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reduced PLN20140053 staff decision with attachments.pdf'l1c. 189%J CITY OF EDMONDS 1215 th Avenue North, Edmonds WA 98020 Phone: 425.771.0220 ® Fax: 425.771.0221 ® Web: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT® PLANNING DIVISION =6►1 I i MIll ._ Project: Hyde Park Townhomes File Numbers: PLN20140053 Date of Report: December � 14 Staff Contact: �y�' Mike Clugston, AICP, Associate Planner The applicant is proposing a 12 -unit multifamily residential development at 7238 212th Street SW. The units will be in three, three-story buildings surrounding an interior auto court. Off- street parking will be provided in addition to new landscaping throughout the site and frontage improvements at 212th Street SW. According to Section 16.60.030 of the Edmonds Community Development Code (ECDC), design review for projects that do not exceed 75 feet in height within the CG2 zone is conducted by staff as a Type I decision. As a result, staff will review the design of the proposal and make the final decision on whether the proposal is consistent with the design review criteria found in ECDC 16.60.030 (design standards of the general commercial zone), ECDC 20.12 (district -based design review), ECDC 20.13 (landscaping requirements), and the Comprehensive Plan. The following Attachments are included with this staff report: 1. Land use application 2. Cover letter 3. Aerial photo, zoning and Comprehensive Plan maps 4. Project drawings, including the following sheets: ® A0.0 Cover sheet ® A1.0 Site plan ® A3.0 Ground floor plan ® A3.1 Main floor plan ® A3.2 Upper floor plan ® A3.3 Lighting plan Hyde Park Townhomes File PLN20140053 ® A3.4 Paving plan ® A3.5 Unit plans ® A4.0 Elevations ® A4.1 Elevations ® 51.0 Civil site plan ® C1.0 Civil cover sheet ® C1.1 Existing features map ® C2.0 Grading and TESC plan ® C2.1 Grading and TESC notes ® C3.0 Road, drainage and utility plan ® C3.1 Detention plan ® C3.2 Frontage improvement and profile ® C4.0 General notes and details ® C5.0 Post office approval plan ® 1-1.1 Landscape plan ® 1-1.2 Landscape plant list 5. SEPA determination and checklist 6. Letter of complete application 7. Public notice documentation 8. Technical review comments 1. Applicant: Edmonds 212 LLC 2. Owner: Larry Ho, Larry Ho Architects 3. Tax Parcel Number: 00580700000402 4. Location: 7238 212th Street SW 5. Site size: 21,603 square feet 6. Zoning: General Commercial (CG2) 7. Existing Use: Vacant (former single family dwelling unit) 8. Proposed Use: Twelve unit multifamily development 9. Review Process: Type I decision by staff Review under the State Environmental Policy Act (SEPA) is required for this project because more than four (4) dwelling units are to be created. A Determination of Nonsignificance was issued on November 6, 2014 (Attachment 5). A "Notice of SEPA Threshold Determination" was Page 2 of 16 Hyde Park Townhomes File PLN20140053 published in the Herald Newspaper, posted at the subject site, as well as the Public Safety Complex, Community Development Department, and the Library on November 13, 2014. Notices were also mailed to property owners within 300 feet of the site on the same day (Attachment 7). No appeals of the SEPA determination or other comments were received by the December 1, 2014 deadline. This application for design review was reviewed and evaluated by Fire District #1 as well as the Building and Engineering Divisions (Attachment 8). Assuming design of the project is approved, each group, in addition to Planning, Public Works and others, will review any associated building and engineering permits required to ensure compliance with all applicable codes. 1. Topography: The subject site is relatively level. 2. Soils: According to the Soil Survey of Snohomish County Area, Washington, the soils on the site consists of "Alderwood Urban Land Complex, 8 -15% slopes". 3. Critical Areas: There are no critical areas on or adjacent to the site according to critical area determination CRA20140094. 4. Wildlife: Wildlife associated with the property is typical of an urban environment including song birds and small mammals. 5. Vegetation: The site has typical urban residential landscaping with a several mature evergreens and smaller deciduous trees. 6. Shoreline: The subject property is not located within shoreline jurisdiction. The subject site and the surrounding properties are zoned General Commercial - CG2. Nearby uses include commercial, multifamily residential and medical (Attachment 3). The Comprehensive Plan designation for this site is "Mixed Use Commercial" within the "Medical/Highway 99 Activity Center". Goals, objectives and policies in the 2013 Comprehensive Plan for this district include: Goals for the Medical/Highway 99 Activity Center. The Medical/Highway 99 activity center is intended to encourage the development of a pedestrian and transit oriented area focused on two master planned developments, Swedish Hospital and Edmonds- Woodway High School, with a related high-intensity development corridor along Highway 99. Highway 99 is characterized by a corridor of generally commercial development with less intense uses or designed transitions serving as a buffer between adjacent neighborhoods. In contrast, the overall character of the mixed use activity center is intended to be an intensively developed mixed use, pedestrian friendly Page 3 of 16 Hyde Park Townhomes File PLN20140053 environment, in which buildings are linked by walkways served by centralized parking, and plantings and landscaping promote pedestrian activity and a park -like atmosphere. In addition to the general goals for activity centers, the Medical/Highway 99 activity center is intended to achieve the following goals: (page 61) Provide for an aesthetically pleasing business and residential community consisting of a mixed use, pedestrian friendly atmosphere of attractively designed and landscaped surroundings and inter -connected development. ® Promote the development of a mixed use area served by transit and accessible to pedestrians. ® To discourage the expansion of strip commercial development and encourage a cohesive and functional activity center that allows for both neighborhood conservation and targeted redevelopment that includes an appropriate mix of single family and multiple dwelling units, offices, retail, and business uses, along with public facilities; Comments: The subject site is zoned General Commercial, which is one of several possible implementing zones within the Mixed Use Commercial designation. The proposed multifamily development would fit well in this particular location given the transitional nature of the Comprehensive Plan designations in the area (Attachment 3) and its proximity to transit options such as a Community Transit park & ride and transit opportunities available at Highway 99. The location is also well served by sidewalks creating a multi -model environment for persons of all ages. The proposal is subject to the design standards of the Comprehensive Plan's Urban Design Element. The following analysis relates the project to the goals and objectives for site design, building form, and building facade as identified in the Comprehensive Plan's Urban Design chapter (pages 92-98). C.1. Design Objectives for Vehicular Access. C.1.a. Reduce the numbers of driveways (curb cuts) in order to improve pedestrian, bicycle and auto safety by reducing the number of potential points of conflict. C.1.b. Provide safe routes for disabled people. C.1.c. Improve streetscape character to enhance pedestrian activity in retail/multi-family/ commercial areas. Comments: One driveway exists to 212th Street and one driveway is proposed at 212tH Landscaping will be enhanced on the 212th Street frontage, which will improve the character of the streetscape in that area (Attachment 4, Sheet L1.1). C.2. Design Objectives for Location and Layout of Parking C.2.a. Create adequate parking for each development, but keep the cars from dominating the streetscape. Page 4 of 16 Hyde ParkTownhomes File PLN20140053 C.2.b. Improve pedestrian access from the street by locating buildings closer to the street and defining the street edge. C.2.c. Improve the project's visibility from the street by placing parking to side and rear. C. 2. d. Provide direct pedestrian access from street, sidewalk, and parking. C.2.e. Integrate pedestrian and vehicular access between adjacent developments. Comments: Parking is proposed within enclosed garages in each of the units and behind Buildings 1 and 2 so cars will not dominate the streetscape any more than on nearby parcels and certainly less than on some nearby parcels (Attachment 4, Sheet A1.0). Pedestrian and auto access will use 212th Street. There is no need to integrate access between adjacent developments since this is a private residential development which is adjacent to similar residential developments. C.3. Design Objectives for Pedestrian Connections Offsite. C.3.a. Design the site access and circulation routes with pedestrians' comfort and ease of access in mind. C.3.b. Create parking lots and building service ways that are efficient and safe for both automobiles and pedestrians. C.3.c. Provide direct and safe access along, through and to driveways and adjacent developments or city streets. C.3.d. Encourage the use of mass transit by providing easy access to pleasant waiting areas. Comments: 212th Street will be used for pedestrian and auto access. The interior auto court will use varied materials (permeable pavers) to create a pedestrian path from the unit entries to 212th (Attachment 4, Sheet A3.4). As mentioned above, existing transit facilities nearby on Highway 99 and the park and ride are available. C.4 Design Objectives for Garage Entry/Door Locations C.4.a Ensure pedestrian safety by allowing cars the space to pull out of a garage without blocking the sidewalk. C.4.b. Improve pedestrian safety by reducing points of conflict/curb cuts. C.4.c. Reduce harsh visual impacts of multiple and/or large garage entries/doors and access driveways. Reduce the quantity of entries/doors visible to the street. Comments: The building orientations reduce the visual impact of the garages by creating one point of entry/exit to the units. Garages are located on the ground floor of the units thereby eliminating the need for more than one curb cut along 212th. (Attachment 4, Sheet A1.1). C.S. Design Objectives for Building Entry Location. Page 5 of 16 Hyde Park Townhomes File PLN20140053 C.S.a. Create an active, safe and lively street -edge. C.S.b. Create a pedestrian friendly environment. C.S.c. Provide outdoor active spaces at entry to retail/commercial uses. C.S.d. Provide semi-public/private seating area at multi family and commercial entries to increase activity along the street. Comments: The proposed buildings are located within ten feet of the sidewalk. The design of the buildings at the street front includes bay windows and other architectural elements to create a lively streetscape as opposed to a blank wall. The pedestrian connections from the building entries to 212th Street and the additional landscaping along the street front will improve the appearance of the site at the street edge. Building entries will be located off the auto court and are highlighted using recessed entries (Attachment 4, Sheet A3.0). C.6. Design Objectives for Setbacks. C.6.a. To create and maintain the landscape and site characteristics of each neighborhood area. C.6.b. To create a common street frontage view with enough repetition to tie each site to its neighbor. C.6.c. To provide enough space for wide, comfortable and safe pedestrian routes to encourage travel by foot. C. 6. d. To encourage transition areas between public streets and private building entries where a variety of activities and amenities can occur. Comments: Because the site is zoned CG -2, only a 4' street setback area is required. The buildings slightly exceed this minimum requirement and the entire area will be attractively landscaped (Attachment 4, Sheet L-1.1). Other exterior setback areas will contain private open space with patios and decks and a variety of landscaping. C.7. Design Objectives for Open Space. C. 7.a. To create green spaces to enhance the visual attributes of the development and encourage outdoor interaction. C.7.b. To provide places for residents and visitors to meet and to interact. C.7.c. To provide an area for play, seating and other residential activities. Comments: There are no specific open space requirements for this development. As mentioned above, however, the proposal does include small private areas on the exterior of the site set off by a 6' wood fence (Attachment 4, Sheet A1.0). C. 8. Design Objectives for Building/Site Identity. C.8.a. Do not use repetitive, monotonous building forms and massing in large multi family or commercial projects. Page 6 of 16 Hyde Park Townhomes File PLN20140053 C.8.b. Improve pedestrian access and way finding by providing variety in building forms, color, materials and individuality of buildings. C.8.c. Retain a connection with the scale and character of the City of Edmonds through the use of similar materials, proportions, forms, masses or building elements. C.B.d. Encourage new construction to use design elements tied to historic forms or patterns found in the city. Comments: Even though the zoning would allow for more intense development, the proposed buildings will be similar in character and scale with the existing multifamily developments in Edmonds. Bulk and mass are reduced by using both horizontal and vertical articulation of materials and projections on all four sides of the building. This mix of design elements, materials and colors ensures that a repetitive, monotonous facade and building massing is avoided (Attachment 4, Sheets A1.1 & A4.0). C.9. Design Objectives for Weather Protection. C.9.a. Provide a covered walkway for pedestrians traveling along public sidewalks in downtown. C.9.b. Protect shoppers and residents from rain or snow. C.9.c. Provide a covered waiting area and walkway for pedestrians entering a building, coming from parking spaces and the public sidewalk in all areas of the City. Comments: The project site is not commercial nor is it located within the downtown area. Residents may choose to enter their unit through the garage to avoid the weather. The size and location of the eaves is typical of residential buildings (Attachment 4, Sheet A1.1). C.10. Design Objectives for Lighting. C.10.a. Provide adequate illumination in all areas used by automobiles, bicycles and pedestrians, including building entries, walkways, parking areas, circulation areas and other open spaces to ensure a feeling of security. C.10.b. Minimize potential for light to reflect or spill off-site. C.10.c. Create a sense of welcome and activity. C.10.d. Provide adequate lighting for signage panels. Comments: Wall -mounted residential luminaires are proposed for the buildings adjacent to the garages and entry doors (Attachment 4, Sheet A3.3). Two light poles (15' maximum height) are proposed adjacent to the uncovered parking areas which will be controlled by photocell sensors. C.11. Design Objectives for Signage. C.11.a. Protect the streetscape from becoming cluttered. Page 7 of 16 Hyde Park Townhomes File PLN20140053 C.11.b. Minimize distraction from the overuse of advertisement elements. C.11.c. Provide clear signage for each distinct property. C.11.d. Use graphics/symbols to reduce the need to have large letters. C.11.e. Minimize potential for view blockage. C.11.f. Signs should be related to the circulation element serving the C. 12. d. establishment. C.11.g. Landscaping should be used in conjunction with pole signs for safety as well as appearance. C.11.h. Where multiple businesses operate from a central location, tenants should be encouraged to coordinate signing to avoid the proliferation of signs, each competing with the others. Comments: Entry monuments are proposed on each side of the driveway at 212th Street (Attachment 4, Sheet A1.0). The monument on the east will display the street address and the monument on the west will show the name of the development (Attachment 4, Sheet A1.1). While an attractive design, dimensional compliance with the sign code in ECDC 20.60 will be verified at building permit. C.12. Design Objectives for Site Utilities, Storage, Trash and Mechanical. C. 12. a. Hide unsightly utility boxes, outdoor storage of equipment, supplies, garbage, recycling and composting. C.12.b. Minimize noise and odor. C. 12. c. Minimize visual intrusion. C. 12. d. Minimize need for access/paving to utility areas Comments: Trash and recycling will be stored in a fenced enclosure behind the east building (Attachment 4, Sheet A1.0). Utility boxes and mechanical equipment are not shown on the submitted plans; a condition will be added to the decision that all above -ground equipment must be located interior to the site, screened or camouflaged. C.13. Design Objectives for Significant Features. C.13.a. Retain significant landscape features and unique landforms such as rock outcroppings and significant trees. C.13.b. Limit potential future negative environmental impacts such as erosion, runoff, landslides, and removal of vegetation and/or habitats. C. 13. c. Buffer incompatible uses. C. 13. d. Integrate buildings into their site by stepping the mass of the building along steep sloping sites. Page 8 of 16 Hyde Park Townhomes File PLN20140053 Comments: The project site slopes gradually from north to south and contains no critical areas or other significant features with the exception of several medium- to large-sized trees. Proposed landscaping (Attachment 4, Sheet L-1.1) will help to buffer the new development from existing adjacent uses. Stormwater will be managed in accordance with City of Edmonds requirements; this will be verified at building permit. C.14. Design Objectives for Landscape Buffers. C.14.a. Create a visual barrier between different uses. C.14.b. Maintain privacy of single family residential areas. C.14.c. Reduce harsh visual impact of parking lots and cars. C.14.d. Landscape buffers should reinforce pedestrian circulation routes. C.14.e. Landscape buffers should not be designed or located in a manner that creates an unsafe pedestrian environment. C. 14J. Minimize heat gain from paved surfaces. C. 14. g. Provide treatment of runoff from parking lots. Comments: The landscaping shown on Sheets L-1.1 & L1.2 of Attachment 4 appears to generally address the landscaping objectives. Design Objectives for Building Form. Building height and modulation guidelines are essential to create diversity in building forms, minimize shadows cast by taller buildings upon the pedestrian areas and to ensure compliance with policies in the city's Comprehensive Plan. Protecting views from public parks and building entries as well as street views to the mountains and Puget Sound are an important part of Edmonds character and urban form. D.1. Design Objectives for Height. D.1.a. Preserve views to mountains and Puget Sound to the west. D.1.b. Maintain the smaller scale and character of historic Edmonds. D. 1. c. Minimize blockage of light and air to adjacent properties or to the sidewalk area. D.1.d. Maintain/protect view from public places and streets. Comments: There are no views to the Puget Sound or mountains from the subject property and it is not located within the historic downtown area of Edmonds. The buildings are three stories and will be under the 75' height limit for the zone (Attachment 4, Sheet A4.0). D.2. Design Objectives for Massing. D.2.a. Encourage human scale elements in building design. D.2.b. Reduce bulk and mass of buildings. Page 9 of 16 Hyde Park Townhomes File PLN20140053 D.2.c. Masses maybe subdivided vertically or horizontally. D.2.d. Explore flexible site calculations to eliminate building masses that have one story on one elevation and four or greater stories on another. Comments: The 12 dwelling units are divided into three building as opposed to one larger building which immediately reduces the scale of the structures. The structures are of a human scale and show both vertical and horizontal differentiation (Attachment 4, Sheets A4.0 and A4.1). The mass of the buildings are further broken up by the use of several building projections as well as bay windows, eaves, canopies, patios and decks (Attachment 4, Sheets A1.1). D.3. Design Objectives for Roof Modulation. D.3.a. To break up the overall massing of the roof. D.3.b. Create human scale in the building. D.3.c. Use roof forms to identify different programs or functional areas within the building. D.3.d. Provide ways for additional light to enter the building. Comments: Because the dwelling units are divided into three buildings (as opposed to having one large twelve -unit building), the mass of the roofs are reduced. Entries off of the central court are identified by canopies which contribute to a human scale. Roof pitches vary from 4:12 and 6:12 to 12:12 at dormers (Attachment 4, Sheets A4.0 and A4.1). D.4. Design Objectives for Wall Modulation. D.4.a. To let more light and air into the building. D.4.b. Break up large building mass and scale of a facade. D.4. c. To avoid stark and imposing building facades. D.4.d. To create a pedestrian scale appropriate to Edmonds. D.4.e. To become compatible with the surrounding built environment. Comments: Walls on all sides of the three buildings are modulated (Attachment 4, Sheets A4.0 and A4.1). Canopies, bay windows, projections, decks and the like all contribute to human - scaled buildings and aid in creating a visually attractive facade (Attachment 4, Sheet A1.1). Design Objectives for Building Facade. Building facade objectives ensure that the exterior of a building — the portion of a building that defines the character and visual appearance of a place — is of high quality and demonstrates the strong sense of place and integrity valued by the residents of the City of Edmonds. E.1. Design Objectives for Building Facade. E.1.a. Ensure diversity in design. Page 10 of 16 Hyde Park Townhomes File PLN20140053 E.1.b. Reinforce the existing building patterns found in Edmonds. E. 1. c. Improve visual and physical character and quality of Edmonds. E.1.d. Improve pedestrian environment in retail/commercial areas. E.1.e. Create individual identity of buildings. Comments: The proposed buildings present an attractive fagade at 2121h Street and will greatly improve the visual and physical character of the general area (Attachment 4, Sheet A1.1). E.2. Design Objectives for Window Variety and Articulation. Windows help define the scale and character of the building. The organization and combinations of window types provide variation in a facade as well as provide light and air to the interior. Small windows are more typically utilitarian in function, such as bathroom or stairway windows, etc. and can be grouped to provide more articulation in the facade. Comments: The variety and articulation of windows throughout the project is good (Attachment 4, Sheets A4.0 and A4.1). Large sliding doors provide access to patios and decks while windows of varying sizes provide light and air to different functional areas within the units (larger at great rooms and bedrooms, smaller at hallways and bathrooms). E.3. Design Objectives for Variation in Facade Materials. The materials that make up the exterior facades of a building also help define the scale and style of the structure and provide variation in the facade to help reduce the bulk of larger buildings. From the foundation to the roof eaves, a variety of building materials can reduce the scale and help define a building's style and allows the design of a building to respond to its context and client's needs. Comments: There is good variety and application of the facade materials (Attachment 4, Sheet A1.1). Vertical and horizontal Hardie Plank siding covers much of the walls with vinyl windows, a brick finish at the base, and asphalt roofing shingles providing contrast. E.4. Design Objectives for Accent Materials/Colors/Trim. Applied ornament, various materials and colors applied to a facade as well as various decorative trim/surrounds provide variation in the scale, style and appearance of every building facade. The objective is to encourage new development that provides: ® Compatibility with the surrounding neighborhood. ® Visual interest and variety in building forms. ® Reduces the visual impacts of larger building masses. ® Allows identity and individuality of a project within a neighborhood. Comments: The elevations on Sheets A1.1, A4.0 and A4.1 of Attachment 4 show good variation in both colors and materials. Facade colors will primarily be brown, cream and gray while the asphalt roof shingles will have a weathered wood appearance. The garage doors are Page 11 of 16 Hyde Park Townhomes File PLN20140053 proposed to be aluminum -framed with full window panels while the front doors will be fiberglass with decorative glass inserts. Aluminum gutters and downspouts will be used while the belly bands and fascia are wood. The knee braces supporting the canopies over the garages are wood as are the residential deck materials. With conditions, staff feels that the proposal satisfies the referenced goals, policies and objectives of the Comprehensive Plan. 1. Zoning Standards A. The subject property is zoned General Commercial, CG2. B. Multiple dwellings arm a permitted primary use in the GC2 zone according to ECDC 16.60.010.A.1. C. Site Development Standards - General Site development standards for the GC2 zone contained in ECDC 16.60.020.A are summarized below: ' Fifteen feet from all lot lines adjacent to RM or RS property regardless of the setback provisions established by any other provision of this code. 2 Street setback area shall be fully landscaped. 3 None for structures located within an area designated as a high-rise node on the comprehensive plan map. Units: There is no specific limit required by the code but 12 units are proposed. Height: The elevation view on Sheet A4.0 of Attachment 4 indicates the buildings will be approximately 37 feet in height, well less than the 75 foot maximum for the zone. Setbacks: As shown on Sheet A1.0 of Attachment 4, the subject site has a 4 foot minimum street setback from the north property line near 212th Street. The proposed buildings meet that setback and the setback area is fully landscaped (Attachment 4, Sheet L-1.1). The site is not adjacent to an R -zoned parcel so no setbacks are otherwise required on the west, south and east. D. Site Development Standards — Design standards. The design standards in this section are generally more applicable to larger commercial developments than infill residential projects. The applicable elements of these standards are analyzed below. 1) Screening and Buffering (ECDC 16.60.030.A) Page 12 of 16 Minimum Minimum Minimum Minimum Lot Maximum Maximum Zone Street Side Rear Area/Width Height Floor Area Setback Setback Setback CG2 None 4'Z None' None' 75'3 None ' Fifteen feet from all lot lines adjacent to RM or RS property regardless of the setback provisions established by any other provision of this code. 2 Street setback area shall be fully landscaped. 3 None for structures located within an area designated as a high-rise node on the comprehensive plan map. Units: There is no specific limit required by the code but 12 units are proposed. Height: The elevation view on Sheet A4.0 of Attachment 4 indicates the buildings will be approximately 37 feet in height, well less than the 75 foot maximum for the zone. Setbacks: As shown on Sheet A1.0 of Attachment 4, the subject site has a 4 foot minimum street setback from the north property line near 212th Street. The proposed buildings meet that setback and the setback area is fully landscaped (Attachment 4, Sheet L-1.1). The site is not adjacent to an R -zoned parcel so no setbacks are otherwise required on the west, south and east. D. Site Development Standards — Design standards. The design standards in this section are generally more applicable to larger commercial developments than infill residential projects. The applicable elements of these standards are analyzed below. 1) Screening and Buffering (ECDC 16.60.030.A) Page 12 of 16 Hyde Park Townhomes File PLN20140053 Comments: The only criteria in this subsection applicable to the proposed development relate to retaining wall height and Type III perimeter landscaping. According to ECDC 16.60.030.A.1.a, retaining walls facing adjacent property may not exceed seven feet in height. The landscape block wall proposed on the west, south and east sides of the development is proposed to be less than seven feet tall at all locations (Attachment 4, Sheet C2.0). According to ECDC 16.60.030.A.1.k, when no setback is otherwise required and the building is not built to the property line (such as is the case along the west, south and east property lines), Type III landscaping three feet in width is required. The landscaping shown on Sheet L-1.1 of Attachment 4 meets the intent of this requirement while providing some fenced private lawn area for each residential unit. 2) Access and Parking (ECDC 16.60.030.13) Comments: The only criteria in this subsection applicable to the proposed development relates to pedestrian access. According to ECDC 16.60.030.B.6, pedestrian building entries must connect directly to the sidewalk when a bus stop is located in front of the parcel. In this case, there is a Community Transit stop near the northwest corner of the site and there are internal pedestrian pathways proposed to connect the dwelling units to the sidewalk at 212th Street (Attachment 4, Sheet A3.4). 3) Site Design and Layout (ECDC 16.60.030.C) Comments: The applicant addresses the project's compliance with the standards in this code subsection in Attachment 2. While a minimum of five design elements must be used, the applicant has chosen to use six. Of note, the proposed planter baskets at the residential entries provide extra interest at the ground level and serve to soften the appearance of the garages (Attachment 4, Sheet A1.1). With respect to lighting, photocell lights will be located along the pedestrian paths leading to 212th Street and the interior parking spaces will be lit with 15' poles, also with photocells (Attachments 4, Sheet A3.3). 4) Building Design and Massing (ECDC 16.60.030.D) Comments: The applicant addresses the project's compliance with the standards in this code subsection in Attachment 2. The buildings have a distinct top and base and varied massing which is achieved through the use of varied materials and structural elements including step -backs, dormers, canopies, a brick base, and roof eaves (Attachment 4, Sheet A1.1). As proposed, it appears the Hyde Park Townhouses will meet the development and design standards for the CG2 zone. r �s According to ECDC 17.50.020.A.1.b, the number of parking spaces required per dwelling unit in multifamily projects is based upon the number of bedrooms per unit. Studios Page 13 of 16 Hyde Park Townhomes File PLN20140053 require 1.2 spaces, 1 -bedrooms require 1.5 spaces, 2 -bedroom units require 1.8 spaces, and 3 or more bedrooms require 2.0 spaces. The floor plans in Attachment 4 (Sheets A3.0 — A3.2) show each of the 8 units in the east and west buildings having four bedrooms while the south building will have 4 units with three bedrooms; as a result, a total of twenty four (24) parking spaces are required. Two spaces are proposed within each of the dwelling units and four uncovered guest stalls are proposed. However, the stalls in the south building are proposed to be stacked (or tandem). According to ECDC 18.95.030, required off-street parking spaces must be individually accessible; tandem or stacked parking may not be used to provide required off-street parking spaces. In this case, the unenclosed 'guest' stalls satisfy the parking requirement for each of the four dwelling units in the south building. This arrangement may limit the intended utility of the 'guest' stalls but such stalls are not required by code and the proposed parking arrangement does meet code requirements. 3. ECDC 20.13 Landscaping Requirements ECDC 20.13 contains specific landscaping requirements for new developments. The applicant submitted Sheets L-1.1 and L-1.2 (Attachment 4) which are the proposed landscaping plan and plant list. The subject parcel is zoned CG2 and is surrounded by similarly zoned parcels and fronts a minor arterial (212th Street). As a result, a minimum of four feet (4') of Type IV landscaping is required at the street front and three feet (3') of Type III landscaping is required along the west, south and east property lines. Additional landscaping is proposed interior to the site to provide a more residential feel including the flower baskets by the ground floor garages. A. ECDC 20.13.030.0 indicates the following about Type III landscaping: Type 111 Landscaping. Type 111 landscaping is intended to provide visual separation of uses from streets, and visual separation of compatible uses so as to soften the appearance of streets, parking areas and building elevations. 1. Evergreen and deciduous trees, with no more than 50 percent being deciduous, a minimum of six feet in height, and planted at intervals no greater than 30 feet on center, and 2. If planted to buffer a building elevation, shrubs, a minimum of three and one-half feet in height, and living ground cover planted so that the ground will be covered within three years; or 3. If planted to buffer a parking area, access, or site development other than a building, any of the following alternatives may be used unless otherwise noted: a. Shrubs, a minimum of three and one-half feet in height, and living ground cover must be planted so that the ground will be covered within three years. Page 14 of 16 Hyde Park Townhomes File PLN20140053 b. Earth -mounding, an average of three and one-half feet in height, planted with shrubs or living ground cover so that the ground will be covered within three years. This alternative may not be used in a downtown or waterfront area. c. A combination of earth mounding, opaque fences and shrubs to produce a visual barrier at least three and one-half feet in height. The landscaping shown on Sheet L-1.1 (Attachment 4) along the west, south and east property lines satisfies the intent of the Type III standards for buffering buildings. B. ECDC 20.13.030.D describes Type IV landscaping: Type IV landscaping is intended to provide visual relief where clear sight is desired to see signage or into adjacent space for safety concerns. 1. Trees shall be deciduous and planted 25 feet on center and the trunk shall be free of branches below six feet in height, and 2. Plant materials which will cover the ground within three years, and which will not exceed three and one-half feet in height. The landscaping shown on Sheet L-1.1 (Attachment 4) along 212th Street satisfies the intent of the Type IV standard. Street trees are required along 212th Street. The City's Street Tree Plan calls for Pryus calleryana'Glen's Form'/Chanticleer Pear from Five Corners east to Highway 99 along 212th. As conditioned, staff feels the landscaping for the project is consistent with the site development and design standards in the zoning ordinance. Compliance with all development standards will be confirmed during the building permit review process. Pursuant to ECDC 20.12.030 and based on the analysis in this report, staff finds the proposal is consistent with the design guidelines of the Comprehensive Plan, the purposes in ECDC 20.10.000, the district -based design criteria in ECDC 16.60.030, and zoning regulations and therefore approves the design of the Hyde Park Townhome project (PLN20140053) with the following conditions: 1. The applicant must apply for and obtain all necessary permits. This application is subject to the requirements in the Edmonds Community Development Code and It is up to the applicant to ensure compliance with the various provisions contained in these codes. 2. All above -ground utility equipment (including but not limited to transformers, hot boxes, mechanical units, etc.) must be located interior to the site, camouflaged or screened with architectural features, fencing and/or landscaping. Verify that the trees shown as 'to be removed' match on Sheets C1.1 and L-1.2 of Attachment 4. The locations of all property line trees must be verified and, if jointly Page 15 of 16 Hyde Park Townhomes File PLN20140053 owned like tree #11, authorization for their removal must be provided by all owners. Trees on sites adjacent to the project shall be protected during construction in accordance with ECDC 18.45. 4. Two (2) Pryus calleryana 'Glen's Form'/Chanticleer Pear street trees are required. Depending on the space available, the street trees may be located in the right-of-way or on private property within the proposed landscaping area at the 212th street front. If on private property, the street trees may supplement the landscaping shown on Sheet L-1.1 of Attachment 4 or they may be installed in place of one of the trees proposed. One street tree shall be installed west of the entry drive, one on the east. 5. Use of full cutoff or dark sky compliant lighting fixtures is required. Nelson Wong Larry Ho Edmonds 212 LLC Larry Ho Architects 573360 th Ave. NE 3833 W. Lake Sammamish Pkwy. SE Seattle, WA 98105 Bellevue, WA 98088 Page 16 of 16 City of Edmonds Land Use Application SERVICES /t ARCHITECTURAL DESIGN REVIEW C COMPREHENSIVE PLAN AMENDMENT NL�1`1dQ�3ZONE l7 Z- 11CONDITIONALUSE PERMIT FILE # fl HOME OCCUPATION DATE (I) 2- (l REC'D BY C,1 U n FORMAL SUBDIVISION SHORT SUBDIVISION FEE RECEIPT # L; LOT LINE ADJUSTMENT HEARING DATE ❑ PLANNED RESIDENTIAL DEVELOPMENT G OFFICIAL STREET MAP AMENDMENT D HE STAFF ❑ PB [I ADB C' CC STREET VACATION Ll REZONE ❑ SHORELINE PERMIT ! VARIANCE /REASONABLE USE EXCEPTION ❑ OTHER: a PLEASE NOTE THAT ALL INFORMATION CON�TA IAEDIflITHIN THE APPLICATjION ISAP UBLIC® RECORD 0 PROPERTY ADDRESS ORLOCATION 732 s/2,1VD 5T• SW.. DM O1, 14A PROJECT NAME (IF APPLICABLE) 14 YD &W 4k®114 &rS PROPERTY OWNER ,.P ®N UC PHONE # P 12 AMY ADDRESS ry X ® TH c, ils Jld %T L, CJ /4 E-MAIL C' a OIC672C j9e�� tQ� �� e p' P -r FAX # p a/' TAX ACCOUNT# 7 SEC. TWP.RNG. DESCRIPTION OF PROJECT OR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY) 10 if -D 0 DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY) PC�-A S AM4CYCD L APPLICANT b®°°r®/j6-5 I�� nL' e'' PHONE# ADDRESS023 t i�lA AVC: , iV,Up�S . . yrl z 9e t ®� E-MAIL AP-/) yek C lie) h FAX # / ), C,91% CONTACT PERSON/AGENT �( %'3`� pP,HONE # p11 . � �' ADDRESS 3B? I�� ®®6 e a �, e ell Fl E-MAIL Q �� J� ,r FAX# The undersigned applicant, and his/her/its heirs, and assigns, in consideration on the processing of the application agrees to release, indemnify, defend and hold the City of Edmonds harmless from any and all damages, including reasonable attorney's fees, arising from any action or infraction based in whole or part upon false, misleading, inaccurate or incomplete information fumished by the applicant, his/her/its agents or employees. By my signature, I certify that the information and exhibits herewith submitted are true and correct to the best of my knowledge and that I am authorized to file this application on the behalf of the owner as list�9d below. SIGNATURE OF APPLICANT/AGENT ell K/—,.) DATE PropertyOwner's Authorization 1, ,/% �® �'S✓ ,Jg certify under the penalty of perjury under the laws of the State of Washington at the following is a true an correct statement: 1 have authorized the above Applicant/Agent to apply for the subject land use application, and grant my permission for the public officials and the staff of the City of Edmonds to enter the subject property for the purposes of inspect tt on an post' attendant to this application.. SIGNATURE OF OWNER /' _ �� L �� —DATE_ 6 j 6 ,,,,® Questions? Call (425) 771-0220. Revised on R 22 12 B- Land Use Application P ATTACHMENT PLN20140053 f' d ts N� . 3833 W. Lake Sammamish Pkwy. SE, Bellevue, WA 98008 425.922.3862 City of Edmonds Development Services 121 Sth Avenue North, RECEIVED Edmonds, WA 98020 OCT 0 2 2014 DEVELOPMENT SERVICES September 30, 2014 Re: Staff Design Review, Hyde Park Townhomes, Parcel # 0058070000402 Dear Review Staff, It is our pleasure to submit the project proposal of Hyde Park Townhomes for your review and comment. The proposed project is located at 7238 212th St. S.W., Edmonds, WA.; in the CG2 zone, within the designated Mixed Use Commercial area of the Medical/ Highway 99 Activity Center in the current City of Edmonds Comprehensive Plan. Please find below, a summary of the proposed project design in response to the applicable requirements/ standards set forth in the City of Edmonds Comprehensive Plan and Edmonds Community Development Code. As additional reference, please see the enclosed Design Review Packet. I. Project design addressing the CG2 (General Commercial 2) zone requirements: 1. ECDC 16.60.010 -Uses: The proposed Multi -family residential use is permitted. The project is outside of the "Highway 99 Corridor" and "High -Rose Node" on the comprehensive plan map. The proposed is not a use that requires Conditional -Use Permit. (ECDC 16.60.010C, D) 2. ECDC 16.60.020 Site Development Standards -General: The project buildings are sited with the required minimum 4 ft. setback from the property line along the frontage on 212th St. SW, full landscape is proposed in the street setback area. The proposed building height is below the maximum allowed height of 75 ft. 3. ECDC 16.60.030 Site Development Standards- Design Standards: A. Screening and Buffering: This project is not adjacent to single-family zones; therefore, sub -section 1k under this section is applicable to this project. As required, Type III landscaping of 3 ft. wide minimum is proposed along the perimeter of the site. B. Access and Parking: Private garages with two vehicles parking capacity are proposed for the townhouse units; four exterior guest parking stalls are proposed on site. Requirements for parking lots are not applicable to this project proposal. C. Site Design and Layout: The proposed project design incorporates the following six approaches to reduce uniformity relative to buildings and site: 1.) General: a. Building massing and unit layout: There are three townhouse unit types amongst the twelve proposed units. The proposed townhouse units are grouped in three linear buildings; each building consists of four attached townhouse units; within each building, the units are alternating types and/or mirrored floor plans. b. Placement of structures and setbacks: The proposed townhouse groups are situated parallel to the east, south, and west property line with the required perimeter landscape setback, a center open space is formed and created room for the entry to the townhouse units, the central driveway and the truck turn around space. d. Spacing from position relative to adjoining buildings: See "b", the three townhouse groups are distributed along the east, south, and west portion of the site, yielding a T-shaped central open space and open space at the southeast and southwest corner of the lot. e. Composition and types of open space, plant materials and street trees: The center open space of the proposed project is public in nature, it serves as the primary access to the site and the individual townhouse units. The back porches and balconies of the townhouse units are private in nature. The proposed landscaping areas are along the 212th St. SW frontage, the site perimeter, unit entryways, and adjacent to the back porches, a good variety of deciduous and flowing plants are proposed in the landscape design. Planter baskets are also proposed along the entries to the units, where individual owners can customize. f. Types of building materials and/or elements: At each proposed townhouse group, fiber cement siding of various colors and styles are incorporated on the building exterior to create variety and help accentuate the modulation of the facade. Canopies are introduced above garage doors and window openings to enhance the facade modulation, which can also help express residential scale. g. Roof variation in slope, height and/or materials: The roof for each group of townhouses is modulated with different slopes; dormer elements are added relative to the facade elements that add to the roof form variation. 2.) Individuality for Particular Structures: This project consists of twelve townhouse units of three distinct unit designs. The following two design approaches are utilized to help create identity, safety, and sense of ownership. a. Each townhouse unit has its individual entry and covered entry porch. b. Even though the townhouse units are arranged in three linear groups, the unit plans are alternating and/or mirrored. 3.) Lighting: All proposed exterior lighting to be directed away from adjacent parcels. Landscape lighting to be on low poles and/or close to grade. Lighting to be provided at individual unit entries and back porches to provide visibility and safety. Fixture styles to integrate with the building design. D. Building Design and Massing: 1. The proposed building design has a distinct base of brick running bond pattern and topped with a solder course at 48" above finish grade. 4. The following design elements are incorporated to the facade design: a. Masonry material is proposed to show a distinct building base; patterned hardscape pavers are proposed at the center driveway and unit approaches. e. Projecting canopies are proposed at garage entry and some window. j. Architectural elements such as dormers are used to provide height variation and add visual character to the building facades; the building exterior for each combined group of townhouses is stepped back at various locations and floor levels to add three-dimensional variation to the facades. k. Wall mounted light fixtures at the building exterior and low site lighting are proposed for this project. In addition, different siding colors/ style are used to add visual interest on the building exterior. There is no blank facade facing the adjacent properties. 4. ECDC 16.60.040 Operating Restrictions: A. Enclosed Building: Not Applicable to this project B. Interim Use Status: Not Applicable to this project. II. Project design addressing the Medical //Highway 99 Activity Center goals: The proposed Edmonds Townhouses project is within the Mixed Use Commercial area of the Medical/Highway 99 Activity Center, one block from Highway 99, west of the Highway 99 Corridor. The site is surrounded by medical/commercial developments with the exception of a multi -family complex immediately to the west of the site. Based on the Comprehensive plan, the Mixed Use Commercial area is intended to eventually be an intensively and attractively developed neighborhood with its distinct character, pedestrian friendly with easy access to public transit nearby Highway 99 and well developed local street access patterns; it is also envisioned to be a buffer between the high-intensity commercial areas along Highway 99 and the established neighborhoods and public facilities west of 76th Avenue West. The proposed project addresses the City's goals for the Mixed Use commercial area as follows: ® As a new multi -family development, the project introduces additional residential uses to this mixed-use neighborhood that is currently predominantly medical/commercial. It contributes to the goal to redevelop the area with a balanced mix of uses. The central access way of the project is connected to the public sidewalk on 212th St. SW; it offers easy pedestrian access to 212th St. SW and Highway 99 for local amenities and public transit. ® Visually, the residential scale and the character of the proposed building and landscape design coincide with the City's desire to cultivate a distinct character in this area that is pleasant and attractive in terms of built form and landscape; the varying scale will add to the visual complexity and richness of the surrounding neighborhood. 4 We hope the above summary is sufficient to illustrate the proposed project design approaches and measures based on our interpretation and response to the pertinent sections of the Edmonds City Development Code and the goal stated in the Comprehensive plan. Please kindly contact us if you should have any questions and/or comments regarding the above. Your comments are highly appreciated, and will be addressed in an efficient manner. Sincerely, LARRY HO ARCHITECTS Lawrence K.L Ho, AIA 13209 Design Review Cover Letter.doc i, Hyde Park Townhornes Design Review - Pt.N20140053 7238 212th Street SW 20 -12 Aerial hokil a A ]ACHMENTF ',`3 PLN2()140o53 ftp H Pare Townh me 701"lin Ma Design ii µii 1�� ,10,7238 1i i, r° May 0,1 ,,IV .L i1 C:p J Hyde Park -Fownhomes Cornpriblhensive Plain nr 2011 7238 2121h Street S 0 food SON �gggg 298E ZZ6 SCb —6 tlM 'aanalla8 '35 R^^Nd 4s wpewpwpe�Sy arye�'M EEB£ NO��,lpp�ppN�p��HW43 ppi�pp � ppryry9�ryry,, (/pp pp$VM Oi 2103 S1N3MOOC M31A3i1 NOIS30 D Qm3 LN i=30aa� u �cw2 ad r G— LLOod gN moo -- a gyp®.,, v3_ Q o00 �0 000 �a0o CM Nl ® aa aa......Ld c.nov000000� �� LU rn NOiS11IHSVM'SC NONO3 - Zeeezw'sze 800es yM'anaande'3s'�Myd usiweuiweg oyez mfeef ppqqpp pp gg��@@gy�pp pp \\p� �p �5 p g p C? 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Em �—C9 _ E m 8 a" � v g Ern Z _off a m A '',.. ��000000000000Fo O ~ g Z� wm zw- w 55�zo I'd Uo z� k 121 5TH AVENUE NORTH, EDMONDS, WA 98020 (425) 771-0220 WAC 197-11-970 Determination of Nonsignificance (DNS) Description of proposal: Edmonds 212 LLC proposes to construct Hyde Park Townhomes, a 12 -unit multifamily residential development at 7238 212th Street SW. The Units will be in three, three-story buildings surrounding an interior auto court. Off-street parking will provided as will new landscaping throughout the site in addition to frontage improvements at 212th Street SW. (File No. PLN20140053) Proponent: Edmonds 212 LLC (rep. Larry Ho, Larry Ho Architects) Location of proposal, including street address if any: 7328 212th Street SW (Tax ID 00580700000402) Lead agency: City of Edmonds An environmental impact statement is not required under RCW 43.21C.030(2)(c). . This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. There is no comment period for this DNS. XX This DNS is issued under 197-11-340(2); the lead agency will not act on this proposal for 14 days from the date below. Comments must be submitted by December 1, 2014 . Project Planner: Mike Clugston, Associate Planner Responsible Official: Rob Chave, Planning Manager Contact Information: City of Edmonds 1121 5th Avenue, North, Edmonds WA 98020 1425-771-0220 Date:6 L2& Signature: XX You may appeal this determination to Robert Chave, Planning Manager, at 121 5th Avenue North, Edmonds, WA 98020, by filing a Written appeal citing the specific reasons for the appeal with the required appeal fee, adjacent property owners list and notarized affidavit form no later than December 1, 2014. You should be prepared to make specific factual objections. Contact Rob Chave to read or ask about the procedures for SEPA appeals. XX Posted on November 13, 2014, at the Edmonds Public Library and Edmonds Public Safety Building. Published in the Everett Herald. Emailed to the Department of Ecology SEPA Center (SEPAunit@ecy.wa.gov). Mailed to property owners within 300 feet of the site. XX Distribute to "Checked" Agencies below. The SEPA Checklist, project plans, location map, and DNS are, available at www.edmondswa.gov through the Permits Online link. Search for file number PLN20140053. These materials are also available for viewing at the Planning Division — located on the second floor of City Hall: 121 5th Avenue North, Edmonds WA 98020. ATTACHMENT 5 PLN20140053 SEPADNS.DOC Page 1 of 2 PLN20140053 11/6/14.SEPA Mailed to the following: XX COMCAST Outside rlant Engineer, North Region 1525 751 St. SW Ste 200 Everett, WA 98203 XX Department of Fish & Wildlife 16018 Mill Creek Boulevard Mill Creek, WA 98012 XX Puget Sound Partnership 326 East D St. Tacoma, WA 98421 Marsha. engel(d,)psp.wa.gov XX Tulalip Tribal Council 6700 Totem Beach Road Marysville, WA 98270 XX Seattle District, U.S. Army Corps of Engineers P.O. Box 3755 Seattle, WA 98124-3755 Attachments pc: File No. SEPA Notebook PLN20140053 SEPADNS.DOC 11/6/14.SEPA XX Anne Sharar Department of Natural Resources P.O. Box 47001 Olympia, WA 98504-7001 XX BNSF Railway General Manager 2454 Occidental Avenue South Suite 1A Seattle, WA 98134-1451 XX National Marine Fisheries Service Northwest Regional Office 7600 Sand Point Way NE Seattle, WA 98115-0070 XX Donna J. Bunten Department of Ecology Shorelands & Environ. Assist. Program PO Box 47600 Olympia, WA 98504-7600 XX Department of Archaeology & Historic Preservation P.O. Box 48343 Olympia, WA 98504-8343 Page 2 of 2 OF EDS O Purpose of Checklist: �J ��J� �i�i ENVIRONMENTAL Cdi_ I_ T OCT 0 2 2014 The State Enviromnental Policy Act (SEPA), chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (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 you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. Instructions for Applicants: 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 proposal, write "do 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 you can. If you have problems, the governmental agencies can assist you. The checklist questions apply 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 additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. Use of checklist far nonproject proposals: For nonproject proposals complete this checklist and the supplemental sheet for nonproject actions (Part D). the leasd agency may exclude any question for the environmental elements (Part B) which they determine do not contribute meaningfully to the analysis of the proposalFor nonproject actions, the references in the checklist to the words "project," "applicant," and "property or site" should be read as "proposer," and "affected geographic area," respectively. 1. Dame of proposed project, if applicable: Hyde Park Townhomes 2. Name of applicant: Edmonds212 LLC. 3. Address and phone number of applicant and contact person: 5733 601h Ave. NE Seattle WA 98105 4. Date checklist prepared: 9/26/2014 5. Agency requesting checklist: Cit! of Edmonds Revised on 4/15/14 13209 SEPA Checklist Page 1 of 19 6. Proposed timing or schedule (including phasing, if applicable): Construction to start spring of 2015, completion by the end of 2015. (STAFF COMMENTS 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. h. 9. 10 (STAFF List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Critical Areas Checklist, form #P20 (see attached) Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. (STAFF COMMENTS) �V �� !) �i� 0 S- List any government approvals or permits that will be needed for your proposal, if known. Staff Design Review, Building permit and associated clear and grading, water meter, sprinkler, sewer, plumbing, and (STAFF COMMENTS) 11. Give brief, complete description of your proposal, including the proposed uses and size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. The project proposal is for the construction of 3 residential townhouse buildings, each consists of 4 attached townhouse unites total of 12 townhouse units. All proposed townhouse units to have three floors, with two car garage on the ground floor, and living space on the upper two floors. The project site area is 0.49 acres per Snohomish County record, the total proposed living area is approximately 22,000 sscuate feet. The proposed project to include associated site work. Revised on 4/15/14 13209 SEPA Checklist Page 2 of 19 (STAFF COMMENTS) 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide range or boundaries of the site(s). Provide legal description, site plan, vicinity map, and topographic map, if reasonably available. While 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. The proposed project site is located at 7238 21211' Ave. SW, Edmonds, WA.; Parcel number 00580700000402; Neighborhood Code 5604000 Township 27 Range 04, Section 29 Quarter NW. (STAFF COMM Earth a. General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous, other: Site has a gentle rolling slope with elevation change of approximately 8' from its northwest corner to its southeast corner. The northwest corner of the site is the highest point of the project site. (STAFF COMMENTS) b. What is the steepest slope on the site (approximate percent slope)? The ground within the project site is nearly level The steepest slope on site is approximately 6% (STAFF COMMENTS) 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 agricultural soils, specify them and note any agricultural land of longterm commercial significance and whether the proposal results in removing any of these soils. Stratified sand and gravel with very minor amount of silt and clay. (STAFF COMM Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. Revised on 4/15/14 13209 SEPA Checklist Page 3 of 19 (STAFF COMME e. Describe the purpose, type, total area and approximate quantities and total affected area of any filling, excavation, and grading proposed. Indicate source of fill. 300 cubic feet of cut and 300 of fill per civil design documents. (STAFF COMMENTS) f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Erosion control measure will be implemented. (STAFF COMMENTS) g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 84% of the site will be impervious surface after project construction. (STAFF COMMENTS) h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Silt fence, seeding, quarry sprawl, construction entrance, protection of temporary exposed dirt. (STAFF COMMENTS) a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, and industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. Emission from construction machinery during construction. The proposed project is residential use. The resulted types of emission will be common residential emission. (STAFF COMMENTS) b. Are there any off-site sources of emissions or odor that may effect your proposal? If so, generally describe. (STAFF COMMENT C. Proposed measures to reduce or control emissions or other impacts to the, if any: No Revised on 411S/14 13209 SEPA Checklist Page 4 of 19 (STAFF COM 3. WATER 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 wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. (STAFF COMMENTS) (2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. (STAFF COMMENT (3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of till material. N/A (STAFF COMMENTS) (4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No. (STAFF COMMENTS) (5) Does the proposal lie within a 100 -year floodplain? If so, note location on the site plan. No The project site is not within a 100 -year floodplain (STAFF COMMENTS) (5) 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. (STAFF COMMENT Revised on 4/15/14 13209 SEPA Checklist Page 5 of 19 b. Ground: (1) Will ground water be withdrawn from a well for drinking water or other purposes? If so, give a general description of the well, proposed uses and approximate quantities withdrawn from the well Will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. (STAFF COMMENTS) (2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; 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 applicable), or the number of animals or humans the system(s) are expected to serve. No. The project will be connected to public utilities system for wastewater disposal. a A (STAFF COMMENTS). S E'L� r &V 1 C. Water Runoff (including 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? Will this `eater flow into other waters? If so, describe. Storm water will be retained and filtered by a R -tank system. (STAFF COMMENTS) (2) Could waste materials enter ground or surface waters? If so, generally describe. No. (STAFF COMMENTS) (3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. (STAFF COMM d. Proposed measures to reduce or control surface, ground, runoff water, and drainage pattern impacts, if any: Temporary erosion control measures such as quarry sprawl construction entrance, silt fence, slope and drainage inlet protect will be implemented. (STAFF COMMENTS) Revised on 4/1 S/14 13209 SEPA Checklist Page 6 of 19 4. Plants a. b. C. d Check or circle types of vegetation found on the site: deciduous tree: alder, maple, aspen, other: * evergreen tree: fir, cedar, pine, other: shrubs grass pasture crop or grain Orchards, vineyards or other permanent crops wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other: water plants: water lily, eelgrass, milfoil, other: other types of vegetation: (STAFF CO What kind and amount of vegetation will be removed or altered? 14 existing trees and all existing shrubs will be removed, which include 7 douglas fir, 3 diciduous trees, 4 ev. conifer (STAFF COMMENTS) List threatened or endangered species known to be on or near the site. None. (STAFF COMMENTS)_ site. Please see attached Landscape design documents for detail. _ !�� (C a 171 �,r; 11y (STAFFCOMMENTS) �� _,�� r.�� -� � � ,� Proposed landscaping, use of native plants, or other materials to preserve or enhance vegetation on the site, if any: Evergreen trees deciduous plants ground covers and ornamental grass are proposed to enhance vegetation on the e. List all noxious weeds and invasive species known to be on or near the site. (STAFF COMMENTS) Revised on 4/15/14 13209 SEPA Checklist Page 7 of 19 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 near the site. Examples include: birds: hawk, heron, eagle, songbirds, other: No mammals: deer, bear, elk, beaver, other: No fish: bass, salmon, trout, herring, shellfish, other: No (STAFF COMMENTS) b. List any threatened or endangered species known to be on or near the site. None. (STAFF COMMENTS) C. Is the site part of a migration route? If so, explain. (STAFF COMMENTS) d. Proposed measures to preserve or enhance wildlife, if any: N/A (STAFF COMMENTS) e. List any invasive animal species known to be on or near the site. 701 (STAFF 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 will be used for heating, manufacturing, etc. Electric and natural gas will be used for lighting, heating. (STAFF COMMENTS) Revised on 4/15/14 13209 SEPA Checklist Page 8 of 19 b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. (STAFF COMMENTS) C. 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: Site lighting will be controlled by automatic switch with photocell sensor to minimize overuse of electricity; The construction will incorporate energy efficient insulation and glazing as prescribed in the 2012 Washington State Energy Code. (STAFF COMMENTS) 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so describe. No. (STAFF COMMENTS) (1) Describe any known or possible contamination at the site from present or past uses. (STAFF COMMENTS) (2) Describe existing hazardous chemicals/conditions that might affect project development and design. This includes undergrand hazardous liquid and gas transmission pipelines located within the project area and in the vicinity. (STAFF COMM (3) 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. N/A (STAFF COMMENT Revised on 4/15/14 13209 SEPA Checklist Page 9 of 19 (4) Describe special emergency services that might be required. None (STAFF COMMENTS) (5) Proposed measures to reduce or control environmental health hazards, if any: N/A (STAFF COMMENTS) b. Noise (1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Traffic noise (STAFF COMMENTS) (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. Construction noise will be created with the project on the short-term basis during construction. (STAFF COM (3) Proposed measures to reduce or control noise impacts, if any: Construction activities will be limited to the days and hours allowed by the City; courtesy notices will be sent to the adjacent neighbors prior to construction work. (STAFF COMMENTS) 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? If so, describe. The site is currently vacant. The proposed project will not affect the current land uses on nearby or adjacent properties. Revised on 4/15/14 13209 SEPA Checklist Page 10 of 19 (STAFF COMMENT 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 of the proposal, if any? If resource lands have not been designated, how many acres in farmland or forest land tax status will be converted to nonfrom or nonforest use? 103 (STAFF COMMENTS) (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. (STAFF COMMENTS) C. Describe any structures on the site. Currently there are no structures on the proposed project site. (STAFF COMMENTS) Will any structures be demolished? If so, what? No. (STAFF COMMENTS) e. What is the current zoning classification of the site? of the site is (STAFF What is the current comprehensive plan designation of the site? Mixed Use Commercial area of the Medical/ Highway 99 Activity Center (STAFF COMMENTS) Revised on 4/15/14 13209 SEPA Checklist Page 11 of 19 g. If applicable, what is the current shoreline master plan designation of the site? (STAFF h. Has any part of the site been classified critical area by the city? If so, specify. (STAFF COMMENTS) 1 .1,1,J l IR - 7C? i 99 o s --i Approximately how many people would reside or work in the completed project? Approximately 48 people would reside in the completed project. (Estunate: 4 people per townhouse unit, total 12 (STAFF COMMENTS) j. Approximately how many people would the completed project displace? 0 people (STAFF COMMENTS) k. Proposed measures to avoid or reduce displacement impacts, if any: N/A (STAFF COMMENTS) to Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Proposed use and project design to address requirements/ standards of the current Edmonds Developmental Code and Edmonds Comprehensive Plan. (STAFF COMMENTS) In. Proposed measures to ensure the proposal is compatible with nearby agricultural and forest lands of long- term commercial significance, if any: (STAFF CO Revised on 4115/14 13209 SEPA Checklist Page 12 of 19 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. 12 middle-income townhouse units (STAFF COMMENTS) b. Approximately how many units, if any would be eliminated? Indicate whether high, middle, or low-income housing. N/A (STAFF COMMENTS) C. Proposed measures to reduce or control housing impacts, if any: N/A (STAFF COMMENTS) 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principle exterior building material(s) proposed? The tallest height of the proposed structure is approximately 38'-3" above finish grade; the principle exterior building material would be fiber cement siding brick and asphalt composition shingles. �+ (STAFF COMMENTS) C .6 b. What views in the immediate vicinity would be altered or obstructed? None. (STAFF COMMENTS) C. Proposed measures to reduce or control aesthetic impacts, if any: N/A (STAFF CO Revised on 4/15/14 13209 SEPA Checklist Poge 13 of 19 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? N/A (STAFF COMMENTS) b. Could light or glare from the finished project be a safety hazard or interfere with views? No. (STAFF COMMENTS) C. What existing off-site sources of light or glare may affect your proposal? None. (STAFF COMMENTS) d. Proposed measures to reduce or control light and glare impacts, if any: The proposed site lighting will be directed away from the adjacent properties. (STAFF COMMENTS) 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? b. Would the proposed project displace any existing recreation uses? If so, describe. (STAFF COMM C. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: (STAFF COMM Revised on 4/15/14 13209 SEPA Checklist Page 14 of 19 13. Historic and Cultural Preservation a. Are there any buildings, structures, or sites located on or near the site that are over 45 years old listed in, or eligible for listing in national, state, or local preservation registers located on or near the site? If so, specifically describe. No. (STAFF COMMENTS) b. 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. No. (STAFF COMMENTS) C. 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 Preservation, archaeological surveys, historic maps, GIS date, etc. N/A (STAFF COMMENTS) d. Proposed measures 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. N/A (STAFF COMMENTS) 14. Transportation a. 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. 212nd St. SW and Highway 99 The proposed project site is fronting on 212nd St. SW with its northem property line the new project will have its main access driveway off of 212nd St. SW directly-, and subsequently accessing Highway 99 via 212nd St. SW. (STAFF COMMENTS) Revised on 4/15/14 13209 SEPA Checklist Page 15 of 19 b. Is the site or affected geographic area currently served by public transit? If so, generally describe. If not, what is the approximate distance to the nearest transit stop? Public transit is available on Hwy 99 (STAFF COMMENTS) (,AMU/11'v fAf Gv' r a Poor k,,, -ill ( jus `t4,,,01ce c( , , OnLe' 5 of - 14 e,i t1 61 c1 C. How many additional parking spaces would the completed project or nonproject proposal have? How many would the project or proposal eliminate? The new project will provide two -car garage at each of the 12 townhouse units, plus 4 guest parking; there are no existing parking spaces to be eliminated. (STAFF COM d. Will the proposal require any new or improvements to existing roads, streets, pedestrian, bicycle or state transportation facilityes not including driveways? If so, generally describe (indicate whether public or private). New curb cut on 212nd St. SW at project entrance. Replace curb, gutter, and sidewalk that are damaged due to the construction of the proposed project. (STAFF COMMENTS e. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. No. (STAFF COMMENTS) f. How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur and what percentage of the volume would be trucks (such as commercial and anpassenger vehicles). What data or transporation models were used to make these estimates? 30 trips in/ 30 trips out of the proposed project per dam (STAFF COMMENTS) g. Will the proposal interfere with, affect or be affected by the movement of agricultural and forest products on roads or streets in the area? If so, generally describe. (STAFF COMMENTS h. Proposed measures to reduce or control transportation impacts, if any: None. (STAFF CO 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, public transit, health care, schools, other)? If so, generally describe. Revised on 4/15/14 13209 SEPA Checklist Page 16 of 19 The project will require public services such as fire protection, police, transit, health care & school due to the 12 new households. (STAFF COMMENTS) b. Proposed measures to reduce or control direct impacts on public services, if any: (STAFF COMMENTS) 16. Utilities a. Circle utilities currently available at the site: electricity, natural gas, seater, refuse service, telephone, sanitary sewer, septic system, other: Highlighted utilities only. (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. Electricity, water, sewer, telephone, TV cable, internet, refuse services. (STAFF COMMENTS) 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 relying on them to make its decision. Signature of Propone A/lG'� 1.1 �✓L � �CJ�i 1 � 16, // Y Date Submitted -- Revised on 4/15/14 13209 SEPA Checklist Page 17 of 19 O'� ED4 CITY OF EDMONDS 1215th Avenue North, Edmonds WA 98020 — Phone: 425.771.0220 ® Fax: 425.771.0221 ® Web: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT ® PLANNING DIVISION I 1.9 October 30, 2014 Larry Ho Larry Ho Architects 3833 W. Lake Sammamish Parkway SE Bellevue, WA 98088 Subject: Letter of complete application — design review for Hyde Park Townhomes at 7328 212th St. SW (File: PLN20140053) Dear Mr. Ho, The City of Edmonds has reviewed the October 2, 2014 application for design review of the Hyde Park Townhomes at 7328 212th Street SW. Pursuant to Edmonds Community Development Code (ECDC) Section 20.02.002, the application has been determined to meet the procedural submission requirements and therefore is complete; please accept this letter as the City's completeness notice in accordance with ECDC 20.02.003. While the application is technically complete, the City may request additional information during review of the project with which to make a decision. The City will proceed with a SEPA determination and the public notice portion of the project as required by Chapter 20.03 of the ECDC. If you have any questions, please let me know either at 425-771-0220 or michael.clugston@edmondswa.gov. ShAcerely, Mike Clugston, AICP Associate Planner Cc: Nelson Wong Edmonds 212 LLC 573360 th Ave. NE Seattle, WA 98105 OF ED,y O A v d U cn FSr. 18�� CITY OF EDMONDS 121 5TH AVENUE NORTH, EDMONDS, WA 98020 (425) 771-0220 WAC 197-11-970 Determination of Nonsignificance (DNS) Description of proposal: Edmonds 212 LLC proposes to construct Hyde Park Townhomes, a 12 -unit multifamily residential development at 7238 212th Street SW. The units will be in three, three-story buildings surrounding an interior auto court. Off-street parking will provided as will new landscaping throughout the site in addition to frontage improvements at 212th Street SW. (File No. PLN20140053) Proponent: Edmonds 212 LLC (rep. Larry Ho, Larry Ho Architects) Location of proposal, including street address if any: 7328 212th Street SW (Tax ID 00580700000402) Lead agency: City of Edmonds. An environmental impact statement is not required under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. There is no comment period for this DNS. XX This DNS is issued under 197-11-340(2); the lead agency will not act on this proposal for 14 days from the date below. Comments must be submitted by December 1, 2014. Project Planner: Mike Clugston, Associate Planner Responsible Official: Rob Chave, Planning Manager Contact Information: City of Edmonds 1 121 5th Avenue. North, Edmonds WA 98020 1425-771-0220 Date: JO VbVI &T V Signature: XX You may appeal this determination to Robert Chave, Planning Manager, at 121 5th Avenue North, Edmonds, WA 98020, by filing a written appeal citing the specific reasons for the appeal with the required appeal fee, adjacent property owners list and notarized affidavit form no later than December 1, 2014. You should be prepared to make specific factual objections. Contact Rob Chave to read or ask about the procedures for SEPA appeals. XX Posted on November 13, 2014, at the Edmonds Public Library and Edmonds Public Safety Building. Published in the Everett Herald. Emailed to the Department of Ecology SEPA Center (SEPAunit0_ecy.wa.gov). Mailed to property owners within 300 feet of the site. XX Distribute to "Checked" Agencies below. The SEPA Checklist, project plans, location map, and DNS are available at www.edmondswa.gov through the Permits Online link. Search for file number PLN20140053. These materials are also available for viewing at the Planning Division — located on the second floor of City Hall: 121 5th Avenue North, Edmonds WA 98020. ATTACHMENT 7 PLN20140053 SEPADNS.DOC Page 1 Oft PLN20140053 11/6/14.SEPA r CA Attach this notarized declaration to the adjacent property owners list. OCT 0 2 2914 DEVELOPMENT SERVICES On my oath, I certify that the names and addresses provided represent all properties located within 300 feet of the subject property. Signature of Applicantor licant's Representative Subscribed and sworn to before me this 3`Z0 day of e-Mavz —2b I r1l 0 bl� ota Public in and for the State of Washington Residing at 4v (I— CyuN�y Wary Mile Side of oh1 AMMA A VaLSO my An, W. ': . ERP8rm mov 13, 2017 Revised on 9130111 P2 - Adjacent Property O3i mrs List Page 2 of 2 - -.-Y --p-, . �-- 0056-690-060-0402 Broadus David B 21801 Nootka Road Edmonds, WA 98020 0056-690-050-0400 Current LLC 959 Spruce Street Edmonds, WA 98020-3333 0056-690-040-0303 Sound Townhouse Apartments LLC 16419 SE 24th Street Bellevue, WA 98008 0056-690-050-0302 James H Adix 21100 72nd Ave W Edmonds, WA 98020 Edmonds 212, LLC 5733 60th Ave. NE Sela$fQe, WA 98105 B 0058-070-000-0500 0056-690-050-0301 Edmonds Associates Kim Moon Sun and Park In Soon Attn: Rosalund Grundling PO Box 511 14712 38th Drive SW E. Rutherford, NJ 07073 Millcreek, WA 98012 0056-690-050-0500 0056-690-050-0600 Goffette LLC Edmonds Professional Center LLC PO Box 488 PO Box 3579 Lynnwood, WA 98046 Redmond, WA 98073 0058-070-000-0201 0058-070-000-0202 Union Community LLC Park 212 Apt LLC 19107 43rd Ave. SE 1140 Parkside Drive E Millcreek, WA 98012-7445 Seattle, WA 98112 0058-070-000-0401 JAS Group LLC 3833 West Lake, Sammamish Pkwy SE Bellevue, WA 98008 Lamy Ho Larry Ho Architects 3833 W. Lk Sammamish Pk-vy 5E Bellevue, WA 98008 Etiquettes fac°ales a peler 0 Repliez a la hachure afin dei wwm.avery.corn Utilisez le gabarit AVERYO 51600A ehargement reveler le rebord Pgp-upT&I � 9 -800 -GO -AVERY '� File No.: :%. Applicant: Edmonds 212 LLC On the 13th day of November, 2014, the attached SEPA Determination was posted as prescribed by Ordinance and in any event where applicable on or near the subject property. I, Michael D. Clugston, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 13th day of November, 2014, at Edmonds, Washington. Si ned:Ar Z/'U g, Project Number: PLN201 Applicant's Name: EDM®NDS 212 LLC Property Location: 7328 212TH ST SW Date of Application: 10.02.14 Date Form Routed: 10.03.14 Zoning: GENERAL COMMERCIAL (CG2) Project Description: Construct 12 townhouse units with garages. If you have any questions or need clarification on this project, please contact: Responsible Staff: MIKE CLUSTN Ext. 1330 Name of Individual Submitting Comments: Title: El I have reviewed this land use proposal for my department and have concluded that IT WOULD NOT AFFECT MY DEPARTMEN so I have no 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. 1 have reviewed this land use proposal for my department and have concluded that IT WOULD AFFECT MY DEPARTMEN so I have provided comments or conditions below or attached. Comments (please attach memo if additional space is needed): 6� The following conditions should be attached to this permit to ensure compliance with the requirements of this department (please attach memo if additional space is needed): - SNOHOMISH CO John Westfau, CFF j FIR ? Deputy Chief - Fire Marshal Date: i / jwestfaU@firedistricti.org Signature: Phone/E-mail: 41- 12425 Meridian Ave S. ATTACHMENT 8 Everett WA 98208 P LN20140053 www.firedistrictl.org Unincoroorated South Snohoi Project Number: PLN20140053 Applicant's Name: EDMONDS 212 LLC Property Location: 7323 212TH ST SW Date of Application: 10.02.14 Date Form Routed: 10.03.14 Zoning: GENERAL COMMERCIAL (CG2) Project Description: Construct 12 townhouse units with garages. If you have any questions or need clarification on this project, please contact: Responsible Staff: MIKE CLUGSTON Ext. 1330 Name of Individual Submitting Comments: L� � R arr�— Title: 7 �1 r! c �jr� o4"'-1 1:, j 1 have reviewed this land use proposal for my department and have concluded that IT WOULD NOT AFFECT MY DEPAR MENI so I have no 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 concluded that IT WOULD AFFECT MY DEPARTMENT so I have provided comments or conditions below or attached. Comments (please attach memo if additional space is needed): a ""t tzt� .t �? , �,, %' .9r�it �� ;i.. b"'i ebt� i � �S t ' rls 4 l�s�. j Jam' lLt�✓i�t r'f i).:(�! ( 77� `o e.�( I i%l�te'.� , ,hAitn I Ot.t nit 4!'l f'-1 ¢ �'l The following conditions should be attached to this permit to ensure compliance with the requirements of this department (please attach memo if additional space is needed): Date Signc Phon Date: To: From: Subject: November 5, 2014 Mike Clugston, Associate Planner JoAnne Zulauf, Engineering Technician PLN20140053, Design Review Hyde Park Townhomes 72381212th St SW Engineering has reviewed the design review application for the Hyde Park Townhomes property at 7238 212th St SW. The information provided is consistent with Title 18 Edmonds Community Development Code & Engineering standards. 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. Thank you. City of Edmonds