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2017-12-14 Hearing Examiner AgendaAgenda Edmonds Hearing Examiner . ,HyCOUNCIL CHAMBERS 250 5TH AVE NORTH, EDMONDS, WA 98020 DECEMBER 14, 2017, 3:00 PM CALL TO ORDER PUBLIC HEARING 1. Preliminary Unit Lot Plat for Hyde Park Townhomes located at 7238 212th Street SW and is zoned General Commercial (CG) (PLN20170041) ADJOURNMENT Edmonds Hearing Examiner Agenda December 14, 2017 Page 1 2.1 Hearing Examiner Agenda Item Meeting Date: 12/14/2017 Preliminary Unit Lot Plat for Hyde Park Townhomes located at 7238 212th Street SW and is zoned General Commercial (CG) (PLN20170041) Staff Lead: Mike Clugston, AICP Department: Planning Division Prepared By: Mike Clugston Background/History A provision was recently added to the subdivision ordinance to allow for the creation of fee simple (unit) lots for townhouses and similar ground -based dwelling units (ECDC 20.75.045). The applicant is proposing to subdivide a 12-unit townhouse project that was recently constructed at 7232 - 7236 212th Street SW. The dwelling units are grouped into three, 4-unit buildings, surrounding an access tract off of 2121h Street. The unit lot subdivision will do nothing more than create parcel lines around the existing 12 dwelling units and access tract. There will be no change to the existing physical improvements at the site. However, appropriate maintenance provisions and easements will be established for the jointly -owned improvements, which will be managed through a homeowners' association created for the project. Staff Recommendation Staff recommends the Hearing Examiner approve the preliminary unit lot plat application in file PLN20170041 subject the conditions noted on page 12 of the staff report (Exhibit 1). Narrative Refer to the staff report and attachments in Exhibit 1. Attachments: Exhibit 1- PLN20170041 Staff Report Packet Pg. 2 2.1.a I'Ic. 189v CITY OF EDMONDS 121 5th Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION PLANNING DIVISION REPORT & RECOMMENDATION TO THE HEARING EXAMINER Project: Preliminary Unit Lot Plat for Hyde Park Townhomes File Number: PLN20170041 Date of Report: December 5, 2017 Reviewed By:'�� Mike Clugston, AICP, Associate Planner I. SUMMARY OF PROPOSED ACTION The applicant is proposing to subdivide a 12-unit townhouse project that was recently constructed at 7232 - 7236 212th Street SW. The dwelling units are grouped into three, 4-unit buildings, surrounding an access tract off of 212th Street. The unit lot subdivision will do nothing more than create parcel lines around the existing 12 dwelling units and access tract. There will be no change to the existing physical improvements at the site. However, appropriate maintenance provisions and easements will be established for the jointly -owned improvements, which will be managed through a homeowners' association created for the project. It should be noted that the buildings and improvements on this site were developed under the prior General Commercial zone ordinance (Ord. 3981) while the platting c process is subject to an updated General Commercial zone ordinance (Ord. 4078) adopted on August 25, 2017. While Multiple Residential is still a primary permitted use z in the zone, the updated code contains new site development and design standards that a- the existing development does not meet, particularly the street setback and pedestrian area improvements. As a result, the existing development is considered to be nonconforming with respect to those elements. A modification request per ECDC x 20.75.075 was not required in this case because the proposed unit lot subdivision will w r not create nor make worse any of the nonconforming aspects of the development —the a street setback and pedestrian area improvement are nonconforming whether or not a plat is approved for the site. Additional discussion about this is found in Section III.D of this report. a Packet Pg. 3 2.1.a II. GENERAL INFORMATION A. Application 1. Owner: Edmonds 212 LLC 2. Applicant: Sam Lai 3. Site Location: 7232 - 7236 212t' St. SW, Edmonds (Tax ID 00580700000402) 4. Request: To divide one parent lot with a total area of 21,603 sq. ft. (0.50 acres) into twelve unit lots plus a jointly -owned access tract in the General Commercial zone 5. Review Process: Type III-B decision by the Hearing Examiner following a public hearing 6. Attachments 1) Land use application 2) Cover letter 3) Preliminary plat map, revised November 7, 2017 4) Hyde Park Townhomes excerpts of approved building plans 5) Hyde Park Townhomes civil as -built drawings 6) Title report 7) SEPA adoption notice 8) Public notice documentation 9) Technical comments 10) Engineering Division approval and requirements for plats 11) Ordinance 3981 General Commercial zone ECDC 16.60 12) Ordinance 4078 Updated CG zone ECDC 16.60 III. FINDINGS OF FACT AND CONCLUSIONS A. Setting The subject property and all those surrounding are all zoned General Commercial (CG). A mix of multifamily residential and commercial uses are typical in the area. B. Environmental Assessment 1. Critical Area: The subject property was reviewed and inspected for critical areas as defined by ECDC 23.40 under CRA20140094. It was determined that the site does not contain any critical areas and so a waiver from further critical area study was granted. 2. Shoreline: The subject property is not located within shoreline jurisdiction. 3. SEPA: Review under the State Environmental Policy Act (SEPA) was completed with the design review for the 12-unit Hyde Park Townhome project. A Hyde Park Townhomes Preliminary Unit Lot Plat File No. PLN20170041 Page 2 of 13 Packet Pg. 4 2.1.a determination of nonsignificance was issued on December 1, 2014 and was not appealed. The existing checklist and determination are adopted as part of this unit lot subdivision because that determination addressed the environmental impacts of the project and no additional environmental impacts are anticipated from this unit lot plat (Attachment 7). C. Comments 1. Technical Comments In addition to the Planning Division, this project was reviewed by the Building and Engineering Divisions. The Building Division indicated that for the buildings that have already been constructed, the new property lines will need to be located in the center of the existing party walls between dwelling units, and verified by recorded survey. This is a requirement for final unit lot plat submittal per ECDC 20.75.045.J. Planning and Engineering sent several rounds of comments to the applicant (Attachment 9), which resulted in the preliminary plat map included as Attachment 3. The Engineering Division has noted the proposed plat indicates general engineering feasibility (Attachment 10). 2. Public Notice and Comment Attachment 8 contains noticing documentation. The subject application was determined to be complete on October 5, 2017. Pursuant to ECDC 20.03, a "Notice of Application" was posted at the subject site, Public Safety Complex, Development Services Department, and Library on October 19, 2017. The notice was also published in the Herald Newspaper and mailed to property owners within 300 feet of the site using a mailing list provided by the applicant. A separate Notice of Public Hearing was published in the Everett Herald, posted at the subject site, Public Safety Complex, Development Services Department, and Library on November 30, 2017. The notice was also mailed to property owners within 300 feet of the site using the mailing list provided by the applicant. To date, no public comments have been received. D. ECDC 20.75.045 Unit Lot Subdivision To allow for the creation of fee simple (unit) lots for townhouses and similar ground - based dwelling units, a provision was recently added to the Edmonds Community Development Code (ECDC). Staffs findings regarding ECDC 20.75.045 are described w below. c as 1. Purpose. The unit lot subdivision process provides opportunities for dividing fee simple ownership of land to create townhouses, rowhouses and similar fee - owned dwelling units as an alternative to both condominium ownership and a Hyde Park Townhomes Preliminary Unit Lot Plat File No. PLN20170041 Page 3 of 13 Packet Pg. 5 2.1.a traditional single-family detached subdivision. Unit lot subdivisions determine compliance with the relevant dimensional standards of ECDC Title 16 by analyzing whether the parent lot complies, but not requiring that each newly created lot within the unit lot subdivision (the unit lot) complies, with those dimensional standards. A unit lot subdivision does not permit uses or densities that are not otherwise allowed in the zoning district in which the unit lot subdivision is proposed. As described in the following sections, the proposed preliminary plat meets the purposes of the unit lot standards. 2. Applicability. The provisions of this section apply exclusively to the subdivision of land for single-family dwelling units, townhouse, and rowhouses and may be applied only in the following zones: multiple residential, general commercial, and Westgate mixed -use. A single lot within a unit lot subdivision may contain multiple dwelling units when the unit lot contains all such dwelling units within one building. Flats are permitted as an element of a unit lot subdivision only when a single lot within a unit lot subdivision contains the entire building in which flats are located. As noted, the site is zoned General Commercial (CG) and consists of three 4-unit buildings around a central access tract. The proposed lot lines will fall on both common walls within the buildings and also provide for small areas of privately - owned open space (Attachment 3). No flats are proposed, as can be seen on the approved plan sheets from the associated building permits (Attachment 4). Each of the dwelling units is vertically aligned with two levels of living space over a garage. 3. Association with Site Development —Application Timing. In the case of a vacant lot or a redevelopment site, a preliminary unit lot subdivision can only be submitted in conjunction with or subsequent to a development site plan as required by Chapter 20.10, 20.11, or 20.12 ECDC, or in the case described in ECDC 20.10.020(B)(3) submitted in conjunction with or subsequent to a building permit. Staff reviewed and approved the design of the project and building permits in o 2014 (PLN20140053) and 2015 (BLD20150177, -0178 & -0179) and the buildings were granted certificates of occupancy on July 31, 2017. The preliminary plat N application was submitted on September 7, 2017. � a- 4. Conformance with Standards of the Parent Lot. The parent lot must comply with and is vested to the applicable development standards (ECDC2a75.030(E)) in effect at the time a complete application for preliminary unit lot subdivision is x submitted. As a result of the unit lot subdivision, the individual unit lots within w r the subdivision may be nonconforming with respect to the bulk and dimensional standards required by ECDC Title 16. As with dimensional standards, compliance with access standards, including but a not limited to fire lanes, drive aisles, turn -grounds, and access of/to the parent Hyde Park Townhomes Preliminary Unit Lot Plat File No. PLN20170041 Page 4 of 13 Packet Pg. 6 2.1.a lot from/to the street will be evaluated based on the parent lot's compliance with such requirements, and not based on whether individual unit lots meet such standards. The buildings and improvements on this site were developed under the prior General Commercial zone ordinance (Attachment 11) while the platting process is subject to an updated General Commercial zone ordinance (Attachment 12) adopted on August 25, 2017. While Multiple Residential is still a primary permitted use in the zone, the updated code contains new site development and design standards that the existing development does not meet, particularly the street setback and pedestrian area improvements. As a result, the existing development is considered to be nonconforming with respect to those elements and so is subject to the nonconforming requirements of ECDC 17.40. ECDC 17.40.020 allows existing nonconforming buildings to continue and be maintained but any changes to the buildings or site will need to comply with the codes in effect at the time of building permit. A modification request per ECDC 20.75.075 was not required for this preliminary plat because the proposed unit lot subdivision will not create nor make worse any of the nonconforming aspects of the development —the street setback and pedestrian area improvements are nonconforming whether or not a plat is approved for the site. ECDC 16.60.030 contains the site development standards applicable to the subdivision (distances in feet): Minimum Minimum Minimum Maximum Zone Min Lot Width Street Side/Rear Maximum Floor Lotimum Area Height Setback Setback I Area CG none none 5 / 102 0 / 151 753 none 1 Fifteen feet from all lot lines adjacent to RM or RS zoned property; otherwise no setback is required by this subsection. z The five-foot minimum width applies only to permitted outdoor auto sales use; otherwise the minimum is 10 feet. 3 None for structures located within an area designated as a high-rise node on the comprehensive plan map. Setbacks: The buildings and site improvements were constructed under the prior version of the CG zone code that required a 4' street setback while the plat project is subject to updated CG zone code that requires a 10' street setback (Attachment 3). The site is not adjacent to RM or RS zoned property and so 0' setbacks from the other property lines still apply. The proposed plat will not change the existing nonconforming street setback as it relates to the boundaries of the parent parcel. Hyde Park Townhomes Preliminary Unit Lot Plat File No. PLN20170041 Page 5 of 13 a Packet Pg. 7 2.1.a Pedestrian Area: As noted, the buildings and site improvements were approved and constructed using previously -applicable design standards for the sidewalk environment in the CG zone. Nothing in the built environment will change as part of the platting process so the 10% threshold in ECDC 16.60.020.C.2 to bring the frontage up to current CG standards does not apply. Maximum Floor Area: There is no maximum floor area (or structural lot coverage) requirement for the CG zone. 5. Future Additions and Modifications. Subsequent platting actions, additions or modifications to the structure(s) may not create or increase any nonconformity of the parcel lot. Changes requiring permitting that affect only the interior of building units will be evaluated for compliance with the requirements only for that unit. Any exterior changes will be evaluated for compliance by considering whether the parent lot would still comply with applicable development standards. Any application for such external changes will require authorization of all owners of affected unit lots or approval of the HOA where changes to commonly owned tracts are proposed. Documentation describing how additions and modifications are managed by the homeowners' association created for the project will be required with the submittal of the associated final plat. 6. Homeowners' Association Ownership of Common Areas. Any commonly used areas or facilities within a unit lot subdivision, including but not limited to common access, garage or parking areas, common open space or recreation space, common courtyards, commonly used storm water facilities or side sewers and other similar features, must be owned and maintained by a homeowners' association with the right to assess the individual unit lot owners as necessary to properly maintain and repair such areas. Appropriate documentation regarding the rights of the homeowners association must be submitted for recording with the final plat. Documentation describing the homeowners' association will be required with V_ the submittal of the final plat for the project. c ti 7. Maintenance Agreements for Building Exteriors. Maintenance agreements must N be executed and recorded as an element of the final unit subdivision plat or short � plat for maintenance of all building exteriors except in cases where all dwelling a units are detached. The maintenance agreement must require equal participation by all owners within any one building and must be recorded on the final unit lot plat. The requirement does not apply to detached single family dwelling units. w Common wall construction must meet currently adopted building codes. c as Because the dwelling units are attached in this instance, maintenance agreements for building exteriors will be required with the submittal of the final plat for the project. a Hyde Park Townhomes Preliminary Unit Lot Plat File No. PLN20170041 Page 6 of 13 Packet Pg. 8 2.1.a 8. Parking on Different Unit Lots Allowed. Within the parent lot, required parking for a dwelling unit may be provided on a different unit lot than the lot with the dwelling unit as long as the right to use that parking is formalized by an easement on the final plat. Parking: The old CG code required one parking stall per dwelling unit and no guest spaces. The project was approved with each dwelling unit having two enclosed stalls (24 total) and four extra guest stalls on the site (Attachments 3 & 4). Current CG code requires 1.75 stalls for residential units greater than 1,100 sq. ft. (21 total) and one guest space for every 20 required spaces. As a result, parking complies with both the previous and current CG zone codes. Because all required parking is contained within the individual dwelling units, no parking easements are necessary. However, the use and maintenance of the guest parking stalls must be described in the homeowners' association documentation 9. Notice of Unit Lot on the Final Plat. The fact that the unit lot is not a separate buildable lot and that additional development of the individual unit lots may be limited as a result of the application of development standards to the parent lot must be noted on the final plat. A note to this effect must be added to the face of the final plat for the project 10. An application for final unit lot plat will not be accepted until all foundations, including common wall foundations, are installed and located on the face of the final plat by the land surveyor of record. The buildings were recently completed and granted certificates of occupancy in 2017. The application for final plat may be submitted at any time after the approval of the preliminary plat. 11. Review. Unit lot subdivisions of four or fewer lots are processed and reviewed as short subdivisions while five or more lots are formal subdivisions pursuant to Chapter 20.01 ECDC and the requirements of this chapter. As noted previously, this is a 12-lot plat with access tract and so is a formal unit lot subdivision where the Hearing Examiner issues the Type III-B decision on the preliminary plat. E. ECDC 20.75.080 General Findings A proposed subdivision may only be approved if all the general findings listed in a-- ECDC 20.75.080 can be made for the proposal as approved or as conditionally r approved. Staff's findings in regard to ECDC 20.75.080 are described below. t 1. Subdivision Ordinance. The proposal is consistent the purposes of this chapter w (ECDC 20.75) and meets all requirements of this chapter. The proposed unit lot subdivision is consistent with Sections 20.75.020 and 20.75.045.A and 045.B ECDC. Because the site has already been redeveloped as r approved in 2014 and 2015, the proposed subdivision will not negatively impact Q Hyde Park Townhomes Preliminary Unit Lot Plat File No. PLN20170041 Page 7 of 13 Packet Pg. 9 2.1.a public health, safety or general welfare, will not negatively impact congestion on streets and highways, has adequate access to water, utilities, sewerage, storm drainage and provides proper ingress and egress and will be uniformly monumented. 2. Comprehensive Plan. The proposal is consistent with the provisions of the Edmonds Comprehensive Plan, or other adopted city policy, and is in the public interest. The Comprehensive Plan designation for this site is "Mixed Use Commercial" within the "Medical/Highway 99 Activity Center". Applicable goals, objectives and policies in the 2016 Comprehensive Plan include: Sustainability Goal G Develop housing policies, programs, and regulations designed to support and promote sustainability. Support and encourage a mix of housing types and styles which provide people with affordable housing choices geared to changes in life style. Medical/Highway 99 Activity Center Goal B 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. Housing Goal G Provide housing opportunities within Activity Centers consistent with the land use, transportation, and economic goals of the Comprehensive Plan. G.1. Promote development within Activity Centers that supports the centers' economic activities and transit service. G.1.b. Plan for housing that is located with easy access to transit and economic activities that provide jobs and shopping opportunities. Residential Goal A High quality residential development which is appropriate to the diverse lifestyle of Edmonds residents should be maintained and promoted. The options available to the City to influence the quality of housing for all citizens should be approached realistically in balancing economic, social, aesthetic and environmental considerations. Residential Goal e A broad range of housing types and densities should be encouraged in order that a choice of housing will be available to all Edmonds residents, in accordance with the following policies: 8.2 Multiple. The City's development policies encourage sustainable high quality site and building design to promote coordinated development and to preserve the trees, topography and other natural features of the site. Hyde Park Townhomes Preliminary Unit Lot Plat File No. PLN20170041 Page 8 of 13 Packet Pg. 10 2.1.a Stereotyped, boxy multiple unit residential (RM) buildings are to be avoided. The proposed unit lot plat will create additional home ownership opportunities within a mixed use area. The unit lot sites should be relatively more affordable than traditional single family development, however, because the parcels and dwelling units are smaller. While the site could be platted through the condominium process (which the City does not review), the City is able to review the unit lot plat and related maintenance agreements and homeowners' association documents to ensure that future maintenance of the development is appropriately addressed. The overall proposal should not cause any adverse impacts and appears to be consistent with the residential development goals and policies of the Comprehensive Plan. Therefore, staff finds that the proposal is consistent with the Comprehensive Plan and is in the public interest. 3. Zoning Ordinance. The proposal meets all requirements of the zoning ordinance, or a modification has been approved as provided for in this chapter. Staff finds the proposal is consistent the zoning requirements for the CG zone as contained in ECDC 16.60. The existing development was approved and constructed in accordance with the codes in effect at the time of building permit application. The development can continue and be maintained in accordance with the nonconforming code in Chapter 17.40 ECDC. The proposed unit lot subdivision will not create any additional nonconforming situations nor make worse any existing nonconforming aspects of the development. 4. Flood Plain Management. The proposal meets all requirements of the Edmonds Community Development code relating to flood plain management. The proposed project is not located within a designated flood plain management area. F. ECDC 20.75.085 — Review Criteria. Pursuant to ECDC 20.75.085, the following criteria shall be used to review proposed subdivisions: 1. Environmental. a. Where environmental resources existing, such as trees, streams, ravines or -J wildlife habitats, the proposal shall be designed to minimize significant a adverse impacts to resources. Permanent restrictions may be imposed on the proposal to avoid impact. b. The proposal shall be designed to minimize grading by using shared w driveways and by relating street, house site and lot placement to the existing topography. E c. Where conditions exist which could be hazardous to the future residents of the land to be divided, or to nearby residents or property, such as flood Q Hyde Park Townhomes Preliminary Unit Lot Plat File No. PLN20170041 Page 9 of 13 Packet Pg. 11 2.1.a plains, steep slopes or unstable soil or geologic conditions, a subdivision of the hazardous land shall be denied unless the condition can be permanently corrected, consistent with paragraphs A(1) and (2) of this section. d. The proposal shall be designed to minimize off -site impacts on drainage, views and so forth. There will be no change to the existing buildings and site improvements through this unit lot plat so there will be no additional environmental impacts. 2. Lot and Street Layout. a. Lots shall be designed to contain a usable building area. If the building area would be difficult to develop, the lot shall be redesigned or eliminated, unless special conditions can be imposed on the approval which will ensure that the lot is developed properly. Each of the proposed unit lots will contain one of the existing twelve dwelling units and a small private yard. b. Lots shall not front on highways, arterials or collector streets unless there is no other feasible access. Special access provisions, such as shared driveways, turnarounds or frontage streets may be required to minimize traffic hazards. All twelve proposed unit lots will front the central access drive (Tract 999) which connects with 212t" Street SW. This arrangement was approved as part of the associated design review and building permits. c. Each lot shall meet the applicable dimensional requirements of the zoning ordinance. Since this is a unit lot plat, the parent lot must comply with the development standards for the zone but the individual unit lots do not. In this case, there are no minimum lot width and area requirements in the CG zone. That said, each proposed lot will be between 1,100 and 1,300 sq. ft. and contain a dwelling unit, two parking spaces, and a small private yard. d. Pedestrian walks or bicycle paths shall be provided to serve schools, parks, public facilities, shorelines and streams where street access is not adequate The subject property is primarily served by three area schools and is within a N 1 mile walking distance of each: College Place Elementary, College Place � Middle School, and Edmonds-Woodway High School. Sidewalks and a crosswalks currently exist along the south side of 212th Street to reach Edmonds-Woodway and along the east side of 76th Avenue West to reach the College Place campus. w r 3. Dedications a E a. The city council may require dedication of land in the proposed subdivision for public use. Q Hyde Park Townhomes Preliminary Unit Lot Plat File No. PLN20170041 Page 10 of 13 Packet Pg. 12 2.1.a Only the city council may approve a dedication of park land to satisfy the requirements of ECDC 20.75.090. The council may request a review and written recommendation from the planning advisory board. c. Any approval of a subdivision shall be conditioned on appropriate dedication of land for streets, including those on the official street map and the preliminary plat. No dedications are required as part of the unit lot plat. 4. Improvements. a. Improvements which may be required, but are not limited to, streets, curbs, pedestrian walks and bicycle paths, sidewalks, street landscaping, water lines, sewage systems, drainage systems and underground utilities. b. The person or body approving a subdivision shall determine the improvements necessary to meet the purposes and requirements of this chapter, and the requirements of. i. ECDC Title 18, Public Works Requirements; ii. Chapter 19.75, Fire Code, as to fire hydrants, water supply and access. This determination shall be based on the recommendations of the community development director, the public works director, and the fire chief. All improvements at the site were reviewed and approved by appropriate staff at the building permit stage. No additional improvements are required for the unit lot plat. c. The use of septic systems maybe approved if all of the following conditions are met: i. It is more than 200 feet, multiplied by the number of lots in the proposed subdivision, from the nearest public sewer main to the nearest boundary of the land to be divided. ii. The land to be divided is zoned RS-20. iii. The public works director and city health officer determine that soil, drainage and slope conditions are satisfactory for septic use and that all requirements of WAC 248-96-090 are met. There are no septic systems included as part of the proposed project. r 5. Flood Plain Management. All subdivisions shall comply with the criteria set forth t in the Edmonds community Development code for flood plain management. w r The subject property is not located within a Flood Plain Management area. E G. ECDC 20.75.090 — Park Land Dedication. According to ECDC 20.75.090, before or concurrent with the approval of the final plat of any subdivision, the subdivider shall Q Hyde Park Townhomes Preliminary Unit Lot Plat File No. PLN20170041 Page 11 of 13 Packet Pg. 13 2.1.a dedicate land, pay a fee in -lieu of dedication, or do a combination of both, for park and recreational purposes. With the adoption of Ordinance 3934 in 2013, park impacts are now addressed through the assessment of park impact fees in accordance with Edmonds City Code (ECC) Chapter 3.36. Park impact fees were assessed for the Hyde Park Townhomes with building permits BLD2015-0177 — 0179 at the time of permit issuance. IV. STAFF RECOMMENDATION ON SUBDIVISION Based upon the Findings of Fact, Conclusions, and Attachments to this staff report, staff recommends the Hearing Examiner APPROVE the preliminary unit lot plat application in file PLN20170041 located at 7238 2121h Street SW subject to the following conditions: 1. Prior to recording, the applicant must complete the following requirements: a. Complete the Engineering Division conditions listed "Required as a Condition of Subdivision" in Attachment 10. b. Make the following revisions to the plat: Add: "Conditions of approval must be met and can be found in the approval for the subdivision located in File No. PLN20170041 in the City of Edmonds Planning Division." Include on the plat all required information, including owner's certification, hold harmless agreement, as well as the Development Services, Public Works, and Mayor's approval blocks. c. Make sure all documents to be recorded meet the Snohomish County Auditor's requirements for recording. 2. Submit draft homeowners' association documentation including requirements for future additions and modification, the maintenance of building exteriors, the use of guest parking stalls, and all other shared facilities. 3. Submit an updated copy of the title report with the documents proposed to be recorded. The title report must be prepared within 30 days of submittal for final review. 4. Submit two copies of the plan sheets to be recorded for City review and approval. Once approved, the City Clerk will record the documents at the Snohomish County Auditor's office. V. APPEAL r Pursuant to ECDC 20.07.004, a party of record may submit a written appeal of a Type III- -2 t B decision to the Development Services Director within 14 days after the date of w issuance of the decision. The appeal shall be made in writing and shall include all required information stated in ECDC 20.07.004(D) as well as the applicable fee. The E appeal would be heard at a closed record hearing before the City Council according to the requirements of ECDC Chapter 20.07. Q Hyde Park Townhomes Preliminary Unit Lot Plat File No. PLN20170041 Page 12 of 13 Packet Pg. 14 2.1.a VI. LAPSE OF APPROVAL Preliminary plat approval is valid for five years from the date of the issuance of the Hearing Examiner's decision, or, if appealed, from the date of the decision of the appeal body. VII. NOTICE TO COUNTY ASSESSOR The property owner may, as a result of the decision rendered by the hearing examiner, request a change in the valuation of the property by the Snohomish County Assessor's Office. VIII. PARTIES OF RECORD City of Edmonds 121— 5t" Avenue North Edmonds, WA 98020 Hyde Park Townhomes Preliminary Unit Lot Plat File No. PLN20170041 Page 13 of 13 Sam Lai Manager, JAS Group LLC 154 Lake Washington Blvd. E Seattle, WA 98112 r L X W r C E t V R r a Packet Pg. 15 2.1.a City of Edmonds Land Use Application ❑ ARCHITECTURAL DESIGN REVIEW ❑ COMPREHENSIVE PLAN AMENDMENT ❑ CONDITIONAL USE PERMIT FILE # JRL Pf"tP ZONE C6 ❑ HOME OCCUPATION DATE R1ic'D BY lei, rA C" FORMAL SUBDIVISION ❑ SHORT SUBDIVISION FEE 95S. C RECEIPT # ❑ LOT LINE ADJUSTMENT HEARING DATE PLANNED RESIDENTIAL DEVELOPMENT ❑ OFFICIAL STREET MAP AMENDMENT eXHE ❑ STAFF ❑ PB ❑ ADB ❑ CC ❑ STREET VACATION ❑ REZONE ❑ SHORELINE PERMIT ❑ VARIANCE / REASONABLE USE EXCEPTION ❑ OTHER: ■ PLEASE NOTE THAT ALL INFORMATION CONTAINED WITHIN THE APPLICATION IS A PUBLIC RECORD • PROPERTY ADDRESS OR LOCATIONJI��r�+ PROJECT NAME (IF APPLICABLE),R to R �� "ae� 1 o n k � P,, e PROPERTY OWNER - R�L� PHONE # ('I7 ADDRESS E-MAIL �q t.� 0r� FAX # TAX ACCOUNT # 0 O S—(, o -7 V 0 o o o � SEC. TWP. RNG. DESCRIPTION OF PR JECT RP OSED USE (ATTACH COVER LETTER AS NECESSARY) !"/� 1±fij Gam{ DESCRIBE HOW THE PR CT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY) (A WA1- APPLICANT L66 PHONE # ADDRESS 154 IaA it 12. 1 vok r r' E-MAIL 10— - FAX # CONTACT PERSON/AGENT SOAA��f�,5 6LJ0fV(1'CA&A PHONE # ADDRESS $_MAIL 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 furnished by the applicant, his/her/its agents or employees. By my signature, I certify that the information and exhib' herewith sub uctl are true and correct to the best of my knowledge and that I am authorized to file this application on the f of the awn as listed below. SIGNATURE OF APPLICANT/AGENT DATE Property Owner's Authorization I, '41 -eZ t'1D 0 L&Q certify under the penalty of perjury under the laws of the P Washington that the following is a t o and correct statement: I have authorized the above Applicant/Agent to appl3 subject land use application, and 13 my pe ission for the public officials and the staff of the City of Edmonds to e subject property for the purposes of in ec io. and pasting atienda v this plication. SIGNATURE OF OWNER DATE , Questions? Call (425) 71-0220. Revised on 8122112 B - Land Use Application Page 1 of I t X W r C N E L V attachment LN2017004 a Packet Pg. 16 2.1.a August 25, 2017 Edmonds Planning Division 1215,1 Ave N Edmonds, WA 98020 To the Edmonds Planning Division, The JAS Group is writing this letter to express our request to formally subdivide the property located at 7232 2121h St., Edmonds, WA 98026, also known as the Hyde Park Townhomes, pursuant with Edmonds City Code section 20.75.045. The Hyde Park Townhomes project is a 12 unit townhouse project that began in 2015, when the applications were submitted to the City of Edmonds. Construction began in July 2016, and was recently completed in June 2017. The project was applied for as a condominium development because the unit lot subdivision process did not exist at that time. With the amendment to the Edmonds code this year allowing for unit lot subdivision in section 20.75.045 of the code, we believe it would be beneficial to our project, the future homeowners, and the greater Edmonds community for the property to be subdivided into 12 lots so that each unit is its own lot. We believe the unit lot subdivision process described in section 20.75.045 is applicable and appropriate for the Hyde Park Townhomes as the units are single family townhomes in a mixed use commercial zone in the medical area along highway 99. Each of the 12 potential lots would contain one zero lot line dwelling. The buildings are already completed, thus this subdivision is subsequent to the issuance of the building permit. A covenant is being prepared for the maintenance of the landscaping and any other shared spaces. Therefore this project should satisfy all requirements described in section 20.75.045. In addition, subdividing the property would provide strong benefits to the area. With its central location close to the RapidRide stop, Swedish Hospital, and many stores along 99, the project strongly supports the development goals for the Highway 99 area of prosperity, walkability, development, and access to transportation. Subdividing the property will further support those goals. For homeowners, allowing them to own their own lots gives them a greater investment and attachment to the community and makes them better homeowners, neighbors, and citizens. For developers, this will be one of the first projects to go through the new subdivision process, and its potential success could demonstrate the feasibility of further such projects in Edmonds. Therefore, we believe a unit lot subdivision is both applicable for our property and the most efficient and effective use of the land for future homeowners and to achieve the development goals of the city We are happy to answer any questions you may have. Sincerel , Sam Lai Manager JAS Group LLC f e Attachment 2 PLN20170041 Q Packet Pg. 17 I 2.1.a I -• - - 212TH T. S.WN a,cawc:Lcwf -------- - --- ---� - _ - - - - - �Y -w Y �� �w-W�4-w�-7�..a�-�--�-Y.--r�����Y� w ♦- .# „ p 10' EASEMENT PER a � 11' UTILTIY EASEMENT PER AT.. 201610050625 TI ^1 20111UTILITY A: 201610050625 n M .NY 1 -- Imo• Al OY57'B}' IY 1611M, .... _...... --FOUND Y ... '."'.�•-,-^-�^_•'.wl - !1 iYS'[^JI .M if.W' EL NER 4/, A➢P If�S 5N ]0'!ai'V �•�EMENT AT CORCAP -[z _ 10'BSBL-�: YD'3 .1 T LOT 1 LOT 1z ,�yR L 1,3J6 SF 1,331 SF N d2D7-4]' f 97 H f4'N43' r 1a 00 3' MI PER PROPOSED 10' ORVN4GE EASEMENT TO BENEFIT LOTS 1-12 -� LOT z LOT ii 1} \------------------ - - - - - - _ ----. fz!rw 8 1,102 SF v n 1. 102 SF $ 1 / y �b M �w--�•.-Y �---------------------- ___------- III 89-07'4J• E 37.97'i = ■ N 47' I 360]" _ i' j LOT LOT 10 � 1• I,101 Sf { I,103 SF TIR o .-T 1 M a9 n7'41- E 17.93' V y k 691TI{J• T o LOT 4 • 6' TALL PRIVACY l 1,384 SF 'R7 FENCE BETWEEN LAOIS AlE &0M0 L OF BUILDINGS (TYP.) -EA B. ((M•) ' 6, N eO'sdld' ■ J7.O' a 26.52' �417- LOT 5 y 1,162 SF 1 ORAIN4GE 5�• r EASEMENT LOT 9 'T E-W Y ` -T dj7 Ek f1RG fw-) ____= x, 5' I N fWSEI'6• W JB 19' EASEMENT :kA EASEMENT TR7SH h �. t�01 a a S j�30 10 11D'Sf'if- ■ M ¢N YpWO REHM f l041T .. . SD' '2J1tl' FAy� 2Ltl' BLDG (1w..) LOT 6 a LOT 7 LOT 8 1,044 5F 1.045 SF 'Y 1,IWf 3P _r:�PEDF. DECK DECK DECK FOUND REDM f CAP L-q 28100 N 89-52.55' Y 100.02- 10M"00 RIRAR A AT CORNER 6' TALL PRIVACY CM L5/ 28100 FENCE BETWEEN AT CORNER UNITS. (TYP.) LEGAL DESCRIPTION - NEW LOTS .•..: p• .gyp �.. .-.�y[ .•li'.tS �AM1 �.�ic -------- ------------------ ItBfY47iW WITIAW Soo AF.� ]711ufPrtNT PE23026 R'' MdsF' FOUND GAP 40 COOL. ,Y.14E Lr ELBE BRASS 06K Go" r GoI.D'. �ar SDYrc Igy.4p6 -4. 1 " LEGAL DESCRIPTION - EXISTING THE WEST 1GO FEET OF THE NORM 216 FEET OF MACY 4, SOLVERS 5 ACRE TRACTS. ACCORDING TO THE MAT THEREOF RECORDED IN VOLUME 7 OF PUTS, PACE 25, RECORDS OF 9"06" COIMITY, WASHINGTON. SDWTE N OE CWMY OF SNOHOMISH. STATE OF WASHWGTON. EQUIPMENT & PROCEDURES A17M OF SURVEY.. SURVEY POWEIRMEU BY FEED TRAVERSE YESIDDINIRAADN: UTICA IS 15i ROBOTIC FLECRwNIC TOTAL STADN E71EC751@E PREPS OR EITCFETIS MY SCWOM YGC M-130-090 SAW OF IBEAW THE MONUMEMED CEMFRHIlE OF 212M St 51Y AS MIT I11[4WY. MO 4&I`M3AY. VERTICAL DATUM NAVD 88 A FOUR COD, MGM IN CASE YVI'7 1/2- 11 OLSI( 1/1' AT THE WERSECRON OF 212TH ST. SW AND 72M1 AW W ELEV. = 401.73' LEGEND • 1/2- X 24' REMAIN W/CAP SIAYPEB 15. 37536' I. slSEE CORIr . w Wfw.4 A00 X SET NAIL AND WASHER STAMPED ITS 37536' EXISTING NNL AND WASHER AS NOTED OIWNO CONCRETE MONUMENT AS NOTED € RIGHT OF WAY CENTERLINE ® MfM BNAW1 UIMfXRr ❑ CATCH WIN 0h4 WAIER VALVE Y THE HMPANT ® IA IC'w l- A W*z p RIOm/P°R'ER POLL `- CUIFEDUS TREE -X- DECIDUOUS TREE CHAYILB/K FENCE W000 FERCE • DENMES MR -MONK COS. COAGM OPEN SPACE I LOL l L4.L3 Wi @ LQL-) A PGIOOV M iF[ REST If0 T¢T OF A4[ FA9TTIf SIR F@ Or M9 4, SOLVERS 5 ACflE IN VOLUME 7 OFPIAI� PACE 25, A PORTION OF THE WEST 100 FEET OF THE NORTH 216 FEET OF TRACT 4, SOWERS 5 ACRE GREG TO THE PLAT IN VOLUME 7 OF PUTS, PAGE 25, A PORTION OF ME WEST 100 FEET OF ME NORTH 216 FEET OF MCI 4, SOWERS 5 ACRE A RDING TO ME PLAT TWASHOFGTO�ORDED IN VOLUME ] OF PUTS, PACE 25, RE RDS A PORTION OF THE WEST 100 FEET OF THE NORTH 216 FEET OF TRACT 4, SONERS 5 ACRE A MING TO THE PLAT THEREOF RECORDED W °`°M" °FLATS' PAGE 25' PROJECT INFORMATION R CORDS OF SNOHOMISH COUNTY, WASHINGTON, REECCODS OF SNOHOMISH COUNTY, WASHINGTON. OF SNOHOMISH COUIm, RECORDS OCTS. F SNOHOMISH COUNTY, WASHINGTON L10Y10/m, Al blf AI holl5t ♦:METE or 10610 4 AND 6w 1171MT AF LELr4AWHB COMMENCING AT THE NORTHWEST CORNER OF TRACT 4; COMMENCNG AT ME NORTHWEST CORNER OF IPACT 4; COMMENCING AT THE NORTHWEST CORNER OF TRACT 4; SURVEIiM: PACIFIC COAST SURVEYS, INC THENCE SOUTH 89'52'55' FAST A DISTANCE OF 38.05 FEET,' THENCE SOWN W51'32' FAST A DISIM'CE OF 171.67 FEET TO ME TRUE POINT OF BECNNID; THENCE SOUTH OP51'32' EAST A DISTANCE OF 171.67, THENCE SOUTH 89'S2'S5' FIST A DISTANCE 0! 62.05 FEET; I P.O. DX 13619 THENCE SOUTH W4722' FAST A DISTANCE OF 3480 FEET,' MENCE SOUTH 89'5B'1B' FAST A DISTM'CE OF 26.52 FEET,' THENCE SOUTH 89'SB'IB• EAST A pISTANCE OT T35j FEA! W lF! lA6R FOLW1 0, FITphM THENCE MUIH 00'4 ]'22' FAST A DISTANCE OF J5.JB FEET TO THE TRUE POINT OF BEGINNING. MILL CREEK, W0. 9BCd2 THENCE SOUTH 89'07'43 WEST A DISi0.NCE OF Jf00 FEET THENCE SOUTH 00'00'46' WEST A DISTANCE OF 44 39 FEET THENCE CONTINUE MUM 89'5B'18' EAST A DISTANCE OF 26 49 FEET,, THENCE NWM B9'O7'43" EAST A DISTANCE OF 38 00 FEET; PHONE: 425.508 4951 THENCE NORTH W51'J2• WEST A DISTANCE OF 35 46 FEET AND POINT OF BEGINNING THEME NORTH BT52'55: WEST A DISTANCE OF 25.84 FELT,. THENCE SOUTH 00'S 1'M' EAST A OUT E OF V..52 FEET,, THENCE SOUTH 00'S 1'33' EAST A DISTANCE OF 29 00 FEET THENORTH W51'J2• WEST A DISTANCE OF 44.J6 FEET AND POW! OF BEGINNWG THENCE NORM 8931'S5' WEST A Or OF 2717 FEET,. THENCE SOUTH 89'07'43' WEST A DISTANCE OF 38.03 FEET,, PDPERN OWNER: TILE JAS GROUP, LLC SITUATE IN THE COUNTY OF SNOHOMISH, STATE OF WASHINGTON. SITUATE IN THE COUNTY OF SNOHOMISH, STATE OF WASHINGTON. THENCE NORM OP00'46' EAST A DISTANCE OF 44.47 FEET AND POW OF Mi4f 'FA.". THENCE NORM 00'47'22' WEST A DISTANCE OF 2900 FEET AND PONT OF BEGWNID. I I54 LANE WASHINGTON BOULEVARD E SEATTIE, WA 98112 TOT 2 �� SRWITE IN THE COUNTY OF SNOHOMISH, STATE OF WASHINGTON. SIDXTI W BE CROY w VICA5UIL9t nuw PF IA4Pf461RF, I TM PAHCEE NUMBERS 'i1R71f7.EUP-fD9-M A PORTION OF THE WEST IM FEET OF ME NORTH 216 FEET OF MCI 4, SOARERS 5 ACRE LOU LOr 12 I PROJECT ADDRESS; MPB 212M STREET W TRACTS. ACCOROWG TO ME PLAT THEREOF RECORDED IN VOLUME 7 OF PLATS, PAGE 25, RECORDS OF SNOHOMISH COUNTY, WASHINGTON. A PORTION OF THE WEST 100 FEET OF THE NORTH 216 FEET OF TRACT 4, SOWERS 5 ACRE TRACTS. ACCORDING TO THE PUT THEREOF RECORDED IN VOLUME 7 OF PUTS, PAGE 25, A PORTION OF THE WEST 100 FEET OF THE NORTH 216 FEET OF TRACT 4, SOLNERS 5 ACRE A PORTION OF THE WEST 100 FEET OF THE NORTH 216 FEET OF TRACT 4, SOLVERS 5 ACRE EDMONUS, WA 98026 CtiNI(C'KI AT THE NORTHWEST CORNER OF TRACT 4; RECORDS OF SNOHOMISH COUNTY, WASHINGTON. TRACTS ACWTIDNG TO THE PUT THEREOF RECORDED IN VOLUME 7 OF PUTS, PAGE 25, RECORDS OF SNOHOMISH COUNTY, WASHINGTON. TRACTS ACCORDING TO ME PUT THEREOF RECORDED IN VOLUME 7 OF PUTS, PAGE 25, RECORDS OF SNOHOMISH COUNTY, WASHINGTON. 2WAXu GENERAL COMMERCIAL (CC) THENCE SOUTH 0751'32' EAST A DISTANCE OF 35 46 FEET TO ME TRUE DIM OF BEGINNING; THENCE NORTH 89'07'43' EAST A DISTANCE OF 38.00 FEET; COMMENCING AT THE NORTHWEST CORNER OF TRACT 4; THEME SOUTH W51'32' EAST A DISIADE OF 171.67. COMMENCING AT THE NWIP199 CORNER OF TRACT 4; COMMENCING AT ME NORTHWEST CORNER OF TRACT 4; i JIAdSO1CIgM Cm OF EDMONDS THENCE SOUTH 00-47'22: EAST A DISTANCE OF 2f O7 FEET THENCE SOUTH 8958'18' EAST A DISTANCE OF 26.52 FEET TO THE TRUE POINT OF BEGINNING; THENCE SOUTH vrmYis' FAST A 01MANCE OF RAGS FEET,, THENCE SOUTH B9'52'S5' FAST A DGTMCE Of 6205 FEET TO THE TRUE POINT OF BEGINNWG; PARCEL ACREAGE PARCEL 005807-DOC THENCE SOUTH 89'07'43' WEST A DISTANCE OF 3797 FEET; MENCE CONTINUE SOUTH 89'58'18' EAST A OISTANCE OF 23.50 FEET,. THEME SOUTH CC4T7Y WA G3AWCE OF P,13f REF Im ILK PART OF &UV*)FT, THEME CONTINUE SOUTH B952'55' FAST A DISTANCE OF 37.96 FEE(; I 21,60J S.F. (f 0.49 THENCE NORM 0051'32' WEST A DISTANCE OF 2900 FEET AND MINT OF BEGINNING, MENCE SOUTH 0000'46' WEST A DISTANCE OF" 43 FEET,. THENCE NORM 69'O%43• EAST A DISTANCE OF 38.07 FEET; THENCE SOUTH 00'51'33' FAST A DISTANCE OF 3473 FEET AS SURVEYED THENCE NORM 89'52'55' WEST A DISTANCE OF 23.50 FEET; THENCE SOUTH 0G'S P, W FAST A DRAIN"' D• Y* FW Tlflltf 5l9Rlf 09W'W5' MT A.DSAWICL Or J607 FEET,' I SETILATE IN ME COUNTY OF SNOHOMISH, STATE OF WASHINGTON. MENCE NORM WNW" FAST A DISTANCE OF 44 J9 FEET AND PUNT OF BEGINNING. THENCE SOUTH ff9fflr EAST A DISTANCE OF M 2 FEET,, THENCE NORTH 00472' WEST A DISTANCE OF 35 38 FEET AND POINT OF BEGWNID. LQLJ I1FAC[ NORM 474YAY RESET A 76SF/IX OF J6.IB FEET AND POINT OF BEGINNING. SITUATE IN ME COUNTY OF SNONOM6H STATE OF WASHINGTON. STRIATE IN THE COUNTY OF SNOHOMISH. STALE OF WASHNGTON. SITUATE IN THE COUNTY OF SNOHOMISH, STATE OF WASHINGTOAL I Attachment 3 A IICIS. A AF RR TO T IOU ART E01"R na RECORDED Ili' EVOL ME 7 OF L SOLVERS S ACRE Lor 7 IBBCL9A@ TRACTS. ACC SDINGNOHOMISH MI ME PUT HEREOF RECORDED IN VOLUME 7 OF PLATS, PACE 25, OF THE NORM 216 _ LOT 10 RECORDS OF SNOHOMSH COUNTY, WASHINGTON. INCTS. CCORDNG TOMITTION OF ME ST 100 THE PLAFEET THEREOF RECORDED IN VOLUME 7 OOF F 4. PLATS, PAGE 25ACRE A PORTION OF THE WEST 100 FEET OF ME NORM 216 FEET OF TRACT 4, SOLVERS 5 ACRE MADC°TION OF THE WEST 10 FEET OF M ACCORDING TO ME PUT THEREOFENORTH RECORDEDI6 FEET OF IN VOLUME TRACT OF4. PLATS, PACE 25ACRE FP L N 20170041 pIWI COW AEON COMMENCING AT THE NORTHWEST CORNER OF TRACT 4; AMVD$ OE mu"OH COIARM IGLSNTTOW TRACTS ALL'YIHONG TO ME PUT THEREOF RE IN VOLUME 7 OF PUTS, PAGE 25, RECORDS OF SNOHOMISH COUNTY, WASHINGTON. MENCE SOUTH W51'J2' FAST A DISTANCE OF 61L 6 FEET TO THE TRUE PONT OF BEGINNING; RERAW OF SNOHOMISH COUNTY, WASHINGTON. T FEHNINRY T017 THENCE NORTH 89'07'43: EAST A OISTADE OF N.97 FEET,COMMENCING AT THE NORTHWEST CORNER OF TRACT 4; COMMENCING AT ME DRMWEST CORNER OF TRACT 4; Y MENCE M M W47'22EAST A DISTANCE OF 2900 FEET THENCE SOUTH 00'51'32' EAST A DISTANCE OF I7L67; COMMENCING AT THE NORTHWEST CORNER OF TRACT 4; THENCE MUM B9'5255' FAST A DISTANCE OF M05 FEET TO THE WE POINTOF BEGINNWG; THENCE SOUTH 89'07'43' WEST A 06TM'CE OF JZ93 FEET,' MENCE SOUTH 8TM'18' FAST A DISTANCE OF 50.02 FEET TO ME MUE PoIM OF ✓ THENCE SOUTH B9'5255' EAST A DISTANCE OF 62 05 FEET; THENCE CONTINUE SOUTH 895255' EAST A DISTANCE OF 2400 FEED, THENCE NORTH W51'J2' WEST A DISTANCE OF 29.00 FEET AND POINT OF green {� THENCE CONTINUE SOUTH 89'58'I8' FAST A DISTANCE OF 23.50 FEET,, THENCE SOUTH W4722' EAST A DISTANCE OF 54 38 FELT TO WE TRUE PoIM OF BEGWNIW. THENCE SUM W'47'22' ENT A DISTANCE OF 129.57 FELT MENCE SOUTH WOO 6' WEST A OISTANCE OF 44.47 Ml[ THENCE NORTH 89'07'4J' EAST A OWANCE OF 38.03 FEET,, THENCE SOUTH B9'5B'18' EASE A DISTANCE OF 3B 11 FEEL' SCALE.' 1. = 20' SITUATE IN THE MUNN OF MWOM514 STATE OF WASHINGTON. WINCE NORM 89'S2'S5' WEST A DASTANCE OF 23.50 lii7; THENCE SOUTH 00'5133• EAST A DISTANCE OF 29 D FEET THENCE SOUTH 00'S 1'33• FAST A DIS18' EAST A DESTANCE OF 4901 FEET,' SHEET LOi 4 MENCE NORM W00'46' EAST A DISTANCE OF M.43 EW .Nb IGtlFI OF rp.'�SWWC FEI THENCE NORTH W47' 2• WEST A DUMCE OF 2A00 FEEWEST A DISTANCE OF M. 07 D AND PoIM OF BEGINNING THENCE NORTH 00-THENCE SOUTH 51'J2• WEST A DISTANCE OF 40°011 FEET 0 20 40 1 Of 1 A PORTION OF THE WEST 100 FEET OF THE NORTH 216 FEET OF TRACT 4, SO HERS 5 ACRE SmgM IN THE COUNTY OF SNOHOMISH, STATE OF WASHNGTU. THENCE SOUTH 895B'18' E45T A DISTANCE OF 37.89 FEET,' TRACTS. AC ' 1[ 44 of COo" 7P swam 5fa[ or 01"Ps . a THENCE NORTH W4722' WEST A OISMANCE OF 129.61 FEET AD MW OF BECINNWC. �y S_ Tr PRELIMINARY PLAT FOR: SNDH TO THE PUT THEREOF RECORDED IN VOLUME l OF PUTS, PACE 25, RECORDS OF NODMISN COUNTY, WASHINCRJN. SITUATE IN ME COUNTY OF SNOHOMISH, Coast Surve s �n� MISN, STATE OF WASHINGTON. r�T " 1 COMMENCING AT THE NORTHWEST CORNEA OF TRACT 4; Q' - LAND SURVEYING & MAPPING HYDE PARK TOWNHOMES MENCE SOUTH 0051'32' EAST A 0157ADE OF 93.46 FEET TO THE TRUE PONT OF BLQYtl11f THENCE NORTH SET '43' EAST A DISTANCE OF 37.93 FEET,. - P.O. BOX 93 ft PL N 20170041 MENCE SOUTH W4722' FAST A OASTANCE OF 36.01 FEET. THENCE SOUTH BT58'18: WEST A DISTANCE OF J7.89 FEET,' MILL CREEK WA g8o82 NW NW SEG2 THENCE NORTH GO'S 1'32' WEST A DISTANCE OF 36.21 FEET NO PW 4 OF &GRAY# • --� 1/4> 9 T.27N;, R.4E., W.M. �rrc LR PIPEmuWFr or sA»n[4(ae sArr or Imp 147AI PH, 425-512,7099 FAX 425357,3577 DRAWN BY DATE DRAWING FILE NAME 5CALE )OD NO www.PCSurveysnet DP 11x¢17 171242pre.dwg I^- ■~ Q Packet Pg. 18 1 SITE PLAN PROJECT DATA I USE A5 DATUM POINT FOR HEIGHT CALCULATION 4 -APROPOSED S MAIL BO PROP055M 4 _ 3 WATER I M NEW 6' WOOD PE6>rc TYP. INSTALL FIRE HYDRANT AT TTF FIRE DEPARTMEN'r APPROVED LOCATION PRIOR TO ARRIVAL OF C,oMBJSTIBLE MATERALS ON SITE oF'x DEMOLISH EXISTING FEY.E, TYR 9QTiI' IR® 6' GIP '•"' caffGR�IE PwLLs STRUONRAL 61' I OTHERS QDRNJaNA�AND PIf� TO BE STRIPED AB FIRE LAW. SEE AW FOR 5TRIPIN6INFO. r ..n�` P In �.11SD] 9LA1 rN 5l�! PE2 CENTER OF RIB -OIs4Y .'� PROPOSED CURB CHIT P,,' e4i0PtOSEq R71eRT M1Qk1M7I bi6m LOCATION FOR PRGPOSLV _,.. ENTRY 3q� � I +_ST tit 1 PA 24'-0' OF �s a Warr mRC PAV14L BUILDI 02 BUILDING I • � Iret Ter m n 1l LL4 Lr SIDE 2" • 4W P ELWTRJC VAULT FIRE ELOCA WALL TiiW'r REFER TO CIVIL DRA61115P1 TYR SUIL VAULT N' Ao IJ .4064'- wr...a• r7wa 3 21-2th-STREET-S-0. 403E ll_7 Slirrri f.y ) — POUR® 6' GIP =t CONCRETE WALL T 51RUG1URAL BY n OTHERS,& u� w7 B EXISTING OFF E . yAIIRxT�.x rORt I VA r ,1 0 City of Edmonds Q I Site Classification Worksheet 'The pfofeCl a SNe Clabihea114n wi3l lHeeNlo rhN aprelGe sWrmu-,4ef manaAemfnl rN+Hrerneah AppllesMe myvlMflte (.i7ulple[IAg chic rarkahral will lulp determior ibe emortA of yol.tcd imprn'ian euefaea and'nheaher your proJott fa11e 3nm dte el4. dlindwi of a Small 31te {Caeelp•e7 1 IN CmePary 2]. B[ 3 ►flll0r STie. i L Fnlrca D311d Fa}�,V6IPR,kIaD ' II if 7ermnhk l•Aaetnefd FmPav4ll For llxen ddc Siie7 ❑ Yea J� No Re rr+u 5rarnwrr rrrlrr C7t nrr ].J IfYq$, tie whjecl urn is m be eonaiderN imprnian fat inlliw.ilc clAutf cxian 4.urporet. Include total peneeabk pn'remcot in the calcuWlnn oI`hy aditcd-$ffl&-9d9kV0r 'rj,�,a'Ln.pm'ious=race areas in the table below, 21 1l W mlei the Annelmt arld Type of et6dltlg A Preptrrd im➢mlous SO Han fer the Aft R rm-4arwnr+eer eman Chpw,2o.d Fig. C 1 1� l� ldnasy p,r NmRepdrlyd iby+rnlaar Snrdce der4. y{ye2: Ldtrdfy.br ite}lettd impenara. sarhtt Am. m„Otrrg fit and :a.o+n la:TlY'L wat Reu•Jr.,d: crow m both ny'be wo. Nex:� I,nyv,�n..vrv•ei.x.Pww'e4 RfprxdtrnPr.+lw+m.r•,ni/U.'rrM,:feralrua.et .mlv «Anne Wle ea. Refer+a the Obr Y.w T"ll. 1xn+ul,«Ne+IrH7.tors..w.rattAnlnya..rw��AlN,q..t.,w..rr wtawr IYlar anv itu d.+. d wr,uiva Im u,e a nr tar n ew+><+�,t.:ao sa Ir.IuLJ in ta,. wwl.,�... trx} .wee r.P'"rhlYpmrrl w r NeelwedYW.wI•m1 wa. ldRfl: FMtttlbe w,a,:f weiwt^�y�n'..:: °�;:dd 4u wol sne ,r(.,•,n.. .. L,,.s:wend(yiNetarLalynrrerefymrdaauanywc,,INinielty,Nrrw.ed.+[,mrw ktnwnaB<menlsyncm. I mrA lbra IN m. Jrhr rrWew Ll.cilr.. rbr,+4 t. Luq 5ta 4d.*ufy dre td.l A.+g.Wnled wen in which xn t,..bcr emanal. w,r nw yrr hoe. a{q:Iir4 Line T: Idemify,he tmal aru p apoaW to be mitigmcd through the ow of Low xtDs,Ylopmm Telml4uic Idmitytl. .,.I epopud to bmhipdmmugh -iwl SmMm}nmTechnqus Le p.. wdt• a— or the nIII"im table en the drai7u>ta plah 9twet ror Cho IWOPVed lim]"t •• Lt. Type A—(K.n, tl 1. Nun -Rep t w D e 2. Repr N 0 U ]. New(Pon 1977) 4 4 4 i 4 4 1T,651 Tm4 RaiaW lRgenrm A... ITT i Mm ." inr rra Tidal A—NNI¢jled by Tiddtag Sear?—te, Mmctement Sy' -so() 0 n'� 6• - - lt%W.,ed Arta Not W1 Nllllgulyd r 7. Arm Peopmed WMMlUgakdby Lowimtatct DcmlQPW.T halm 0 I. Area Proposed W he Mutilated through Cunrtalanal$WM T.hld4am 17,653 We^•=vrwn P^^*s.uovaa w• hx•s�e.wram,rn•+ar,w Yf•x r4wrlrrnsMlwrrr++ta Nn IvJ„n.1r0.S/JOl2 e72-SWAT ion Con 1_0..U5.12Jur P,.ar 5 uJ 12 City of Edmonds Site Classification Worksheet Y Page 2 OF 2 ti'•' Si fletrnnlae the Tow .1r41v[fsltd Dhwr6ing AcllHV Zf1603 d Rr rroSY[+...arutr. frvty.Nf' r<x 4) Wrennine 11he<1wandly ofGr4diltp YIII "Ur FAC" don 3o,eC.r]1 ry 5) h the pr4jeet Mm'rrt'A Arn W hlore nr Nrlhp VereiAllao In Lawn or ❑yes 1/y No [.atldlf. Arri! dJ fdcn* the warrrbee Ntc tlitlirrx 5lir Hweofl'DwNr.ri es to rc to Sfnrrm.nrrrS rmrnr CI Based on Site Location and Watershed Map - Figum-G k eU row onely. A. ❑ Direct Discharge B. 0 Creek or L ke Basin D Edmonds Way Basin ❑ Puget Sound Basin D Puget Sound Piped Basin DETERMINE PROJECT CLASSIFICATION USING THE INFORMATION ABOVE AND THE [ON CHA RT (Figure B, pg 4) --Small Site - CategoryI %($mall Slte- Category 2 Minor Site Srumuvater Supplement Slonmvoler supplanem Sm.—ter SrrpplernenI Chapters Chapter Chapler(i Rn-1-JN5-12 F.'J2.514',N_F.rorim CwnmlL].Os,/2.Jrc 1nsr6 f12 PROJECT ADDRESS, 12S5 212TH ST. SI'L EDMONDS, HIA 4B026-TF94 PARGL WHOM OVAUriO00004102 LEGAL DE!,MPTION, 50,,, L5 5 AGRE TRArrT5 ELK 000 0-02-7 IOOFT OF N 216FT OF TR 4 PRO-'rT OY#eR. EDHON06212 LLG. 5755 6 7M AVE. NE, 5FATTLE, MA 4I05 PRO.ECT ARCHITECT: LAIW HO ARGHI7%79 104 LAKE SAMMM45H PARQ%Y 9E BE7JEAIE, WA 4000E TEL. 425.4229862 kNHORITY, CITY OF EDMONDS ZL*Ois, C162 ZONE LOT AREA, 0.44 AO4U5 - 21JWB SF PROPOSED PROJMT, IZ TOYNIOUSE LM75 VEN61!ED TO 2012 INTERNATIONAL RESIDENTIAL CODE C4N5TRUGTION GROUP 4 TYR: R-2, VS,, (6ARAGG U. VIA) 5COPE OF WORK ODilGr 1OTION OF PROPOSED TONNIOUSE UNITS AND ASSOICATED 511E WORK PROPOSED &ROSS FLOOR AREA: 215241 5F BLOB. BROpIp FLOOR 6ARA:EE MAIN BOOR UP -ER FLOOR SLOB TOTAL I 1254 BF 1492 SF 5" 5F 3201 5F 9529 5F 1254 1942 a"3201 9524 5 1954 4 636 3000 2995 91S3 2B241 5F LOT COVBIA6E CALCULATION: PROPOSED IMPEtV105 AREA WILDING FOOTPRINT: BLD61- 5246 5F IN DS 2= 3246 SF BLDB 5e 91BO 9F PATIOS, PEDESTRIAN ZONES, o d DRIVI94AY: T48I SF TOTAL. 11655 5F LOT COVERA6E4 1160 SF/ 216M SF= Ob2e 62% FILE 5PRINKLEe SYSTEM, NOT PRDF05M PROPOSED GUEST PARKING: 4 STALLS H55HT . A USE EXI5TIN6 SSW TD 1M NORTWgT OF ME PROPERTY AS DAIUM POINT. RIM-410.36', SET AS 4100' FOR THIS POINTS: IA- g5.12' 2Ar 46.12' 3M 42b2' IB= 94.12' 213= 469T 313= 4Ob2' IC= 42.95, 2Cr 95.12' 50- 8162' .0. 94.25' 2Dr 963l' 50+ 8962' M AVEREBR.ADE: WILDING : (4<i.12'.g4J7A2A5444.2VJ/4.942T AVERAGE GRADE: EUILDINS A (9B12hg6DTW572',403P)/4 46.-Fr AVERAGE GRADE, BUILDING 3: (42b2'AOh2'.B7b2'.6Rh2')/4= 4012' 052 ZONE ALLOWABLE HEGHT: -M MAX MAX. ALLOWABLE HEIGHT FOR BUILDINGS, BLD6 1. 15'. 441T' a 169T1' BLD6 2: 15' . 46 T a 111.77' SLOG, 5: 15' . 40IT- 16512' I P�RK1I$i,SpncESREoa_ 2� PARKING SWES BIER FREP RARHING SPACEfi: ,_ _ � . -- Zrnle__��r Z- _ Cemer�Fleg_ etbaFk$ yzak4j _tAStual FeIIrW N �_ $idler rlw 0 D 31.3 Rmf S f) _ -- i Other (00 !I. . 7 �)f lSrl v .O.Y U) REVISIONS: �5/29/2015 j PERMIT COMHIENT REVISION 19I3eWT O "'VT 01TV dN {� )•0p4T L,OHT'a1r Rev951w QPav+T REVIBtL4J Attachment 4 PLN20170041 Gay COPY a "Is 4 Orl r q�I Packet Pg. 19 R a 2.1.a FIBER CEMENT SIDING: JAPES ASPHALT COMPOSITION 5HIW" TYP CERTAINTEED, WLOR: PCAAER� MOOD k2 JW COLOR To MFY®IE COLOR= AROTIC UNITE, TYP. Address numbers (4" m' 'n' ♦�Ll,w[]AK SUWECi� FIBER LBHBIT 91DING: ,LAMES HARDIE, HARDIE PMEL, COLOR TIMBER BARK, SMOOTH 4. ;y FIB9X GEMENf SIDING: JAMff5 HARDIE, HARDIE PPNEL, COLOR TIMBER DARK, 1111= LEMEM SIDING: JPPES HARDIE, KNIPS M" LAP SIDIN5, CEDAR htdth) sh II be posted tto be wi I visible from [he ain y 1 TO �..� r• t IN.)PeCTJOIL HARDIE, HARDIE RANK LAP 51DING, CEDAR MILL, 4' a PIEER,LE-M 51DING, JAMES �Z HARCeTw COLOR. SFbOTH WINDOVZ TYP. HILL, 4' EXPOSURE COLOR HARRIS CREAM (Typ) p Pl et or road fronting the FOq ��� CQ'''� �r+�r EHPO51/E. COLOR: KHAKI BFiOYN (TwJ W R'L Tom. ,y rl IRC R319 -- t2 1I1O TD. R�rsC � e TO. PLATE 4 m 1at%FR nOta ia6'3 + _ m 1 m T INDICATES 5AFEfY GLAZING - BRICK FINISH, TYP. 1 GROLHD „art pATW PT- MVWRAL Mo m asso COLOR: 4wr'aN7CJ BLDG. 1 WEST ELEVATION AYHL�YE 6RKC .M]Y t@.ATlYG TO 9AlOH 7•Y!' L ❑ FIBER CEMENT SIDINS, TYP. JAMES HARDIE, HARDIE RANK, CEDAR MILL 4' EXPOWM COLOR HARRIS CREAM (TYP) 12. If If !��I ERICK eN5K TYP. KJNAL MATOUALw COLOR. HAWAM SLD0- MISSION FIBER ,HARDSIDINGK, CEDAR AR MI BLDG. 1&2- SOUTH ELEVATION HARDIE, HARDIE RANK, CEDAR MILL B° g - FxPO`JJRE, COLOR: KHAKI BRO/'BI A4.0 SCALE, 1/B'.1'-0' _— FIBER CEMENT 510NG, TYP, JAMES HARDIE, HARDIE PLANK, C®AR MILL 4° EXP05URE. COLOR: HARMS CREAM MYPJ -TO— l - -TO. RDdE EbCl4WO - - - _4w_w 1. - v - YriS ,`�.1.1ti{,�•v_i,,•H aTu''f rh'.�:*: ;:4'i' GRq,FyD T40OR -,','+.'Y','f.7s+ ERICK FINISH, TYR KRAL MATERIALS. COLOR MOUNTAIN BLEND- MI56ION FIBER CEMENT 51DNG, TYp.: JAMES HARDIE, HARDIE FLANK, CEDAR MILL B' E)(POSAE. COLOR KHAKI SWAIN 40C POST BUILDING ADDRESS AS REARED, TTP MATCH. MOUNTING HT. ON ALL EWLDINGS. PAIb.DQ4 HNOM *kU Me B'HT. MIN WITH F71L MAM VVM GR X4' AND APPAOR UATE To BUILONG SIZE THE - - E+ o.T.D Esc ♦,4 BLDG. 1 &2- NORTH ELEVATION t. SCALE: IIIIIIIIIIII� :, IIIIIII� � w �� Illlfllllll1811NIlil 111illllillfllilllill FIBER CEMENT SIDING. JAWS HAMAE BLDG. 1-EAST ELEVATION A4A SCALE: 1/B'•I'-0' FIESUB 5N EMT °IF sn�w+n. W 2 0 LL O LL H- 0 Z W Z Y O I- 0 z Q= U D W C J) O Z g O T 0 N b Lr� ", r ELEVATIONS DATE 1/29/I5 PROJECT NO.: 132CR SHEET NO: A4.0 Packet Pg. 20 R Q ASPHALT SHIN6LE5 PLYWOOD SHEATHING PER STRUCTURAL EN6111E92ED TRUSSES PER 57RIGTURAL Tio. RJgyE R-44 INSULATION 5/B' TTPE 'X' GYP5UM BOARD (PER IRO REG UIREN'Eff ADJACENT TO PARTY AND 5/6' &YFaM BOARD BEYOUNT BATH 2 2YA STUg5 a A' Or. VY bYfaM 1110ARO uFHaz nacR ,� T�Elf�j.' },�.�IL CLISTWCfKIH r1 L�YNT L.AP 9PDP16 UI5 FELT PLYWOOD SHEATHING PER STRCTURAL DINING 2X6 SINS ®16' O.G. R-21 INSUATION 50 TYPE 'X' GYPS.M BOARD ONTERJOR rT 1 6 1NEAT1IN'6 PER 5TRZTURAL, Mm JOISTS PER 5TR/CTIdRAL, TYR SLAB ON GRADE FER STRCTURAL - R-10 R16112 INSLULATION 4' COMPACTED GRAVEL OR=BUD&RADE - 6M, VAPOR BARRIER COMPETENT NATIVE SOIL OR COMPACTED 5TR'CTURAL FILL, OR PER 6E0TECH RIFORT SECTION C-BLDG. 3 A5A y�l�p I/4"=P-0' BLDG. I, I, FRAMING: NOMINAL 2X4 WOOD SND5, SPACED AT 16' OC, DOUBLE TOP PLATES, PROPN261I ATTIC, AREA: W62 5 F, SINGLE BOTTOM PLAT. REQUIRED VENTILATION: W62 SFJ 500= 102 SF. MAX. 50% REQUIRED VENTILATION AREA AT LI PE5R PORTION OF THE ATTIC: 5.1 5F. 2 FAEATHINS; PROPOSED VENTILATION: ROSE VENT AT THE PRIMARY RID6E5, 5B' IN TOTAL LENGTH. BASE LAYER 5/5' TYPE X SW5, APPLIED AT PJ614T ANGLES TO EACH SIDE OF 58'X IB 51NC44 PER LINEAL FOOT OF THE VENT. 1044 51NCH/ 144= 125 SF> 5.1 SF, DOUBLE ROW OF 2 X 4 WOOD STUDS ® 16' O. C. ON SEPARATE PLATES I° APART NTH THEREFORE COMPLIANT. 6d COATED NAILS, I ? LONG, 0A65 SHANK, J" HEADS, 24- O, L FACE LAYER g' TYPE "X• ONE, APPLIED AT RI&HT ANGLES TO EACH SIDE WITH Bd REMAINING 50% REQUIRED VENTILATION AREA OF 5.1 5.F. IN FORM OF EAVE VENT.: COATED NAILS. 2 a" LONG, OJOO' 5HANK, #' HEADS, B` 0, C. 4' DIAL SAVE 5=O C9" VENT AREA JOINT5 STA465M 16" EACH LAYB4 AEG 51DE. 2 5,1 5 Fl 004 5 F= 5T FN PROPOSED SAVE VTILATIONL INSTALL (57)4' EAVE VENTS AT EVEN SPACING. 5. IN"„(tATWN. 5-V2' THICK FECR44A66 INSUATION J BLD6. 2: REWIIFID VEINTI ATIMI, SM "1590• IOi 6P (REF: 6A FILE NO, YP BB20 SCAN R EWIIIIIED VIMATON ARIA AT UPPER IN7RRON OF 71E ATTIC: 9J 5F, P,.— WRILATIONL RDeB %INY AT TIC P%MAK' IRP&MW N TOTAL IDMFK 1 fdHDRUiT 9" *yAKAI PER LOCAL FAIT GF TIC YBNTs 10" SUPPLY M4. 125 5F> 5.1 SF., THE FIRE RE515TAMe4ATF9 WALL OR ASSETIDLY SEPARATING TOWNKU15E5 SHALL THEREFORE COMPLIANT. BE CONTINOUG FROM THE FGUNNATION TO THE "MZSIDE OF THE ROOF SHEATHING, REMAINING 50% REQUIRED VENTILATION AREA OF 51 5.F. IN FORM OF SAVE VENTS: DECK SLAB. THE FIRE -RESISTANCE RATING SHALL FJCTF]47 THE PILL LENGTH OF 4'PIA- SAVE V131f5=0.09' VENT AREA ALLOR THE W. OF ASSEMBLY, INCLUDING WALL EXTENSIONS THROUGH AND SEPARATING SJ SFJ 0.0E S.F.= 51 ATTACHED ENCLOSED ACCESSORY 5TROTURE5 PROPOSED EAVE VENTILATION, INSTALL (ST) 4- EAVE VENTS AT EVEN 5PAGN&. BLD6, 5: 1 PROPOSED ATTG AREA. 2615 5F. l All th[nypN" A tlwmknlw REQUIRED VENTILATION. 2B15 SFJ 500. 9G SF. MAC 50% REGUIRED VENTILATION AREA AT UPPER PORTION OF THE ATTIC: 4b 5F pmeHWinRs 1w 11 �leIiI Nerd) PROPOSED VENTILATION: RIDGE VENT AT THE PRIMARY ROSES, 4T IN TOTAL LENGTH 4YXIU�pE1{AI 6011 be AIYfIOpw WWI . 41'X IB SJNCH PER LINEAL FOOT OF THE VENT- W 51NCH/ 144. 5U3B SF> 4.5 5F, an approved frestop Tmem. INNEIRM COMPLIANT IBC 714.3 REMAINING 50% REQUIRED VENTILATION AREA OF 4 B S.F. M FORM OF fAVE VENTS: - 4" VIA FAVE VENR=O.(X1' VENT AREA 4G SFl 0.04 SF.= 54 FROP055ED SAVE VENTILATION INSTALL (54) 4" EAVE VENT`- AT EVEN SPACM6, OD16Y 11TIl5 (APPLICABLE TO ALL UNITS, SEE ATTACHED ENERGY CALCULATION 5HE!T5 FOR DETAILS) F'ROJEGT TO MEET 2012 KA STATE EN926Y CODE PR SI R]PTIVE METHOD BASED ON TABLE R402II WINDOW U-FACTOR = OW CEILING INSULATION = R-4 EXTERIOR WALLS - R-21 SLAB ON &RAPE = R-10 (FOR HEATED AREAL TO MELT ADDITIONAL ENERGY REWIREMENTS FOR NEVILM DWELLING UNITS, ACHIEVE THE FOLLOWING CREDITS FROM TABLE R4062: EFFICIENT WATER HE -LNG SB: 05 CREDIT) WATER HEATIN& SYSTEM TO BE 45% HIGH EFFICIENCY TANK-LE55 HYDRONIL UNIT TD Fir-o 114SPECTIO14 FOR CODE CQkINJAWS 8'9 PR"DE AND INSTALL FIRE RETARDANT A,ID PL SHE SHEATNIN6 PER RTC 50222 sre TYPE x 1G 0PL`[Y55 AU o I T'EHIEIRATiOI� wTIRH V4" ROOF TRUSS PER STRUCTURAL, TYP, DO 1RUS5 W/ (2) I' TYPE 'X• 6Pe EA SIDE Y �+� µ 1 ✓ways R_a rx. rUv»7� .sr ' A (i, ui O T '�' m P t* TIC FRFQ A0" . x E 1NS95SA'C! RATm FW.L C/AQSTpwro N 2X4 KK 5TX5 • RI' 04 OAR RIg,4AT1pN fY O I' ABC GPAGB LL TAT7 RL%.LA1104 2X4 4N, SRGS ■ WCA. O xerle '"reePlcae.• J) z � Y ° Q n 51. 2OE RIM BOARD PER Q z PETAL 6 T 1 OF SHT. 540 Q < o Z Y) O a 2 F >¢ ? — T U G SHEATHING PER STRUCTURAL, Q w TYP. :D O Q Z --marIG JOISTS PER STRUCTURAL, TYR w — Q 0 T � 1 LLI 0 i' 210E RIM BOARD PER . DETAIL 6 U 1 OF SOT. 54.0 N ryM N 9-OZ 04 GRADE PER STRIOTMAL N e u ` O iT % 4 SECTION A- BLDGS. 1&2 .�T , TYPICAL SECTION AT PARTY WALL Off} m ASA SCALE: 1/4'.I'-0' _ �Y' � SCALE IM-1'lJ - - � +—. co w c_ &4 V4' SECTION B- BLDGS. 1&2 Aao SCALE: I/4'N'-0' FIRE RVARIVA"T ROOF TRUSS PER TFVATDO R SHEAYIIR¢ STUCTURAL, TTP. 1 Yr Q2 PEIR IRG OM.22 E m 5/B'TYPE'%' ow TYP PER IRL 50222 � J 4'-0' m ... . - w PS,WI"5 IN THE m N N 2X4 STUD • 1V 04- (2) T 5YB' TYPE'1P 67 N 2X4 MR ST JO • IV OC, BATT INSULATION I' AIR SPACE N—MR. STUDSsl6.O BATT INSULATION -- (2) 51W TYPE x 6PB 1 SECTION AT PARTY WALL (I A SCALE: V4'1'-0• 4'-0' II II A'O' m N2%4 sTIID.l6• T YP E 'X' 0) 2%4 MR 5TUD s l6' BATT INS,LA' I' AIR 5P 0) 2X4 MR STUDS • 16' BATT INSULA (2) WV TYPE x 0) 2.4 5W 9 16' N W TYPE x -SECTION AT PARTY WALL j 61 ALE: I14'=I'-0' :�. E TWO FIpA RATED FARTT' WALL 1 PILL� yy 1 REVISIONS: --- �j 5T2TIiA� P[g4Y OOM4ENT R@A510N � /� /2 AW5 F150910OWENT MBING WALL] I f HO RiPeINIS IN T THD "MR FATf9 "All NCR+ J BING WALL) �cV L , liku' wXWpU1n "IUPar: 15T� AF�' .wiT � !-• I SECTIONS 11 DATE I/2A/15 PROJECT NO: 15204 SHEET NO: A5.0 R Q L Packet Pg. 21 WV E—V ,.395. 96' PROPOSED] NF'IV 5'-0HL 1✓oaD 7I1I�,F, F.H. C.O.#7----- T P IE.- 398.78 (A[ USE FOR 1RRIG4TfON I , rt FT i 1 " POLY (TYP.) O cu i C.O.#6 IE: 396.67 (A9) 1. S #1 • RIM: 405.60 (AB) IE: 396.87 (8" N, OUT) (AB) E. 397.05 (6" S, E, IN) (AB L A d 7'5 "SIDE SEWER (TYP.)— — ' C.O.#8 —� IE: 398.34 (A YDp w IE.- 403.17 (AB) — - 4" p �ti�Llif35 44, NE 1/4, SEC. 29, T. 27N., R.04 E., W.M. .S1VOHOMISHCOUNTY, WASHINGTON 10 f01 SIDEWALK C.O41 2" BLOW OFF IE 395.47 (AB) ASSEMBLY y_L.N a C O.#4 IE.• 398.64 (AB)- 143LF-8'PVC ® 2% ` PERVI ) US ' f \p PAVer, DRIVE IkAY 11 -8110 SO ®7.271 ' C.0.#2 IE: 397.33 (AB) 0 6" SIDE SEWER (TYP i 4" SIDE SEWER (? F C.O.#5 IE: 398.27 (AB) i Y D. JJ2 — IE: 402.12 (AB) 6'• PVC--,- IE: 399.55 TI o POURED 4FIRECK 6" CIP TF-8"0 SOCONCRETE WALLSTRUCTURAL PVC ® 29'BY O�/(T)HERS ARO No C.019 f IE 400.23 (AB) 1. C.O.#3 Y i IE• 399.13 (AS) CB#1 RIM: 403.60 IE: 400.75, 8 "0 (NE) l IE. 400.92, fi p (SW) RIM: 404.33 IE.- 399.33, 8"0 (S,NE) IE.- 399.23, 6' — ---- .......... f 4 59LF-6 SD @ 1.021- i. � F DRAIN TO YARD DRAIN (TYP.) TOLF—g 0.7% RIM=404.6 E IE=399.93 8" 0 f}W R 28.0' R-TANK SYSTEM W/INFILTRATION 21, 1 1 'X I3.12'X5. 58' WARR NSTALIATgN NOICS r— O CL a) 0 Q �.. MAINTENANCE PORT Q wsrau: 1-0 a WE AU, ) J-e' W LUNG BODY COUPMA PER COT SID 2-B- DI GTE VALVE (PLVMJ) E].IB.I CTTYOFEDMONDS REPIACE F-ONC GVAL TE VE (as NEEDED) 4Z N t-B- APPROVEDFOR CONSTRUMON _ O RIsTALL 6 9S BENU (MJ) W/INILUsr BLOCKING J y Know wears below. 1 ]� AVSTALL r-B" BTNU lNJ) Call befojo y0Y f �•. C.O.#10 ST w/ mR usr BLDCKINc t-B'.N' TN ITT (MJW) VT1LaYCONFL/CTNOTE• fOR: .PUBLACWOMDTRUCTOR LIMP r — —. _—�_ •, ,�00 IE 4UD.71 (AB) 1-B"s6- BE REDUCER (FLvNJJ I FIRE HYDRANT ASSEMBLY CAOT/ON.• ++ I SANITARY S WEE W/THRUSr BLOCKING O 3/1- RATER NEIER (IYP.) F 1LSPONSRLF FOR VEflNWNG RL LOCATION, Tt1E CONTRACTOR DEPTH OWENStOR AND OF ALL IX61M'G AND MTETIIFR SITOWN ON THESE �_ l PORR'1LING RL UINTTTES AND SURVEYING PINS OR NO. R' FO IES NMALL TAL A. CA E AND VERTICAL LOG110N PRIOR TO L0181NUCIIUN R5 AND WEN sIL4Li INCLUDE LOGTE W A2Y PUBMAW3 TO ALL OF THE x�/ / Of MEW LIIY CROS AT NER U G MIMLING AT LO RINSES SOF W 1 r' POURED EWERS . ON S ID AS VERNY NEWER OR NOT CONTECIs E:f6T. LOGIIUNS UT SAID UTLRICS AS Wfi ff NOT CONFLICTS ,NORW OW RLSE PUNS ARE RL UNVWR . . ` /� 6" CIP To w s sBM WE COWU N AND ME SUONSU TO VARw1LNI. V' CONTLICIS sNOU A OCCUR, RL CONIPACiOR SHALL CONSULT wlm V8NN1r ENGRIEFRING COMPANY 7U 11 — CONCRETE RESOLVE ALL —U.S PRIOR m PRUCE]OM MANY CONSTRIFtpN W WALL • f 42" Attachment 5 STRUCTURAL ,} PERMRSURLNRAL/J BRK ID-JB-TD11 •— 0 BY OTHERS '' L• P! 1 L 1 1• '' ,• 2 PERURSUENWAL/2 BLL D1.Oa-2B1 Li1d06 PLN20170041 _ 1 PERNR SUBNRTAL /T OR( D11BN 1 -13 t REV. NO. OESCRIPTION ami s GTE TAB ACCpMT NO I O Gs mmflA'S N NW 114, NE 114, SEC 29, T. 27N, R.04 E., W.M. HYDE PARK TOWNHOMES 6 a dt'W"ITR wrf+ar M Y _ 1 I saNITARY SCWER LNY SCwIX • iq 011E FLLEKLNE W. 611E SGY[ .� FQ d r.um TAf1659 DwG SPC 06/1712— t =20 1 SHEE1 !. tJMTYCR0ssMSH ON AS -BUILT I //J —I, r-e UTII,ITYPLAN of QA-IN•)DII � Packet Pg. 22 2.1.a SSMH#2 RIM: 406.50 IE: 395.03 (IN) IE: 394.93 (OUT) m NW 114, NE 114, SEC. 29, T. 27 N., R.04 E., WM, SNOHOMISHCOUNTY, WASHINGTON ' s \ - ^5A SO So SO sO w— IS �T Vu' W So y1 S89-52'54"E (.9ASIS OF BEARING` � - - —SS SS , 55 Sr SS SS SS 1 SS �-SS Ss 55 SS YfA7R 'o a /__404, u. ME?ER (TBR) n }I i .r 4' fLA, i4 , 41 PROPOSED ,Y i FH C.O.# C.O.#1 IE. 395.47 (AB)7 2" BLOW OFF I�ASSEMBLY ri IE: 398.78 (AB) I C,O.#4 I, l 4 USE FOR IRRIGATION i _ rw IE 398.64 (AB) '. )VOTE. A 2 FT SIWCUT IS REOUIRED WHEN RESTORING PAVEMENT ALONG ALL CURB AND GUTTER REPLACEMENT. 4; Know whats below. Call before you dig. UTI 17CONFLICTNOTE CAUTLON.- ME CONTRACTOR SHALL BE RESPONSIBLE FOR VERIFYING THE LOCATION, DIMENSION, AND DEPTH OE ALL EXISTING UTILITIES WHETHER SHOWN ON THESE PUNS OR NOT, BY POTHOLING THE UTILITIES AND SURVEYING THE HORIZONTAL AND VERTICAL LOCATION PRIOR TO CONSTRUCTION THIS AND THEN SHALL INCLUDE CALLING UTILITY LOCATE @ 1-80-424-5555 PORIOLING ALL OF ME EXISTING UTILITIES AT LOCATIONS OF NEW UTILITY CROSSINGS TO PHYSICALLY VERIFY WHETHER OR NOT CONFLICTS EXIST LOCATIONS OF SAID UTILITIES AS SHOWN ON THESE PLANS ARE BASED UPON ME UNVERIFIED PUBLIC INTOflMATION AND ARE SUBJECT TO VAROTION. IF CONFLICTS SHOULD OCCUR, THE CONTRACTOR SHALL CONSULT WITH INSIGW ENGINEERING COMPANY TO RESOLVE ALL PROBLEMS PRIOR TO PROCEEDING WITH CONSTRUCTION SCALE: 1" = 10' a S o 10 L PERMIT SLUMITTAL 13 1KKK AO• PERMIT SITBWRAL 12 BKK 1A- PERMIT SUBNRTAL p WK p- DESCRRRKIN rKRILS �y R. W-19-201] CfTYOFEDMONDS APPROVED FOR CONSTRUCTION .gIW3CWD`UU9R'1UR DATA 1 HSIOHT TKOINEIf I11" 1.0, P.0 BOX- 1478 EVERETT, WA 99206 (425) 303-9363 (425) 303-9362 FAX TNrCk@FNST(1.H FNGfKCERING,M:T SITE AOKKESS 72M 21M ST Ge EDMONU9, WA W026 TM ACCOIMT NO'%W511070OUW402 NW 114, NE 114, SEC. 29, T. 27 N., R 04 E., W.M. HYDE PARK TOWNHOMES UWG IILLNPML UE51L'NLU BY: ROIL 1u11: JUH NO —P TWO 1-=10 14-0659 AS -BUILT SHEET FRONTAGE HaROVEMENTS of Packet Pg. 23 r_ Q 2.1.a SUBDIVISION Issued By: CHICAGO TITLE INSURANCE COMPANY Guarantee/Certificate Number: 500062048 CHICAGO TITLE INSURANCE COMPANY a corporation, herein called the Company GUARANTEES JAS Group LLC, a Washington limited liability company herein called the Assured, against actual loss not exceeding the liability amount stated in Schedule A which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. LIABILITY EXCLUSIONS AND LIMITATIONS 1. No guarantee is given nor liability assumed with respect to the identity of any party named or referred to in Schedule A or with respect to the validity, legal effect or priority of any matter shown therein. 2. The Company's liability hereunder shall be limited to the amount of actual loss sustained by the Assured because of reliance upon the assurance herein set forth, but in no event shall the Company's liability exceed the liability amount set forth in Schedule A. Please note carefully the liability exclusions and limitations and the specific assurances afforded by this guarantee. If you wish additional liability, or assurances other than as contained herein, please contact the Company for further information as to the availability and cost. Chicago Title Insurance Company o By: Chicago Title Company of Washington' 3002 Colby Ave., Suite 200 r �'► �--� N Everett, WA 98201 President o Countersigned By: ,5 sgoR,. F o O Attest: O 5EA'1• N Z u J d **kx • Secretary Authorized Officer or Agent Subdivision Guarantee/Certificate Page 1 c C E E t Attachment 6 PLN20170041 a Printed: 09.07.17 @ 09:55 AM WA-CT-F N RV-02150.824679•SPS-1-17-500062048 Packet Pg. 24 2.1.a CHICAGO TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO. 500062048 ISSUING OFFICE: Title Officer: Commercial Unit Chicago Title Company of Washington 3002 Colby Ave., Suite 200 Everett, WA 98201 Fax: (855)394-4817 Main Phone: (425)259-8205 Email: Everett.CU@ctt.com SCHEDULE A Liability Premium Tax $1,000.00 $350.00 $33.95 Effective Date: August 29, 2017 at 08:00 AM The assurances referred to on the face page are: That, according to those public records which, under the recording laws, impart constructive notice of matter relative to the following described property: SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF Title to said real property is vested in: JAS Group LLC, a Washington limited liability company, as to Parcel A; and Edmonds212 LLC, a Washington limited liability company, as to Parcel B. subject to the matters shown below under Exceptions, which Exceptions are not necessarily shown in the order of their priority. Subdivision Guarantee/Certificate END OF SCHEDULE A Page 2 Printed: 09.07.17 @ 09:55 AM WA-CT-FN RV-02150.624679-SPS-1-17-500062048 a Packet Pg. 25 2.1.a EXHIBIT "A" Legal Description For APN/Parcel ID(s): 005807-000-004-01 and 005807-000-004-02 Parcel A: The North 159 feet of Tract 4, Solner's Five Acre Tracts, according to the Plat thereof recorded in Volume 7 of Plats, Page 25, records of Snohomish County, Washington. Except the West 100 feet thereof. (also known as Lot 4 of City of Edmonds Short Plat no. S-20-77, recorded under Auditor's File No. 7705310298). Situate in the County of Snohomish, State of Washington. Parcel B: The West 100 feet of the North 216 feet of Tract 4, Solner's Five Acre Tracts, according to the Plat thereof recorded in Volume 7 of Plats, Page 25, records of Snohomish County, Washington. Situate in the County of Snohomish, State of Washington. Subdivision Guarantee/Certificate Printed: 09.07.17 @ 09:55 AM Page 3 WA-CT-FNRV-02150.624679-SPS-1-17-500062046 a Packet Pg. 26 2.1.a CHICAGO TITLE INSURANCE COMPANY SCHEDULE B GENERAL EXCEPTIONS GUARANTEE/CERTIFICATE NO. 600062048 A. Rights or claims of parties in possession, or claiming possession, not shown by the Public Records. B. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land. C. Easements, prescriptive rights, rights -of -way, liens or encumbrances, or claims thereof, not shown by the Public Records. D. Any lien, or right to a lien, for contributions to employee benefit funds, or for state workers' compensation, or for services, labor, or material heretofore or hereafter furnished, all as imposed by law, and not shown by the Public Records. E. Taxes or special assessments which are not yet payable or which are not shown as existing liens by the Public Records. F. Any lien for service, installation, connection, maintenance, tap, capacity, or construction or similar charges for sewer, water, electricity, natural gas or other utilities, or for garbage collection and disposal not shown by the Public Records. G. Unpatented mining claims, and all rights relating thereto. H. Reservations and exceptions in United States Patents or in Acts authorizing the issuance thereof. I. Indian tribal codes or regulations, Indian treaty or aboriginal rights, including easements or equitable servitudes. J. Water rights, claims or title to water. Subdivision Guarantee/Certificate Page 4 Printed: 09.07.17 @ 09:55 AM WA-C T-F N RV-02150.624679-S P S-1-17-500062048 a Packet Pg. 27 2.1.a CHICAGO TITLE INSURANCE COMPANY SCHEDULE B (continued) SPECIAL EXCEPTIONS GUARANTEE/CERTIFICATE NO. 600062048 Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to: Public Utility District No. 1 of Snohomish County Purpose: Electric transmission and/or distribution line. Recording Date: April 12, 1977 Recording No.: 7704120157 Affects: Easterly 3 feet of Parcel A and includes other property 2. Covenants, conditions, restrictions, recitals, reservations, easements, easement provisions, dedications, building setback lines, notes and statements, if any, but omitting any covenants or restrictions, if any, including but not limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability, handicap, national origin, ancestry, or source of income, as set forth in applicable state or federal laws, except to the extent that said covenant or restriction is permitted by applicable law, as set forth on City of Edmonds Short Plat No. S-20-77: Recording No: 7705310298 3. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to: City of Edmonds Purpose: sanitary sewers Recording Date: November 23, 1977 Recording No.: 7711230226 Affects: Southerly portion of Parcel A 4. Any rights, interests or claims which may exist or arise by reason of the following matters disclosed by survey recorded under Auditor's File No. 9212235001: fence encroachments 5. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: in Granted to: City of Edmonds v CD 0 Purpose: signal light and sidewalk Recording Date: July 1, 1994 0 Recording No.: 9407010224 z z Affects: North 10 feet of East 10 feet of Parcel A a- 6. Any rights, interests or claims, of the adjoining property owner to the fence situated westerly of the west property line, and to any portion of the Land lying between the fence and said Land, as shown by x w Survey prepared by: Site Survey & Mapping, Inc. r Job No.: 13-489 Dated: December 23, 2013 a Subdivision GuaranteelCeftYffcate Printed 09.0r .1"r @ 09..55 P.N1 Page 5 WA-CT-FNRV-02150 624679-SPS-1-17-500062048 Packet Pg. 28 2.1.a CHICAGO TITLE INSURANCE COMPANY SCHEDULE B (continued) GUARANTEE/CERTIFICATE NO. 500062048 7. Declaration of Covenant Private Stormwater, and the terms and conditions thereof: Recording Date: December 23, 2015 Recording No.: 201512230545 8. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to: Puget Sound Energy, Inc., a Washington corporation Purpose: gas distribution lines Recording Date: June 3, 2016 Recording No.: 201606030206 Affects: 10 foot wide easement on centerline of facilities as now constructed or to be constructed on Parcel B Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to: Public Utility District No. 1 of Snohomish County Purpose: Underground and/or overhead electric transmission and/or distribution system Recording Date: October 5, 2016 Recording No.: 201610050625 Affects: Portions of Parcels A and B approximately as delineated therein 10. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to: Public Utility District No. 1 of Snohomish County Purpose: Underground and/or overhead electric transmission and/or distribution system Recording Date: October 5, 2016 Recording No.: 20151005630 Affects: Portion of Parcel B as approximately as delineated therein 11. Property taxes, which are a lien not yet due and payable, including any assessments collected with taxes to be levied for the fiscal year 2017. Tax Account No.:005807-000-004-01 12. Property taxes, which are a lien not yet due and payable, including any assessments collected with taxes to be levied for the fiscal year 2017. Tax Account No.:005807-000-004-02 13. Any unrecorded leaseholds, right of vendors and holders of security interests on personal property installed upon the Land and rights of tenants to remove trade fixtures at the expiration of the terms. r a Subdivision Guarantee/Certificate Printed: 09.07.17 @ 09:55 AM Page 6 WA-CT-FNRV-02150.624679-SPS-1-17-500062048 Packet Pg. 29 2.1.a CHICAGO TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO. 600062048 SCHEDULE B (continued) 14. The Company's liability for this report is limited to $1,000.00. This report is based on the company's property records, and no liability is assumed for items misindexed or not indexed in the public records, or for matters which would be disclosed by an inquiry of the parties in possession or by an accurate survey or inspection of the premises. This report and the legal description given herein are based upon information supplied by the applicant as to the location and identification of the premises in question, and no liability is assumed for discrepancies resulting therefrom. This report does not represent either a commitment to insure title, an examination of, or opinion as to the sufficiency or effect of the matter shown, or an opinion as to the marketability of title to the subject premises. END OF SCHEDULE B a Subdivision Guarantee/CeMrrate Pdnted: 09.07.17 O 09:55 AM Page 7 WA-CT-FNRV-02150.624679-SPS-1-17-500062048 Packet Pg. 30 2.1.a ,, fl� 1rU,yjU CITY OF EDMONDS nsr I gqn 1215TH AVENUE NORTH, EDMONDS, WA 98020 (425) 771-0220 RCW 197-11-965 Adoption Notice ADOPTION OF EXISTING ENVIRONMENTAL DOCUMENT Adoption of (check appropriate box) -4DNS ❑ EIS ❑ Other Description of current proposal: Unit lot subdivision of the Hyde Park Townhomes (file PLN20170041] Proponent: Edmonds 212 LLC Location of proposal, including street address if any: 7238 212th Street SW, Edmonds, WA Title of document being adopted: Hyde Park Townhomes Environmental Checklist and DNS Agency that prepared document being adopted: Edmonds 212 LLC Date adopted document was prepared: September 24 2014 checklist and December 1 2014(DNS) Description of document (or portion) being adopted: Environmental determination for the design review associated with the 12-unit Hyde Park Townhome project file PLN20140053 . Building permits were subsequently obtained the project constructed and certificates of occupancy ranted on July 31 2017. ru If the document being adopted has been challenged (WAC 197-11-630), please describe: The Hyde Park DNS_ S E was not bmely appealed. m L a The document is available to be read at (place/time): The document is available at the CI 's website and o n during business hours at the Development Services permit counter. 2nd Floor City Hall. r We have identified and adopted this document as being appropriate for this proposal after independent review. The c document meets our environmental review needs for the current proposal and will accompany the proposal to the o decision maker. o N Z Name of agency adopting document: City of Edmonds a Contact person, if other than responsible official: Mike Clu stop AICP Associate Planner Phone: 425-771-0220 Responsible official: Rob Chave w Position/Title: Planning Manager Phone: 425.771.0220 c Address: 121 5th Ave. N Edmonds WA 98020 E E Date: fl I Signature: Attachment 7 a PLN20170041 WAC (4/15/98) L:\Eleclronic Address Files\210's\212th St\7238 (Hyde Park Tow homes)\PLN2017004 packet Pg. 31 2.1.a A OX� ED�U #P71 � d a ��� . CITY OF EDMONDS ENVIRONMENTAL CHECKLIST Purpose of Checklist: RECEIVED OCT 0 2 2014 DEVELOPMENT SERVICES The State Environmental Policy Act (SEPA), chapter 43.21 C RC W, 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 fi•om 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 problerns, 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 for 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 13) 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. A. BACKGROUND 1. Name of proposed project, if applicable: Hyde Park Toumhomes. 2. Name of applicant: Edmonds212 LLC 3. Address and phone number of applicant and contact person: 5733 60" Ave. NE Seattle [+A 98105 4. Date checklist prepared: 91261201 5. Agency requesting checklist: CitrofEdrrroncls Revised on 4/15/14 13209 SEPA Checklist Page 1 of 19 Q Packet Pg. 32 2.1.a G. 7. 8. 9. 10. Proposed timing or schedule (including phasing, if applicable): Construction to slam spring of20_l_5, coM11kgg0 ll the end of 2015. (STAFF COMM Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If ,yes, explain. (STAFF COMM> List any environmental inforination you know about that has been prepared, or will be prepared, directly related to this proposal. Critical Areas Checklist, form 4P20 lsee allache& (STAFF COMM Do ,you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by ,your proposal? li'yes, explain. t� (STAFF COMMENTS) 7';�-( rl.: ;" . �I iF• r.1{ i �. , 1 (J r'°" flrV . List any government approvals or permits that will be needed for your proposal, if known. Staff Design Review, Bnildingpermit and associated clean' and Parading, water meter, sprinkler, sewer, plumbing, electrical permits. (STAFF COMMC 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 ol'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 towilltonse writs. All pral�ased townhouse units to have three floors. with two car prage on the eround floor, and living space_ on the upper two floors. The tfro'ect site area is 0.49 acres er Snohomish Counly record; the total ro posed living area is approximately 22,000 squate feet. The proposed protect to include associated site work. Revised on 4115114 13209 SEPA Checklist Pnge 2 of 19 Packet Pg. 33 2.1.a (STAFF COMME 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 ro osed ro'ect site is located at 7238 212�'' Ave. SW Edmon WA.• Parcel number OOS8Q7QDt}Q0402• Neighborhood Code 5604000 TownshW 27 Range 04. Section 29Quarter NW. _. (STAFF COMM TO BE COMPLETED BY APPLICANT B. ENVIRONMENTAL ELEMENTS Earth a. General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous, other: Site has a untie rolling sloe with elevation than c. of approximately 8' from its noilInvest corner to its southeast corner. The nortliwest corner of the site is the highest point of the project site. (STAFF COMM What is the steepest slope on the site (approximate percent slope)? The ground within the prroiect site is nearly level. The steepest slo a on site is approximately 6%. (STAFF COM 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 k commercial significance and whether the proposal results in removing any of these soils. ul Stratified sand and gravel with veil minor amount of silt and clay. E (STAFF COMMENTS) v .r Q d. Are there surface indications or history of unstable soils in the immediate vicinity? if so, describe. Revised on 4115114 13209 5'EPA Checklist Page 3 of 19 Packet Pg. 34 2.1.a nk, (STAFF COMM 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 silc will be impervious surface after proiect construction. (STAFF COMMENTS) h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Silt fence, seeding, AuaiTy sprawl, construction entrance protection of temporary exposed dirt. (STAFF COMMENTS) 2. AIR 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 fi-o n construction machinery during construction. The pro posed l2roieel is residential use. Tbo resulted Wes ofern issian will be common reside n final emission. (STAFF COMMENTS) b, C. Revised on 4115114 Are there any off -site sources of emissions or odor that may effect your proposal? if so, generally describe. (STAFF COMMENTS) Proposed measures to reduce or control emissions or other impacts to the, if any: No 13209 SEPA Checklist Page 4 of 19 r- Q Packet Pg. 35 2.1.a (STAFF COMM ENTS 3. WATER a. Surface: Revised on 4115114 (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. No. (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 COMM (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 fill 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. IL - r (STAFF COMMENTS04 0 0 (5) Does the proposal lie within a 100-year tloodplain? if so, note location on the site plan, 0 Z No. The project site is not within a 100- ear flood lain. J a (STAFF COMMENTS) k (6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the ul }; type of waste and anticipated volume of discharge. E No. _ v (STAFF COMMENTS)_ "S Q 13209 SEPA Checklist Page 5 of 19 Packet Pg. 36 2.1.a 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. (2) (STAFF COM 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. (STAFF COMM 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 water flow into other waters? If so, describe. Storm water will be retained and filtered by a R-tank system. (STAFF COM (2) Could waste materials enter ground or surface waters? If so, generally describe. (STAFF COMMENTS) (3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? if so, describe. (STAFF COM d. Proposed measures to reduce or control surface, ground, runoff water, and drainage pattern impacts, if any: Temporary erosion contwl measures such as quarry sprawl conslrucliolt entrance, silt fen",_slIgpe and drains e inlet Protect will be implemented. (STAFF COM Revised on 4115114 13209 SEPA Checklist Page 6of19 Packet Pg. 37 2.1.a 4. Plants H. 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 COMMENTS) b. What kind and amount of vegetation will be removed or altered? 14 existing trees and all existing shrubs will be removed, which include T douglas fir, 3 diciduous trees, 4 ev. (STAFF COM C. List threatened or endangered species known to be on or near the site. (STAFF COMM d. Proposed landscaping, use of native plants, or other materials to preserve or enhance vegetation on the site, if any: Evergrcen trees, deciduousplanis, gound covers and ornamental Bass are proposed to enhance vegetation an the C. Revised on 4115114 List all noxious weeds and invasive species known to be on or near the site. Blackberries, ivir (STAFF COMMENTS) 13209 SEPA Checklist Page 7of19 r- Q Packet Pg. 38 2.1.a 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. No, (STAFF COMMENTS) d. Proposed measures to preserve or enhance wildlife, if any: (STAFF COMM ENTS) e. List any invasive animal species known to be on or near the site. No .(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 4115114 13209 SEPA Checklist Page 8 of 19 Packet Pg. 39 V- 0 a m W 0 r v 0 0 ti 0 N Z J d t x w r c m E t 0 Q 2.1.a b. Would ,your project affect the potential use of solar energy by adjacent properties? If so, generally describe. (STAFF COM 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: ,^5Lite lighting will be controlled by automatic switch with p intocell sensor to minimize overuse of clectrieit ' Tite construction will incor ol•atc energy efficient insulation and P-la-zingas prescribed in the 2012 Washin t tt Strati 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. (STAFF COMM (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 COMME (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. (STAFF COMM Revised on 4115114 13209 SEPA Checklist Pnge 9 of 19 r- 0 a am rY c� to 0 0 0 N Z J a z k W c m E t v 0 .r Q Packet Pg. 40 2.1.a b. (4) Describe special emergency services that might be required. (STAFF COMM (5) Proposed measures to reduce or control environmental health hazards, if any: N/A (STAFF COMMENTS) Noise (1) What types of noise exist in the area which may affect your project (for example: traffic, equipmen(, 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 VI-oiect on the short-term basis during co»struction. (STAJRF COMMENTS)+/I i I V y1 !� LPi t, •� (3) Proposed measures to reduce or control noise impacts, if any: Construction activities will be limited to the days and 110LH-9 allowed isy the Cit , courtesy notices wit 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 sitc is currently vacant The proposed project will not alTect the current land uses on nearby or adjacent Revised on 4115114 13209 SEPA Checklist Page 10 of 19 r- Q Packet Pg. 41 2.1.a (STAFF COMMENTS) 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? (STAFF COMM (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: (STAFF COM M C. Describe any structures on the site. Currently there are no structures on the proposed project site. (STAFF COMMENTS) E d. Will any structures be demolished? If so, what? a r- N o. o a m (STAFF COMMENTS) cc to 0 0 e. What is the current zoning classification of the site? o N Z The current zoning, classification of the site is CG2. J IL (STAFF COMMENTS) -e 6 kf-tJ z x w f. What is the current comprehensive plan designation of the site? Mixed Use Commercial area of the Medical/ Higbway 99 Activity Center v (STAFF COMMENTS) Q Revised on 4115114 13209 SEPA Checklist Page 11 of 19 Packet Pg. 42 2.1.a g. If applicable, what is the current shoreline master plan designation of the site? N/A (STAFF COMMENTS) h. Has any part of the site been classified critical area by the city? if so, specify. No. (STAFF COMMENTS)—O,iAl l� tl` r-�� (TA ,l-( oolti i. Approximately how many people would reside or work in the completed project? Approximately 48 people would reside in the completed project. (Estimate: 4 people per townhouse unit, total 12 units) (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) 1. 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 she current Edmonds Developmemal 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: N/A (STAFF COMMENTS) Revised on 411S/14 13209 SEPA Checklist Page 12 of 19 V- Q Packet Pg. 43 2.1.a 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 COMM F N'I ;S)_. 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 g the pro )osed structure is approximately 38'-3" above finish grade' the principle exterior buiIdin g material wrauld be fiber cement s i d ing, brick and as h� fl!t corn_.positioil shingles. { r 1 (STAFF COMMCNTS). t b. What views in the immediate vicinity would be altered or obstructed? NnnP (STAFF COMMENTS) C. Proposed measures to reduce or control aesthetic impacts, if any: N/A (STAFF COMM Revised on 4115114 13209 SEPA Checklist Page 13 of 19 V- 0 a am W 0 v 0 0 ti 0 N Z J tL x w r c a� E t 0 Q Packet Pg. 44 2.1.a 11. Light and Clare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? N/A (STAFF COMM l;lvTS) b. Could light or glare from the finished project be a safety hazard or interfere with views? (STAFF COMMENTS) C. What existing off -site sources of light or glare may affect your proposal? (STAFF COMM d. Proposed measures to reduce or control light and glare impacts, if any: The proposed site li hting 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. C. Revised on 4115114 (STAFF r!CO(MMENTS)I- -W Hi .. k1 %L 111s, ( 6 q .` 11 11 10 fE,,�E�•r A, Would the proposed project displace any existing recreation uses? if so, describe. (STAFF COMM Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: (STAFF COMM 1.3209 SEPA Checklist Page 14of19 r- 0 a am lY c� CO) r Q 0 0 0 N Z J IL z k W c m E t v 0 .r Q Packet Pg. 45 2.1.a 13. Historic and Cultural Preservation 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 COMMEN 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. (STAFF COMM 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, CIS date, etc. (STAFF COMM 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. (STAFF COM 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. z k 212nd St. SW and Hi&liway 99 W The proposed project site is fronting on 212nd St. SW with its northern property line, the new project will have its � main access driveway off of 212nd St. S W direct) : and subsequently accessing Highway 99 via 212nd 81. S W. E t (STAFF COMMENTS) M Q Revised on 4115114 13209 SEPA Checklist Page 15 of 19 Packet Pg. 46 2.1.a b. C. 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) J,�0-41 un If �'.. • �� <t �'� 1. (.LI f �') � f''' `+1 �•� C. � . wl Lv� f L."cS k{,� "VA-W "PIIi 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 lwo-ear gating at each orthe 12 townhouse unils,_plus A guest parking; there are na existing narking maces to be eliminated. (STAFF COMMENTS) 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 Rroiect entrance. Re lace curb utter, 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 tr•i s out of the proposed proiect per day. (STAFF COMMENTS) 9. h 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. No. (STAFF COM Proposed measures to reduce or control transportation impacts, if any: None. (STAFF COMM 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 4115114 13209 SEPA Checklist Page 16 of 19 r- Q Packet Pg. 47 2.1.a The pro bect wiII require public services such as fire protection, police, transit, health care R school due t_n_ the 12 new households. (STAFF COM b. Proposed measures to reduce or control direct impacts on public services, if any: (STAFF COMM 16. Utilities a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other: Hi hli kited 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. i»ternet, 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. l understand that the lead agency is relying on them to make its decision. Signature of Propone Revised on 4115114 13209 SEPA Checklist © 2 co/ i Date Submitted Page 17 of 19 Packet Pg. 48 2.1.a CITY OF EDMONDS 121 5th Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 ■ Web: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION '1' C. is ()'J October 5, 2017 Sam Lai 154 Lake Washington Blvd. E Seattle, WA 98112 sam.ks.lai@gmail.com Subject: Letter of Complete Application — Unit Lot Subdivision at Hyde Park Townhomes (File: PLN20170041) Dear Sam, The City of Edmonds has reviewed the September 7, 2017 submittal for a preliminary unit lot plat at the Hyde Park Townhomes at 7232 — 7238 2121" 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 or clarification during review of the project. The City will proceed to issue public notice 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.clueston edmondswa. ov. Sincerely, Mike Clugston, AICP Associate Planner Attachment 8 PLN20170041 Packet Pg. 49 2.1.a CITY OF EDMONDS Ilk NOTICE OF APPLICATION NAME OF APPLICANT: Sam Lai (Edmonds 212 LLC) DATE OF APPLICATION: September 7, 2017 DATE OF COMPLETENESS: October 5, 2017 DATE OF NOTICE: October 19, 2017 FILE NO.: PLN20170041 PROJECT LOCATION: 7238 2121h Street SW, Edmonds, WA PROJECT DESCRIPTION: Unit lot subdivision at Hyde Park Townhomes (12 unit lots with a central access tract). The buildings and related improvements at the site were reviewed, approved, constructed and inspected between 2014 and 2017 with the dwelling units receiving certificates of occupancy on July 31, 2017. The site is zoned General Commercial (CG). REQUESTED PERMITS: Preliminary unit lot plat (Type III-B decision by the Hearing Examiner) OTHER REQUIRED PERMITS: None REQUIRED STUDIES: None EXISTING ENVIRONMENTAL Hyde Park Townhomes SEPA DNS (adopted from the associated design review in PLN20140053), critical area determination DOCUMENTS: COMMENTS DUE: November 2, 2017 Any person has the right to comment on this application during public comment period, receive notice and participate in any hearings, and request a copy of the decision on the application. The City may accept public comments at any time prior to the closing of the record of an open record predecision hearing, if any, or, if no open record predecision hearing is provided, prior to the decision on the project permit. Only parties of record as defined in ECDC 20.07.003 have standing to initiate an administrative appeal. Information on this development application can be viewed or obtained at the City of Edmonds Development Services Department, 121 5th Ave North, Edmonds, WA 98020 between the hours of 8:00 A.M. and 4:30 P.M. Monday through Friday (8:30 - 12:00 only on Wednesday) or online through the City's website at www.edmondswa. ov through the Online Permits link on the Permit Assistance page. Search for permit PLN20170041. CITY CONTACT: Mike Clugston, Associate Planner michael.clugston edmondswa.gov 425-771-0220 Packet Pg. 50 2.1.a City of Edmonds PLN20170041 r Ldi f d OT b tot 7 wr 6 I — .. aysnctlarm Hyde Park PreliminaryUnit Lot Subdivision E 0 3 0 L a as x L 0 a 0 J R C E L a 0 a m �a r 0 0 0 N Z J a B t x w �i C cd C t V R Q Packet Pg. 51 2.1.a ADJACENT PROPERTY OWNERS LIST Attach this notarized declaration to the adjacent property owners list. On my oath, I certify that the, names and addresses provided represent all properties located within 300 feet of the subject property. n Sign�a�f re of ApplicarfAppiicant's Representative Subscribed and sworn to before me this day of 1 20 1 —1 • 01 ry Public in and for the State of Washington iding at Revised on 9130/11 P2 - Adjacent Property Owners List Page 2 of 2 Packet Pg. 52 2.1.a 00580700000500 8,30,2017 EDMONDS ASSOCIATES or RESIDENT PO BOX 511 E RUTHERFORD, NJ 07073 00566900600800 8,002017 EDMONDS CI F or RESIDENT 250 5T E N ED NDS. WA 98020 3146 00580700000202 8/302017 PARK 212 APT LLC or RESIDENT 1140 PARKSIDE DR E SEATTLE, W A 98112 00566900500302 8/302017 THISTLEDOWN LLC or RESIDENT 911 N 145TH ST SEATTLE, W A 98133 G0580700000401 8/30/2017 JAS GROUP LLC or RESIDENT 154 LAKE WASHINGTON BLVD E SEATTLE, WA 98112 00568900500600 8/30/2017 GOFFETTE LLC or RESIDENT PO BOX 488 LYNNWOOD, WA 98046 00566000500400 8/302017 NATION LAND COMPANY LLorRESIDENT 11991 ORRVILLE ST NW MASSILLON, OH 44647 00566900500600 8/302017 EDMONDS PROFESSIONAL C or RESIDENT 7315 212TH ST SW EDMONDS, WA 98026 00580700000401 8402017 JAS GROUP LLC or RESIDENT 154 LAI ASHINGTON BLVD E SE LE, W A 98112 00580700000300 8/302017 STATE DEPT OF TRANSPOR or RESIDENT PO BOX 47300 OLYMPIA, W A 98504 00566900500400 813012017 KIM JI SOO or RESIDENT 14712 38TH DR SE MILL CREEK, WA 98012 z k ul c m E t v m .r Q Packet Pg. 53 2.1.a File No.: PLN20170041 Applicant: Hyde Park Townhomes Unit Lot Plat DECLARATION OF POSTING On the 19th day of October, 2017, the attached Notice of Application and Comment Period 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 19th day of October, 2017, at Edmonds, Washington. Signed. Packet Pg. 54 2.1.a FILE NO.: PLN20170041 APPLICANT: EDMONDS 212, LLC DECLARATION OF MAILING NOTICE OF APPLICATION On the 19 day of October, 2017, the attached Notice of Application was mailed by the City to property owners within 300 feet of the property that is the subject of the above -referenced application. I, Diane Cunningham, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 19 day of October, 2017 at Edmonds, Washington. Signed: Zo Cf {BFP747887.DOC;1\00006.900000\ } Packet Pg. 55 2.1.a Everett Daily Herald Affidavit of Publication State of Washington } County of Snohomish } ss Dicy Sheppard being first duly sworn, upon oath deposes and says: that he/she is the legal representative of the Everett Daily Herald a daily newspaper. The said newspaper is a legal newspaper by order of the superior court in the county in which it is published and is now and has been for more than six months prior to the date of the first publication of the Notice hereinafter referred to, published in the English language continually as a daily newspaper in Snohomish County, Washington and is and always has been printed in whole or part in the Everett Daily Herald and is of general circulation in said County, and is a legal newspaper, in accordance with the Chapter 99 of the Laws of 1921, as amended by Chapter 213, Laws of 1941, and approved as a legal newspaper by order of the Superior Court of Snohomish County, State of Washington, by order dated June 16, 1941, and that the annexed is a true copy of EDH784041 PLN20170041 as it was published in the regular and entire issue of said paper and not as a supplement form thereof for a period of 1 issue(s), such publication commencing on 11/02/2017 and ending on 11/02/2017 and that said newspaper was regularly distributed to its subscribers during all of said period. The amount of the fee for such publication is $74.5 Subscribed and sworn before me on this day of ot "d Notary Public in and for the State of Washington. City of Edmonds - LEGAL ADS 114101416 DIANE CUNNINGHAM AUBREY KNAPP Notary Public State at Washington My Commission Expires July 30, 2018 Packet Pg. 56 2.1.a CITY OF EOMONflS NOTICE OF APPLICATION NAME OF APPLICANT: Sam Lol (Edmonda 212 LLC) OATS OF APPLICATION: ptomber 7.2017 DATE OF COMPLETENESS: Oc"e'S, 2017 DATE OF NOTICE: Oclonet 19, 2017 FILE NO.: PLN2017OD41 PROJECT LOCATION: 7238 21211h Street SW, Edmonds. WA PROJECT DESCRIPTION: Unit lot subdlvialon at Hyde Park Townhomes (12 unit lots with a central access tract)- The buildings and ralalad improvements at the site were reviewed, a roved, conalruclad and Inapected between 2014 and 2017 , lice dwelling units recefying cnrlificates of Occupancy on July 31, 2D17.T he slle K zoned General Commercial (CO). REQUESTED PERMITS: Prellminary unit lot plat (Type III-B decision by the HeadIR, Ezaminor) OTHER FIE gUIRED PERMITS: None Townhomes $EPA DNS { review in PLN20140053), CO COMMENTS DUE: November Aperson has the rFghI to uynylc comment period, ra hearings, and request a ca( The Cgp may accept publk closing of the recartl of an or or, If no open record predec UMENTS: Hyde Park rtlhe associated design ommanl on this applicallon during Iva ndllco and parfielpateIn any of the decision on Ina application. mmmenls at any time prior to the n record predecisloo hearing, If any, on hearing is provided, prior 10 the decision on the Dro]act parmll. Only parties a record as defined in ECDC 2D.07.003 Have standing to impale an adminlstratrre appeal. Iattart on this deveti Red at the City o1 Imam, 121 51h Ave N of 8:00 A.M. and 4:; only on Wednesday) CITY CONTACT: tAublished: November 2, 2017. ns applldaltop can be viewed or fonds Development Services Edmonds, WA 98020 between the it. Monday through Friday (8:30 - dlna through the Clty's webSile al the Onlino Permits link on the 4ermh PLN20170041. soclate Planner EDH78404I- Packet Pg. 57 2.1.a CITY OF EDMONDS NOTICE OF PUBLIC HEARING C. PROJECT DESCRIPTION: The applicant is proposing a unit lot subdivision at Hyde Park Townhomes (12 unit lots with a central access tract). The buildings and related improvements at the site were reviewed, approved, constructed and inspected between 2014 and 2017 with the dwelling units receiving certificates of occupancy on July 31, 2017. The site is zoned General Commercial (CG). Preliminary plats are a Type III-B permit with a public hearing and decision by the Hearing Examiner. PROJECT LOCATION: 7238 212th Street, Edmonds, WA. Tax Parcel Number 00580700000402 NAME OF APPLICANT: Sam Lai (Edmonds 212 LLC) FILE NO.: PLN20170041 REQUESTED PERMIT: Preliminary Unit Lot Plat COMMENTS ON PROPOSAL DUE: December 14, 2017 Any person has the right to comment on this application during public comment period, receive notice and participate in any hearings, and request a copy of the decision on the application. The City may accept public comments at any time prior to the closing of the record of an open record predecision hearing, if any, or, if no open record predecision hearing is provided, prior to the decision on the project permit. Only parties of record as defined in ECDC 20.07.003 have standing to initiate an administrative appeal. Information on this application can be viewed or obtained at the City of Edmonds Development Services Department, 121 5th Ave North, Edmonds, WA 98020 between the hours of 8:00 A.M. and 4:30 P.M. Monday — Friday (8:30 am to Noon on Wednesdays); or online through the City's website at https://permits.edmonds.wa.us/citiZe!l. Search for permit PLN20170041. A copy of the staff report will be available at least seven days prior to the hearing. PUBLIC HEARING INFORMATION: A public hearing will be held by the Hearing Examiner on December 14, 2017 at 3 p.m. in the Council Chambers located at 250 — 5th Avenue North, Edmonds, WA 98020 CITY CONTACT: Mike Clugston, AICP, Associate Planner michael.clugston@edmondswa.gov 425-771-0220 Packet Pg. 58 2.1.a �" City of Edmonds PLN20170041 WGS_1984_W eb_Mercator_Auxi I iary_Sphere © City of Edmonds rW !4T 6 • Lf7T ; rls L f-� SE 417. 7 �ef a 1 t ! This map is a user generated static output from an Internet mapping site and is for reference only- Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTION Hyde Park Preliminary Unit Lot Subdivision Packet Pg. 59 1 AIUAV-09-008-L I ,„dn-dad paagaa al aapxp ;yap sues~ W03- J8Ae►lw" lap ui}e aany)eq el a zatlda8 I 009LS ®Aa3AV ZV 2.1.a 0058070D000600 8/302017 EDMONDS ASSOCIATES or RESIDENT PO BOX 511 E RUTHERFORD, NJ 07073 00566900"00000 8,302017 EDMONDS C F or RESIDENT 2150 5TF E N ED NDS, WA 98020 3146 00680700000202 8/302017 PARK 212 APT LLC or RESIDENT 1140 PARKSIDE DR E SEATTLE, W A 98112 00566900500302 8/302017 THISTLEDOWN LLC or RESIDENT 911 N 145TH ST SEATTLE, WA 98133 00580700000401 8/30/2017 JAS GROUP LLC or RESIDENT 154 LACE WASHINGTON BLVD E SEATTLE, WA 98112 00565900500600 8/30/2017 GOFFETTE LLC or RESIDENT PO BOX 488 LYNNWOOD, WA 98046 00586900500400 8/.102017 NATION LAND COMPANY LLorRESIDENT 11991 ORRVILLE ST NW MASSILLON, OH 44647 00566900500600 9/302017 EOM ND PROFS$ or SIDEN 1 E U S, W A 98020 00580700000401 8/302017 JAS GROUP LLC or RESIDENT 154 LA51W<ASHINGTON BLVD E 8 LE. W A 98112 00580700000300 8/302017 STATE DEPT OF TRANSPOR orRESIDEN' PO SOX 47300 OLYMPIA, W A 98504 00566900500400 8/30/2017 KIM JI SOO or RESIDENT 14712 38TH DR SE MILL CREEK, WA 98012 Sam Lai Edmonds 212 LLC 154 Lake Washington Blvd E Seattle, WA 98112 F-1 r a I W,96p3 do-dod asodxe waded Pad® Packet Pg. 60in wL09LSS @AU3A%f 1 01eull6uolepuag I 0 2.1.a FILE NO.: PLN20170041 APPLICANT: EDMONDS 212 LLC DECLARATION OF MAILING NOTICE OF PUBLIC HEARING On the 30 day of November, 2017, the attached Notice of Public Hearing was mailed by the City to property owners within 300 feet of the property that is the subject of the above -referenced application. I, Diane Cunningham, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 30 day of November 2017 at Edmonds, Washington. r Signed: Packet Pg. 61 2.1.a File No.: PLN20170041 Applicant: Hyde Park Townhomes Unit Lot Plat DECLARATION OF POSTING On the 30fh day of November, 2017, the attached Notice of Public Hearing 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 30th day of November, 2017, at Edmonds, Washington. t Signed: ! Packet Pg. 62 2.1.a Everett Daily Herald Affidavit of Publication State of Washington } County of Snohomish } ss Dicy Sheppard being first duly sworn, upon oath deposes and says: that he/she is the legal representative of the Everett Daily Herald a daily newspaper. The said newspaper is a legal newspaper by order of the superior court in the county in which it is published and is now and has been for more than six months prior to the date of the first publication of the Notice hereinafter referred to, published in the English language continually as a daily newspaper in Snohomish County, Washington and is and always has been printed in whole or part in the Everett Daily Herald and is of general circulation in said County, and is a legal newspaper, in accordance with the Chapter 99 of the Laws of 1921, as amended by Chapter 213, Laws of 1941, and approved as a legal newspaper by order of the Superior Court of Snohomish County, State of Washington, by order dated June 16, 1941, and that the annexed is a true copy of EDH787253 PLN20170041 as it was published in the regular and entire issue of said paper and not as a supplement form thereof for a period of 1 issue(s), such publication commencing on 11/30/2017 and ending on 11/30/2017 and that said newspaper was regularly distributed to its subscribers during all of said period. The amount of the fee for such publication is $68.80 Subscribed and swo before me an this day of r N Y ary Public in and for the State of Washington. City of Edmonds - LEGAL ADS 114101416 DIANE CUNNTNGHAM Linda Phillips v Notary Public State of Washington My Appointment Expires 08/29/2021 a Packet Pg. 63 2.1.a Cr1Y OF EDMO14DS NOTICe OF PUBLIC HEARING PROJECT DESCRIPTION: The appioanl Is prapvsintl a unit lot subdivision at Hyde Park Townhdmaa (12 unit lots vdtlt a central access Vaet). The bulldm s and related improvements at the site were reVISWad a rove ddrlstructed and inspected bnlween 2014 and 2013 with the dwelling units receiving aarlHlcaras of occupancy on July 21. 2017gThe site Is zoned General Commercial (Ce). Prallminary plats area pa 111.6 permit with a ppWk haA[{nngg aFW decision t�y the. Nearing uamlh0r. PRf]jECT LOCATl4N:72382121hSlreat, Edmonds. WA. Tax Pamol Number DOSSM00000402 'NAME OF APPLICANT: Sam Lai (Edmonds 212 LLC) FILE NO,: PLN20170041 HE PERMIT: Preliminarryy Unit LO1 Plat COMMENTS ON PROPOSAL DIJ i December 14, 2017 Anyy pparson has the right to Cammenf on this ap➢licalton during puhli0 comment period, racelve notice and participate In any hearings, and request a copy of the deeislon on the appllaatton. The city may accept public comments al any %Ime prior 10 the closing of the reccrd of an open record pfed(IclSlon )leafing, it any, or, if no open record pradecisibn hearing la provided, prior Jo the decfslon on the pproteal permit. Onlyy ��arlfas of record as defined in ECDC 20.07.003 have standing to inflfate an administrative appeal. Inlormatfon on this application can be viewed or obtained at tha City of Edmonds ❑eVefbpmenl Services Department, 121 5lh Ave North, Edmonds, WA D4020 between the hours of 8!D0 A.M. and 4;30 P,W Monday - Friday (6:30 AM to Noon on WednosdayeL ar online through fhe Clly's wOb$lts at Search for permit PLN20170041. A copy aI fhn staff report will be available at leastsevan ddaayys ppear fa the nearing. PUBLIC HEARING INFfSA ATlOW A pubife hearinlg will be held m. In 1ho Council ChamborS located at 260 - SthOT On f 14. A onvelNorth,Edmonds. WA SBU20 CITY CONTACT: Mike Clugstart, AICR AssWala Plawar mlcheel.siuuggslon4 ndmondswa.grm 425.771.9 `PUblishad: No gWF 30.2017. EDH7872531 r t k LLJ C d E t V M r+ Q Packet Pg. 64 2.1.a ar EQAf Date: To: From: MEMORANDUM October 18, 2017 Mike Clugston, Planner Leif Bjorback, Building Official Subject: Hyde Park Subdivision 12 lots 7232 — 7238 2121h St SW PLN2017-0041 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. 1. For the buildings that have already been constructed, the new property lines will need to be located in the center of the existing party walls between dwelling units, and verified by recorded survey. 2. For the buildings not yet constructed, lot line verification during construction will be dependent upon the surveyor's field staking. Thank you. City of Edmonds c�R Building Department Attachment 9 PLN20170041 a Packet Pg. 65 CITY OF EDMONDS - PLANNING DIVISION STAFF COMMENT FORM ® PW-Engineering ❑ Fire ❑ PW - Maintenance ® Building Project Number: PLN20170041 Applicant's Name: HYDE PARK TOWNHOMES Property Location: 7232 - 7238 212TH ST SW Date Application Received: 9.07.17 Date Application Routed: 9.12.17 Zoning: CG Project Description: FORMALLY SUBDIVIDE INTO INTO 12-LOTS If you have any questions or need clarification on this project, please contact: Responsible Staff: MIKE CLUGSTON, AICP Ext,_1330 Name of Individual Submitting Comments: Title: &)d J4/L(.R n ❑ 1 have reviewed this land use proposal for my department and I do not have any comments. My department may also review this project during the building permit process (if applicable) and reserves the right to provide additional comments at that time. (91(91(? 9l have reviewed this land use proposal for my department and have the following comments or conditions: Packet Pg. 66 2.1.a CITY OF EDMONDS • 1215" AVENUE NORTH • EDMONDS, WA 98020 PHONE: 425.771.0220 • FAX: 425.771.0221 • WEB: www.edmondswa_.Qou DEVELOPMENT SERVICES DEPARTMENT: PLANNING • ENGINEERING • BUILDING DATE: October 23, 2017 TO: Sam Lai (Edmonds 212 LLC) FROM: JoAnne Zulauf, Engineering Technician Mike Clugston, AICP, Associate Planner RE: COMMENTS ON PRELIMINARY PLAT FOR HYDE PARK TOWNHOMES FILE # PLN20170041(7238 212T" ST SW) Engineering and Planning have reviewed the preliminary plat materials submitted September 7 and October 2, 2017 and found that the following information, corrections, or clarifications need to be addressed before review can continue: 1. The dimensions on the plans are incorrect, for example, the access tract is 24' in width, not 16'. 2. Please note while Tract 999 can be a general access utility easement, any shared utilities including the stormwater outfall running along the back of Lots 9, 10, and 11 shall be addressed as separate easements. 3. Show the stormwater easement crossing the adjoining property to the east and include easement language on documents. 4. The building that was removed is shown on the drawing. Only final, built conditions should be shown on this document. Remove the building and any trees that were removed as part of the development of the project. 5. Update the building setback lines as follows: 4' BSBL along north property line, 0' BSBL along west, south and east property lines. 6. Show and label all decks, retaining walls, fences and similar site improvements. 7. While not required on the preliminary documents, the final documents for this subdivision will require the same declaration, easement language, hold harmless, stormwater access easement, etc. as typical final plat documents. New addresses for each of the lots may also be required. Please make the above changes and resubmit two full-sized copies the revised preliminary plat x maps for review. W r c The Development Services permit counter is open Monday through Friday between 8:00 AM E and 4:30 PM (8:30 AM to 12:00 PM on Wednesdays). If you have any questions, please let us know by e-mail at michael-clugston@edmondswa.gov or moanne.zulauf edmondswa. ov or by a phone at 425-771-0220. Page 1 of 1 Packet Pg. 67 2.1.a CITY OF CDMONDS • 121 5" AVENUE NORTH • EDMONDS, WA 98020 PHONE: 425.771.0220 • FAX: 425.771.0221 • WEB: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT: PLANNING • ENGINEERING • BUILDING DATE: n^+^_h^r'3,'n" November 2, 2017 TO: Mike Clugston, AICP FROM: JoAnne Zulauf, Engineering Technician RE: COMMENTS ON DRAFT RECORDING DOCUMENTS FOR HYDE PARK TOWNHOMES 12-LOT SHORT PLAT, FILE NO. PLN20170041 7232 - 7238 212T" ST SW I have reviewed the final short plat materials submitted-SeptembeF:7, 20-1-:7 resubmitted October 25, 2017 and found that the following information, corrections, or clarifications need to be addressed before review of the final short plat can continue: 1. 11/2/17 Not done. The final documents for this subdivision will require the same declaration, easement language, hold harmless, public stormwater access easement, etc. like traditional plat final documents. Please resubmit documents including all of the customary information for review. 2. Addressed. The dimensions on the plan are incorrect, for example, the tract is 24' in width, not 16' . 3. Please note while tract 999 can be a general access utility easement, any shared utilities including the stormwater outfall running along the back of Lots 9, 10, and 11 shall be addressed as separate easements. 4. 11/2/17 Easement includes the shared existing storm to the catch basin located on 72d. Please revise plans. Show the stormwater easement crossing the adjoining property to the east and include easement language on documents. 5. 11/2/17 Not done. Include the address for each new lot. 6. Addressed. The building that was removed is shown on the drawing. Only final conditions should be shown on this document. 7. 11/2/17 Please revise "6' wide privacy fence" to "6' tall..." For engineering preliminary approval, please satisfy comments #4, 5 and 7. a Remaining comments shall be addressed to obtain final plat approval. Please make the above changes and then resubmit revised draft documents for review. Development Services is open Monday through Friday between 8:00 AM and 4:30 PM (8:30 AM w to 12:00 PM on Wednesdays). While the final short plat is being processed and filed, the City will also issue a notice of final decision on the short plat per ECDC 20.06.009. If you have any E questions, please let us know by e-mail at michael.clugston@edmondswa.gov or 'oanne.zulauf edmondswa. ov or by phone at 425-771-0220. a Page 1 of 1 Packet Pg. 68 2.1.a y MEMORANDUM ENGINEERING MEMO OF COMPLIANCE Date: November 20, 2017 To: Mike Clugston, Associate Planner From: JoAnne Zulauf, Engineering Technician Subject: PLN20170041, Hyde Park, 12 lot plat 7232 212" St SW Engineering has reviewed the preliminary plat application for the Hyde Park property at 7232 2121h St SW. The preliminary plans seeking to create separate single family lots for the existing multi -family units is consistent with the as -built civil plans. Please find attached the Engineering Requirements for the subject development. The applicant will be required to satisfy these requirements as a condition of short plat approval. Thank you. City of Edmonds r c as E Attachment 10 PLN20170041 a Packet Pg. 69 2.1.a CITY OF EDMONDS 121 - 5TH AVENUE NORTH, EDMONDS, WA 98020 PUBLIC WORKS DEPARTMENT - ENGINEERING DIVISION REQUIREMENTS FOR SHORT PLATS To: Planning Division File Number: PLN20170041 From: JoAnne Zulauf, Engineering Technician Engineering Division Date: November 20, 2017 Project: Hyde Park Plat 12 - Lot Address: 7232 212th St SW Required as a Required as a Requirement Condition of Condition of Already Subdivision Building Permit Satisfied 1. Right -of Way Dedication for Public Streets: a) N/A 2. Public Street Improvements & Access (Asphalt, curb, gutter and sidewalks): a) Curb and gutter shall be provided along property frontage as required to comply with City standards and requirements. X X b) Construct five-foot wide sidwalk to City standards along property frontage on 184th. X c) Lots shall take access off 212th St SW via shared access drive. i. Driveway curb cut shall be constructed to meet City standards and ADA requirements. X i. Access road curb cut shall be constructed to meet City standards and ADA requirements. X ii. Access road at 212th St SW shall meet sight distance requirements set forth by the American Association of State Highway and X Transportation Officials (AASHTO). 3. Private Access Re uirements & Improvements: a) All lots shall share private access road i. Private access road shall be paved to 16.0-feet in width, plus 18" asphalt thickened edge or 6-inch concrete extruded curb may be used to X direct storm flows. ii. Slope of private access road and driveways shall comply with City Codes and standards. X iii. Cross slope of private access road shall not exceed 2% X b) Slope of driveway shall not exceed 14% and shall be noted as such on the civils. X 4. Street Turnaround: - a) Construct turnaround at end of proposed street per City standards X S. Easements Ci utilities, private access, other utilities): , a) Provide all easements as required - access, utility, etc. X X b) Private access easement shall be 20 (twenty) feet in width PLN20170041 ENGR RQMNTS.xlsx 1 of 3 printed 11/21/2017 r Z z k W r-� C m .r Q Packet Pg. 70 2.1.a Required as a Condition of Subdivision Required as a Condition of Building Permit Requirement Already Satisfied 6. Street Li hts: a) NIA 7. Street TreeslPlanting Strip: a) N/A 8. Water System Improvements (COE): a) Connect to puhlrc water systern. X 9. Sanitary Sewer System Improvements (COE): a) Connect to public sewer system. X 10. Stormwater System Improvements. a) Provide a Stormwater Management Report and Site Plan that shows compliance with ECDC 18.30, Stormwater Supplement and 2005 Department of Ecology Stormwater Manual. Please note: Stormwater system design is vested under this application as long as construction begins by January 1, 2022. If construction does not begin prior to this date, the stormwater system shall be redesigned to comply with current codes. i. Low Impact Development BMP's should be used where feasible. ii.Stormwater management design shall account for proposed short plat improvements and future lot development. iii. Stormwater management system to be located on private property. b) Connect all new hard surfaces to storm system as required. X X x x 11. Under rouiidVirin(per Ord. 1387 : ' a) Required for all new services. X 12. Excavation and Grading (per IBC a) Submit a grading plan as part of engineered site plan. X b) Submit grading plan for foundations with building permit. X 13. Si na a and Stri In er City En sneer : a) All signs shall be vinyl letters and to City standards. X b) Provide "No Parking - Fire Lane" signagelsignage as required by Fire Dept. X c) Install fire and aid address signage. X 14. Su rvey Mon urmentation(per Ord. Sect. 12.10.120 : a) N/A 15. As -built Drawings(per City En ineer : a) Provide an as -built drawing of all street and utility improvements both in electronic format as well as a hard copy. X 16. Other Re uirements: a) Plat showing lots, easements, legals, survey information X b) Legal documents for each lot X c) Field stake lot corners (by professional surveyor) X d) Field stake utility stubs at property lines X e) -Clustered mailbox location per Postmaster X f) Maintenance agreements X g) Transportation Impact Fee Analysis X 17. Engineering Fe a) Storm system general facility charge for shared hard surface areas _ X b) Storm system general facility charge for each new lot X PLN20170041 ENGR RQMNTS.xlsx 2 of 3 printed 11/21/2017 r v 0 0 ti 0 N Z J a d E O t c 3 O H Y a O 2 L ra a O J r O C E a` r_ O IZ d ro W 0 0 r• 0 N Z J a Q Packet Pg. 71 2.1.a Required as a Condition of Subdivision Required as a Condition of Building Permit Requirement Already Satisfied c) Sewer general facility charge X X d) Water general facility charge e) Water meter fee X f) Transportation impact fee per each new SFR X g) Parks impact fees X h) Short Plat civil plan review fee NA 1) Right -of -Way Construction Permit X j) Inspection fees X PLN20170041 ENGR RQMNTS.xlsx 3of3 printed 11 /21 /2017 0 0 ti r 0 N Z J d d E O t C 3 O L IL a� x L M IL 0 J r M C E L I1 1` O a m M M 0 0 0 N Z J a Q Packet Pg. 72 2.1.a ATTACHMENT A Chapter 16.60 CG — GENERAL COMMERCIAL: CG AND CG2 ZONES Sections: 16.60.000 CG and CG2 zones. 16.60.005 Purposes. 16.60.010 Uses. 10 16.60.015 Location standards for sexually oriented businesses. 16.60.020 Site development standards — General. 12 16.60.030 Site development standards — Design standards. 16.60.040 Operating restrictions. 14 16.60.000 CG and CG2 zones. 16 This chapter establishes the general commercial zoning district comprised of two dis- tinct zoning categories which are identical in all respects except as specifically provided 18 for in ECDC 16.60.020(A). [Ord. 3635 § 1, 2007]. 20 22 24 26 28 30 32 34 36 38 40 42 16.60.005 Purposes. The CG and CG2 zones have the following specific purposes in addition to the general purposes for business and commercial zones listed in Chapter 16.40 ECDC: A. Encourage the development and retention of commercial uses which provide high economic benefit to the city. Mixed -use and transit -oriented developments are encouraged which provide significant commercial uses as a component of an overall mixed development scheme. B. Improve access and circulation for people by encouraging a development pattern that supports transit and pedestrian access. Improve vehicular circulation and access to support business and economic development. C. Provide and encourage the opportunity for different sections along the Highway 99 corridor to emphasize their unique characteristics and development opportunities rather than require the corridor to develop as an undifferentiated continuum. New development should be high -quality and varied — not generic — and include amenities for pedestrians and patrons. D. Encourage a variety of uses and building types. A variety of uses and building types is appropriate to take advantage of different opportunities and conditions. Where designated in the comprehensive plan, the zoning should encourage mixed -use or taller high-rise development to occur. E. Encourage development that is sensitive to surrounding neighborhoods. Protect resi- dential qualities and connect businesses with the local community. Pedestrian connections should be made available as part of new development to connect residents to appropriate retail and service uses. Attachment 11 PLN20170041 1IPage r a Packet Pg. 73 2.1.a 2 F. New development should be allowed and encouraged to develop to the fullest extent possible while assuring that the design quality and amenities provided contribute to the 4 overall character and quality of the corridor. Where intense development adjoins residential areas, site design (including buffers, landscaping, and the arrangement of uses) 6 and building design should be used to minimize adverse impacts on residentially zoned properties. 8 G. Upgrade the architectural and landscape design qualities of the corridor. Establish uniform signage regulations for all properties within the corridor area which provide for 10 business visibility and commerce while minimizing clutter and distraction to the public. Make the corridor more attractive and pedestrian -friendly (e.g., add trees and 12 landscaping) through a combination of development requirements and — when available — public investment. 14 H. Within the corridor, high-rise nodes designated in the comprehensive plan should provide for maximum economic use of suitable commercial land. High-rise nodes should 16 be: 1. Supported by adequate services and facilities; 18 2. Designed to provide a visual asset to the community through the use of distinctive forms and materials, differentiated facades, attractive landscaping, and similar 20 techniques; 3. Designed to take advantage of different forms of access, including automobile, 22 transit and pedestrian access; 4. Designed to provide adequate buffering from lower intensity uses and residential 24 neighborhoods. [Ord. 3635 § 1, 2007]. 16.60.010 26 Uses. A. Permitted Primary Uses. a 28 1. All permitted or conditional uses in any other zone in this title, except as specifi- o cally prohibited by subsection (C) of this section or limited by subsection (D) of this a� 30 section; o: 2. Any additional use except as specifically prohibited by subsection (C) of this see- a 32 tion or limited by subsection (D) of this section; 3. Halfway houses; o 34 4. Sexually oriented businesses, which shall comply with the location standards set r forth in ECDC 16.60.015, the development regulations set forth in Chapter 17.50 ECDC, N 36 and the licensing regulations set forth in Chapter 4.52 ECC. Z J B. Permitted Secondary Uses. a 38 1. Off-street parking and loading areas to serve a permitted use. r 2. Storage facilities or outdoor storage areas secondary or integral to a permitted 40 primary use, such as storage or display areas for automobile sales, building materials or w building supply sales, or garden/nursery sales. Such outdoor storage or display areas shall 42 be designed and organized to meet the design standards for parking areas for the CG zone 0 contained in this chapter. 44 C. Prohibited Uses. r a 21Page 2014.06.11 Packet Pg. 74 2.1.a 10 12 14 16 4—Res7i"&1T6a"se-s-leeat-ed— :elm=e first second s t y e f-w Reture in areiirJ d nmed ccHigl.. . O❑ f• chi .,, cc .1, �Al 7 " . e 6E) preheRsty"fan-mW. yai err.-am-r.re oxeeptiens- t'1=1is-pr+4 3ifie 3 a. Reside. -Ai s—#aC1-�f— arge-sele "'—;e loeated On areas -designated -ems " - ' } ", plan map --aid whieh afen t-4o"ted-C3n4ot, tha--hav,-Fr-entage-orMi'g1tway-W. -21. Mobile home parks. 32. Storage facilities or outdoor storage areas intended as a primary use, not secondary to a permitted commercial or residential use. Automobile wrecking yards, junk yards, or businesses primarily devoted to storage or mini storage are examples of this type of prohibited use. D. Uses Requiring a Conditional Use Permit. 1. Aircraft landings as regulated by Chapter 4.80 ECC. [Ord. 3635 § 1, 2007]. 16.60.015 18 Location standards for sexually oriented businesses. All sexually oriented businesses shall comply with the requirements of this section, the 20 development regulations set forth in Chapter 17.50 ECDC, and Chapter 4.52 ECC. The standards established in this section shall not be construed to restrict or prohibit the 22 following activities or products: (1) expressive dance; (2) plays, operas, musicals, or other dramatic works; (3) classes, seminars, or lectures conducted for a scientific or 24 educational purpose; (4) printed materials or visual representations intended for educational or scientific purposes; (5) nudity within a locker room or other similar 26 facility used for changing clothing in connection with athletic or exercise activities; (6) nudity within a hospital, clinic, or other similar medical facility for health -related 28 purposes; and (7) all movies and videos that are rated G, PG, PG-13, R, and NC-17 by the Motion Picture Association of America. 30 A. Separation Requirements. A sexually oriented business shall only be allowed to locate where specifically permitted and only if the following separation requirements are 32 met: 1. No sexually oriented business shall be located closer than 300 feet to any of the o CD 34 following protected zones, whether such protected zone is located within or outside the city limits: N 36 a. A residential zone as defined in Chapter 16.10 ECDC; Z J b. A public use zone as defined in Chapter 16.80 ECDC. a 38 2. No sexually oriented business shall be located closer than 300 feet to any of the following protected uses, whether such protected use is located within or outside the city 40 limits: x w a. A public park; 42 b. A public library; as c. A nursery school or preschool; 44 d. A public or private primary or secondary school; 1a e. A church, temple, mosque, synagogue, or other similar facility used primarily a 46 for religious worship; and 3 1 P a g e 2014.06.11 Packet Pg. 75 2.1.a 2 f. A community center such as an amusement park, public swimming pool, public playground, or other facility of similar size and scope used primarily by children 4 and families for recreational or entertainment purposes; g. A permitted residential use located in a commercial zone; 6 h. A museum; and i. A public hospital or hospital district. 8 3. No sexually oriented business shall be located closer than 500 feet to any bar or tavern within or outside the city limits. 10 B. Measurement. The separation requirements shall be measured by following a straight line from the nearest boundary line of a protected zone specified in subsection 12 (A) of this section or nearest physical point of the structure housing a protected use specified in subsection (A) of this section, to the nearest physical point of the tenant 14 space occupied by a sexually oriented business. C. Variance From Separation Requirements. Variances may be granted from the sep- 16 aration requirements in subsection (A) of this section if the applicant demonstrates that the following criteria are met: 18 1. The natural physical features of the land would result in an effective separation between the proposed sexually oriented business and the protected zone or use in terms of 20 visibility and access; 2. The proposed sexually oriented business complies with the goals and policies of 22 the community development code; 3. The proposed sexually oriented business is otherwise compatible with adjacent 24 and surrounding land uses; 4. There is a lack of alternative locations for the proposed sexually oriented 26 business; and 5. The applicant has proposed conditions which would minimize the adverse sec- 28 ondary effects of the proposed sexually oriented business. D. Application of Separation Requirements to Existing Sexually Oriented Businesses. 30 The separation requirements of this section shall not apply to a sexually oriented business once it has located within the city in accordance with the requirements of this section. 32 [Ord. 3635 § 1, 20071. 16.60.020 34 Site development standards — General. A. Table. Except as hereinafter provided, development requirements shall be as 36 follows: 38 Minimum Minimum Maximum Minimum Minimum Street Side/Rear Maximum Floor Lot Area Lot Width Setback Setback Height Area CG None None 4r2 Nonel 606 Nonc CG2 None L None 42 None 75'3 None 4 1 P a g e 2014.06.11 Q Packet Pg. 76 2.1.a 2 1 Fifteen feet from all lot lines adjacent to RM or RS zoned property regardless of the setback provisions established by any other provision of this code. 4 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. 10 12 14 16 18 20 22 24 B. Mixed Use D«e'opmentsRe�w. The Devela merit Services Director shall rovide a report to the City Council by February1. 2016. to summarize 2015 deveio meet activities for the CG and CG2 districts in the Highway 99 area especially related to land uses and vehicle arkin . Tlic Lie is intended to rovide infomiatinn ttbaut l ow land u e and . arkin � as cts f this dhapter Are working.- 1, T �� ntur al-ca>~rtmere�ial--e i- + aide��tiul -uses; itaelt�g l:esidetitaai-usesrleeated ontl�� rst er sr�eo lr�o>Fs caF brand} ;- y-lae pe � �i fir develepnient-"neetng4he413t fewtent . a: �13e-pr�aposed�:ievel�rr�er}t�eoml+ined-stt�-alrttt-i;�K' '„r �.�.�:'•: 1a, 1; eo"rea-eq*ivakw 4e--t�Iae-c(znii i--tat aWea ;able -ate of h fir-st4gT�Uw ) fc�brl-boildi�g leerirtedr+-tl> �sit8-ihall-be de�+etete eanar:;�sG--I=~es ►�+#tere--tl +�e�+a�tl--#�eo ie�-le�ret't--t•Eaara--tl�--lfxa r-»at-t>#-FF�--litlil �-#'etaf rirat tie--t�+i-Iti-i e�:5ed--i-H-arri•prat,mot--tlie-a>Fea-�let+latitin: b: i�lri�-�fhe--rer�ttired-c:c+mmereta-l--lIner�rea--���ry--be�r��aclad--in--a+ty-fxtei�t� desilfil4e­er site, eiieep d-caFierrted-*-awj-ktei-ng4feintatge-slfeetg-� street t ein"ort+on--44he--grnun fi0e pic�d-iy eettaa tereiaI- 'r-arm area(4)aiv ewltided r_.,..�aieuW.0 . event 4s--not.-inieraded-4,o-regtlife roomer-ew uses €aei� sePAG-4ivesiz aeoess easea letha+ are Hot -related -to tiw-mama erei% s}r-eets seFyi g4ht -site- 16.60.030 26 Site development standards - Design standards. Design review by the architectural design board is required for any project that 28 includes buildings exceeding 60 feet in height in the CG zone or 75 feet in height in the CG2 zone. Projects not exceeding these height limits may be reviewed by staff as a Type 30 I decision. Regardless of what review process is required, all projects proposed in the CG or CG2 zone must meet the design standards contained in this section. 32 A. Screening and Buffering. 1. General. 34 a. Retaining walls facing adjacent property or public rights -of -way shall not exceed seven feet in height. A minimum of four feet of planted terrace is required 36 between stepped wall segments. b. Landscape buffers are not required in land use zones with no required building 38 setback. c. Tree landscaping may be clustered to block the view of a parking lot, yet allow 40 visibility to signage and building entry. d. Landscape buffers shall be integrated into the design and layout of water 42 detention and treatment elements, to minimize the physical and visual impacts of the water quality elements. 44 e. All parking lots are required to provide Type V interior landscaping. 51Page 2014.06.11 a Packet Pg. 77 2.1.a 2 f. Type I landscaping is required for commercial, institutional and medical uses adjacent to single-family or multifamily zones. The buffer shall be a minimum of 10 feet 4 in width and continuous in length. g. Type I landscaping is required for residential parking areas adjacent to single- 6 family zones. The buffer shall be a minimum of four feet in width and continuous in length. 8 h. 'Type I landscaping is required for office and multifamily projects adjacent to single-family zones. The buffer shall be a minimum of four feet in width and 10 feet in 10 height and continuous in length. i. If there is a loading zone and/or trash compactor area next to a single-family or 12 multifamily zone, there shall be a minimum of a six -foot -high concrete wall plus a minimum width of five feet of Type I landscaping. Trash and utility storage elements 14 shall not be permitted to encroach within street setbacks or within setbacks adjacent to single-family zones. Mechanical equipment, including heat pumps and other mechanical 16 elements, shall not be placed in the setbacks. j. Landscape buffers, Type I, shall be used in parking areas adjacent to single- 18 family zones. k. When no setback is otherwise required, Type III landscaping three feet in 20 width and continuous in length is required between uses in the same zone. 2. Parking Lots Abutting Streets. 22 a. Type IV landscaping, minimum four feet wide, is required along all street 24 26 28 30 32 34 36 38 40 42 44 frontages. b. All parking located under the building shall be completely screened from the public street by one of the following methods: i. Walls, ii. Type I planting and a grill that is 25 percent opaque, iii. Grill work that is at least 80 percent opaque, or iv. Type III landscaping. B. Access and Parking. 1. Parking sball be provided as follows: (a) for non-residential uses. I space per 400 so. ft. of Ieaseable building s ace• and b for residential uses as r aired For RM zones. Net n efe than 50 be losatel--between o the -bent faced 2. Nc�t mare [bran 50yercent of otal ra'ect ark'n s ttees ma be located between N the building's front facade and the primM_street_Parking lots may not be located on J corner locations adjacent to public streets. a 3. Paths within Parking Lots. a. Pedestrian walkways in parking lots shall be delineated by separate paved routes that are approved by federal accessibility requirements and that use a variation in w textures and/or colors as well as landscape barriers. r b. Pedestrian access routes shall be provided at least every 180 feet within a) parking lots. These shall be designed to provide access to on -site buildings as well as E pedestrian walkways that border the development. a a 6 1 P a g e 2014.06.11 Packet Pg. 78 2.1.a 2 c. Pedestrian pathways shall be six feet in width and have two feet of planting on each side or have curb stops at each stall in the parking lot on one side and four feet of 4 planting on the second side. d. Parking lots shall have pedestrian connections to the main sidewalk at a mini- 6 mum of every 100 feet. 10 12 14 16 18 20 22 24 26 28 4. Bonus for Parking Below or Above Ground Floor. a. For projects where at 1east 50 RgLgent of the parking is below, or above the ground floor of the building, the following code re uirements ma die modified for the parking that s_pr vi edPo"r+}jeats-where atoms' ` reer�t }!F F1�e pia in Uc=Qv� gfie-err mder- 1e-hu4di-tfte-fellew �egt�4�e-� od f ed-fear tl�e paFMtag4hski-s-pr-ovitle4d-beloa tfad "r7r-.t,fcider-€aui,iding: i. The minimum drive aisle width may be reduced to 22 feet. ii. The maximum ramp slope may be increased to 20 percent. iii. A mixture of full- and reduced -width parking stalls may be provided without meeting the ECDC requirement to demonstrate that all required parking could be provided at full -width dimensions. 5. Drive -through facilities such as, but not limited to, banks, cleaners, fast food, drug stores, espresso stands, etc., shall comply with the following: a. Drive -through windows and stacking lanes shall not be located along the facades of the building that face a street. b. Drive -through speakers shall not be audible off -site. c. Only one direct entrance or exit from the drive -through shall be allowed as a separate curb cut onto an adjoining street. All remaining direct entrances/exits to the drive -through shall be internal to the site. 6. Pedestrian and Transit Access. a. Pedestrian building entries must connect directly to the public sidewalk and to adjacent developments if feasible. b. Internal pedestrian routes shall extend to the property line and connect to 30 existing pedestrian routes if applicable. Potential future connections shall also be identified such that pedestrian access between developments can occur without walking 32 in the parking or access areas. c. When a transit or bus stop is located in front of or adjacent to a parcel, 34 pedestrian connections linking the transit stop directly to the new development are required. 36 C. Site Design and Layout. 1. General. If a project is composed of similar building layouts that are repeated, 38 then their location on the site design should not be uniform in its layout. If a project has a uniform site layout for parking and open spaces, then the buildings shall vary in form, 40 materials, and/or identity. The following design elements should be considered, and a project shall demonstrate how at least five of the elements were used to vary the design of 42 the site: a. Building massing and unit layout, 44 b. Placement of structures and setbacks, c. Location of pedestrian and vehicular facilities, 46 d. Spacing from position relative to adjoining buildings, e. Composition and types of open space, plant materials and street trees, 71Page 20 ] 4.06.1 1 a Packet Pg. 79 2.1.a 2 f. Types of building materials and/or elements, g. Roof variation in slope, height and/or materials. 4 2. Individuality for Particular Structures. If a project contains several new or old buildings of similar uses or massing, incorporate two of the following options to create 6 identity and promote safety and feeling of ownership: a. Individual entry design for each building. 8 b. Create variety in arrangement of building forms in relation to site, parking, open spaces, and the street. 10 c. Create variety through facade materials and organization. d. Create variety through roof forms. 12 e. Vary the size/mass of the buildings so they are not uniform in massing and 14 appearance. o 3. Lighting. ~ a. All lighting shall be shielded and directed away from adjacent parcels. This 16 may be achieved through lower poles at the property lines and/or full "cut off' fixtures. b. Parking lots shall have lighting poles with a maximum of 25 feet in height. > 18 c. Pedestrian ways shall have low height lighting focused on pathway area. Pole = height shall be a maximum of 14 feet, although lighting bollards are preferred. ° 20 d. Entries shall have lighting for safety and visibility integrated with the build- M IL ing/canopy. c 22 D. Building Design and Massing. J 1. Buildings shall convey a visually distinct "base" and "top." A "base" and "top" 24 can be emphasized in different ways, such as masonry pattern, more architectural detail, step -backs and overhangs, lighting, recesses, visible "plinth" above which the wall rises, c 26 storefront, canopies, or a combination thereof. They can also be emphasized by using E architectural elements not listed above, as approved, that meet the intent. Z 28 2. In buildings with footprints of over 10,000 square feet, attention needs to be a given to scale, massing, and facade design so as to reduce the effect of large single c 30 building masses. Ways to accomplish this can include articulation, changes of materials, offsets, setbacks, angles or curves of facades, or by the use of distinctive roof forms. This 32 can also be accomplished by using architectural elements not listed above, as approved, that meet the intent. Note that facade offsets or step -backs should not be applied to the Cn 34 ground floor of street -front facades in pedestrian -oriented zones or districts. c 3. Alternatives to massing requirements may be achieved by: 36 a. Creation of a public plaza or other open space which may substitute for a N massing requirement if the space is at least 1,000 square feet in area. In commercial J 38 zones, this public space shall be a public plaza with amenities such as benches, tables, a planters and other elements. 40 b. Retaining or reusing an historic structure listed on the National Register or the Edmonds register of historic places. Any addition or new building on the site must be w 42 designed to be compatible with the historic structure. 4. To ensure that buildings do not display blank, unattractive walls to the abutting 44 streets or residential properties, walls or portions of walls abutting streets or visible from E residentially zoned properties shall have architectural treatment applied by incorporating 46 at least four of the following elements into the design of the facade: a a. Masonry (except for flat concrete block). 8 1 P a g e 2014.06.11 Packet Pg. 80 2.1.a 2 b. Concrete or masonry plinth at the base of the wall. c. Belt courses of a different texture and color. 4 d. Projecting cornice. e. Projecting metal canopy. 6 f. Decorative tilework. g. Trellis containing planting. 8 h. Medallions. i. Artwork or wall graphics. 10 j. Vertical differentiation. k. Lighting fixtures. 12 1. An architectural element not listed above, as approved, that meets the intent. [Ord. 3736 § 11, 2009; Ord. 3635 § 1, 2007]. 14 16.60.040 Operating restrictions. 16 A. Enclosed Building. All uses shall be carried on entirely within a completely enclosed building, except the following: 18 1. Public utilities; 2. Off-street parking and loading areas; 20 3. Drive-in business; 4. Secondary uses permitted under ECDC 16.60.010(B); 22 5. Limited outdoor display of merchandise meeting the criteria of Chapter 17.65 ECDC; 24 6. Public markets; provided, that when located next to a single-family residential zone, the market shall be entirely within a completely enclosed building; 26 7. Outdoor dining meeting the criteria of Chapter 17.75 ECDC; 8. Motorized and nonmotorized mobile vending units meeting the criteria of 28 Chapter 4.12 ECC. B. Interim Use Status — Public Markets. 30 1. Unless a public market is identified on a business license as a year-round market within the city of Edmonds, a premises licensed as a public market shall be considered a 32 temporary use. As a temporary activity, the city council finds that any signs or structures used in accordance with the market do not require design review. When a location is uti- 34 lized for a business use in addition to a public market, the public market use shall not decrease the required available parking for the other business use below the standards 36 established by Chapter 17.50 ECDC. [Ord. 3932 § 8, 2013; Ord. 3902 § 5, 2012; Ord. 3635 § 1, 2007]. Q 9 1 P a g e 2014.06.11 Packet Pg. 81 2.1.a Chapter 16.60 EXHIBIT 1 CG — GENERAL COMMERCIAL ZONE Sections: 16.60.000 CG zone. 16.60.005 Purposes. 16.60.010 Uses. 16.60.015 Location standards for sexually oriented businesses. 16.60.020 Site development standards — General. 16.60.030 Site development standards — Design. 16.60.040 Operating restrictions. 16.60.000 CG zone. A. This chapter establishes the general commercial zoning district. B. Definitions. For purposes of this chapter, the following definitions apply. 1. Amenity space: outdoor space for uses that are considered to provide an amenity or benefit to people 2. Auto sales use: facilities for the commercial sale of motor vehicles, including buildings and areas typically associated with auto sales use, such as areas for the display and storage of automobiles that are sold or serviced as part of the overall auto sales use. 3. Frontage: the front part of a property or building adjacent to a street 4. Primary frontage (or "primary street frontage"): the frontage for a property that is adjacent to only one street or, for a property that is adjacent to more than one street, the frontage that is adjacent to the street that is considered primary over any other streets to which the property is adjacent. 5. Stepback: The upper portion of a building that is required to be set (or stepped) further back than the minimum setback otherwise required by ECDC 16.60.020.A. C. Where this chapter conflicts with any other, this chapter shall prevail for the general commercial district. 16.60.005 Purposes. The CG zone has the following specific purposes in addition to the general purposes for business and commercial zones listed in Chapter 16.40 ECDC: A. Encourage economic vitality through businesses, investment, redevelopment, and efficient use of land; Encourage safe and comfortable access for pedestrians, transit, and motorists; 2017.05.05 Attachment 12 PLN20170041 a Packet Pg. 82 2.1.a C. Encourage attractive mixed use development, affordable housing, and a variety of commercial uses; and D. Recognize the district's evolving identity and sense of place, including distinctions between different parts of the district, and be sensitive to adjacent residential zones. 16.60.010 Uses. A. Permitted Primary Uses. 1. All permitted or conditional uses in any other zone in this title, except as specifically prohibited by subsection (C) of this section or limited by subsections (B) and (D) of this section; 2. Halfway houses; 3. Sexually oriented businesses, which shall comply with the location standards set forth in ECDC 16.60.015, the development regulations set forth in Chapter 17.50 ECDC, and the licensing regulations set forth in Chapter 4.52 ECC. B. Permitted Secondary Uses. 1. Off street parking and loading areas to serve a permitted use. 2. Indoor storage facilities that either comprise less than 40% of a permitted primary use of the building in which they are located or are in a separate accessory building or buildings comprising less than 40% of the total leasable building space used for the parcel's permitted primary use(s). 3. Outdoor storage areas that are integral to a permitted primary use, such as storage or display areas for automobile sales, building materials or building supply sales, or garden/nursery sales, provided that such outdoor uses are screened from adjacent residential zoning districts. C. Prohibited Uses. 1. Mobile home parks. 2. Storage facilities or outdoor storage areas intended as a primary use, not secondary to a permitted use. Automobile wrecking yards, junk yards, or businesses primarily devoted to storage or mini storage are examples of this type of prohibited use. D. Uses Requiring a Conditional Use Permit. 1. Aircraft landings as regulated by Chapter 4.80 ECC. [Ord. 3981 § 1 (Att. A), 2014; Ord. 3635 § 1, 2007]. 16.60.015 Location standards for sexually oriented businesses: All sexually oriented businesses shall comply with the requirements of this section, the development regulations set forth in Chapter 17.50 x ECDC, and Chapter 4.52 ECC. The standards established in this section shall not be construed to restrict Lu or prohibit the following activities or products: (1) expressive dance; (2) plays, operas, musicals, or other dramatic works; (3) classes, seminars, or lectures conducted for a scientific or educational purpose; (4) E printed materials or visual representations intended for educational or scientific purposes; (5) nudity within a locker room or other similar facility used for changing clothing in connection with athletic or Q exercise activities; (6) nudity within a hospital, clinic, or other similar medical facility for health -related 2017.05.05 Page 2 Packet Pg. 83 2.1.a purposes; and (7) all movies and videos that are rated G, PG, PG13, R, and NC17 by the Motion Picture Association of America. A. Separation Requirements. A sexually oriented business shall only be allowed to locate where specifically permitted and only if the following separation requirements are met: c ti 1. No sexually oriented business shall be located closer than 300 feet to any of the following N protected zones, whether such protected zone is located within or outside the city limits: J (L a. A residential zone as defined in Chapter 16.10 ECDC; N m b. A public use zone as defined in Chapter 16.80 ECDC. E 0 2. No sexually oriented business shall be located closer than 300 feet to any of the following 3 protected uses, whether such protected use is located within or outside the city limits: 0 a. A public park; a b. A public library; c. A nursery school or preschool; o 0 d. A public or private primary or secondary school; a a e. A church, temple, mosque, synagogue, or other similar facility used primarily for c religious worship;_ f. A community center such as an amusement park, public swimming pool, public playground, or other facility of similar size and scope used primarily by children and families for recreational or entertainment purposes; E g. A permitted residential use located in a commercial zone; L a h. A museum; and r- 0 i. A public hospital or hospital district. n m 3. No sexually oriented business shall be located closer than 500 feet to any bar or tavern within or outside the city limits. U) B. Measurement. The separation requirements shall be measured by following a straight line from the c nearest boundary line of a protected zone specified in subsection (A) of this section or nearest physical r point of the structure housing a protected use specified in subsection (A) of this section to the nearest N physical point of the tenant space occupied by a sexually oriented business. Z a C. Variance from Separation Requirements. Variances may be granted from the separation requirements ' r in subsection (A) of this section if the applicant demonstrates that the following criteria are met: += 1. The natural physical features of the land would result in an effective separation between the w proposed sexually oriented business and the protected zone or use in terms of visibility and access; c 2. The proposed sexually oriented business complies with the goals and policies of the community development code; Q 2017.05.05 Page 3 Packet Pg. 84 2.1.a 3. The proposed sexually oriented business is otherwise compatible with adjacent and surrounding land uses; 4. There is a lack of alternative locations for the proposed sexually oriented business; and 5. The applicant has proposed conditions which would minimize the adverse secondary effects of the proposed sexually oriented business. D. Application of Separation Requirements to Existing Sexually Oriented Businesses. The separation requirements of this section shall not apply to a sexually oriented business once it has located within the city in accordance with the requirements of this section. [Ord. 3981 § 1 (Att. A), 2014; Ord. 3635 § 1, 2007]. 16.60.020 Site development standards —General. A. Table. Except as hereinafter provided, development requirements shall be as follows: Dimensional Requirements Table Minimum Lot Area Minimum Lot Width Minimum Street Minimum Setback Side/Rear Setback Maximum Height _ Maximum Floor Area CG None None 51/1012 0/15' 75" None i Fifteen feet from all lot lines adjacent to RM or RS zoned property; otherwise no setback is required by this subsection- 2 The 5' minimum width applies only to permitted outdoor auto sales use; otherwise the minimum is 10'. 3 None for structures located within an area designated as a high-rise node on the comprehensive plan map. B. Maximum height for purposes of this chapter need not include railings, chimneys, mechanical equipment or other exterior building appurtenances that do not provide interior livable space. In no case shall building appurtenances together comprise more than 20 percent of the building surface area above the maximum height. C. Pedestrian area. 1. For purposes of this chapter, the pedestrian area described herein is the area adjacent to the street that encompasses the public right of way from the edge of the curb (or, if no curb, from the edge of pavement) and the street setback area, as identified in Table A of this section. 2. The pedestrian area is composed of three zones: the activity zone, the pedestrian zone, and J the streetscape zone. Providing improvements to the pedestrian area, as needed to be a consistent with this subsection on at least the primary street, is required as part of development projects, excluding development that would not add a new building or that consists of building improvements that do not add floor area equaling more than 10% of the building's existing floor x area or that consists of additional parking stalls that comprise less than 10% of the existing w parking stalls or that consists of development otherwise exempted under this chapter. c a) a. Activity Zone. The activity zone shall be the open-air pedestrian area from the building front to the edge of the pedestrian zone. The activity zone is the section of the pedestrian area that is reserved for activities that commonly occur immediately a adjacent to the building facade. Typical amenities or activities included in the activity 2017.05.05 Page 4 Packet Pg. 85 2.1.a zone include, but are not limited to, sidewalks, benches, potted plants, outdoor dining and shopping. The area shall be paved to connect with the pedestrian zone in an ADA- accessible manner. Stairs, stoops and raised decks or porches may be constructed in a portion of the activity zone. b. Pedestrian Zone. The pedestrian zone is located between the activity zone and the streetscape zone. The pedestrian zone consists of a minimum 5-foot clear and unobstructed path for safe and efficient through -traffic for pedestrians. Architectural projections and outdoor dining may be permitted to encroach into the pedestrian zone only where a minimum 5-foot clear path and 7-foot vertical clearance is maintained within the pedestrian zone. c. Streetscape Zone. The streetscape zone is located between the curb or pavement edge to the edge of the pedestrian zone and shall be a minimum of 5 feet wide. The streetscape zone is the section that is reserved for pedestrian use and for amenities and facilities that commonly occur between the adjacent curb or pavement edge and pedestrian through -traffic. Typical amenities and facilities in the streetscape zone include, but are not limited to, street trees, street lights, benches, bus stops, and bike racks. Street trees shall be required in conformance with the Edmonds Street Tree Plan. si d 3 �I 71 v a c Ln •L v v > a, c n N a N Q N -4` 5'min. f 5'-1o'+ld18"-2'+f Note: Numerical Ranges for the Pedestrian Zone and the Activity Zone are typical but do not control over other requirements of this chapter. (Illustration: Pedestrian Area) Q 2017.05.05 Page 5 Packet Pg. 86 2.1.a B. Building stepback when adjacent to RS Zones 1. The portion of the buildings above 25 feet in height shall step back no less than 10 feet from the required setback to an adjacent RS zone. That portion of the building over 55 feet in height shall be step back no less than 20 feet from the required setback to an adjacent RS Zone. 2. Balconies, railings, parapets and similar features that do not enclose an interior space may extend into the stepback area in order to encourage more human activity and architectural features. i Height L-it. 75'- i i L 7 e � I 4 I � � I I 4 4 i I 'p 3 I 2— � N 1 P 15'selback with I0'landxape bnHer (Illustration: Setback and "Stepback" of building adjacent to RS Zones) 16.60.030 Site development standards — Design. Design review by the architectural design board is required for any project that includes buildings exceeding 75 feet in height as identified in ECDC 16.70.020. Projects not exceeding this height may be reviewed by staff as a Type I decision. Regardless of what review process is required, all projects proposed in the CG zone must meet the design standards contained in this section. A. Screening and Buffering. 1. General. a. Retaining walls facing adjacent property or public rights of way shall not exceed 7 feet in height. A minimum of 4 feet of planted terrace is required between stepped wall segments. b. Tree landscaping may be clustered to soften the view of a building or parking lot, yet allow visibility to signage and building entry. 2017.05.05 Page 6 Packet Pg. 87 2.1.a c. Stormwater facilities shall be designed to minimize visual impacts and integrate landscaping into the design. d. All parking lots are required to provide Type V interior landscaping, consistent with Chapter 20.13 ECDC e. Type I landscaping is required for commercial, institutional and medical uses adjacent to single family or multifamily zones. The buffer shall be a minimum of 10 feet in width and continuous in length. f. Type I landscaping is required for residential parking areas adjacent to single family zones. The buffer shall be a minimum of 4 feet in width and continuous in length. g. Type I landscaping is required for commercial and multifamily uses adjacent to single family zones. The buffer shall be a minimum of four feet in width and 10 feet in height and continuous in length. h. If there is a loading zone and/or trash compactor area next to a single family or multifamily zone, there shall be a minimum of a six -foot -high masonry wall plus a minimum width of 5 feet of Type I landscaping. Trash and utility storage elements shall not be permitted to encroach within street setbacks or within setbacks adjacent to single family zones. Mechanical equipment, including heat pumps and other mechanical elements, shall not be placed in the setbacks. i. Landscape buffers, Type I, shall be used along the edge of parking areas adjacent to single family zones. j. Outdoor storage areas for commercial uses must be screened from adjacent RS zones. 2. Parking Lots Abutting Streets. a. Type IV landscaping, minimum 5 feet wide, is required along all street frontages where parking lots, excluding for auto sales use, abut the street right-of-way. b. For parking lots where auto sales uses are located, the minimum setback area must be landscaped to include a combination of vegetation and paved pedestrian areas. c. All parking located under the building shall be completely screened from the public street by one of the following methods: L Walls that have architectural treatment meeting at least three of the elements listed in ECDC 16.60.030.D.2.e; ii. Type III planting and a grill that is 25 percent opaque; or iii. Grill work that is at least 80 percent opaque. Parking, Access, and Bicycle Storage Standards. N 1. Parking requirements. Vehicle parking shall be provided as follows: J a. Nonresidential uses, one space per 500 square feet of leasable building space; and a- b. Residential uses, an average of 0.75 space per unit that is less than 700 square feet, r an average of 1.25 parking spaces per unit that is between 700 and 1,100 square_ feet, and otherwise 1.75 spaces per unit. x c. In addition, guest parking for residential uses at a minimum ratio of one guest space w for every twenty required parking spaces. d. For mixed use development, a portion of the parking spaces may be shared E between residential and commercial uses provided the director finds that the proposal is supported by a parking study and/or nationally recognized parking Q standards and that the site plan assures access for all shared parking uses. 2017.05.05 Page 7 Packet Pg. 88 2.1.a e. Parking meeting the non-residential parking requirements shall be open to the public throughout business operating hours. 2. The first 3,000 square feet of commercial space in a mixed -use development with a shared parking plan is exempt from off street parking requirements. 3. The development services director may approve a different ratio for the vehicle parking required by standards of subsection B.1 of this section when an applicant submits parking data illustrating that the standards do not accurately apply to a specific development. The data submitted for an alternative parking ratio shall include, at a minimum, the size and type of the proposed development, and the anticipated peak and average parking loads of all uses. The director may approve a parking ratio that is based on the specific type of development and its primary users in relationship to: a. An analysis conducted using nationally recognized standards or methodology, such as is contained in the Urban Land Institute's most recent version of the publication "Shared Parking" or the latest version of the Institute of Transportation Engineers publication "Parking Generation"; or b. A site -specific parking study that includes data and analysis for one or more of the following: i. 1/4 mile proximity to a bus rapid transit station and methodology that takes into account transit -oriented development; ii. Use of transportation demand management policies, including but not limited to free or subsidized transit passes for residents and workers; iii. On -site car -share and bike -share facilities: or iv. Uses that serve patients, clients, or tenants who do not have the same vehicle parking needs as the general population. V. Other methods that reduce the need for vehicle parking. 4. All off-street surface parking shall be located to the side or rear of the primary building, except as otherwise allowed by this chapter, and shall be screened from the sidewalk by a wall or plantings between 2 to 4 feet in height. Outdoor parking areas shall comprise 40% or less of the public street frontage area within 100 feet of the primary street for the lot or tract and, on corner lots, may not be located at the corner. The requirements of this subsection do not apply to permitted auto sales uses. 5. Electric vehicle charging stations: One or more electric vehicle charging stations must be c provided for all new development that includes housing. Required charging stations shall be installed to serve at least 10% of the required residential parking stalls. In addition, either N additional stations or planned capacity (or a combination thereof) that can double the amount z of initially required stations shall be provided. For this subsection, "planned capacity" means site a- design and construction that includes electrical wiring connection and ventilation, compliant r with the City's building codes, to support potential or actual future electric vehicle charging stations. x w 6. Bicycle storage spaces: Bicycle storage spaces for multifamily housing, excluding housing for assisted living or other specialized facilities where the development services director finds that the targeted population is not likely to use bicycles, shall be provided for residents at a ratio of 1 E bicycle storage space for each residential unit under 700 square feet and 2 bicycle storage spaces for each residential unit greater than 700 square feet. Bicycle storage spaces shall Q consist of storage racks, lockers, or other secure space to accommodate sheltered, safe, and 2017.05.05 Page 8 Packet Pg. 89 2.1.a convenient bicycle storage for building residents. Such space may be in a vehicle parking garage or another appropriate location but shall not be provided as open storage on a deck or balcony. Where sheltered bicycle storage is being provided within a dedicated common space of the building, the total number of required bicycle storage spaces may be reduced by up to 50% from that which is otherwise required, provided that one or more secure bicycle racks, useable by visitors, for at least four bicycles is provided within the front setback of the property. 7. Driveways accessing Highway 99: All driveway connections to Highway 99 must meet the applicable requirements of the Washington State Department of Transportation, including minimum requirements for distance between driveway access connections, which may be up to 250 feet to help promote traffic safety and minimize pedestrian -vehicle conflicts. 8. Paths within Parking Lots. a. Pedestrian paths in parking lots shall be delineated by separate paved routes that meet federal accessibility requirements and that use a variation in textures and/or colors and may include landscape barriers and landscape islands. b. Pedestrian paths shall be provided at least every 180 feet within parking lots. These shall be designed to provide access to onsite buildings as well as to pedestrian walkways that border the development. c. Pedestrian paths shall be a minimum of six feet in width and shall be separated from the parking area either horizontally or vertically (e.g. with curbs). Where paths cross vehicular lanes, raised traffic tables should be considered if feasible. d. Parking lots shall have pedestrian connections to the main sidewalk at a minimum of every 100 feet. 9. Bonus for Parking Below or Above Ground Floor. For projects where at least 50 percent of the parking is below or above the ground floor of the building, the following standards may be applied regardless of any ECDC standards that otherwise conflict: i. The minimum drive aisle width may be reduced to 22 feet. ii. The maximum ramp slope may be increased to 20 percent. iii. A mixture of full and reduced width parking stalls may be provided without demonstrating the stalls could also be provided at full width dimensions. 10. Drive —through facilities. Drive -through facilities such as, but not limited to, banks, cleaners, J fast food, drug stores, and espresso stands, shall comply with the following: a r a. Drive -through windows and stacking lanes shall not be located along the facades of the building that face a street. b. No more than one direct entrance or exit from the drive -through shall be allowed as w a separate curb cut onto an adjoining street. r c d E 11. Pedestrian and Transit Access. R r a. Pedestrian building entries must connect directly to the public sidewalk and to Q 2017.05.05 Page 9 Packet Pg. 90 2.1.a adjacent developments if feasible. Internal pedestrian routes shall extend to the property line and connect to existing pedestrian routes where applicable. Potential future connections shall also be identified such that pedestrian access between developments can occur without walking in the parking or access areas. Where a transit station or bus stop is located in front of or adjacent to a parcel, pedestrian connections linking the station or stop directly to the development are required. Pedestrian routes shall connect buildings on the same site to each other. C. Site Design and Layout: Overall, the design and use of each site shall be based on the building/street relationship and on the integration of pedestrian features. This will take the form of either a Pedestrian Oriented Design Area or an Alternative Walkable Design Area, as described below in subsections 1 and 2 of this section, provided that an exceptions process, pursuant to Subsection 3 below, may be allowed under the provisions of this section. Additional site design and layout standards in this section must also be met. 1. Pedestrian Oriented Design Area: Unless otherwise permitted under subsections 2 or 3 of this section, development must meet the requirements of this subsection for a pedestrian -oriented design area. a. Primary Frontage. At least 50% of a building's facade facing the primary public street shall be located within 20 feet of the property line where the primary street c f r o n t a g e exists. The illustration below provides an example of this concept. The requirement does not apply to buildings that are behind another building on the same lot when the other building has a footprint of at least 3000 square feet and E h a s met the requirement. Where site constraints preclude strict compliance with the requirement, the building line shall be measured one foot behind the line a created by that constraint. On a corner lot or a lot with frontages on multiple streets, the development services director shall determine the primary street o n frontage considering the following: o: i. The street classification of the adjacent streets; ii. The prevailing orientation of other buildings in the area; iii. The length of the block face on which the building is located; or iv. Unique characteristics of the lot or street. c b. The building must include a prominent pedestrian entry on the primary frontage. r Vehicle parking, other than where permitted for vehicle sales use, shall not be z located within the first 20 feet of the primary street frontage. The first 20 feet of a the primary street frontage may include building space, landscaping, artwork, seating areas, outdoor displays, and pedestrian and bicycle facilities. t w r a� ue�ao4 IQ 'L �:: :1:,�- E �r'iis`N'i.l 6�9&LEE�I:� r7•'��"- i'r?]� 1u�'• .._�: � •�,i.i •: REF Q„�': ;�a�.. Q 2017.05.05 Page 10 Packet Pg. 91 2.1.a 2. Alternative Walkable Design Area Option: An alternative to the pedestrian -oriented design area requirements of subsection 1 in this section may be allowed by the development services director only for sites that the director has found to have unique and significant constraints related to pedestrian access and for which a phased design plan to increase pedestrian access and connectivity has been submitted to the development services department. While they currently may be largely auto -oriented, Walkable Design Areas have a high potential for walking, bicycling and transit service. If a development is allowed to use this standard, it shall be subject to the requirements of this subsection. 2017.05.05 a. Building Placement: For any new building permitted on a property after August 1, 2017, a minimum of 50% of the building's facade facing the primary street shall be located within 60 feet of the front property line or within 65 feet where a 5-foot landscaping area is provided between the parking lot and the sidewalk. When site constraints preclude strict compliance with this requirement, the building line shall be measured one foot behind the line created by that constraint. b. On a corner lot or a lot with frontages on multiple streets, the development services director shall determine the primary street frontage considering the following: L The street classification of the adjacent streets; ii. The prevailing orientation of other buildings in the area; iii. The length of the block face on which the building is located; iv. The location of any alley or parking areas; or V. Unique characteristics of the lot or street. c. No more than one double —sided row of parking spaces shall be allowed in the front of a building on its primary frontage. d. A pedestrian entrance must be located on the primary frontage. Building facade facing primary street shall be Pedestrian entrance located within 60 feet of the front property line IMM11M s o :• i r r a•i -��. 1" 1 Primary street frontage t X W r Required Amenity spaces, under subsection 4 below, shall be located to 0) connect the building to the street as much as practicable, provided that E amenity space may also be located between buildings where the space will be used in common. a Page 11 Packet Pg. 92 2.1.a 3. Exceptions Process for Pedestrian or Walkable Design: An exception to the exact requirements of subsections 1 or 2 of this section may be allowed by the hearing examiner under a Type IIIA decision process to provide for design flexibility that still encourages pedestrian orientation and efficient land uses when the following criteria are met: a. The property is located within 300 feet of a highway interchange and has unique pedestrian access constraints or is primarily used for motor vehicle sales; b. The development provides business and pedestrian areas that are near the primary street frontage and likely to be active throughout the day and evening; c. The development features a prominent building entry for pedestrian use that is highly visible and connected by a well -lit walkway from the primary street frontage; d. At least 25% of the required amenity space shall be located to connect the building to the street in a manner that encourages pedestrian use and include seating, landscaping, and artwork e. Where a site has multiple buildings (excluding accessory utility buildings), 50% or more of the required amenity space shall be located between buildings to allow for shared use. f. No more than 50% of vehicle parking, other than that associated with a permitted vehicle sales facility use, may be located within 20 feet of the front property line. g. One or more buildings on the site must have at least two stories of useable space. 4. Amenity space. Amenity space is intended to provide residents, employees, and visitors a with places for a variety of outdoor activities. V_ a. An area equivalent to at least 5% of the building footprint shall be provided as amenity space. If a vehicle parking area is being added to the site without the concurrent development of a building of at least r 2,000 square feet, amenity space must be provided to equal at least 5% N of the additional parking area. o b. The amenity space shall be outdoor space that incorporates pedestrian - oriented features, such as, but not limited to, seating, paths, gazebos, c dining tables, pedestrian -scale lighting, and artwork. A minimum of 10% J of the required amenity space shall be comprised of plantings, which a may include tree canopy areas and other shade or screening features. Native vegetation is encouraged. += c. The majority of the required amenity space must be provided in one or x more of the following forms: w i. Recreation areas: an open space available for recreation. The c area may be spatially defined by landscaping rather than E building frontages. Its surface shall consist primarily of hardy groundcover or a material conducive to playground or recreational use. Decorative landscape features, such as flower a 2017.05.05 Page 12 Packet Pg. 93 2.1.a beds, shall not comprise more than 15% of the total area. ii. Plazas: an open space available for community gathering and commercial activities. A plaza shall be spatially defined primarily by either building facades, with strong connections to interior uses, or close proximity to the public sidewalk, especially at the intersection of streets. Its surface shall be primarily hardscape, provided that trees, shade canopies, and other landscaping, as well as water features and artwork, may add visual or environmental features to the space. iii. Squares or courtyards: an open space available for unstructured recreation or community gathering purposes. A square is spatially defined by building facades with strong connections to interior uses. Its surface shall be primarily hardscape, supplemented by trees and other landscaping. Water features and artwork are optional. iv. Exception: A community garden may comprise a portion of any amenity space, provided that it: 1) is located more than 20 feet from a primary street frontage; 2) is dedicated to ongoing use by residents of the site, including for growing edible produce; and 3) includes facilities for watering the garden and storing garden supplies. Lighting: All lighting shall be shielded and directed downward and away from adjacent parcels. This may be achieved through lower poles at the property lines and/or full "cut off' fixtures. a. Parking lots shall have lighting poles that are a maximum of 25 feet in height. Pedestrian paths or walkways and outdoor steps shall have pedestrian -scaled lighting focused on the travel path. Pole height shall be a maximum of 14 feet, although lighting bollards are preferred. b. For pedestrian paths and walkways on internal portions of the site, solar -powered lighting may be sufficient. c. Entries shall have lighting for safety and visibility integrated with the building/canopy. D. Building Design Standards 1. General. To provide variety and interest in appearance, the following design elements should be considered, and a project shall demonstrate how at least four of the elements will be used to vary the design of the site: x 2017.05.05 w a. Building massing and unit layout, b. Placement of structures and setbacks, c. Location of pedestrian and vehicular facilities, d. Composition and character of open space, plant materials and street trees, +g e. Variety in architectural elements, fagade articulation, and/or building materials, a f. Roof variation in slope, height and/or materials. Page 13 Packet Pg. 94 2.1.a 2. Building Design and Massing. 2017.05.05 a. Buildings shall convey a visually distinct "base" and "top, which may be achieved through differences in massing elements and/or architectural details. b. The bulk and scale of buildings of over 3,000 square feet in footprint shall be mitigated through the use of massing and design elements such as facade articulation and modulation, setbacks, step -backs, distinctive roof lines or forms, and other design details. c. Primary Frontage: On the primary frontage, to provide visual connection between activities inside and outside the building, 50% of the building facade between 2 and 10 feet in height, as measured from the adjacent sidewalk, shall be comprised of bLJ li t 50% Min Transparency (may include all windows and glass doors, but not mirrored finishes) windows or doors that are transparent, the bottom of which may not be more than 4 feet above the adjacent sidewalk. A departure from this standard may be approved when the facade will not be visible from the public street due to the placement of other buildings on the site, provided that the requirements of subsection "e " in this section shall apply. i. On the primary frontage, no vehicle parking shall be located within the first 20 feet of the first level of a building facing the street except where such parking is underground. d. All Other Building Frontages: All street -facing facades within 30 feet of a public street, other than for the primary frontage or those facing an alley or the last block c of a dead-end street, shall comply with the standard below. i. Thirty percent (30%) of the building facade between 2 and 10 feet in height N shall be made of windows or doors that are transparent, the bottom of z which may not be more than four feet above the adjacent sidewalk. a Windows shall not be mirrored or have glass tinted darker than 40% in order to meet this requirement. e. Wall treatment: Building facades not subject to all requirements of ECDC x 16.60.030.D.2.c or ECDC 16.60.030.D.2.d are intended to not display blank, w r unattractive walls to the public or to other building tenants. To accomplish this, as walls greater than 30 feet in length shall have architectural treatment that E incorporates at least four of the following elements into the design of the facade: i. Masonry (except for flat concrete block). a ii. Concrete or masonry plinth at the base of the wall. Page 14 Packet Pg. 95 2.1.a iii. Belt courses of a different texture and color. iv. Projecting cornice. V. Projecting metal or wood canopy. vi. Decorative tilework. vii. Trellis containing planting. viii. Medallions. ix. Artwork or wall graphics. X. Vertical differentiation. A. Decorative lighting fixtures. xii. Glazing xiii. An architectural element not listed above that is approved by the director to meet the intent of this subsection. 16.60.040 Operating restrictions. A. Enclosed Building. All uses shall be carried on entirely within a completely enclosed building, except the following: 1. Public utilities; 2. Off street parking and loading areas; 3. Drive-in business; 4. Secondary uses permitted under ECDC 16.60.010(B); 5. Limited outdoor display of merchandise meeting the criteria of Chapter 17.65 ECDC; 6. Public markets; provided, that when located next to a single family residential zone, the market shall be entirely within a completely enclosed building; 7. Outdoor dining meeting the criteria of Chapter 17.75 ECDC; 8. Motorized and nonmotorized mobile vending units meeting the criteria of Chapter 4.12 ECC. B. Interim Use Status — Public Markets. 1. Unless a public market is identified on a business license as a year-round market within the city of Edmonds, a premise licensed as a public market shall be considered a temporary use. As a temporary activity, any signs or structures used in accordance with the market do not require design review. When a location is utilized for a business use in addition to a public market, the public market use shall not decrease the required available parking for the other business use below the standards established in this chapter. C. Ongoing Uses. 1. Audio equipment at drive -through facilities shall not be audible off site. 2. Development subject to the standards of this chapter shall continue to meet the standards of this chapter except as specifically permitted otherwise. 2017.05.05 Page 15 Packet Pg. 96