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WV Response to Planning.pdfCITY OF EDMONDS PLAN REVIEW COMMENTS PLANNING DIVISION 425.771.0220 DATE: September 5, 2017 TO: Aidan Bird abird@studioms.com FROM: Kernen Lien, Senior Planner kernen.lien@edmondswa.gov RE: Plan Check BLD20161538 Comments #2 10032 Edmonds Way Westgate Village Mixed-Use Building On behalf of the Planning Division, I have reviewed the July 20, 2017 resubmittal above building permit application. During review of the subject submittal, it was found that the following information, corrections, or clarifications need to be addressed. Please respond to the following items, so that I can complete my review: New comments are in red. Kernen, See SMS responses in Blue. 1. ADB Conditions: A number of Architectural Design Board (ADB) conditions were applied to the project, some of which must be addressed prior to building permit issuance and some which must be addressed prior to issuance of certificate of occupancy. Below I have broken down the conditions into these two categories. ADB Conditions to be Addressed Prior to Building Permit Issuance: a. ADB Condition No. 2: LEED SILVER OR BUILT GREEN 4-5 RATING MUST BE CONFIRMED THROUGH THIRD-PARTY VERIFICATION AT THE APPLICANT’S EXPENSE. THE APPLICANT MUST ENTER INTO A CONTRACT WITH THE CITY OF EDMONDS, WHO WILL SELECT THE CONSULTANT TO VERIFY THAT THE PROJECT IS DESIGNED AND CONSTRUCTED TO THE IDENTIFIED LEED OR BUILT GREEN STANDARD. A meeting is scheduled for May 24th to discuss establishing a contract for LEED review of the building permit plans and inspections during construction and other ADB conditions. September 5, 2017 Comments: Still need to enter into a contract for third-party verification of LEED standard. SMS will work with Owner to set up 3rd party verification. See Owner proposal in review at City. b. ADB Condition No. 3: GREEN FACTOR CERTIFICATION MUST BE CONFIRMED THROUGH THIRD-PARTY VERIFICATION AT THE APPLICANT’S EXPENSE. THE APPLICANT MUST ENTER INTO A CONTRACT WITH THE CITY OF EDMONDS, WHO WILL SELECT THE CONSULTANT TO VERIFY THAT THE PROJECT IS DESIGNED AND CONSTRUCTED TO THE IDENTIFIED GREEN FACTOR SCORE. A meeting is scheduled for May 24th to discuss establishing a contract for Green Factor review of the building permit plans and inspections following installation of the landscaping and other ADB conditions. September 5, 2017 Comments: Still need to enter into a contract for third-party verification of Green Factor verification. SMS will work with Owner to set up 3rd party verification. See Owner proposal in review at City. c. ADB Condition No. 4: PRIOR TO BUILDING PERMIT ISSUANCE, A COVENANT WITH AND IN A FORM APPROVED BY THE CITY OF EDMONDS MUST BE RECORDED WITH THE SNOHOMISH COUNTY AUDITOR’S OFFICE ACKNOWLEDGING THAT ANY AREA WITHIN PARCEL NUMBERS 00610700200600, 00610700200601, 00610700200701 AND 00610700200702 LEFT OUT OF CALCULATIONS FOR THE AMENITY AND OPEN SPACE REQUIREMENTS FOR THE SUBJECT PROPOSAL MUST ULTIMATELY BE INCLUDED IN CALCULATIONS FOR AMENITY AND OPEN SPACE REQUIREMENTS IN FUTURE DEVELOPMENT PHASES ON PARCELS 00160700200803 AND 00610700201001. A meeting is scheduled for May 24th to this covenant and other ADB conditions. September 5, 2017 Comments: A draft covenant has not been submitted to the City of Edmonds regarding amenity space calculations for future developments on the property noted in the ADB condition. Draft agreement under City/ Planning legal review. d. ADB Condition No. 6: A LOT LINE ADJUSTMENT MUST BE COMPLETED AND RECORDED PRIOR TO BUILDING PERMIT ISSUANCE. THE AREA CONTAINING THE DEVELOPMENT FOLLOWING THE LOT LINE ADJUSTMENT SHALL BE USED IN DETERMINING COMPLIANCE WITH THE OPEN SPACE AND AMENITY SPACE REQUIREMENTS OF ECDC 22.110. Please apply for a lot line adjustment. See City of Edmonds handout P47 – Lot Line Adjustment for application requirements. September 5, 2017 Comments: A lot line adjustment application has not been submitted to City of Edmonds to establish the project area. This is a critical item that must be completed to verify compliance with the open space and amenity space requirements of ECDC 22.110. LLA application delivered to COE for review and recording. e. ADB Condition No. 10: A DOCUMENT SUMMARIZING APPLICABLE CONDITIONS RELATED TO THE AMENITY SPACE, INCLUDING BUT NOT LIMITED TO MAINTENANCE, PUBLIC ACCESS AND HOURS OF OPERATION, SHALL BE SIGNED BY THE APPLICANT, IN A FORM ACCEPTABLE TO THE CITY, AND RECORDED WITH THE SNOHOMISH COUNTY AUDITOR’S OFFICE. A meeting is scheduled for May 24th to discuss this document and other ADB conditions. September 5, 2017 Comments: A draft document for regarding the conditions related to the amenity space has not yet been provided. Draft agreement under review by COE planning Staff. f. ADB Condition No. 12: Addressed. (Sheets L111 and L121 still need to be revised to show the removal of the five parking spaces.) Parking spaces have been removed. g. ADB Condition No. 13: THE ENTRANCE TO THE RESIDENTIAL PORTION OF THE BUILDINGS SHOULD STAND OUT MORE AND THAT CAN HAPPEN PRIMARILY WITH COLOR OR MATERIAL CHANGES TO THE FAÇADE. IF THE CHANGES RESULT IN A STRUCTURAL CHANGE TO THE ROOF LINE, THE PROPOSAL WOULD NEED TO COME BACK TO THE ARCHITECTURAL DESIGN BOARD FOR APPROVAL. Please revise plans as necessary to address this condition and provide a letter to Planning noting what adjustments were made to address this comment. September 5, 2017 Comments: A July 25, 2017 letter summarizes three changes that are proposed to address ADB Condition No. 13. The first two, increased glazing to allow the interior to show through and an enhanced entry canopy appear to have been incorporated into the building permit plan sheets. The third item of a semi-covered outdoor lounge area just to the east of the entrance is described in the July 25, 2017 and shown in an illustration; however, this change does appear to have been incorporated into the building plan sheets. It appears the canopy over this outdoor lounge area would extend over some of the amenity space area which has been identified as pervious surface area to meet the requirement of ECDC 22.110.070.C.2. The canopy would create an impervious surface area. Well staff is supportive of canopy and a semi-covered outdoor lounge area, note that the pervious, impervious and planted areas calculations would have to be updated and potentially modified for continued compliance with ECDC 22.110.070.C.2. If the semi-covered outdoor lounge area is to be implemented, please incorporate into the building plan set and update pervious, impervious and planted area calculations as necessary. Entry design which meets COE zoning and the Owner’s program and budget have been incorporated into plan set. h. ADB Condition No. 14: Addressed. ADB Conditions to be Addressed Prior to Certificate of Occupancy: i. ADB Condition No. 1: A PARKING AGREEMENT FOR SHARED PARKING WITHIN THE WESTGATE VILLAGE SITE SHALL BE SUBMITTED IN A FORM APPROVED BY THE CITY. SUCH AGREEMENT MUST BE RECORDED PRIOR TO THE CERTIFICATE OF OCCUPANCY BEING ISSUED FOR THE BUILDING. A meeting is scheduled for May 24th to discuss the parking agreement and other ADB conditions. September 5, 2017 Comments: No draft parking agreement has been provided as yet. Parking agreement will be finalized prior to occupancy. All parking on the new Project Site meets COE requirements. Existing Parking at Existing retail exceeds COE parking counts and will meet updated accessible stall requirements. j. ADB Condition No. 5: AN EASEMENT MUST BE PROVIDED BY THE CITY OF EDMONDS FOR THE PORTION OF THE SIDEWALK LOCATED ON PRIVATE PROPERTY THAT IS NECESSARY TO MEET THE EIGHT-FOOT SIDEWALK WIDTH REQUIREMENT. The Engineering Division will review the pedestrian easement for the portion of the required sidewalk that is located on private property. Please note that the City Council will also have to approve the pedestrian easement. September 5, 2017 Comments: No draft easement has been provided as yet. Easement draft has been delivered to COE for review, approval, and recording. k. ADB Condition No. 11: THE APPLICANT SHALL PURCHASE ONE OR MORE ORIGINAL WORKS OF ART TO BE PERMANENTLY DISPLAYED IN A REASONABLY- ACCESSIBLE AREA OF THE EXTERIOR PUBLIC AMENITY SPACE. THE ART WORK SHALL HAVE A FAIR MARKET VALUE OF NO LESS THAN 1% OF TOTAL BUILDING VALUE AS DETERMINED BY THE BUILDING VALUATION DATA, PUBLISHED BY THE INTERNATIONAL CODE COUNCIL ON FILE WITH THE CITY BUILDING OFFICIAL. FINAL SELECTION OF ART WORK SHALL BE SUBJECT TO REVIEW AND APPROVAL BY THE CITY OF EDMONDS ARTS COMMISSION. Prior to the issuance of the Certificate of Occupancy, the art work provided for the amenity space must be selected, purchased and installed. According to the International Code Council data, the proposed structure has a value of $9,290,853.57, so the art must have a market value of no less than $92,908. A receipt or other documentation of the value of the art selected for the project must be provided to the City of Edmonds. September 5, 2017 Comments: It has been communicated that the property owner may wish to swap out the public art for another item from the Height Bonus Score Sheet listed in ECDC 22.110.090. Given that this item was a condition of approval from the ADB, if the property owner wishes to substitute another item for the height bonus instead of the public art feature that would require the proposal to be reviewed by the ADB. Owner will coordinate with Planning and COE to decide what will be required. 2. Decks in Setbacks: Addressed. 3. Elevator Penthouses: Addressed. Pursuant to ECDC 21.40.030.D, elevator penthouses are allowed to exceed the height limit by three feet and not exceed 72 square feet in horizontal cross section. Please indicate the height of the elevator penthouses on the elevation views in Sheets A201 and A202. It also appears that the elevator penthouses may exceed 72 square feet in horizontal cross section. Cab 1 and Cab 2 in Sheet A105 appear to be 8 feet by 10 feet in dimension or 80 square feet. Please verify the cross section of the elevator penthouses to ensure they do not exceed 72 square feet or revise the plans as necessary. September 5, 2017 Comments: At a follow up meeting staff and applicants discussed the wording of ECDC 21.40.030.D.3 and noted the exception for elevator penthouses states the elevators cannot exceed 72 square for or more than three feet above the height limit. The comment above note 72 square feet and more than three feet above the height limit. While the elevator penthouse is greater than 72 square feet, it extends less than three feet above the height limit and thus is compliant with the height exception allowed by ECDC 21.40.030.D.3. Penthouses are indicated on plans and elevations. 4. Site Plan: On the site plan, please identify the project area, project area square footage and the square footage of the amenity and open space areas. Also identify the finished grade at street front used for determining the maximum allowable height. September 5, 2017 Comments: Not addressed. Please provide the information on the site plan as noted. Land Use ADB data have been added to the set. G002A- summarized the ECDC requirements. Height/ Open Space / Amenity Space / Project Area SF. 5. Landscape Plan: a. Addressed. See TRA / Pac Land response under separate cover. b. The impervious, pervious and planting break downs the amenity space on sheet L102 does not total the amount of amenity space provided for the project. Please update the calculations and ensure the amount of impervious, pervious and planted areas are consistent with ECDC 22.110.070.C and the amount of amenity space provided for the project. September 5, 2017 Comments: The impervious, pervious and planting break downs have been updated. It is critical that the lot line adjustment be submitted to the lot area for the project can be verified which directly correlates to the amount of amenity space and the impervious, pervious and planting proportions. As noted above, a proposed covered area near the residential entrance may impact the impervious/pervious proportions. c. The green factor score sheet on sheet L134 contains an incorrect parcel area. The green factor score sheet must be updated and independently verified per ADB Condition No. 3. September 5, 2017 Comments: Not address. The green factor score sheet was not updated to reflect the current project area. d. Not Addressed. Please provide an itemized cost estimate covering landscaping and irrigation (including labor) which will be used to determine the amount of the maintenance bond for the site landscaping September 5, 2017 Comments: Please provide an itemized cost estimate for the landscaping as noted above. e. September 5, 2017 Comment: Sheets L111 and L121 of the landscape plan does not show the removal of the five parking spaces by the trash enclosure. Please revise these plan sheets so all the plans are consistent. 6. Bike Storage and Changing Facilities: In order to achieve the height bonus, one of the miscellaneous items from ECDC 22.110.090 that was proposed was indoor bike storage and changing facilities. A second changing room was added on the retail/parking level; however the bike storage was removed for an apparent mail room. This space no longer meets the requirements to achieve the point for the height bonus. Indoor/covered bicycle storage will have to be provided in order to continue to receive a point for the height bonus. Alternatively, another item from the height bonus table in ECDC 22.110.090 may be proposed so the project maintains the number of points necessary to achieve the height bonus which the building is proposing to use. Bike storage/ changing facilities have been relocated at A101, all on Level 1. If you have any questions, feel free to contact me at 425.771.0220 ext. 1223. Please make all submittals to a Development Services Permit Coordinator, Monday, Tuesday, Thursday, and Friday between 8:00 am 4:30 pm or Wednesday 8:30 am to 12:00 pm.