PLN20170021_CompleteMoreInformation.pdfCITY OF EDMONDS
121 5t" Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
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May 10, 2017
Shawn Nguy
PACLAND
10135 SE Sunnyside Street, Suite 200
Clackamas, OR 97015
Subject: Letter of Completeness and Request for Additional Information
The Shops @ Aurora Village
Design Review Application PLN20170021
Dear Mr. Nguy,
On behalf of the City of Edmonds Planning Division, I have reviewed the design review application for
the Shops @ Aurora Village project located at 8341 — 244"' Street SW for completeness pursuant to
Edmonds Community Development Code (ECDC) 20.02.002. The City has determined that the
application meets the procedural submission requirements and therefore is complete. Please accept this
letter as the City's notice to applicant of determination of completeness pursuant to ECDC 20.02.003.
While the application is procedurally complete, additional information and clarifications are needed for
continued review of the application. Please respond to the following so review of this application can
proceed:
Planning Division Comments:
1. Landscaping:
a. Type I Landscaping Requirements — Type I landscaping between the subject property and
the residential zoned property to the west of the site. While the landscaping plan on sheet
L-1 indicates some existing trees will be retained, the landscaping shown along the
western property boundary is not consistent with the Type I landscaping requirements as
detailed in ECDC 20.13.030.A. Please revise the landscape plan so the landscaping
along the western property boundary is compliant with the Type I landscaping
requirements.
b. Potential Impact from Adjacent Development — A development on the adjacent property
has proposed to use this property for potential stormwater facilities (File Number
PLN20160053, plans of which have been provided to you). I understand the property
owners are in discussion to potentially grant and utility easement for the stormwater
facility. The location of those stormwater facilities would be in the northwest corner of
the subject property. If an easement is granted, this could alter the landscaping in this
area. Please update the landscaping plans as necessary if the property does grant an
easement for stormwater facilities as noted on the plans under file number
PLN20160053.
2. Signage: Signs are shown on the proposed building elevations and a separate sheet for a free
standing sings. Please note that this design review is not approving any particular signage. Signs
will be approved under separate building permits. It should be noted that signs are being shown
on the west side of the proposed structure. Signs on the west side of the building would not be
consistent with ECDC 20.60.025.A.2 as that facade is not a qualifying frontage (does not contain
a primary public entrance or is frontage along a public street). If the goal is ultimately to have
signage on that facade, pursuant to ECDC 20.60.015.13 the request would be reviewed by
Architectural Design Board.
3. Height calculations: Please provide height calculations for the proposed building.
4. Access improvements: Please note that if there is any regrading and other improvements along
the access road connecting the site to 244"' Street SW, a geotechnical report consistent with the
requirements of ECDC 23.80 will be required.
En ineeriny, Division Comments:
1. The plans indicate a 6-foot walkway connection between the parking lot and the sidewalk along
Highway 99. Please confirm with the City of Shoreline (and provide a response in writing to the
City) that a walkway in this location is acceptable. The grass area along the property frontage
may provide a stormwater benefit that cannot be disturbed/regraded without appropriate design.
2. The subject development falls within the Olympic View Water & Sewer District for water and
sewer utilities. Please provide written confirmation that the District finds the proposed
development to be feasible with regards to water & sewer availability.
Stormwater Comments:
1. A preliminary stormwater report has been submitted to the City to confirm project feasibility.
Please respond to the following:
Background
This is classified as a Large Project because it involves 1 or more acres of land disturbing
activity.
Large Project are subject to Small Site Minimum Requirements 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, and 11.
Minimum Requirement #1— Preparation of Stormwater Site Plan
Comments 1 and 2 shall be addressed as part of the project feasibility review:
1. Stormwater Report, WWHM page 2: Use Puget East rain gage, not Everett rain gage.
This is selected in the project information screen by selecting "Use WSDOT data"
2. Sheet PC-2: Grading to the west of the proposed building will lower the existing grade by
about 1-foot. It should be noted that there is high groundwater in this area.
Comments 3-10 are provided to assist in a more complete civil plan submittal at time of building
permit:
3. Sheet PC-2, CB # 1: Cover for the 12" pipe is less than 12-inches. This will require
ductile iron pipe.
4. Sheet PC-2, CB #2: Cover for the 12" pipe is less than 24-inches. This will require
ductile iron pipe.
5. Sheet PC-2, CB #4: Cover for the 10" pipe is less than 10-inches. This will require
ductile iron pipe.
6. Sheet PC-2, The 148 LF 12" storm line has less than 24-inches cover.
7. Sheet PC-2, Control Structure: Specify IE for 10" and specify slope for 10" pipe.
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8. Sheet PC-2: 10" outlet pipe from Control Structure is shown as S=0.5%, yet calculates as
1.0%
9. Sheet PC-2: "Install New CB" at south end of site will require a Type 2 CB due to depth.
10. Sheet PC-2: The connection to the City's MS4 is shown as a Tee. Connections to the
City's MS4 are allowed at structures only.
Minimum Requirement #2 — Construction Stormwater Pollution Plan
Comments: None
Minimum Requirement #3 — Source Control of Pollution
Comments: None
Minimum Requirement #4 — Preservation of Natural Drainage Systems
Comments: None
Minimum Requirement #5 — Onsite Stormwater Management
Comments: None
Minimum Requirement # 6 — Runoff Treatment
Comments: None
Minimum Requirement #7 — Flow Control
Comments: None
Minimum Requirement #8 — Wetland Protection
Comments: None
Minimum Requirement #9 — Operation and Maintenance
Comments: None
Minimum Requirement # 10 — Offsite Analysis and Mitigation
Comments: None
Minimum Requirement #11— Financial Liability
Comments: None
Fire Department Comments:
1. Sheet PC 1 - Call out the distance/dimensions and turning radius of all fire access roads. Fire
access roads shall comply with the Department of Fire Prevention Emergency Access Standard
(attached in PT).
2. Sheet PC2 - Storm Water vault must be rated to support 75,000lbs point load for aerial fire
apparatus outriggers.
3. Sheet PC3 - Coordinate with the Engineering Division and Fire Prevention for the location of the
vault (DCVA) for the private fire hydrants and fire sprinkler line.
4. Sheet PC3 - Call out Fire Department Connection (FDC) location. Prefer within I O' of either
private hydrant, remote from the building. FDC shall comply with Department of Fire Prevention
FDC Standard.
5. General Note: Provide a Fire Control room for placement of the fire riser and fire alarm control
panel with exterior access.
According to ECDC 20.02.003.1), the above requested information must be submitted within 90 days (or
by August 8, 2017) or the application will expire.
If you have any questions of me, please contact me at 425-771-0220 or via email at
kernen.lien(i�edmondswa.xov.
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Sii Crely,
O
ernen Lien
Senior Planner
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