PLN20190013 Staff Report with Attachments(o)CITY OF EDMONDS
!2!srh Avenue North, Edmonds WA 98020
Phone: 425.77 L.0220 . Fax: 425.77 LO22 1-' Web : www'ed mon dswa. gov
DEVELOPMENT SERVICES DEPARTMENT' PLANNING DIVISION
c. 189 s
ADMINISTRATIVE DESIGN REVIEW
FtNDtNGS, CONCLUSIONS, AND DECISION
Edmonds Senior Living Facility
P1N20190013
Project:
File Number:
Date of Report:
From:
Proposal:
2019
C)
Keinen Lien, E tal Programs Manager
Application for Administrative Design Review for a new 120-unit senior living
facility located aI21,2OO 72nd Avenue West
SUMMARY OF PROPOSED ACTION:
The subject application is for Design Review of a new 120-unit senior living facility within the
General Commercial (CG) zone. The senior living facility will house a mix of assisted living units
and memory care units. The proposed building will be a six story structure over underground
parking.
Since the project is located within the General Commercial (CG) zone and is not proposed to
exceed 75 feet in height, the proposal is subject to Administrative Design Review as a Type I
decision.
Staff has determined that the proposal is consistent with the urban design objectives of the
Comprehensive Plan and the applicable requirements of the Edmonds Community
Development Code (ECDC), particularly the requirements of the General Commercial (CG) zone,
and issues approval of the design of the project with this staff report'
The following is staff's analysis of the project and decision.
GENERAL INFORMATION:
1,. Owner: JAS Group LLC
2. Applicant: CA Senior Living Holdings
3. Tax Parcel Number: 0058070000040L
4. Location: 2t2O0 72nd Avenue West (Attachment 1 and 14)
il.
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File No. PLN20190013o0,,,,';;i::;Ìi';,r;:;::",;;
5. Zonins: GeneralCommercial (CG) (Attachment 14)
6. Existine Use: The site currently contains a one-story 6,672 square foot medical building and
associated parking.
7. Proposed Use: One-hundred twenty unit senior living facility with associate amenities and
parking.
8. Review Process: Pursuant to ECDC L6.60.030, design review for projects that do not exceed
75 feet in height within the CG zone is to be processed by staff as a Type I administrative
decision. As such, staff will review the design of the proposal and will make the final
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ECDC 16.60.030 (design standards of the general commercial zone), Chapter 2O.I2 ECDC
(District-based Design Review), and the Comprehensive plan.
III. ATTACHMENTS:
t. Land Use Application
2. Applicant Cover Letter
3. Architectural Elevations
4. Architectural Perspectives
5. Architecturai Floor Pians
6. Architectural Diagrams
7. Landscape Plan
8. Preliminary Civils
9. Stormwater Plan
10. Traffic lmpact and Parking Demand Analysis
L1. Parking Demand Analysis
12. Highway 99 Planned Action Review Checklist
L3. SEPA Checklist
1-4. Zoning and Vicinity Map
1"5. South County Fire District Comments
16. Building Division Comments
17. Engineering Memorandum of Compliance
IV SEPA PLANNED ACTION ANATYSIS:
The project site is located within Highway 99 Subarea, which is established as a planned Action
area by Ordinance No. 4079 in accordance with the State Environmental Policy Act (SEpA). The
Planned Action Environmental lmpact Statement (ElS) evaluated the impact of development
within the Highway 99 Subarea for certain anticipated uses up to specific thresholds established
in Ordinance No. 4079. When projects are consistent with the Planned Action SEPA review, no
additional SEPA threshold determination, EIS or additional SPEA review is required. A Highway
99 Planned Action Review Checklist and SEPA checklist was submitted with the application
(Attachments 12 - 13). Section 2 of Attachment L2 documents staff review of the proposal to
determine whether the project qualifies as a planned action consistent with Ordinance No.
4079. The proposed project is consistent with the Planned Action Ordinance and thereby
qualifies as a Planned Action project. The table below summarizes the Planned Actions for the
current application and cumulative total in the Planned Action area.
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V
VI
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File No. PLN20190013
Administrative Design Review
Edmonds Senior Living
-The proposed project would have three less PM peak hour trips than the exiting use
PUBLIC COMMENTS:
Administrative design review for projects within the General Commercial (CG) zone is a Type I
decision subject to the requirements of ECDC 20.L2 (District-Based Design Review) and 20.01
(Staff Decision - No Notice Required). Therefore, no public notice was required for the design
review portion of the subject application.
TECH NICAL REVIEW COMMITTEE:
This application was reviewed and evaluated by Snohomish County Fire District No. 1-, the City's
Building Division, Engineering Division, and Recycling Coordinator.
Snohomish County Fire District No. l- submitted a number of comments that will related to the
building permit review of the project and compliance with the lnternational Fire Code
(Attachment L5). Compliance with these requirements will be verified during building permit
review.
The Building Division did not have any comments on the design review aspects of the proposal
(Attachment 16). Compliance with building code will be reviewed with the building permit
application.
The Engineering Division provided a couple of rounds of comments during the design review
process which were largely addressed by the applicants. Engineering noted the design review
application appears to be consistent with Tile L8 ECDC (Attachment 17). Engineering's approval
of the design review phase of the project does not constitute approval of the improvements as
shown on the submitted plans. Compliance with Engineering codes and construction standards
will be reviewed with the building permit application of the site.
NATURAT ENVIRONMENT:
t. Topographv: The site general slopes to the south with an approximately 6 foot elevation
change from 2'J,2th Street SW to the southern property boundary.
2. Soils: According to the Soil Survey of Snohomish County Area, Washington, the subject s¡te
consists of "Alderwood tJrbon lond complex, I to 7í-percent slopes" soils.
3. Critical Areas: A critical area determination was conducted in 2019 under file number
CR420190048 which found no critical areas on the subject property.
Planned Action Planned Action
Threshold Proposed Cumulative (in Planned
Action area)
Non-residential uses,
including office, retail, service
and medical/health care uses
L,634,685 square
feet of building area 2L,084 sq. ft.39,060 sq. ft
Residential Dwelling Units 3,325 dwelling units 123 units 312 units
Number of new PM peak hour
trips
2,755 PM peak
hour trips -3 trips-87 PM peak hour trips
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NEIGH BORHOOD CHARACTERISTICS:
The subject site and the surrounding properties are located within the General Commercial (CG)
zone. Nearby uses include commercial, multifamily residential and medical (Attachment 14).
COMPREHENSIVE PLAN:
The Comprehensive Plan designation for this site is "Mixed use Commerciol" and it is located
within lhe "Medicol/Highwoy 99 Activity Center." The Comprehensive Plan provides the
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Medicol/Highway 99 VisÍon. The Medicol/Highwoy 99 octivity center is intended to
encouroge the development of o pedestridn and trqnsit oriented area focused on two master
planned developments, Swedish/Edmonds medicol center and Edmonds-Woodway High
School, with o reloted high-intensity development corridor olong Highwoy 99. Highwoy 99 is
chorocterized by o corridor of generally commerciol development with less intense uses or
designed transitions serving as a buffer between adjocent neighborhoods. ln contrast, the
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mixed use, pedestrion-friendly environment, in which buildings ore linked by wolkwoys
served by centrolized pørking, ond plontings ond landscaping promote pedestrion octivity
and o pork-like atmosphere.
The Community Culture and Urban Design Element of the Comprehensive Plan provide general
design guidance intended to provide a set of tools for the City to use to guide development to
result in high quality, well-designed, and sensitive projects that reflect the values of the citizens
of Ednronds. These general design guidelines are analyzed below.
Design Obiedives for Site DesÍgn. The development of parking lots, pedestrian walkwoys and
londscaping features is on integral port of how o building interocts with its site ond its surrounding
environment. Good design and site planning improves occess by pedestrians, bicycles ond
automobiles, minimizes potentiol negotive impocts to odjocent development, reinforces the choracter
ond octivities within a district ond builds o more cohesive ond coherent physicol environment.
A.1 Vehicular Access. Reduce the numbers ond width of driveways (curb cuts) in order to improve
pedestrian, bicycle ond auto sofety.
Findings: The project includes two driveways, with one on 2l-2th Street SW and the second 72nd
Avenue West. The location of the driveways were coordinated with city staff to ensure a safe
distance from the traffic signal at the intersectlon of 2!2th Street andT2nd Avenue.
A.2 Layout of Parking. Locating buildings in proximity to the street to focilitote direct pedestrion
occess ond help define the street edge. Porking should be placed to the side and reor.
Findines: The building is located on the corner in close proximity to the street. A pedestrian area
consistent with the CG zone design standards is provided with direct access from the sidewalk into
the facility near the northwest corner of the building. Parking is provided within the building,
removing its presence from the street edge.
A.3 Connections On- and Offsite. Design site occess ond circulotion within ond between sites to
encouroge linkøges for pedestrions, vehicles, ond bicycles. Special ottention should be poid to
providing ond improving connections to tronsit.
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Findings: The project site is located near two bus stops providing transit service to the site. Vehicular
circulation within the site connects 2L2th Street and 72nd Avenue with two-way vehicular traffic. The
main entry is located on 21.2th Street providing access for pedestrian and to the parking facilities,
which includes bicycle parking.
A.4 Building Entry Locotion. Building entries should be configured to provide clear entry po¡nts to
buildings, be oriented to pedestrion wolkwoys/pathwoys, ond support the overoll intent of the
streetscape environment. Spoce ot the entry for gothering or seoting is desiroble for residentiol or
mixed use buildings.
Findings: The main entrance is located on the primary frontage (21-2th Street SW) which includes
signage, pedestrian connection to the sidewalk and a canopy that is unique to the entrance. Exterior
benches are provided with the activity zone along 2l.2th Street. Seating within the interior space
provides for additional gathering space.
A.5 Setbacks. Creote qnd maintain the londscope ond site chqrocteristics of each neighborhood orea
and provide o common steet frontage tieing each site to its neighbor. Setbacks should be
appropriote to the desired streetscape, providing for trons¡tion oreos between public streets ond
privote building entries where o voriety of octivities and amenities con occur.
Findings: The proposal complies with the setbacks of the CG zone and the pedestrian area
requirements (ECDC 16.60.030.C) creating and active street scape.
A.6 Open Spoce. For residentiol settings, creote green spoces to enhance the visuol attributes of the
development ond provide places for interaction, ploy, seating, and other octivities.
Findings: The building has exterior landscaping surround the main facades, including benches for
pedestrians. An interior courtyard and roof deck with planters are provided for resident's use.
A.7 Building/Site tdentity. Improve pedestrion occess and woy-finding by providing variety in building
forms, colors, moteriols ond individuolity of buildings.
Findings: The building entry is clearly defined with a connecting pathway, canopy element and
signage to help with way finding. Various materials, colors, and façade articulation has been
incorporated in the façade providing a sense of identity.
A.8 Weother Protection. Provide covered wolkwoys ond entries for pedestrian weother protection.
Findings: All pedestrian entries have a canopy element for weather protection.
A.9 Lighting. Provide adequate and oppropriote illumination in olloreos used by øutomobiles, bicycles
ond pedestrians - including building entries, walkways, porking oreos, circulotion oreas and other
open spaces - to support octivity and security.
Findinss: Lighting has been provided at the main entry to the facility and throughout the parking
area providing safe access to and throughout the site.
A.1-0 Signoge. Encourage signage thot provides cleor informotion ond direction for properties ond
businesses while preventing the streetscape from becoming cluttered. Encouroge the use of
grophics ond symbols in signoge to support the city's emphasis on uniqueness ond the orts.
Findings: The main entry includes signage clearly indicating the main access point. Signage is
integrated with the façade and landscaping on 2L2th Street SW.
A.17 Site lJtilities, Storage, Trosh and Mechanical Systems. Minimize the noise, odor ond visual
impocts of utility systems using such feotures as landscoping, building forms, or integroted design.
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File No. PLN20l900l3
AdministraÍne Design Reuiew
Findings: The trash enclosure will be screened with landscaping and trash will be held inside until
necessary for pickup. Other site utilities, storage and mechanical systems will be incorporated on the
interior of the building.
4.72 lntegroting Site Features. lntegrate naturol londscope features ond unique londforms - such qs
rocky outcroppings or significant trees - into site design whenever possible.
Findings: The site does not contain much in the way of natural landscape features or unique
landforms. Trees and vegetation will be integrated around the exterior of the building with the
implemented landscape plan.
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and creote o visuol barrier between incompatible uses. These buffering techniques should olso be
used to soften hord edges (such as the perimeters of parking lots) and reinforce pedestrion ways
ond circulotion routes. Notive plants and roin gordens should be promoted as qlternotives to
lqwns ond runoff retention areas.
Findines: Landscaping consistent with the design standards of the CG zone is being provide. Parking is
located within the building envelope.
Design Objedives lor BuÍlding Form. Building height and modulotion guidelines are essential to
creote diversity in building forms, minimize shqdows cost by taller buildings upon the pedestrion
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from public parks ond building entries os well as street views to the mountoins ond Puget Sound
ore an importont part of Edmonds charocter ond urbon form.
A.14 Building Form. Encouroge new construction to avoid repetitive, monotonous building forms.
Findings: Vertical differentiation, along with material and color changes is used to avoíd a repetitive
monotonous building form.
A.15 Mossing. Reduce the opporent bulk and mass of buildings by encouroging humon scale elements
in building design and/or by subdividing building mqsses vertically or horizontolly.
Findings: Building mass is divided vertically to reduce bulk. Use of material changes help
distinguish the vertical elements. On the ground level, storefront glazing steps back to help
articulate the human scale. Landscaping elements surround the main facades include benches
and planting to connect with the pedestrian area.
A.L6 Roof Modulation. Use roof forms to help identify different programs or functionol oreos within
the building ond support differentiotion of building form ond massing. Roof design, in
combination with woll modulotion, can ollow for additionol light to enter buildings or pedestrion
spoces.
Findings: Roof forms are used to show different programmatic elements and help break up the
massing. Undulation of walls helps break up the mass and provides additional natural light access to
the residential units.
A.77 Woll Modulation. Variatia't in moterials, decorotive elements, or other feotures should be
employed to support pedestrian scole environments ond streetscapes, or to help breok up lorge
building mosses to keep in scole with the surrounding environment.
Findings: On the grounci level a variety of material changes and decorative elements ore
included to help connect the pedestrian scale on the streetscape. At the main entrance there is
acanopyelementandclearsignagetobringthescaleofthemassbacktoahumanscale. Along
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File No. PLN20190013
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the streetscape there are benches and other landscaping features for pedestrian enjoyment.
The top level includes a roof deck that steps back form the main façade.
Design Objectives for Building Foçdde. Building focade objectives ensure thot the exterior of o
buitding - the portion of o building thøt defines the choracter and visuol oppeqronce of o ploce - is of
high quatity ond demonstrotes the strong sense of place ond integrity volued by the residents of the
City of Edmonds.
A.18 Buitding Foçode Design. Encouroge building foçades thot reinforce the appeoronce ond
consistency of streetscape potterns while supporting diversity ond identity in building design.
Findinss: This will be the first building located in this vicinity designed under the CG design standards
and establishing the new streetscape design envisioned with the Highway 99 subarea plan.
A.1-9 Window Voriety ond Articulation. use window size ond plocement to help define the scole and
character of the bu¡ld¡ng. IJse the orgonizotion ond combinotions of window types to reinforce the
streetscope choracter or to provide variotion in a foçode, qs well as provide light and air to the
building interior.
Findings: Storefront windows anchor the building on the corner of the site, creating a connection of
the interior of the building to the exterior. Residential windows are located on levels 2 - 6.
Placement, size, and style vary according to function served.
A.20 Voriotion in Focode Materiols. Employ voriotion in moteriols, colors or design elements on
buitding foçodes to help define the scale and style of the structure. Voriotion in foçode moteriols
can help reduce the opporent bulk of lorger buildings while allowing voriety ond individuolity of
building design.
Findings: The design includes a variety of materials and colors related to the vertical differentiation
of the façade. The contrast between the colors, fenestration, and materials help reduce the bulk of
the building.
APPLICABLE CODES:
t. Chapter 16.60 ECDC (CG - General Commercialì
A. ECDC 16.60.010 Uses
The site is located within the General Commercial (CG) zone and subject to the
requirements of Chapter 16.60 ECDC. The proposed use, a senior living facility, is a
permitted primary use within the CG zone.
B. ECDC 16.60.020 Site development standards - General
Development within the CG zone is subject to the general development standards in the
table in ECDC 16.60.020.A which rovides:
Fifteen feet from all lot lines adjacent to RM or RS zoned property; otherwise no setback is
required by this subsection.
The five-foot minimum width applies only to permitted outdoor auto sales use; otherwise
the minimum is 10 feet.
Maximum
Height
Maximum
Floor Area
Minimum
Lot Area
Minimum
Lot Width
Minimum
Street
Setback
Minimum
Side/Rear
Setback
Zone
753 NoneNoneNone5'f 1O'2 o'f t5'1CG
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File No. PLN20l900l3
Adm itt ist ra I ive Des i gn Rev ietr
Edmonds Senior Living
3 None for structures located within an area designated as a high-rise node on the
comprehensive plan map.
i. Setbacks: CG zone requires a minimum street setback of 10 feet. Side or rear
setbacks are not requ¡red unless the site is directly adjacent to a residentially-zoned
property. As shown on the zoning map (Attachment 1,4), all of the lots directly
adjacent to the subject property are also zoned CG; therefore, neither side or rear
setbacks are required in this case. As such, the only setback required is a l-0-foot
street setback, which is measured from both the northern and eastern property
lines. Based on the dimensions indicated on the site plan, it appears that the project
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will be verified during review of the assoc¡ated building permit application.
¡i. Height: The maximum allowable height within the CG zone is 75 feet. ECDC
16.60.020.8 further notes that
Moximum height for purposes of this chopter need not include railings, chimneys,
mechonical equipment or other exterior building oppurtenonces thot do not
provide ¡nterior livable spoce. ln no cose sholl building oppurtenonces together
comprise more thon 20 percent of the building surfoce orea obove the moximum
height.
According to the architectural elevations provided in Attachment 3, the proposed
building will be constructed to the maximum allowable height. According to the
roof calculations in Attachment 6, the total roof square footage is 18,758 square
feet. Stairs, elevator and mechanical equipment on the roof above the height limit
total 2,700 square feet. This is comprises L4.3 percent of the roof which is
compliant with ECEDC 16.60.01"5.8. The proposed structure appears to be
compliant with the height requirements of the CG zone. Height will also be verified
during building permit application review.
C. ECDC 16.60.020.C Pedestrian Area
The pedestrian area regulations applies to the area adjacent to the street that
encompasses the public right-of-way from the edge of the curb (or, if no curb, from the
edge of pavement) and the street setback area. The pedestrian area is composed of
three zones: the activity zone, the pedestrian zone, and the streetscape zone. The
proposed project has provided a pedestrian area consistent with the requirements of
ECDC 16.60.015 as evidenced on the landscape plan in Attachment 7 on the cross
section of the pedestrian area on Sheet C-1-.0 in Attachment 8.
D. ECDC 16.60.030 contains design standards applicable to CG zone as related to screening
and buffering, access and parking, site design and layout, and building design and
massing:
ECDC 16.30.030.A nins and Bufferins
L. Generol
o. Retoining walls focing adjacent property or public rights-of-way sholl not exceed
seven feet in height. A minimum of four feet of planted terroce is required
betwee n ste ppe d wo I I se g me nts.
Ej¡dines: There are no retaining walls associated with the development.
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Edmonds Senior Living
b. Tree landscoping moy be clustered to soften the view of o building or porking
lot, yet qllow visibility to signoge ond building entry.
Findines: Tree landscaping will primarily be provided within the streetscape zone
along 21-2th Street SW and 72nd Avenue West. No trees are proposed along the
southern or western property lines in order to avoid conflicts with utilities.
c. Stormwater focilities sholl be designed to minimize visuol impacts and ¡ntegrote
londscoping into the design.
Findings: The stormwater vault will be located under the building and not visible
from street view.
d. All porking lots ore required to provide Type V interior londscaping, consistent
with Chopter 20.73 ECDC.
Findinss: Parking is located within the building and screened from neighboring
properties. Type V landscaping is not applicable in this instance.
e. Type t londscoping is required for commerciol, institutional ond medicol uses
odjocent to single-fomily or multifamily zones. The buffer shqll be a minimum of
70 feet in width and continuous in length.
Findings: The subject property is zoned CG as is all the surrounding property
(Attachment 14). Type I landscaping is not applicable to this project.
f. Type I londscoping is required for residentiol porking oreas adiacent to single-
family zones. The buffer sholl be o minimum of four feet in width ond continuous
in length.
Findinss: All parking is located within building and none of the surrounding
properties are zoned single-family. Type I landscaping is not application to this
project.
g. Type t landscaping is required for commerciol ond multifamily uses odiocent to
single-fomily zones. The buffer sholl be a minimum of four feet in width ond 70
feet in height qnd continuous in length.
Findings: The subject property is zoned CG as is all the surrounding property
(Attachment 14). Type I landscaping is not applicable to this project.
h. lf there is a looding zone and/or trosh compoctor oreo next to o single-fomily or
multifamily zone, there sholl be o minimum of o six-foot-high mosonry woll plus
a minimum width oÍ five feet of Type I landscaping. Trash ond utility storoge
elements sholl not be permitted to encrooch within street setbocks or within
setbocks odjocent to single-fomily zones. Mechonicol equipment, including heat
pumps ond other mechonicql elements, sholl not be placed in the setbocks.
Findings: The subject property is not located next a single-family or multi-family
zone. Trash will be collected within the building and only brought outside on pickup
days.
i. Londscope buffers, Type l, shall be used olong the edge of porking oreos
odjocent to single-fomily zones.
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Edmonds Senior Living
Findings: All parking is located within building and none of the surrounding
properties are zoned single-family. Type I landscaping is not application to this
project.
i. Outdoor storoge oreos for commercial uses must be screened from odjocent RS
zones.
Findines: There is no outdoor storage proposed with the project. Additionally, the
subject property is zoned CG and is not located adjacent to any single-family zones.
2. Parking Lots Abutting Streets.
o. Type lV landscoping, minimum five feet wide, is required along oll street
frontoges where porking lots, excluding for outo soles use, abut the street right-
of-way.
Findings: All parking is located within the building. A minimum five-foot wide
landscape strip will be provided within the streetscape zone of 2'J.2rh Street SW and
72nd Avenue W.
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must be londscoped to include o combination of vegetotion and poved
pedestrion oreos.
Findings: The project does not include auto sales.
c. All parking located under the building sholl be completely screened from the
public street by one of the following methods:
i. Wqlls thot hove orchitectural treotment meeting ot leost three of the
elements listed in subsection (O)(Z)(e) of this section;
ii. Type lll plonting ond o grill thot is 25 percent opoque; or
¡i¡. Grill work that is at least 80 percent opqque.
Findinss: All parking associated with the project will be located within an under the
structure. Walls associated with the underground parking have architectural
treatments meeting at least three of the elements listed in ECDC 16.60.030.D.2.e
(Attachment 6).
ECDC 16.30.030.8 Parkins. Acc and Bicvcle Storaee Standards
L. Porking Requirements. Vehicle porking sholl be provided os follows:
o. Nonresidentiol uses, one spoce per 500 squore feet of leasoble building spoce;
ond
b. Residentiol uses, dn averoge of 0.75 space per unit thqt rs /ess thon 700 squore
feet, on overoge of 1.25 porking spoces per unit thot is between 700 ond 1,100
squore feet, ond otherwise L.75 spoces per unit.
c. ln oddition, guest porking for residentiol uses ot a minimum rotio of one guest
space for every 20 required porking spoces.
d. For mixed-use development, o portion of the parking spoces moy be shored
between residentiol ond commerciol uses provided the director finds thot the
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File No. PLN2019001 3
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proposql is supported by o porking study ond/or notionolly recognized porking
stondords and thot the site plon assures occess for all shared parking uses.
e. Porking meeting the nonresidential porking requirements sholl be open to the
public throughout business operating hours.
Findines: As allowed by subsection section 8.3 (below), the applicants provided a
Parking Demand Analysis (Attachment 11) for the project.
2. The first 3,000 squore feet of commerciol spoce in o mixed-use development with a
shored porking plon is exempt from off-street parking requirements.
3. The development services director moy opprove a different ratio for the vehicle
porking required by standards of subsection (B)(1) of this section when on opplicont
submits parking datq illustroting thot the stondords do not occurotely opply to a
specific development. The dota submitted for an alternotive porking rotio sholl
include, ot o minimum, the size ond type of the proposed development, ond the
onticipoted peok ond overoge porking loods of oll uses. The director moy opprove o
porking rotio thot is bosed on the specific type of development ond its primory users
in relotionship to:
o. An anolysis conducted using notionally recognized standards or methodology,
such os is contoined in the Urbon Lond Institute's most recent version of the
publicotion "shored Porking" or the Iotest version of the lnstitute of
Trqnsportotion Engineers publication "Porking Generotion"; or
b. A site-specific porking study that includes doto ond onalysis for one or more of
the following:
i. One-quorter-mile proximity to o bus ropid transit stotion and methodology
thot tokes into occount tronsit-oriented development;
ii. Use of tronsportotion demond manogement policies, including but not
limited to free or subsidized tronsit posses for residents and workers;
¡¡i. On-site cor-shore ond bike-shore facilities;
iv. Uses that serve potients, clients, or tenonts who do not hove the some
vehicle parking needs os the generol population; or
v. Other methods that reduce the need for vehicle parking.
Findinss: A Parking Demand Analysis is provided in Attachment L1". A total of 97
parking spaces are being provided for the project. The applicants have provided
both a parking demand analysis and an evaluation of City Code for parking
requirements as evidenced in the table below. The 97 parking spaces provided is
consistent with the parking demand analysis and city code.
Page I I of20
Units less than 7OO SG 59 '0"75 5r.8
Units bptween TOOSG - UOO Se ?3 '!.25 28.8
Memory Care Units 34 /3 I.3
TÕTAL 918
One guest spôce per 2O required parking spaces 46
File No. PLN20190013
Administrative Design Review
Edmonds Senior Living
Units ParkinE requ¡red
4. All off-street surface porking sholl be located to the side or reor of the primary
building, except os otherwise ollowed by this chopter, and sholl be screened from
the sidewalk by o woll or plontings between two to four feet in height. Outdoor
parking oreos sholl comprise 40 percent or less of the public street frontoge area
within 700 feet of the primary street for the lot or troct ond, on corner lots, moy not
be locoted ot the corner. The requirements of this subsection do not opply to
permitted quta soles uses.
Findines: All parking will be located within the building and located to the side and
rear of the primary building and within an underground portion of the parking
garage.
5. Electric Vehicle Chorging Stations. One or more electric vehicle charging stotions
must be provided for oll new development thot includes housing. Required chorging
stotions sholl be instolled to serve ot leost 70 percent of the required residentiol
porking stalls. ln oddition, either odditionol stotions or planned capocity (or a
combination thereof) thot con double the amount of initially required stotions shall
be provided. For this subsection, "plonned capocity" meqns site design ond
construction that includes electricol wiring connection ond ventilotion, compliont
chorging stotions.
Findings: The project plans have identified 10 EV parking spaces within the
underground portion of the parking garage along with the location of an additional
l-0 future EV parking spaces.
6. Bicycle Storage Spoces. Bicycle storage spaces for multifomily housing, excluding
housing for ossisted living or other specialized focilities where the development
services director finds thot the torgeted population is not likely to use bicycles, sholl
be provided for residents at a rotio of one bicycle storoge spoce for each residentiol
unit under 700 squore feet and two bicycle storoge spqces for eoch residential unit
greoter thon 700 squore feet. Bicycle storoge spaces sholl consist of storoge rocks,
lockers, or other secure spoce to occommodote sheltered, safe, ond convenient
bicycle storoge for building residents. Such spoce may be in o vehicle porking garoge
or another appropriote locotion but shall not be provided os open storage on o deck
or bolcony. Where sheltered bicycle storoge is being provided within o dedicated
common space of the building, the totol number of required bicycle storoge spoces
may be reduced by up to 50 percent from thot which is otherwise required; provided,
that one or more secure bicycle rocks, useoble by visitors, for at leost four bicycles is
provided within the front setbock of the property.
the city's building codes;to sapport potentiol or octual fature electric vehicle
Page 12 of20
File No. PLN20190013
^
O -, r, t; ;i ::;O? ;: f ; : ;:;: ;;
Findinss: The Edmonds Senior Living Facility is an assisted living facility with a
populations that is not likely to use bicycles. However, visitors and employees of
the site may commute to the site via bicycle. The proposal will include bicycle
parking spaces for L0 bicycles located near the primary entrance to the facility
(Attachment 5).
7. Driveways Accessing Highwoy 99. All driveway connections to Highwoy 99 must
meet the applicoble requirements of the Woshington Stote Deportment of
Tronsportotion, including minimum requirements for distonce between drivewoy
access connections, which may be up to 250 feet to help promote troffic safety ond
m i n i m ize pe d estri o n-ve h i cle co nfl i cts.
Findings: The subject site is not located on Highway 99, so this criteria is not
applicable.
8. Paths within Porking Lots.
o. Pedestrian poths in porking lots sholl be delineated by separote poved routes
that meet Íederol accessibility requirements ond thot use o voriotion in textures
ond/or colors ond moy include londscope bqrriers ond landscape islands.
b. Pedestrion poths sholl be provided ot least every 180 feet within porking lots.
These shall be designed to provide occess to on-site buildings qs well os to
pedestrion wolkways thot border the development.
c. Pedestrian poths sholl be o minimum of six feet in width ond shqll be seporated
from the porking orea either horizontølly or verticolly (e.9., with curbs). Where
poths cross vehiculor lones, raised troffic tobles should be considered if feosible.
d. Parking lots sholl have pedestrion connections to the moin sidewolk ot o
minimum of every 700 feet.
Findings: Pedestrian paths in the parking have been provided by clearly marking
paths across drive aisles with high visibility reflective paint. lmmediately adjacent
to the conditioned space and front entry a 6 inch raised surface will be provided
and tied into the exterior side walk to further separate pedestrian from vehicular
traffic (Attachment 5).
9. Bonus for Porking Below or Above Ground Floor.
o. For projects where ot leost 50 percent of the parking is below or obove the
ground floor of the building, the following stondards may be applied regordless
of ony ECDC standords thot otherwise conflict:
i. The minimum drive oisle width may be reduced to 22 feet.
ii. The moximum romp slope moy be increased to 20 percent.
iii. A mixture of f:ill and reduced width parking stalls may be provided without
demonstrating the stolls could olso be provided ot full width dimensions.
Findinss: Over 50% of the parking is below the ground floor of the building. The
project will provide a minimum drive aisle of 22 feet in the basement parking area.
Page l3 of20
File No. PLN20l900l3
^, ^, r, t; ;i ::;f ;:: f; : ;:;: ;;
1-0. Drive-Through Facilities. Drive-through facilities such os, but not limited to, bonks,
cleoners, fost food, drug stores, ond espresso stonds, shall comply with the
following:
o. Drive-through windows ond stocking lanes sholl not be locoted olong the
focodes of the bu¡lding thot face o street.
b. No more thon one direct entrance or exit from the drive-through sholl be
ollowed as o seporote curb cut onto an adjoining street.
Findings: No drive-through facilities are included with the proposed development.
77. Pedestrion ond Transit Access.
o. Pedestrian building entries must connect directly to the public sidewolk ond to
a dj ace nt deve lopme nts if fe osi ble.
Findines: The primary pedestrian entrance is directly connected to the public
sidewalk along 21-2th Street SW. Pedestrian entrance on the 72nd Avenue W façade
is also directly connected to the public sidewalk.
b. lnternol pedestrion routes sholl extend to the property line ond connect to
existing pedestrion routes where opplicoble. Potential future connections sholl
olso be identified such thot pedestrian oeeess between develoBments con occur
without wolking in the porking or occess qreqs.
Findings: The public sidewalks along the frontages of 212th Street SW and 72nd
Avenue W transition and connect to the existing sidewalks on each side of the
development.
c. Where o tronsit stotion or bus stop is locoted in front of or odjocent to o porcel,
pedestrion connections linking the station or stop directly to the development
ore required.
Findinss: There are no transit stops in front of or adjacent to the subject property.
d. Pedestrian routes sholl connect buildings on the same site to eoch other.
Findings: There will only be one structure on the site.
ECDC 16.60.030.C Site Desien and Lavout
Overoll, the design ond use of eoch site sholl be bosed on the building/street relotionship
ond on the integration of pedestrian feotures. This will toke the form of either o
pedestrion-oriented design oreo or an olternotive wolkoble design orea, as described in
subsections (C)(1) and (2) of this section; provided, that an exceptions process, pursuont
to subsection (C)(3) of this section, moy be ollowed under the provisions of this section.
Additionol site design ond loyout stondords in this section must olso be meL
L. Pedestr¡an-Oriented Design Areo. Unless otherwise permitted under subsection
(C)(2) or (3) of this section, development must meet the requirements of th¡s
subsection for o pedestrian-oriented design areo.
a. Primory Frontoge. At leost 50 percent of o building's facade focing the primary
public street shall be locoted within 20 feet of the property line where the
primary street frontoge exists. The illustrotion below provides an example of th¡s
concept. The requirement does not apply to buildings thot are behind another
Page Ì4 of20
File No. PLN20190013
^r.-,';;i::;r?í',:,i:;:;:;;
building on the some lot when the other building hos o footprint of dt leost
3,000 square feet ond hos met the requ¡rement. Where site constroints preclude
strict complionce with the requirement, the building Iine shqll be meosured one
foot behind the line creoted by thot constroint. On a corner lot or o lot with
frontoges on multiple streets, the development services director sholl determine
the primory street frontoge considering the following:
i. The street clossification of the odjocent streets;
ii. The prevoiling orientotion oÍ other buildings in the oreo;
iii. The length of the block face on which the building is locoted; or
iv. Unique choracteristics of the lot or street.
Findinss: All of the proposed building will be located within L0 feet of the right-of-
way along both 212th Street SW and 72nd Avenue W.
b. The building must include o prominent pedestriøn entry on the primory frontoge.
Vehicle porking, other than where permitted for vehicle soles use, shall not be
locoted within the first 20 feet of the primory street frontage. The first 20 feet of
the primory street frontoge may include building spoce, londscaping, ortwork,
seoting oreas, outdoor displays, and pedestrion ond bicycle focilities.
Findings: A prominent pedestrian entry on the primary frontage will be provided at
the primary entrance along2L2th Street SW
4. Amenity Spoce. Amenity spoce is intended to provide residents, employees, ond
visitors with ploces for o voriety of outdoor octivities.
o. An oreø equivolent to ot leost five percent of the building footprint sholl be
provided os omenity spoce. lf o vehicle porking areo is being odded to the site
without the concurrent development of o building of ot leost 2,000 square feet,
omenity spoce must be provided to equol ot leost five percent of the odditional
porking areo.
Findinss: The proposed building has a footprint of 27,3I2 square feet, which
requires 1,365 square feet of amenity space. A total of 4,726 square feet of amenity
space is being provided in two locations within the development.
b. The omenity spoce shall be outdoor spoce thot incorporotes pedestrion-oriented
feotures, such as, but not limited to, seoting, pqths, gozebos, dining tobles,
pedestrion-scole lighting, ond ortwork. A minimum of 70 percent of the required
amenity spoce sholl be comprised of plontings, which moy include tree conopy
areos and other shode or screening features. Nqtive vegetotion is encouraged.
Findings: The two spaces providing the required amenity space are located in
outdoor spaces. 2,895 square feet is being provided in the Memory Care Ccurtyard
on the second level of the building and an additional 1,83L square feet is provided
on the 6th Floor Deck. Planters comprise 657 square feet of the amenity space
which ist4% of the provided amenity space.
c. The mojority of the required amenity spoce must be provided in one or more of
the following forms:
Page l5 of20
o o*,,1 lÍ"1 i, Ët!;': ;:: : :
Edmonds Senior Living
i. Recreotion oreos: qn open spoce avoilable for recreqtion. The oreo may be
spatiolly defined by landscaping rather thon building frontages. lts surfoce
sholl consist primorily of hordy groundcover or q moteriol conducive to
playground or recreotionol use. Decorotive landscope features, such as
flower beds, shall not comprise more than 1-5 percent of the totol orea.
ii. Plazas: qn open spoce ovoiloble for community gothering and commerciol
octivities. A plazo sholl be spotially defined primorily by either building
focodes, with strong connections to interior uses, or close proximity to the
public sidewolk, especiolly ot the intersection of streets. lts surfoce sholl be
primoriiy harcíscape; provicieci, thot trees, shacie canopies, onci other
londscaping, os well os woter features ond ortwork, moy add visual or
environmentol features to the spoce.
iii. Squores or courtyords: on open spoce ovoiloble for unstructured recreation
or community gathering purposes. A squore is spotiolly defined by building
facades w¡th strong connections to interior uses. /ts surface sholl be
primorily hordscape, supplemented by trees and other landscoping. Wqter
features ond ortwork are optionai.
iv. Exception. A community gorden may comprise o portion of any amenity
^-^,,;Å^) +L^+ :+,JPULC, P' VVtUCU, LttUL 'L,
(A) ls locoted more thon 20 feet from o primory street frontoge;
(B) ls dedicoted to ongoing use by residents of the site, including for
growing edible produce; ond
(C) lncludes facilities for wotering the gorden ond storing garden supplies.
Findinss: Amenity space will be provided in the form of an internal courtyard for
the memory care patients and a large resident use deck on the 6th floor.
5. Lighting. All lighting sholl be shielded ond directed downword and owoy from
odjacent porcels. This moy be ochieved through lower poles at the property lines
ond/or full "cut off" fixtures.
o. Porking lots shall have lighting poles thot qre q maximum of 25 feet in height.
Pedestrion paths or wolkwoys ond outdoor steps sholl hove pedestrian-scoled
lighting focused on the trovel poth. Pole height shall be o moximum of 14 feet,
olthough lighting bollords are preferred.
b. For pedestrian poths ond wolkwoys on internol portions of the site, solar-
powered lighting moy be sufficient.
c. Entries shall have lighting for sofety qnd visibility integroted with the
building/conopy.
Findings: Lighting has been provided at the main entry to the facility and
throughout the parking area providing safe access to and throughout the site.
Page l6 of20
File No. PLN21I900l3
A dmin istrat ive De si gn Reviev
Edmonds Senior Living
ECDC 16.60.030.D Buildine Desisn Standards
7. Generol. To provide voriety qnd interest in appeorance, the following des¡gn
elements should be considered, ond o project shall demonstrqte how ot leost four of
the elements will be used to vary the design of the s¡te:
q. Building mossing and unit loyout;
b. Plocement of structures ond setbocks;
c. Location of pedestrian and vehiculor focilities;
d. Composition and choracter of open spoce, plont moteriols ond street trees;
e. Variety in orchitectural elements, focode orticulotion, ond/or building moteriols;
f. Roof voriotion in slope, height ond/or moteriols.
Findings: The Edmonds Senior Living Community will house underground parking,
parking and resident amenity space and service space on level L, and memory care
units and specific memory care amenities on level 2. The applicant notes these
three levels are best served with a rectangular floor plan. Floors 3 through 6 serve
assisted living units, the form of the building changes from rectangular form to a
"C" shaped form, allowing exterior glazing for each assisted living unit. The façade
of the building will contain a variety of architectural elements including various
building materials, façade articulation and variation in roof height.
2. Building Design ond Massing.
o. Buildings shall convey o visually distinct "bdse" ond "top," which moy be
ochieved through differences in mossing elements ond/or orchitecturol detoils.
Findings: A concrete base with a mixture of storefront glazing will convey visual
distinctions between the top and bottom floors, with fiber cement panel siding
articulating the middle and top bands of the building.
b. The bulk ond scole of buildings of over 3,000 squore feet in footprint shall be
mitigoted through the use of mossing ond design elements such as focade
orticulotion ond modulation, setbocks, step-bocks, distinctive roof lines or forms,
and other design details.
Findinss: The proposed building is setback L0 feet from the property line and the
building mass is divided vertically to reduce the bulk appearance. Use of material
changes help distinguish the vertical elements. Balconies create visual relief to the
facades along the primary and secondary frontages while the 6th Floor deck and
sloped roof over the 6th floor common area provide modulation and differentiation
in the roof form.
c. Primary Frontoge. On the primory frontage, to provide visuql connection
between activities inside and outside the building, 50 percent of the building
focode between two and 70 feet in height, os meosured from the adjocent
sidewolk, shall be comprised of windows or doors thot are transporent, the
bottom of which may not be more thon four feet above the odjacent sidewalk. A
deporture from this stondard moy be opproved when the focode will not be
visible from the public street due to the plocement of other buildings on the site;
Page 17 of20
^o-,,I::,i:;';"!,:rl';::,'":-Edmonds Senior Living
provided, that the requirements of subsection (D)(2)(e) of this section sholl
opply.
Findings: There is a total of 1,549 square feet of building area between two and L0
feet along the primary frontage (which has been determined to be 2L2th Street SW).
Of this area, L,098 square feet or 7I% of this area is transparent and thus compliant
with this criterion (Attachment 6).
i. On the primory frontoge, no vehicle parking sholl be locoted within the first
20 feet of the first level of o building focing the street except where such
porking is underground.
Findinss: There is no vehicle parking proposed to be located within the first 20 feet
of the building facing 2l-2th Street SW.
d. All Other Building Frontoges. All street-focing focades within 30 feet of o public
street, other thon for the primary frontoge or those focing an olley or the lost
block of o dead-end street, sholl comply with the stondord below.
i. Thirty percent of the building focode between two and 1-0 feet in height sholl
be made of windows or doors thqt are tronsporent, the bottom of which
moy not be more thon four feet obove the odjocent sidewalk. Windows sholl
nni hø mirrnrø¡'l ar hnttø nlncc finfarl ¡',lnrl¿ar +hnn /lfl ^ôr.ôñ'È in nr¡.1ør f^ mòôfvs¡ r\ç, Lttwtt -v PL, LLrrr
this requirement.
Findings: There is a total of 1,205 square feet of building area between two and 10
feet along the secondary frontage. Of this area, 438 square feet or 37% of this area
is transparent and thus compliant with this criterion (Attachment 6). Transparency
of the windows will be verified with the building permit review.
e. Woll Treotment. Building focodes not subject to oll requirements of subsection
(O)(Z)(c) or (d) of this section qre intended to not disploy blank, unattractive
wolls to the public or to other building tenonts. To accomplish this, wolls greater
thøn 30 feet in length shall have qrchitecturol treotment thot incorporotes at
leost four of the following elements into the design of the focade:
i. Mosonry (except for flot concrete block).
ii. Concrete or mosonry plinth ot the bose of the woll.
ii¡. Belt courses of o different texture ond color.
iv. Projecting cornice.
v. Projecting metal or wood canopy.
vi. Decorqtive tilework.
vii. Trellis contoining plonting.
viii. Medallions.
ix. Artwork or woll grophics.
x. Vertical differentiøtion.
xi. Decorative Iighting fixtures.
xii. Glazing.
Page l8 of20
XI
xil.
o o *,,I kT;,'#,ll' ;::,::
Edmonds Senior Living
xiii. An orchitecturol element not listed obove thot is approved by the director to
meet the intent of this subsection.
Findings: The north elevation includes a projecting metal canopy, vertical
differentiation, wall graphics, and glazing. The east elevation includes a concrete
plinth at the base of the wall, vertical differentiation, glazing and a projecting metal
canopy. The south elevation includes a concrete plinth, vertical differentiation,
glazing and a vertical metal rope trellis system with plantings. The west elevation
includes a concrete plinth, projecting metal canopy, vertical differentiation, and
glazing (Attachments 3 and 6).
2. ECDC 20.12 (District-Based Desien Review)
Pursuant to ECDC 20.10.010.8, since the subject site is located within the General
Commercial (CG) zone as well as Medical/Highway 99 activity center, the proposal is subject
to District-based Design Review under the requirements of ECDC 2O.I2. ECDC 16.60.030
requires that such design review be conducted by the Architectural Design Board (ADB) only
if the project includes buildings exceeding 75 feet in the CG zone and specifies that projects
not exceeding this height limit may be reviewed by staff as a Type I decision. As such, the
proposal is subject to administrative District-based Design Review since the proposed
building will not exceed 75 feet in height. As part of the design review, staff must find that
the proposed development is cons¡stent with both the Comprehensive Plan and the Zoning
Ordinance. Specifically, design standards applicable to the CG zone are provided in ECDC
16.60.030.
Compliance with the design criteria of the Comprehensive Plan as well as the Zoning
Ordinance (ECDC 16.60.030) is discussed above. Staff finds that the project meets the
applicable District-based Design Review criteria.
CONCLUSION:
Based on the above analysis of the project proposal, it has been determined thatthe proposalis
consistent with the urban design objectives of the Comprehensive Plan and the applicable
requirements of the Edmonds Community Development Code (ECDC), particularly the
requirements of the General Commercial (CG) zone.
DECISION:
Based on the facts, conclusions, and attachments to this report, staff finds that the design
review for File No. P1N20190013 is APPROVED.
EXPIRATION:
Unless the owner submits a fully completed building permit application necessary to bring
about the approved alterations, ot, if no building permit application is required,
substantially commences the use allowed within L8 months from the date of approval, ADB
or hearing examiner approval shall expire and be null and void, unless the owner files a fully
completed application for an extension of time prior to the expiration date'
xilt.
Page I9 of20
File No. PLN21|900l3
Administlqtive Design Review
Edmonds Senior Living
Any person wishing to file an extension should contact the Planning Division at 425.771*0220
for further procedural information.
XIV. PARTIES OF RECORD:
City of Edmonds
L2L 5th Avenue North
Edmonds, WA 98020
JAS Group LLC
L54 Lake Washington BLVD E
Seattle, WA 981L2
Michael Duggan
CA Senior Living Holdings, LLC
130 E. Randolph, Ste. 2100
Chicago, lL 60601
Page 20 of20
City of Edmonds
Land Use Application $Eñuii:ïi:'
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FIEARING DAÎE
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ARCHITECTURâL DESIGN REVIEW
! CoMPREHENSIVEPLANAMENDMENT
fl CoNDIïoNAt UsePsnvtr
Ú HOME OCCUPATION
T FoRMÀL SUBDIVISION
o SHonrSueolv¡sloN
D LOT LÍNE ADJUSTMENT
N PLANNEDRESIDENTIALDEVELOPMENTD OFFfCIAL STREET MAP AMENDMENT
Ú STREETVACATIONo R¡zoNs
O SHoRËLINE PERMIT
N VARIANCE I RE^SONABLE USE EXCEPTION
t OrgeR:-
. PLEASE NOTE TNÁT ALL iNFORIIÍAîTON CONTAINED IYITTTIN TlTE APPLICATION IS A PUBL'C RECORD '
PRoPDRTY ADDRESS OR LOCATION 21204 72ND AVË. EÐMONDS wA.
PRoJECT NAME (IF ATPLICABLÊ)EDMONDS SFNIOR LIVING I,¡NITY
PRoPERTY OWTTEN UC #
ADDRESS
Fex #
TAX AccouN r #0 o szc.71 rwp.2-7 Rnc. 0 ¿l
DESCRIPTION oF PRoJECT oR PRoPosED UsE (ATTACH COVER LEÎTER AS NECESSARY)-
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ADDRESS td6 rfW
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The undersigned applicant, and his/her/is heirs, and assigns, in sonsidcntion on thc proecssing of lhe applicotion ¡rgtct$ to
release, indeinni$,'åefend and hold the City of 'Edmonds-harmless from any and dl damages, including ¡casonobla ellomcy's
tbes, aiising froi âny action or infraction based in whole or par{ upon lalsr, mislcading, inacsuT¡le ar incomplctc infomratíon
fumished by the applicant, his/her/is agents or employees.
By tily rignarurc, I sEtiry thût the informnrion and cxhibils |rcrury¡i![submittcd src.lruc tnd correcl to thc bgsl of my knowledgc
and rha¡ l-am aur'hori.¿cdio lilc rhis applicarion frlhçlfhalf of t¡¡!þcras listcd bclorv
s¡cNAruREo'ApFLrcANr/^cENT ltlfrÍt^, fæt*. onro 3 ¿5 i't
Property Owner's Aulborþ¡tion
l,certrfy undcr thc penalty of perjury undcr the laws
have aulho¡ized lhe above ApplicanUAgent
of thc Ståtc of
is a true and co[cct statemcnl: I to apply for the
subjcct
subject
use application, and for public officials and the sloff of the City of Edmonds lo enter the
propcrty for lhe purposes to this application.
SIGNATURE oF OWNER
Cail (a25) 771-0220.
oo
my
and
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Ankrom Moisan Architects
PORTLAND
38 NW Davis Street
Suite 300
Portland, OR 97209
503.245.7100
SEATTLE
1505 5th Avenue
Suite 300
Seattle, WA 98101
206.576.1600
March 25, 2019
Kernen Lien
City of Edmonds – Planning Division
121 5th Ave N
Edmonds, WA 98020
Re: Edmonds Senior Living Community Design Review Cover Letter
Dear Mr. Lien,
The following is a narrative outlining how the new proposed Assisted Living facility
satisfies the Edmonds Community Development Code and Comprehensive Plan.
Located at 21200 72nd Ave W, CA Senior Living is proposing a new ground up, 6 story
senior living facility for Edmonds, Washington. The total site area is approximately
33,926 SF, with a building foot print of approximately 27,427 SF.
The senior living facility will house a mix of assisted living units, and memory care units. The
second floor will house all of the memory care units, with an interior courtyard to be utilized
by the memory care residents. The majority of the common and service areas will be
located on the first and sixth floors including but not limited to: gym, salon, commercial
kitchen, full-service dining room, reception, a craft room, multi-purpose rooms and an
outdoor deck amenity space. Underground parking will be provided for residents, staff and
guest use.
CHANGES TO THE SITE
· The existing site contains 1 single story medical office that will be removed
· 2 new curb cuts will be provided; one on 212th St SW and another on 72nd St.
· Both 212th and 72nd will received right of way improvements to meet new city
standards.
· Removal of existing trees on the North, South, and East perimeters of the site.
· Addition of a 6-story building with underground parking.
o Total SQ FT of Parking is approximately 44,577 GSF.
o Total SQ FT of Building Area is approximately 119,650 GSF.
EDMONDS SENIOR LIVING COMMUNITY HOURS OF OPERATION
· Hours of operations: 24 hours per day
· Total Employees: approximately 50
· Maximum Employees on peak shift: approximately 25
· Types of operations (will utilize some of the same staff building,
excluding nursing staff)
o Memory Care
o Assisted Living
Please see below for outline of how proposed Assisted Living building meets the Edmonds
Development code:
Chapter 16.60 – CG – GENERAL COMMERCIAL ZONE
16.60.005 Purposes
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A. Encourage economic vitality through businesses, investment, redevelopment, and efficient use
of land
B. Encourage safe and comfortable access for pedestrians, transit, and motorists;
C. Encourage attractive mixed-use development, affordable housing, and a variety of commercial
uses
D. Recognize the district’s evolving identity and sense of place, including distinctions between
different parts of the district, and be sensitive to adjacent residential zones.
16.30.010 USES
A. Permitted Primary Uses.
1. All permitted or conditional uses in any other zone in this title, except as specifically
prohibited by subsection (C) of this section or limited by subsections (B) and (D) of this
section
Response: Senior living facilities are allowed in this zone and are not prohibited by
subsection “C” or limited by subsections “B” and “D”.
16.60.020 SITE DEVELOPMENT STANDARDS - GENERAL
Minimum Lot Area = None
Response: Edmonds Senior Living Community has a lot area of 35,284 which meets
the minimum lot area for a CG zone.
Minimum Lot Width = None
Response: Edmonds Senior Living Community street frontage along 212th St SW is
approximately 213’; street frontage along 72nd Ave is approximately 159’ which
meets the minimum lot width for a CG zone.
Minimum Street Setback = 10’
Response: Edmonds Senior Living Community street frontage along 212th St SW and
72nd Ave will have at minimum a 10’ setback from the property line, which meets the
minimum street setback for a CG zone.
Minimum Side/Rear Setback = 0’
Response: Edmonds Senior Living Community is completely surrounded by CG
zoned properties and requires a 0’ setback from the side and rear property lines.
Due to existing utility easements and existing retaining walls located on the west and
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part of the south property line, the building footprint has been pulled away from the
side and rear property lines providing additional separation from neighboring
properties.
Maximum Height = 75’
Response: Edmonds Senior Living Community has a height of 75’ to top of roof
parapet as calculated by City of Edmonds form B41. This form requires that
elevation grades are established at the 4 corners of the property. These elevations
are added together and then divided by 4 to determine the average grade of the
building pad. 75’ was then added to this number to establish the maximum building
height.
B. Maximum height for purposes of this chapter need not include railings, chimneys, mechanical
equipment or other exterior building appurtenances that do not provide interior livable space.
In no case shall building appurtenances together comprise more than 20 percent of the
building surface area above the maximum height.
Response: The maximum height was established to the top of the parapet
surrounding, items that do not provide interior livable space such as elevator
overruns and mechanical equipment were not included in this calculation.
C. Pedestrian Area.
1. For purposes of this chapter, the pedestrian area described herein is the area adjacent to
the street that encompasses the public right-of-way from the edge of the curb (or, if no
curb, from the edge of pavement) and the street setback area, as identified in the table
in subsection (A) of this section.
2. The pedestrian area is composed of three zones: the activity zone, the pedestrian zone,
and the streetscape zone. Providing improvements to the pedestrian area, as needed to
be consistent with this subsection on at least the primary street, is required as part of
development projects, excluding development that would not add a new building or that
consists of building improvements that do not add floor area equaling more than 10
percent of the building’s existing floor area or that consists of additional parking stalls
that comprise less than 10 percent of the existing parking stalls or that consists of
development otherwise exempted under this chapter.
a. Activity Zone. The activity zone shall be the open-air pedestrian area from the
building front to the edge of the pedestrian zone. The activity zone is the section of
the pedestrian area that is reserved for activities that commonly occur immediately
adjacent to the building facade. Typical amenities or activities included in the activity
zone include, but are not limited to, sidewalks, benches, potted plants, outdoor
dining and shopping. The area shall be paved to connect with the pedestrian zone in
an ADA-accessible manner. Stairs, stoops and raised decks or porches may be
constructed in a portion of the activity zone.
Response: The front yard setbacks off of 212th St SW and 72nd St will be utilized to
provide a friendly activity zone including sidewalks, benches, and landscaping.
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b. Pedestrian Zone. The pedestrian zone is located between the activity zone and the
streetscape zone. The pedestrian zone consists of a minimum five-foot clear and
unobstructed path for safe and efficient through traffic for pedestrians. Architectural
projections and outdoor dining may be permitted to encroach into the pedestrian
zone only where a minimum five-foot clear path and seven-foot vertical clearance is
maintained within the pedestrian zone.
Response: A five-foot clear sidewalk will be provided for pedestrian circulation. This
zone occurs outside of the 10’ front yard setback, no projections from the building
will occur in this zone.
c. Streetscape Zone. The streetscape zone is located between the curb or pavement edge
to the edge of the pedestrian zone and shall be a minimum of five feet wide. The
streetscape zone is the section that is reserved for pedestrian use and for amenities
and facilities that commonly occur between the adjacent curb or pavement edge and
pedestrian through traffic. Typical amenities and facilities in the streetscape zone
include, but are not limited to, street trees, street lights, benches, bus stops, and bike
racks. Street trees shall be required in conformance with the Edmonds Street Tree
Plan.
Response: A minimum 5’ streetscape zone separating the pedestrian zone from the
street will provided for street trees, street lights.
16.60.020 SITE DEVELOPMENT STANDARDS - GENERAL
Design review by the architectural design board is required for any project that includes
buildings exceeding 75 feet in height as identified in ECDC 16.60.020. Projects not exceeding
this height may be reviewed by staff as a Type I decision. Regardless of what review process
is required, all projects proposed in the CG zone must meet the design standards contained
in this section.
A. Screening and Buffering.
A.1. General.
a. Retaining walls facing adjacent property or public rights-of-way shall not exceed seven
feet in height. A minimum of four feet of planted terrace is required between stepped
wall segments.
Response: Onsite underground parking structure will provide onsite retaining.
These walls that project up will be treated as architectural walls, not retaining wall,
and will receive architectural cladding. Existing onsite retaining wall on the west
property line face inward on this property and are not visible by neighboring
properties.
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b. Tree landscaping may be clustered to soften the view of a building or parking lot yet
allow visibility to signage and building entry.
Response: Tree landscaping will be provided in the streetscape zone on the 212th St
SW and 72nd St frontages. No tree’s will be added to the south or west property lines
to avoid conflicts with utility easements.
c. Stormwater facilities shall be designed to minimize visual impacts and integrate
landscaping into the design.
Response:
d. All parking lots are required to provide Type V interior landscaping, consistent with
Chapter 20.13 ECDC.
Response: All parking provided onsite will be housed within the building and
screened from neighboring properties. Type V landscaping is intended to provide
visual relief and shade in parking areas and is not applicable to this project.
e. Type I landscaping is required for commercial, institutional and medical uses adjacent
to single-family or multifamily zones. The buffer shall be a minimum of 10 feet in width
and continuous in length.
Response: This property is located within the CG zone and is surrounded by CG
zoned properties and has no adjacency to single-family or multifamily zones.
Statutes is not applicable to this project.
f. Type I landscaping is required for residential parking areas adjacent to single-family
zones. The buffer shall be a minimum of four feet in width and continuous in length.
Response: This property is located within the CG zone and is surrounded by CG
zoned properties and has no adjacency to single-family. Statute is not applicable to
this project.
g. Type I landscaping is required for commercial and multifamily uses adjacent to single-
family zones. The buffer shall be a minimum of four feet in width and 10 feet in height
and continuous in length.
Response: This property is located within the CG zone and is surrounded by CG
zoned properties and has no adjacency to single-family. Statute is not applicable to
this project.
h. If there is a loading zone and/or trash compactor area next to a single-family or
multifamily zone, there shall be a minimum of a six-foot-high masonry wall plus a
minimum width of five feet of Type I landscaping. Trash and utility storage elements
shall not be permitted to encroach within street setbacks or within setbacks adjacent to
single-family zones. Mechanical equipment, including heat pumps and other mechanical
elements, shall not be placed in the setbacks.
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Response: This property is located within the CG zone and is surrounded by CG
zoned properties and has no adjacency to single-family or multifamily zones. Statute
is not applicable to this project.
I. Landscape buffers, Type I, shall be used along the edge of parking areas adjacent to
single-family zones.
Response: This property is located within the CG zone and is surrounded by CG
zoned properties and has no adjacency to single-family. Statute is not applicable
to this project.
j. Outdoor storage areas for commercial uses must be screened from adjacent RS zones.
Response: This property is located within the CG zone and is surrounded by CG
zoned properties and has no adjacency to RS zones. Statute is not applicable to
this project.
A.2. Parking Lots Abutting Streets
a. Type IV landscaping, minimum five feet wide, is required along all street frontages
where parking lots, excluding for auto sales use, abut the street right-of-way.
Response: A 10’ front yard setback and the 5’ streetscape zone has been provided
along the two primary street frontages. These areas will comply with type IV
landscaping requirements.
b. For parking lots where auto sales uses are located, the minimum setback area must
be landscaped to include a combination of vegetation and paved pedestrian areas.
Response: Auto sales are not included in the scope of this project, statute is not
applicable to this project.
c. All parking located under the building shall be completely screened from the public
street by one of the following methods:
i. Walls that have architectural treatment meeting at least three of the elements
listed in subsection (D)(2)(e) of this section;
ii. Type III planting and a grill that is 25 percent opaque; or
iii. Grill work that is at least 80 percent opaque.
Response: Edmonds Senior Living Community will comply with subsection (i). Walls
that have architectural treatment meeting at least three of the elements listed in
subsection (D)(2)(e) of this section. Wall treatment for these walls will include:
(i)Concrete or masonry plinth at the base of the wall, (iii) belt courses of different
texture and color, and (x) vertical differentiation.
B. Parking, Access, and Bicycle Storage Standards
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1. Parking Requirements. Vehicle parking shall be provided as follows:
a. Nonresidential uses, one space per 500 square feet of leasable building space; and
b. Residential uses, an average of 0.75 space per unit that is less than 700 square feet, an
average of 1.25 parking spaces per unit that is between 700 and 1,100 square feet, and
otherwise 1.75 spaces per unit.
c. In addition, guest parking for residential uses at a minimum ratio of one guest space
for every 20 required parking spaces.
d. For mixed-use development, a portion of the parking spaces may be shared between
residential and commercial uses provided the director finds that the proposal is
supported by a parking study and/or nationally recognized parking standards and that
the site plan assures access for all shared parking uses.
e. Parking meeting the nonresidential parking requirements shall be open to the public
throughout business operating hours.
Response: Edmonds Senior Living Community will conform to subsection (b)
“Residential uses, an average of 0.75 space per unit that is less than 700 square feet,
an average of 1.25 parking spaces per unit that is between 700 and 1,100 square
feet, and otherwise 1.75 spaces per unit with an additional guest parking space for
ever 20 required parking spaces for the assisted living unit. The memory care units
will comply with 17.50.020.A.3, providing 1 space per three beds.
Assisted living units over 700 sf = 20 units x 1.25 = 25 parking stalls required
Assisted living units under 700 sf = 66 units x 0.75 = 50 parking stalls required
Memory Care units = 34 units / 3 = 12 parking stalls required
Staff Parking = 25 + 50 +12 = 87 / 20 (1 per 20) = 5 parking stalls
Total required = 87 + 5 = 92 stalls required
Total parking stalls provided is 92, which is meets the minimum parking stall
requirement of 92 parking stalls.
3. The development services director may approve a different ratio for the vehicle parking
required by standards of subsection (B)(1) of this section when an applicant submits parking data
illustrating that the standards do not accurately apply to a specific development. The data
submitted for an alternative parking ratio shall include, at a minimum, the size and type of the
proposed development, and the anticipated peak and average parking loads of all uses. The
director may approve a parking ratio that is based on the specific type of development and its
primary users in relationship to:
a. An analysis conducted using nationally recognized standards or methodology, such as is
contained in the Urban Land Institute’s most recent version of the publication “Shared
Parking” or the latest version of the Institute of Transportation Engineers publication
“Parking Generation”; or
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b. A site-specific parking study that includes data and analysis for one or more of the
following:
i. One-quarter-mile proximity to a bus rapid transit station and methodology that takes
into account transit-oriented development;
ii. Use of transportation demand management policies, including but not limited to free
or subsidized transit passes for residents and workers;
iii. On-site car-share and bike-share facilities;
iv. Uses that serve patients, clients, or tenants who do not have the same vehicle parking
needs as the general population; or
v. Other methods that reduce the need for vehicle parking.
Response: Edmonds Senior Living Community will provide a site-specific study
outlining the need of a parking reduction for the memory care units. Memory care
units serve tenants who do not have the same vehicle parking needs as the general
population.
4. All off-street surface parking shall be located to the side or rear of the primary building,
except as otherwise allowed by this chapter, and shall be screened from the sidewalk by a
wall or plantings between two to four feet in height. Outdoor parking areas shall comprise
40 percent or less of the public street frontage area within 100 feet of the primary street
for the lot or tract and, on corner lots, may not be located at the corner. The requirements
of this subsection do not apply to permitted auto sales uses.
Response: All parking will be housed within the building and located to the side and
rear of the primary building elements or located in the underground portion of the
parking garage. Edmonds Senior Living Community complies.
5. Electric Vehicle Charging Stations. One or more electric vehicle charging stations
must be provided for all new development that includes housing. Required charging
stations shall be installed to serve at least 10 percent of the required residential
parking stalls. In addition, either additional stations or planned capacity (or a
combination thereof) that can double the amount of initially required stations shall be
provided. For this subsection, “planned capacity” means site design and construction
that includes electrical wiring connection and ventilation, compliant with the city’s
building codes, to support potential or actual future electric vehicle charging stations.
Response: Edmonds Senior Living Community will provide electric charging access
for 10 parking stalls. Planned capacity for an additional 10 stalls will be provided,
projects meet the minimum requirements.
6. Bicycle Storage Spaces. Bicycle storage spaces for multifamily housing, excluding
housing for assisted living or other specialized facilities where the development services
director finds that the targeted population is not likely to use bicycles, shall be provided
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for residents at a ratio of one bicycle storage space for each residential unit under 700
square feet and two bicycle storage spaces for each residential unit greater than 700
square feet. Bicycle storage spaces shall consist of storage racks, lockers, or other secure
space to accommodate sheltered, safe, and convenient bicycle storage for building
residents. Such space may be in a vehicle parking garage or another appropriate location
but shall not be provided as open storage on a deck or balcony. Where sheltered bicycle
storage is being provided within a dedicated common space of the building, the total
number of required bicycle storage spaces may be reduced by up to 50 percent from
that which is otherwise required; provided, that one or more secure bicycle racks,
useable by visitors, for at least four bicycles is provided within the front setback of the
property.
Response: Edmonds Senior Living Community is an assisted living facility with a
population that is not likely, and in some cases prohibited by medical conditions, to
use bicycles. Edmonds Senior Living Community will not provide bicycle parking.
7. Driveways Accessing Highway 99. All driveway connections to Highway 99 must meet
the applicable requirements of the Washington State Department of Transportation,
including minimum requirements for distance between driveway access connections,
which may be up to 250 feet to help promote traffic safety and minimize pedestrian-
vehicle conflicts.
Response: Edmonds Senior Living Community does not directly connect to Highway
99; standard does not apply to project.
8. Paths within Parking Lots.
a. Pedestrian paths in parking lots shall be delineated by separate paved routes that
meet federal accessibility requirements and that use a variation in textures and/or colors
and may include landscape barriers and landscape islands.
Response: Pedestrian paths shall be separated from vehicular traffic with a 6” curb
and a concrete sidewalk that can vary in color and/or texture. Complies with
standard.
b. Pedestrian paths shall be provided at least every 180 feet within parking lots. These
shall be designed to provide access to on-site buildings as well as to pedestrian
walkways that border the development.
Response: The primary pedestrian path within the parking area is within 180’ of all
parking. Complies with standard.
c. Pedestrian paths shall be a minimum of six feet in width and shall be separated from
the parking area either horizontally or vertically (e.g., with curbs). Where paths cross
vehicular lanes, raised traffic tables should be considered if feasible.
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Response: Pedestrian paths shall be separated from vehicular traffic with a 6” curb.
Complies with standard.
d. Parking lots shall have pedestrian connections to the main sidewalk at a minimum of
every 100 feet.
Response: Parking lot is internal to the building and provides connections to the
main sidewalk and to the interior of the building.
9. Bonus for Parking Below or Above Ground Floor.
a. For projects where at least 50 percent of the parking is below or above the ground
floor of the building, the following standards may be applied regardless of any ECDC
standards that otherwise conflict:
i. The minimum drive aisle width may be reduced to 22 feet.
ii. The maximum ramp slope may be increased to 20 percent.
iii. A mixture of full and reduced width parking stalls may be provided without
demonstrating the stalls could also be provided at full width dimensions.
Response: Over 50% of the parking is below the ground floor of the building.
Edmonds Senior Living Community will provide a minimum drive aisle of 22 feet in
basement parking area.
11. Pedestrian and Transit Access.
a. Pedestrian building entries must connect directly to the public sidewalk and to
adjacent developments if feasible.
Response: Two pedestrian connections will be provided to the main sidewalk on
212thSt SW. Complies with standard.
b. Internal pedestrian routes shall extend to the property line and connect to existing
pedestrian routes where applicable. Potential future connections shall also be identified
such that pedestrian access between developments can occur without walking in the
parking or access areas.
Response: Two pedestrian connections will be provided from the ground of the
building to the main sidewalk on 212th St SW. Complies with standard.
c. Where a transit station or bus stop is located in front of or adjacent to a parcel,
pedestrian connections linking the station or stop directly to the development are
required.
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Response: Two pedestrian connections will be provided from the ground of the
building to the main sidewalk on 212th St SW and will provide access to the nearest
transit stop located in front of the adjacent property.
d. Pedestrian routes shall connect buildings on the same site to each other.
Response: No other buildings reside on this lot, standard is not applicable.
C. Site Design and Layout
Overall, the design and use of each site shall be based on the building/street relationship
and on the integration of pedestrian features. This will take the form of either a pedestrian-
oriented design area or an alternative walkable design area, as described in subsections
(C)(1) and (2) of this section; provided, that an exceptions process, pursuant to subsection
(C)(3) of this section, may be allowed under the provisions of this section. Additional site
design and layout standards in this section must also be met.
1. Pedestrian-Oriented Design Area. Unless otherwise permitted under subsection (C)(2)
or (3) of this section, development must meet the requirements of this subsection for a
pedestrian-oriented design area.
a. Primary Frontage. At least 50 percent of a building’s facade facing the primary public
street shall be located within 20 feet of the property line where the primary street
frontage exists. The illustration below provides an example of this concept. The
requirement does not apply to buildings that are behind another building on the same
lot when the other building has a footprint of at least 3,000 square feet and has met
the requirement. Where site constraints preclude strict compliance with the
requirement, the building line shall be measured one foot behind the line created by
that constraint. On a corner lot or a lot with frontages on multiple streets, the
development services director shall determine the primary street frontage considering
the following:
i. The street classification of the adjacent streets;
ii. The prevailing orientation of other buildings in the area;
iii. The length of the block face on which the building is located; or
iv. Unique characteristics of the lot or street.
Response: The building frontage on 212th St SW and 72nd St are located 10 feet off
the property line. Complies with standard.
b. The building must include a prominent pedestrian entry on the primary frontage.
Vehicle parking, other than where permitted for vehicle sales use, shall not be located
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within the first 20 feet of the primary street frontage. The first 20 feet of the primary
street frontage may include building space, landscaping, artwork, seating areas,
outdoor displays, and pedestrian and bicycle facilities.
Response: A prominent pedestrian entry will be provided with resident drop off
along the primary façade of 212th St SW. Complies with standard.
4. Amenity Space. Amenity space is intended to provide residents, employees, and visitors
with places for a variety of outdoor activities.
a. An area equivalent to at least five percent of the building footprint shall be provided
as amenity space. If a vehicle parking area is being added to the site without the
concurrent development of a building of at least 2,000 square feet, amenity space
must be provided to equal at least five percent of the additional parking area.
Response: Amenity space is being provided for resident use on the second floor for
memory care residents and on the 6th floor for assisted living residents. These areas
combined equate to over 5% of the building footprint. Complies with standard.
b. The amenity space shall be outdoor space that incorporates pedestrian-oriented
features, such as, but not limited to, seating, paths, gazebos, dining tables, pedestrian-
scale lighting, and artwork. A minimum of 10 percent of the required amenity space
shall be comprised of plantings, which may include tree canopy areas and other shade
or screening features. Native vegetation is encouraged.
Response: Amenity space provided will included seating, path, pedestrian scale
lighting, resident use grilling/cooking stations, and plantings (over 10% of the
required amenity space). Complies with standard.
c. The majority of the required amenity space must be provided in one or more of the
following forms:
i. Recreation areas: an open space available for recreation. The area may
be spatially defined by landscaping rather than building frontages. Its
surface shall consist primarily of hardy groundcover or a material
conducive to playground or recreational use. Decorative landscape
features, such as flower beds, shall not comprise more than 15 percent
of the total area.
ii. Plazas: an open space available for community gathering and
commercial activities. A plaza shall be spatially defined primarily by either
building facades, with strong connections to interior uses, or close
proximity to the public sidewalk, especially at the intersection of streets.
Its surface shall be primarily hardscape; provided, that trees, shade
canopies, and other landscaping, as well as water features and artwork,
may add visual or environmental features to the space.
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iii. Squares or courtyards: an open space available for unstructured
recreation or community gathering purposes. A square is spatially
defined by building facades with strong connections to interior uses. Its
surface shall be primarily hardscape, supplemented by trees and other
landscaping. Water features and artwork are optional.
Response: Amenity space provided in the form of an internal courtyard for the
memory care patients and a large resident use deck on the 6th floor. Complies with
standard.
5. Lighting. All lighting shall be shielded and directed downward and away from adjacent
parcels. This may be achieved through lower poles at the property lines and/or full “cut
off” fixtures.
a. Parking lots shall have lighting poles that are a maximum of 25 feet in height.
Pedestrian paths or walkways and outdoor steps shall have pedestrian-scaled
lighting focused on the travel path. Pole height shall be a maximum of 14 feet,
although lighting bollards are preferred.
Response: All exterior lighting shall be pedestrian scaled and focused on the travel
path. Complies with standard.
c. Entries shall have lighting for safety and visibility integrated with the
building/canopy.
Response: The parking garage and front entrance will have lighting for safety and
visibility integrated with the building. Complies with Standard.
D. Building Design Standards.
1. General. To provide variety and interest in appearance, the following design
elements should be considered, and a project shall demonstrate how at least four of
the elements will be used to vary the design of the site:
a. Building massing and unit layout;
b. Placement of structures and setbacks;
c. Location of pedestrian and vehicular facilities;
d. Composition and character of open space, plant materials and street trees;
e. Variety in architectural elements, facade articulation, and/or building materials;
f. Roof variation in slope, height and/or materials.
Response: Edmonds Senior Living Community will house underground parking,
parking and resident amenity space and service space on level 1, and memory care
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units and specific memory care amenities on level 2. These 3 levels are best served
with a rectangular floor template. Floors 3 through 6 serve assisted living units, the
form of the building changes from a rectangular form to a “C” shaped form, allowing
for exterior glazing for each assisted living unit. This also allows the secured
Memory Care courtyard to be more open to the south allowing it to receive more
sunlight. The first floor and basement forms are derived from the front yard
setbacks and the utility easements on site. The façade of the building will contain a
variety of architectural elements including but not limited to, various building
materials, façade articulation seen through both overall form change and the
inclusion of intermittent resident unit decks, and variation in roof height. Complies
with a minimum of four elements previously listed.
2. Building Design and Massing.
a. Buildings shall convey a visually distinct “base” and “top,” which may be
achieved through differences in massing elements and/or architectural details.
b. The bulk and scale of buildings of over 3,000 square feet in footprint shall be
mitigated through the use of massing and design elements such as facade
articulation and modulation, setbacks, step-backs, distinctive roof lines or forms,
and other design details.
c. Primary Frontage. On the primary frontage, to provide visual connection
between activities inside and outside the building, 50 percent of the building
facade between two and 10 feet in height, as measured from the adjacent
sidewalk, shall be comprised of windows or doors that are transparent, the
bottom of which may not be more than four feet above the adjacent sidewalk. A
departure from this standard may be approved when the facade will not be
visible from the public street due to the placement of other buildings on the site;
provided, that the requirements of subsection (D)(2)(e) of this section shall apply.
i. On the primary frontage, no vehicle parking shall be located within the first
20 feet of the first level of a building facing the street except where such
parking is underground.
Response: (a) A concrete base with a mixture of storefront glazing will convey visual
distinctions between the top and bottom floors, with fiber cement panel siding
articulating the middle and top bands of the building. (b) A front yard setback will
pull the building away from the primary streets 10’ off the property line, reducing the
overall bulk/scale of the building. Additional articulation of inset resident unit decks
on the North façade will aid in pulling the overall form back further. This building will
step back on the south property line on levels 3 through 6, providing additional
reduction of the overall bulk of the building. (c) The primary frontage along 212th St
SW will consist of storefront glazing, allowing a direct visual connection between the
interior amenity spaces and the exterior sidewalk. No parking is provided with the
first 20 feet facing the primary street. Complies with standards.
Attachment 2
ARCHITECTURE
INTERIORS
URBAN DESIGN
BRANDING
Edmonds Senior Living Community // 03.25.2019
ANKROM MOISAN
15
d. All Other Building Frontages. All street-facing facades within 30 feet of a public
street, other than for the primary frontage or those facing an alley or the last
block of a dead-end street, shall comply with the standard below.
i. Thirty percent of the building facade between two and 10 feet in height
shall be made of windows or doors that are transparent, the bottom of
which may not be more than four feet above the adjacent sidewalk.
Windows shall not be mirrored or have glass tinted darker than 40 percent
in order to meet this requirement.
Response: The façade along 72nd Ave will have 30% of building façade be
constructed of transparent windows and doors. Complies with standard.
e. Wall Treatment. Building facades not subject to all requirements of subsection
(D)(2)(c) or (d) of this section are intended to not display blank, unattractive walls
to the public or to other building tenants. To accomplish this, walls greater than
30 feet in length shall have architectural treatment that incorporates at least four
of the following elements into the design of the facade:
i. Masonry (except for flat concrete block).
ii. Concrete or masonry plinth at the base of the wall.
iii. Belt courses of a different texture and color.
iv. Projecting cornice.
v. Projecting metal or wood canopy.
vi. Decorative tilework.
vii. Trellis containing planting.
viii. Medallions.
ix. Artwork or wall graphics.
x. Vertical differentiation.
xi. Decorative lighting fixtures.
xii. Glazing.
Response: The south and west facades will have various architectural wall
treatments to keep from reading as a blank wall. Complies with standard.
16.60.040 Operating Restrictions
Attachment 2
ARCHITECTURE
INTERIORS
URBAN DESIGN
BRANDING
Edmonds Senior Living Community // 03.25.2019
ANKROM MOISAN
16
A. Enclosed Building. All uses shall be carried on entirely within a completely enclosed
building, except the following:
2. Off street parking and loading areas;
Response: All uses except parking and loading are completely enclosed within the building.
Complies with standard.
Sincerely,
Ankrom Moisan Architects, Inc.
Gunnar Langhus
Senior Project Manager
Attachment 2
DRIVE AISLEPEDESTRIAN
ENTRY
NORTH ELEVATION
EDMONDS, WASHINGTON
DESIGN REVIEW 05.17.2019
Attachment 3
east ELEVATION
EDMONDS, WASHINGTON
DESIGN REVIEW 05.17.2019
DRIVE AISLE
Attachment 3
south ELEVATION
EDMONDS, WASHINGTON
DESIGN REVIEW 05.17.2019
Attachment 3
west ELEVATION
EDMONDS, WASHINGTON
DESIGN REVIEW 05.17.2019
Attachment 3
PERSPECTIVE
EDMONDS, WASHINGTON
DESIGN REVIEW 05.17.2019
Attachment 4
PERSPECTIVE
EDMONDS, WASHINGTON
DESIGN REVIEW 05.17.2019
Attachment 4
PERSPECTIVE
EDMONDS, WASHINGTON
DESIGN REVIEW 05.17.2019
Attachment 4
EDMONDS, WASHINGTON
BASEMENT LEVEL: PARKING
DESIGN REVIEW 05.17.19Attachment 5
EDMONDS, WASHINGTON
GROUND LEVEL:
MAIN ENTRY + AMENITY
DESIGN REVIEW 06.26.19
Attachment 5
EDMONDS, WASHINGTON
LEVEL 2: memory care
DESIGN REVIEW 06.26.19Attachment 5
EDMONDS, WASHINGTON
LEVEL 3: ASSISTED LIVING
DESIGN REVIEW 05.17.19Attachment 5
EDMONDS, WASHINGTON
LEVELS 4+5: ASSISTED LIVING
DESIGN REVIEW 05.17.19Attachment 5
EDMONDS, WASHINGTON
LEVEL 6: ASSISTED LIVING + AMENITY
DESIGN REVIEW 05.17.19Attachment 5
ROOF CALCULATION DIAGRAM
640 SF
640 SF 640 SF
249 SF291 SF
240 SF
ROOF CALCULATIONS
TOTAL ROOF SF: 18,759 SF
20% OF 18,759 = 3,751.8 SF
STAIRS: 249 + 240 = 489 SF
ELEVATORS: 291 SF
MECHANICAL: 1,920 SF
TOTAL: 2,700 SF
2,700 < 3,751.8 = OK
MECHANICAL
STAIRS/ELEVATORS
EDMONDS, WASHINGTON
DESIGN REVIEW 06.18.2019
Attachment 6
+103' (383')+101' (381')
+99' (379')
+97' (377')
+95' (375')
+94' (374')
+93'-6" (373'-6")
+96' (376')
DATUM POINT +100' (380')
TOP OF MANHOLE COVER
PROPERTY LINE
+101
B
+1
+94C
+94
+100 D
+98
A
+102
+104
PROPOSED
BUILDING AREA
HEIGHT CALCS
A = +102
B = +1
C = +94
D = +98
AVE GRADE = 98.
ACTUAL = 173.
MAXIMUM = 173.
GRADE PLANE DIAGRAM
EDMONDS, WASHINGTON
DESIGN REVIEW 05.17.2019
5
5
5
1010
1010
+98 +94
+104' (384')
(378'-6")
DESIGN REVIEW 06.18.2019
Attachment 6
EAST AND NORTH ELEVATION DIAGRAM
EDMONDS, WASHINGTON
DESIGN REVIEW 05.17.2019
AREA FROM 2'-10'
ABOVE GRADE
1,185 SF = 100%
1,205 SF x 30% = 355.5 SF
TRANSPARENT AREA
438 SF / 1,185 SF = 37%
438 SF (37%) > 355.5 SF (30%) = OK
8' - 0"2' - 0"10' - 0"DINING
DRIVE AISLE
STAIRS
DESIGN REVIEW 06.18.2019
EAST ELEVATION
NORTH ELEVATION
AREA FROM 2'-10'
ABOVE GRADE
1,549 SF = 100%
1,549 SF x 50% = 774.5 SF
TRANSPARENT AREA
1,098 SF / 1,549 SF = 71%
1,098 SF (71%) > 774.5 SF (50%) = OK
DINING GAME ROOM GREAT ROOM LOBBY PEDESTRIAN ENTRANCE DRIVE AISLE 2' - 3"8' - 0"10' - 3"Attachment 6
WALL TREATMENT DIAGRAM
EDMONDS, WASHINGTON
DESIGN REVIEW 06.18.2019
DRIVE AISLEPEDESTRIAN
ENTRY
DRIVE AISLE
EAST ELEVATION
NORTH ELEVATION
3. PROJECTING
METAL CANOPY
1. VERTICAL
DIFFERENTIATION
4. WALL GRAPHICS
2. GLAZING
4. PROJECTING
METAL CANOPY
3. GLAZING
1. VERTICAL
DIFFERENTIATION
2. CONCRETE PLINTH AT
THE BASE OF THE WALL
Attachment 6
WALL TREATMENT DIAGRAM
EDMONDS, WASHINGTON
DESIGN REVIEW 06.18.2019
WEST ELEVATION
SOUTH ELEVATION
3. VERTICAL
DIFFERENTIATION
4. GLAZING
1. VERTICAL METAL ROPE
TRELLIS SYSTEM WITH PLANTING
2. CONCRETE PLINTH AT
THE BASE OF THE WALL
1. VERTICAL
DIFFERENTIATION
2. CONCRETE PLINTH AT
THE BASE OF THE WALL
3. GLAZING
4. PROJECTING
METAL CANOPY
Attachment 6
PROPOSED 6-FLOOR
SENIOR LIVING FACILITY
WITH 1-LEVEL
UNDERGROUND PARKING
FFE = 382.75
212 STREET SW
72ND AVE WRAMP
DOWN
TRASH
AREA
SUPPORT
STAIRS DROP-OFF AREALOADING
STAIRS
FIRE RISER
ROOM
GENERATOR
SHEET No.
PROJECT
SCALE
TRA No.
CAD FILE
CHECKED
DESIGNED
DRAWN
DATE
REVISIONDATENo.BY
SHEET TITLE
PROJECT TITLE
AND ASSOCIATES
SUITE 615, PHONE: (206) 682-7562
811 FIRST AVE., SEATTLE, WA 98104
LANDSCAPE ARCHITECTURE
URBAN DESIGN
SITE PLANNING
THOMAS RENGSTORF
EDMONDS SENIOR
HOUSING
EDMONDS, WA
MARCH 25, 2019
FJ
FJ
TR
1/8"=1'-0"
1907
EDMONDS SENIOR HOUSING
051519 - CITY COMMENTS - FJ1
062619 - CITY COMMENTS - SE2
N
10'0 5'20'
1" = 10'- 0"
PLANTING PLAN - GROUND LEVEL1 L1.01
1907 L101
PRELIMINARY
PLANTING PLAN
GROUND LEVEL
Attachment 7
UPUP
388 SF
LIBRARY/TV
ALCOVE
889 SF
MC DINING
249 SF
QUIET
98 SF
NURSE STATION
38 SF
CHART
95 SF
OFFICE
COURTYARD
251 SF
MOM'S KITCHEN
604 SF
ACTIVITY
135 SF
JAN/STOR70 SF
TRASH
40 SF
MEDS
166 SF
MC SALON
95 SF
LAUNDRY
406 SF
MC STUDIO
377 SF
MC STUDIO
501 SF
MC STUDIO
432 SF
MC STUDIO383 SF
MC STUDIO433 SF
MC STUDIO
376 SF
MC STUDIO
307 SF
MC FAMILY ROOM
SHEET No.
PROJECT
SCALE
TRA No.
CAD FILE
CHECKED
DESIGNED
DRAWN
DATE
REVISIONDATENo.BY
SHEET TITLE
PROJECT TITLE
AND ASSOCIATES
SUITE 615, PHONE: (206) 682-7562
811 FIRST AVE., SEATTLE, WA 98104
LANDSCAPE ARCHITECTURE
URBAN DESIGN
SITE PLANNING
THOMAS RENGSTORF
EDMONDS SENIOR
HOUSING
EDMONDS, WA
MARCH 25, 2019
FJ
FJ
TR
1/8"=1'-0"
1907
EDMONDS SENIOR HOUSING
051519 - CITY COMMENTS - FJ1
062619 - CITY COMMENTS - SE2
N
10'0 5'20'
1" = 10'- 0"
PLANTING PLAN - LEVEL TWO1 L1.02
1907 L102
PRELIMINARY
PLANTING PLAN
LEVEL TWO
Attachment 7
723 SF
AL 1BD
871 SF
AL 2BD
536 SF
AL 1BD
592 SF
AL 1BD
534 SF
AL 1BD
841 SF
AL 2BD 777 SF
AL 1BD
419 SF
BISTRO
758 SF
COMMUNITY RM
381 SF
AL STUDIO
376 SF
AL STUDIO
595 SF
AL STUDIO
1251 SF
LOUNGE/ACTIVITY
1037 SF
CORRIDOR
6' - 0"
138 SF
CONSULTATION
ROOM
83 SF
RES. CARE MGR
110 SF
AL DIR.
480 SF
FITNESS
597 SF
AL 1BD
596 SF
AL 1BD
417 SF
AL STUDIO
596 SF
AL 1BD
892 SF
AL 2BD
955 SF
AL 2BD
538 SF
AL 1BD
375 SF
AL STUDIO
33 SF
TRASH112 SF
JAN.
330 SF
LIBRARY
SHEET No.
PROJECT
SCALE
TRA No.
CAD FILE
CHECKED
DESIGNED
DRAWN
DATE
REVISIONDATENo.BY
SHEET TITLE
PROJECT TITLE
AND ASSOCIATES
SUITE 615, PHONE: (206) 682-7562
811 FIRST AVE., SEATTLE, WA 98104
LANDSCAPE ARCHITECTURE
URBAN DESIGN
SITE PLANNING
THOMAS RENGSTORF
EDMONDS SENIOR
HOUSING
EDMONDS, WA
MARCH 25, 2019
FJ
FJ
TR
1/8"=1'-0"
1907
EDMONDS SENIOR HOUSING
051519 - CITY COMMENTS - FJ1
062619 - CITY COMMENTS - SE2
N
10'0 5'20'
1" = 10'- 0"
PLANTING PLAN - LEVEL SIX1 L1.03
1907 L103
PRELIMINARY
PLANTING PLAN
LEVEL SIX
Attachment 7
CONCEPT PLANT SCHEDULE - LEVEL SIX
PLANT SCHEDULE
CONCEPT PLANT SCHEDULE - LEVEL TWO
PLANT SCHEDULE - LEVEL TWO
PLANT SCHEDULE - GROUND LEVEL
CONCEPT PLANT SCHEDULE - GROUND LEVEL
SHEET No.
PROJECT
SCALE
TRA No.
CAD FILE
CHECKED
DESIGNED
DRAWN
DATE
REVISIONDATENo.BY
SHEET TITLE
PROJECT TITLE
AND ASSOCIATES
SUITE 615, PHONE: (206) 682-7562
811 FIRST AVE., SEATTLE, WA 98104
LANDSCAPE ARCHITECTURE
URBAN DESIGN
SITE PLANNING
THOMAS RENGSTORF
EDMONDS SENIOR
HOUSING
EDMONDS, WA
MARCH 25, 2019
FJ
FJ
TR
1/8"=1'-0"
1907
EDMONDS SENIOR HOUSING
051519 - CITY COMMENTS - FJ1
062619 - CITY COMMENTS - SE2
PLANT SCHEDULES - ALL LEVELS1 L1.04
1907 L104
PLANT
SCHEDULES
ALL LEVELS
Attachment 7
DESIGNED BY:PROJECT TEAMSHEET NAMEISSUED FOR:DATEREVCLIENT/OWNERCA SENIOR LIVINGPROJECT NAMEEDMONDSSENIOR LIVINGSTAMPSECTION, TOWNSHIP, RANGE:NW 1/4, NW 1/4, SEC 29, T 27 N, RANGE4 EAST, W.M.PROJECT ADDRESS21200 72ND AVE WEDMONDS, WA 9802611235 s.e. 6th street | suite 150bellevue, wa 98004t: 425.453.9501 | f: 425-453-8208www.navixeng.comSHEET NUMBERNAVIX PROJECT NUMBER: 50-616-001REVISIONSREVIEWED BY:J. TAFLINRR. HILLDESIGN REVIEW SUBMITTAL 03.22.191PREL
IM
INARYDESIGN REVIEW RESUBMITTAL05.16.192J. GREENA. TSAIDESIGN REVIEW RESUBMITTAL06.26.193COVER SHEETCVR-1PROJECTSITEAttachment 8
Attachment 8
HYDE PARK TOWNHOMESREC. NO. 201805185001LOT 12LOT 11LOT 10LOT 9TRACT 999LOT 3CITY OF EDMONDSSHORT PLAT S-77REC. NO. 7705310298LOT 4PROPOSED 6-FLOOR SENIORLIVING FACILITY WITH 1-LEVELUNDERGROUND PARKINGFFE = 382.75212 STREET SW72ND AVE WRAMPDOWNTRASHAREASUPPORTSTAIRS DROP-OFF AREA
LOADINGSTAIRSFIRE RISERROOMGENERATORDESIGNED BY:PROJECT TEAMSHEET NAMEISSUED FOR:DATEREVCLIENT/OWNERCA SENIOR LIVINGPROJECT NAMEEDMONDSSENIOR LIVINGSTAMPSECTION, TOWNSHIP, RANGE:NW 1/4, NW 1/4, SEC 29, T 27 N, RANGE4 EAST, W.M.PROJECT ADDRESS21200 72ND AVE WEDMONDS, WA 9802611235 s.e. 6th street | suite 150bellevue, wa 98004t: 425.453.9501 | f: 425-453-8208www.navixeng.comSHEET NUMBERNAVIX PROJECT NUMBER: 50-616-001REVISIONSREVIEWED BY:J. TAFLINRR. HILLDESIGN REVIEW SUBMITTAL 03.22.191PREL
IM
INARYDESIGN REVIEW RESUBMITTAL05.16.192J. GREENA. TSAIDESIGN REVIEW RESUBMITTAL06.26.193SITEIMPROVEMENTPLANC-1.0DESIGNED BY:PROJECT TEAMSHEET NAMEISSUED FOR:DATEREVCLIENT/OWNERCA SENIOR LIVINGPROJECT NAMEEDMONDSSENIOR LIVINGSTAMPSECTION, TOWNSHIP, RANGE:NW 1/4, NW 1/4, SEC 29, T 27 N, RANGE4 EAST, W.M.PROJECT ADDRESS21200 72ND AVE WEDMONDS, WA 9802611235 s.e. 6th street | suite 150bellevue, wa 98004t: 425.453.9501 | f: 425-453-8208www.navixeng.comSHEET NUMBERNAVIX PROJECT NUMBER: 50-616-001REVISIONSREVIEWED BY:J. TAFLINRR. HILLDESIGN REVIEW SUBMITTAL 03.22.191PREL
IM
INARYDESIGN REVIEW RESUBMITTAL05.16.192J. GREENA. TSAIDESIGN REVIEW RESUBMITTAL06.26.193Attachment 8
HYDE PARK TOWNHOMESREC. NO. 201805185001LOT 12LOT 11LOT 10LOT 9TRACT 999LOT 3CITY OF EDMONDSSHORT PLAT S-77REC. NO. 7705310298LOT 4PROPOSED 6-FLOORSENIOR LIVING FACILITYWITH 1-LEVELUNDERGROUND PARKINGFFE = 382.75212 STREET SW72ND AVE WRAMPDOWNTRASHAREASUPPORTSTAIRS DROP-OFF AREA
LOADINGSTAIRSFIRE RISERROOMGENERATORDESIGNED BY:PROJECT TEAMSHEET NAMEISSUED FOR:DATEREVCLIENT/OWNERCA SENIOR LIVINGPROJECT NAMEEDMONDSSENIOR LIVINGSTAMPSECTION, TOWNSHIP, RANGE:NW 1/4, NW 1/4, SEC 29, T 27 N, RANGE4 EAST, W.M.PROJECT ADDRESS21200 72ND AVE WEDMONDS, WA 9802611235 s.e. 6th street | suite 150bellevue, wa 98004t: 425.453.9501 | f: 425-453-8208www.navixeng.comSHEET NUMBERNAVIX PROJECT NUMBER: 50-616-001REVISIONSREVIEWED BY:J. TAFLINRR. HILLDESIGN REVIEW SUBMITTAL 03.22.191PREL
IM
INARYDESIGN REVIEW RESUBMITTAL05.16.192J. GREENA. TSAIDESIGN REVIEW RESUBMITTAL06.26.193GRADING PLANC-2.0DESIGNED BY:PROJECT TEAMSHEET NAMEISSUED FOR:DATEREVCLIENT/OWNERCA SENIOR LIVINGPROJECT NAMEEDMONDSSENIOR LIVINGSTAMPSECTION, TOWNSHIP, RANGE:NW 1/4, NW 1/4, SEC 29, T 27 N, RANGE4 EAST, W.M.PROJECT ADDRESS21200 72ND AVE WEDMONDS, WA 9802611235 s.e. 6th street | suite 150bellevue, wa 98004t: 425.453.9501 | f: 425-453-8208www.navixeng.comSHEET NUMBERNAVIX PROJECT NUMBER: 50-616-001REVISIONSREVIEWED BY:J. TAFLINRR. HILLDESIGN REVIEW SUBMITTAL 03.22.191PREL
IM
INARYDESIGN REVIEW RESUBMITTAL05.16.192J. GREENA. TSAIDESIGN REVIEW RESUBMITTAL06.26.193Attachment 8
HYDE PARK TOWNHOMESREC. NO. 201805185001LOT 12LOT 11LOT 10LOT 9TRACT 999LOT 3CITY OF EDMONDSSHORT PLAT S-77REC. NO. 7705310298LOT 4PROPOSED 6-FLOORSENIOR LIVING FACILITYWITH 1-LEVELUNDERGROUND PARKINGFFE = 382.75212 STREET SW72ND AVE WRAMPDOWNTRASHAREASUPPORTSTAIRS DROP-OFF AREA
LOADINGSTAIRSFIRE RISERROOMGENERATORDESIGNED BY:PROJECT TEAMSHEET NAMEISSUED FOR:DATEREVCLIENT/OWNERCA SENIOR LIVINGPROJECT NAMEEDMONDSSENIOR LIVINGSTAMPSECTION, TOWNSHIP, RANGE:NW 1/4, NW 1/4, SEC 29, T 27 N, RANGE4 EAST, W.M.PROJECT ADDRESS21200 72ND AVE WEDMONDS, WA 9802611235 s.e. 6th street | suite 150bellevue, wa 98004t: 425.453.9501 | f: 425-453-8208www.navixeng.comSHEET NUMBERNAVIX PROJECT NUMBER: 50-616-001REVISIONSREVIEWED BY:J. TAFLINRR. HILLDESIGN REVIEW SUBMITTAL 03.22.191PREL
IM
INARYDESIGN REVIEW RESUBMITTAL05.16.192J. GREENA. TSAIDESIGN REVIEW RESUBMITTAL06.26.193DRAINAGE PLANC-2.1DESIGNED BY:PROJECT TEAMSHEET NAMEISSUED FOR:DATEREVCLIENT/OWNERCA SENIOR LIVINGPROJECT NAMEEDMONDSSENIOR LIVINGSTAMPSECTION, TOWNSHIP, RANGE:NW 1/4, NW 1/4, SEC 29, T 27 N, RANGE4 EAST, W.M.PROJECT ADDRESS21200 72ND AVE WEDMONDS, WA 9802611235 s.e. 6th street | suite 150bellevue, wa 98004t: 425.453.9501 | f: 425-453-8208www.navixeng.comSHEET NUMBERNAVIX PROJECT NUMBER: 50-616-001REVISIONSREVIEWED BY:J. TAFLINRR. HILLDESIGN REVIEW SUBMITTAL 03.22.191PREL
IM
INARYDESIGN REVIEW RESUBMITTAL05.16.192J. GREENA. TSAIDESIGN REVIEW RESUBMITTAL06.26.193Attachment 8
HYDE PARK TOWNHOMESREC. NO. 201805185001LOT 12LOT 11LOT 10LOT 9TRACT 999LOT 3CITY OF EDMONDSSHORT PLAT S-77REC. NO. 7705310298LOT 4PROPOSED 6-FLOORSENIOR LIVING FACILITYWITH 1-LEVELUNDERGROUND PARKINGFFE = 382.75212 STREET SW72ND AVE WRAMPDOWNTRASHAREASUPPORTSTAIRS DROP-OFF AREA
LOADINGSTAIRSFIRE RISERROOMGENERATORDESIGNED BY:PROJECT TEAMSHEET NAMEISSUED FOR:DATEREVCLIENT/OWNERCA SENIOR LIVINGPROJECT NAMEEDMONDSSENIOR LIVINGSTAMPSECTION, TOWNSHIP, RANGE:NW 1/4, NW 1/4, SEC 29, T 27 N, RANGE4 EAST, W.M.PROJECT ADDRESS21200 72ND AVE WEDMONDS, WA 9802611235 s.e. 6th street | suite 150bellevue, wa 98004t: 425.453.9501 | f: 425-453-8208www.navixeng.comSHEET NUMBERNAVIX PROJECT NUMBER: 50-616-001REVISIONSREVIEWED BY:J. TAFLINRR. HILLDESIGN REVIEW SUBMITTAL 03.22.191PREL
IM
INARYDESIGN REVIEW RESUBMITTAL05.16.192J. GREENA. TSAIDESIGN REVIEW RESUBMITTAL06.26.193WATER ANDSEWER PLANC-3.0DESIGNED BY:PROJECT TEAMSHEET NAMEISSUED FOR:DATEREVCLIENT/OWNERCA SENIOR LIVINGPROJECT NAMEEDMONDSSENIOR LIVINGSTAMPSECTION, TOWNSHIP, RANGE:NW 1/4, NW 1/4, SEC 29, T 27 N, RANGE4 EAST, W.M.PROJECT ADDRESS21200 72ND AVE WEDMONDS, WA 9802611235 s.e. 6th street | suite 150bellevue, wa 98004t: 425.453.9501 | f: 425-453-8208www.navixeng.comSHEET NUMBERNAVIX PROJECT NUMBER: 50-616-001REVISIONSREVIEWED BY:J. TAFLINRR. HILLDESIGN REVIEW SUBMITTAL 03.22.191PREL
IM
INARYDESIGN REVIEW RESUBMITTAL05.16.192J. GREENA. TSAIDESIGN REVIEW RESUBMITTAL06.26.193Attachment 8
May 16, 2019
Prepared for:
City of Edmonds
7110 210th St SW
Edmonds, WA 98026
Reviewed by:
Jenelle Taflin, P.E., LEED AP
Principal
jtaflin@navixeng.com
STORMWATER
SITE PLAN
CA Senior Living
Edmonds, Washington
PRE
LI
MI
N
A
R
Y
Attachment 9
STORMWATER SITE PLAN
NAVIX CA Senior Living – Edmonds, WA Page 2
Table of Contents
PROJECT SITE MAP ................................................................................................................................. 3
PROJECT OVERVIEW ............................................................................................................................... 4
SITE LOCATION ................................................................................................................................... 4
DESIGN CRITERIA ................................................................................................................................ 5
EXISTING CONDITIONS AND HYDROLOGY ............................................................................................. 6
EXISTING CONDITIONS ....................................................................................................................... 6
EXISTING SITE HYDROLOGY ................................................................................................................ 7
DEVELOPED CONDITIONS AND HYDROLOGY ......................................................................................... 9
DEVELOPED CONDITIONS ................................................................................................................... 9
DEVELOPED SITE HYDROLOGY ........................................................................................................... 9
MINIMUM REQUIREMENTS ................................................................................................................. 10
OFFSITE ANALYSIS REPORT .................................................................................................................. 14
OVERVIEW ........................................................................................................................................ 14
DOWNSTREAM ANALYSIS ................................................................................................................ 14
EXISTING IMPACTS AND CRITICAL AREAS ........................................................................................ 21
POTENTIAL OFFSITE IMPACTS .......................................................................................................... 22
100-YEAR FLOOD/OVERFLOW CONDITION ...................................................................................... 22
PERMANENT STORMWATER CONTROL PLAN...................................................................................... 23
ON-SITE STORMWATER BMPs .......................................................................................................... 23
HYDROLOGIC MODELING ................................................................................................................. 25
FLOW CONTROL SYSTEM ................................................................................................................. 27
CONVEYANCE SYSTEM ANALYSIS AND DESIGN ............................................................................... 27
OPERATION AND MAINTAINANCE ................................................................................................... 28
CSWPPP ANALYSIS AND DESIGN .......................................................................................................... 30
SPECIAL REPORTS AND STUDIES .......................................................................................................... 40
PERMITS ............................................................................................................................................... 40
APPENDIX: A – WWHM DATA AND OUTPUT .......................................................................... 41
B – OPERATION AND MAINTENANCE MANUAL ................................................... 60
C – GEOTECHNICAL ENGINEERING REPORT .......................................................... 66
Attachment 9
STORMWATER SITE PLAN
NAVIX CA Senior Living – Edmonds, WA Page 3
PROJECT SITE MAP
Figure 1: Project Site Map
Total Project Area: 36,781 SF (0.844 acres)
Total Proposed Hard Surfaces: 30,770 (0.706 acres)
Proposed Pollution Generating Hard/Impervious Surface: 3,359 SF (0.077 acres)
Proposed Pollution Generating Pervious Surface: 6,011 SF (0.138 acres)
Existing Unmanaged Hard Surfaces: 0 SF (0.00 acres)
Total Disturbed Area: 36,781 SF (0.844 acres)
Average Slope: 8-25%
Estimated Ultimate Infiltration Rate: ¼ inch/hour to ½ inch/hour
NRCS Soil Group: Alderwood-Urban Land Complex Soils (glacial till)
For conveyance system details, please see the stormwater plans. For infiltration feasibility
information, please see the geotechnical report (Appendix C).
Stormwater detention
vault in basement
Pump from stormwater
detention vault to
connection with existing
storm system
Intercept off-site
storm conveyance
system
Re-route off-site
conveyance to
existing storm
system
Project
Boundary
Line
Connection
with existing
storm system
Attachment 9
STORMWATER SITE PLAN
NAVIX CA Senior Living – Edmonds, WA Page 4
PROJECT OVERVIEW
The site is currently developed as a single-story building and parking lot (see Existing Conditions
section below). Onsite stormwater outfalls to an existing storm sewer main in 72nd Avenue W, which
ultimately outfalls to Halls Creek.
The proposed development will consist of an approximately 163,100 GSF, 6-story assisted living
facility with approximately 92 assisted living units and 34 memory care units on a 0.78-acre parcel
located at 21200 72nd Avenue W in Edmonds, Washington. The project includes associated driveway
access, trash enclosure pad, landscaping areas, sidewalks, and utility connections. No existing
unmanaged hard surfaces will remain.
SITE LOCATION
Figure 2: Project Location
Location: 21200 72nd Ave W Edmonds, WA 98026 (Snohomish County)
Section, Township, Range: NW 1/4, NW 1/4, SEC. 29, TOWNSHIP 27N, RANGE 04E, W.M.
Parcel/Tax Lot: 00580700000401
Parcel Size: 0.78 acres
Total Area of Disturbance: 0.844 acres
City, County, State: Edmonds, Snohomish County, Washington
Zoning: CG, General Commercial
PROJECT
SITE
Attachment 9
STORMWATER SITE PLAN
NAVIX CA Senior Living – Edmonds, WA Page 5
DESIGN CRITERIA
The stormwater management facilities have been designed in accordance with the 2017 City of
Edmond’s Stormwater Management Code, which utilizes the 2014 Stormwater Management Manual
for Western Washington and the City of Edmonds Stormwater Addendum. This project will result in
greater than 5,000 SF of new plus replaced hard surface, therefore the site is classified as a Category
2 project site and shall comply with Minimum Requirements 1-9 of the City of Edmonds Stormwater
Management Code.
Table 1 below summarizes the City of Edmonds stormwater requirements.
JURISDICTIONAL REQUIREMENTS
Duration Analysis
2-year: Reduce to ½ pre-developed duration
50-year: Match pre-developed
Water Quality Volume: N/A
Water Quality Flow Rate: Full 2-year release rate from the detention
facility*
Downstream Analysis: ¼ mile
*All continuous modelling to be performed using the “Puget East 36”
precipitation time series, available in WWHM2012 by using WS-DOT data
TABLE 1: Jurisdictional Requirements
Attachment 9
STORMWATER SITE PLAN
NAVIX CA Senior Living – Edmonds, WA Page 6
EXISTING CONDITIONS AND HYDROLOGY
EXISTING CONDITIONS
The site is currently comprised of an existing office building with an associated parking lot area and
landscaping. It is bound to the north by 212th Street SW, to the east by 72nd Avenue W, to the south
by an apartment complex, and to the west by a townhome development. There is existing storm
drainage infrastructure on-site that runs west to east and conveys off-site stormwater from the Hyde
Park Townhomes to the municipal conveyance system in 72nd Avenue West. See Figure 3 for the
Existing Conditions Map.
Figure 3: Existing Conditions Map
The property slopes from an approximate elevation of 382 feet at the northern property line up to
about 376 feet at the southern property line (Terracon). The NRCS soils map lists the site as having
slopes in the range of approximately 8-15%. Per the City of Edmonds GIS critical areas map the site
contains areas of landslide and erosion hazards (Figure 7).
A Geotechnical Engineering Report was prepared for this project by Terracon Consultants, Inc on
December 20, 2018 (Appendix C). Per the report on-site soils are comprised of asphalt and concrete
pavement with a gravel base course at the surface; silty sand with variable gravel content with
organics at 3.5’-7.5’ below grade; sand with silt content and trace gravel (recessional glacial outwash)
Active storm pipe
conveys runoff from
Hyde Park Townhomes
Off-site storm
conveyance from
Hyde Park
Townhomes to west
Existing pipe outfall
connection to
existing storm main
Attachment 9
STORMWATER SITE PLAN
NAVIX CA Senior Living – Edmonds, WA Page 7
at 10’-13’ below grade; and, silty sand and sandy silt with variable gravel content (glacial till) up to
26’ below grade. Groundwater was encountered at 20.5 feet deep in one of four borings and was not
encountered during or after drilling in the other three borings.
There are no known surface water bodies in the immediate vicinity of the site including wetlands. A
high-pressure gas line is located to the east of the project site within the 72nd Avenue West right-of-
way, outside of the proposed development area. The site is zoned CG, General Commercial, and is
within the Highway 99 Subarea Plan.
EXISTING SITE HYDROLOGY
Surface runoff from the existing site is collected in two catch basins located in the parking lot in the
northern half of the site and is conveyed east to the existing municipal conveyance system in 72nd
Avenue West. The site is in the Halls Creek Drainage Basin (Figure 4).
The existing conditions survey prepared by Axis Survey and Mapping on January 19, 2018 indicates a
stormwater drainage easement on the property that runs from the western edge of the site at its
boundary with the Hyde Park Townhomes to the east. The easement encompasses a 12-inch storm
conveyance pipes that originates from the Hyde Park Townhomes to the west and connects to the
existing municipal conveyance system in 72nd Avenue West. This off-site storm conveyance system
will be intercepted and rerouted around the proposed development.
Attachment 9
STORMWATER SITE PLAN
NAVIX CA Senior Living – Edmonds, WA Page 8
Figure 4: Watershed Map
PROJECT
SITE
Attachment 9
STORMWATER SITE PLAN
NAVIX CA Senior Living – Edmonds, WA Page 9
DEVELOPED CONDITIONS AND HYDROLOGY
DEVELOPED CONDITIONS
The proposed project will consist of an approximately 163,100 GSF 6-story assisted living facility with
approximately 92 assisted living units and 34 memory care units on a 0.78-acre parcel located at
21200 72nd Avenue W in Edmonds, Washington. All existing on-site structures will be demolished.
DEVELOPED SITE HYDROLOGY
Stormwater runoff from newly created pervious and impervious surfaces will be collected and routed
to an on-site stormwater management system consisting of an approximately 21,000 CF underground
detention vault for flow control. Flow from the vault will be restricted to pre-development forested
conditions in accordance with City of Edmonds stormwater requirements. The controlled-released
runoff will discharge to the municipal conveyance system in 72nd Avenue West by means of a
stormwater pump system. All stormwater runoff from hard surfaces on-site will be managed and no
existing, unmanaged hard surfaces will remain.
As the project is not creating 5,000 SF or more of pollution-generating hard surface (PGHS) or 0.75
acres or more of pollution-generating pervious surface (PGPS), water quality treatment of not
required.
The total proposed non-pollution-generating impervious surface is approximately 0.629 acres, the
proposed pervious areas is approximately 0.138 acres, and the proposed pollution-generating
impervious area is 0.077 acres.
Table 2, below, summarizes the threshold discharge areas, including off-site areas.
Threshold Discharge Area Area (AC)
Current Hard Surfaces 0.616
Proposed Hard Surfaces 0.706
New + Replaced PGPS 0.138
New + Replaced PGIS 0.077
New + Replaced PGHS 0.000
Effective Impervious Surface 0.706
Existing, Unmanaged Hard
Surface to Remain
0.000
Disturbed Pervious Surface 0.228
Total Additional Hard Surfaces 0.090
Table 2: Threshold Discharge Areas
Attachment 9
STORMWATER SITE PLAN
NAVIX CA Senior Living – Edmonds, WA Page 10
MINIMUM REQUIREMENTS
Figure 5- Minimum Requirements
Attachment 9
STORMWATER SITE PLAN
NAVIX CA Senior Living – Edmonds, WA Page 11
Minimum Requirement #1: Preparation of Stormwater Site Plans
The City shall require a Stormwater Site Plan from all projects meeting the thresholds in ECDC
18.30.060.C. Stormwater Site Plans shall use site-appropriate development principles to retain native
vegetation and minimize impervious surfaces to the extent feasible. Stormwater Site Plans shall be
prepared in accordance with Chapter 3 of Volume 1 of the SWMMWW and the requirements in the
Edmonds Stormwater Addendum.
Response: A stormwater site plan that includes the design drawings and this report has been
prepared for this development. The stormwater site plan has been designed using site-appropriate
development principles to meet City of Edmonds guidelines to the maximum extent feasible.
Minimum Requirement #2: Construction Stormwater Pollution Prevention Plan (SWPPP)
All development projects are responsible for preventing erosion and discharge of sediment and other
pollutants into receiving waters. Compliance with this minimum requirement can be achieved for an
individual site if the site is covered under Ecology’s General NPDES Permit for Stormwater Discharges
Associated with Construction Activities and fully implementing the requirements of that permit.
A Construction SWPPP is required for all projects which a) result in 2,000 square feet or more of new
plus replaced hard surface area, b) where a structure with an exterior hard surface area of at least
2,000 square feet is being demolished, c) which disturb 7,000 square feet or more of land, or d) when
the site falls within the Earth Subsidence Landslide Hazard Area, Landslide Hazard Area or steep slope
critical area.
Response: A preliminary Construction SWPPP has been prepared and is included in the “CSWPP
Analysis and Design” section of this report, below. A full Construction SWPPP report to be utilized by
the contractor will be submitted with this permit submittal package as a separate document.
Minimum Requirement #3: Source Control of Pollution
All known, available and reasonable source control BMPs must be required for all projects approved
by the City. Source control BMPs must be selected, designed, and maintained in accordance with
Volume IV of the SWMMWW.
Response: All known, available, and reasonable source control BMPs have been evaluated for
applicability to this project. This includes, but is not limited to, Dust Control at Disturbed Land Areas,
Landscaping and Lawn/Vegetation Management, and Maintenance of Stormwater Drainage and
Treatment Systems.
Attachment 9
STORMWATER SITE PLAN
NAVIX CA Senior Living – Edmonds, WA Page 12
Minimum Requirement #4: Preservation of Natural Drainage Systems and Outfalls
Natural drainage patterns shall be maintained, and discharges from the project site shall occur at the
natural location, to the maximum extent practicable. The manner by which runoff is discharged from
the project site must not cause a significant adverse impact to downstream receiving waters and
down gradient properties. The discharge must have an identified overflow route that is safe and
certain and leads to the ultimate outfall location (such as a receiving water or municipal drainage
system). All outfalls require energy dissipation. To demonstrate compliance with this core
requirement, all projects shall submit an off-site qualitative analysis. If an existing problem (or
potential future problem after development) is identified, mitigation will be required to prevent
worsening of that problem. A quantitative analysis may be required for any project deemed to need
additional information or where the project proponent or the City determines that a quantitative
analysis is necessary to evaluate the off-site impacts or the capacity of the conveyance system. Per
the Edmond’s Stormwater Addendum, existing upstream flows must be accommodated without
causing erosion or flooding impacts. Upstream flows shall not be routed through the project’s
conveyance, treatment, or retention/detention systems, unless those systems are sized to control
those flows. Upstream flows that are collected and routed through or around the site in a separate
conveyance shall be dispersed at the downgradient property line, if feasible, or discharged at a
project outfall (or outfalls) in a manner that does not violate the criteria below or cause the capacity
of a conveyance system to be exceeded.
Response: Natural drainage systems and outfalls will be maintained to the maximum extent feasible
for the development of this site. Onsite stormwater will be collected in a new underground detention
vault in the basement of the proposed building and routed to the existing municipal conveyance
system in 72nd Ave W. In the proposed condition the existing drainage path and connection to the
existing system in 72nd Ave W will be maintained.
Minimum Requirement #5: On-Site Stormwater Management
On-site Stormwater Management BMPs are required in accordance with the following project
thresholds, standards, and lists to infiltrate, disperse, and retain stormwater runoff on-site to the
extent feasible without causing flooding or erosion impacts. Category 2 project sites that discharge
directly or indirectly to the City’s MS4 shall use On-Site Stormwater BMPs from List No.2 for all new
plus replaced hard surfaces and land disturbed.
Response: On-site stormwater management BMP’s have been evaluated in accordance with the City
of Edmonds stormwater code requirements and the project is electing to use the List No. 2 option for
on-site stormwater BMPs selection. Please see the Permanent Stormwater Control Plan – On-Site
Stormwater Management BMP’s section of this report for more information.
Minimum Requirement #6: Runoff Treatment
The following require construction of stormwater treatment facilities:
· Projects in which the total of pollution-generating hard surface (PGHS) is 5,000 square feet or
more in a threshold discharge area of the project, or
· Projects in which the total of pollution-generating pervious surfaces (PGPS) – not including
permeable pavements – is 0.75 acres or more in a threshold discharge area, and from which
there will be a surface discharge in a natural or man-made conveyance system from the site.
Attachment 9
STORMWATER SITE PLAN
NAVIX CA Senior Living – Edmonds, WA Page 13
Response: The total proposed pollution-generating hard surface (PGHS) is 2,580 SF and the pollution-
generating pervious surface (PGPS) consisting of lawn and landscaping area is 5,811 SF. Therefore,
water quality treatment facilities are not required.
Minimum Requirement #7: Flow Control
Flow control is required on projects meeting the thresholds summarized below to reduce the impacts
of stormwater runoff from hard surfaces and land cover conversions. Standard Flow Control
Requirement (applies to discharges directly or indirectly to the City’s MS4, except for projects that
meet the direct discharge requirements outlined in “a” above): Stormwater discharges shall match
developed discharge durations to pre-developed durations for the range of pre-developed discharge
rates from 50 percent of the 2-year peak flow up to the full 50-year peak flow. The pre-developed
condition to be matched shall be a forested land cover.
Response: Flow control will be provided by utilizing a detention vault located in the basement level.
On-site roof drainage will be collected and routed to the detention vault prior to discharge to the
storm drainage system located in 72nd Avenue W. The detention vault is sized to meet discharge
requirements for the entire redevelopment area in accordance with the 2014 Stormwater
Management Manual for Western Washington requirements utilizing continuous modelling with
WWHM2012.
Minimum Requirement #8: Wetlands Protection
The requirements below apply only to projects whose stormwater discharges into a wetland, either
directly or indirectly through a conveyance system.
Response: This project does not discharge into a wetland.
Minimum Requirement #9: Operation and Maintenance
An operation and maintenance manual that is consistent with the provisions in Volume I and Volume
V of the SWMMWW is required for proposed Stormwater Treatment and Flow Control
BMPs/facilities. The party (or parties) responsible for maintenance and operation shall be identified
in the operation and maintenance manual. For private facilities approved by the City, a copy of the
operation and maintenance manual shall be retained on-site or within reasonable access to the site
and shall be transferred with the property to the new owner. For public facilities, a copy of the
operation and maintenance manual shall be retained in the appropriate department. A log of
maintenance activity that indicates what actions were taken shall be kept and be available for
inspection.
Response: An Operation and Maintenance Manual is included in Appendix B of this report.
Attachment 9
STORMWATER SITE PLAN
NAVIX CA Senior Living – Edmonds, WA Page 14
OFFSITE ANALYSIS REPORT
OVERVIEW
The project site consists of one drainage sub basin which outfalls to Halls Creek. Approximately 0.25
miles downstream is the intersection of 216th Street SW and 72nd Avenue W. See Figure 6, below. No
emergency services are located along the flow path.
Figure 6: Downstream Analysis Path
DOWNSTREAM ANALYSIS
A formal downstream analysis was completed in accordance with the City of Edmond’s 2017
Stormwater Addendum. This analysis was conducted on March 7, 2019. The temperature was
approximately 40 degrees and overcast.
¼ mile
downstream
location
Project Site
Downstream
Flow Path
Outfall to Halls
Creek
Attachment 9
STORMWATER SITE PLAN
NAVIX CA Senior Living – Edmonds, WA Page 15
# Picture Description
1
View from the northwest side of the site
looking east.
Drainage is conveyed east across the site to
an open-grate catch basin on the northeast
side of the site.
2
View from the northeast side of the site
looking east.
Drainage is conveyed east offsite where it
turns south to a manhole in the western-
most drive lane of 72nd Ave W north of
213th Pl SW.
Attachment 9
STORMWATER SITE PLAN
NAVIX CA Senior Living – Edmonds, WA Page 16
3
View from the west side of 72nd Ave W
looking south.
Drainage is conveyed south through a 36”
concrete pipe to a manhole in the western-
most drive lane of 72nd Ave W.
4
View from the west side of 72nd Ave W
looking south.
Drainage is conveyed south through a 36”
concrete pipe to a manhole in the western-
most drive lane of 72nd Ave W near the
southeast corner of the Edmonds Park and
Ride.
Attachment 9
STORMWATER SITE PLAN
NAVIX CA Senior Living – Edmonds, WA Page 17
5
View from the west side of 72nd Ave W
looking south.
Drainage is conveyed south through a 36”
concrete pipe to a manhole on the west
side of 72nd Ave W.
6
View from the sidewalk on the west side of
72nd Ave W looking east.
Drainage is conveyed south through a 36”
concrete pipe to a manhole on 216th St SW.
Attachment 9
STORMWATER SITE PLAN
NAVIX CA Senior Living – Edmonds, WA Page 18
7
View from the southwest corner of the
intersection of 72nd Ave W and 216th St SW.
Drainage is conveyed east through a 36”
pipe to a manhole east of the intersection
of Highway 99 and 216th St SW.
Image Credit: Google Maps
8
View from the intersection of Highway 99
and 216th St SW looking northwest.
Drainage is conveyed to the southeast
corner of the intersection of Highway 99
and 212th St SW.
Image Credit: Google Maps
Catch Basin
Attachment 9
STORMWATER SITE PLAN
NAVIX CA Senior Living – Edmonds, WA Page 19
9
View from southeast corner of Highway 99
and 216th St SW looking east.
Drainage is conveyed east along 216th St
SW through a 36” concrete pipe to a
manhole on the south side of 212th St SW.
10
View from the south side of 216th St SW
looking east.
Drainage is conveyed east along 216th St
SW through a 36” concrete pipe to a
manhole on the south side of 212th St SW.
Attachment 9
STORMWATER SITE PLAN
NAVIX CA Senior Living – Edmonds, WA Page 20
11
View from the south side of 212th St SW
looking southeast.
Drainage is conveyed southeast to an
outfall along Halls Creek
12
View from the south side of the Interurban
Trail looking south.
Drainage outfalls to Halls Creek.
Attachment 9
STORMWATER SITE PLAN
NAVIX CA Senior Living – Edmonds, WA Page 21
EXISTING IMPACTS AND CRITICAL AREAS
Per the City’s website, there is an existing erosion hazard area along the northern and western
perimeters of the site, most likely having to do with the existing sloped/retaining wall areas in those
locations. The existing retaining wall along the western property boundary will be maintained in the
developed condition. The shorter, existing retaining wall in the southwest corner of the site will be
removed and replaced by retaining via the building. The downstream storm drainage system within
0.25 miles of the project is adjacent to existing erosion hazards, but there are no known impacts or
problems associated with the drainage system.
See Figure 7 below for the critical areas map.
Figure 7- Critical Areas Map
¼ mile
downstream
location
Project Site
Attachment 9
STORMWATER SITE PLAN
NAVIX CA Senior Living – Edmonds, WA Page 22
POTENTIAL OFFSITE IMPACTS
The proposed on-site stormwater management system will be designed according to the 2017 City
of Edmonds Stormwater Management Code. No impacts to groundwater, surface waters, or drainage
patterns are anticipated.
100-YEAR FLOOD/OVERFLOW CONDITION
The stormwater conveyance system for this project has been designed to address all storm events,
including the 100-year, 24-hour storm, in accordance with common industry practices. Please see
FIRM map shown in Figure 8 below. The project site is in Zone X, which is outside the 500-year
floodplain
Figure 8: FIRM Map
Project Site
Attachment 9
STORMWATER SITE PLAN
NAVIX CA Senior Living – Edmonds, WA Page 23
PERMANENT STORMWATER CONTROL PLAN
ON-SITE STORMWATER BMPs
This project is electing to use the List No. 2 option for selection of on-site stormwater BMPs. After
evaluating the stormwater BMPs provided in the City of Edmond’s Stormwater Addendum for
applicability to this project site, it has been determined that a stormwater detention vault is required
for on-site stormwater flow control. A vault has been sized using the Western Washington Hydrology
Model (WWHM) per City of Edmonds requirements (using WSDOT data) and a report has been
generated through the WWHM software (Appendix A).
Based on the Geotechnical Engineering Report by Terracon Consultants (Appendix C), the on-site soils
were evaluated for infiltration potential and sieve analyses were performed to estimate an infiltration
rate. The glacial till soils observed exhibited an appreciable fines content and the soils were dense to
very dense. The geotechnical engineer concluded that the site is not suitable for infiltration and,
therefore, stormwater management via infiltration is not recommended.
The following tables list the evaluated on-site BMPs and reasons for infeasibility based on the 2017
City of Edmonds Stormwater Management Code, Appendix A.
Lawn and Landscape Areas
BMP Feasible
(Yes/No)
Explanation
Post-Construction
Soil Quality and
Depth
Yes On-site disturbed areas that result in lawn or landscaping will be amended
with compost or replaced with topsoil meeting Post-Construction Soil
Quality and Depth requirements.
Roofs
BMP Feasible
(Yes/No)
Explanation
Full Dispersion
No A minimum forested or native vegetation flow path length of 100 feet (25 feet
for sheet flow from a non-native pervious surface) cannot be achieved due to
the nature of the zero-lot line development.
Downspout Full
Infiltration
Systems
No The site does not have outwash or loam soils.
Geotechnical investigation does not recommend infiltration on this site.
Bioretention or
Rain Gardens
No Geotechnical investigation does not recommend infiltration on this site.
Downspout
Dispersion
Systems
No For splash blocks, a vegetated flow path of at least 50 feet in length from the
downspout to the downstream property line, structure, stream, wetland,
slope over 15 percent, or other impervious surface is not feasible due to the
nature of the zero-lot line development.
For trenches, a vegetated flow path of at least 25 feet between the outlet of
the trench and any property line, structure, stream, wetland, or impervious
surface is not feasible due to the nature of the zero-lot line development.
Perforated Stub-
Out Connections
No There is not at least 1 foot of permeable soil from the proposed bottom of the
perforated stub-out connection trench to the highest estimated groundwater
Attachment 9
STORMWATER SITE PLAN
NAVIX CA Senior Living – Edmonds, WA Page 24
table or other impermeable layer. Geotechnical investigation shows no
permeable soils on site.
Detention Vaults
and Pipes
Yes A detention vault has been sized using WWHM 2012 (Appendix A).
Other Hard Surfaces
BMP Feasible
(Yes/No)
Explanation
Full Dispersion
No A minimum forested or native vegetation flow path length of 100 feet (25
feet for sheet flow from a nonnative pervious surface) cannot be achieved
due to the nature of the zero-lot line development.
Permeable
Pavement
No Not feasible at multi-level parking garages such as this.
Geotechnical investigation does not recommend infiltration on this site.
Bioretention or
Rain Gardens
No Geotechnical investigation does not recommend infiltration on this site.
Sheet Flow
Dispersion
No For flat to moderately sloped areas, at least a 10-foot-wide vegetation buffer
for dispersion of the adjacent 20 feet of contributing surface cannot be
achieved.
Concentrated Flow
Dispersion
No A minimum 3-foot length of rock pad and 50-foot flow path OR a dispersion
trench and 25-foot flow path for every 700 sq. ft. of drainage area (within
applicable setbacks) cannot be achieved.
Detention Vaults
and Pipes
Yes A detention vault has been sized using WWHM 2012 (Appendix A).
Attachment 9
STORMWATER SITE PLAN
NAVIX CA Senior Living – Edmonds, WA Page 25
HYDROLOGIC MODELING
The hydrologic analysis for this project was performed using Western Washington Hydrology Model
(WWHM2012), based on matching flow durations. MGS rainfall data was used to model the site
runoff and size the stormwater facility.
The following table summarizes the surface area of the existing site conditions as inputted into
WWHM.
Basin Area (AC) Description Grade
0.844 Soil Type C, Forest Flat
Table 3: Pre-Developed Condition
The following tables summarize the tributary areas to the proposed detention vault as well as the
bypass area of the developed conditions as inputted to WWHM.
Tributary Basin Area (AC) Description Grade
0.133 Soil Type C, Lawn Flat
0.629 Rooftops Flat
0.059 Sidewalks/Driveways Flat
Table 4: Tributary Area to Vault in Developed Condition
Bypass Basin Area (AC) Description Grade
0.005 Soil Type C, Lawn Flat
0.018 Sidewalks/Driveways Flat
Table 5: Bypass Area in Developed Condition
Attachment 9
STORMWATER SITE PLAN
NAVIX CA Senior Living – Edmonds, WA Page 26
Figure 9, below, shows the predeveloped forested condition as inputted in WWHM.
Attachment 9
STORMWATER SITE PLAN
NAVIX CA Senior Living – Edmonds, WA Page 27
Figure 9: Predeveloped Forested Condition
Figure 10, below, shows the on-site, non-pollution generating impervious surfaces (NPGIS), pollution
generating impervious surfaces (PGIS), and pervious surfaces as inputted into WWHM.
Attachment 9
STORMWATER SITE PLAN
NAVIX CA Senior Living – Edmonds, WA Page 28
Figure 10: WWHM Tributary and Bypass Areas
FLOW CONTROL SYSTEM
The proposed flow control facility was designed in accordance with the 2014 Amendment to the 2012
Stormwater Manual for Western Washington and the 2017 City of Edmonds Stormwater Code. Pre-
developed conditions are modeled as forested for all areas within the limits of disturbance. WWHM
2012 was used for flow control calculations.
The proposed detention vault will have a live storage depth of 10 feet, a width of 30 feet, and a length
of 70 feet. Basin data and results from the WWHM 2012 model are provided in Appendix A.
CONVEYANCE SYSTEM ANALYSIS AND DESIGN
The site conveys stormwater runoff through 6-inch, 8-inch, and 12-inch diameter conveyance pipes
at a minimum slope of 1.0%. As shown in the Manning’s Calculations in Figure 11 below, the max.
flow rate for a 6-inch storm drainage pipe at a min. slope of 1.0% is 0.5626 cfs. The max. flow rate
for an 8-inch storm drainage pipe at a min. slope of 1.0% is 1.2117 cfs. The max. flow rate for a 12-
inch storm drainage pipe at a min. slope of 1.0% is 3.5724 cfs. All of which are greater than the 100-
year peak flow event (0.037 cfs).
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STORMWATER SITE PLAN
NAVIX CA Senior Living – Edmonds, WA Page 29
Figure 11: Manning’s Calculations for 6-Inch, 8-Inch, and 12-Inch Pipes
OPERATION AND MAINTAINANCE
The proposed development will include an approximately 21,000 CF detention vault located at the
basement level. The basement level will be accessible via a ramp leading down from the ground level.
It is not anticipated that the detention vault will accumulate appreciable amounts of solids because
the majority of collected runoff will be from clean roof surfaces. However, periodic maintenance is
still required, including cleaning with a vactor truck. ProVac Clean Service has verbally confirmed that
a typical vactor truck will need a height clearance of approximately 14 feet. Therefore, the truck will
be able to access the vault through the vehicle and loading entry off 72nd Avenue W to park in the
loading area and run the hose down the parking ramp to the detention vault at the basement level.
See Figure 12 for the proposed vactor truck parking configuration.
Attachment 9
STORMWATER SITE PLAN
NAVIX CA Senior Living – Edmonds, WA Page 30
Figure 12: Proposed Vactor Truck Configuration
A complete on-site BMP operation and maintenance manual is included in Appendix B.
Attachment 9
STORMWATER SITE PLAN
NAVIX CA Senior Living – Edmonds, WA Page 31
CSWPPP ANALYSIS AND DESIGN
All erosion and sediment control measures shall be governed by the requirements of the City of
Edmonds. A temporary erosion and sedimentation control plan will be prepared to assist the
contractor in complying with these requirements. The Erosion and Sediment Control (ESC) plan will
be included with the construction plans.
Element 1: Preserve Vegetation/Mark Clearing Limits
· Before beginning land disturbing activities, including clearing and grading, clearly mark all
clearing limits, sensitive areas and their buffers, and trees that are to be preserved within
the construction area.
· Retain the duff layer, native top soil, and natural vegetation in an undisturbed state to the
maximum degree practical.
· Plastic, metal, or fabric fence may be used to mark the clearing limits. [Note: the difference
between the practical use and proper installation of silt fencing and the proper use of
clearing boundary fencing.]
· If it is not practical to retain the duff layer in place, then stockpile it on-site, cover it to
prevent erosion, and replace it immediately when you finish disturbing the site.
Element 2: Establish Construction Access
· Limit construction vehicle access and exit to one route, if possible.
· Stabilize access points with a pad of quarry spalls, crushed rock, or other equivalent BMPs, to
minimize tracking sediment onto roads.
· Locate wheel wash or tire baths on site, if the stabilized construction entrance is not effective
in preventing tracking sediment onto roads.
· If sediment is tracked off site, clean the affected roadway thoroughly at the end of each day,
or more frequently as necessary (for example, during wet weather). Remove sediment from
roads by shoveling, sweeping, or pick up and transport the sediment to a controlled sediment
disposal area.
· Conduct street washing only after sediment is removed in accordance with the above bullet.
· Control street wash wastewater by pumping back on site or otherwise preventing it from
discharging into systems tributary to waters of the State.
· Minimize construction site access points along linear projects, such as roadways. Street
washing may require local jurisdiction approval.
Element 3: Control Flow Rates
· Protect properties and waterways downstream of development sites from erosion and the
associated discharge of turbid waters due to increases in the velocity and peak volumetric
flow rate of stormwater runoff from the project site, as required by local plan approval
authority.
· Where necessary to comply with the bullet above, construct stormwater retention or
detention facilities as one of the first steps in grading. Assure that detention facilities
function properly before constructing site improvements (e.g. impervious surfaces).
· If permanent infiltration ponds are used for flow control during construction, protect these
facilities from siltation during the construction phase.
· Conduct downstream analysis if changes in off-site flows could impair or alter conveyance
systems, streambanks, bed sediment, or aquatic habitat.
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· Even gently sloped areas need flow controls such as straw wattles or other energy
dissipation / filtration structures. Place dissipation facilities closer together on steeper
slopes. These methods prevent water from building higher velocities as it flows downstream
within the construction site.
· Outlet structures designed for permanent detention ponds are not appropriate for use
during construction without modification. If used during construction, install an outlet
structure that will allow for long-term storage of runoff and enable sediment to settle.
Verify that the pond is sized appropriately for this purpose. Restore ponds to their original
design dimensions, remove sediment, and install a final outlet structure at completion of
the project.
· Erosion has the potential to occur because of increases in the volume, velocity, and peak
flow rate of stormwater runoff from the project site. The local permitting agency may
require pond designs that provide additional or different stormwater flow control. These
requirements may be necessary to address local conditions or to protect properties and
waterways downstream.
· Sites that must implement flow control for the developed site condition must also control
stormwater release rates during construction. Construction site stormwater discharges shall
not exceed the discharge durations of the pre-developed condition for the range of pre-
developed discharge rates from ½ of the 2-year flow through the 10-year flow as predicted
by an approved continuous runoff model. The pre-developed condition to be matched shall
be the land cover condition immediately prior to the development project. This restriction
on release rates can affect the size of the storage pond and treatment cells
Element 4: Install Sediment Controls
· The Permittee must design, install and maintain effective erosion controls and sediment
controls to minimize the discharge of pollutants. At a minimum, the Permittee must design,
install and maintain such controls to:
o Construct sediment control BMPs (sediment ponds, traps, filters, etc.) as one of the
first steps in grading. These BMPs shall be functional before other land disturbing
activities take place.
o Minimize sediment discharges from the site. The design, installation and
maintenance of erosion and sediment controls must address factors such as the
amount, frequency, intensity and duration of precipitation, the nature of resulting
stormwater runoff, and soil characteristics, including the range of soil particle sizes
expected to be present on the site.
o Direct stormwater runoff from disturbed areas through a sediment pond or other
appropriate sediment removal BMP before the runoff leaves a construction site or
before discharge to an infiltration facility. Runoff from fully stabilized areas may be
discharged without a sediment removal BMP but must meet the flow control
performance standard in Element #3, bullet #1.
o Locate BMPs intended to trap sediment on site in a manner to avoid interference
with the movement of juvenile salmonids attempting to enter off-channel areas or
drainages.
o Provide and maintain natural buffers around surface waters, direct stormwater to
vegetated areas to increase sediment removal, and maximize stormwater
infiltration, unless infeasible.
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o Where feasible, design outlet structures that withdraw impounded stormwater
from the surface to avoid discharging sediment that is still suspended lower in the
water column.
· Outlet structures that withdraw impounded stormwater from the surface to avoid
discharging sediment that is still suspended lower in the water column are for the
construction period only. If the pond using the construction outlet control is used for
permanent stormwater controls, the appropriate outlet structure must be installed after the
soil disturbance has ended.
· Seed and mulch earthen structures such as dams, dikes, and diversions according to the
timing indicated in Element #5.
· Full stabilization includes concrete or asphalt paving; quarry spalls used as ditch lining; or
the use of rolled erosion products, a bonded fiber matrix product, or vegetative cover in a
manner that will fully prevent soil erosion.
· The Local Permitting Authority may inspect and approve areas fully stabilized by means
other than pavement or quarry spalls.
· If installing a floating pump structure, include a stopper to prevent the pump basket from
hitting the bottom of the pond.
Element 5: Stabilize Soils
· Stabilize exposed and unworked soils by application of effective BMPs that prevent erosion.
Applicable BMPs include but are not limited to: temporary and permanent seeding, sodding,
mulching, plastic covering, erosion control fabrics and matting, soil application of
polyacrylamide (PAM), the early application of gravel base early on areas to be paved, and
dust control. Control stormwater volume and velocity within the site to minimize soil
erosion.
· Control stormwater discharges, including both peak flow rates and total stormwater
volume, to minimize erosion at outlets and to minimize downstream channel and stream
bank erosion.
· Soils must not remain exposed and unworked for more than the time periods set forth
below to prevent erosion.
o During the dry season (May 1 - Sept. 30): 7 days.
o During the wet season (October 1 - April 30): 2 days.
· Stabilize soils at the end of the shift before a holiday or weekend if needed based on the
weather forecast.
· Stabilize soil stockpiles from erosion, protect with sediment trapping measures, and where
possible, be located away from storm drain inlets, waterways, and drainage channels.
· Minimize the amount of soil exposed during construction activity.
· Minimize the disturbance of steep slopes.
· Minimize soil compaction and, unless infeasible, preserve topsoil.
· Soils must not remain exposed and unworked for more than the time periods set forth
above to prevent erosion for linear projects.
· Soil stabilization measures should be appropriate for the time of year, site conditions,
estimated duration of use, and potential water quality impacts that stabilization agents may
have on downstream waters or ground water.
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· Ensure that gravel base used for stabilization is clean and does not contain fines or
sediment.
Element 6: Protect Slopes
· Design and construct cut-and-fill slopes in a manner to minimize erosion. Applicable
practices include, but are not limited to, reducing continuous length of slope with terracing
and diversions, reducing slope steepness, and roughening slope surfaces (for example, track
walking).
· Divert off-site stormwater (run-on) or ground water away from slopes and disturbed areas
with interceptor dikes, pipes, and/or swales. Off-site stormwater should be managed
separately from stormwater generated on the site.
· At the top of slopes, collect drainage in pipe slope drains or protected channels to prevent
erosion.
o Temporary pipe slope drains must handle the peak volumetric flow rate calculated
using a 10-minute time step from a Type 1A, 10-year, 24-hour frequency storm for
the developed condition. Alternatively, the 10-year, 1-hour flow rate predicted by an
approved continuous runoff model, increased by a factor of 1.6, may be used. The
hydrologic analysis must use the existing land cover condition for predicting flow
rates from tributary areas outside the project limits. For tributary areas on the
project site, the analysis must use the temporary or permanent project land cover
condition, whichever will produce the highest flow rates. If using the Western
Washington Hydrology Model (WWHM) to predict flows, bare soil areas should be
modeled as "landscaped" area.
· Place excavated material on the uphill side of trenches, consistent with safety and space
considerations.
· Place check dams at regular intervals within constructed channels that are cut down a slope.
· Where 15-minute time steps are available in an approved continuous runoff model, they
may be used directly without a correction factor.
· Consider soil type and its potential for erosion.
· Stabilize soils on slopes, as specified in Element #5.
· BMP combinations are the most effective method of protecting slopes with disturbed soils.
For example, use both mulching and straw erosion control blankets in combination.
Element 7: Protect Permanent Drain Inlets
· Protect all storm drain inlets made operable during construction so that stormwater runoff
does not enter the conveyance system without first being filtered or treated to remove
sediment.
· Clean or remove and replace inlet protection devices when sediment has filled one-third of
the available storage (unless a different standard is specified by the product manufacturer).
· Where possible, protect all existing storm drain inlets so that stormwater runoff does not
enter the conveyance system without first being filtered or treated to remove sediment.
· Keep all approach roads clean. Do not allow sediment and street wash water to enter storm
drains without prior and adequate treatment unless treatment is provided before the storm
drain discharges to waters of the State.
· Inlets should be inspected weekly at a minimum and daily during storm events.
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Element 8: Stabilize Channels and Outlets
· Design, construct, and stabilize all on-site conveyance channels to prevent erosion from the
following expected peak flows:
o Channels must handle the peak volumetric flow rate calculated using a 10- minute
time step from a Type 1A, 10-year, 24-hour frequency storm for the developed
condition. Alternatively, the 10-year, 1-hour flow rate indicated by an approved
continuous runoff model, increased by a factor of 1.6, may be used. The hydrologic
analysis must use the existing land cover condition for predicting flow rates from
tributary areas outside the project limits. For tributary areas on the project site, the
analysis must use the temporary or permanent project land cover condition,
whichever will produce the highest flow rates. If using the Western Washington
Hydrology Model (WWHM) to predict flows, bare soil areas should be modeled as
"landscaped area.”
· Provide stabilization, including armoring material, adequate to prevent erosion of outlets,
adjacent streambanks, slopes, and downstream reaches at the outlets of all conveyance
systems.
· The best method for stabilizing channels is to completely line the channel with a blanket
product first, then add check dams as necessary to function as an anchor and to slow the flow
of water.
Element 9: Control Pollutants
· Design, install, implement and maintain effective pollution prevention measures to
minimize the discharge of pollutants.
· Handle and dispose of all pollutants, including waste materials and demolition debris that
occur on-site in a manner that does not cause contamination of stormwater.
· Provide cover, containment, and protection from vandalism for all chemicals, liquid
products, petroleum products, and other materials that have the potential to pose a threat
to human health or the environment. On-site fueling tanks must include secondary
containment. Secondary containment means placing tanks or containers within an
impervious structure capable of containing 110% of the volume contained in the largest
tank within the containment structure. Double-walled tanks do not require additional
secondary containment.
· Conduct maintenance, fueling, and repair of heavy equipment and vehicles using spill
prevention and control measures. Clean contaminated surfaces immediately following any
spill incident.
· Discharge wheel wash or tire bath wastewater to a separate on-site treatment system that
prevents discharge to surface water, such as closed-loop recirculation or upland land
application, or to the sanitary sewer, with local sewer district approval.
· Apply fertilizers and pesticides in a manner and at application rates that will not result in
loss of chemical to stormwater runoff. Follow manufacturers’ label requirements for
application rates and procedures.
· Use BMPs to prevent contamination of stormwater runoff by pH-modifying sources. The
sources for this contamination include, but are not limited to: bulk cement, cement kiln
dust, fly ash, new concrete washing and curing waters, waste streams generated from
concrete grinding and sawing, exposed aggregate processes, dewatering concrete vaults,
concrete pumping and mixer washout waters.
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· Adjust the pH of stormwater if necessary to prevent violations of the water quality
standards.
· Assure that washout of concrete trucks is performed off-site or in designated concrete
washout areas only. Do not wash out concrete trucks onto the ground, or into storm drains,
open ditches, streets, or streams. Do not dump excess concrete on site, except in
designated concrete washout areas. Concrete spillage or concrete discharge to surface
waters of the State is prohibited.
· Obtain written approval from Ecology before using chemical treatment other than CO2 or
dry ice to adjust pH.
Element 10: Control De-Watering
· Discharge foundation, vault, and trench dewatering water, which have characteristics
similar to stormwater runoff at the site, into a controlled conveyance system before
discharge to a sediment trap or sediment pond.
· Discharge clean, non-turbid de-watering water, such as well-point ground water, to systems
tributary to, or directly into surface waters of the State, as specified in Element #8, provided
the de-watering flow does not cause erosion or flooding of receiving waters or interfere
with the operation of the system. Do not route clean dewatering water through stormwater
sediment ponds. Note that “surface waters of the State” may exist on a construction site as
well as off site; for example, a creek running through a site.
· Handle highly turbid or contaminated dewatering water separately from stormwater.
· Other treatment or disposal options may include:
o Infiltration.
o Transport off-site in a vehicle, such as a vacuum flush truck, for legal disposal in a
manner that does not pollute state waters.
o Ecology-approved on-site chemical treatment or other suitable treatment
technologies.
o Sanitary or combined sewer discharge with local sewer district approval if there is
no other option.
o Use of a sedimentation bag with outfall to a ditch or swale for small volumes of
localized dewatering.
· Channels must be stabilized, as specified in Element #8.
· Construction equipment operation, clamshell digging, concrete tremie pour, or work inside
a cofferdam can create highly turbid or contaminated dewatering water.
· Discharging sediment-laden (muddy) water into waters of the State likely constitutes
violation of water quality standards for turbidity. The easiest way to avoid discharging
muddy water is through infiltration and preserving vegetation.
Element 11: Maintain BMPs
· Maintain and repair all temporary and permanent erosion and sediment control BMPs as
needed to assure continued performance of their intended function in accordance with
BMP specifications.
· Remove all temporary erosion and sediment control BMPs within 30 days after achieving
final site stabilization or after the temporary BMPs are no longer needed.
· Note: Some temporary erosion and sediment control BMPs are bio-degradable and
designed to remain in place following construction such as compost socks.
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· Provide protection to all BMPs installed for the permanent control of stormwater from
sediment and compaction. All BMPs that are to remain in place following completion of
construction shall be examined and placed in full operating conditions. If sediment enters
the BMPs during construction, it shall be removed, and the facility shall be returned to the
conditions specified in the construction documents.
· Remove or stabilize trapped sediment on site. Permanently stabilize disturbed soil resulting
from removal of BMPs or vegetation.
Element 12: Manage the Project
· Phase development projects to the maximum degree practicable and consider seasonal
work limits.
· Inspection and monitoring – Inspect, maintain, and repair all BMPs as needed to assure
continued performance of their intended function. Conduct site inspections and monitoring
in accordance with the Construction Stormwater General Permit or local plan approval
authority.
· Maintaining an updated construction SWPPP – Maintain, update, and implement the
SWPPP in accordance with the Construction Stormwater General Permit.
· Projects that disturb one or more acres must have, site inspections conducted by a Certified
Erosion and Sediment Control Lead (CESCL). Project sites less than one acre (not part of a
larger common plan of development or sale) may have a person without CESCL certification
conduct inspections. By the initiation of construction, the SWPPP must identify the CESCL or
inspector, who shall be present on-site or on-call at all times.
· The CESCL or inspector (project sites less than one acre) must have the skills to assess the:
o Site conditions and construction activities that could impact the quality of
stormwater.
o Effectiveness of erosion and sediment control measures used to control the quality
of stormwater discharges.
· The CESCL or inspector must examine stormwater visually for the presence of suspended
sediment, turbidity, discoloration, and oil sheen. They must evaluate the effectiveness of
BMPs and determine if it is necessary to install, maintain, or repair BMPs to improve the
quality of stormwater discharges. Based on the results of the inspection, construction site
operators must correct the problems identified by:
· Reviewing the SWPPP for compliance with the 13 construction SWPPP elements and making
appropriate revisions within 7 days of the inspection.
· Immediately beginning the process of fully implementing and maintaining appropriate
source control and/or treatment BMPs as soon as possible, addressing the problems no
later than within 10 days of the inspection. If installation of necessary treatment BMPs is
not feasible within 10 days, the construction site operator may request an extension within
the initial 10-day response period.
· Documenting BMP implementation and maintenance in the site log book (applies only to
sites that have coverage under the Construction Stormwater General Permit).
· The CESCL or inspector must inspect all areas disturbed by construction activities, all BMPs,
and all stormwater discharge points at least once every calendar week and within 24 hours
of any discharge from the site. (For purposes of this condition, individual discharge events
that last more than one day do not require daily inspections. For example, if a stormwater
pond discharges continuously over the course of a week, only one inspection is required
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that week.) The CESCL or inspector may reduce the inspection frequency for temporary
stabilized, inactive sites to once every calendar month
· Phasing of Construction.
o Phase development projects where feasible in order to prevent soil erosion and, to
the maximum extent practical, and prevent transporting sediment from the site
during construction. Revegetate exposed areas and maintain that vegetation as an
integral part of the clearing activities for any phase.
o Clearing and grading activities for developments shall be permitted only if
conducted using an approved site development plan (e.g., subdivision approval) that
establishes permitted areas of clearing, grading, cutting, and filling. Minimize
removing trees and disturbing or compacting native soils when establishing
permitted clearing and grading areas. Show on the site plans and the development
site permitted clearing and grading areas and any other areas required to preserve
critical or sensitive areas, buffers, native growth protection easements, or tree
retention areas as may be required by local jurisdictions.
· Seasonal Work Limitations
o From October 1 through April 30, clearing, grading, and other soil disturbing
activities is permitted only if shown to the satisfaction of the local permitting
authority that the site operator will prevent silt-laden runoff from leaving the site
through a combination of the following:
Site conditions including existing vegetative coverage, slope, soil type, and
proximity to receiving waters.
Limit activities and the extent of disturbed areas.
Proposed erosion and sediment control measures.
o Based on the information provided and/or local weather conditions, the local
permitting authority may expand or restrict the seasonal limitation on site
disturbance. The local permitting authority has the authority to take enforcement
action –such as a notice of violation, administrative order, penalty, or stop-work
order under the following circumstances:
· If, during the course of any construction activity or soil disturbance during the seasonal
limitation period, sediment leaves the construction site causing a violation of the surface
water quality standard; or
· If clearing and grading limits or erosion and sediment control measures shown in the
approved plan are not maintained.
· The following activities are exempt from the seasonal clearing and grading limitations:
o Routine maintenance and necessary repair of erosion and sediment control BMPs;
o Routine maintenance of public facilities or existing utility structures that do not
expose the soil or result in the removal of the vegetative cover to soil.
o Activities where there is one hundred percent infiltration of surface water runoff
within the site in approved and installed erosion and sediment control facilities.
· Coordination with Utilities and Other Contractors
o The primary project proponent shall evaluate, with input from utilities and other
contractors, the stormwater management requirements for the entire project,
including the utilities, when preparing the Construction SWPPP.
· Inspection and Monitoring
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o All BMPs must be inspected, maintained, and repaired as needed to assure
continued performance of their intended function. Site inspections must be
conducted by a person knowledgeable in the principles and practices of erosion and
sediment control. The person must have the skills to 1) assess the site conditions
and construction activities that could impact the quality of stormwater, and 2)
assess the effectiveness of erosion and sediment control measures used to control
the quality of stormwater discharges.
o For construction sites one acre or larger that discharge stormwater to surface
waters of the state, a CESCL must be identified in the construction SWPPP; this
person must be on-site or on-call at all times. Certification must be obtained
through an approved training program that meets the erosion and sediment control
training standards established by Ecology.
o Appropriate BMPs or design changes shall be implemented as soon as possible
whenever inspection and/or monitoring reveals that the BMPs identified in the
Construction SWPPP are inadequate, due to the actual discharge of /or potential to
discharge a significant amount of any pollutant.
· Maintaining an Updated Construction SWPPP
o Retain the Construction SWPPP on-site or within reasonable access to the site.
o Modify the SWPPP whenever there is a change in the design, construction,
operation, or maintenance at the construction site that has, or could have, a
significant effect on the discharge of pollutants to waters of the state.
· The SWPPP must be modified if, during inspections or investigations conducted by the
owner/operator, or the applicable local or state regulatory authority, it is determined that
the SWPPP is ineffective in eliminating or significantly minimizing pollutants in stormwater
discharges from the site. Modify the SWPPP as necessary to include additional or modified
BMPs designed to correct problems identified. Complete revisions to the SWPPP within
seven (7) days following the inspection.
Element 13: Protect Low Impact Development BMPs
· Protect all Bioretention and Rain Garden BMPs from sedimentation through installation and
maintenance of erosion and sediment control BMPs on portions of the site that drain into
the Bioretention and/or Rain Garden BMPs. Restore the BMPs to their fully functioning
condition if they accumulate sediment during construction. Restoring the BMP must include
removal of sediment and any sediment-laden Bioretention/rain garden soils, and replacing
the removed soils with soils meeting the design specification.
· Prevent compacting Bioretention and rain garden BMPs by excluding construction
equipment and foot traffic. Protect completed lawn and landscaped areas from compaction
due to construction equipment.
· Control erosion and avoid introducing sediment from surrounding land uses onto
permeable pavements. Do not allow muddy construction equipment on the base material or
pavement. Do not allow sediment-laden runoff onto permeable pavements.
· Pavements fouled with sediments or no longer passing an initial infiltration test must be
cleaned using procedures from the local stormwater manual or the manufacturer’s
procedures.
· Keep all heavy equipment off existing soils under LID facilities that have been excavated to
final grade to retain the infiltration rate of the soils.
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· See Chapter 5: Precision Site Preparation, Construction & Inspection of LID Facilities in the
LID Technical Guidance Manual for Puget Sound (2012) for more detail on protecting LID
integrated management practices.
· Note that the LID Technical Guidance Manual for Puget Sound (2012) is for additional
informational purposes only. You must follow the guidance within this manual if there are
any discrepancies between this manual and the LID Technical Guidance Manual for Puget
Sound (2012).
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SPECIAL REPORTS AND STUDIES
Special reports and studies prepared for this project include:
· Geotechnical Engineering Report, prepared by Terracon Consultants, Inc., dated December
20, 2018
· Operation and Maintenance Manual
· CSWPP Narrative and Plans
PERMITS
The following permits are anticipated to be needed for the project:
· City of Edmonds Design Review and SEPA Environmental Review
· City of Edmonds Building Permit Review with Mechanical, Electrical, Plumbing, and Fire
Code Review
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APPENDIX A
WWHM DATA AND OUTPUT
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APPENDIX B
OPERATIONS AND MAINTENANCE MANUAL
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APPENDIX C
GEOTECHNICAL REPORT
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TENW
Transportation Engineering NorthWest
Transportation Planning | Design | Traffic Impact & Operations
PO Box 65254, Edmonds, WA 98155 | Office (206) 361-7333
MEMORANDUM
DATE: May 16, 2019
TO: Bertrand Hauss, PE, Transportation Engineer
City of Edmonds
CC: Jenelle Taflin, PE, Navix Engineering
FROM: Michael J. Read, PE, Principal, TENW
SUBJECT: Edmonds CA Senior Living - 21200 72nd Avenue W
Traffic Impact and Parking Demand Analysis
TENW Project No. 3686
This memorandum summarizes the results of a traffic impact and parking demand analysis for
Edmonds CA Senior Living, a proposed 126-unit senior housing redevelopment located at
21200 72nd Avenue W in Edmonds, WA. The project would replace an existing 6,672
square-foot medical office building. The project proposes to provide vehicular access via two
site driveways onto 72nd Avenue W and 212th Street SW. This study includes a project
description, a description of existing transportation conditions within the immediate site vicinity,
methodology used to derive the trip generation estimate, parking demand impacts, site access,
safety and circulation issues, and identification of any transportation mitigation measures to
offset traffic impacts.
Project Description
The proposed Edmonds CA Senior Living redevelopment is located at 21200 72nd Avenue W
at the southwest quadrant of the 72nd Avenue W and 212th Street SW intersection in
Edmonds, WA. A project site vicinity map is provided in Figure 1. The project would
construct up to 126-units of senior housing (92 assisted living units and 34 private memory
care units) in a 6-story building with 97 off-street parking stalls. The redevelopment would
replace an existing 6,672 square-foot medical office building.
The proposed redevelopment is anticipated for completion by 2021. A project site plan is
illustrated as Figure 2. Site access would be provided via two site driveways: one onto 72nd
Avenue W, located near the southern property boundary, approximately 140 feet south of
212th Street SW, and the other onto 212th Street SW approximately 195 feet west of the
72nd Avenue W.
The project site is located in a General Commercial (CG) zone within the City of Edmonds.
Attachment 10
Traffic Impact and Parking Demand Analysis Edmonds CA Senior Living - 21200 72nd Avenue W
TENW May 16, 2019
Page 2
Attachment 10
Traffic Impact and Parking Demand Analysis Edmonds CA Senior Living - 21200 72nd Avenue W
TENW May 16, 2019
Page 3
Attachment 10
Traffic Impact and Parking Demand Analysis Edmonds CA Senior Living - 21200 72nd Avenue W
TENW May 16, 2019
Page 4
Existing Transportation Conditions
This section includes an inventory of existing roadway conditions, public transportation services
and nonmotorized facilities.
Roadway Conditions
The following paragraphs describe existing roadway conditions affecting site access, including
number of lanes, shoulder types and widths and posted speed limits.
72nd Avenue W is a two-lane roadway with parking, curbs, gutters and sidewalks on both
sides of the street. Adjacent to the project site, the curb-to-curb pavement width is
approximately 44 feet. The speed limit is posted at 25 mph.
212th Street SW is a four-lane minor arterial adjacent to the project site and east of 72nd
Avenue W. West of the project site, the roadway becomes 3 lanes with one lane in each
direction, a two-way, center left-turn lane and 4- to 5-foot bicycle lanes. Curbs, gutters and
sidewalks are provided on both sides of the street. Bicycle lane markings are provided
adjacent to the project site. The curb-to-curb pavement width is approximately 44 feet in the
vicinity of the project site. The posted speed limit is 30 mph.
Public Transportation Services
The nearest bus stops are located mid-block on 212th Street SW approximately 100 to 200
feet west of the project site serving Community Transit Routes 115 and 116, and on SR 99
(Pacific Highway) north and south of 212th Street SW about 1,230 feet northeast and 1,150
feet southeast of the project site serving Community Transit Route 101.
Route 101 provides daily service primarily along SR 99 between Mukilteo, Lynnwood and
Edmonds. Service is provided every 30 minutes during weekdays and every hour on
weekends.
Route 115 provides weekday and Saturday service to Mill Creek, Lynnwood and Mountlake
Terrace. Service is provided every 30 minutes to one hour on weekdays and every hour on
Saturdays.
Route 116 provides daily service to Silver Firs, Mill Creek, Alderwood Mall, Lynnwood and
Edmonds. Service is provided every 30 minutes to one hour during weekdays and every hour
on weekends.
Nonmotorized Facilities
Raised sidewalks are provided along 72nd Avenue W and 212th Street SW. Bicycle lanes
are also provided on 212th Street SW west of the project site, with bicycle markings located
adjacent to the project site.
A traffic signal with pedestrian activated crosswalks at all legs of the 72nd Avenue W and
212th Street SW intersection are provided, adjacent to the project site.
Attachment 10
Traffic Impact and Parking Demand Analysis Edmonds CA Senior Living - 21200 72nd Avenue W
TENW May 16, 2019
Page 5
Traffic Impact Analysis
The following section describes new trips generated by the proposed development, parking
demand impacts, site access, safety and circulation issues, and identification of transportation
mitigation to offset impacts.
Project Trip Generation
Published trip rate equations compiled by the Institute of Transportation Engineers (ITE) Trip
Generation, 10th Edition, 2017, were used to estimate daily, a.m. and p.m. peak hour traffic
that would be generated by the proposed development assuming the new Congregate Care
Retirement Community (ITE Land Use Code 255), and removal of the existing Medical-Dental
Office Building (ITE Land Use Code 720).
As shown in Table 1, an estimated increase in daily net trip generation of approximately 70
daily trips and a decrease in peak trip generation would occur, with approximately 1 less
a.m. peak hour vehicular trip and 3 less p.m. peak hour vehicular trips when applying
standard average trip generation rates. A detailed summary of trip generation calculations is
provided in Attachment A.
Table 1
Edmonds CA Senior Living - 21200 72nd Avenue W
Trip Generation Summary
Time Period In Out Total
Weekday AM Peak Hour -3 2 -1
Weekday PM Peak Hour 2 -5 -3
Weekday Daily 35 35 70
Source: Trip Generation Manual, 10th Edition, ITE, 2017.
Parking Demand Analysis
A parking impact analysis was conducted to evaluate the supply/demand generated by the
proposed project. The parking impact analysis reviewed:
City of Edmonds parking requirements.
Parking demand of the proposed redevelopment using ITE rates.
Please note that bicycle storage spaces are not required by the City of Edmonds for assisted
living or other specialized facilities where the development services director finds that the
targeted population is not likely to use bicycles.
A parking supply of 97 parking stalls would be provided on-site by the proposed project.
Attachment 10
Traffic Impact and Parking Demand Analysis Edmonds CA Senior Living - 21200 72nd Avenue W
TENW May 16, 2019
Page 6
City of Edmonds Parking Requirements
Based upon the City of Edmonds parking standards (Edmonds City Code and Community
Development Code, Section 17.50.020 Parking Space Requirements), Table 2 summarizes
minimum off-street parking stalls required for residential uses. As shown, the City of Edmonds
would require 50 off-street parking stalls. As the project proposes 97 stalls, it would exceed
the City minimum standards by 47 stalls.
Table 2
Edmonds CA Senior Living - 21200 72nd Avenue W
Parking Requirements
Parking Component
Minimum Off-Street Parking
Requirements1 Size Total
Rest Home, Nursing Home,
Convalescent Home1 1 stall per 3 beds 149 beds in
126 Units 50
Total Minimum Off-Street Parking Supply Requirement 50
1 - Per Edmonds City Code and Community Development Code, Section 17.50.020.A.3 Parking Space Requirements.
Project Parking Demand
For the project, the Institute of Transportation Engineers Parking Generation, 5th Edition, 2019,
and transit availability were all considered to determine parking demand for the proposed
Edmonds CA Senior Living redevelopment. Based upon Land Use Code 254 for Assisted
Living (39 sites surveyed), direct application of published rates in Parking Generation, 5th
Edition, estimate the peak development parking demand at a total of 47 parking stalls (see
Table 3). As noted in Parking Generation, 5th Edition, the peak period of parking demand for
the proposed land use is between 11:00 a.m. and 3:00 p.m. when staff and other on-site
activities that require outside support staff are at their peak levels. This is consistent with City
code and therefore, adequate on-site supply would be provided.
Parking generation rates for Congregate Care Facility (LU Code 253) were also reviewed,
with a limited survey database of 7 sites and a lower parking generation rate than noted
above. As such, the published rates for Assisted Living were applied as a conservative
approach.
Table 3
Edmonds CA Senior Living - 21200 72nd Avenue W
Peak Parking Demand
Demand Component Rate or Adjustment
Peak Parking
Demand
Assisted Living
(ITE LUC 254)1 Stalls = .95 X Ln(120)-0.69 47
Total Parking Demand With Adjustment 47
1 - Parking Generation, 5th Edition, ITE, 2019 and does not discount for vehicle availability factors. Attachment B
contains the relevant pages of these published parking rates.
Attachment 10
Traffic Impact and Parking Demand Analysis Edmonds CA Senior Living - 21200 72nd Avenue W
TENW May 16, 2019
Page 7
Site Access and Safety Issues
Two new site driveways for the project; one onto 72nd Avenue W near its southern property
boundary (approximately 140 feet south of 212th Street SW), and one onto 212th Street SW
(approximately 195 feet from 72nd Avenue W). Based upon the City of EdmondÊs driveway
requirements (Edmonds City Code and Community Development Code, Section 18.80.060
Driveways and Curb Cut Requirements), the width of any commercial driveway and other
nonresidential streets shall be 30 feet but no more than 40 feet. As proposed, the two 30-foot
width driveways meet this design criterion.
The proposed project would reconstruct frontage improvements along 72nd Avenue W and
212th Street SW that would fully integrate with the existing non-motorized facilities along these
street systems, such as new curbs, gutters, 7- to 10-foot sidewalks, 5-foot wide streetscape
zone between the travel lane and sidewalk, and sidewalk or driveway ramps to meet City
standards and comply with ADA requirements.
Field work was conducted by TENW at the site driveway onto 72nd Avenue W on March 20,
2019. The minimum stopping sight distance is 250 feet and the minimum entering sight
distance is 390 feet on a 35 mph design speed (25 mph posted speed) based on guidelines
set forth by the American Association of State and Highway Transportation Officials
(AASHTOÊs) A Policy on Geometric Design of Highway and Streets (commonly referred to as
the „Green Book‰). Based upon the City of Edmonds Standard Detail TR-590, Sight Distance
ă Setback Lines, the minimum entering sight distance for a residential driveway is 250 feet and
for a commercial driveway is 360 feet for a 35 mph design speed (25 mph posted speed).
Driver entering sight distance is approximately 500 feet to the north and greater than 800 feet
to the south of the project site driveway onto 72nd Avenue W. Entering sight distance on
212th Street W is estimated in excess of 700 feet in either direction. Therefore, adequate
entering sight distance onto 72nd Avenue W and 212th Street W meet minimum sight distance
requirements.
Mitigation
The proposed Edmonds CA Senior Living redevelopment would construct 126 senior housing
units in a 6-story building and remove an existing 6,672 square foot medical office building at
21200 72nd Avenue W, located on the southwest quadrant of the 72nd Avenue W and
212th Street SW intersection in Edmonds, WA. The following mitigation measures may be
required as part of the project redevelopment:
The proposed project would reconstruct frontage improvements along 72nd Avenue W
and 212th Street SW that would fully integrate with the existing non-motorized facilities
along these street systems, such as new curbs, gutters, 7- to 10-foot sidewalks, 5-foot
wide streetscape zone between the travel lane and sidewalk, and sidewalk or
driveway ramps to meet City standards and comply with ADA requirements.
Attachment 10
Traffic Impact and Parking Demand Analysis Edmonds CA Senior Living - 21200 72nd Avenue W
TENW May 16, 2019
Page 8
Traffic Impact Fees
With the construction of 126 senior housing units and the removal of 6,672 square feet of an
existing medical office building, the estimated traffic impact fee for the project development
would be approximately $21,888.42 based on current traffic impact fee rates for 2019 and
beyond (Edmonds City Code and Community Development Code, Section 3.36.125 Street
Impact Fee Rates). A detailed calculation is provided in Attachment C.
If you have any questions regarding the information presented in this memo, please call me at
(206) 361-7333 x 101 or mikeread@tenw.com.
Attachment 10
Attachment A
Project Trip Generation Estimates
Attachment 10
Edmonds CA Senior LivingAM Peak HourLand UseITE Code AM Peak RateSize% Entering % ExitingEntering Exiting Total TripsExisting Medical‐Dental Office Building720 2.78 6,672 square feet78% 22%‐14‐5‐19Continuing Care Retirement Community 255 0.14 126 dwelling units 65% 35% 11 718Total‐32‐1PM Peak HourLand UseITE CodePM Peak RateSize% Entering % ExitingEntering Exiting Total TripsExisting Medical‐Dental Office Building720 3.46 6,672 square feet28% 72%‐6‐17‐23Continuing Care Retirement Community 255 0.16 126 dwelling units 39% 61% 8 1220Total 2‐5‐3DailyLand UseITE CodeDaily RateSize% Entering % ExitingEntering Exiting Total TripsExisting Medical‐Dental Office Building720 34.80 6,672 square feet50% 50%‐116‐116‐232Continuing Care Retirement Community 255 2.40 126 dwelling units 50% 50% 151 151302Total 35 35 70Source: ITE Trip Generation Manual, 10th Edition.Attachment 10
Attachment B
Parking Generation Rates
Attachment 10
181Land Use Descriptions and Data Plots
- - Average Rate
R*= 0.59Fitted Curve Equation: Ln(P) = 0.95 Ln(X) - 0.69
200100
X = Number of Dwelling Units
Fitted CurveX Study Site
20
40o.
ii0-
.9I
60
80
Data Plot and Equation
0.11 (28%)
Standard Deviation
(Coeff. of Variation)
37 - 0.43
Confidence
Interval
0
95%
0.53
Percentile
Unit
0.34/
33rd / 85th
Dwelling
0.24 - 0.74
Range of Rates
0.40
Average Rate
Peak Period Parking Demand per
Peak Period Parking Demand vs: Dwelling Units
On a: Weekday (Monday - Friday)
Setting/Location: General Urban/Suburban
Peak Period of Parking Demand: 11:00 a.m. - 3:00 p.m.
Number of Studies: 39
Avg. Num. of Dwelling Units: 83
Assisted Living
(254)
Attachment 10
Attachment C
Traffic Impact Fee Calculations
Attachment 10
City of Edmonds Traffic Impact Fee CalculationITE Land Use Code - DescriptionImpact Fee2019 Impact Fee RateSizeFee Calculation720 - Existing Medical Office Building(138,377.28)$ 20.74$ 6,672Per Square Foot251 - New Senior Housing160,265.70$ 1,271.95$ 126Per Dwelling UnitTraffic Impact Fee21,888.42$ Edmonds City Code and Community Development Code, Section 3.36.125 Street Impact Fee RatesAttachment 10
TENW
Transportation Engineering NorthWest
Transportation Planning | Design | Traffic Impact & Operations
PO Box 65254, Edmonds, WA 98155 | Office (206) 361-7333
MEMORANDUM
DATE: May 16, 2019
TO: Jenelle Taflin, PE, Navix Engineering
FROM: Michael J. Read, PE, Principal, TENW
SUBJECT: Edmonds CA Senior Living - 21200 72nd Avenue W
Parking Demand Analysis
TENW Project No. 3686
This memorandum summarizes the results of a parking demand analysis for Edmonds CA
Senior Living, a proposed 126-unit senior housing redevelopment located at 21200 72nd
Avenue W in Edmonds, WA. The project would replace an existing 6,672 square-foot
medical office building. The project proposes to provide vehicular access via two site
driveways onto 72nd Avenue W and 212th Street SW.
Project Description
The proposed Edmonds CA Senior Living redevelopment is located at 21200 72nd Avenue W
at the southwest quadrant of the 72nd Avenue W and 212th Street SW intersection in
Edmonds, WA. The project would construct up to 126-units of senior housing (92 assisted
living units and 34 private memory care units) in a 6-story building with 97 off-street parking
stalls. The redevelopment would replace an existing 6,672 square-foot medical office
building.
Parking Demand Analysis
A parking impact analysis was conducted to evaluate the supply/demand generated by the
proposed project. The parking impact analysis reviewed:
City of Edmonds parking requirements.
Parking demand of the proposed redevelopment using ITE rates.
Please note that bicycle storage spaces are not required by the City of Edmonds for assisted
living or other specialized facilities where the development services director finds that the
targeted population is not likely to use bicycles.
A parking supply of 97 parking stalls would be provided on-site by the proposed project.
Attachment 11
Parking Demand Analysis Edmonds CA Senior Living - 21200 72nd Avenue W
TENW May 16, 2019
Page 2
City of Edmonds Parking Requirements
Based upon the City of Edmonds parking standards (Edmonds City Code and Community
Development Code, Section 17.50.020 Parking Space Requirements), Table 1 summarizes
minimum off-street parking stalls required for residential uses. As shown, the City of Edmonds
would require 50 off-street parking stalls. As the project proposes 97 stalls, it would exceed
the City minimum standards by 47 stalls.
Table 1
Edmonds CA Senior Living - 21200 72nd Avenue W
Parking Requirements
Parking Component
Minimum Off-Street Parking
Requirements1 Size Total
Rest Home, Nursing Home,
Convalescent Home1 1 stall per 3 beds 149 beds in
126 Units 50
Total Minimum Off-Street Parking Supply Requirement 50
1 - Per Edmonds City Code and Community Development Code, Section 17.50.020.A.3 Parking Space Requirements.
Project Parking Demand
For the project, the Institute of Transportation Engineers Parking Generation, 5th Edition, 2019,
and transit availability were all considered to determine parking demand for the proposed
Edmonds CA Senior Living redevelopment. Based upon Land Use Code 254 for Assisted
Living (39 sites surveyed), direct application of published rates in Parking Generation, 5th
Edition, estimate the peak development parking demand at a total of 47 parking stalls (see
Table 2). As noted in Parking Generation, 5th Edition, the peak period of parking demand for
the proposed land use is between 11:00 a.m. and 3:00 p.m. when staff and other on-site
activities that require outside support staff are at their peak levels. This is consistent with City
code and therefore, adequate on-site supply would be provided.
Parking generation rates for Congregate Care Facility (LU Code 253) were also reviewed,
with a limited survey database of 7 sites and a lower parking generation rate than noted
above. As such, the published rates for Assisted Living were applied as a conservative
approach.
Table 2
Edmonds CA Senior Living - 21200 72nd Avenue W
Peak Parking Demand
Demand Component Rate or Adjustment
Peak Parking
Demand
Assisted Living
(ITE LUC 254)1 Stalls = .95 X Ln(120)-0.69 47
Total Parking Demand With Adjustment 47
1 - Parking Generation, 5th Edition, ITE, 2019 and does not discount for vehicle availability factors. Attachment A
contains the relevant pages of these published parking rates.
Attachment 11
Parking Demand Analysis Edmonds CA Senior Living - 21200 72nd Avenue W
TENW May 16, 2019
Page 3
Conclusions
The proposed Edmonds CA Senior Living redevelopment would construct 126 senior housing
units in a 6-story building and provide 97 on-site parking stalls. As both City code and
parking generation rates published by ITE conclude that no more than 50 on-site stalls, the
proposed supply of 97 stalls is more than adequate to meet the peak parking demands of
residents, guests and employees/outside staff to serve the senior population.
If you have any questions regarding the information presented in this memo, please call me at
(206) 361-7333 x 101 or mikeread@tenw.com.
Attachment 11
Attachment A
Parking Generation Rates
Attachment 11
181Land Use Descriptions and Data Plots
- - Average Rate
R*= 0.59Fitted Curve Equation: Ln(P) = 0.95 Ln(X) - 0.69
200100
X = Number of Dwelling Units
Fitted CurveX Study Site
20
40o.
ii0-
.9I
60
80
Data Plot and Equation
0.11 (28%)
Standard Deviation
(Coeff. of Variation)
37 - 0.43
Confidence
Interval
0
95%
0.53
Percentile
Unit
0.34/
33rd / 85th
Dwelling
0.24 - 0.74
Range of Rates
0.40
Average Rate
Peak Period Parking Demand per
Peak Period Parking Demand vs: Dwelling Units
On a: Weekday (Monday - Friday)
Setting/Location: General Urban/Suburban
Peak Period of Parking Demand: 11:00 a.m. - 3:00 p.m.
Number of Studies: 39
Avg. Num. of Dwelling Units: 83
Assisted Living
(254)
Attachment 11
t'-r'jüI:i""'-:' "]
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[Ct¿*.il,. L':'t
clw oF EDM.ND' Bsvp'¡pr'ti:r'1't-1 r iiii:ï'i
i'itiUii¡ it:l-i
121 5th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 c Fax: 425.77L.0221 . Web: www.edmondswa.cov
DEVELOPMENT SERVICES DEPARTMENT . PLANNING DIVISION
c. l8
Highway 99 Planned Action
Review Checklist
This checklist is used to determine whether a project is eligible to be considered a Planned Action
exempt from further review under the State Environmental Policy Act (SEPA). Section One is to be
completed by the applicant and Sections Two and Three are to be completed by the City. A completed
SEPA Checklíst shøll accompony thls Hlghway 99 Plonned oction checklfst,
-F
Project Name: Edmonds CA Senior Living Community
Site Address: 21200 72nd Avenue W, Edmonds, Washington$Ë
È Parcel Number: 00580700000401
NamelCompany: JAS Group LLC
Mailing Address: 3833 W, Lake Sammamish Parkway SE, Bellevue, WA 98008
Email: sâm,lai@jas-grouP.com
ooÉ\r
Êð Phone: 206-818-8386
Name/Company: Michael Duggan, CA Senior Living Holdings, LLC
Mailing Address: 130 East Randolph Street, Suite 2100, Chicago, lL 60601ot
tt!(,
CLo.Phone: 312-248-2091 Email: MDuggan@ca-ventures.com
Descrtbe the exisring land user Existing office building and associated parking lot area
Proposed land use (check allthat applyl:
nOfficeXMultiple dwellings
nMedical and Health Care[]Retailand Services
n Utilities and capital facilitiesEMixed use
Êo
C\'trIthoô
uo'a
À
nOther:
Number of residentlal dwelling units
Proposed: 120Existing: 0
Non-resident¡al uses includlng office, retall, service and medlcal/health care uses (square
teet)
Existing: 6,770 SF Proposed 21,084 SF
Transportatlon
tro
t!
E
eg
Ê(,
Eeoo
oô Number of new BY RÊ.f ho¡$rips: 4 less PM peak hour trips
Applicant Signature:ïrßÍrr," furr.*Date: J ?-S 11
Attachment 12
Section Two: Revlew Crlterla {clty to complete}
The city's SEPA responsible offlcial may designate conforming projects as "planned actions"
pursuant to RCW 43.21C.440 the meet the following conditions per Ordinance No. 4079.
Criteria {Ordinance No. 4079 Section 4,E)Complies (if no, explain on
separate sheet and attach)
d",nNoThe proposal is located within the Planned Action Area as identified
in Exhibit A of ordinance No. 4079.
l--l Àt^The proposal does not cause the Planned Actions thresholds and
other criteria of Ordinance No. 4079 Section 4.D to be exceeded,
Pe rm itted P la n ned Act ionPla n ned Actio n Th resholds Project
Proposed Units: I i- O Cumulative Units;3tÀResidential Dwelling Units: 3,325
proposedsf: fi , Oß,1 Cumulative sf:3t. ob oNon-residential Uses: 1,634,685 sf
PM Peak Hour Tripsl 2,755 Proposed Trips: ,-3 Cumulative Trips: %'f
ú"t []NoThe proposal is consistent with the City of [dmonds Comprehensive
Plan and the Highway 99 Subarea Plan.
6n INoThe proposals significant adverse environmental impacts have been
identified in the Planned Action ElS.
üNo
The proposals significant impacts have been mitigated by
application of the measures identified in Ordinance No, 4079
Exhibit B, and other applicable city regulations, together with any
modifications or variances or special permits that may be required.
{ves
{r",nNo
The proposal complies with all applicable local, state andlor federal
laws and regulations, and the responsible official determines that
these constitute adequate mitigation.
The proposal is not an essential public facility as defined by RCW
36.70A.200(1).ñu, ! ¡¡o
Section Threer Planned Action Determlnation (city to complete)
ã",
Qualifies as a Planned Action: The application is consistent with the Planned Action
Ordinance and thereby qualifies as a Planned Action project. The project shall proceed in
accordance with the applicable permit review procedures specified in Chapter 20.02 ECDC,
except that no additional SEPA threshold determination, EIS or additional SEPA review will
be required.
nNo
Does Not Qualifu as a Planned Action: The application is not consistent with the Planned
Act¡on Ordinance and does not qualify as a Planned Action project. Please see the
attached for an explanation of why the application does not qualify,
Additional SEPA Review Required: Projects that failto qualify as Planned Actions may
incorporate or otherwise use relevant elements of the Planned Action ElS, as well as other
relevant SEPA documents, to meet their SEPA requirements, The SEPA Responsible Official
may limit the scope of SEPA review for the non-qualifying project to those issues and
environmental impacts not previously addressed in the Planned Action ElS.
''Kîï'"',::ll"1-î^ t1
Date:
Attachment 12
of ED #P7l
CITY OFEDMONDS
ENVIRONMENTAL CHECKTIST
4 o
fDO FßffiffiffiË\FffiÐ
Mf{R ?, ¡ ?'Ji3
DEflË.'Ü f * L r4T,çERV! tËî
8f
Purpose of Checklíst:
The State Environmental policy Act (SEpA), chapter 43.2\CRCW, requires all govenrmeotal agencies to consider the environmental
impacts of a proposal before mating decisions. An environmenøl impact statãment (EIS) must be prepared for all proposals with
probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help
yo' arrd the- agency identiff impacts from your proposal (and to reduce or avoiã impacts from the proposal, if it can be done) and to
help the agency decide whether an EIS is required.
f n sûu ctìo ns for Ap p lic ants :
This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this
checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS' Answer
the questions briefly, with the most precise information known, or give the best description you can.
you must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer
the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or
if a question does not apply to your proposat, write 'to not know" or does not apply". Complete answers to the questions now may
avoid unnecessary delaYs later.
Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if
yo,, cuo. If you have problems, the governmental agencies can assist you.
The checklist questions appty to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of
land. Attach any additionâtlnrormátion that wiliheip describe your proposal or its environmental effects. The agency to which you
submit this checklist may ask you to explain yo* *rï"., or próvideãdáitional information reasonably related to determining if there
may be significant adverse impact.
IIse of checklist for nonptoiect proposals :
For nonproject proposals complete this checklist and the supplemental sheet for nonproject actions (Part D). the lead agency may
exclude any question for the environmental elements (Part Bj which they determine do not contribute meaningfully to the analysis of
the proposed,roopro¡""i u"iioor, the references in the checkiist to the words "project," "applicant," and "property or site" should be
read as-"proposer," and "affected geographic area," respectively:
A. BACKGROUND
1. Name of proposed project, if applicable:Edmonds CÁ ,fc.n.i.or Livínø
.<
I.hino Hnlàino.s .C2. Name of apPlicant:CÁ ,{c,n.ior
3. Address and phone number ofapplicant and contact person:
Annlicant.
Michael
) I OO Chìc,aøo.60601I 30 East Street-
?1
(lnntart'
.Ienelle
Revised on 9/16/16
P E Princinal
Edmonds CA Senior Living-SEPA-Checklist-1 903 2 2 Page I of27Attachment 13
425-4.r8-7896
4, Date checklist prepared:March 25 2019
5. Agency requesting checklist: Citv oÍEdmonds
6. Proposed timing or schedule (inctuding phasing, if appticable): Construction is oroposed to commence in 2020 with
in 2021 .constnrctiôn
7 Do you have any plans for future additions, expansion, or further activity related to or connected with this
proposal? Ifyes, explain.
No. there are no known future additions. exoansion. or other activitv related to this
(STAFF COMMENTS)
8.List any environmental information you know about that has been prepared, or will be prepared, direcfly related
to this proposal.
Phase I Site A.ssessment hv Terraaon dnted l2/2 1/t I
Re sul ated B uil din ø M at eri al s Assessment Reoort bv Terracon dated 01 /07/l I
Genlprhninnl ,feruíre.c Rennrî htt Terrnnnn ,tn I 2/20/t I
Edmonds CA Seníor Livinø Analvsis bv TENl4t dated 03/25/19
,ftnrmunler ,lìle Renort hv Nnvìx Enoineerìno /¡lnlo
(STAFF COMMENTS)
9.Do you know whether applications are pending for governmental approvals of other proposals directly affecting
the property covered by your proposal? If yes, explain.
None known.
Revised on 9/19/16 Edmonds CA Senior Living-SEPA_Checklist_1 903 2 2 Page 2 of27Attachment 13
10. List ony government approvals or permits that will be needed for your proposal, if known.
Cin of Edmonds: Design Review, SEPA Environmental Review, Building Permit Review. Mechanicsl' Electrical'
Plumhino nnã Eìvo în¡lo Pomìt Pnìm
(srAFF COMMENTS)
11.
12.
Give brief, complete description of your proposal, including the proposed uses and size of the project and site.
There are several questions tater in this checklist that ask you to describe certain aspects ofyour proposal. You
do not need to repeat those answers on this page.
Th" Ororor"d oroj""t will consist of ø 6-storv assisted living facilitv with apnroxitnøtelv 86 ass'sted I'v'ng un'ts and 34
memorv care units on a Tßlããi pariel fuo. 00580700000401., located at 21200 72nd Avenue ll in Edmonds.
W^hlrton. Th" or"rall -rossiquãe foàtqoe for this building. including below grqde and level I parkino. will be
16? I OO osf
Location of the proposal. Give sufficient information for a person to understand the precise location of your
proposed project, inìtuOing ¡ street address, if any, and section, township, and range, if known. If a proposal
would occur over a range o1"""", provide range or boundaries ofthe site(s). Provide legal description, site plan'
vicinity map, and topographic -"p, if reasonably available. rilhile you should submit any plans required by the
agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related
to this checklist.
NW t/' .ferfìnn )Q Tnt¡nchìn )7N Rnnøe 4E W lt[ ìu ¡he Cin nf F.dm.ond..s,.lnnhomi.ch Cnttnh¡
TO BE COMPLETED BY APPLICAi\T
Revised on 9/19/16 Edmonds CA Senior Living-SEPA-Checklist -I 903 22 Page 3 of27Attachment 13
B. ENVIRONMENTALELEMENTS
1. Earth
a.General description of the site (circte one):GÞ, rolling, hilly, steep slopes, mountainous, other:
b. What is the steepest slope on the site (approximate percent slope)?
Annroximafcl.v 2
c.What general types of soils are found on the site (for example, clay, sand, gravel, peat, and muck)? If you
know the classification of agricuttural soils, specify them and note any agricultural land of long-term
commercial significance and whether the proposal results Ín removing any of these soils.
d.
(STAFF COMMENTS)
(srAFF COMMENTS)
(STAFF COMMENTS)
(STAFF COMMENTS)-
Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe._
Per the CiN's website. there is an existing erosion hazard areq along the northeru and western perimeters qf the
siie, most likelv having to do with the existing slooed/retøining wall areas in those locitions. The ar,istingretaining wøll along the western propertv boundary will be maintained in the developed condition. The shorter,qcisting retqining wall in the southwest corner o-f the site will be removed ønd replaced by retaining via thehuilãìno
Revised on 9/19/16 Edmonds CA Senior Living-SEPA-Checklist _1 903 2 2 Page 4 of 27Attachment 13
e.Describe the purpose, typeo total area and approximate quantities and total affected area of any filling,
excavation, and grading proposed. Indicate source offill.
O OOO fY n{ rttt ìc lñ ?ñø <lnt?l the nrnnn.ce¡l nrnttomenlg
(srAFF COMMENTS)
f. Could erosion occur as a result ofclearing, construction' or use? Ifso, generally describe.
g.About what percent of the site will be covered with impervious surfaces after proiect construction (for
example, asphalt or buildings)?
88%' of the site is to he covered with. imnervious
(STAFF COMMENTS)
h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any:
2. AIR
a.What types of emissions to the air would result from the proposal (i.e.o dust, automobile, odors, and
industrial wood smoke) during construction ând lvhen the project is completed? If any, generally describe
and give approximate quantities if known.
Revised on 9/19/16 Edmonds CA Senior Living-SEPA -Checklist -1 90 3 2 2 Pøge 5 of27Attachment 13
b. Are there any off-site sources of emissions or odor that may affect your proposal? ff so, generally describe.
No no ofÊ.cile of c,nis.cions or orlor are to affeat th.i.s nrono.cal
(STAFF COMMENTS)_
(STAFF COMMENTS)
(STAFF COMMENTS)_
c.
3. IVATER
a. Surface:
(1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and
seasonal streams, saltwater, lakes, ponds, and Ìvetlands)? If yes, describe type and provide names.If appropriate, state what stream oi river it flows into.
No- there ate nô surface water bodies in thc.vicinìtv of the site.
Proposed measures to reduce or control emissions or other impacts to the, if any:
Non?.Shot't-term impai,cts to qir gualitv lypical oÍconstraction activiql are anticipated. Long-term impacts to air
aualitv as a result olvehicle exhaustfrom customers and residents are not anticioated to be signilìcani.
(2) Will the project require any work oyer, in, or adjacent to (within 200 feet) the described waters? If
yes, please describe and ¡ffach available plans.
No
(STAFF COMMENTS)_
(STAFF COMMENTS)_
(3) Estimate the amount of fill and dredge material that would be placed Ín or removed from surface
water or wetlands and indicate the area of the site that would be affected. Indicate the source of fïll
material.
No fillins or dredøins is
Revised on 9/19/16 Edmonds CA Senior Living-SEPA_Checklist _1 903 2 2 Page 6 of27Attachment 13
(4) Will the proposal require surface water withdrawals or diversions? Give general description'
purpose' and approximate quantities if known.
No. no wnlcr nr ãiver.cions are
(5) Does the proposal lie within a 100-year floodptain? If so, note location on the site plan.
No the rìlp ¿nps not lic utìthìn n l O0-tpnr
(6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the
type of waste and anticipated volume of discharge.
No. no of waste to surface í.c nrono,sed.
b. Ground:
(1)Will ground water be withdrawn from a welt for drinking \¡vater or other purposes? If so' give a
gener;l description of the well, proposed uses and approximate quantÍties withdrawn from the well
Will water be discharged to grãund \üâter? Give general description' purpose' and approximate
quantities if known.
No. no qroundwater will be withdrqwn.from a well qnd no water will be discharged to groundwater.
Revised on 9/19/16 Edmonds CA Senior Living-SEPA -Checklist -1 903 2 2 Pøge 7 of 27Attachment 13
(2') Describe waste materÍal that will be discharged into the ground from septic tanks or other sources, if
any (for example: I)omestic se\üage; industrial, containing the following chemicals...; agricultural;
etc.). Describe the general size of the system, the number of such systems, the number of houses to
be served (if applicabte), or the number of animals or humans the system(s) are expected to serve.
Nn øn wn<lo wìll he rli.crhnroeà tn tho from .cenÍir tnnlr.s nr nther
(STAFF COMMENTS)
(STAFF COMMENTS)
(STAFF COMMENTS)
c.Water Runoff (inciuding storm water):
(1) Describe the source of runoff (including storm water) and method of collection and disposal, if any
(include quantities, if known). Where will this water flow? lYill this water flow into other waters?
Ifso, describe.
Stormwater runollrom newly created pervious and impervious surfaces will be collected and routed to øn
on-site stormwater management s|)stem consisting o_f qn underground detention vault lor flow control. The
control-released runoÍf will discharge to the municipal convevance system within 72nd Avenue West.
(2') Could waste materials enter ground or surface waters? If so, generally describe.
Nn u¡ncÍo nrp nnf nnlínìnnle¿l ln ohlar or .surfnre u)nter.s
(STAFF COMMENTS)
(3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so,
describe.
Nn lhe nvnna<nl n.ot nronosìnø ln ìmnnnl ãrninnoo nnttcrns i.n th.c airinit:v n{Íhe .cìÍe
Revised on 9/19/16 Edmonds CA Senior Living-SEPA_Checklist-i 903 2 2 Page I of 27Attachment 13
d.Proposed measures to reduce or control surfice, ground, runoff water' and drainage pattern impacts' if
any:
4. Plants
b.
a.
(STAFF
Check or circle types of vegetation found on the site:
deciduous tree: alder, @' aspen' other:
evergreen tree: @edar,@ other:
@s
pasture
crop or grain
Orchards, vineyards or other permanent crops
wet soil plants: cattail, buttercup, bulrush, skunk cabbageo other:
water plants: water lily, eelgrass, milfoil, other:
other tYPes of vegetation:
(srAFF COMMENTS)
What kind and amount of vegetation will be removed or altered?
All existing vegetation. including the existing on-site trees, will be removed as Dart o'f site develooment'
c.List threatened or endangered species known to be on or near the site'
Revised on 9/19/16
None lrnown,
Edmonds CA Senior Living-SEPA-Checklist-l 903 22 Page 9 of 27Attachment 13
d. Proposed landscaping, use of native plantso or other materials to preserve or enhance vegetation on the site,if any:
On-.sitc consiste.nt wi.th the of Edmond.s Lnnãsannino will hc nrovideã
(STAFF COMMENTS)_
(STAFF',COMMENTS)_
f i¡+ oll ñ^-l^,,^ .-,^^l- ^-l :--,^^:--^ ---^!^, r--- ----,- 1, r!¡ùù cu uu^rvuù wEEuù 4tttt t[Y¡¡ùrvs tlp6crc$ lfrtowtr [o De on or near [ne SlEe.
Nnne l¡nnutn
(STAFF COMMENTS)_
5. Animals
a.List any birds and other animals that have been observed on or near the site or are known to be on or nearthe site. Examples include:
birds: hawk, heron, eagle,@other:
mammals: deer, bear, "lk, ba"na"rffi rodents
fish: bass, salmon, trout, herring, shelllish, other:
(STAFF COMMENTS)
b. List any threatened or endangered species known to be on or near the site.
Revised on 9/19/16
Nnne bwoutn
Edmonds CA Senior Living-SEPA _Checklist I 90 j 2 2 Page I0 of27Attachment 13
c.Is the site part of a migration route? If so, explain.
Yes. the site in within Pacilìc Flvwøy arect. a north-south flvwav for misratorv birds.
d.
e.
Proposed measures to preserve or enhance wildlife, if any:
On-site landscaping consistent with the Citv qf Edmonds Lqndscaping Code will be provided. including the
plantins of trees. which will enhance wildlife habitat on-site.
List any invasive animal species known to be on or near the site.
Mnno Lønutn
ISTAFF.COMMENTS)
6. Energy and Natural Resources
a.What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed
project's energy needs? Describe whether it witt be used for heating, manufacturing, etc.
Natural gas will be used lor heqting the proposed development. Electricitv will be used -for all other project
energv needs.
Revised on 9/19/16 E dmo nds C A S eni or Living- SE PA _C heckli st _1 9 0 3 2 2 Page 11 of27Attachment 13
b.
c.
Would your project affect the potential use of solar energy by adjacent properties? If so, generally
descrÍbe.
The proiect is not anticioated to impact the potential use ofsolar enersv bv adjacent orooerties.
(STAFF COMMENTS)
What kinds of energy conservation features are included in the plans of this proposal? List other proposed
measures to reduce or control energy impacts, if any:
The oroiect will be consistent with the ener? conservøtion measures required by the current building codes,
which include oroper insulqtion and ventilation, and the WA State Energv Code. as required as part ol permit
^^^r;^^l;^-- ^-) ^---^-.-l- ryL^ ---^:-^¿ -.-:rl -r-- :,-,--t' ,-. -, , t . ! ..eyy..LqL.wt.ù qrtq ql4ttuvu.r. ttteptuJçcL wtt, utsQ uftp,ement e¿ectrrtctry)-søytng.IeQ|ures sucn 4s nlgn_ouqput. tow_
rnn.cttmntìnn .vtrh ns I EII fìvhtreç
7. EnvironmentalHealth
a.Are there any environmental health hazards, including exposure to toxic chenicals, risk of fire and
explosion, spill, or hazardous waste, that could occur as a result ofthis proposal? Ifso describe.
(STAFF COMMENTS)
(sTArF COMMENTS)
(1) Describe any known or possible contamination at the site from present or past uses.
Waste.from the existing building demolition mav contain asbestos qnd lead-based oøint møterials: disposal
of demolition waste will be conducted per the Deoartment o-f Ecology's Dangerous llaste Regulations.
Revised on 9/19/16 Edmonds CA Senior Living-SEPA_Checklist_1 903 2 2 Page 12 of27Attachment 13
(2)
(3)
Describe existing hazardous chemicals/conditions that might affect proiect development and design'
This includes underground hazardous liquid and gas transmission pipelines located within the
project area and in the vicinitY.
No ha"ardous chemicals/conditions. including hqzardous liquid and gas ttansmissíon Pinelines qre locøted
or-rit" o, in th" ri"iritu eiost of th" o'oie"t tit" withi' th" 72'd
Avenue ri.øht-of-wav.nttsiãe of fhe,ntPn
(STAFF COMMENTS)
Describe any toxic or hazardous chemicals that might be stored, used, or produced during the
project's development or constructions, or at any time during the operating life of the project'
nr ar nl nntt fim.e ¡he life of thp
(4) Describe special emergency services that might be required'
nnd {nrilitics nnlìrinnted to nàeaunte fnr nrnierl
(5) proposed measures to reduce or control environmental health hazards, ifany:
N/A. No environmentql health hazards are anticioated as part ol the construction of the.facilitv, nor the
dailv use of the
Revised on 9/19/16 Edmonds CA Senior Living-SLPA-Checklist-l 903 22 Page l3 of27Attachment 13
b. Noise
(1) What types of noise exist in the ¡rea which may affect your project (for example: traffic, equipment,
operation, other)?
Noise from the surrounding. adjacent roadwa])s and uses are not anticinated to impact the proposed
develonment
(2) What types and levels of noise would be created by or associated with the project on a short-term or
a long-term basis (for example: traffic, construction, operation, other)? Indicate what hour's noise
would come from the site.
Short-term construction q.ctivitv-related noise is anticioated during daylight hours consistent with state and
local regulations. Lons-tenn noise associqted with the operalfiangf]the -facilitv is not anticipqted to create
nntt .cìonìfrrnnl ìmnnrl ln sítc, or surrottn.¡1.í.ns n ren s
(3) Proposed measures to reduce or control noise impacts, if any:
On-site landscaping consistent with the Citv of Edmonds Landscaping Code will be provided.
(sTArF COMMENTS)
(STAFF COMMENTS)
Revised on 9/19/16 Edmonds CA Senior Living-SEPA _Checklist I 90 3 2 2 Page 14 of27Attachment 13
8. Land and Shoreline Use
a.What is the current use of the site and adjacent properties? Will the proposal affect current land uses on
nearby or adjacent properties? ffso, describe.
Th" ,it" is currentlv comprised of an existing office building with an qssociated parking lot area and landscaPing'
72d Auenu" W, to the south by on qpartutert comqle!'
qnd to the west bv a townhome develormeú. ñ;rojel ß not anticipated to afect cut'rent land uses on nearbv
or nronerties.
b.Has the project site been used as working farmlands or working forest lands? If so, describe' How much
agricultural or forest land of long-term commercial significance will be converted to other uses as a result
oI tn. p.oposal, if any? If resource lands have not been designated, how many acres in farmland or forest
land tax stìtus wilt be converted to nonfarm or nonforest use?
workins or forest
(1)Will the proposal affect or be affected by surrounding working farm or forest land normal business
operations, such as oversize equipment access, the application of pesticides, tilling, and harvesting?
If so, how:
No. the is not to anv farm or forest land uses,
(srAFF COMMENTS)
c.Describe any structures on the site.
Th" ,it" contains an existing l-storv' woodlramed medical oÍlìce building that is aoproximqtelv 6'770 SF in size'
ffi the eastemmost corner ofrce the only area being used as a construction administrative
Revised on 9/19/16
ofIìce.
Edmonds CA Senior Living-SEPA-Checklist -1 903 2 2 Page l5 of27Attachment 13
d.Will any structures be demolished? If so, what?
The eví.slino huìldìno utìll he ãemnliçho'J nc nntl nf cito
e. What is the current zoning classification of the site?
Tho aìlo ic znnoÅ ÍG C.nmmerrìnl nnà i.c uilhin lhe lfiohutntt QQ .fuhnrea
f.What is the current comprehensive plan designation of the site?
The.site i.s rlesiønatcrl as Mixcd-(Ise Commerriøl
c.If applicable, what is the current shoreline master plan designation of the site?
N/A
h.Has any part of the site been classifÌed critÍcal area by the city? If so, specify.
Per the Citv's website, there is an existing erosion hazard area along the northern and western perimeters of the
site. most likely having to do with the existing sloped/retaining wall areas in those locations. The existing
retqining wall along the western orooerït boundary will be maintained in the developed condition. The shorter,
existing retaining wall in the southwest corner ol the site will be removed qnd replaced by retaining viq the
huildinø.
Revised on 9/19/16 Edmonds CA Senior Living-SEPA_Checklist*1 903 2 2 Page 16 of27Attachment 13
l.Approximatety how many people would reside or work in the completed project?
Approximately how many people would the completed project displace?
The existing medical o'fr,ce building is mostl)¡ vacant aside.trom a single corner o.{fìce that is being used q
cãsta"iãldminist ãleıce. ñer"foreihe site developm"nt will ,etult in displacement of the tinol" ofrce
j
ilcpr.ç nnlv oúimntoÅ nt I ln 2 lo
k. Proposed measures to avoid or reduce displacement impacts, if any:
N/A.
l.proposed measures to ensure the proposal is compatible with existing and projected land uses ond plans, if
any:
Tho nrniert u,ill ha Åecìonpã ln tho Íìn n{E¿mond.c 7nøino (lnãe
m.proposed measures to reduce or control impacts to agricultural and forest lands of long-term commercial
significance, if any:
None. The site is not locøted ødjacent to or near any agricultural or-forest lands with commercial signifrcance'
Revised on 9/19/16 Edmonds CA Senior Living-SùPA-Checklist -I 903 22 Page 17 of27Attachment 13
9. Housing
(STAFF COMMENTS)
(sTArF COMMENTS)
(srAFF COMMENTS)
a.
c.
10. Aesthetics
l.
Äpproximately how many units would be provided, if any? Indicate whether high, middle, or low-income
housing.
The proiect will consist of q í-story qssisted living facilit) with approximately 86 assisted living units and, 34
memrrfv cnlP iln The units will all he liaenscà seninr
b.Approximately how many units, if any would be eliminated? Indicate whether high, middle, or low-income
housing.
There are no housinp units on-site.
Proposed measures to reduce or control housing impacts, if any:
N/A.
(STAFF COMMENTS)_
\ilhat is the tallest heÍght of any proposed structure(s), not inctuding antennas; what is the principle
exterior building material(s) proposed?
The tallest heioht of the buildinø is approximatelv 87 ' at the elevatoi and stair overruns and 7 5 ' at parapet edse.
The Principal material of the building is proposed to be Hardi panel siding. concrete, and storefront with wood-
like accents.
Revised on 9/19/16 Edmonds CA Senior Living-SEPA_Checklist,I 903 2 2 Page 18 of27Attachment 13
(STAFF COMMENTS)
b.What views in the immediate vicinity would be altered or obstructed?
The view qf the subject propert¡ -from the adjacent oroperties will be øltered with the construction of the new
assisted livino facilín.
c.Proposed measures to reduce or control aesthetic impacts, if any:
The orooosed buildinø will he constntcted with hiçh and aesthetic frnishes.
11. Light and Glare
a.What type of light or glare will the proposal produce? What time of day would it mainly occur?
On-site lighting will include interior and exterior building lighting. With the exception o.f some interior building
lishtìns that mav he on 24/7. o.Il exleri.or liçhti.nç wìll be on from dusk to dawn.
b.Could light or glare from the finished project be a safety haz¡rd or interfere with views?
No glare from the project is anticioated to be a sqfetv hazard or interfere with viøus. All lighting proposedfor the
proiect will be consistent with øoplicable develooment stqndardsþnd zero light snillage in ønticipated at propertv
houn¡Iaric.s
c.What existing off-site sources of light or glare may affect your proposal?
No existins off-site lìøht or ølare sources are anticinated to affect this orooosal.
Revised on 9/19/16 Edmonds CA Senior Living-SEPA_Checklist_l 90j 22 Page 19 of27Attachment 13
d.Proposed measures to reduce or control tight and glare impacts, if any:
All lighting proposed for the project will be consistent with applicqble development standards and zero light
snillaçe in anficinnteã nf hottndaries
la D^^-^^¿:^-L4ê nçf,t c¿ftutt
a.What desÍgnated and informal recreational opportunities are in the immediate vicinity?
The Citv of Lynnwood Municipal Golf Course is øpproximatelJ¡ one mile.from the pro.iect site øs ß the Citv o_f
Edmonds Pine Ridçe Pork
b. Would the proposed project displace any existing recreation uses? If so, describe.
No. no reareøtional use.c he disnlaaetJ.
c.Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be
provided by the project or applicant, if any:
The proposed facilitv will provide recreationql opportunities .for their residents. including ø librqrv. community
f.hcnîer lnunoe ñrens n ø fae.ílín ø.nd. a hì..clrn nnvlt o nther fnrì|ìtíes
Revised on 9/19/16 Ednonds CA Senior Living-SEPA_Checklist_l 903 2 2 Page 20 of27Attachment 13
13. Historic and Cultural Preservation
a.Are there any buildings, structures, or sites located on or near the síte that are over 45 years old listed in'
or eligible tor tisting irinational, state, or local preservation registers? Ifso, specifically describe'
lí.sted in or elíøible for tn .tta.te. or resisters.that
b.
c.
d.
Are there any landmarks, features, or other evidence of Indian or historic use or occupation? This may
include human burials or old cemeteries. Are there any material evidence, artifacts, or areas of cultural
importance on or near the site? Please list any professional studies conducted at the site to identify such
resources.
Describe the methods used to assess the potential impacts to cultural and historic resources on or near the
project site. Examples include consultation with tribes and the Department of Archeology and Historic
Þreservation, archaeological surveys, historic maps' GIS date' etc'
per the DAHp,s WISA'4RD mapping s4,stem. there are no landmqrks.îeøtures' eaidlnce, ?!tif?ct:s:'.?r areøs of
ldiããstoricur cul'tural use. occupation. or importance. The site previouslv housed an Qffice building'
(srAFF COMMENTS)
Proposed meosures to avoid, minimize, or compensate for loss, changes to, and disturbance to resources'
please include plans for the above and any permits that may be required.
Revßed on 9/19/16 Edmonds CA Senior Living-SEPA -Checklßt-l 903 2 2 Page 2l of27Attachment 13
14. Transportation
I.Identify public streets and highways serving the site or affected geographic area, and describe proposed
access to the existing street system. Show on site plans, if any.
b
c.
d.
Is the site or affected geographic area currently served by public transit? If so, generally describe. If notn
wh¿t is the approximate distance to the nearest transit ston?
2I2th Street SW.300 feet ofthe nroiect síte,
(STAFF COMMENTS) ,
(STAFF COMMENTS)
(STAFF COMMENTS)_
How many additional parking spaces would the completed project or nonproject proposal have? How
many would the project or proposal eliminate?
APProximatelv 92 pørkino soaces will be orovided as oart o-f the site development. 35 existing parking stø,lls will
he eliminnteã
Will the proposal require any new or improvements to existing roads, streets, pedestrian, bicycle or statetransportation facilities not including driveways? If so, generally describe (indicate whether public orprivate).
Aside from new drivewav construction. the creation of a pedestrian qctivitv zone with new sidewalks and
landscane strios. and the necessøry work related to utilitv construction within the right-of-wal¡, the proiect is not
þroPosing an! ^dditional improvements to the existing roads. streets. pedestrian. bic.vcle or state trønsrtortation
facilities.
Revised on 9/19/16 E dmonds CA Senior Living- SE P A _C h ec kli s t _l 9 0 3 2 2 Page 22 of27Attachment 13
e.
f.
g.
h.
rilill the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation?
If so, generally describe.
The project does not use nor does it occur in the immediate viciniql ofwater. rqil. qnd/or air transportation.
Hpw many vehicular trips per day would be generated by the completed project? ff known, indicate when
peak volumes would occur and what percentage of the volume would be trucks (such as commercial and
passenger vehicles). What data or transportation models \¡yere used to make these estimates?
Conside/ing removal of the existing 6,770 SF medical ofrce building. the oroiect would generate a net increase
of approxima.telv 56 new daily trips. with approximatel]) 2 less vehicle trips generated during the a.m. peak hour
and approximatel)) 4 less vehicle generated during the o.m. peak hour. Regular truck deliveries qf an averqge of 2
oer day are expected: all others would be standørd passenger vehicles. The Trio Generation Manuql. lhth
Edition. 2017. hv the Institutc of Tran.snortation was used to develoo these estimates-
riliil the proposal interfere with, affect or be affected by the movement of agricultural and forest products
on roads or streets in the area? Ifso, generally describe.
No. the site is not neør aglicultural or forest lands nor in the vicinitv of roøds or streets used primarillt .for
agricultural or .forest lands. nor in the vicinity oÍ roads or streets used primqrily for agricultural or lorest product
tronsnnrt
Proposed measures to reduce or control transportation impacts, if any:
A transportation impact fee will be qssessed as part qf the reauired CiU) permit apørovqls for the proiect. The
transnortation imnact fee will he no.ì¡l hv lhc annliannÍ reauired.
Revised on 9/19/16 Edmonds CA Senior Living-SEPA_Checklist_I 90 3 2 2 Page 23 of27Attachment 13
(STAFF COMMENTS)
15. Public Services
a.would the project result in an increased need for public services (for example:
protection, public transit, health care, schools, other)? Ifso, generally describe.
fire protection, police
The Proiect will likely result in an increase in the need for public services including rtre orotection, oolice
Drotection' public transit, health care, etc. Emergenc.v services provided b!frre qnd police protection are onllt to
he used as ncederl
(STAFF COMMENTS)_
b. Proposed measures to reduce or control direct impacts on public services, if any:
16. Utilities
a.Circleutilitiescurrentlyavailableatthesite:@,<@@@@.@, septic syitem, other:
(STAFF COMMENTS)
b Describe the utilities that are proposed for the project, the utility providing the service, and the general
construction activities on the site or in the immediate vicinity which might be needed.
Pronoserl ufilittt will he nroví¡led ns fnllows
Pnøef ,founÅ Nal.urnl Gn.s
Snohomi.sh Counht PUD: Electricitv
Cit:t of E¡lmnn¡ls Se,wer an¡l Woter
Relìnc
Revised on 9/19/16
Rpnuhlìr .leninos
E dmonds CA Senior Liv ing- S E PA _Che c klis t _l 9 0 3 2 2 Page 24 of 27Attachment 13
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C. SIGNATURE
I declare under penalty of perjury laws that the above answers are true and correct to the best of my knowledge. I understand
that the lead agency is reþing on them to make its decision.
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Signature ofProponent
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Revised on 9/19/16 Edmonds CA Senior Living-SEPA _Checklist _I 903 2 2 Page 25 of27Attachment 13
Attachment 13
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73RD PL W213TH PL SW
215TH ST SW HWY 99212TH ST SW
216TH ST SW72ND AVE W72ND AVE W74TH AVE W216TH ST SW
210TH ST SW 210TH ST SW
70THAVEWH
Project Location
BN
RS-8
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RM-3.0
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Zoning and Vicinity MapEdmonds Senior Living FacilityPLN20190013
CG
1 inch = 300 feet
Scale
Attachment 14
April 19, 2019
To: EDMONDS SENIOR LIVING-JAS Group LLC-sam.lai@jas-group.com From: Karl Fitterer Assistant Fire Marshal – Kfitterer@southsnofire.org Re: ASSISTED LIVING FACILITY (6-STORIES) PLN20190013 Address: 21200 72nd Ave W, EDMONDS
FIRE COMMENTS Plans are preliminary and difficult to interpret.
1. Fire requires an outside entrance to the Fire Sprinkler Riser room
2. Building measurements for total height is determined by the distance from the lowest
level of Fire Department access. This is the lowest ground level at which the fire
department vehicle can be staged at the exterior of the building during fire fighter
operations. IFC 202
3. May require additional hydrants after determining fire flow requirements and
Edmonds Engineering standards.
4. Will require a stand-by generator for emergency power operations.
5. Elevators will need to be sized for EMS stretchers
6. Need to determine a EMS parking area secured by signage or striping
Separate permits will need to be secured for the following:
1. Dry Fire Sprinkler System
2. Wet Fire Sprinkler System
3. Distributive Antenna System (DAS)
4. Fire Alarm System with possible voice alert system
Karl Fitterer
Assistant Fire Marshal
South Snohomish County Fire & Rescue
CITY OF EDMONDS
DEPARTMENT OF FIRE PREVENTION
Attachment 15
CITY OF EDMONDS – PLANNING DIVISION
STAFF COMMENT FORM
PW-Engineering Fire PW - Maintenance Building
Project Number:
Applicant’s Name:
Property Location:
Date Application Received: Date Application Routed:
Zoning:
Project Description:
If you have any questions or need clarification on this project, please contact:
Responsible Staff: Ext.
Name of Individual Submitting Comments:
Title: Date:
I have reviewed this land use proposal for
my department and I do not have any
comments. My department may also
review this project during the building
permit process (if applicable) and reserves
the right to provide additional comments at
that time.
I have reviewed this land use proposal for
my department and have the following
comments or conditions:
PLN20190013
CA SENIOR LIVING HOLDINGS, LLC
21200 72ND AVE WEST
03.26.19 03.26.19
CG
DESIGN REVIEW FOR 6-STORY SENIOR LIVING FACILITY
WITH UNDERGROUND PARKING.
1223KERNEN LIEN
LEIF BJORBACK
BUILDING OFFICIAL 4/23/19
Attachment 16
Date: July 22, 2019
To: Kernen Lien, Senior Planner
From: JoAnne Zulauf, Engineering Technician
Zachary Richardson, Stormwater Engineer
Subject:
PLN20190013 –Design Review CG Highway 99 Zone
Senior Assisted Living – 21200 72nd Ave W
Engineering has reviewed the subject application and found the information provided is
consistent with Title 18 Edmonds Community Development Code & Engineering standards. It
is requested that the following be included as a condition of project approval.
Compliance with Engineering codes and construction standards will be reviewed with the
building permit application for development of the site. Approval of the design review phase of
the project does not constitute approval of the improvements as shown on the submitted plans.
MEMORANDUM
Attachment 17