ATTACHMENT 9 PHASE 1 Staff Plan Review Comments Consolidated-rFebruary 15, 2023
Phil Frisk (phi Lfrisk@pwfarchitecture.com)
Subject: Corrections for Design Review Application at 605/611 Main Street (PLN2022-0085)
Dear Phil,
City staff has completed an initial review of the design review application for a mixed -use
commercial building with approximately 2,600 square feet of office space and 18 apartment
units with underground parking for approximately 20 stalls located at 605/611 Main Street.
Reviewers from several departments have corrections (attached) and Planning comments are
noted below. Please respond to each of the comments in a response cover letter along with
updated plans or other materials as necessary.
1. Volume model. Pursuant to ECDC 20.12.020.A.2.c., provide a volumetric model that
shows the proposed building in relation to the surrounding environment and existing
building volumes.
2. Transparency @ Street Level. Demonstrate compliance with ECDC 22.43.050. The
ground level facade of the building facing the designated street front shall have
transparent windows covering a minimum of 75 percent of the building facade that lies
between an average of two feet and 10 feet above grade. The transparency
requirements at street level are not only for retail establishments.
3. Height. Pursuant to ECDC 21.40.030.13. building height is determined by averaging
elevations of the downward projections of the four corners of the smallest rectangle
which will enclose all of the building. A building is defined as any structure having a roof
and thus the two (2) elevation points along the western property boundary must be
moved to the outline of the building excluding up to 30" of eaves. Please revise the
height calculations as necessary.
4. Signage. The cover letter dated October 17, 2022, mentions that decorative building
signage displaying the name of the building is provided on the streetside facade as
noted in your letter under 22.43.040. Page 14 of the project drawing sheets (east
facade) shows what may be the proposed sign as 611 on Main. Also there appears to be
a sign on the color elevation pg. 18 which shows a slightly different sign on the east
facade. Please clarify proposed signage.
5. ECDC 22.43. Design Standards for the BD Zones.
• Massing and articulation: Pursuant to ECDC 22.43.010.13. the facades shall
convey a distant base and top to reduce the massiveness and bulk of large box-
like buildings. The northern facade is lacking in material variety to articulate this
ATTACHMENT 9
intent.
Ground level details: Pursuant to ECDC 22.43.030.A. the intent of ground level
details is to reinforce the character of the streetscape by encouraging the
greatest amount of visual interest along the ground level of buildings facing
pedestrian streets. To comply with this intent the eastern corner of the southern
fagade should continue the masonry to the edge of the building, this also will
help provide a distinct base and top while further reducing massing and
articulation.
6. Comprehensive Plan. Pursuant to the urban design goals and policies for the downtown
waterfront activity center (Pg. 127 adopted plan dated November 17, 20202) B.12 calls
for varied window trim to highlight the commercial space which should also be provided
as part of the overall design for the upper floors to encourage rhythm and accents in the
fagade. This is also echoed in ECDC 22.43.010 for massing and articulation to help
articulate the building form and pedestrian scale. Please explore varied window trim as
part of the overall design.
7. Lot Line Adjustment. Note that a subsequent lot line adjustment will be necessary to combine
the two parcels into a single lot for construction of the mixed -use building.
8. EV parking. On sheet A1.02, show the locations of the required EV stalls for the
multiple dwelling units consistent with ECDC 17.115.040.13.
9. Bike parking. Verify that the bike parking being provided is consistent with the recently
adopted bike parking standards in ECDC 17.120. The standards are not yet codified —
the ordinance is attached. Update sheet A1.02 to show the E-bike locations similar to
the EV parking stalls noted above.
Short term bike parking: Provide not less than 2 short-term spaces consistent with ECDC
17.120.030.13 for installation and ECDC 17.120.060 for design standards.
Longterm bike parking:
• Non-residential uses: Must provide not less than 3 stalls (10% of spaces must be
E-bike installed);
• Multiple dwelling units: 14 spaces rounded up are required for the MF units
(40% of spaces E-bike installed spaces);
• Long term bike parking area for each bike may not be less than 18 inches wide,
60 inches long and 48 inches high, please demonstrate parking dimensions
comply with this requirement.
10. General Comments:
• Site plan sheet A1.01 notes 24 units, please correct this reference to reflect the
current proposal.
• Rooftop equipment: Your cover letter dated October 17, 2022, states that
rooftop HVAC equipment will be screened by the parapet and projecting cornice.
Rooftop features must be designed to fit with materials and colors of the overall
building and thus screening by the parapet or cornice would be acceptable
screening. However, the maximum height of the building is 30 feet from average
original grade and there are no height exceptions for new rooftop equipment,
this should be considered for future tenants of the building, is there space to
allow for future HVAC units?
ECDC 16.43.030.C.3 allows for a single decorative architectural element that
may extend a maximum of five feet above the specified height limit if it is
designed as an integral architectural feature, but it may cover no more than five
(5) percent of the roof area of the building. Since the proposed structure appears
to be reaching the maximum height limit and rooftop equipment may be
proposed a design element may be worth considering at this time.
• Street trees species will be reviewed by Parks for approval.
Note that a complete response to this information request must be submitted within 90 days
(May 16, 2023) or the application will expire per ECDC 20.02.003.D. A one-time, 90-day
extension is possible if that request is submitted before the initial 90-day period expires.
If you have any questions of me, please contact me at 425-771-0220 or via email at
michele.szafran@edmondswa.gov.
Sincerely,
Michele Q. Szafran
Associate Planner
Attachments:
-Engineering Comments
-Stormwater Comments
-Building Comments
-Fire Comments
-Bike Parking Ordinance
-Public Comments
Date:
To:
From:
Subject:
MEMORANDUM
December 16, 2022
Michael Clugston, Senior Planner
Jeanie McConnell, Engineering Program Manager
Bertrand Hauss, Transportation Engineer
PLN2022-0085 — Design Review
611 on Main Apartments — 611 Main Street
The comments provided below are based upon review of the application and documents submitted
for the subject design review application. Additional information is requested from the applicant at
this time. Please note, the current review is limited to a determination of feasibility and addressing
major design/construction issues. Please respond to the following:
General Engineering Review:
The following comments are provided by the Engineering Division. Please contact Jeanie directly
at 425-771-0220 or by email at Jeanie.mcconnell@edmondswa.gov with any specific questions
you may have regarding his comments.
1. Please refer to Fire Department comments regarding the requirement to underground power
along Main Street property frontage. Please revise plans as needed to address this requirement.
2. Provide preliminary approval from trash hauler, Sound Disposal, for trash enclosure size and
location.
3. C4.1 — Backflow preventor on irrigation line shall be located on private property. Ensure
sufficient space is available.
4. Sheet C5.1 — Main Street frontage improvements to be removed and replaced to comply with
City standards and provide ADA compliance. Sidewalk shall extend fully to edge of
right-of-way and street trees shall be installed. Typical spacing to be 30-ft on center.
5. Sheet Al. 02 — A transformer has been shown within an enclosed room in the parking garage.
Please confirm that PUD has given preliminary approval for this location and will not require a
transformer to be located on the exterior of the building.
6. Sheet Al. 02 — Confirm parking stall dimensions exclude building columns.
7. Site distance triangle requirements:
a. Buildings; provide a site window or clear area to ensure line -of -sight exiting
parking garage.
b. Landscaping; maximum height within the site triangle shall not exceed 3' at full
growth.
Stormwater Engineer Review:
Refer to separate plan review comments by City Stormwater Engineer, Jerry Shuster. Please
contact Jerry directly at 425-771-0220 or by email at jerry.shuster(cr�,edmondswa.gov with any
specific questions you may have regarding his comments.
Transportation Engineer Review:
A Traffic Impact Analysis Worksheet was provided and has received preliminary approval.
Specific mitigation fees will be further reviewed during the building permit phase of the project.
' CITY OF EDMONDS
f. STORMWATER REVIEW COMMENTS
ENGINEERING DIVISION
(425) 771-0220
City Website: www.edmondswa.gov
DATE: January 5, 2023
TO: Permit Coordinator
FROM: Jerry Shuster, P.E., Stormwater Engineer
RE: Application #: PLN2022-0085
Project: Mixed Use
Address: 611 Main St
Stormwater Compliance (Preliminary) Review
It is recommended that the project be approved to move into engineering design. Note that
this approval is in no -way intended to be a warranty as to the proposed system's adequacy
and the project engineer is responsible for ensuring the drainage system can be designed to
meet all design and maintenance standards without impacting the building footprint or site
plan. The review comments below are specific concerns which remain to be addresses in
addition to general compliance with drainage codes.
During review of the above noted application, it was found that the following initial
information, corrections, or clarifications are needed. Please submit revised plans/documents
with a written response to each of the items below. City of Edmonds handouts, standard
details and development code can be found on the City website.
Comments on Drainage Report, 611 On Main Apartments, dated October 7, 2022
1. Section I, Page 2, Developed Condition —The tally of new plus replaced impervious area
for TDA #1 should include any resulting from connecting to the dry utilities in alley
northeast of the property line.
2. Section I, Page 6, Minimum Requirement # 3. This section is too general referencing
whole sections of the Ecology manual. Include specific BMPs for the site use including the
underground parking garage (S454 BMPs).
Page 28- Pump Calculation Package — Demonstrate that the maximum flow rate from the
pumped system is equal to or less than the maximum flow rate for the designed detention
system under gravity flow conditions. The City is in the process of revising its policy on
pumped stormwater discharges and should have it completed by the end of January.
Comments on Civil Plans ,611 On Main Apartments, Report, October 7, 2022.
3. Sheet C3.2 — Floor drains in the parking garage must be plumbed to the sanitary sewer
system not the storm. Under the City's illicit discharge code (ECDC 7.200), floor drains are
prohibited from connecting to the storm system.
2
Date:
To:
From:
MEMORANDUM
December 12, 2022
Mike Clugston, Senior Planner
Leif Bjorback, Building Official
611 Main St. 18 Unit Mixed Use Building
PLN2022-0085
The City of Edmonds Building Division has performed a preliminary building code review of the
plans that were submitted under the referenced application number and have the following
comments.
Please provide the following with the main building permit application.
1. It appears that temporary shoring may be required for the construction project. If so,
please submit shoring design documents to the City concurrently with the main building
permit application.
2. Provide a Building Code Summary/Safety Analysis on the plans, including Egress
requirements, Occupancy group(s), Occupant Load calculations, Fire Sprinklers, Fire
rated assemblies, etc.
3. Since the building is closer than 10 feet to the west property line, provide an analysis on
the plans for the west exterior walls to demonstrate compliance with IBC chapter 6 and
section 705 for exterior walls, including fire rating of walls and projections, and
allowable area of openings.
4. Sleeping Rooms shall be provided with emergency escape and rescue openings as per
IBC 1030. These will need to be shown on the building permit drawings.
5. The plans will need to demonstrate an accessible path from the public way to the Type A
accessible dwelling unit as per IBC 1104.3.
Thank you.
City of Edmonds cQ Building Department
SOUTH COUNTY FIRE
12425 Meridian Ave 5., Everett WA 98208
tel (425) 551-1200 • fax (425) 551-1249
www.southsnofire.org
City of Edmonds
Department of Fire Prevention
FIRE PRE -DEVELOPMENT COMMENTS
Date: 12-09-2022 Prepared by: Chris Burt
These comments are based on preliminary project review only and subject to
change. An actual plan review will occur after a building permit has been
submitted.
Project Name: Mixed Use
Plan Number: PLN2022-0085
Contacts: Phil Frisk PWF Architecture
Location: 611 Main ST
Proposed Occupancy Group: R
PERMIT APPLICATION REQUIREMENTS
0 Indicate that the correct address and suite designations will be posted on the
building(s). (Ref: IFC Section 505)
0 A Knox box is required. Show location on the plans. (Ref: SCF Emergency
Access (Knox) Standard. See South County Fire Standards Link below.
0 A fire lane is required. See fire lane handout and make all necessary notations
on the plans. Buildings greater than 30' require a 26' fire lane. Buildings less
than 30' require 20' fire lanes Building. Re -paint as needed. (Ref. SCF Fire
apparatus access road standard, IFC Section 503, IFC Appendix D) See South
County Fire Standards Link below.
0 An approved, monitored fire alarm system is required. See fire alarm handout
and make necessary notations on the plans. Show locations of all required fire
alarm devices. See South County Fire Standards Link below.
0 Horns/strobes are required in accordance with the ADA (See WAC 51-50,
Sections 907.9.1 and 907.9.2). Show all such device locations on the plans.
0 An approved, monitored fire sprinkler system is required. This system must
meet the requirements of NFPA 13. See South County Fire Standards Link
below.
SERVING SOUTH SNOHOMISH COUNTY • BRIER • EDMONDS • LYNNWOOD • MOUNTLAKE TERRACE
Page 1 of 3
SOUTH COUNTY FIRE
12425 Meridian Ave S., Everett WA 98208
tel (425) 551-1200 • fax (425) 551-1249
www.southsnofire.org
City of Edmonds
Department of Fire Prevention
❑x Fire hydrants are required in accordance with Appendix B & C of the
International Fire Code. On the site plan, show all new hydrants and all
existing hydrants within 330 feet. A hydrant must be located within 50' of FDC.
NOTE: A minimum of 2-hydrant(s) be required for this project. (Ref, IFC
Appendix B and C)
Calculation: Number of existing hydrants is acceptable. See comment on
hydrant for FDC below.
❑x Show all dumpsters/enclosures. These must be at least five (5) feet from any
combustible construction or building openings. (IFC Section 304, combustible
waste material.)
❑x Indicate on the plans that one 2A:10B:C-rated fire extinguisher will be installed
for each 2,000/3,000/6,000 square feet of floor space, and that the maximum
travel distance to an extinguisher will be 75 feet. (IFC Section 906 Portable Fire
Extinguishers, NFPA 10, Standard for portable extinguishers)
❑x Provide a safety plan showing means of egress distances, emergency exit
signs, emergency lighting, extinguisher locations etc..... (IFC 2015 Chapter 10
Means of egress)
❑x Deferred Submittals Required
❑x Fire Alarm
❑x Sprinkler
FIRE COMMENTS:
1. On page A1.07 the south elevation measures over 33' in height. Any
building with the highest roof surface that exceeds 30' will require fire lane
that is 26' wide and will need to be between 15' and 30' feet away from the
building. The only access that meets this requirement for the aerial
apparatus is Main Street. The utility lines that run in front of the address will
be required to be buried or re-routed to allow access the roof. Please see
the South County Fire Apparatus Standards.
2. A fire hydrant is required to be located within 50' of the FDC and on the
same side of the road as the location of FDC.
3. FDC shall be remote from the building.
Page2of3
SERVING SOUTH SNOHOMISH COUNTY • BRIER • EDMONDS • LYNNWOOD • MOUNTLAKE TERRACE
SOUTH COUNTY FIRE
12425 Meridian Ave 5., Everett WA 98208
tel (425) 551-1200 • fax (425) 551-1249
www.southsnofire.org
City of Edmonds
Department of Fire Prevention
4. Sprinkler riser room/FACP is required to be accessed from an outside wall
at grade. No other uses or equipment allowed in riser room other than
FACP. The riser room will allow a minimum 36" clearance along the front of
all risers and equipment and a minimum of at least 18" on the three
remaining sides. Please read South County Fire Sprinkler standards.
South County Fire Standards link
Fire Prevention Standards I South County Fire (southsnofire.org)
NOTE: All required fire hydrants, water supplies, and fire department access roads shall
be installed and made serviceable prior to any construction, in accordance with Sections
501.4 and Chapter 14 of the 2015 International Fire Code. Standpipes shall be installed
and made serviceable as required by Section 1413 of the 2015 International Fire Code.
Disclaimer: These comments are intended to assist you with designing your proposal prior to submitting it for
permitting. They are intended to identify any 'fatal flaws" with your proposal as well as aspects of your
proposal that require clarification or further analysis. They are based on a brief, informal review of the plans
and other information (if any) that were submitted to schedule your pre -development meeting. However, these
comments are not based on a complete review of your proposal and they are not intended to identify all code -
compliance issues. The complete review will occur following submission of your complete application, and
additional concerns, issues or required revisions may be identified at that time.
Chris Burt
Deputy Fire Marshal
Fire Prevention Services
12425 Meridian Ave S
Everett Wa 98208
Cell: 425-327-5800
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SERVING SOUTH SNOHOMISH COUNTY • BRIER • EDMONDS • LYNNWOOD • MOUNTLAKE TERRACE