scheduled until the above comments have been
addressed.
Please contact me at 425-771-0220 or via email at lien e,ci.edmonds.wa.us if you have any
questions.
S' cerely,
0
ernen Lien
Associate Planner
Encl: Engineering Division Memorandum
Highlighted Landscape Plan
MEMORANDUM
Date: January 20, 2012
To: Kernen Lien, Planner
From: Jeanie McConnell, Engineering Program Manager
Subject: PLN20110076 - ADB,
PLN20110077 - Conditional Use Permit
PLN20110078 - 2 lot Short Plat
Seven Hills Properties, 9801 Edmonds Way
The comments provided below are based upon review of the preliminary plans & documents
associated with the permit applications noted above. Additional information is requested
from the applicant at this time in order to continue review of the application and provide a
recommendation of approval to the Hearing Examiner for the ADB, CU and subdivision
applications. Please ask the applicant to revise and resubmit plans addressing each of the
comments below.
Please also note, after receiving preliminary short plat approval from the Hearing Examiner,
the applicant will be required to submit a complete set of civil engineering plans to the City
Engineering Division for review and approval prior to recording.
Frontage Improvements
Frontage improvements are to be constructed along both parcels involved in the subject
development. This includes the parcel in which the Robinhood Lanes business currently
exists, as well as the adjacent parking lot parcel. The parking lot parcel is seen as part of
the new development as it is needed for the pharmacy and bank to meet code requirements
for parking. Frontage improvements include curb (if existing is damaged and/or failing),
landscape buffer, and sidewalk.
2. To provide consistency with the transportation comp plan and City code, please revise
plans to show a 5-foot wide landscape buffer and minimum 7-foot wide sidewalk along
the frontage of the development. Along the parking lot parcel, this will narrow down the
width of the landscaping behind the sidewalk and therefore the immediately adjacent
parking area should be reconfigured to some degree. For instance, landscape islands could
be intermixed with the parking stalls; or stalls could be reconfigured as parallel parking
and the landscape area behind the sidewalk could be widened; or the parking stalls could
City of Edmonds
be removed in their entirety and this area could be used to construct a large rain garden
designed to meet on -site stormwater management requirements.
3. Street trees along Edmonds Way shall be Acer Rubrum Bowhall Maple and shall be
spaced at 40-feet on center. Street trees shall be placed a minimum 7 %2 feet from
driveways (additional distance may be required to meet sight distance constraints).
4. There is an existing City planter & irrigation system, as well as a gateway sign located
along the frontage of the Robinhood Lanes property. The City gives approval for this
planter and irrigation system to be removed with the redevelopment of this property. The
gateway sign will need to be replaced in an appropriate location along the frontage. Please
take note of this so it can be addressed during the civil plan review phase of the project.
Stormwater Management
Please provide a preliminary drainage plan for the subject development. Edmonds
Community Development Code Chapter 18.30 and associated stormwater supplement
requires sites over 1 acre to use low impact development (LID) techniques to manage the
stormwater runoff. A couple of rain gardens have been shown on the preliminary plans,
but these alone will not meet the stormwater management requirements for the entire
development. Please provide a preliminary drainage design implementing low impact
development techniques where feasible (infiltration testing will need to be provided). The
design might include rain gardens, pervious pavements, etc. Please refer to comment 2
under Frontage Improvements: some parking could be eliminated or reconfigured to
provide additional area to construct a rain garden. Where LID improvements fall short of
managing the sites' stormwater runoff, alternative measures such as detention will be
necessary. For the preliminary design invert elevations shall be provided at the outfall of
the onsite system and at the point of connection to the City system.
Traffic
Please provide a traffic study that fully analyzes the traffic flows for the development
(refer to City handout E81 for specific requirements) and the impact to 100t" Ave and
Edmonds Way. In addition, the traffic flows within the site shall be analyzed for safe
traffic movements and pedestrian flows analyzed for safe pedestrian flows/crossings.
Grading and Utilities
1. With the short plat documents, please show the location of existing and proposed
underground utility lines, sanitary sewer systems, water. mains and water service lines
adjacent to or within the proposed subdivision.
2. Please provide a grading plan that shows existing and proposed contours and temporary
erosion and sediment control measures.
Thank you
New Rain Gardens:
Landscape will be similar to the roingarden on the PCC NEW SIGN —
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PLANT MATERIALS LISTING:
BOTANICAL NAME OTT. SIZE CONDITION REMARKS
COMMON NAME
TREES
Acer ckci ,tum
5
5-6'
B&B
3 Trunk
Yne Maple
Mm.
Acer rub, m 'Octab.r Glory'
I6
1 1/2' Call.
B&B
October Glory Maple
Acer sacchamm 'Barrett Cola
9
1 1/2" Cd.
B&B
Apola Maple
—
Chamo.c)pada tkoteneie 'Green arrow'
a
6-7'
B&S
Green Mow C1 ...
Frozlnos pe ,,I nica 'Summit'
a
1 1/2'
B&S
Summit Ash
SHRUBS
Fothergila gwdanii
3 Gal.
Con
15-I6-
ireen Arrow Cypress
Dwarf FoNerg,lo
)regon Grape
Gwl then, ahattm
3 Gd.
can
15-19
Said
Rosa . 'NOAMICOG'
2 G.I.
Can
12-I5'
TURE
Soadet Carpet Roe,
Thug accid..tall. •Smaragd'
3-4'
B&S
1VEWAY
Arba ta.
ORNAMENTAL GRASSES
COlomagrmith, w acutinora 'Kad Fo.reler
I Gail.
Can
10-12'
F.=., Reed Gras.
Feetucc owic 'Dip'
I Call.
Can
10-12-
Blue
1
iaFe...,
Pennetum dopec...e.
W
1 G.I.
Cm
10-12'
Fountain Grass
Pende,tum dopecamides 'Hmndn'
I Call.
Can
10-12"
LIIU. Bunny Gras.
GRGUNDCOVER & VINES
8 Summit Ash
laphroe 1
4'
Pol.
24' O.C.
Salal
Ktnn&Hoick
Kirmik
Coastal Strawberry 0
Cl—ati. ammmdii
3 G.I.
Cm,
I Per
24 O.C.
Evergreen Clemali.
Trdli.
WddaleNb chilen.i.
4'
Pots
24 O.C.
Coa,ld Strawberry
Parlh,noch,w, tricuspidala
2 Gal.
Cana
7.5' O.C.
Boston Ivy
Landscape Rocks
Native Bosh
3-5 cu.ft.
I>
RAIN GARDEN PLANT MATERIALS LISTING:
BOTANICAL NAME
QTY.
SIZE
CONDITION
REMARKS
COMMON NAME
TREES
A— tmncat.m . A. platmoide. 'Wamenr.d'
3
1 1/2" Cal.
B&S
Zone 2
Pocinc Sunset M.Pl.
SHRUBS
BANK
coma.
Key..r oag.aaa
3 Gal.
con
zone 1
caallneda andlon
Sdd
3 Cal.
Can
Zone 3
PERENNIALS & ORNAMENTAL GRASSES
Achil.o mil,f lhm
I Call.
Can
Zone 3
W..t.m Yarrow
Poly.lichum munilum
1 Od.
Cca
Zone 3
Swa 1 Fem
HERBACEOUS
t I Asamm coudatum
Wild Ck ge
Ida douglo.ima
Pocif. Coa,t Iris
EMERGENTS
Juncu. fN-.
S". common Ra.n
— Ids d-4,ai
— Pacific Coast Ids
Blue Oat Grass
Little Bunny Grass
325.13'
NOTE: AUTOMATIC IRRIGATION WILL BE PROVIDED
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ARCHITECTURE
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STATE OF
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0 RIGI HAL ISSU E DATE 12.14.11
DRAWN BY AMM CHE(KEDBY H5B
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