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HomeMy WebLinkAbout2017-05-03 Architectural Design Board Packet�1 o� NJI Agenda Edmonds Architectural Design Board "" Ixyo COUNCIL CHAMBERS 250 5TH AVE NORTH, EDMONDS, WA 98020 MAY 3, 2017, 6:00 PM 1. CALL TO ORDER 2. APPROVAL OF MINUTES 1. Approval of Draft Minutes of February 1, 2017 3. APPROVAL OF AGENDA 4. AUDIENCE COMMENTS 5. MINOR PROJECTS 6. PUBLIC HEARINGS 1. Public Hearing on proposed Westgate Village Mixed -Use Building at 10032 Edmonds Way (PLN20160054) 2. Phase I District Based Design Review for Graphite Art Studios at 202 Main Street (PLN20170016) 7. CONSOLIDATED PERMIT APPLICATIONS 8. ADMINISTRATIVE REPORTS / ITEMS FOR DISCUSSION 9. ADB MEMBER COMMENTS 10. ADJOURNMENT Edmonds Architectural Design Board Agenda May 3, 2017 Page 1 2.1 Architectural Design Board Agenda Item Meeting Date: 05/3/2017 Approval of Draft Minutes of February 1, 2017 Staff Lead: N/A Department: Architectural Design Board Prepared By: Diane Cunningham Background/History N/A Staff Recommendation Approve the draft minutes Narrative The draft minutes are attached. Attachments: ADB170201d Packet Pg. 2 2.1.a CITY OF EDMONDS ARCHITECTURAL DESIGN BOARD Minutes of Regular Meeting February 1, 2017 Chair Guenther called the meeting of the Architectural Design Board to order at 7:00 p.m., at the City Council Chambers, 250 - 5 h Avenue North, Edmonds, Washington. Board Members Present Tom Walker, Newly Elected Chair Cary Guenther, Outgoing Chair Lauri Strauss, Newly Elected Vice Chair Lois Broadway (arrived at 7:20 p.m.) Joe Herr Athene Tarrant APPROVAL OF MINUTES Board Members Absent Staff Present Brian Boroflca Jen Machuga, Associate Planner Karin Noyes, Recorder BOARD MEMBER STRAUSS MOVED THAT THE MINUTES OF NOVEMBER 2, 2016 BE APPROVED AS SUBMITTED. BOARD MEMBER HERR SECONDED THE MOTION, WHICH CARRIED UNANIMOUSLY. APPROVAL OF AGENDA The agenda was modified to add "Election of Officers." The remainder of the agenda was accepted as presented. REQUESTS FROM THE AUDIENCE: No one in the audience indicated a desire to address the Board during this portion of the meeting. ELECTION OF OFFICERS BOARD MEMBER HERR NOMINATED BOARD MEMBER WALKER TO SERVE AS CHAIR OF THE BOARD IN 2017. BOARD MEMBER STRAUSS SECONDED THE NOMINATION, WHICH WAS UNANIMOUSLY APPROVED BY THE BOARD. BOARD MEMBER TARRANT NOMINATED BOARD MEMBER STRAUSS TO SERVE AS VICE CHAIR OF THE BOARD IN 2017. BOARD MEMBER HERR SECONDED THE NOMINATION, WHICH WAS UNANIMOUSLY APPROVED BY THE BOARD. Chair Walker took over as Chair of the Board following the election of officers. Architectural Design Board Meeting Minutes of Regular Meeting February 1, 2017 Pagel of 3 Packet Pg. 3 2.1.a MINOR PROJECTS: REQUEST FOR ADDITIONAL WALL SIGN AREA FOR THE EVERETT CLINIC LOCATED AT 21401— 72ND AVENUE WEST (FILE NUMBER PLN20170003) Ms. Machuga advised that Industry Sign & Graphic has submitted a land -use application on behalf of Edmonds Medical Building Associates for design review of a request for additional wall sign area for The Everett Clinic. The subject property is located within the General Commercial (CG2) zone. The Everett Clinic recently moved into the building, which was previously occupied by Premier Orthopedic Group. As per Edmonds Community Development Code (ECDC) 20.60.030.A.2, wall signs within the CG zones are limited to one square foot of sign area for each lineal foot of building frontage along a public street or along the side of the building containing the primary public entrance to a maximum of 200 square feet. The western building facade of the subject building is the only side containing a public entrance, so the total sign area allowed for wall signs on this site is equivalent to the length of the western building facade (196 square feet). The previous tenant received approval for three wall signs in 2012, and the cumulative total of the three existing signs is 196 square feet. The new tenant, The Everett Clinic, wants to expand the signage by adding three "open" signs adjacent to the existing wall signs. Ms. Machuga explained that, although the existing signage is at the maximum allowed for wall signs, ECDC 20.60.025A.2 allows for businesses choosing not to erect freestanding signs to use up to 50% of their allowable freestanding sign area for additional attached sign area. Use of the additional sign area is subject to review and approval by the Architectural Design Board (ADB). However, no specific criteria related to the exception is provided in the sign code. She pointed out that the subject site does not contain a freestanding sign, and The Everett Clinic has indicated it does not intended to add one. The three new signs would each be 6 square feet for a total of 18 square feet of proposed additional wall sign area, which is well below 50% of the allowed freestanding sign area for the subject site. Ms. Machuga concluded that staff has reviewed the proposal against the applicable standards of the City's Sign Code (ECDC Chapter 20.60) and has determined that it is consistent with the allowed sign type and number of signs allowed for the subject site. Also, the proposed internal illumination and sign height are consistent with the code provisions. Based on the findings, analysis, conclusions and attachments in the Staff Report, she recommended the ADB approve the proposal with one condition, that the applicant must apply for and obtain all necessary permits. Lorielle Crafton, Industry Sign and Graphics, was present to represent the applicant. She explained that the three proposed new signs are important to The Everett Clinic. They have similar "open" signs at their other locations, and the proposed signs are consistent with their branding. Because the applicant is not proposing a freestanding sign on the site, the additional 18 square feet of signage would fall well below what the code allows. Board Member Strauss asked if the "open" signs would be illuminated only when the clinic is open, and Ms. Crafton answered affirmatively. Board Member Herr asked if the clinic would be open 24-hours per day, and Ms. Crafton answered not in this location. Board Member Tarrant said her only concern would be light pollution to the adjacent properties, but the proposed signs are so small that it should not be an issue. Board Member Guenther said he has no concerns about the proposed new signs, since the total sign area would still be less than what the code allows. BOARD MEMBER HERR MOVED THAT THE ARCHITECTURAL DESIGN BOARD ADOPT THE FINDINGS, CONCLUSIONS AND ANALYSIS OF THE STAFF REPORT AND APPROVE THE PROPOSAL FOR ADDITION WALL SIGN AREA WITH THE FOLLOWING CONDITION: 1. THE APPLICANT MUST APPLY FOR AND OBTAIN ALL NECESSARY PERMITS. THIS APPLICATION IS SUBJECT TO THE REQUIREMENTS IN THE EDMONDS COMMUNITY Architectural Design Board Meeting Minutes of Regular Meeting February 1, 2017 Page 2 of 3 Packet Pg. 4 2.1.a DEVELOPMENT CODE. IT IS UP TO THE APPLICANT TO ENSURE COMPLIANCE WITH THE VAROIUS PROVISIONS CONTAINED IN THESE ORDINANCES. BOARD MEMBER STRAUSS SECONDED THE MOTION, WHICH CARRIED UNANIMOUSLY. PUBLIC HEARINGS There were no public hearings. CONSOLIDATED PERMIT APPLICATIONS (No Public Participation): There were no consolidated permit applications. ADMINISTRATIVE REPORTS/ITEMS FOR DISCUSSION Ms. Machuga reminded the Board Members that meeting materials are available via the City's website. She briefly demonstrated how to access the agenda and accompanying materials via the website. ARCHITECTURAL DESIGN BOARD MEMBER COMMENTS There were no Board Member comments. ADJOURNMENT: The meeting was adjourned at 7:27 p.m. Architectural Design Board Meeting Minutes of Regular Meeting February 1, 2017 Page 3 of 3 Packet Pg. 5 6.1 Architectural Design Board Agenda Item Meeting Date: 05/3/2017 Public Hearing on proposed Westgate Village Mixed -Use Building at 10032 Edmonds Way (PLN200160054) Staff Lead: Kernen Lien Department: Planning Division Prepared By: Kernen Lien Background/History N/A Staff Recommendation Approval with conditions. Narrative The applicant is proposing to construct a new mixed -use building with 91 multi -family residential units, 3,100 square feet of retail space, structured parking and a reconfigured surface parking area providing additional parking spaces located within the Westgate Village site at 10032 Edmonds Way. The development site is located within the Westgate Mixed Use zone and is subject to Chapter 16.110 Edmonds Community Development Code (ECDC) and design standards in Chapter 22.110 ECDC. Pursuant to ECDC 20.11.010, proposed developments that require a State Environmental Policy Act (SEPA) threshold determination are reviewed by the ADB in a public hearing. According to ECDC 20.01.003, review by the ADB in a public hearing format is a Type III-B decision, which is appealable to the City Council. Attachments: PLN20160054 Staff Report with Attachments Packet Pg. 6 6.1.a CITY OF EDMONDS 121 51h Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION d"?lc. I S9%J PLANNING DIVISION REPORT & RECOMMENDATION TO THE ARCHITECTURAL DESIGN BOARD Project: Westgate Village Mixed -Use Building File Numbers: PLN 160054 Date of Report: ril 26, 2017 0 Staff Contact: K 1rnen Lien, fanner ADB Meeting: Wednesday — May 3, 2017 at 6:00 P.M. Edmonds Public Safety Complex: Council Chambers 250 - 5"' Avenue North, Edmonds WA 98020 I. INTRODUCTION AND SUMMARY OF PROPOSED ACTION The applicant is proposing to construct a new mixed -use building with 91 multi -family residential units, 3,100 square feet of retail space, structured parking and a reconfigured surface parking area providing additional parking spaces (Attachments 1 - 2). The subject site is in the Westgate Mixed Use zone and is subject to Chapter 16.110 Edmonds Community Development Code (ECDC) and design standards in Chapter 22.110 ECDC. The following represents staff s findings of fact, analysis, conclusions, and recommendation on the project. II. FINDINGS & CONCLUSIONS A. GENERAL INFORMATION 1. Owner: Westgate Village LLC C/O Henbart 2. Applicant: Studio Meng Strazzara 3. Tax Parcel Number: 00610700200600, 00610700200601, 00610700200701, and 00610700200702 4. Location: 10032 Edmonds Way, Edmonds WA 98020 (Attachment 9) 5. Size: The four parcels referenced above total approximately 92,490 square feet. As part of the project, the applicants are proposing to reconfigure the property. The portion of the property which will contain the project would contain 56,047 square feet following a lot line adjustment. The 56,047 square foot figure is the area that is being used in this analysis for compliance with open space and amenity space requires discussed below. A recommended condition of approval is that a lot line adjustment must be completed prior to building permit issuance for the proposal. Packet Pg. 7 Westgate Village Mixed -Use Building PLN20160054 6.1.a 6. Zoning: The subject property is zoned Westgate Mixed -Use (WMU). 7. Existing Use: The project site is within the southwest corner of the intersection of Edmonds Way (State Route 104) and 100"' Avenue West. Other portions of this site were developed under PLN200100170 and include a Bartell's and another 6,000 square foot commercial building with multiple businesses. The site where the proposed building will be located is currently undeveloped. 8. Proposed Use: The applicant is proposing to construct a new mixed -use building with 91 multi- family residential units, 3,100 square feet of retail space, structured parking and a reconfigured surface parking area providing additional parking spaces. 9. Process: Pursuant to ECDC 20.11.010, proposed developments that require a State Environmental Policy Act (SEPA) threshold determination (those that are not categorically exempt from SEPA) are reviewed by the ADB in a public hearing. According to ECDC 20.01.003, review by the ADB in a public hearing format is a Type III-B decision, which is appealable to the City Council. B. SEPA THRESHOLD DETERMINATION Review under the State Environmental Policy Act (SEPA) is required for this project because the proposed project exceeds 4,000 square feet of new building area. The applicants submitted a SEPA Checklist for the project which is included in Attachment 7. The City of Edmonds determined that the requirements for environmental analysis and protection have been adequately addressed in the development regulations and comprehensive plan adopted under chapter 36.70A RCW, and in other local, state, or federal laws or rules, as provided by RCW 43.21C.240 and WAC 197-11-158 and issued a SEPA Determination of Nonsignificance on April 6, 2017 (Attachment 8). As of the drafting of this staff report, the City has not received any appeals of the SEPA determination. C. NOTICE A "Notice of Application" was published in the Herald Newspaper, posted at the subject site, as well as the Public Safety Complex, Community Development Department, and the Library on January 3, 2017. Notices were also mailed to property owners within 300 feet of the site. See Attachment 10 for public notice documentation regarding the Notice of Application. An "Amended Notice of Application" extending the initial comment period was published in the Herald Newspaper, posted at the subject site, as well as the Public Safety Complex, Community Development Department, and the Library on January 12, 2017. Notices were also mailed to property owners within 300 feet of the site. See Attachment 11 for public notice documentation regarding the Amended Notice of Application. The "Notice Public Hearing and SEPA Threshold Determination" was published in the Herald Newspaper, posted at the subject site, as well as the Public Safety Complex, Community Development Department, and the Library on April 6, 2017. Notices were also mailed to property owners within 300 feet of the site. See Attachment 12 for public notice documentation regarding the Notice of Public and SEPA determination. The City has complied with the noticing provisions of ECDC 20.03 (Public Notice). Page 2 of 39 Packet Pg. 8 6.1.a Westgate Village Mixed -Use Building PLN20160054 D. TECHNICAL REVIEW COMMITTEE This application was reviewed and evaluated by Snohomish County Fire District #l, the Public Works Department, the Building Division, and the Engineering Division. Snohomish County Fire District #1 identified portions of the fire code that will apply to the project (Attachment 13). Compliance with the fire code requirements will be verified with the building permit review. The Building Division noted that the building will be reviewed for compliance with the applicable building codes during the building permit review (Attachment 14). The Engineering Division noted the information provided is consistent with Title 18 ECDC and Engineering standards (Attachment 15). Compliance with Engineering codes and construction standards will be reviewed with the building permit application for development of the site. Approval of the design review phase of the project does not constitute approval of the improvements as shown on the submitted plans. The Public Works Department's Recycling Coordinator noted some concerns from the waste hauling company with regards to maneuverability on the site (Attachment 16). Specifically it was noted: After receiving comments from the waste hauling company that will be servicing this building and adjacent businesses, it has been determined by staff that the 5 proposed parking spaces directly adjacent to the reconfigured existing trash enclosure need to be eliminated. Access and maneuverability of the service trucks can only be accomplished with having that area more open and able to permit safe movement of trucks and wheeled containers. The safest scenario is likely one that has trucks approaching the enclosure, turning into the now -open area and entry drive to the parking garage, and then backing a short distance behind the near corner of the existing pharmacy building. This ensures safe servicing for these front -load vehicles while maintaining an unobstructed access to the new building's parking garage for tenants. In order to address these concerns, a proposed condition of approval has been added to remove the 5 parking spaces directly north of the trash enclosure. E. NEIGHBORHOOD CHARACTERISTICS The project site is located within the Westgate Mixed Use zone (Attachment 9). In the Westgate Village area where the proposed development will occur (southwest corner of the intersection of Edmonds Way and 100tb Ave W) there is an Bartell's drug store and another multiunit commercial building. Directly west of the site is McDonald's restaurant. Other surrounding uses include banks, a service station, two grocery stores, restaurants and numerous neighborhood commercial businesses. Above the protected slope to the south of the site is a single-family neighborhood with an RS-8 zoning classification. F. COMPREHENSIVE PLAN The Comprehensive Plan designation for this site is "Community Commercial." The Comprehensive Plan notes the following goal for the Westgate Community Commercial area: Commercial Development Goal B. The Westgate Community Commercial Area. Westgate is comprised of commercial development serving a dual purpose: services and shopping for both local residents and regional traffic. The intent of the community commercial designation is to recognize Page 3 of 39 Packet Pg. 9 Westgate Village Mixed -Use Building PLN20160054 6.1.a both of these purposes by permitting a range of business and mixed use development while maintaining a neighborhood scale and design character. B.1 Permit uses in Westgate that serve both the local neighborhood and regional through -traffic. B.2 Encourage mixed -use development, including offices and retail spaces in conjunction with residential uses, in a walkable community center that includes a variety of amenity and open spaces. The intent is to establish a connection between neighborhoods; create a desirable center for local residents, while being inviting to visitors; and unify the larger Westgate district with a distinctive character. B.3 Create mixed -use walkable, compact development that is economically viable, attractive and community friendly. B.4 Improve connectedness for pedestrian and bicycle users in a transit friendly environment. B.S Prioritize amenity spaces for informal and organized gatherings. B. 6 Emphasize green building construction, stormwater infiltration, and a variety of green features. B. 7 Establish a flexible regulating system that creates quality public spaces by regulating building placement and form. B.8 Ensure civic and private investments contribute to increased infrastructure capacity and benefit the surrounding neighborhoods and the community at large. B.9 Encourage the development of a variety of housing choices available to residents of all economic and age segments. (Commercial Land Use Goals & Policies, Comprehensive Plan pg. 69) The Westgate Gate Mixed Use zone (ECDC 16.110) and associated design standards detailed in ECDC 22.110 were established to implement the goals for the Westgate Community Commercial area outlined above. Section Il.H of this staff report below contains a detailed analysis of how the proposal complies with ECDC 16.110 and ECDC 22.110 and thus realizes these comprehensive plan goals. The Comprehensive Plan Economic Development SWOT (strengths, weaknesses, opportunities and threats) Analysis identified the following opportunity that applies to the Westgate area: Underdeveloped sites in the City's business districts (e.g., Westgate, Fiver Corners, Highway 99 corridor, etc.) offer opportunities for appropriate commercial and/or mixed -use redevelopment projects. Additional population density in business districts can add market demand for goods and services and employee base for new and growing businesses. (Economic Development, Comprehensive Plan pg. 110). The proposed development seizes this opportunity by providing a mixed -use building with 3,100 square feet of commercial space and 91 residential units. Staff finds the proposal consistent with the above policies and goals in the Comprehensive Plan. G. PUBLIC COMMENTS Public comments from five individuals and Snohomish County PUD have been received as of the writing of this staff report (Attachments 17 — 24). Comments fall largely into four categories related to parking, traffic, slope stability, and project area. Parking comments generally stated concerns with regard to the whether the project provides enough parking spaces. Page 4 of 39 Packet Pg. 10 6.1.a Westgate Village Mixed -Use Building PLN20160054 Staff response: Parking standards within the Westgate Mixed -use zone are detailed in ECDC 16.110.020.D and Section II.H.1 below provides an evaluation of how the proposed project complies with the parking standards. The proposed building requires 1 l 8 parking spaces. The project plans in Attachment 2 indicate 126 parking spaces are provided within the project area. With the proposed condition to eliminate 5 spaces in order to provide maneuverability for the trash haulers, there will still be 121 parking spaces within the project area. The applicants also provided a parking analysis for the entire Westgate Village site (Attachment 2, page 4). Total required parking for the Westgate Village site is 194 spaces. After the project (with the elimination of the 5 spaces noted above) a total of 217 parking spaces will be provided in the Westgate Village site. The project is compliant with the parking requirements for the WMU zone. Traffic comments expressed concerns about impacts of increased traffic in the area as a result of the project. Staff Response: A traffic impact analysis (TIA) was completed for the project which is provided in Attachment 3. The traffic impact analysis was reviewed by the City of Edmonds Traffic Engineer. The TIA found that the development will have two accesses to SR-104 and two accesses onto 100th Avenue W, all of which currently exist. Post development the site will continue to have adequate sight distance and operate at acceptable levels of service (as determined by the City's Transportation Plan). The internal access for the site is consistent with Conceptual Access Management Plan as shown in in Figure 22.110.050.B-1. The slope stability comments are related to the vegetated slope on the south side of the proposed development. There were questions regarding future plans for the sloped portion of the property as well as concerns regarding the projects impact on slope stability. Staff Response: The forested sloped area on the south side of the development is required to be protected pursuant to ECDC 22.100.070.D. No development is proposed on the protected slope. The contour line of the protected slope varies from the 332 foot contour on the east of the Westgate Village area, down to 322 at the McDonald's site and back up to the 330-foot counter near 102nd Place West. There is an existing retaining wall on the site that will be extended for the development. The new retaining wall will be near the 324 — 326 foot counter lines (Attachment 2, pg. 44). A geotechnical report consistent with the requirements of ECDC 23.80 has been submitted for the project and found that the proposed development will not compromise the stability of the protected slope (Attachment 6). Comments on the project area are related to the reconfiguration of the four parcels through a lot line adjustment and how that impacts requirements for open space and amenity space, which is also tied to the height bonus. Staff Response: The four parcels referenced above contained approximately 92,490 square feet of area. As part of the project, the applicants are proposing to reconfigure the property. The portion of the property that will encompass the project would contain 56,047 square feet following a lot line adjustment. This 56,047 square foot figure is the area that is being used in this analysis for compliance with open space and amenity space requirements. Staff understands that the property owner will be redeveloping the Westgate Village area in phases and there will be more opportunities to provide additional open space and amenity spaces with future phases. Given the reconfiguration of the lots for the current development, the City wants to ensure that areas of the site that are left out of the open space and amenity space calculations for this development will be included in future development phases. To this end, staff is proposing a condition that covenants must be recorded on Westgate Village properties confirming that areas not included for the open space and amenity space requirement must be included in future phases of development of the Westgate Village site. Page 5 of 39 Packet Pg. 11 Westgate Village Mixed -Use Building PLN20160054 6.1.a H. APPLICABLE CODES 1. ECDC 16.110 —Westgate Mixer! -Use Zone District (WMU) 16.110.010 Uses. Staff Findings: ECDC 16.110.010 lists permitted uses within the WMU zone. The proposed commercial retail and multifamily units are both permitted primary uses within the WMU zone. Therefore, staff finds the proposal is consistent with ECDC 16.110.010. 16.110.020 Site development standards. A. Building and site development standards are further specified in Chapter 22.110 ECDC. Staff Findings: A detailed analysis of compliance with Chapter 22.110 ECDC is provided in Section II.H.2 of this staff report. B. Building Setback along External Streets. A building setback is required as follows: 1. Sixteen feet from 100th Avenue W; 2. Sixteen feet from SR 104. Staff Findings: The proposed building is 16 feet from the property line with SR 104 and more than 25 feet from the curb of SR 104 (Attachment 2, pg. 25). Therefore, the proposed development is compliant with the setbacks from external streets. C. Setbacks and Screening from P- or R-Zoned Property. All buildings shall beset back a minimum of 15 feet from adjacent P- or R-zoned properties. The required setback from P- or R-zoned property shall be permanently landscaped with trees and ground cover and permanently maintained by the owner of the WMU lot. A six-foot minimum height fence, wall or solid hedge running the length of the setback shall be provided within the setback area. Staff Findings: Given the slope on the south side of the property, the proposed building is well over 15-feet away from the RS-8 zoned property to the south (Attachment 2, pg. 22). The protected hillside is vegetated with mature evergreen trees. A retaining wall along the rear development meets the wall requirement. Therefore, the proposed development is compliant with the setback and screening requirements from R-zoned property. D. Parking. Parking space requirements stated here prevail over parking space standards contained in Chapter 17.50 ECDC. The specific parking requirements for the Westgate mixed -use zone are: 1. One space for every 400 square feet of leasable commercial space. Staff Findings: The proposed development includes 3,100 square feet of commercial retail space which will require eight parking spaces at one space for every 400 square feet of leasable floor area. Eight commercial parking spaces are identified within the project area (Attachment 2, na. 17). The proposal complies with the commercial parking requirements. v 2. One and one -fifth spaces for every dwelling unit not exceeding 900 square feet in livable area. Staff Findings: According to the unit breakdown on page 4 of Attachment 2, all of the proposed dwelling units are less than 900 square feet. With 91 units of less than 900 square feet 110 parking spaces are required for the residential units. With the proposed condition to remove the five parking spaces adjacent to the trash enclosure, 113 residential parking spaces will be provided within the project area (Attachment 2, pgs. 14 -15). The proposal complies with the residential parking requirements. Page 6 of 39 Packet Pg. 12 6.1.a Westgate Village Mixed -Use Building PLN20160054 3. One and three fourths spaces for every dwelling unit over 900 square feet in livable area. Staff Findings: None of the proposed units are greater than 900 square feet (Attachment 2, pg. 4). Parking meeting the commercial parking requirements shall be open to the public throughout business operating hours. Shared parking may be provided per Chapter 20.30 ECDC. Staff Findings: All of the required commercial parking spaces are located in the surface lot area and publicly accessible at all hours. While all of the required parking spaces will be located within the project area, the application materials included a parking analysis for the entire Westgate Village site (including the 15,000 square foot Bartell's and the 6,000 square foot multitenant commercial building, [Attachment 2, pg. 4]). 194 parking spaces (both commercial and residential) are required for the entire Westgate Village site following construction of the proposed development. With the condition to remove five parking spaces adjacent to the trash enclosure, 217 parking spaces will be provided. Twenty-eight of the parking spaces are identified as shared parking spaces (Attachment 2, pg. 15). These shared parking spaces are consistent with the criteria detailed in ECDC 20.30.030. Given that some of the parking spaces will be shared, a recorded parking agreement is required by ECDC 20.30.040. A proposed condition of approval requires the parking agreement to be recorded prior to building permit issuance. As conditioned, the proposal is consistent with all of the parking requirements of ECDC 16.110.020.D. E. Satellite television antennas shall be regulated as set forth in ECDC 16.20.050. Staff Findings: Satellite television antennas are not part of the current proposal. 16.110.025 Sidewalk development standards. When a new building or building addition of at least 500 square feet is being developed on any property adjacent to 100th Street SW or SR 104, sidewalks and adjacent planting buffers along the property's entire street frontage are required to be in conformance with this section. Required improvements shall be at the expense of the property owner or his/her agent. Staff Findings: Frontage improvements including sidewalks and planting buffers are being provided along the portion of SR 104 (Attachment 2, pg. 43). A. The total planting buffer and sidewalk width, as measured from back of street curb, shall be a minimum of 13 feet. This shall be comprised of a planting buffer five feet wide immediately behind the street curb and a sidewalk at least eight feet wide adjacent to the planting buffer, except as otherwise provided in subsection (B) or (C) of this section. The sidewalk may be fully within the public right-of-way or partly on private property. For sidewalks located on private property, an easement or dedication of right-of-way shall be given to the city. Staff Findings: Plans indicate a 5-foot buffer strip with 8 feet of sidewalk behind the buffer strip (Attachment 2, pgs. 25 and 43). Portions of the required 8-foot sidewalk between the retail space and SR 104 are located on private property (Attachment 2, pg. 25). A proposed condition of approval requires pedestrian easement be provided for that portion of the required 8-foot sidewalk width the falls on private property. The plaza area contiguous and adjacent to the sidewalk does not require an easement. As conditioned, the proposal is consistent with the planting buffer and sidewalk requirements. B. Within the general area of the intersection of 100th Street SW and SR 104, the sidewalk and any planting buffer shall be a minimum of 13 feet wide, measured from back of curb. The sidewalk may also be required by the city engineer to be greater than 13 feet to accommodate any needed additional width for bulb -outs or other features improving safety or accessibility for pedestrians at the intersection. Where the required sidewalk width within the general intersection area is greater than eightfeet, the city engineer may allow the planting buffer to be reduced or excluded. Page 7 of 39 Packet Pg. 13 Westgate Village Mixed -Use Building PLN20160054 6.1.a Staff Findings: Frontage improvements do not extend to the intersection of 100"' Avenue SW and SR 104 so this section is not applicable. C. The width of any required planting buffer shall be continued along the property's entire street frontage, except that no planting is required across an approved driveway access or where the city engineer determines that planting would reduce sidewalk continuity or otherwise conflict with pedestrian mobility, including at but not limited to areas adjacent to bus stop pullout lanes. The planting buffer shall be the location for vegetation and street trees. It may also be the location of street lights, utility equipment, signage, low impact stormwater facilities, and other structures or uses typical along streets, as approved by the city. Staff Findings: The planting buffer is continued along the projects street frontage except for the driveway access and where it transitions back to the existing sidewalk (Attachment 2, pg. 43). Street trees and other plantings are proposed within the buffer strip (Attachment 2, pg. 54). As conditioned the proposal is consistent with the sidewalk development standards of ECDC 16.110.025. 2. ECDC 22.110 Design Standards for the WMU — West ate Mixed -Use District 22.110.000 Purpose and intent. The core concept for the Westgate mixed -use district is to create a vibrant mixed -use activity center that enhances the economic development of the city and provides housing as well as retail and office uses to meet the needs of all age groups. This chapter seeks to retain key features of the area, including protecting the large trees and green surrounding hillsides, while increasing walkability and gathering spaces, such as plazas and open spaces. Important aspects of this chapter include: A. Protecting steep slopes is a key concept; B. Designing a landscape emphasis for the primary intersection; C. Creating a lively pedestrian environment with wide sidewalks and requirements for buildings to be placed close to the sidewalk; D. Landscaping the plazas, open spaces, and parking areas with required landscaped open space; E. Promoting a sustainable low -impact development with a requirement for bioswales, rain gardens, green roofs and other features to retain and infiltrate storm water; F. Providing workforce housing and increasing residential uses including small -sized dwelling units; G. Providing options for nonmotorized transportation linking new bike lanes into the city's larger system of bike lanes and extending sidewalks and pedestrian paths into the surrounding residential areas. Staff Findings: The specific design standards detailed below implement the purpose and intent for the WMU district. Staff analysis of each of these standards is provided below. Staff finds the proposal is onncictent \xiith the d—inn niirpow —A inten4 of rho \x1AiTTT rl:�t 4 "'b" ru.rvov uuu vi th •....— dio rice. 22.110.010 Building types. A. Properties in the Westgate district have varying height limits depending on location and topography as identified in subsection (B) of this section and ECDC 22.110.090. Seven building types are allowed in the Westgate district, as listed below: 7. Commercial mixed -use: a mixed -use building with retail and/or service uses on at least the ground floor, with additional commercial or residential uses above. Staff Findings: Project is a commercial mixed -use building with 3,100 square feet of retail space on the ground floor. Ground floor also contains primary entrance to residential units on the upper floors Page 8 of 39 Packet Pg. 14 Westgate Village Mixed -Use Building PLN20160054 6.1.a and a smaller bike storage area and changing area provided in accordance with ECDC 22.110.090. Ninety-one residential units are provided on floors 2 — 4 (Attachment 2, pgs. 16 — 20). Staff finds that the proposal is consistent with the commercial mixed -use building type. B. Building Height. Building heights are described in terms of stories. Regardless of the number of stories specified, overall building heights in the Westgate mixed -use zone cannot exceed 25 feet for a two-story building, 35 feet for a three-story building, or 45 feet for buildings with four stories. Buildings may only include a fourth story if the building meets the criteria contained in ECDC 22.110.090. Notwithstanding other methods of calculating height elsewhere in the city, building height in the Westgate mixed -use zone is established by the finished grade at the street front, so that buildings may not use adjoining slopes to increase the average height of the building above the street front level. Figure 22.110. 010.B illustrates building height limits and step -back requirements for buildings in the Westgate mixed -use zone. Staff Findings: The proposed building is located in an area that allows for four -stories. Project plans are showing a finished grade of 316 feet at the street front with a maximum at of 361 feet (Attachment 2, pg. 25). The proposal implements the height bonus provisions of ECDC 22.110.090 (discussed below) and the proposed building would be constructed to the maximum 45-foot level. The elevation views do not show the elevator penthouses that are likely to be needed. Pursuant to ECDC 21.40.030, elevator penthouses may exceed the height limit by three feet provide the horizontal cross section of the elevator penthouse does not exceed 72 square feet in horizontal section. Height limits and elevator penthouse requirements will be reviewed and verified with the building permit. Staff finds the proposal (as conditioned in ECDC 22.110.090 below) is compliant with the building height requirements. Page 9 of 39 Packet Pg. 15 Westgate Village Mixed -Use Building PLN20160054 6.1.a Figure 22.110.010.B Building Height Limits and Step -Back Requirements p213TIL' pi_ sW Z IarH s 4 - f 4 I I � Protected slope areas: !' See 22110,070 L F «: Step track any 3f9 or 4`1 floor + 1 ;' i '• "�` r` devoopmeot at least 30 feet - 'Moo- t'l +W from Intersecrion ROW 41j Parcels eligible for potential O'story height bonus. 2 j Parcels limited to two (2) stories in height. Protected slope areas: See 22.110.670 Parcels limited to three jlM stories in height, C. Building Locations. Setbacks established in ECDC 16.110.020 describe the minimum distances buildings must be placed from the SR 104 and 100th Avenue W rights -of -way. In general, buildings shall be located at or within 10 feet of the setback line so that the buildings can relate to each other, not stand in isolation, and help to define the adjoining open space and amenity spaces that will surround them. Exceptions may be granted as part of the design review process when it can be demonstrated that the proposed development will achieve these connectivity and space -shaping goals more effectively by allowing such an exception in light of the established building and circulation pattern; provided, that vehicle parking shall not be located so as to separate the building from the public street. Staff Findings: The proposed building is located right at the 16-foot setback from the SR 104 right-of- way. Staff finds the proposal is consistent with the building location criterion. Table 22.110.010.D Table of General Allowed Uses by Floor for Each Building Type Building Type Residential Uses Office Uses Retail Commercial Mixed -Use Not ground floor' Not ground floor Any floor "Not ground door" means the use may locate on any floor other than the ground floor of a building. Page 10 of 39 Packet Pg. 16 Westgate Village Mixed -Use Building PLN20160054 6.1.a 7. Commercial Mixed -Use. Commercial mixed -use type diagram and allowed locations. a. Description. Commercial mixed -use buildings are designed for retail and service uses on the ground floor, with upper floors configured for dwelling units or commercial uses. The buildings are predicated on vertical stacking of units organized on lobby, corridor, and stairs or elevator access. These buildings are located on a qualifying lot in the Westgate district, as shown in Figure 22. 110. 010. D. Staff Findings: Project is a commercial mixed -use building with 3,100 square feet of retail space on the ground floor. Ground floor also contains primary entrance to residential units on the upper floors and a smaller bike storage area and changing area provided in accordance with Page 11 of 39 Packet Pg. 17 6.1.a Westgate Village Mixed -Use Building PLN20160054 ECDC 22.110.090. Ninety-one residential units are provided on floors 2 — 4 (Attachment 2, pgs. 16 — 20). Staff finds that the proposal is consistent with the commercial mixed -use building type. b. Access. i. The primary entrance to each building shall be accessed through a street level lobby or elevated lobby accessible from the street or sidewalk. Staff Findings: The primary entrance for the building is accessed through a street level lobby (Attachment 2, pg. 17). ii. Interior circulation to each unit shall be through a double or single loaded corridor.. Staff Findings: Interior circulation for the residential areas on floors 2 — 4 is via a double loaded corridor. iii. The entry to each ground floor commercial space shall be directly from and face the street or sidewalk. Staff Findings: Two retail spaces along SR 104 are directly accessible from the sidewalk and the other commercial space is accessible from the primary amenity space in front of the building. Staff finds the proposal is consistent with the access criteria (Attachment 2, pg. 17). c. Amenity Space. Publicly accessible amenity space shall be provided as described in ECDC 22.110.070. Shared amenity space may include the lid of a below -grade parking garage or garage deck as long as the amenity space is within six feet of finished grade. In a project with multiple amenity space areas, at least two of the courts shall conform to the patterns below: Staff Findings: Two amenity spaces are being proposed with the project. See ECDC 22.1 l 0.070 for an overall analysis of the proposed amenity space (Attachment 2, pg. 17). i. Optimal amenity space area dimensions are a minimum 40 feet wide when the long axis of the court is oriented east/west and a minimum of 30 feet wide when the court is oriented north/south. No arcade may encroach into the required minimum width of a courtyard. Staff Findings: Each of the proposed amenity spaces is at least 40 feet in width (Attachment 2, pg. 17). ii. In 40 foot -wide courts, the frontages and architectural projections allowed within the applicable zone are permitted on two sides of the court; they are permitted on one side of a 30 foot -wide court. Staff Findings: The only projection into the amenity spaces are the awnings by the primary entrance and the awnings associated with each commercial space. Staff finds the proposal is consistent with the amenity space criteria. d. Open Space. i. The minimum open space area shall be 15 percent of the lot area. Additional amenity space provided in excess of the 15 percent minimum amenity space requirement may also count as open space. Staff Findings: The four parcels referenced above contained approximately 92,490 square feet of area. As part of the project, the applicants are proposing to reconfigure the property. The portion of the property that will encompass the project would contain 56,047 square feet following a lot line adjustment. This 56,047 square foot figure is the area that is being used in this analysis for compliance with open space and amenity space requirements. A Page 12 of 39 Packet Pg. 18 6.1.a Westgate Village Mixed -Use Building PLN20160054 recommended condition of approval is that a lot line adjustment must be completed prior to building permit issuance for the proposal. At 56,047 square feet, 8,407 square feet of open space is required. 8,419 square feet of open space is provided on the south side of the development (Attachment 2, pg. 17). The 8,407 square feet of open space consists of a portion of the sloped and vegetated area above the retaining wall along the south side of the development. ii. Open space may be public or private. Open space shall not include balconies or areas covered by or located under buildings, such as arcades. A roof deck or green roof may only be counted as open space if it is accessible. Staff Findings: The open space area will not be publicly accessible. None of the open space area is covered by balconies or located under the building. No roof deck or green roof is proposed. iii. Protected slope areas may also count as open space. Staff Findings: 8,419 square feet of the protected slope area is being used to satisfy the open space requirement for this project. iv. Side yards or courts are allowed for common use gardens. Staff Findings: No side yards are being proposed for open space. As conditioned, staff finds the proposal complies with the open space requirements. e. Landscape. Private landscaping is required. Trees may be placed in front yards and in side yards to create a sense of place. Open space areas located over below -grade garages shall be designed to avoid the sense of planters and handscape landscaping. In general, medium -to -large trees shall be dispersed through the development (either new or existing trees) and landscaping provided for shade and privacy. Staff Findings: A landscaping plan is provided on pages 52 — 55 of Attachment 2. The landscape plan is consistent with this criterion. f. Building Design and Massing. Buildings shall be composed of office, retail, flats, or lofts alone or above commercial space on the ground level. Units may be repetitive or unique in design. i. The main volume may be flanked by one or more secondary volumes. Staff Findings: The proposed building is divided in to three sections with retail space fronting SR104, the primary entrance located between the two wings and retail/storage on the eastern wing (Attachment 2, pgs. 26 — 38). ii. Large floor plate retail such as grocery stores, drug stores, nurseries, and exercise gyms are encouraged and are allowed on the first or second floors of a mixed -use building. Staff Findings: None of these uses are proposed with the subject building. 22.110.015 Design treatments. A. Purpose. This section describes building design features that are referenced as being required in the building types described in ECDC 22.110.010. 1. Massing and Articulation. a. Intent: to reduce the massiveness and bulk of large boxlike buildings, and articulate the building form to a pedestrian scale. Page 13 of 39 Packet Pg. 19 Westgate Village Mixed -Use Building PLN20160054 6.1.a Staff Findings: The proposed building reduces mass by providing articulation, alternating colors and materials, and adding pedestrian elements with awnings, amenity spaces, and window expanses Attachment 2, pgs. 26 — 38). b. Buildings shall convey a visually distinct base and top. A "base " can be emphasized by a different masonry pattern, more architectural detail, visible plinth above which the wall rises, storefront, canopies, or a combination. The top edge is highlighted by a prominent cornice, projecting parapet or other architectural element that creates a shadow line. Staff Findings: The proposed building displays a distinct top and base with expanses of windows accented by exposed concrete along the base and the top being distinguished from the base and middle portion of the building with different materials, colors and prominent cornice and projecting parapet (Attachment 2, pgs. 26 — 38). top base c. Where a single building facade exceeds 60 feet in length, use a change in design features (such as a combination of materials, windows or decorative details) to articulate the building so that it appears to consist of multiple smaller -scale building segments. Staff Findings: Each of the building's facades exceeds 60 feet in length. The facade massing is differentiated into smaller -scale building segments using a combination of materials, colors, windows and decorative details (Attachment 2, pages 26 — 29). Staff finds the proposal is consistent with massing and articulation criteria. 2. Orientation to Street. a. Intent: to reinforce pedestrian activity and orientation and enhance the liveliness of the street through building design. b. Building frontages shall be primarily oriented to the adjacent street, rather than to a narkinv lnt or a71av ( rrnwi"t] flnnr nnn?nwrnin7 ctnnna c14a71 he Nnnne� i)h7e • 1 ,Jlthl„ elevation of seven inches from the adjoining sidewalk. Entrances to buildings shall be visible from the street and shall be given a visually distinct architectural expression by one or more of the following elements: i. Higher bay(s); ii. Recessed entry (recessed at least three feet); iii. Forecourt and entrance plaza. Staff Findings: The proposed building is oriented towards SR 104 and entrances are visible from the street. Ground floor commercial spaces are accessible from sidewalk along SR 104 and Page 14 of 39 Packet Pg. 20 6.1.a Westgate Village Mixed -Use Building PLN20160054 amenity space. The commercial spaces along SR 104 and the amenity space have recessed entries. The ground floor also has higher bays at approximately 12 feet in height (Attachment 2, pgs. 25 and 37). 3. Ground Level Details. Ta k�r bay a. Intent: to reinforce the character of the streetscape by encouraging the greatest amount of visual interest along the ground level of buildings facing pedestrian streets. Ground floor, street facing facades of commercial and mixed -use buildings shall incorporate at least five of the following elements: i. Lighting or hanging baskets supported by ornamental brackets; ii. Medallions; iii. Belt courses; iv. Plinths for columns; v. Bulkhead for storefront window; vi. Projecting sills; vii. Tile work; viii. Transom or clerestory windows; ix. Planter box; x. An element not listed here but that is of a similar character and meets the intent. Page 15 of 39 Packet Pg. 21 Westgate Village Mixed -Use Building PLN20160054 6.1.a coufm Row,v baskN and f fon Lgrylrng r _... 141 • A 1 si ` 117,Ei I ' 1 e 1 : [1-rr Staff Findings: The ground floor of the proposed building has incorporated six of the above listed elements including transom window, planter boxes, bulkhead for store front windows, lighting, plinths for columns, and projecting sills (Attachment 2, pgs. 31 — 37). 4. Pedestrian Facade. a. Intent: to provide visual connection between activities inside and outside the building. The ground level facades of buildings that face a street front shall have transparent windows covering a minimum of 40 percent of the ground floor facade that lies between an average of two feet and 10 feet above grade. To qualms as transparent, windows shall not be mirrored or consist of darkly tinted glass, or prohibit visibility between the street and interior. Staff Findings: The ground level facades show a minimum of 40% window covering (Attachment 2, pgs. 26 — 28). A proposed condition has been added noting that the windows must be transparent. S. Treating Blank Walls. a. Intent: to ensure that buildings do not display blank, unattractive walls. Walls or portions of walls on abutting streets or visible from residential areas where windows are not provided shall have architectural treatment. At least five of the following elements shall be incorporated into any ground floor, street facing facade: i. Masonry (except for flat, nondecorative concrete block); ii ' �'nvl... nu vH�oninrn� nt;-tL i.t iL, A .,�Ftl,., _77• . 1-1 ..oa, ... iitu.witr y Ftutett — ttte trust vJ ttte v'v'utt, iii. Belt courses of a different texture and color; iv. Projecting cornice; v. Decorative tile work; vi. Medallions; vii. Opaque or translucent glass; viii. Artwork or wall graphics; Page 16 of 39 Packet Pg. 22 Westgate Village Mixed -Use Building PLN20160054 6.1.a ix. Lightingfixtures; x. Green walls; xi. An architectural element not listed above, as approved, that meets the intent. drghling A.Vur-o opaque glass medallion windows proieding cornice masonry belt course metal canopy, recess Blank wails shalt be treared with architectural elements to provide visual interest, Staff Findings: The proposed building does not contain any blank walls. The proposed building has incorporated the following design elements from the list above, concrete plinth at the base of the wall, belt courses of different textures and colors, projecting cornice, opaque or translucent glass, lighting fixtures, and green walls (Attachment 2, pages 26 — 38). 22.110.020 Frontage types. A. Purpose. This section defines how the buildings within the Westgate mixed -use zone relate to the public realm of the sidewalk and other common use areas. The purpose of defining frontage types is to encourage the development of a variety offrontage types and to encourage each building to relate to the public realm in ways that are attractive, inviting, and accessible to all. B. Principles and Standards. The frontage types for each proposed development shall be designed in concert with the building types and standards presented in ECDC 22.110.010. 1. Primary Frontage. "Primary frontage " is frontage that faces main public spaces or circulation areas of higher pedestrian importance. Entrances are required. Examples are street fronts or interior access drives that link developments. Staff Findings: Each primary facade contains a public entrance. 2. Secondary Frontage. "Secondary frontage " is frontage that faces areas of lesser pedestrian importance. Entrances to buildings are not required. Examples include SR 104 when an alternative interior drive or pedestrian walkway is able to provide linkage to other developments and pedestrian connections within the overall developed area or Westgate quadrant. This section identifies five frontage types for primary and secondary frontages, as shown in the figure on the next page. Each of the five frontage types are described and depicted in a section view. For each frontage type, the description concludes by identifying those building types for which that frontage type is permitted. For secondary frontages (permitted along portions of SR 104, for Page 17 of 39 Packet Pg. 23 Westgate Village Mixed -Use Building PLN20160054 6.1.a example), no building entrance is required and the frontage types do not apply. Frontages for retail uses are required to provide windows facing the public street, circulation drive, or sidewalk, glazed with clear glass and occupying no less than 60 percent of the ground -level frontage. In general, entries to ground floor commercial space shall be directly from and face the related primary frontage. Additional entries may be provided, for example from parking or secondary frontages. Blank walls are not permitted. Staff Findings: The primary facades for the proposed building display the shopfront facade depicted below. Each primary facade contains a public entrance. The commercial frontages along SR 104 and the amenity area have large expanses of windows. The proposed project does not contain any blank walls (Attachment 2, pgs. 26 — 38). Page 18 of 39 Packet Pg. 24 6.1.a Westgate Village Mixed -Use Building PLN20160054 Private ►I■ Public Frontage Frontage Building {Right-of-way Line a. Terrace or Elevated Entry. The main facade is set back from the frontage line by an elevated terrace or entry. This type buffers residential use From sidewalks. The elevated terrace is also suitable for outdoor cafes. Terrace or elevated entry front- age is allowed on all building types. b, Forecourt. The main facade is at the building line with a portion setback for a small court space. The court could be used to provide shopping or restaurant seat- ing in commercial buildings, or as an entry court for residentlaI uses. This type should he used sparingly. Forecourt frontage may be used on courtyard, stacked dwellings, and live -work building types_ c. Stoop. The main facade is near the frontage line with the first story elevated to provide privacy. The stoop is appropriate for ground floor residential uses. Stoop frontage may be used on rowhouse, courtyard, live -work and stacked dwellings building types. d, Shopfront. The main facade Is aligned close to the frontage line with the build- ing entrance at sidewalk grade. The covering shall extend far enough to provide pedestrians protection from the weather. This type is appropriate for retail or office uses. Shopfront frontage may be used on stacked dwellings, live -work, loft mixed -use, side court mixed -use, or commercial mixed -use building types. e. Gallery (or Arcade)- The main facade is set bads from the frontage line with an attached cantilevered colonnade overlapping the sidewalk. The entry should be at sidewalk grade, The gallery/arcade should be no less than eight feet wide. This type is appropriate for retail or office uses. Gallery/arcade frontage may be used on stacked dwellings, live -work, loft mixed -use, side court mixed -use, or commer- clal mixed -use building types. Page 19 of 39 Packet Pg. 25 Westgate Village Mixed -Use Building PLN20160054 6.1.a 22.110.030 Green building construction and housing. A. Purpose. The purpose of this section is to encourage the development of a variety of housing choices available to residents of all economic segments and to encourage sustainable development through the use of development standards, requirements and incentives. B. Green Building and Site Design Criteria. All development in the Westgate district shall meet Built Green one- to three -star or LEED certified rating or equivalent as a requirement and shall meet a minimum green factor score of 0.3. Staff Findings: The applicants have indicated the project would be constructed to LEED Silver/Built Green 4-5 Rating and that it achieves a Green Factor Score of 0.4 (Attachment 2, pgs. 5 — 6). Since these levels are necessary to achieve the height bonus, a condition of approval has been added that requires a professional guarantee that the project is designed and ultimately constructed to these standards. C. Sustainable Site Design. All development shall meet Built Green one- to three -star or LEED certified standards, or an equivalent. Green factor score requirements shall be used in the design of sustainable site features and low -impact storm water treatment systems. A green factor score of 0.3 is required of all developments (see ECDC 22.110.070). Staff Findings: The applicants have indicated the project would be constructed to LEED Silver/Built Green 4-5 Rating and that it achieves a Green Factor Score of 0.4 (Attachment 2, pgs. 5 — 6). Since these levels are necessary to achieve the height bonus, a condition of approval has been added that requires a professional guarantee that the project is designed and ultimately constructed to these standards. The project includes low impact development techniques such as pervious pavement and a rain garden. Pervious surfaces shall be integrated into site design and may include: pervious pavement, pervious pavers and vegetated roofs. Capture and reuse strategies including the use of rainwater harvesting cisterns may be substituted for the effective area of pervious surface required. Staff Findings: Pervious pavement is proposed for the parking spaces near the building and throughout the amenity spaces (Attachment 2, pgs. 44 and 53). Runoff generated on site shall be routed through a treatment system such as a structured storm water planter, bioswale, rain garden, pervious pavement, or cisterns. Runoff leaving the site shall conform to city of Edmonds storm water management code, Chapter 18.30 ECDC. Staff Findings: A preliminary storm drainage report has been submitted detailing how the project will comply with the City's storm water requirements (Attachment 4). In addition to pervious pavement, the development also contains a bioretention cell on the east side of the development (Attachment 2, pg. 44). D. Housing. To promote a balance in age demographics and encourage age diversity, the city of Edmonds is actively encouraging a greater number of dwelling units targeting young professionals and young workers through workforce housing provisions. The Westgate mixed -use district requires that at least 10 percent of residential units shall be very small units designed for affordable workforce housing (under 900 square feet) and that not more than 10 percent of all dwelling units may exceed 1, 600 square feet in size. Staff Findings: All of the 91 proposed units will be less than 900 square feet (Attachment 2, pg. 4). While not part of this evaluation, the property owner has also applied for the Multifamily Housing Tax Exemption (Chapter 3.38 ECC). Twenty percent of the developments units are being designated for affordable to moderate -income households (as defined by RCW 84.14.010). Page 20 of 39 Packet Pg. 26 Westgate Village Mixed -Use Building PLN20160054 6.1.a 22.110.050 Circulation and parking. A. Alternative Transportation. The goals of the Westgate mixed -use district include improving connectedness for pedestrian and bicycle users. Developers of private property within Westgate shall support the pedestrian and bicycle use of the district by providing: 1. Internal circulation systems for both bicyclists and pedestrians within the property; 2. Connections to off -site systems in the public right-of-way and on adjacent properties; 3. Bicycle racks and other supportive facilities; and 4. Connections to bus stops and transit routes. Staff Findings: The site provides for circulation for pedestrians and cyclists, connections throughout the property, and a bike storage area in the proposed building for residents (Attachment 2, pg. 17). B. Access Management and Internal Circulation Drives. Access management to properties in Westgate is important for safe and efficient travel within and between the four quadrants. The number, location and permitted turning movements into and out of driveways on 100th Avenue W and SR 104 shall be controlled by the Westgate Conceptual Access Management Plan (see Figure 22.110.050.B-1). The concepts illustrated in Figure 22.110.050.B-1 are intended to guide review of future access and circulation within the WMUzone. As permits are processed for properties in the WMUzone, existing driveways that are inconsistent with the Westgate Conceptual Access Management Plan shall be required to be relocated, reconfigured or eliminated to achieve the city's access management objectives of providing safe and efficient circulation for vehicles while providing for safe pedestrian and bicycle circulation. Internal circulation drives shall be subject to the dimensions and features specified in this section, and shall connect with the driveways as generally identified in the Conceptual Access Management Plan. The exact placement of internal circulation drives and access driveways shall be evaluated and approved as part of the design review process for permit applications within the WMUzone. Approval shall be conditioned on the construction of the internal circulation drive(s) or, where an applicant does not control all the property that would be necessary to construct the entire circulation drive, the project conditions may be limited to specific components that will help achieve the overall goal. Such conditions may require the construction or binding commitment for construction of a drive segment that, by itself, would not provide circulation but would allow for future circulation when eventually joined with other segments. The concept for an internal circulation drive is that of a shared street. This concept is intended to provide access to new residential developments, new and existing businesses, provide pedestrian connectivity, and to reduce the impact of local traffic movement on surrounding arterial streets. 1. Thoroughfare type: shared street. 2. Movement: yield. 3. Design speed: 10 mph. 4. Traffic lanes: 10 feet. 5. Parking: none. 6. Curb -to -curb distance: no curbs. 7. Sidewalks: six feet. Page 21 of 39 Packet Pg. 27 Westgate Village Mixed -Use Building PLN20160054 6.1.a Staff Findings: The internal access and use of the existing drive cut is consistent with the Westgate Conceptual Access Management Plan in Figure 22.110.050.B-1. The project connects to the existing internal drive which was approved under with the Westgate Village Design review under file number PLN200100170. The circulation drives and pedestrian pathways are consistent with the dimensions specified above. The project will provide safe and efficient circulation for vehicles while maintaining safe pedestrian and bicycle circulation (Attachment 2, pgs. 15, 17, and 43). Figure 22.110.050.B-1. Conceptual Access Management Plan t 0 Access Management Master Plan 0 a 000*.46- Q o a _- 0 0 00 � = � i 51R 104 0 0 Did a 0_ p� r- ��Q t �� at Nate; consolidation ofthese five driveway s is encouraged 0 Existing driveway to remain 0 Existing driveway to remove 0 Existing driveway to become right turns only O Existing driveway link to internal circulation drive 009 Conceptual internal circulation drive Japproximate location) Page 22 of 39 Packet Pg. 28 Westgate Village Mixed -Use Building PLN20160054 6.1.a C. Parking. 1. The Westgate district parking standards are intended to reinforce that the area is pedestrian - oriented and intended to be equally accessible by people on foot, in wheelchairs, on bicycles, or traveling by motorized vehicles. These standards strive to: a. Maximize a compatible mix of parking and pedestrian circulation; and b. Encourage the development of shared parking; and c. Promote density and diversity of the built environment. Staff Findings: Section II.H.1 of this staff report contains an analysis of how the proposal complies with the parking requirements of the WMU zone. The proposed development provides for some shared parking with other uses in the Westgate Village area. These shared parking spaces are consistent with the criteria detailed in ECDC 20.30.030. Given that some of the parking spaces will be shared, a recorded parking agreement is required by ECDC 20.30.040. A proposed condition of approval requires the parking agreement to be recorded prior to building permit issuance. The proposal also provides for pedestrian circulation connecting the proposed development with the existing development on the eastern portion of the property. 2. Design standards for parking lots include the following: a. No lot shall be used principally as a parking lot unless it provides centralized parking for the larger developed area framed by external streets (e.g., a parking garage). Staff Findings: No lot would be used principally for parking. b. The edge of any surface parking lot shall be planted with shrubs or street trees, planted at an average distance not to exceed 30 feet on center and aligned three to seven feet behind the common lot line. This requirement may be reduced for parking lot edges abutting parking on adjacent lots, when parking lots are linked by vehicular and pedestrian connections (see subsection (C)(2)(fi of this section). c. Plantings designed to provide a minimum tree canopy coverage of at least 40 percent in 10 years and no less than 60 percent in 20 years. Staff Findings: A landscape plan is included on pages 52 — 55 of Attachment 2. The project includes street trees and additional trees between the surface parking area and the sidewalk along SR 104. Internally, the surface parking area contains trees at the edge of the parking area with all trees being planted at less than 30 feet on center. d. Parking lot pathways are to be provided at least every four rows of parking and a maximum distance of 180 feet shall be maintained between paths. Pathways shall connect with major building entries or other sidewalks, pathways, and destinations, and must be universally accessible and meet ADA standards. Staff Findings: Pedestrian pathways connecting the development with the sidewalk along SR 104 and existing commercial development is provided (Attachment 2, pg. 17). e. Landscaping in parking lots shall integrate with on -site pathways, include permeable pavements or bioswales where feasible, and minimize use of impervious pavement. Staff Findings: The landscaping integrates with on -site pathways and new parking spaces associated with the development will be paved with impervious pavement (Attachment 2, pgs. 44 and 54). Page 23 of 39 Packet Pg. 29 Westgate Village Mixed -Use Building PLN20160054 6.1.a f. Where a parking lot is abutting another parking lot on an adjacent lot, vehicular and pedestrian connections between lots are required, to facilitate circulation within Westgate and to reduce the need for vehicles to return to the street when traveling between sites. Staff Findings: Vehicle and pedestrian connections are provided (Attachment 2, pg 17). g. The first 30 feet of building depth facing SR 104 or 100th Avenue W shall not be used for parking. Staff Findings: No parking will be located with the first 30 feet of building along SR 104. 22.110.070 Amenity space, open space, and green factor standards. A. Purpose and Intent. This section identifies the types of amenity space and open space allowed to satisfy the requirements of the Westgate mixed -use zone, and provides design standards for each type to ensure that proposed development is consistent with the city of Edmonds's goals for character and quality of the buildings and spaces to be constructed on private property within the Westgate area. This section also describes the green factor requirements that apply to each development within Westgate. The intent of the proposed system is not only to establish amenity spaces that serve the community and local needs, but also to provide for the protection and enhancement of natural resources for the benefit of the greater community. Core principles of the Westgate mixed -use zone are to promote: 1. An environment that encourages and facilitates bicycling and pedestrian activity "walkable " streets that are comfortable, efficient, safe, and interesting; and 2. Coherence of the public right-of-way, serving to assist residents, building owners and managers with understanding the relationship between the public right-of-way and their own properties; and 3. Sustainability, by providing for trees and plants which contribute to privacy, the reduction of noise and air pollution, shade, maintenance of the natural habitat, conservation of water and rainwater management. Staff Findings: The four parcels referenced above contained approximately 92,490 square feet of area. As part of the project, the applicants are proposing to reconfigure the property. The portion of the property that will encompass the project would contain 56,047 square feet following a lot line adjustment. This 56,047 square foot figure is the area that is being used in this analysis for compliance with open space and amenity space requirements. Staff understands that the property owner will be redeveloping the Westgate Village area in phases and there will be more opportunities to provide additional open space and amenity spaces with future phases. Given the reconfiguration of the lots for the current development, the City wants to ensure that areas of the site that are left out of the open space and amenity space calculations for this development will be included in future development phases. To this end, staff is proposing a condition that covenants must be recorded on Westgate Village properties confirming that areas not included for the open space and amenity space requirement must be included in future phases of development of the Westgate Village site. B. Green Factor Requirements. 1. Overview. The green factor sets a minimum score that is required to be achieved by each development through implementation of landscaping practices. The program provides a menu of landscaping practices that are intended to increase the functional quantity of landscape in a site, to improve livability and ecological quality while allowingfexibility in the site design and implementation. In this approach, each qualified landscape feature utilized in a project Page 24 of 39 Packet Pg. 30 6.1.a Westgate Village Mixed -Use Building PLN20160054 earns credits that are weighted and calculated through use of the green factor scoresheet. The score is based upon the relationship between the site size and the points earned by implementation of the specified landscape features. For example, credits may be earned for quantity and size of trees and shrubs, bioretention facilities, and depth of soil. Built features such as green roofs, vegetated walls and permeable paving may also earn credits. Bonus points may be earned with supplementary elements such as drought -tolerant and native plants, rainwater irrigation, public visibility and food cultivation. Scoring priorities come from livability considerations, an overall decrease in impervious surfaces and climate change adaptation. The functional benefits target a reduction in storm water runoff, a decrease in building energy, a reduction in greenhouse gas emissions, and an increase in habitat space. The minimum score required for all new development in the Westgate district is 0.3, earned through implementation of features specified below that comply with green factor standards. The implementation of the green factor does not have any effect upon other site requirements such as setbacks, open space standards, street and parking standards, city of Edmonds municipal storm water code and city of Edmonds code for landscaping requirements that also apply. Green factor credit may be earned for these site requirements only if they comply with green factor standards. Staff Findings: The Green Factor score sheet is provided on page 7 of Attachment 2. The applicant is showing that the project will achieve a green factor score of 0.4. Since this level of green factor is necessary to achieve the height bonus, a condition of approval has been added that requires a professional guarantee that the project is designed and ultimately constructed to meet standard. 2. Application and Implementation. The green factor for the Westgate district uses for reference Seattle green factor tools. These include: a. The green factor worksheet. b. The green factor scoresheet. c. The green factor plant list. d. The green factor tree list. The green factor tools are adopted in ECDC 22.110.100. In complying with the green factor code, the following steps apply: Step 1. Designers and permit applicants select features to include in planning their site and building and apply them to the site design. Applicants track the actual quantity — e.g., square footage of landscaped areas, pervious paved amenity space, number of trees — using the green factor worksheet. Step 2. Calculations from the worksheet are entered on the scoresheet. The professional also enters the site's square footage on the electronic scoresheet. The instrument then scores each category of proposed landscape improvements, and provides a total score in relation to the overall site size. The designer can immediately know if the site design is achieving the required score of 0.30, and can adjust the design accordingly. Note that improvements to the public right-of-way (such as public sidewalks, street tree plantings) are allowed to earn points, even though only the private site square footage is included in the site size calculation. Step 3. The landscape professional submits the scoresheet with the project plans, certifying that the plan meets or exceeds the minimum green factor score and other requirements for the Page 25 of 39 Packet Pg. 31 Westgate Village Mixed -Use Building PLN20160054 6.1.a property. The submission also requires indication that a landscape management plan has been submitted to the client. Step 4. City of Edmonds staff verb that the code requirements have been met before issuance of a permit. Staff Findings: The application includes a green factor worksheet that indicates the project achieves a green factor score of 0.4. When the applicant submits final plans for review with the building permit, certification from the landscape designer will be required. Staff will verify the green factor requirements have been certified prior to building permit issuance. 3. Using Green Factor with Other Requirements. While a specific green feature may count for both green factor calculations and other requirements such as amenity space or open space, the requirements for each need to be met independently. The percentage of amenity space for Westgate is 15 percent of lot size, to be addressed within each development project. The open space section, subsection (D) of this section, also addresses green feature requirements, such as retention of vegetation on steep slopes, specifications for tree size, and storm water management (refer to Chapter 18.30 ECDC); these are examples of features that are likely to overlap with and contribute to the green factor score while also contributing to the open space requirement. 4. Green Factor Categories. The green factor tools may take into account the following landscape elements: a. Landscaped areas (based on soil depth). b. Bioretention facilities. c. Plantings (mulch and ground cover). d. Shrubs and perennials. e. Tree canopy (based on tree sizes). f. Green roofs. g. Vegetated walls. h. Approved water features. i. Permeable paving. j. Structural soil systems. k. Bonuses for drought -tolerant plants, harvested rainwater, food cultivation, etc. C. Amenity Space. Amenity space is designed to provide residents and visitors of all ages with a variety of outdoor activity space. Although the character of these amenity spaces will differ, they form the places that encourage residents and visitors to spend time in the company of others or to enjoy time in an outdoor setting. All new development shall provide amenity space equal to at least 15 percent of the lot size. Additional amenity space above the 15 percent base requirement is encouraged and can be part of the development's green factor plan outlined in subsection (B) of this section or can contribute to bonus heights as defined in ECDC 22.110.090. All quaking amenity space shall be open and accessible to the public during business hours. Qualifying amenity space shall be open to the air and located within six feet of the finished grade in order to provide some opportunityfor variety and interest in public space while assuring easy accessibilityfor the public. Page 26 of 39 Packet Pg. 32 Westgate Village Mixed -Use Building PLN20160054 6.1.a Staff Findings: The four parcels referenced above contained approximately 92,490 square feet of area As part of the project, the applicants are proposing to reconfigure the property. The portion of the property that will encompass the project would contain 56,047 square feet following a lot line adjustment. This 56,047 square foot figure is the area that is being used in this analysis for compliance with open space and amenity space requirements. A recommended condition of approval is that a lot line adjustment must be completed prior to building permit issuance for the proposal. In order to meet the height bonus criteria (see below), the proposal must provide at least 20% of the project area in amenity space. Twenty percent of 56,047 square feet is 11,209 square feet. The application indicates 11,245 square feet of amenity space will be provided (Attachment 2, pg. 17). Required and bonus amenity space must be provided in one or more of the following forms and no others: L Lawns: an open space, available for unstructured recreation. A lawn may be spatially defined by landscaping rather than building frontages. Its landscape shall consist of lawn and trees and shall provide a minimum of 60 percent planted pervious surface area (such as a turf, groundcover, soil or mulch). 2. Plazas: an open space, available for civic purposes and commercial activities. A plaza shall be spatially defined primarily by building facades, with strong connections to interior uses. Its landscape shall consist primarily of pavement. Trees are encouraged. Plazas shall be located between buildings and at the intersection of important streets. Plazas shall provide a minimum of 20 percent planted pervious surface area (such as a rain garden, bioswale, turf, groundcover, soil or mulch). The remaining balance may be any paved surface with a maximum 30 percent impervious paved surface. Staff Findings: The amenity space for the project is being provided in the plaza form. Page 53 of Attachment 2 provides a breakdown of how the amenity space complies with the pervious, planted and impervious percentages detailed in this section. 3. Squares: an open space available for unstructured recreation or civic purposes. A square is spatially defined by building facades with strong connections to interior uses. Its landscape shall consist of paths, lawns and trees with a minimum of 20 percent planted pervious surface area (such as a rain garden, bioswale, turf, groundcover, soil or mulch). The remaining balance may be any paved surface with a maximum 30 percent impervious paved surface. Sidewalks. Although not counting toward required amenity space, the purpose of sidewalks is to provide safe, convenient, and pleasant pedestrian circulation along all streets, access to shopfronts and businesses, and to improve the character and identity of commercial and residential areas consistent with the city of Edmonds vision. New development meeting the standards of this chapter may be allowed to use a portion of the sidewalk area within the public right-of-way for outdoor seating, temporary displays, or other uses consistent with city code standards. Staff Findings: The amenity space plaza in front of the commercial space closest to SR 104 is contiguous to the sidewalk along SR 104. The portion of the side that is necessary to meet the eight foot width requirement has been excluded from the amenity space area. D. Open Space. All new development shall provide a minimum of 15 percent of lot size as open space. Qualifying open space shall be unobstructed and open to the air. The goal for the overall open space in the Westgate mixed -use zone is to create a unified, harmonious, and aesthetically pleasing environment that also integrates sustainable concepts and solutions that restore natural functions and processes. In addition to amenity space, the Westgate mixed -use zone shall incorporate open space, as described in the regulations for each building type. Features contributing to the landscape character of Westgate also include: Page 27 of 39 Packet Pg. 33 Westgate Village Mixed -Use Building PLN20160054 6.1.a Staff Findings: The open space calculations for the subject are based on a project area of 56,047 square feet. Fifteen percent of 56,047 is 8,407 square feet. The application materials indicate 8,419 square feet of the steep slope area is being applied to the open space requirement for this proposal (Attachment 2, pg. 17). Trees. The location and selection of all new tree planting will express the underlying interconnectivity of the Westgate district and surrounding neighborhoods. Species selection will be in character with the local and regional environment, and comprised of an appropriate mix of evergreen and deciduous trees. Trees will be used to define the landscape character of open space and amenity space areas, identify entry points, and reinforce the legibility of the district by defining major and minor thoroughfares for pedestrians, bicycles and vehicles. a. All new development shall preserve existing trees wherever feasible. b. All new development shall plant new trees in accordance with this chapter. Trees not included in amenity space or open space areas are not counted toward meeting overall amenity space or open space requirements. For example, individual trees planted along walkways or driveways may count toward meeting the green factor requirements but are not counted as open space. Staff Findings: No new trees are proposed within the open space area, but trees on the protected slope will be retained. Trees within the amenity space areas help identify entry points and identify the character of the amenity space. 2. Steep Slopes. New development shall protect steep slopes by retaining all existing trees and vegetation on protected slopes, as shown on the map included in this section (Figure 22.110.070.D). No development activity, including activities such as clearing, grading, or construction of structures or retaining walls, shall extend uphill of the protected slope line shown on the following map. Protected slope areas may count toward required open space if they retain existing trees or are supplemented to provide a vegetative buffer. Staff Findings: No development is proposed on the protected slope. The contour line of the protect slope varies from the 332 foot contour on the east of the Westgate Village area, down to 322 at the McDonald's site and back up to the 330-foot counter near 102nd Place West. This is an existing retaining wall on the site which will be extended for the development. The new retaining wall will near the 324 — 326 foot counter lines (Attachment 2, pg. 44). A geotechnical report consistent with the requirements of ECDC 23.80 has been submitted for the project find that the proposed development will not compromise the stability of the protected slope (Attachment 6). 3. Storm Water Management. Storm water runoff from sidewalks should be conveyed to planted parkways or landscaped rain gardens. Overflow from parkways and runoff from the roadways should be directed into bioswales and/or pervious paving in curbside parking areas, located along the street edges where it can infiltrate into the ground. Perforated curbs through which street storm water runoff can flow to open vegetated swales may also be provided, wherever feasible. Storm water features such as bioswales or planted rain gardens may count toward required open space only if they are entirely landscaped. Staff Findings: A preliminary storm drainage report has been submitted detailing how the project with comply with the City's storm water requirements (Attachment 4). In addition to pervious pavement, the development also contains a bioretention cell on the east side of the development (Attachment 2, pg. 44). Page 28 of 39 Packet Pg. 34 6.1.a Westgate Village Mixed -Use Building PLN20160054 Figure 22.110.070.D Protected Slopes 820 760 ll�t�fSfl:. 2no6 $26 $28 )910 l 0 aaoPA 4k � tia Ire �3 23000 230A2 Man 23Q24 M S tiuCiC�uril,4 Z?80+1 1R117 PARKIreG jL PARKING QFC z 728Z8 � � 22712 rn 18 �e � o 22714 ta,71r �7Ua �°r�s .� ..S Z27,21 2280 9826 `� it2272 22731 n1ary n a98'j1 rn � 22915 22tl09 22804 M 9803 C0 � ' 9r t 0° e. U� � �13 rs o m 01% NAMPA � m � --- 1w tii" o PARKING YlAI CiRCi N''• 9727 0 BANK 9716 '�c>9 '3• 73Qf5 23019 9620 Is 10,022 23003 23001 -10030 10016 9960 4 a j $"` P W S- 0 23027 23029 a 4 23102 2310 231138 23107 1 2311p23112 2311$22,t2 23199 23121 qd% O 120 231?b R�� Rom- e ry .2.319D1,r5W OLD WOODWAY F1.S z� z� RstNS 89t0 a I'w , �_ 23009 c 1VAR' 23014 23017 N ,462g 2302M L3ARTELt.'S w 23023 99123028 23024 2300 23027 901 `VS)1124 ..;+ - Q 2dOZ9 23Q3A �23027 31 33A3'0 = 9609 131Q7 '?.31a5 231Cd :: 05 A 9717 4701 ni 114 23115 23110 231tt =` n 23109 9010 c N m 122 a o 23110 23119 9118 97A6 n r, ry at 9825 V O Q1 23R7 9729 2312C :Z rn i a2P lip 14,W 9R4 2 •�6 a M05 23205 9624 23206 9516 IaE 322 Protected slope line (number indicates related slope contour, If applica6iel Note! 45-foot width of protected area is adjoining east edge of lot 23105; line otherwise follows indicated slope contours. 22.110.080 Public space standards. Future development of the Westgate mixed -use district shall capitalize on opportunities to create and enhance public spaces for recreational use, pedestrian activity, and ecological health to strengthen the overall character of the district's public spaces. A. Public Space — General Requirements. Public space shall enhance and promote the environmental quality and the aesthetic character of the Westgate district in the following ways: L The landscape shall define, unify and enhance the public realm, including streets, parks, plazas, and sidewalks; 2. The landscape shall be sensitive to its environmental context and utilize plant species that reduce the need for supplemental irrigation water; 3. The landscape shall cleanse and detain storm water on site by utilizing a combination of biofiltration, permeable paving and subsurface detention methods; and 4. The landscape shall be compatible with encouraging health and wellness, encouraging walking, bicycling, and other activities. Staff findings: The landscape plan provided on pages 52 — 55 in Attachment 2 is compliant with the public space general requirements. The landscaping plan helps unify and enhance the public spaces, includes a bioretention cell for stormwater management, includes pervious pavement and is designed Page 29 of 39 Packet Pg. 35 Westgate Village Mixed -Use Building PLN20160054 6.1.a with mostly native planting that can mature with little maintenance and water once established. High efficiency irrigation will be provided to maximize efficiency of water delivery. B. Public Space — Sustainability. The goal for the overall landscape design of public spaces is to create a unified, harmonious, socially vibrant, and aesthetically pleasing environment that also integrates sustainable concepts and solutions to restore natural functions and processes. The public right-of-way and urban street runoff becomes an extension of existing drainage pathways and the natural ecology. Water -efficient landscaping shall be introduced to reduce irrigation requirements based on a soil/climate analysis to determine the most appropriate indigenous/native-in-character, and drought -tolerant plants. All planted areas, except for lawn and seeded groundcover, shall receive a surface layer of specified recycled mulch to assist in the retention of moisture and reduce watering requirements, while minimizing weed growth and reducing the need for chemical herbicide treatments. Where irrigation is required, high efficiency irrigation technology with low pressure applications such as drip, soaker hose, rain shutoff devices, and low volume spray will be used. The efficiency and uniformity of a low water flow rate reduces evaporation and runoff and encourages deep percolation. After the initial growth period of three to seven years, irrigation may be limited in accordance with city requirements then in place. The location and selection of all new tree planting will implement "green infrastructure " principles and visually express the underlying interconnectivity of the Westgate development by doing the following: 1. Species selection shall be comprised of an appropriate mix of evergreen and deciduous trees. 2. Trees shall be used to define the landscape character of recreation and open space areas, identify entry points, and reinforce the legibility of the neighborhood by defining major and minor thoroughfares for pedestrians, bicycles, and vehicles. 3. Trees shall also be used to soften and shade surface parking and circulation areas. Staff Findings: The landscape plan provided on pages 52 — 55 in Attachment 2 is compliant with the public space sustainability goals. The project contains a mix of evergreen and deciduous species, is designed with mostly native planting that can mature with little maintenance and water once established. High efficiency irrigation will be provided to maximize efficiency of water delivery. The landscaping will provide a pleasing setting in the amenity space area and further helps soften the surface parking area. Page 30 of 39 Packet Pg. 36 6.1.a Westgate Village Mixed -Use Building PLN20160054 C. Storm Water Management. Storm water shall be consistent with Chapter 18.30 ECDC. Storm water and hydrology components shall be integrated into the Westgate district to restore and maintain natural functions and processes, and mitigate negative environmental impacts. Public rights -of -way, proposed open space and parking lots shall filter and infiltrate storm water to the maximum extent feasible to protect the receiving waters of Puget Sound. This ecological concept transcends the Westgate district to positively affect the surrounding neighborhoods, stream corridors and the regional watershed. 1. The two primary objectives of the proposed storm water and hydrology components are: a. To reduce volume and rate of runoff; and b. To eliminate or minimize runoff pollutants through natural filtration. 2. These objectives shall be met by: a. Maximizing pervious areas; b. Maximizing the use of trees; c. Controlling runoff into bioswales and biofiltration strips; d. Utilizing permeable paving surfaces where applicable and feasible; e. Utilizing portions of parks and recreational spaces as detention basin; and f. Removing sediments and dissolved pollutants from runoff. Page 31 of 39 Packet Pg. 37 Westgate Village Mixed -Use Building PLN20160054 6.1.a Staff Findings: A storm drainage report demonstrating compliance with Chapter 18.30 ECDC is provided in Attachment 4. The project utilized permeable paving surfaces, include a bioretention cell as a storm water management facility, and retains trees on the protected slope area. D. SR 1041100th Avenue Intersection. Staff Findings: The project area is outside of the SR 104/100t" Avenue Intersection. This section is not applicable. 1. The design objectives for development, amenity space, open space, and landscape construction, features at this key intersection are to provide a sense of place and convey the walkable and sustainable character of the Westgate district. 2. Building step -backs, pedestrian -oriented facades and amenities are required for the portions of buildings within 40 feet of the corner at each quadrant of this intersection, as illustrated in Figure 22.110.010. B. 3. The design objectives at this intersection shall be addressed with a combination of building facade treatments, public signage and amenity features (e.g., water features, art -work, bollards, benches, pedestrian -scale lighting, arbors, green walls, landscaping, arcades) to signer the intersection's importance as a focal point of the Westgate area (see Figure 22.110.080.D for examples). Figure 22.110. 080.D. Examples of Identity and Landscape Construction Features 22.110.090 Height bonus. Areas eligible for a fourth -story height bonus are shown in the diagram contained in ECDC 22. 110. 010(B). Areas within the Westgate mixed -use district that are not shown in Figure 22.110. 010.B may not contain four-story buildings regardless of how many points such a development could achieve on the height bonus score sheet, below. In order to obtain the height bonus for projects in eligible areas, the proposal must obtain eight points from the height bonus score sheet, with at least one point in each of at least four different scoring categories. When a fourth story is proposed in a building, the fourth story must be stepped back at least 10 feet from a building facade facing SR 104 or 100th Avenue W. In addition, no third or fourth story may be Page 32 of 39 Packet Pg. 38 6.1.a Westgate Village Mixed -Use Building PLN20160054 located within 30 feet of the intersection of SR 100 and I00th Avenue W, measured fi°om the corner points of the right-of-way intersection. Staff Findings: The fourth floor of the building has been stepped back 10 feet from SR 104 (Attachment 2, pgs. 25 — 26). For proposals seeking to earn points in the green building program category, the applicant shall be required to submit a deposit sufficient for the city to retain an independent green building consultant who is qualified to evaluate the construction of the building at key milestones in order to determine that the building is being constructed in a manner that is consistent with the points proposed on the height bonus score sheet. Height Bonus Score Sheet Height bonus to obtain 4 stories requires 8 points with points in at feast 4 categories I Green Sul Id! ng Program (odnts are rot adckhve) Points Required Built GreerVLEED Certified Rating or Equivalent Required 0 Credit 1 LEED Silver,+Built Breen 4-5 Rating 9 El Credit 2 LEED Gad or Evergreen Sustainable Development Rating 2 L7 Credit 3 Passive House Standard+LEED Platinum Rating 4 El Credit 4 Living Building 6 Green Factor (poirfsare notadditive) Paints 0 Required Green Factor Score 0.3 Required ® Credit t Green Factor Score 0.4 2 Q Credit 2 Green Factor Scare 05 3 EJ Credit 3 Green Factor Scare 0.6 4 13 Credit 4 Green Factor Score z0.7 5 Amenity Space (pants are txx additive) Pants 0 Required Percentage of .Amenity Space 15% Required ® Credit Percentage of Amenity Space20% 2 El Credit 2 Percentage of Amenity Space 25% 3 Credit 3 Percentage ofAmeniby Space �aK% 4 Miscellaneous (points areatditive) Points L7 Required Meet Street Standards Incl. 0iV.e*ay and Pedestrian Nebnorks Required iJ credit 5 Car -Share Parking.3 Provide tvlinimum 2 Spaces 1 ® Credit2 Charging Facility for Electric Gars. Provide Minimum 4 Spaces I ® Credit 3 Indoor)Cavered Bicycle Storage and Indoor Changing Facilities t ® Credit Public Art Integrated into PravidedAmenity Space t Large Format III Spam i Credit 9 Development Contains One or M ore Retail Spaces >15,000 sf 3 f See locational requirements for extra floor bonus in ECDC 22.110.090. 2 "Required" means required for all development, whether seeking a height bonus or not. 3 "Car -share" parking refers to parking for vehicles that are rented by the hour or portion of a day, Page 33 of 39 Packet Pg. 39 Westgate Village Mixed -Use Building PLN20160054 6.1.a Staff Findings: Above is the Height Bonus Score Sheet from page 6 of Attachment 2. The items identified in the score sheet would result in eight points and make the proposal eligible for the height bonus. The applicants have indicated the project would be constructed to LEED Silver/Built Green 4- 5 Rating and that it achieves a Green Factor Score of 0.4 (Attachment 2, pgs. 5 — 6). Since these levels are necessary to achieve the height bonus, a condition of approval has been added that requires a professional guarantee that the project is designed and ultimately constructed to these standards. The proposal includes 20% of the project area as amenity space (Attachment 2, pagel7). Four parking spaces are identified for electric vehicle and charging stations. A bike storage and changing facility is proposed on the first floor near the primary entrance, a public art is identified in the amenity space. Regarding the public art, the applicant has noted the ownership group has started preliminary discussions with the Edmonds Arts Commission to collaborate on a public -private venture that would create a rotating art display in the exterior amenity area. The art would be acquired by the ownership via purchasing and/or leasing pieces created by local artist and artisans. As this collaboration is in its nascent stages of development details will evolve as the discussions continue. In concept the applicant proposes the construction of a concrete pedestal located in the center of the public amenity area. This pedestal will provide the display for local artists work. A proposed condition related to the value of the art contained within the amenity space and a selection process involving the Edmonds Arts Commission has been added. As conditioned, staff finds the proposal meets the requirements for the height bonus. 3. ECDC 20.11 General Design Review ECDC 20.11.010 requires the ADB to review general design review applications that trigger SEPA. ECDC 20.11.030 lists the criteria for Building Design and Site Treatment that must be met. The design criteria detailed in ECDC 20.11.030 is very general in nature. The detailed design criteria in ECDC 22.110 for the Westgate Mixed use district provide criteria that satisfy the more general design criteria of Chapter 20.11 ECDC. A. ECDC 20.11.030.A. Building Design. No one architectural style is required. The building shall be designed to comply with the purposes of this chapter and to avoid conflict with the existing and planned character of the nearby area. All elements of building design shall form an integrated development, harmonious in scale, line and mass. The following are included as elements of building design: 1. All exterior building components, including windows, doors, eaves, and parapets; Staff Findings: See the discussion under 22.110.015 above. 2. Colors, which should avoid excessive brilliance or brightness except where that would enhance the character of the area; Staff Findings: The proposed colors scheme avoids excessive brilliance or brightness (Attachment 2, pgs. 26 — 29). 3. Mechanical equipment or other utility hardware on the roof, grounds or buildings should be screened from view from the street level; Staff Findings: Details regarding the location of mechanical equipment were not provided with the design review application. A proposed condition of approval requires the screening of mechanical equipment and other utility hardware. During building permit review it will be verified that all equipment and other utilities are screened from view from the street level. 4. Long, massive, unbroken or monotonous buildings shall be avoided in order to comply with the purposes of this chapter and the design objectives of the comprehensive plan. This Page 34 of 39 Packet Pg. 40 Westgate Village Mixed -Use Building PLN20160054 6.1.a criterion is meant to describe the entire building. All elements of the design of a building including the massing, building forms, architectural details and finish materials contribute to whether or not a building is found to be long, massive, unbroken or monotonous. Staff Findings: See discussion under 22.110.015 above. 5. All signs should conform to the general design theme of the development. Staff Findings: The proposed currently application does not include any commercial signage Any signage will be reviewed under building permits for specific signs, which will not likely be applied for and the retail spaces are occupied. Staff finds the project is consistent with design guidelines contained within ECDC 20.11.030.A. B. ECDC 20.11.030.B. Site Treatment. The existing character of the site and the nearby area should be the starting point for the design of the building and all site treatment. The following are elements of site treatment: 1. Grading, vegetation removal and other changes to the site shall be minimized where natural beauty exists. Large cut and fill and impervious surfaces should be avoided. Staff Findings: The majority of the project site has been previously developed. The building site is relatively level, but will require some cut in order to construct the subsurface parking structure. The WMU zone requires protection of the slope south of the development therefore all the vegetation in the protected slope will be maintained. 2. Landscape treatment shall be provided to enhance the building design and other site improvements. Staff Findings: The landscaped amenity areas provide an area for gathering, seating and enhancing the building design and overall site improvements (Attachment 2, pgs 52 — 55). 3. Landscape treatment shall be provided to buffer the development from surrounding property where conflict may result, such as parking facilities near yard spaces, streets or residential units, and different building heights, design or color. Staff Findings: The forested protected slope south of the development area provides a substantial buffer from the adjacent residential area. The landscaping along SR 104 also helps soften the appearance of the surface parking lot (Attachment 2, pgs. 52 - 55). 4. Landscaping that could be damaged by pedestrians or vehicles should be protected by curbing or similar devices. Staff Findings: Plantings will be protected by a combination of 6" curbs, wheel stops, and grade differences to prevent damage by pedestrians or vehicles (Attachment 2, pg. 43). 5. Service yards, and other areas where trash or litter may accumulate, shall be screened with planting or fences or walls which are compatible with natural materials. Staff Findings: No service yards are proposed. The trash enclosure located on the south side of the development is screened with landscaping as well as wall enclosing the trash and recycle receptacles. 6. All screening should be effective in the winter as well as the summer. Staff Findings: Plantings will consist of evergreen and deciduous trees and shrubs that will provide year-round screening as well as seasonal interest. 7. Materials such as wood, brick, stone and gravel (as opposed to asphalt or concrete) may be substituted for planting in areas unsuitable for plant growth. Page 35 of 39 Packet Pg. 41 Westgate Village Mixed -Use Building PLN20160054 6.1.a Staff Findings: The proposed landscape plan does not show alternative materials in the landscaping areas, so this criterion is not applicable. 8. Exterior lighting shall be the minimum necessary for safety and security. Excessive brightness shall be avoided. All lighting shall be low-rise and directed downward onto the site. Lighting standards and patterns shall be compatible with the overall design theme. Staff Findings: The exterior pathways, parking areas and main entry to the building will be illuminated to create a safe environment for residents. A lighting plan is provided in Attachment 2, pages 47 — 50. Staff finds the proposal is consistent with design guidelines contained within ECDC 20.11.030.13. C. Other Criteria. 1. Communityfacilities and public or quasi public improvements should not conflict with the existing and planned character of the nearby area. Staff Findings: The proposed building is not a community facility. 2. Street furniture (including but not limited to benches, light standards, utility poles, newspaper stands, bus shelters, planters, traffic signs and signals, guardrails, rockeries, walls, mail boxes, fire hydrants and garbage cans) should be compatible with the existing and planned character of the nearby area. Staff Findings: While seating may be provided within the amenity spaces, no specific street furniture is proposed with the project. Staff finds the proposal is consistent with the design guidelines contained within ECDC 20.11.030.C. 4. ECDC 20.13 Landscaping Requirements A. The design guidelines for the Westgate Mixed Use district in ECDC 22.110 contain a number of landscaping criteria. Rather than applying the landscape types contained within ECDC 20.13.030 to the project area, the design guidelines in ECDC 22.110 should take precedence. B. The plant schedule in Attachment 2, page 52 is consistent with the requirements of ECDC 20.13.015. C. The landscaping plan (Attachment 2, pgs. 52 — 55) is consistent with the general design standards in ECDC 20.13.020 and general planting standards in ECDC 20.13.025. D. Staff feels the proposed landscaping is generally consistent with the requirements of ECDC 20.13, the ADB's authority to modify the requirements in accordance with ECDC 20.13.000 and the design guidelines contained in ECDC 22.110 for landscaping with the Westgate Mixed Use district. II!. RECOMMENDATION Pursuant to ECDC 20.11.020, when approving proposed development applications, the ADB is required to find that the proposed development is consistent with the criteria listed in ECDC 20.11.030 (General Design Review), the Comprehensive Plan, and the zoning ordinance. Based on the findings, analysis, conclusions, and attachments to this report, staff recommends that the ADB APPROVE of the design for the proposed Westgate Village Mixed -use development under file number PLN20160054 with the following motion and conditions of approval: THE ARCHITECTURAL DESIGN BOARD ADOPTS THE FINDINGS CONCLUSIONS AND ANALYSIS OF THE STAFF REPORT AND FINDS THE PROPOSAL IS CONSISTENT WITH THE COMPREHENSIVE PLAN, POLICIES OF ECDC 20.10.000, DESIGN CRITERIA OF ECDC Page 36 of 39 Packet Pg. 42 6.1.a Westgate Village Mixed -Use Building PLN20160054 20.11.030, DESIGN CRITERIA OF ECDC 22.100 AND ZONING REGULATIONS AND APPROVES THE PROPOSED WESTGATE MIXED -USE DEVELOPMENT UNDER FILE NO. PLN20160054 WITH THE FOLLOWING CONDITIONS: 1. A PARKING AGREEMENT FOR SHARED PARKING WITHIN THE WESTGATE VILLAGE SITE SHALL BE SUBMITTED IN A FORM APPROVED BY THE CITY. SUCH AGREEMENT MUST BE RECORDED PRIOR TO THE CERTIFICATE OF OCCUANCY IS ISSUED FOR THE BUILDING. 2. LEED SILVER OR BUILT GREEN 4-5 RATING MUST BE CONFIRMED THROUGH THIRD PARTY VERFICATION AT THE APPLICANT'S EXPENSE. THE APPLICANT MUST ENTER INTO A CONTRACT WITH THE CITY OF EDMONDS, WHO WILL SELECT THE CONSULTANT TO VERIFY THAT THE PROJECT IS DESIGNED AND CONSTRUCTED TO THE IDENTIFIED LEED OR BUILT GREEN STANDARD. 3. GREEN FACTOR CERTIFICATION MUST BE CONFIRMED THROUGH THIRD PARTY VERIFICATION AT THE APPLICANT'S EXPENSE. THE APPLICANT MUST ENTER INTO A CONTRACT WITH THE CITY OF EDMONDS, WHO WILL SELECT THE CONSULTANT TO VERIFY THAT THE PROJECT IS DESIGNED AND CONSTRUCTED TO THE IDENTIFIED GREEN FACTOR SCORE. 4. PRIOR TO BUILDING PERMIT ISSUANCE A COVENANT WITH AND IN A FORM APPROVED BY THE CITY OF EDMONDS MUST BE RECORDED WITH THE SNOHOMISH COUNTY AUDITORS OFFICE ACKNOWLEDGEING THAT ANY AREA WITHIN PARCEL NUMBERS 00610700200600, 00610700200601, 00610700200701, AND 00610700200702 LEFT OUT OF CALCULATIONS FOR THE AMENITY AND OPEN SPACE REQUIREMENTS FOR THE SUBJECT PROPOSAL MUST ULTIMATELY BE INCLUDED IN CALCULATIONS FOR AMENITY AND OPENSPACE REQUIREMENTS IN FUTURE DEVELOPMENT PHASES ON PARCELS 00610700200803 AND 00610700201001 . 5. AN EASEMENT MUST BE PROVIDED TO THE CITY OF EDMONDS FOR THE PORTION OF THE SIDEWALK LOCATED ON PRIVATE PROPERTY THAT IS NECESSARY TO MEET THE EIGHT FOOT SIDEWALK WIDTH REQUIREMENT. 6. A LOT LINE ADJUSTMENT MUST BE COMPLETED AND RECORDED PRIOR TO BUILDING PERMIT ISSUANCE. THE AREA CONTAINING THE DEVELOPMENT FOLLOWING THE LOT LINE ADJUSTMENT SHALL BE USED IN DETERMINING COMPLIANCE WITH THE OPEN SPACE AND AMENITY SPACE REQUIREMENTS OF ECDC 22.110. THE GROUND LEVEL FACADES OF BUILDINGS THAT FACE A STREET FRONT SHALL HAVE TRANSPARENT WINDOWS COVERING A MINIMUM OF 40 PERCENT OF THE GROUND FLOOR FACADE THAT LIES BETWEEN AN AVERAGE OF TWO FEET AND 10 FEET ABOVE GRADE. TO QUALIFY AS TRANSPARENT, WINDOWS SHALL NOT BE MIRRORED OR CONSIST OF DARKLY TINTED GLASS, OR PROHIBIT VISIBILITY BETWEEN THE STREET AND INTERIOR. 8. ALL MECHANICAL EQUIPMENT AND OTHER UTILITY HARDWARE ON THE ROOF, GROUNDS OR BUILDINGS SHALL BE SCREENED TO MITIGATE VIEW IMPACTS FROM STREET LEVEL. SCREENING COULD INCLUDE THE USE OF ARCHITECTURAL ELEMENTS, LANDSCAPING AND/OR FENCING. 9. THE APPLICANT IS RESPONSIBLE FOR SEEKING AND OBTAINING ALL OTHER REQUIRED LOCAL, STATE AND FEDERAL PERMITS. Page 37 of 39 Packet Pg. 43 Westgate Village Mixed -Use Building PLN20160054 6.1.a 10. A DOCUMENT SUMMARIZING APPLICABLE CONDITIONS RELATED TO THE AMENITY SPACE, INCLUDING BUT NOT LIMITED TO MAINTENANCE, PUBLIC ACCESS, AND HOURS OF OPERATION, SHALL BE SIGNED BY THE APPLICANT, IN A FORM ACCEPTABLE TO THE CITY, AND RECORDED WITH THE SNOHOMISH COUNTY AUDITORS OFFICE. 11. THE APPLICANT SHALL PURCHASE ONE OR MORE ORIGINAL WORKS OF ART TO BE PERMANENTLY DISPLAYED IN A REASONABLY ACCESSIBLE AREA OF THE EXTERIOR PUBLIC AMENITY SPACE. THE ART WORK SHALL HAVE A FAIR MARKET VALUE OF NO LESS THAN 1% OF TOTAL BUILDING VALUE AS DETERMINED BY THE BUILDING VALUATION DATA, PUBLISHED BY THE INTERNATIONAL CODE COUNCIL ON FILE WITH THE CITY BUILDING OFFICIAL. FINAL SELECTION OF ART WORK SHALL BE SUBJECT TO REVIEW AND APPROVAL BY THE CITY OF EDMONDS ARTS COMMISSION. 12. THE FIVE PARKING SPACES ON THE NORTH SIDE OF THE TRASH ENCLOSURE SHALL BE ELIMINATED IN ORDER TO PROVIDE ADEQUATE MANEUVERABILITY FOR SERVICE VEHICLES. IV. PARTIES OF RECORD Westgate Village LLC Studio Meng Strazzara C/O Henbart 2001 western Avenue 4025 Delridge Way SW, Ste 530 Suite 200 Seattle, WA 98106 Seattle, WA 98121 City of Edmonds Lora Petso 121 — 5"' Ave North 10616 — 237"' Place SW Edmonds, WA 98020 Edmonds, WA 98020 Karen Goldsmith Roger Hertrich 9218 — 232°d St SW 1020 Puget Drive Edmonds, WA 98020 Edmonds, WA 98020 Norm and Gayle Davis Lesly Kaplan 23019 102°d Place West Michael Levine Edmonds, WA 98020 23027 102"d Place West Edmonds, WA 98020 Snohomish County PUD No. 1 PO BOX 1107 Everett, WA 98206 V. ATTACHMENTS 1. Land Use Application 2. Design Review Packet 3. Traffic Impact Analysis 4. Storm Drainage Report 5. PanGeo Geotechnical Report dated September 17, 2016 6. PanGeo Geotechnical Report revised date March 29, 2017 Page 38 of 39 Packet Pg. 44 6.1.a Westgate Village Mixed -Use Building PLN20160054 7. SEPA Checklist 8. SEPA DNS 9. Zoning and Vicinity Map 10. Notice of Application Public Notice Documentation 11. Amended Notice of Application Documentation 12. Notice of Public Hearing and SEPA Determination Documentation 13. Fire Department Comments 14. Building Division Comments 15. Engineering Division Comments 16. Recycling Coordinator Comments 17. Lora Petso January 5, 2017 Email 18. Lora Petso April 17, 2017 Email 19. Lora Petso April 20, 2017 Email 20. Roger Hertrich Letter received February 16, 2017 21. Gayle Davis January 26, 2017 Email 22. Karen Goldsmith January 20, 2017 Email 23. Lesly Kaplan and Michael Levine January 26, 2017 Letter 24. Snohomish County PUD No. April 14, 2017 Letter Page 39 of 39 Packet Pg. 45 0 x CD cQ a City of Edmonds Land Use Application NOV � � 2n% CCU^!TEP A ARCHITECTURAL DESIGN REVIEW • ❑ COMPREHENSIVE PLAN AMENDMENT ❑ CONDITIONAL USE PERMIT FILE # R"0jLa_i1JZONE ❑ HOME OCCUPATION DATE —f REC'D BY ef C v.t ❑ FORMAL SUBDIVISION ❑ SHORT SUBDIVISION FEE RECEIPT # ❑ LOT LINE ADJUSTMENT HEARING DATE ❑ PLANNED RESIDENTIAL DEVELOPMENT ❑ OFFICIAL STREET MAP AMENDMENT ❑ HE ❑ STAFF ❑ PB kADB ❑ CC ❑ STREET VACATION ❑ REZONE ❑ SHORELINE PERMIT ❑ VARIANCE / REASONABLE USE EXCEPTION ❑ OTHER: • PLEASE NOTE THAT ALL INFORMATION CONTAINED WITHIN THE AP,PL1ICATION IS A PUBLIC RECORD • / PROPERTY ADDRESS OR LOCATION ! d o'3Oq_ ai d fY1 DY%d � W a-u U PROJECT NAME (IF APPLICABLE) PROPERTY OWNER Westgate Village LLC C/O Henbart PHONE # ADDRESS 4025 Delridge Way SW Ste 530, Seattle WA 98106 E-MAIL FAx # TAX ACCOUNT # 00610700200601, "702, "803, "600 SEC. TWP. RNG. DESCRIPTION OF PROJECT OR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY) New 85 Unit Mixed Use Apartment Building with Retail/Commerical at ground level. Including on site and structured parking and site improvements. DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY) see attached. APPLICANT Aidan Bird, Studio Meng Strazzara CPHONE# ADDRESS 7F— va 1 V*JW31 f11+.sa Ali-. 511�_ IS l& 1 E-MAIL la. , s n t- YA S L 6=0w.0 FAx # CONTACT PERSON/AGENT S t M6' &,. as[ lg!e PHONE # ADDRESS E-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 i its her th submitted are true and correct to the best of my knowledge and that I am authorized to file this application o ehatf f t e caner listed below. J SIGNATURE OF APPLICANT/AGENT DATE t I Z Pr wner's Auth ation I,T, certify under the penalty of perjury under the laws of the State of W •ington at the following is a true d correct statement: I have authorized the above Applicant/Agent to apply for the subject land use application, and grant my permission for the public officials and the staff of the City of Edmonds to enter the subject property for the pm oses o I inspection ostin attendant to this application. SIGNATURE OF OWNERV"_� DATE I 1 ' Z 1. Ar Eons? Call (425) 771-0220. Revised on 8122112 B - Land Use Application Page 1 of I Attachment: PLN20160054 Staff Report with Attachments (2022 : Public Hearing on proposed Westgate 6.1.a WESTGATE- EDMONDS, WA, 98020 A Proposed Apartment Development Project for Henbart LLC ADB REVIEW March 31 It, 2017 WESTGATE - EDMONDS, WA I ADB REVIEW 1 03/31/2017 HENBART LLC Attac ment 2 4k M1. 94M Stud'CMENG STRAZZAR Packet Pg. 47 6.1.a Q Q N N Q z u, 0 0 D Ln 0 N TABLE OF CONTENTS OWNER / OPERATOR 2 TABLE OF CONTENTS H E N B A RT, L LC 3 PROJECT NARRATIVE MARK CRAIG 4 PROJECT INFO 6 HEIGHT BONUS mcraig@henbart.com 9 VICINITY PLAN (206) 768-7716 10 CONTEXT 12 PHOTO MONTAGE 14 PARKING PLAN A R C H I T F"-T 16 PLAN - P1 17 PLAN -GROUND FLOOR STUDIO MENG STRAZZARA 18 PLAN - L2 CHRIS DAVIDSON 19 PLAN - L3 20 PLAN - L4 CDavidson@studioms.com 21 PLAN - ROOF (206) 587-3797 22 SITE SECTIONS 25 BUILDING SECTION 26 BUILDING ELEVATION - NORTH LANDSCAPE 27 BUILDING ELEVATION - SOUTH 28 BUILDING ELEVATION - EAST THOMAS RENGSTORF ASSOCIATES 29 BUILDING ELEVATION -WEST FORREST JAMMER 30 PERSPECTIVE #1 31 PERSPECTIVE #2 FJammer@TRengstorf.com 32 PERSPECTIVE #3 (206) 682-7562 33 PERSPECTIVE #4 34 PERSPECTIVE #5 35 PERSPECTIVE #6 CIVIL SITE 36 PERSPECTIVE #7 37 PERSPECTIVE #8 PA C L A N D 38 EXTERIOR MATERIALS 39 APPENDIX BILL FORTUNATO bfortunato@pacland.com (206) 522-9510 ELECTRICAL EMERALD CITY ENGINEERS, INC. MOSAAB ZAKA mzaki@emeraldcityeng.com (425) 741-1200 WESTGATE - EDMONDS, WA I ADB REVIEW 1 03/31/2017 HENBART LLC Attac ment 2 4 gom Stud'CM' ENG STRAZZAR Packet Pg. 48 6.1.a PROJECT NARRATIVE The proposed project at 10032 Edmonds Way is the first new Mixed Use development in the newly created Westgate district. The current design reflects the City's desire to create a vibrant walkable center at the intersection of Edmonds Way and 100 Ave. West. The design includes approximately 59,100 square feet of multi -family residential (91 units), 3,100 square feet of retail space,10,360 square feet of underground structured parking (35 stalls), 2,560 square feet of open -to -air on -grade structure parking (35 stalls), and 26,100 square feet of on -grade surface parking (71 stalls). The overall height and massing of the project conforms to the city zone requirements and allows for a large public plaza presented to the street front. The building has been tucked back to merge with the steep slopes to the south of the property. The proposed building complements the Westgate area as a whole. The project employs materials and landscape palettes which are analogous to the surrounding development, while providing a unique identity as encouraged in the City's Design Guidelines. Contextual cues are derived from existing commercial and residential buildings found at along Edmonds Way. What is now an empty retail pad and patchwork remain of an old building foundation will now be a clean, well landscaped retail amenity within easy reach of both the new tenants, as well as the neighborhood at large. The proposed project, with it's colors, materials and Northwestern Style influence, meets the intent of the Urban Design General Objectives within the Edmonds Comprehensive Plan. The following attached exhibits illustrate the finer points of the design criteria conformance. WESTGATE - EDMONDS, WA I ADB REVIEW 1 03/31/2017 HENBART PLC Attac ment 2 Stud'CM' ENG STRAZZ, Packet Pg. 49 PROJECT INFO 6.1.a Q N N Q l7 z w 0 0 Ln 0 N 0 UNIT MATRIX UNITTYPE ASF TOTAL UNITS STUDIO URBAN 1 485 40 24 577 1-BR 636 19 1-BR + DEN 750 03 2-BR 865 05 TOTAL 91 RETAIL SF MATRIX TOTAL EXISTING TO REMAIN RETAIL 1 15,000 RETAIL 2 6,000 PROPOSED RETAIL 3 2,000 RETAIL 4 1,100 TOTAL SF UNIT % 44 ✓ 26 ✓ 21 ✓ 03 Vol 06 ✓ OTAL 100 ECDC 22.110.030.D 70% of residential units need be under 900 SF PARKING MATRIX ECDC 16.110.020.D.2 RESIDENTIAL PARKING: UNIT TYPE UNIT TOTAL ASF STANDARD TOTAL STUDIO URBAN 1 40 485 1.2 stall/unit 1.2 stall/unit 48 24 577 29 23 1-BR 19 636 1.2 stall/unit 1-BR + DEN 03 750 1.2 stall/unit 04 2-BR 05 865 1.2 stall/unit 06 TOTAL REQUIRED TOTAL PROPOSED 110 133 ECDC 16.110.020.D.1 RETAIL PARKING: RETAIL # SF STANDARD TOTAL 1 15,000 15,000 x (1:400) 37.5 2 6,000 6,000 x (1:400) 15 3 2,000 2,000 x (1:400) 5 4 1,100 1,100 x (1:400) 3 TOTAL REQUIRED TOTAL PROPOSE 61 ECDC 16.110.020.D PROJECT PARKING: TOTAL REQUIRED RESIDENTIAL + RETAIL 171 7 TOTAL PROPOSED RESIDENTIAL + RETAIL 194 SHARED PARKING: TOTAL PROPOSED 28 PROJECT PARKING WITH SHARED SPACES: TOTAL PROPOSED RESIDENTIAL + RETAIL + SHARED 222 Vol N M 0 0 CD .3 m a� Cn x a� a� �a a� r a� as N 0 a 0 0 a� m a� x a N N O c as E a 3 0 Q. a� m Cn le Ln 0 O O T O N Z J a. c a) E a WESTGATE - EDMONDS, WA I ADB REVIEW 1 03/31/2017 HENBART LI.0 Attac ment 2 Stud'CM' ENG STRAZZAR Packet Pg. 50 PROJECT INFO CITY PROJECT NUMBER: PRE-2016-0003 7Pq ADDRESS: 100 Ave. W. & Edmonds Way (SR-104), Edmonds, WA 98020 PARCELS: 00610700200600, 00610700200601, 00610700200701, 00610700200702 Portions of Parcel A & Parcel B with a Lot Line Adjustment LOT SIZE: +/- 56,047 SF (+/- 1.29 Acres) ZONING: WMU (Westgate Mixed -Use District) ECDC 16.110 PERMITTED USES: Primary Use/Proposed ECDC 16.110.010.A 1. Multiple Dwelling Unit(s) 2. Retail stores of sales Secondary Uses/Proposed 1. Off-street parking and loading areas to serve a permitted use BUILDINGTYPE: Commercial Mixed -Use ECDC 22.110.010.D MAX BLDG HT: 45'with four stories from finish grade at the street front of SR-104v/ ECDC 22.110.010.13 + ECDC 22.110.090 GBP or LEED SILVER: Built Green 4-5 Rating OR LEED Silver✓ ECDC 22.110.090 SETBACKS: 16'from SR-104v/ ECDC 116.11110.020.13.2 AMENITY SPACE: REQUIRED: 20% of lot size = [(+/- 56,047 SF) x 20% = 11,209 SF] PROPOSED: 11,245 SF ECDC 22.110.070.0 OPEN SPACE: REQUIRED: 15% of lot size = [(+/- 56,047 SF) x 15% = 8,407 SF] PROPOSED: 8,419 SF V ECDC 22.110.070.D PARKING: Retail (1 stall : 400 SF of retail) ECDC 16.110.020.D.1 REQUIRED = (2,000 SF + 6,000 SF + 15,000 SF+ 1,100 SF) / 400 = 61 stalls PROPOSED= 89 stalls Residential (1.2 : >900 SF unit) ECDC 16.110.020.D.2 REQUIRED = 91 units x 1.2 = 110 stalls PROPOSED = 133 stalls ✓ WESTGATE - EDMONDS, WA 1 ADB REVIEW 1 03/31/2017 HENBART LLC Attac ment 2 4k M1. 94M Stud'CM' ENG STRAZZAR Packet Pg. 51 HEIGHT BONUS PER ECDC 22.110.090 - Height Bonus PER ECDC 22.110.090 - Height Bonus In order to obtain the height bonus for projects in eligible areas, the propposal must obtain eight points from the height bonus score sheet, with at least one point in each of at least four different scoring categories. HEIGHT BONUS SCORE SHEET TOTAL TOTAL GBP or LEED Silver 1 Green Factor 2 Amenity Space 2 Miscellaneous 3 Large Format Retail Space - TOTAL 8 1 ST category - 2nd category 3 rd category Vol 4 th category J > 8 points vol L��' P.9! El 7qu Credit 2 q:jlit p 4. AF,�iR: �- !.F. - LEED Cold or Evergreen Sustainable Development Rating Credit 3 Passive House StanclarcULEED Platinum Rating 4 Credit 4 Living Building S Green Factor (paints are rV additive) Faints Required Green Factor Score 0.3 Required El Credit -- Green Factor Score 0.4 2 Credit 2 Green Factor Score 0.5 Credit 3 Green Factor Score 0.5 4 Credit 4 Green Factor Score .20.7 5 Ani,enity Space (points are (v additive) Points Required FerceffWe offAmenity Space Required El Credit -- F erc entage of Am enity, Space 20�--'} 2 Credit 2 Percentage off Am enib) Space 25% 3 Credit 3 Ferceilam of Amenit.- Space 4 Miscellaneous (points are additive} PW" Required 1-i1eet Street Standards Incl. Biker*ay and Pedestrian Networks Required Credit Car -Share IF arki ng. 3 Provide Minimum 2 Spaces EJ Credit 2 Charging Facility for Electric Cars. Provide Minimum 4 Spaces 1 El Credit 3 lndoor;Covered Bicycle Storage and Indoor Changing Facilities 1 ❑ Credit 4 FLiblic Art Integrated into ProvicleclAmenity Space 1 Large Format Retail Space Zi Credit I Development Contains One or More Retail Spaces >1,5.W0 sf I See kxatiGn al r&q u iremerits for extra floor bonus in ECDC =-2. 11 Q. D91). 2 'Required' means required for all -d evelopment. wh &th er seaking a height ban as or not. 3 -Car-share` parking refers to parking for veh ic les th at are rented by the hour Dr portion of a day. FIA V-1 IVA WESTGATE - EDMONDS, WA I ADB REVIEW 1 03/31/2017 IqHENBART LLC M Attac ent 2 T 1) A AND stud'OMENG -- r STRAZZ� F Packet Pg. 52 HEIGHT BONUS Q Q N N Q z H l7 Z w 5- 0 0 Ln 0 N HEIGHT BONUS SCORE SHEET POINTS Green Factor Score Sheet S FA T' I.1-' Project title: Westgate Edmonds enter sq ft of parcel Parcel size (enter this value first) ' 56,647 SCORE 0.408 Landscape Elements- Totals from GF worksheet Factor Total A Landscaped areas (select one of the following for each area) enter sq it 1 Landscaped areas with a soil depth of less than 24" 1 1294 0.1 129 enter sq it 2 Landscaped areas with a soil depth of 24" or greater 1 4309 0.6 2,585.4 enter sq it 3 Bioretention facilities 1 650 1.0 650.0 B Plantings (credit for plants in landscaped areas from Section A) enter sq ft i Mulch, ground covers, or other plants less than 2' tall at maturity 1 1437 0.1 144 enter number of plants 2 Shrubs or perennials 2'+ at maturity - calculated 838 10056 0.3 3,017 at 12 sq ft per plant (typically planted no closer than 18" on center) enter number of plants 3 Tree canopy for "small trees" or equivalent 1 16 1200 0.3 360 (canopy spread 8' to 15) - calculated at 75 sq ft per tree enter number of plants 4 Tree canopy for "small/medium trees" or equivalent 0 1350 0.3 405.0 (canopy spread 16' to 20') - calculated at 150 sq ft per tree enter number of plants 5 Tree canopy for "medium/large trees" or equivalent 0 500 0.4 200.0 (canopy spread of 21' to 26) - calculated at 250 sq ft per tree enter number of plants 6 Tree canopy for "large trees" or equivalent © 2100 0.4 840.0 (canopy spread of 26' to 30') - calculated at 350 sq ft per tree enter inches DBH 7 Tree canopy for preservation of large existing trees 1 700 14000 0.8 11,200.0 with trunks 6"+ in diameter - calculated at 20 sq ft per inch diameter C Green roofs enter sq it i Over at least 2" and less than 4" of growth medium 0 0.4 enter sq it 2 Over at least 4" of growth medium 0 0.7 - enter sq it D Vegetated walls 160 0.7 112.0 enter sq it E Approved water features 0 0.7 - F Permeable paving enter sq it t Permeable paving over at least 6" and less than 24" of soil or gravel 1 11286 0.2 2,257.2 enter sq 1t 2 Permeable paving over at least 24" of soil or gravel 0 0.5 - enter sq 1t G Structural soil systems 0 0.2 sub -total of sq ft = 48,342 H Bonuses enter sq it 1 Drought -tolerant or native plant species 5603 0.1 560.3 enter sq it 2 Landscaped areas where at least 50% of annual irrigation needs are met 0 0.2 - through the use of harvested rainwater enter sq It 3 Landscaping visible to passersby from adjacent 4,006 0.1 401 public right of way or public open spaces enter sq It 4 Landscaping in food cultivation 0 0.1 - Green Factor numerator= 22,860 PER ECDC 22.110.090 - Height Bonus Green Factor Score 0.4 (2 points) PER ECDC 22.110.090 - Height Bonus Percentage ofAmenity Space 20% (2 points) WESTGATE - EDMONDS, WA I ADB REVIEW 1 03/31/2017 HENBART LLC Attac ment 2 studio _ +� = � � MENG STRAZZ� I Packet Pg. 53 6.1.a Page left intentionally blank. WESTGATE - EDMONDS, WA I ADB REVIEW 1 03/31/2017 HENBART LLC Attac ment 2 4i-2 MI. 94m Stud'CM' ENG STRAZZAR Packet Pg. 54 s. f 7 Ow a retail entry & existing c b Amenity Space entry& existing curb cut . . . . . . .... ry Z, rest-u d sXr,�~retaining wall side of site JIM iew to sile ,IbFoking west from neighbors f retail entry & existing curb cut HENBART LLC 2A A, M" 94M C Ment 2 CONTEXT BOUNDARY LINE ADJUSTMENT O " � �� l '0 loll GRAPHIC SCALE L_1200' 50' r00' _ PARCEL A PARCEL B NEW PL 14 w a. w WMU Westgate Mixed -Use ZONING Kj ................................ RS-8 Single Family, 8,000 SF lots GRAPHICSCALE 0'�50' �100' 200' ---------- ReZones P IL Park WESTGATE - EDMONDS, WA 1 AD13 REVIEW 1 03/31/2017 'R HENBART LLC Attac ment 2 W 4 1 r) stud'CMENG STRAZZARI Packet Pg. 56 CONTEXT lqplr Ilk - ------------ \��\ ------------- Ll pr I IF---------- RESIDENTIAL RETAIL OFFICE PL USE MAP I zloq�' 1�� 0\'- \ ,nlkv 0 Yly L—----1200' 50' r00' _ '10 PL PHOTO MONTAGE KEY 0'�50' �100' 200' WESTGATE - EDMONDS, WA I ADB REVIEW 1 03/31/2017 Atta9HENBART LLC cment 2 W 4k ml. gom stud'CM'ENG 1 1 STRAZZARd Packet Pg. 57 PHOTO MONTAGE A lqw ACROSS FROM PROJECT SITE WESTGATE - EDMONDS, WA I ADB REVIEW 1 03/31/2017 FACING PROJECT SITE HENBART PLC Attac ment 2 t mw N M O O r r fC a1 C �3 m N R d X_ t4 r R � o N - d O to O Q O L Q O a� c m x a N N +! O N C d E t V w a L NN� cn Lo O O O .L� B� ` N A Z J a c m E t GRAPHICSCALE io 0o zoo' b ram+ +r Stud'CM' ENG STRAZZAR/ Packet Pg. 58 6.1.a PHOTO MONTAGE • ACROSS FROM PROJECT SITE 1 1 61 13 FACING PROJECT SITE 1 1 D c GRAPHIC SCALE 10 00 200' Chi Q WESTGATE - EDMONDS, WA I ADB REVIEW 1 03/31/2017 HENBART LLC studioMENG STRAZZAR Packet Pg. 59 Attac ment 2 PARKING PLAN 6.1.a 04) SPY 15R, EpMON (10504 ) -------------- --- ne \ \ I �undLt PdrKuiy / (ABOVE) r------ — I ---------�. I I / I / 941 G OGF<<,l2 PROJECT PL (ABOVE) / 0' 110' PARKING KEY RESID - 133 stalls prov'd ECDC 16.110.020.D.2 (35 below -grade shown) KEY SECTION L4 L3 L2 GRAPHICSCALE 50' 100' 200' b N M O O T CD .3 m m cn R a� a� �a a� r a� m m N 0 a 0 a c 0 a� c m am 0 IL N N O N N C d L a 0 d 0= m cn v Ln 0 0 W 0 N Z J a. am t 0 a WESTGATE - EDMONDS, WA 1 ADB REVIEW 1 03/31/2017 HENBART PLC Attac ment 2 Stud'CM' ENG STRAZZ� Packet Pg. 60 PARKING PLAN 0 RETAIL #3 - / Y (5R 1O4) MONpS SIP E� I BIKE TOM( RAMP RETAIL#4- 1,100 SF F------- — — ----------- —------------J PROJECT PL O I � WESTGATE - EDMONDS, WA 1 ADB REVIEW 1 03/31/2017 HENBART LLC Attac ment 2 PARKING KEY RETAIL #1- 37.5 stalls req'd 38 stalls prov'd RETAIL #2 - 15 stall req d 15 stalls prov'd RETAIL#3- 5stalls regd 5 stal Is prov d RETAIL #4 - 3 stalls req'd 3 stalls prov'd RESID - 110 stalls req'd 133 stalls prov'd (98 on -grade shown) ■ SHARED - 28 stalls prov'd E EXISTING -TO -REMAIN N M O O ECDC 16.110.020.D.1 r O ECDC 16.110.020.D.1 3 00 ECDC 16.110.020.D.1 y ECDC 16.110.020.D.1 x_ ECDC 16.110.020.D.2 ca a� ECDC 22.110.050.C.1.1 t m m O a PROGRAM KEY O ■ RETAIL #1 - 15,000 SF m ■ m RETAIL #2 - 6,000 SF> \\ .2 = a N N 0 N C as KEY SECTION 3 L4 Q. L3 (D L2 tr_ L1cn ;a Ln 0 O O 0 N GRAPHIC SCALE a 0' 10' S0 100' 200' a) m E t a StudIC'MENG STRAZZ� Packet Pg. 61 RETAIL #3 - 2,000 SF ■ RETAIL #4 - 1,100 SF PLAN - P1 6.1.a 0' 15' 110' 125' GRAPHIC SCALE 50' 1100' PROGRAM KEY PARKING - RESIDENTIAL CIRCULATION CORES UTILITY STORAGE KEY SECTION L4 L3 L2 j N M O O T CD c 00 m cn R a� x a� a� ca a� a� m m N O O_ O Q C O C m d 7 a N N O Flk WESTGATE - EDMONDS, WA 1 ADB REVIEW 1 03/31/2017 HENBART LL_c Attac ment 2 U-1 _ l l Stud'CM' ENG STRAZZ� Packet Pg. 62 PLAN - GROUND FLOOR AMENITY SPACE #1- PLAZA = 3,540 SF PER ECDC 22.110.070.0 c N o 0 -- - - - - - - - - - -- � a .........--- CC > W cr Cp Y z~- N N a O Z N a N p iV p oe o �EEp rn OpQ MI6^ C p W OPEN SPACE = 8,419 SF PER ECDC 22.110.070.D.3 PER ECDC 22.110.070.D.2 PRIMARY FRONTAGE PER ECDC 22.110.020.13 SHOPFRONT PER ECDC 22.110.020.E [ORD 3993 2 (EXH. 2), 20151 I WESTGATE - EDMONDS, WA 1 ADB REVIEW DMONDS WAY (SR-104) E � PROGRAM KEY o a o FINISH GRADE @ RETAIL r STREET FRONT EXISTING DRIVEWAY +38' 0" C 10" CD AMENITY D ♦ : CIRCULATION CORES m 1n �, +317-6� ........ 1.......... � � r �'. � ` � � PARKING -RESIDENTIAL a) INN N a ��i— ��• �� ♦ X �'oT0 (,gym � �♦ �� . ., N A T z A �r •: ti ♦♦ PARKING-RETAIL#3 L o y N m< �F Lf ' ' o •` i • �% - 9�0 c'- PARKING-RETAIL#4 ..... .................� W O- 7• ♦ A PARKING - SHARED N MENITYSPACt IZA=7,9. PER E 710.070.( STORAGE o { C � ♦ a� _ BLIC ART ♦ UTILITY C ♦ � • ;PER ECDC 22.110.090 MISC. o 3BY,,F A9 r 1 AMENITY SPACE #1- PLAZA = 3,315 SF a) 'PFEl 02�g9F2 Q Q��N: AMENITY SPACE #2 PLAZA = 7,930 SF 1��o T9q 1 2A _0 - (3,315) + (7,930)=11,245 SF ��o y�F u • • • • 1 11,245 SF > 11,209 SF = �� ; • Where 11,209 is 20% of Lot Size .2 F•6� AL ENTRY • � � � • � �Gj --- BIKE CDa2., 10.0,D�;1 ... . % • / STO AGE '1�oOISF o �•. �t•��f �✓ PER ECDC22.110.070.0 Ili o '1 t `C CN BIKE STORAGE& • • • �,... • '(l • , N INDOOR CHANGING FACILITIES t� El OPEN SPACE =8,419 SF o PER ECK 22.110.090 MISC. _ v RAMP 8,419 > 8,407 rn TP r +317' 0 4 \ WHERE 8,407 is 15% of Lot Size PER ECDC 22.110.070.D.3 PER ECDC 22.110.070.D.2 BUILDING ABOVE —►I Q 8�- 0"TYR C C C C C C C JBUILDING BOVE Q. 2 — — — — — — — �: 20 D KEY SECTION +324'-O" Ln cn � o L4 co \ L3 0 L2 N Z \ L1 J c E t a 03/31/2017 HENBART LLC Attac ment 2 Stud'CM' ENG STRAZZAR Packet Pg. 63 PLAN - L2 0 0' S' 10' WESTGATE - EDMONDS, WA 1 ADB REVIEW 1 03/31/2017 HENBART LLC Attac ment 2 4k ml. gom PROGRAM KEY N M O O STUDIO r 1 BED 3 00 1 BED +DEN U) 2 BED a� x URBAN ONE ca CIRCULATION CORES > a� r UTILITY N m ■ TERRACE m N O O_ O L Q r- O �L m a) 2 0 3 a N N O N N r C d L V Q t 3 0 Q. a� KEY SECTION Cn le Lo O L4 L3 0 L2 Z Ll Ll m E t a Stud'CM' ENG 10 STRAZZAR Packet Pg. 64 PLAN - L3 Q Q N N Q z z O 0 Ln 0 N 0' S' 10' GRAPHIC SCALE 25' 50' I100' WESTGATE - EDMONDS, WA 1 ADB REVIEW 1 03/31/2017 HENBART LL_C Attac ment 2 W_r4 PROGRAM KEY N M O O STUDIO r 1 BED 00 1 BED +DEN U) R 2 BED 'a a) x URBAN ONE O ca CIRCULATION CORES a� r UTILITY N m TERRACE y O O / .., Q C O �L m a) 2 c.i a N N O N N C d L V Q t 3 0 Q. a� 0= KEY SECTION Cn le Lo 0 L4 Co L3 0 L2 Z a am E t a studio ' MENG STRAZZAR Packet Pg. 65 PLAN - L4 0 GRAPHIC SCALE 0' S' 10' 25' 50' 100' PROGRAM KEY N M O O STUDIO r 1 BED 3 00 1 BED +DEN U) R 2 BED a� x URBAN ONE O ca CIRCULATION CORES a� r UTILITY N m TERRACE m N O O_ AMENITY o CL c O c �L m a) 2 0 3 a N N O N N r C d L V Q t 3 0 Q. a� KEY SECTION Cn le Lo O L4 L3 0 L2 Z Ll d E t t,1 cv a WESTGATE - EDMONDS, WA 1 ADB REVIEW 1 03/31/2017 HENBART LLC Attac ment 2 W_r4 studio ' MENG STRAZZAR Packet Pg. 66 PLAN - ROOF 6.1.a 0 0' 15' 110' 25' 50' GRAPHIC SCALE 100' PROGRAM KEY N M O O T CD r- K-1 M:3 W m R CK C i r N O O_ O L Q O �L m 2 c.i a N N O N Q KEY SECTION Cn le Lo O O L4 B 0 L2 Z Ll IL m E t a WESTGATE - EDMONDS, WA I ADB REVIEW 1 03/31/2017 HENBART LLC Attac ment 2 4k ml. gom Stud'CM' ENG STRAZZAR Packet Pg. 67 SITE SECTION • SECTION GRAPHIC SCALE 0' S 10' 25' EXISTING TREES AND VEGETATION TO REMAIN x r• R r 4 IL IL +387'-0" RIDGEL +387' 0" RIDGELINE O CL • s -. - T - 01 +361'MAX ALLOWABLE HEIGHT , I - +361' MAX ALLOW. HT. fC RESIDENTAL EXISTING STREET TREES 2 RESIDENTIAL COMMUNITY RESIDENTIAL r (BEYOND) V +348'-4" L4 h UNIT SPACE UNIT +348'-4" 44 RETAINING RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL �C . .... a +338'-8" L3 WALL UNIT UNIT UNIT UNIT +338'-8" L .. . ' . N RESIDENTIAL RESIDENTIAL RESIDENTIAL RESIDENTIAL ti N +329'-0" L2 I UNIT UNIT UNIT UNIT +329' 0" L2 N ------------------------------------------------------------ .� COMMERCIAL +316'-0" L1 I P _ 3 „ L ---------- d - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - - i r r r r r r r r r r r r r r r r r r r r r r PARKING BEYOND j I I t r� —• U CL cL CL w OPEN SPACE OPEN-AIR PARKING AMENITY SPACE #2 - PLAZA Q 2-LANES SR 104 2-LANES PER ECDC 22.110.070.D.3 PER ECDC22.110.070.CHEADING SOUTH (EDMONDS WAY) HEADING SOUTH w PER ECDC 22.110.070.D1 PROPOSEDTREES & LANDSCAPE ON SITE •� I I L O . sZ O t cn ¢ SECTION DIAGRAMS HAVE BEEN PRODUCED BY COMBINING INFORMATION FROM SEVERAL SOURCES INCLUDING SURVEYS & TECHNICAL DRAWING DOCUMENTS, I ¢ ONLINE MAPPING SERVICES, DIGITAL MODELS, AND RELATED DOCUMENTS. THIS SAMPLE OF SCHEMATIC DRAWINGS IS NOT INTENDED FOR CONSTRUCTION, BUT c N N FOR DIALOGUE ONLY. FSR-104� r � o v~i N O E t KEY PLAN N Q WESTGATE - EDMONDS, WA 1 ADB REVIEW 1 03/31/2017 HENBART PLC studio f� MENG STRAZZAkr F Packet Pg. 68 Attac ment 2 r GRAPHIC SCALE 0' S' 10' EXISTING TREES AND VEGETATION TO REMA _ .�, - —r.F :fir- r.:�•..r—.��-r�•a�; ��-s ; EXISTING SINGLE-FAMILY RESIDENCE a,. •� P IL �p jj tit ` L Its 4 its -,;.- - - I +384'-0" RIDGELINE +361'MAXALLOWABLEHEIGHT RESIDENTIAL RESIDENTIAL RESIDENTIAL UNIT +348'-4" L4 h ---------------------------- -,------- -- -- -- -------,- CORRIDOR UNIT - I RESIDENTIAL UNIT RESIDENTIAL RESIDENTIAL +338'-8" L3 ............................................... ..... CORRIDOR UNIT RETAINING WALL RESIDENTIAL UNIT RESIDENTIAL RESIDENTIAL +329'-0" L2 ---------------------------- ---------------------------- --- I -- - - - - - -- -- -- - CORRIDOR UNIT LOBBY UTILITY +316' 0" L1 , PARKING BEYOND OPEN SPACE OPEN-AIR PARKING PER ECDC 22.110.070.D.3 PER ECDC 22.110.070.D.2 SECTION DIAGRAMS HAVE BEEN PRODUCED BY COMBINING INFORMATION FROM SEVERAL SOURCES INCLUDING SURVEYS & TECHNICAL DRAWING DOCUMENTS, ONLINE MAPPING SERVICES, DIGITAL MODELS, AND RELATED DOCUMENTS. THIS SAMPLE OF SCHEMATIC DRAWINGS IS NOT INTENDED FOR CONSTRUCTION, BUT FOR DIALOGUE ONLY. SITE cECTION SECTION 25' +361' MAX ALLOW. HT. RESIDENTIAL COMMUNTY SPACE ft�� +348'-4" L4 sue_ 8 RESIDENTIAL UNIT1.1 ..+338' 8" L3 RESIDENTIAL UNIT I ---- +329'O"L2 ....- • - F � - '''` it COMMERCIAL PARKING BEYOND i AMENITY SPACE #1-PLAZA PER ECDC 22.110.070.0 +316' 0" L1 I I I C C C L L L 2-LANES SR-104 2-LANES HEADING SOUTH (EDMONDS WAY) HEADING SOUTH QFC GROCERERY -—SR-104---)p- lw \-I- Ilk KEY PLAN N M O 0 r r RS cn C m N R d x a� as O R d cn O Q O Q c O C d a N N 0 N c d E t v �a a w O O LSS cn Lo 0 O m 0 N Z J d r c d t u a a WESTGATE - EDMONDS, WA 1 ADB REVIEW 1 03/31/2017 HENBART PLC Attac ment 2 1 Stud'OMENG STRAZZAkr Packet Pg. 69 6.1.a Page left intentionally blank. WESTGATE - EDMONDS, WA I ADB REVIEW 1 03/31/2017 HENBART LLC Attac ment 2 4i-2 MI. 94m Stud'CM' ENG STRAZZAR Packet Pg. 70 BUILDING SECTION Q Q N N H z 0 0 Ln 0 N 0 L 10'-01, L IL 10'SETBACK ' @ FOURTH STORY PER ECDC 22.110.090 --------------------------- T.O.S. BLDG > 30' before PRKG @ GRADE PER ECDC 22.110.050.C.g m - - - - - - - - - - - - - - - - - -I .. i 0 ' 1 LL 00 LL � LL Op LL m L3 LL _i LL L2 U- O L.l_ M L1 CL 2 LANES HEADING SOUTH PED. USE ' EASEMENT 16'-0" 16'from SR-104 PER ECDC 16.110.020.13.2 AMENITY SPACE #1-PLAZA PER ECDC 22.110.070.0 5' LL O LL 00 P1 10' O r— i 4- Lu Lu ry- m � 6/i 0 r � o z a o 0 0 N LLB f'V Q c'V W V 0 LJ W � W 0 W .............. z LL W t„ V I �m i. CL SR-104 (EDMONDS WAY) N M O O CD c .3 m a� cn D a� x a� a� ca a� N d N N O a � Q ¢ 0 �� L z o ¢ o Lu O m N C •� V V z o d En = d � a N N co N N C L V !. l0 a O CL 2 LANES HEADING NORTH cn Iq Lo O O co T O N Z IL GRAPHIC SCALE m �20' KEY PLAN a WESTGATE - EDMONDS, WA 1 ADB REVIEW 1 03/31/2017 HENBART PLC Attac ment 2 U-14 _ l l Stud'CM' ENG STRAZZAkr Packet Pg. 71 BUILDING ELEVATION ' NORTH 6.1.a N N z H l7 Z O r) N 0 N GRAPHIC SCALE NORTH ELEVATION 0 s' 10 25' 10'SETBACK P @ FOURTH STORY P L PER ■ L � ECDC 22.110.090 i 10' ' ANGLED FACADE i E <60' 10, 3' L 26' L 12' L 23' 22' L 34' L 30' L 5' L 34' L 17' 5' L PER a E ECDC 22.110.015.A.1.L w ! �-------------------- -------------------------------- -------------------------------------------- :--------------------------------------- -------------------------------- --- : --.--------- ti- ------ -- -- -- --- O 00 LL: W L4 -------------- 00 Li 3 I r LL el� L t ..: Lu op LL: " - RETAINING WALL -- -- — BEYOND o •. RETAININGWALL PARKING PARKING BEYOND OPEN TO AIR PARKING -------------------------------------------------------------------------------------------------------- -- BEYOND P1------------------------------------------------------------------=-------------------- 16'-0" 32'-6" 16'from SR-104 BLDG > 30' before PRKG OPEN SPACE PER ECDC PER ECDC PROTECTED STEEP SLOPE 16.110.020.61 22.110.050.C.g PER ECDC 22.110.070.D.3 PER ECDC 22.110.070.D.2 SECONDARY FRONTAGE PER ECDC 22.110.020.E Ir SHOPFRONT PER ECDC 22.110.020.13 [ORD 3993 2 (EXH. 2), 20151 AMENITY SPACE #1-PLAZA PER ECDC 22.110.070.0 -*-- SR-104--o- KEY PLAN 40 N M 0 o_ am c 00 N N R N x a� O1 ca N N d N rn O a O a C O m d 2 7 (L N N O rn c as E: t m a �3 O om N Q' to U) Lo O O w 0 N Z J d r C d t V a a WESTGATE - EDMONDS, WA 1 ADB REVIEW 03/31/2017 HENBART PLC Attac ment 2 Stud'CM' ENG STRAZZAkr Packet Pg. 72 BUILDING ELEVATION - SOUTH N N z z O r) Ln 0 N 2 SOUTH ELEVATION GRAPHIC SCALE 0, 5 10 25' 10'SETBACK @ FOURTH STORY PL PER PL i <60' ECDC22.110.090 i PER = ANGLED FACADE 10' ECDC 22.110.015.A.1.c L 16' L 46' f , 16' f , 7' 9' L 34' L 6' L 14' L 26' L 3' L 10' OPEN SPACE PROTECTED STEEP SLOPE PER ECDC 22.110.070.D.3 PER ECDC 22.110.070.D.2 AMENITY SPACE #2 PLAZA PER ECDC 22.110.070.0 SECONDARY FRONTAGE 16_0 L PER ECDC 22.110.020.13 SHOPFRONT 16'from SR-104 PER ECDC 22.110.020.13 PER ECDC [ORD 3993 2 (EXH. 2), 20151 16.110.020.13.2 AMENITY SPACE #1 PLAZA PER ECDC 22.110.070.0 F SR-104 ---)P- 2 KEY PLAN WESTGATE - EDMONDS, WA 1 ADB REVIEW 1 03/31/2017 HENBART LLC Attac ment 2 �r'" studioMENG Ail it = 1 � STRAZZAkr Packet Pg. 73 6.1.a BUILDING ELEVATION - EAST _ GRAPHIC SCALE N EAST ELEVATION 5' 10 25 CD r c �a RIDGELINEOF — o PROTECTED STEEP SLOPE m (BEYOND) \ °D —1— — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — —-———————————————————————————— — — — — —— a) x_ IL IL --------------------------------------------------------------------------------------------------------------------------------!------------------------------------------------------------------------------------------------------------------------------- - i SW AMENITY SPACE #2 ENTRY SW PARKING ENTRY 'WESTGATE VILLAGE' DRIVEWAY EXISTING ENTRY STRUCTURE AMENITY SPACE #2 BEYOND Q PLAZA Q PER ECDC 22.110.070.0 COMM ENTRY : COMM ENTRY PER ECDC t -,� PER ECDC t 22.110.010.D.7.b.iii PRIMARYFRONTAGE 22.1]HI 0.D.7.b.iii � PER ECDC 22.110.020.E SHOPFRONT PER ECDC 22.110.020.B[ORD 3993 2 (EXH. 2), 20151 AMENITY SPACE#1 PLAZA PER ECDC 22.110.070.0 KEY PLAN a WESTGATE - EDMONDS, WA 1 ADB REVIEW 1 03/31/2017 HENBART LLC Attac ment 2 :i Stud'CM' ENG STRAZZAkr Packet Pg. 74 BUILDING ELEVATION 4 WEST ELEVATION CD GRAPHIC SCALE 04 PROTECTEDO. �CD .. FRONT) — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — /— — — — — — — — — — — - R ,0 FACADEPER x tm CD ■j�CD �► ' ',� ► ► •� - -'�. ► r .■ ' ■ ■ ■ ■� ICI �I ■ 11 ■ 1 11 f■ I■ 1 ■ 1 ■ 11 ■ f1111 ■1111■ II■I Ilil ICI ■flll■CL op u- ��I ■ �1 ■ 1 i 1 l■ I 1 i 1 ■ 11 ■. , II»I ■1111■ I■II I■II I■I �II� I�! LU .. :. _�I ■ 11 ■ ��[ �1■■[■ ■■ L �1 ■i ■ iillf■�®i■t��lillll■I[�� ■1111■ ®lll�li■1[■[I■11■ill■II■II■11■I�■Ifi I!■!I■ice■�■ ■!� It. _. - - �-� • ` �� � RETAINING WALL - - ..•aJ.. . �� . iir.. .f .�.. ..�. Fes.. �; � , �. � . �.. ,_�. a. ,.rt. . i.. .�. �. .i.. 1.. PARKING 0 00 0. CD OPEN SPACE PROTECTED„STEEP �, - FRONT 04 PER ECDC 0.00i KEY Ln LAN WESTGATE EDMONDS, WA AD13 • q :� a:IM • ♦ ♦ ' HENBART LLC 'J w__ 41 AiR �■ fI��Q� .. ,' �, oil mols Eli v Nv__ C-01 . r'R �..,Y - R _�• 'MEN 91110 1. 'lfil_! s �11�.. �ul� ■�'�'r��'t � I■ 1 - .•� f_-'--:.;�,, �.., .�_. i ��,'� NJ EL9 '�A!l III oil, ��>illill omit ZONE llr� IN�fefiuAwl I fla IFu MIt A Ill A I I 7g" III oil go Is Sri" RNA 1111 'W. 1 rk Alw NOR pi ml f PERSPECTIVE #2 1 retail #4 and plaza amenity space # 1 along Edmonds Way 6.1.a 22.110.090 Height Bonus When a fourth story is proposed in a building, the fourth story must be stepped back at least 10 feet from a building facade facing SR 104 or 100th Avenue W. l r� r 22.110.015.A.3.a Design Treatments Ground floor, street -facing facades of commercial and mixed -use buildings shall incorporate at least five of the following elements: viii. Transom or clerestory windows 22.110.010.D.7.b.iii BuildingType, The entry to each ground floor commercial space shall be directly from and face the street or sidewalk -—SR-104—o- KEY PLAN WESTGATE - EDMONDS, WA 1 ADB REVIEW 03/31/2017 HENBART I_I_C Attac ment 2 _1 i. ,!qm Stud'O'MENG STRAZZAR Packet Pg. 77 w. 44 010 WO. L9 P; Fmi - Or r3l lo 4*. x Z Ji T' Dj ml [" HENBART LLC 40 Ilk )doll q, Ilk ft. �- is UFO, LUM "40 v V;iN CJV --ff 10 arA�' .1, lk Ake w i ll WZ 6 lit Alt A4 r It, IF V� 04 pi wt 1:1 TPA PERSPECTIVE #5 1 building entry pathway from sidewalk 6.1.a 22.110.015.A.3.a Design Treatments Ground floor, street -facing facades of commercial and mixed -use buildings shall incorporate at least five of the following elements: iv. Plinths for columns 22.110.015.A.2.b.ii •Design Treatments Entrances to buildings shall be visible from the street and shall be given a visually distinct architectural expression by one or more of the following elements: i. Higher bay(s) 22.110.015.A.3.a Design Treatments Ground floor, street -facing facades of commercial and mixed -use buildings shall incorporate at least five of the following elements v. Bulkhead for storefront window 22.110.015.A.3.a Design Treatments Ground floor, street -facing facades of commercial and mixed -use buildings shall incorporate at least five of the following elements: vi. Projecting sills 22.110.015.A.3.a Design Treatments Ground floor, street -facing facades of commercial and mixed -use buildings shall incorporate at least five of the following elements: i. Lighting L I F SR-104 � KEY PLAN WESTGATE - EDMONDS, WA 1 ADB REVIEW 1 03/31/2017 HENBART LLC Attac ment 2 R..1TPA Stud'CM' ENG STRAZZARF Packet Pg. 80 1 ■ - k;• •-. •e•t.:.r g �, - - tom• R ,.�•r:� : `"t'� •_�• 'tom " u u�_ ' r ' . � At •s � � ' .'�� I '�' fa�,�''• -�'. •Se. � �i i•�; __ _ _ r ��f� Jf•� - � l.. 4 a•ll��"�'� ` - F WA �ilyij..•r.. 1•S*4w•' i }.• �'_ y-k.: 1 r '�• '"r.- �-!kR •.ya — 4� �T�... � �1 � Yye i� i� � � ''1 �` ki Nomm SNIP- n � �_ �,P3 ,a -7i•' - - ^4`'' 1 �2� � � ��� {l¢ � �i* � i.s.,;.v~ �1�. ,I,}y" _ -' •.na zr�*', +��� � { � •.�� � _- _- � ii...�A� F '-�i74fL��iF Y.M: � _ iC. �fCl �- aw ifl i f t� pi m1 HENBART LLC PERSPECTIVE #7 1 Edmonds Way sidewalk along retail #3 and plaza amenity space # 1 6.1.a 22.110.020.113 Frontage Types d. Shopfront The main facade is aligned close to the frontage line with the building entrance at sidewalk grade 22.110.015.A.3.a Design Treatments Ground floor, street -facing facades of commercial and mixed -use buildings shall incorporate at least five of the following elements: iv. Plinths for columns 22.110.015.A.3.a Design Treatments Ground floor, street -facing facades of commercial and mixed -use buildings shall incorporate at least five of the following elements: i. Lighting 22.110.050.C.g Circulation and Parking The first 30 feet of building depth facing SR 104 or 100th Avenue W shall not be used for parking. F SR-104 --*- KEY PLAN WESTGATE - EDMONDS, WA I ADB REVIEW 1 03/31/2017 HENBART LAC Attac ment 2 y. 1 Stud'CM' ENG STRAZZA,, Packet Pg. 82 PERSPECTIVE #8 1 view of retail #3 and plaza amenity space # 1 on Edmonds Way 6.1.a 22.110.07n r ') Amenity Space Plazas Trees are encouraged. 0 22.110.010.D.7.b.1 Building Types The primary entrance to the building shall be accessed through a street level lobby or elevated lobby accessible from the street or sidewalk. 22.110.015.A.3.a Design Treatments Ground floor, street -facing facades of commercial and mixed -use buildings shall incorporate at least five of the following elements: v. Bulkhead for storefront window 22.110.070.C.2 Amenity Space Plazas an open space, available for civic purposes and commercial activities 22.110.015.A.2.b.ii Design Treatments Entrances to buildings shall be visible from the street and shall be given a visually distinct architectural expression by one or more of the following elements: ii. Recessed entry (recessed at least three feet) 22.110.010.D.7.b.iii BuildinaTvoes The entry to each ground floor commercial space shall be directly from and face the street or sidewalk -—SR-104—*- KEY PLAN WESTGATE - EDMONDS, WA 1 ADB REVIEW 03/31/2017 HENBART LLC Attac ment 2 Stud'CM' ENG STRAZZARF Packet Pg. 83 EXTERIOR MATERIALS 6.1.a METAL COPING & FLASHING ALUMINUM STOREFRONT CEMENTITIOUS PANEL - COLOR #1 CEMENTITIOUS PANEL - COLOR #2 LONGBOARD GLASS i 11.� if': SOFFIT &CLADDING CEMENTITIOUS PANEL COLOR #3 } CEMENTITIOUS PANEL - COLOR #4 ENTRY - ACCENT MATERIAL EXPOSED CONCRETE - METAL _ CEMENTITIOUS PANEL -COLOR #5 *NOTE: The final finish ma- terials and quantities will be determined during the bal- ance of the design develop- ment phase of the project. 6.1 N M O O r cu c .3 m a� R a) x a� r a� a� 0 a 0 a c 0 a� c •L 0 m x 0 a N N O N N r C d E t V r a w L 0 NN� Cn LO O O O O N Z J d a� E 0 r Q WESTGATE - EDMONDS, WA I ADB REVIEW 1 03/31/2017 HENBART LAC Attac ment 2 Stud'CM' ENG STRAZZAR Packet Pg. 84 6.1.a APPENDIX WESTGATE - EDMONDS, WA I ADB REVIEW 1 03/31/2017 HENBART PLC Attac ment 2 Stud'CM' ENG STRAZZAR Packet Pg. 85 6.1.a Page left intentionally blank. WESTGATE - EDMONDS, WA I ADB REVIEW 1 03/31/2017 HENBART LLC Attac ment 2 4i-2 MI. 94m Stud'CM' ENG STRAZZAR Packet Pg. 86 SURVEY 6.1.a LAND DESCRIPTIONS PARCEL A LOTS B, C AND X, WESTGATE VILLAGE BOUNDARY LINE ADJUSTMENT RECORDED UNDER RECORDING NO.200303075001, BEING A PORTION OF LOTS 7THROUGH 10, BLOCK 2, WESTGATE PARK DIVISION NO. 2, ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 13 OF PLATS, PAGES 40 AND 41, RECORDS OF SNOHOMISH COUNTY, WASHINGTON. 13 PARCEL B 0' 110' LOTS 1 AND 2, CITY OF EDMONDS SHORT PLAT NO. 5-3-85, RECORDED UNDER RECORDING NO.8508130344, BEING A PORTION OF LOT 6, BLOCK 2, WESTGATE PARK DIVISION NO. 2, ACCORDING TOTHE PLATTHEREOF RECORDED IN VOLUME 13 OF PLATS, PAGES 40 AND 41, RECORDS OF SNOHOMISH COUNTY, WASHINGTON. VICINITY MAP GRAPHICSCALE 50' 100 200' N Cl) O O r a� c m CD N R CD tm c� CD tm m m N O O_ O L Q r- O �L m a) 2 (L N N O N E a 3 O Q. CD U) Lo 0 O w O N Z J d c m E t u R r r Q WESTGATE - EDMONDS, WA 1 ADB REVIEW 1 03/31/2017 HENBART PLC Attac ment 2 Stud'CM' ENG STRAZZ� I Packet Pg. 87 6.1.a Page left intentionally blank. WESTGATE - EDMONDS, WA I ADB REVIEW 1 03/31/2017 HENBART LLC Attac ment 2 4i-2 MI. 94m Stud'CM' ENG STRAZZAR Packet Pg. 88 CIVIL - SITE PLAN 6.1.a Q IN N N Q rr H N l7 Z cW G O r) Ln N 081303" SECTION 25, TOWNSHIP 27 N, RANGE 3 E p ys� wq y\ \49 / 4 SITE NOTES 1. ALL WORK AND MATERIALS SHALL COMPLY WITH ALL CITY/COUNTY REGULATIONS AND CODES AND O.S.H.A. STANDARDS. 2. THE DESIGN SHOWN IS BASED UPON THE ENGINEER'S UNDERSTANDING OF THE EXISTING CONDITIONS. THIS PLAN DOES NOT REPRESENT A DETAILED FIELD SURVEY. THE EXISTING CONDITIONS SHOWN ON THIS PLAN SHEET ARE BASED UPON SURVEY PREPARED BY DAV1D EVANS AND ASSOCIATES, INC., DATED MARCH 2O14. THE CONTRACTOR IS RESPONSIBLE FOR VERIFYING FIELD CONDITIONS PRIOR TO BIDDING THE PROPOSED SITEWORK IMPROVEMENTS. IF CONFLICTS ARE DISCOVERED, THE CONTRACTOR SHALL NOTIFY THE OWNER PRIOR TO INSTALLATION OF ANY PORTION OF THE SITEWORK WHICH WOULD BE AFFECTED. IF CONTRACTOR DOES NOT ACCEPT EXISTING SURVEY, INCLUDING TOPOGRAPHY AS SHOWN ON THE PLANS, WITHOUT EXCEPTION, HE SHALL HAVE MADE, AT HIS OWN EXPENSE, A TOPOGRAPHIC SURVEY BY A REGISTERED LAND SURVEYOR AND SUBMIT IT TO THE OWNER FOR REVIEW. 3. CAUTION - NOTICE TO CONTRACTOR THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILITIES, AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION IS NOT TO BE REUED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANY AT LEAST 48 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTIUTIES. IT SHALL BE THE RESPONSIBIUTY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES AND EXISTING IMPROVEMENTS WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS ON THE PLANS. 4. CONTRACTOR SHALL REFER TO ARCHITECTURAL PLANS FOR EXACT LOCATION AND DIMENSIONS OF VESTIBULE, SLOPED PAVING, EXIT PORCHES, SIDEWALKS, RAMPS & TRUCK DOCKS, PRECISE BUILDING DIMENSIONS AND EXACT BUILDING UTILITY ENTRANCE LOCATIONS. 5. DIMENSIONS SHOWN REFER TO FACE OF CURB, FACE OF BUILDING OR TO THE CENTERLINE OF PAVEMENT STRIPING, UNLESS OTHERWISE NOTED. 6. ALL PAVED PARKING LOT AREAS WITHIN THE LIMITS OF IMPROVEMENTS SHALL BE STANDARD DUTY PAVEMENT UNLESS OTHERWISE NOTED. 7. CONTRACTOR SHALL PROVIDE A TEMPORARY TRAFFIC CONTROL PLAN FOR THE CITY ENGINEER'S APPROVAL PRIOR TO ANY WORK WITHIN THE CITY RIGHT-OF-WAY. 8. FIRE LANE STRIPING ALONG FIRE TRUCK ACCESS WAYS SHALL BE INSTALLED AS PART OF THIS CONTRACT, IN ACCORDANCE WITH THE LOCAL CODE AND FIRE MARSHALL REQUIREMENTS. 9. ALL ON -SITE PAINTED STRIPING SHALL BE DOUBLE COATED. SEPARATE COATS SHALL BE APPLIED NO SOONER THAN 4 HOURS APART. (CONTRACTOR TO REFER TO PROJECT SPECIFICATIONS FOR ADDITIONAL PAVING MARKING REQUIREMENTS.) 10. PARKING LOT STRIPING SHALL BE WHITE, 4' WIDTH, & DOUBLE COATED, UNLESS OTHERWISE NOTED. LIGHT POLE BASES TO BE PAINTED TRAFFIC WHITE (DOUBLE COAT) 11. ALL DISTURBED AREAS ARE TO RECEIVE FOUR INCHES OF TOPSOIL, SEED, MULCH AND WATER UNTIL A HEALTHY STAND OF GRASS IS ESTABLISHED. 12. ALL ISLANDS WITH CURB AND GUTTER SHALL BE LANDSCAPED. THOSE ISLANDS ARE TO HAVE 18" CURB AND GUTTER. ALL REMAINING ISLANDS ARE TO BE STRIPED AS SHOWN. 13. EXISTING STRUCTURES WITHIN CONSTRUCTION LIMITS ARE TO BE ABANDONED, REMOVED OR RELOCATED AS NECESSARY. ALL COST SHALL BE INCLUDED IN BASE BID. 14. CONTRACTOR SHALL BE RESPONSIBLE FOR ALL RELOCATIONS, INCLUDING BUT NOT LIMITED TO, ALL UTILITIES, STORM DRAINAGE, SIGNS, TRAFFIC SIGNALS & POLES, ETC. AS REQUIRED. ALL WORK SHALL BE IN ACCORDANCE WITH GOVERNING AUTHORITIES SPECIFICATIONS AND SHALL BE APPROVED BY SUCH. ALL COST SHALL BE INCLUDED IN BASE BID. 15. PYLON SIGNS SHALL BE CONSTRUCTED BY OTHERS. THE CONTRACTOR SHALL INSTALL CONDUIT AND ELECTRICAL CIRCUIT BETWEEN THE PYLON SIGN(S) AND THE LIGHTING PANEL 16. THE SITEWORK CONTRACTOR SHALL CONNECT ALL UGHTS WITHIN THE RETAIL STORE'S DEMISED AREA TO THE SECURITY CIRCUIT AS SHOWN ON THE ELECTRICAL PLAN. 17. CURB RADII ADJACENT TO PARKING STALLS SHALL BE 2'. ALL OTHER CURB RADII SHALL BE 10', UNLESS OTHERWISE NOTED. 18. ALL VERTICAL CONSTRUCTION SHALL MAINTAIN 10' MINIMUM SEPARATION FROM OVERHEAD POWER LINES. CONTRACTOR TO NOTIFY ENGINEER IMMEDIATELY IF CONFLICT EXISTS AND PRIOR TO CONSTRUCTION OF THE VERTICAL ELEMENT INCLUDING, BUT NOT LIMITED TO, LIGHT POLE BASES AND TRAFFIC SIGNAL STANDARDS. "''" / I / CONSTRUCTION KEY NOTES LEGEND U (D CURB AND GUTTER STANDARD DUTY ASPHALT PAVEMENT FLUSH CURB AND GUTTER STANDARD CONCRETE PAVEMENT 2s, •`,�' \ ° I © SIDEWALK DO` ADA PARKING WITH REQUIRED MARKING AND SIGNAGE PERMEABLE CONCRETE PAVEMENT RAMP WN y F U o ° E RETAINING WALL 5"�^ \ - • FOR SIDEWALK PATTERN AND TYPE PLANS A , CONCRETE SIDEWALK, SEE LANDSCAPE v. e Woo UY EX RETAINING s :.'. ; /• I \V sN Q FIRE LANE STRIPING WALL TO REMAIN I/ G ��F C I PRECAST CONCRETE WHEEL STOP (TYP) LANDSCAPED AREA, SEE LANDSCAPE PLANS '� CD / I © 1 2• REBAR WITH CAP ° _ LS1621 LOOSE AND y�• ` / O MATCH EXISTING IMPROVEMENTS; WHERE MATCHING EX CONCRETE CURB AND GUTTER x _ LEANING O SIDEWALK, REMOVE EX TO NEAREST JOINT PROPERTY LINE WE 2.T NORTH AND •d T i 1.0' LEST OF CORNER • '� V I — — 7883558"W 136.5E— �� CENTER LINE x w i�� FIRE LANE MARKING — — — — — — �JA. 1 ?;( \ an /,� PARKING STALLS PER ROW © GRAPHIC SCALE 20 0 10 20 40 80 ( IN FEET ) 1 inch = 20 ft. No. Date By Revision Description DMW*d Bp "m Dais LRR 03/03/2017 ISSUED Drawn By CMD Checked By Project No: WFF 10-382-001 � ys � ry2 � royN o R8CI9 ¢0t0 .R pBa R 1�'s'IBK�•F' xloxeL �C'. �IOXn4 NBB'3538"W 177.96' W_ _..'A' W- E 1505 Westlake Ave. N. T (206) 522-9510 Suite 305 F (206) 522-83 Seattle, WA 98109 wwr�.PxWu.con APPROVED FOR CONSTRUCTION CITY OF EDMONDS DATE: DATE: CITY ENGINEERING DIVISION WESTGATE MIXED USE EDMONDS WAY AND 100TH AVE W SITE PLAN C-1.0 EDMONDS, WA WESTGATE - EDMONDS, WA 1 ADB REVIEW 1 03/31/2017 HFNBART LLC Attac ment 2 Studio MEN G STRAZZAR Packet Pg. 89 CIVIL - GRADING AND DRAINING PLAN 6.1.a Q Q N N Q z H N l7 z LU G O r) 1n N IE=304.5 42' CPP SE 1p BUILDING OVERHEAD F CO .,Sll�l \ I / 1-i13zs1: 1 \\ \\ \\aa\ F L RIDGE� BUILDING OVERHEAD \ \\\\\\Ap\ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \ \\ \ RIGM =316.. 3 \ \\\\\\\ \\ \\ \\\\ \T I\\ \\\ \\\ \ 2 -RIDGE- - \ \\ \ \I \I \\ \\ \\\\ \ \ \ BUILDING \\\\ \\ \\ 1 \I \\ \ ?�\\\\\\\\\\ \I OVERHEAD L I I 1 1 1 \ \\\\ I I I I I I\\ SECTION 25, TOWNSHIP 27 N, RANGE 3 E NW GRADING NOTES WV C B i o 'a1s`sfl a IN /RIDGE }9 RIM= E � I 1 \--- -\ \ \ \III �\� � \\� � \\\� � \ \� \\ ♦ 7� m BUI NG , OVERHEIAD RIM=31]8'Cf 8 R IE=314 I11\0 I\\��1111111111\I A\\\III 11j11 II M I 1 Know what's below. Call before you dig.\}\\ GRAPHIC SCALE 20 0 10 20 40 80 ( IN FEET ) 1 inch = 20 ft. No. Date By Revision Description II�I�I�I �I QI DeeUred Bp I m» Dots LRR 03/03/2017 ISSUED Drawn By CMD alecked Bp Project Not WFF 10-382-001 ra � �- y� �� �O SW \ \ \ \ \ \ \ r \ NEW 6" IE-313.4 I N �l NW6"1= .7 RI ® - RIM=316 IE=313.6 12'CPP SW 1313.7I12"CP I NE � JI 1. THE DESIGN SHOWN IS BASED UPON THE ENGINEER'S UNDERSTANDING OF THE EXISTING CONDITIONS. THE PLAN DOES NOT REPRESENT A DETAILED FIELD SURVEY. THE EXISTING CONDITIONS SHOWN ON THIS PLAN SHEET ARE BASED UPON THE SURVEY PREPARED BY DAVID EVANS AND ASSOCIATES, INC., DATED MARCH 2O14. THE CONTRACTOR IS RESPONSIBLE FOR VERIFYING FIELD CONDITIONS PRIOR TO BIDDING THE PROPOSED SITEWORK IMPROVEMENTS. IF CONFLICTS ARE DISCOVERED, THE CONTRACTOR SHALL NOTIFY THE OWNER PRIOR TO INSTALLATION OF ANY PORTION OF THE SITEWORK WHICH WOULD BE AFFECTED. IF CONTRACTOR DOES NOT ACCEPT EXISTING SURVEY, INCLUDING TOPOGRAPHY AS SHOWN ON THE PLANS, WITHOUT EXCEPTION, HE SHALL HAVE MADE, AT HIS OWN EXPENSE, A TOPOGRAPHIC SURVEY BY A REGISTERED LAND SURVEYOR AND SUBMIT IT TO THE OWNER FOR REVIEW. 2. CAUTION - NOTICE TO CONTRACTOR THE CONTRACTOR IS SPECIFICALLY CAUTIONED AT THE LOCATION AND/OR ELEVATION OF EXISTING UTILITIES AS SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTILITY COMPANIES AND, WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION IS NOT BE RELIED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANY AT LEAST 48 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTILITIES. IT SHALL BE THE RESPONSIBILITY OF THE CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES WHICH CONFLICT WITH THE PROPOSED IMPROVEMENTS SHOWN ON THESE PLANS. 3. THE SPOT ELEVATIONS INDICATED ON THIS PLAN REPRESENT THE DESIGN TOP OF PAVEMENT, UNLESS OTHERWISE NOTED. 4. CONTRACTOR IS RESPONSIBLE FOR DEMOLITION OF EXISTING STRUCTURES INCLUDING REMOVAL OF ANY EXISTING UTILITIES SERVING THE STRUCTURE. UTILITIES ARE TO BE REMOVED TO THE RIGHT-OF-WAY. RIM=317.00 5. ALL UNSURFACED AREAS DISTURBED BY GRADING OPERATION SHALL RECEIVE 4 INCHES OF TOPSOIL. IE-313.412' SW IE=313.2 SE CONTRACTOR SHALL APPLY STABILIZATION FABRIC TO ALL SLOPES 3H:1V OR STEEPER. CONTRACTOR 112'CONC \ IE=313.1 2'CONC NE SHALL STABILIZE DISTURBED AREAS WITH GRASS IN ACCORDANCE WITH LOCAL SPECIFICATION UNTIL A F� HEALTHY STAND OF GRASS IS OBTAINED. RIM=318.]9 IE=306.1 42' 6. ALL CUT AND FILL SLOPES SHALL BE CONSTRUCTED PER THE IBC CODE AND APPLICABLE LOCAL IE=306.1 42" REGULATION. ALL CUT AND FILL SLOPES SHALL BE 3:1 OR FLATTER UNLESS OTHERWISE NOTED. / 7 NATURAL AND AAREASSAND p PAVED SHALLRGRADEI ALL AREAS TO PRECLUDEMPONDBUILWGGOFFWATER.OR �7�Y�Q 8. ALL POLLUTANTS OTHER THAN SEDIMENT ON -SITE DURING CONSTRUCTION SHALL BE HANDLED AND "� \ DISPOSED OF IN A MANNER THAT DOES NOT CAUSE CONTAMINATION OF STORMWATER. THE \ CONTRACTOR SHALL ADHERE TO ALL TERMS AND CONDITIONS AS OUTLINED IN THE GENERAL N.P.D.E.S. PERMIT FOR STORMWATER DISCHARGE ASSOCIATED WITH CONSTRUCTION ACTIVITIES. 9. PROPERTIES AND WATERWAYS DOWNSTREAM OF THE SITE SHALL BE PROTECTED FROM EROSION DUE _ \ \ \ TO INCREASES IN THE VOLUME, VELOCITY AND PEAK FLOW RATE OF STORMWATER RUNOFF FROM _ ` PROJECT SITE. O I 10. CONSTRUCTION SHALL COMPLY WITH ALL APPLICABLE GOVERNING CODES AND BE CONSTRUCTED TO SAME. \\ _ 11. CONTRACTOR TO REMOVE UNSUITABLE SOILS LOCATED WITHIN THE BUILDINGS SPLAY LINE OF THE \ O FOOTINGS. 12. FOR BOUNDARY AND TOPOGRAPHIC INFORMATION REFER TO PROJECT SURVEY. EX STORMWATER TREATMENT 13. FOR LAYOUT INFORMATION REFER TO THE SITE PLAN AND HORIZONTAL CONTROL PLAN. STRUCTURE TO REMAIN I- LEGEND b � , oKNK1sq �RjG v�,FM1 ov�ie\ap Dl� a o R8CI9 8&tN .R pBa R I�s'IBK�.F. XIoxLL �C'. �/Oxni ti / I a I / a / EX STORMWATER I DETENTION VAULT TO REMAIN � c I I I I I 1pn'' RIM 1- W-1-Ave. N. T (206) 522-9510 S_ 305 F (206)122-834i Seattle, WA 98109 wurw.Pxlnro.com PROPOSED CONTOUR XXX SPOT ELEVATION WAX (TP UNLESS OTHERWISE NOTED) STORM DRAIN PIPE tto t ROOF DRAIN LEADER (6" PVC, 1% MIN SLOPE UNLESS OTHERWISE NOTED) - - - - STORM DRAIN PIPE TO BE REMOVED GRADING RIDGE/VALLEY - ---i IDGE/VAL�EY- - FLOW DIRECTION-► TYPE I CATCH BASIN ■ TYPE II CATCH BASIN p CLEANOUT TO GRADE (CO) FINISHED FLOOR ELEVATION FEE TOP OF CURB TC TOP OF PAVEMENT TP HIGH POINT HP LOW POINT LP TOP OF WALL TIN PROPOSED GRADE AT FACE OF WALL BW STORM DRAINAGE NOTES 1. EXISTING DRAINAGE STRUCTURES TO BE INSPECTED AND REPAIRED AS NEEDED, AND EXISTING PIPES TO BE CLEANED OUT TO REMOVE ALL SILT AND DEBRIS.. 2. IF ANY EXISTING STRUCTURES TO REMAIN ARE DAMAGED DURING CONSTRUCTION IT SHALL BE THE CONTRACTORS RESPONSIBILITY TO REPAIR AND/OR REPLACE THE EXISTING STRUCTURE AS NECESSARY TO RETURN IT TO EXISTING CONDITIONS OR BETTER. 3. STORM DRAINAGE PIPE WITH LESS THAN 2'-0" COVER SHALL BE CLASS IV REINFORCED CONCRETE PIPE, OR APPROVED EQUAL TO SUSTAIN H-20 LOADING. 4. ALL ON -SITE STORM DRAINAGE PIPE SHALL BE SMOOTH WALLED INTERIOR, MANUFACTURER'S VERIFICATION OF MANNING'S ROUGHNESS COEFFICIENT N=0.012 OR LESS. 5. PRECAST STRUCTURES MAY BE USED AT CONTRACTOR'S OPTION. 6. ALL CATCH BASINS AND AREA DRAINS ARE TO BE SITUATED SUCH THAT THE OUTSIDE EDGE OF GRATE FRAME IS AT TOE OF CURB OR FLOWLINE OF GUTTER (WHERE APPLICABLE). 7. CATCH BASIN INLET PROTECTION / EROSION CONTROL TO BE USED FOR ALL NEW INLETS. 8. ALL STORM PIPE ENTERING STRUCTURES SHALL BE GROUTED TO ASSURE CONNECTION AT STRUCTURE IS WATERTIGHT. 9. ALL STORM SEWER MANHOLES IN PAVED AREAS SHALL BE FLUSH WITH PAVEMENT, AND SHALL HAVE TRAFFIC BEARING RING AND COVERS. MANHOLES IN UNPAVED AREAS SHALL BE 6" ABOVE FINISH GRADE. LIDS SHALL BE LABELED "STORM SEWER". 10. CONTRACTOR SHALL CONNECT ROOF DRAIN LEADERS AND FOOTING DRAINS TO PROPOSED STORM DRAINS AS SHOWN. 11. CONTRACTOR SHALL CONFIRM STRUCTURE CONSTRUCTABIUTY WITH MANUFACTURER PRIOR TO DELIVERY AND INSTALLATION. CONSTRUCTION KEY NOTES AO RETAINING WALL OB TYPE 1 CATCH BASIN © TYPE 2 CATCH BASIN OD FLOW CONTROL STRUCTURE OE AREA DRAIN (UNDER COVERED AREA, DRAINS TO SEWER, SEE MEP/ARCH FOR ADDITIONAL INFORMATION) CURB CUT/FLOW THROUGH © BIORETENTION CELL Q STORMWATER DETENTION FACILITY, ARCH CHAMBER SYSTEM, STORMTECH SC-310 OR EQUIVALENT Oi CONNECT TO EX STORM DRAIN SYSTEM Q CONNECT FOOTING DRAIN TO STORM Q ROOF DRAIN, CONNECT TO STORM © EX STORM DRAIN STRUCTURE TO BE REMOVED O EX STORM DRAIN PIPE TO BE REMOVED NO PERMEABLE PAVEMENT FACILITY OO BIORETENTION CELL OVERFLOW STANDPIPE APPROVED FOR CONSTRUCTION CITY OF EDMONDS DATE: DATE: CITY ENGINEERING DIVISION WESTGATE MIXED USE EDMONDS WAY AND 100TH AVE W GRADING AND DRAINAGE PLAN C-2.0 EDMONDS, WA WESTGATE - EDMONDS, WA 1 ADB REVIEW 1 03/31/2017 HENBART PLC Attac ment 2 i r4a, E...," !4m Stud"CM' ENG STRAZZAR Packet Pg. 90 CIVIL - UTILITY PLAN 6.1.a EX FIRE \x i i i i M ■ Q I I L, 0 RELOCATE EX DOUBLE DETECTOR CHECK VALVE AND APPURTENANCES II \F- L Ll i Z ♦ XX X - �-+-- 11 � 1 1 Know what's below. Call before you dig. GRAPHIC SCALE 20 0 10 20 40 80 ( IN FEET ) 1 inch = 20 ft. No. Date By Revision Description SECTION 25, TOWNSHIP 27 N, RANGE 3 E GENERAL UTILITY NOTES 1. ALL IMPROVEMENTS SHALL MEET LOCAL, STATE DOT AND A.P.W.A. STANDARD SPECIFICATIONS. 8" SANITARY 2. THE DESIGN SHOWN IS BASED UPON THE ENGINEER'S UNDERSTANDING OF THE EXISTING CONDITIONS. THIS PLAN SEWER SERVICE DOES NOT REPRESENT A DETAILED FIELD SURVEY. THE EXISTING CONDITIONS SHOWN ON THIS PLAN SHEET ARE BASED UPON SURVEY PREPARED BY DAV1D EVANS AND ASSOCIATES, INC., DATED MARCH 2O14. THE CONTRACTOR IS RESPONSIBLE FOR VERIFYING FIELD CONDITIONS PRIOR TO BIDDING THE PROPOSED SITEWORK IMPROVEMENTS. IF CONFLICTS ARE DISCOVERED, THE CONTRACTOR SHALL NOTIFY THE OWNER PRIOR TO INSTALLATION OF ANY \ PORTION OF THE SITEWORK WHICH WOULD BE AFFECTED. IF CONTRACTOR DOES NOT ACCEPT EXISTING SURVEY, INCLUDING TOPOGRAPHY, AS SHOWN ON THE PLANS, WITHOUT EXCEPTION, HE SHALL HAVE MADE, AT HIS OWN EXPENSE, A TOPOGRAPHIC SURVEY BY A REGISTERED LAND SURVEYOR AND SUBMIT IT TO THE OWNER FOR REVIEW. 3. CAUTION - NOTICE TO CONTRACTOR THE CONTRACTOR IS SPECIFICALLY CAUTIONED THAT THE LOCATION AND/OR ELEVATION OF EXISTING UTILITIES AS \ SHOWN ON THESE PLANS IS BASED ON RECORDS OF THE VARIOUS UTIUTES, AND WHERE POSSIBLE, MEASUREMENTS TAKEN IN THE FIELD. THE INFORMATION IS NOT TO BE REUED ON AS BEING EXACT OR COMPLETE. THE CONTRACTOR MUST CALL THE APPROPRIATE UTILITY COMPANY AT LEAST 48 HOURS BEFORE ANY EXCAVATION TO REQUEST EXACT FIELD LOCATION OF UTILITIES. IT SHALL BE THE RESPONSIBILITY OF THE \ L CONTRACTOR TO RELOCATE ALL EXISTING UTILITIES AND EXISTING IMPROVEMENTS WHICH CONFLICT WITH THE ��\ \ \ PROPOSED IMPROVEMENTS ON THE PLANS. 4. CONTRACTOR SHALL REFER TO ARCHITECTURAL PLANS FOR EXACT LOCATION AND DIMENSIONS OF VESTIBULE, SLOPED PAVING, EXIT PORCHES, SIDEWALKS, RAMPS AND TRUCK DOCKS, PRECISE BUILDING DIMENSIONS AND EXACT BUILDING UTIUTY ENTRANCE LOCATIONS. 5. REFER TO INTERIOR PLUMBING DRAWINGS FOR TIE-IN OF ALL UTILITIES. 6. ALL FILL MATERIAL SHALL BE IN PLACE, AND COMPACTED BEFORE INSTALLATION OF PROPOSED UTILITIES. f 7. CONTRACTOR SHALL NOTIFY THE UTILITY AUTHORITIES INSPECTORS 72 HOURS BEFORE CONNECTING TO ANY EXISTING LINE. `O\ 8. MINIMUM WATER AND SANITARY SEWER TRENCH WIDTH SHALL BE 2 FEET. H O 9. ALL UTILITIES SHOULD BE KEPT TEN (10') APART (PARALLEL) OR WHEN CROSSING 18" VERTICAL CLEARANCE FIRE LANE \ `1! Np (OUTSIDE EDGE OF PIPE TO OUTSIDE EDGE OF PIPE). EX FIRE\ � \ \ \ `�� 10 ��\ 10 (EXISTING AND PROPOSEDIN THE EVENT OF A ) VERTICALCONFLICT SANITARYELINEESHALL BE DUCTILEN WATERLINES, NIRONYP PE Vd1H MECHANICAL JOINTS AT LINES, STORM LINES AND GAS E a ` LEAST 10 FEET ON BOTH SIDES OF CROSSING, THE WATERLINE SHALL BE MECHANICAL JOINTS NTH APPROPRIATE I/ \ \ THRUST BLOCKING AS REQUIRED TO PROVIDE A MINIMUM OF 18" CLEARANCE, MEETING REQUIREMENTS OF ANSI F A21.10 AND ANSI 21.11 (AW"A'A C-151) (CLASS 50). 11. LINES UNDERGROUND SHALL BE INSTALLED INSPECTED AND APPROVED BEFORE BACKFlLLING. 12. CONTRACTOR IS RESPONSIBLE FOR COMPLYING WITH THE SPECIFICATIONS OF THE LOCAL AUTHORITIES WITH \ B/ \ \ p \ REGARD TO MATERIALS AND INSTALLATION OF THE WATER AND SEWER UNES. i RELOCATE EX 8" \ WATER MAIN \ \ O - 1; ka noP m uL BUM Fx DMW*d By- I•Xue DOW LRR 03/03/2017 ISSUED Drawn By CMD Checked By Project No: WFF 10-382-001 m W 13. ALL NECESSARY INSPECTIONS AND/OR CERTIFICATIONS REQUIRED BY CODES AND/OR UTILITY SERVICE COMPANIES SHALL BE PERFORMED PRIOR TO ANNOUNCED BUILDING POSSESSION AND THE FINAL CONNECTION OF SERVICE. ' 14. CONTRACTOR SHALL COORDINATE WITH ALL UTILITY COMPANIES FOR INSTALLATION REQUIREMENTS AND t SPECIFICATIONS. 15. CONTRACTOR TO PROVIDE TRENCHING, BACKFILL, 2 - 4" PVC SCHEDULE 40 CONDUITS, AND PULLING WIRES FOR UNDERGROUND TELEPHONE SERVICE FROM EXISTING FACILITIES AS SHOWN ON PLANS. CONTRACTOR TO \ ° COORDINATE INSTALLATION AND POINT OF CONNECTION WITH UTIUTY PROVIDER. 16. CONTRACTOR IS TO PROVIDE TRENCHING, CONDUIT, AND BACKFILL FOR ALL UNDERGROUND POWER LINE AND VAULTS AS REQUIRED BY UTILITY PROVIDER. POWER UNES AND POLES TO BE INSTALLED BY UTILITY PROVIDER. Q SEE SITE ELECTRICAL PLAN FOR SITE LIGHTING AND FOR PRIMARY ELECTRIC SERVICE LOCATIONS. ® 17. GAS PIPING SHOWN FOR COORDINATION ONLY. INSTALLATION OF THE GAS MAIN AND METER TO BE ACCOMPLISHED BY UTILITY PROVIDER. I I / CONSTRUCTION KEY NOTES Q CONNECT TO EX SEWER (VERIFY LOCATION) O DOMESTIC WATER ENTRY / QB CONNECT TO EX WATER © CONNECT TO EX ELEC; COORDINATE WITH PROVIDER © SANITARY SEWER CLEANOUT O CONNECT TO EX GAS; COORDINATE WITH Qo GREASE INTERCEPTOR PROVIDER ° Q FIRE HYDRANT ASSEMBLY O POST INDICATOR VALVE N O FIRE DEPARTMENT CONNECTION O GAS METER © DOMESTIC WATER METER (3"), BACKFLOW © SEWER ENTRY PREVENTER TO BE LOCATED INSIDE BUILDING O RELOCATE EX LIGHT POLE EX WATER LINES WERE NOT LOCATED DURING O EX IRRIGATION WATER METER TO BE RETAINED SURVEY, AND ARE REPRESENTED BASED ON ® RELOCATE GUY WIRE AS NEEDED FOR LOCATION OF EXISTING VALVES AND Qi FIRE RISER ENTRY CLEARANCE _ APPURTENANCES, AND UTILIZING AVAILABLE T INFORMATION FROM OLYMPIC VIEW WATER AND Oj DOUBLE CHECK VALVE ASSEMBLY (1-1/2") SEWER DISTRICT; LOCATION IS TO BE TAKEN AS APPROXIMATE ONLY GM !' ° LEGEND \N \ 1 WATER LINE THRUST BLOCK Xw e�p'}� SIDE SANITARY SEWER POST INDICATOR VALVE o ` �W WATER METER ■ DOUBLE CHECK DETECTOR FIRE HYDRANT-cv®Gvw W- I I I I I I FIRE HYDRANT { RPBA O � ys � ry2 � royN o R8CI9 ¢0t0 .R pBa R 1�'s'IBK�.F. xloxeL �C'. �IOXn4 1505 Westlake Ave. N. T (206) 522-9510 Suite N5 F (206) 512-8 Seattle, WA 98109 vwr.'.Pxluu.can GATE VALVE SS MANHOLE • FDC } SS CLEANOUT [TELEPHONE T T SHOWN POWER ue ue SCHEMATICALLY ONLY; i COORDINATE W/ GAS LINE - -c PROVIDER SANITARY SEWER NOTES 1. ALL CONSTRUCTION/INSTALLATION OF SANITARY SEWER MAINS SHALL BE DONE IN A SAFE, NEAT AND PROFESSIONAL MANNER, AND UNDER SUPERVISION OF CITY FORCES AT ALL TIMES. ALL SAFETY REQUIREMENTS FROM OSHA AND OTHER STATE REGULATORY AGENCIES MUST BE MET. 2. THE MINIMUM SIZE FOR PUBLIC SEWER MAINS SHALL BE 8" DIAMETER. ALL SANITARY SEWER PIPING SHALL BE SCHEDULE D3034 PVC OR EQUAL. MINIMUM PIPE DIAMETER FOR PRIVATE LATERALS IS 4" AND OF SCHEDULE D3034 PVC OR EQUAL. ALL SANITARY SEWER LATERALS MUST BE PROPERLY MARKED AT ENDS. 3. CONNECTIONS INTO THE EXISTING SANITARY SEWER MAINS REQUIRE ISSUANCE OF PUBLIC WORKS PERMIT AND INSPECTION BY THE LOCAL JURISDICTION PRIOR TO BACKFlLLING. 4. ALL NEW SANITARY SEWER PIPES AND MANHOLES MUST BE THOROUGHLY CLEANED, INSPECTED AND PRESSURE/VACUUM TESTED AS REQUIRED BY UTILITY PROVIDER AND GOVERNMENTAL AGENCIES WITH JURISDICTION. ALL TESTS MUST BE WITNESSED AND PASSED BY THE UTILITY PROVIDER AND GOVERNMENTAL AGENCIES WITH JURISDICTION PRIOR TO PLACING INTO OPERATION. 5. THE CONTRACTOR SHALL PROVIDE TO THE UTILITY PROVIDER ANY GUARANTEE OR WARRANTY NORMALLY FURNISHED WITH THE PURCHASE OF ANY MATERIALS USED IN CONNECTION WITH THE PROJECT AT HAND. WATER NOTES 1. ALL CONSTRUCTION/INSTALLATION OF WATER MAINS SHALL BE DONE IN A SAFE, NEAT AND WORKMANLIKE MANNER, AND UNDER SUPERVISION BY UTILITY PROVIDER FORCES AT ALL TIMES. ALL SAFETY REQUIREMENTS FROM OSHA AND OTHER STATE REGULATING AGENCIES MUST BE MET. 2. WATER MAIN PIPE MATERIAL SHALL BE CLASS 52 DUCTILE IRON OR PVC PIPE MEETING LOCAL REQUIREMENTS. POLYETHYLENE WRAP IS REQUIRED ON ALL METALS. 3. AN 18-INCH MINIMUM SEPARATION IS REQUIRED ON SERVICE TAPS ON A MAIN LINE. 4. CLASS 52 DUCTILE IRON MAY BE DIRECT TAPPED FOR 3/4 INCH AND 1-INCH SIZE SERVICES. SADDLES SHALL BE USED ON ALL TAPS 1-1/4" - 2" DIAMETER IN ANY PUBUC MAIN. 5. ALL ELBOWS/BENDS ON WATER MAINS SHALL HAVE THRUST BLOCKS. 6. A DEPTH OF 36" FROM FINISHED GRADE TO THE TOP OF THE WATER MAIN IS REQUIRED. PLACING WATER LINES SHALLOWER THAN 36" IS PROHIBITED. 7. ALL NEW PIPES MUST BE PROPERLY FLUSHED, PRESSURE TESTED, AND CHLORINATED BY THE CONTRACTOR, AND INSPECTED BY UTILITY PROVIDER AND GOVERNMENTAL AGENCIES WITH JURISDICTION. B. ALL BACKFLOW PREVENTION DEVICES (DOUBLE CHECK BACKFLOW PREVENTORS, REDUCED PRESSURE BACKFLOW PREVENTORS, PRESSURE AND ATMOSPHERIC VACUUM BREAKERS, ETC.) MUST BE APPROVED BY THE UTILITY PROVIDER AND GOVERNMENTAL AGENCIES WITH JURISDICTION. 9. ALL NEW CONNECTIONS TO EXISTING WATER MAINS REQUIRE ISSUANCE OF A PUBLIC WORKS PERMIT AND INSPECTION BY THE CITY OR GOVERNMENTAL AGENCIES IMTH JURISDICTION PRIOR TO BACKFlLLING. 10. BACKFLOW PREVENTION DEVICES SHALL BE CONSTRUCTED OF CORROSION RESISTANT MATERIALS. 11. EXTERNAL WATER METER AND BACKFLOW PREVENTION VAULTS SHALL BE GASKETED IN AREAS OF HIGH GROUNDWATER OR NEAR STORMWATER MANAGEMENT FACIUTIES AS REQUIRED BY THE UTILITY PROVIDER, CONTRACTOR TO CONFIRM. APPROVED FOR CONSTRUCTION CITY OF EDMONDS DATE: BY: CITY ENGINEERING DIVISION WESTGATE MIXED USE EDMONDS WAY AND 100TH AVE W UTILITY PLAN C-3.0 EDMONDS, WA WESTGATE - EDMONDS, WA ADB REVIEW 03/31/2017 HENBART LL°` `p _ =;ts. Studic ya:iiii MENG STRAZZAR Packet Pg. 91 Attac ment 2 6.1.a Page left intentionally blank. WESTGATE - EDMONDS, WA I ADB REVIEW 1 03/31/2017 HENBART LLC Attac ment 2 4i-2 MI. 94m Stud'CM' ENG STRAZZAR Packet Pg. 92 ELECTRICAL - SITE LIGHTING PLAN StUdICMENG STRAZZARA u EMERALD CITY ENGINEERS, INC CLIENT/OWNER TITLE 15311 WESTGATE, EDMONDS, WA WESTGATE- EDMONDS, WA, 980M PW STAMP 0 03-w-17 KEV PLAN PROJECT NUMBER 15304.01 ISSUED FOR: DATE: DESIGN REVIEW SUBMITTAL 10.11.16 SITE REVIEW 03.30.17 APPROVAL BY: uz SHEET CONTENTS SITE LIGHTING PLAN SHEET NUMBER E1.00 WESTGATE - EDMONDS, WA 1 ADB REVIEW 1 03/31/2017 HENBART LLC Attac ment 2 studio MENG STRAZZAR Packet Pg. 93 ELECTRICAL - PHOTOMETRICS StUdICMENG STRAZZARA u EMERALD CITY ENGINEERS, INC CLIENT/OWNER TITLE 15311 WESTGATE, EDMONDS, WA WESTGATE- EDMONDS, WA, 980M ... STAMP c. FRe e8 0 �� 6 03-30-17 KEY PLAN PROJECT NUMBER 15304.01 ISSUED FOR: DATE: DESIGN REVIEW SUBMITTAL 10.11.16 SITE REVIEW 03.30.17 APPROVAL BY: uz SHEET CONTENTS PHOTOMETRICS SHEET NUMBER E1.01 WESTGATE - EDMONDS, WA 1 ADB REVIEW 1 03/31/2017 HENBART LLC Attac ment 2 :.,:-_. '" studio pj�'_ L � MENG STRAZZAR Packet Pg. 94 ELECTRICAL - LIGHTING SCHEDULE & DETAILS 6.1.a LUMINAIRE SCHEDULE C—UT SYMBOL DESCRIPTION LAMP BALLAST dlOUNT7NC dIODEL INPUT WATTS VOLTS NOTES L1 o SLV LIGHTING IN GROUND (1) 5W LED 2700K ELECTRONIC RECESSED IN -GROUND LR1305-60D-G%53-2700K 5 120V 1P 2W EXTERIOR AMENITY L2 a TECHLIGHT CHAMELEON LED BULLET (1) DOW LED, 2700K ELECTRONIC GROUND TECHUGHT GEL-9-1-0-2-5-GNLV60 Do 120V 1P 2W EXTERIOR AMENITY L3 ® A.N.P. LIGHTING POST -TOP ACORN 51REETLAMP LED (1) 31W LED 4000K ELECTRONIC POLE A.N.P. 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FRe e04� a a 03-30-17 KEY PLAN PROJECT NUMBER 15304.01 ISSUED FOR: DATE: DESIGN REVIEW SUBMITTAL 10.11.16 SrTE REVIEW 03.30.17 APPROVAL BY: MZ ""'BY c SHEET CONTENTS LIGHTING SCHEDULE AND DETAILS SHEET NUMBER E1.02 WESTGATE - EDMONDS, WA 1 ADB REVIEW 1 03/31/2017 HENBART LLC Attac ment 2 =� �,��TF�A Stud'CM' ENG STRAZZAR Packet Pg. 95 ELECTRICAL - RENDERED SITE PLAN Q Q N N Q N z w 0 0 Ln 0 N 0 SITE PLAN 1 SCALE E1.03 N M O CD Stu d I C`MENG STRAZZARA m 3 m to N X_ r EMERALD CITY N ENGINEERS, ING r CLIENTIOWNER N O O_ TITLE O L IZ 15311 WESTGATE, r- EDMONDS, WA O i) WESTGATE - EDMONDS, WA, 98020 C •i m ��o�° m STAMP t.--oFRFti Q� IOY,I D1' � 3 0S-So-17 d KEY PLAN N N O N to r C d E L V Q t PROJECT NUMBER 15304.01 3 ISSUED FOR: DATE: O DESIGN REVIEW SUBMITTAL 10.11.16 Q. 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CD U) Lo CD w O N z d r c d t v cv r Q WESTGATE - EDMONDS, WA I ADB REVIEW 1 03/31/2017 H E N BART L!C Attac ment 2 studio MENG STRAZZ� Packet Pg. 99 LANDSCAPE - SITE PLAN Q N N Q l7 z 0 0 Ln 0 N Proposed Planting Area ( R.O.W. ) Existing !► Sidewalk Conc Patio Existing Utilities Wooden Fence IL Accent f Paving Building , Planting space, typ. Ex Trees, Existing typ. T�es Stamped, Parking Lot Crosswal Concrete 5i.dewa l k� N M O O T CD .3 m rn R x N O 0M O O �L M a N N O O Q. a� M Cn Iq Ln O O W T 0 N Z J a c as E a WESTGATE - EDMONDS, WA 1 ADB REVIEW 1 03/31/2017 HENBART LLC Attac ment 2 W_r4 _ �#c Stud'OMENG ���' STRAZZARf Packet Pg. 100 LANDSCAPE - PLANT SPECIES Vig *< kro �A� 4 :ti 'd1'P 3 1 r " +���-• �"' ,:', y�, . � ► - ►' _ .,s='r *ag _ ,+• - «7 .• . �.-5-; 3(1: � fir' .. _ f� '� �:Yr:i` iA •.� 'u +•. - Y �1 ' . � �.p• °� rev �Yr _ � .�' ,�., .. •:: �- �;�y ` ! � �`:.,• ��1c. +�'� to-. •� ��. �" " �.• '4t - -.�a�. �.��. ..lbw r,.':t--.-�•'.- � - _ , `x�. � �r. " � Mr,y + - ► + - =:tss - ram. _ '`}: `� T PIA 6.1.a WESTGATE - EDMONDS, WA I ADB REVIEW 1 03/31/2017 HENBART LLC Attac ment 2 4k ml. gom Stud'CM' ENG STRAZZAR/ Packet Pg. 102 6.1.a GTC Gibson Traffic Consultants 2802 Wetmore Avenue Suite 220 Everett, WA 98201 425.339.8266 Edmonds Westgate Development Traffic Impact Analysis Prepared For: Studio Meng Strazzara Jurisdiction: City of Edmonds October 2016 1 1y 4�_ 232�2�� GTC #15-164 Attachment 3 1 Packet Pg. 103 6.1.a Edmonds Westgate Property Traffic Impact Analysis TABLE OF CONTENTS M 0 0 1. PROJECT DESCRIPTION 1 2. TRIP GENERATION.............................................................................................................. 1 a� 3. TRIP DISTRIBUTION........................................................................................................... 2 c �a 4. SITE ACCESS ROADWAY/DRIVEWAYS AND SAFETY ................................................ 5 m 4.1 Sight Distance Requirements........................................................................................... 5 as 4.2 Channelization Warrants.................................................................................................. 5 4.3 State Intersection Separation............................................................................................ 5 4.4 Access Level of Service Analysis.................................................................................... 6 4.5 Collision Summary......................................................................................................... 13 a, 5. TRAFFIC VOLUMES & LEVEL OF SERVICE................................................................. 14 6. LEVEL OF SERVICE ANALYSIS 15 7. MITIGATION RECOMMENDATIONS............................................................................. 15 a� 8. CONCLUSIONS................................................................................................................... 16 u LIST OF FIGURES Figure1: Site Vicinity Map........................................................................................................... 3 Figure 2: Development Trip Distribution — PM Peak-Hour.......................................................... 4 Figure 3: Existing Turning Movements......................................................................................... 7 Figure 4: 2018 Baseline Turning Movements............................................................................... 8 Figure 5: 2018 Future with Development Turning Movements .................................................... 9 Figure 6: 2023 Baseline Turning Movements.............................................................................. 10 Figure 7: 2023 Future with Development Turning Movements ................................................... 11 LIST OF TABLES Table 1: Trip Generation Summary................................................................................................ 2 Table 2: Level of Service Criteria for Intersections..................................................................... 12 Table 3: Collision Data Summary................................................................................................. 13 Table 4: 2018 and 2023 Level of Service Summary — PM Peak -Hour ........................................ 15 Table 5: Traffic Mitigation Fee Calculation................................................................................. 16 ATTACHMENTS CountData..................................................................................................................................... A Turning Movement Calculations....................................................................................................B Level of Service Calculations.........................................................................................................0 WSDOTCollision Data................................................................................................................. D Gibson Traffic Consultants, Inc. info@gibsontraffic.com i Attachment 3 October 2016 GTC #15-164 Packet Pg. 104 6.1.a Edmonds Westgate Property Traffic Impact Analysis 1. PROJECT DESCRIPTION The Edmonds Westgate development is located near the southwest corner of the intersection of SR-104 and 100th Avenue W in the city of Edmonds. A site vicinity map that shows the study intersection is included in Figure 1. The development will consist of 80 mid -rise apartment units and 2,800 Square Feet (SF) of specialty retail. The development is proposed to be constructed in one phase with build -out scheduled for the year 2018. The development site is currently undeveloped. The development is proposing to use four existing street access points, two onto SR-104 and two onto 100th Avenue W. 2. TRIP GENERATION The Institute of Transportation Engineers (ITE) Trip Generation, 91 Edition (2012) is the nationally accepted source for trip generation estimates for specific land uses. The average rates for Land Use Code (LUC) 223 mid -rise apartment and LUC 826 specialty retail have been used for the trip generation calculations for the proposed development. Industry standard pass -by rates have been applied to the trip generation. ITE does not document the pass -by reduction for the specialty retail land use; however, the industry standard pass -by reduction for this use is 25%. This pass -by reduction has been applied to the daily, AM peak -hour and PM peak -hour trip generation calculations. The Edmonds Westgate development, based on 80 mid -rise apartments and 2,800 SF specialty retail, is anticipated to generate 427 new average daily trips with 37 PM peak -hour trips (21 inbound/16 outbound). The trip generation is summarized in Table 1. Gibson Traffic Consultants, Inc. October 2016 info@gibsontraffic.com 1 GTC #15-164 Attachment 3 1 Packet Pg. 105 6.1.a Edmonds Westgate Property Traffic Impact Analysis Table 1: Trip Generation Summary Average Daily Trips PM Peak -Hour Trips Lloyd Site Inbound Outbound Total Inbound Outbound Total LUC 223, Generation Rate 4.18 trips per unit 0.39 trips per unit Mid -Rise Splits 50% 50% 100% 58% 42% 100% Apartments, 80 Units Trips 167 167 334 18 13 31 LUC 826, Generation Rate 44.32 trips per KSF 2.71 trips per unit Specialty Retail, Splits 50% 50% 100% 44% 56% 100% 2,800 SF Trips 63 61 124 4 4 8 LUC 826, Generation Rate -25% of trips -25% of trips Specialty Retail (Pass- Splits 50% 50% 100% 44% 56 100% By)' 2,800 SF Trips -16 -15 -31 -1 -1 -2 TOTAL 214 213 427 21 16 37 The trip generation studies and calculations are included in the attachments. 3. TRIP DISTRIBUTION The distribution of trips generated by the Edmonds Westgate development are based on previous trip distributions approved by the City of Edmonds and changed to reflect the current mix of development uses. The trip distribution for the development anticipates that 40% of the development's trips will travel to and from west/north, twenty-five percent on SR-104 and fifteen percent on 100th Avenue W/ 9th Avenue S. Approximately 15% of the developments traffic will travel to and from the south along 100t1i Avenue W. The remaining 45% is anticipated to travel to and from the east along SR-104. The distribution of daily and PM peak -hour trips generated by the development are shown in Figure 2. Gibson Traffic Consultants, Inc. October 2016 info@gibsontraffic.com 2 GTC #15-164 Attachment 3 1 Packet Pg. 106 6.1.a GIBSON TRAFFIC CONSULTANTS TRAFFIC IMPACT STUDY GTC #15-164 EDMONDS WESTGATE LEGEND DEVELOPMENT PROJECT SITE (80 APTS & 2,800 SF RETAIL) CITY OF EDMONDS STUDY INTERSECTION FIGURE 1 SITE VICINITY MAP Attachment 3 Packet Pg. 107 6.1.a GIBSON TRAFFIC CONSULTANTS TRAFFIC IMPACT STUDY GTC #15-164 EDMONDS WESTGATE LEGEND DEVELOPMENT AWDT NEW DAILYTRAFFIC PM H PEAK NEW PM PEAK HOUR TRIPS (80 APTS & 2,800 SF RETAIL) 25 TRIP DISTRIBUTION CITY OF EDMONDS FIGURE 2 DEVELOPMENT TRIP DISTRIBUTION PM PEAK -HOUR Attachment 3 Packet Pg. 108 6.1.a Edmonds Westgate Property Traffic Impact Analysis 4. SITE ACCESS ROADWAY/DRIVEWAYS AND SAFETY The development is proposing to utilize four existing access points, two along SR-104 and two along 100th Avenue W. The frontage of the development currently has curb, gutter, and sidewalk along SR-104 and 100th Avenue W. SR-104/Edmonds Way (principal arterial) has a 5-lane section along the development's frontage, which provides two lanes in each direction, an acceleration lane for left turns out of the site for the west access and a left -turn lane for cars at the intersection of SR-14 at 100th Avenue W. Left turns into the site off of SR-104 are prohibited. The east access on SR-104, is restricted to right - in, right -out access only due to the proximity to the signalized intersection located at SR-14 and 100th Avenue W. This access would likely to be the lease used access due to the restrictions and the proximity to the adjacent retail. 100th Avenue W (minor arterial) has a 5-lane section along the development's frontage, which provides two lanes in each direction and a center two -way -left -turn lane. On the north access on 100th Avenue W, access is restricted to right -in, right -out access only. At the south access there is separate left and right turn lanes. Additionally, the center two -way -left -turn -lane will act as an inbound left -turn lane for the full access and provide storage for a two -stage outbound left -turn. 4.1 Sight Distance Requirements Since the development will be utilizing existing access locations, no changes to the existing sight distance would be made. 4.2 Channelization Warrants Since the development will be utilizing existing access locations and there is already access restrictions or left -turn channelization and there are two through lanes across the frontage right - turn channelization isn't warranted. 4.3 State Intersection Separation Since the development will be utilizing existing access locations no changes are being proposed to the existing accesses. Gibson Traffic Consultants, Inc. October 2016 info@gibsontraffic.com 5 GTC #15-164 Attachment 3 1 Packet Pg. 109 6.1.a Edmonds Westgate Property Traffic Impact Analysis 4.4 Access Level of Service Analysis Level of service analysis has been performed at one (1) off -site study intersections and two of the site access intersections to determine if the intersections would operate at acceptable levels of service. The two accesses along 100' Avenue W have been conservatively combined into one intersection. The existing turning movements at the study intersections are shown in Figure 3. The analysis has been performed for the year 2018, which is the year the development is anticipated to be completed. Additionally, in accordance with City of Edmonds requirements, five (5) years from the horizon year, 2023 was also analyzed. An annually compounding growth rate of 1%, based on growth data contained in WSDOT's 2015 Annual Traffic Report along SR- 104, was applied to the existing volumes to determine the 2018 and 2023 baseline volumes. The 2018 and 2023 baseline volumes represent the future volumes before the development is constructed. The 2018 and 2023 baseline turning movements at the study intersections are shown in Figure 4 and Figure 6 respectively. The 2018 and 2023 future with development volumes were calculated by adding the development trips and pass -by trips, to the 2018 and 2023 baseline volumes. The 2018 and 2023 future with development turning movements at the study intersections are shown in Figure 5 and Figure 7 respectively. Gibson Traffic Consultants, Inc. October 2016 info@gibsontraffic.com 6 GTC #15-164 Attachment 3 1 Packet Pg. 110 6.1.a GIBSON TRAFFIC CONSULTANTS TRAFFIC IMPACT STUDY GTC #15-164 EDMONDS WESTGATE DEVELOPMENT (80 APTS & 2,800 SF RETAIL) CITY OF EDMONDS LEGEND 305 y PM PEAK HOUR TURNING MOVEMENT VOLUMES FIGURE 3 EXISTING TURNING MOVEMENTS Attachment 3 1 Packet Pg. 111 6.1.a GIBSON TRAFFIC CONSULTANTS TRAFFIC IMPACT STUDY GTC #15-164 EDMONDS WESTGATE DEVELOPMENT (80 APTS & 2,800 SF RETAIL) CITY OF EDMONDS LEGEND 345 _ PM PEAK HOUR TURNING MOVEMENT VOLUMES FIGURE 4 2018 BASELINE TURNING MOVEMENTS Attachment 3 1 Packet Pg. 112 6.1.a GIBSON TRAFFIC CONSULTANTS TRAFFIC IMPACT STUDY GTC #15-164 EDMONDS WESTGATE DEVELOPMENT (80 APTS & 2,800 SF RETAIL) CITY OF EDMONDS LEGEND 367 _ PM PEAK HOUR TURNING MOVEMENT VOLUMES FIGURE 5 2018 FUTURE WITH DEVELOPMENT TURNING MOVEMENTS Attachment 3 1 Packet Pg. 113 6.1.a GIBSON TRAFFIC CONSULTANTS TRAFFIC IMPACT STUDY GTC #15-164 EDMONDS WESTGATE DEVELOPMENT (80 APTS & 2,800 SF RETAIL) CITY OF EDMONDS LEGEND 345 _ PM PEAK HOUR TURNING MOVEMENT VOLUMES FIGURE 6 2023 BASELINE TURNING MOVEMENTS Attachment 3 1 Packet Pg. 114 6.1.a GIBSON TRAFFIC CONSULTANTS TRAFFIC IMPACT STUDY GTC #15-164 EDMONDS WESTGATE DEVELOPMENT (80 APTS & 2,800 SF RETAIL) CITY OF EDMONDS LEGEND 367 _ PM PEAK HOUR TURNING MOVEMENT VOLUMES FIGURE 7 2023 FUTURE WITH DEVELOPMENT TURNING MOVEMENTS Attachment 3 1 Packet Pg. 115 6.1.a Edmonds Westgate Property Traffic Impact Analysis The analysis of the study intersections and site access has been performed using the Synchro 9.1, Build 907 software. Traffic congestion is generally measured in terms of level of service (LOS). In accordance with the 2010 Highway Capacity Manual (HCM), road facilities and intersections are rated between LOS A and LOS F, with LOS A being free flow and LOS F being forced flow or over -capacity conditions. The level of service at signalized and all -way stop -controlled intersections is measured in terms of average delay per vehicle in seconds. The level of service for two-way stop -controlled intersections is determined by the worst case of all the calculated lane groups at the intersection. A summary of the level of service criteria has been included in Table 2. Table 2: Level of Service Criteria for Intersections Level of 1 Service Expected Delay Intersection Control Delay Seconds er Vehicle Unsignalized Intersections Signalized Intersections A Little/No Delay <10 <10 B Short Delays >10 and <15 >10 and <20 C Average Delays >15 and <25 >20 and <35 D Long Delays >25 and <35 >35 and <55 E Very Long Delays >35 and <50 >55 and <80 F Extreme Delays2 >50 >80 Source: Highway Capacity Manual 2010. LOS A: Free -flow traffic conditions, with minimal delay to stopped vehicles (no vehicle is delayed longer than one cycle at signalized intersection). LOS B: Generally stable traffic flow conditions. LOS C: Occasional back-ups may develop, but delay to vehicles is short term and still tolerable. LOS D: During short periods of the peak hour, delays to approaching vehicles may be substantial but are tolerable during times of less demand (i.e. vehicles delayed one cycle or less at signal). LOS E: Intersections operate at or near capacity, with long queues developing on all approaches and long delays. LOS F: Jammed conditions on all approaches with excessively long delays and vehicles unable to move at times. 2 When demand volume exceeds the capacity of the lane, extreme delays will be encountered with queuing which may cause severe congestion affecting other traffic movements in the intersection. Gibson Traffic Consultants, Inc. October 2016 info@gibsontraffic.com 12 GTC #15-164 Attachment 3 1 Packet Pg. 116 6.1.a Edmonds Westgate Property Traffic Impact Analysis Per the November 2015 Transportation Plan; the acceptable level of service for City of Edmonds intersections is LOS D. Highways of Statewide Significance, SR-104, are not subject to local concurrency standards; however, WSDOT has established a standard of LOS D for these facilities. The City of Edmonds monitors these roadways and coordinates with WSDOT to address any deficiencies. The level of service analysis shows that all of the development's accesses will operate at LOS C or better in the 2018 and 2023 Future with development conditions. 4.5 Collision Summary The latest 5-year collision history from January 1, 2011 through the available 2016 data was obtained from WSDOT. The collision data was collected between MP 26.38 and 26.44 on SR- 104 and between 227th Place SW and 232nd Street SW along 100th Avenue W, which encompasses the entire site frontage. There was a total of 73 collisions in the 6-year reporting period within the study area. Twelve (12) of the collisions occurred along 100th Avenue W between the south driveway and SR-104 with the primary collision type being at an angle with seven (7) collisions. One (1) collision, an at angle collision, occurred along SR-104 between the northwestern most driveway and 100th Avenue W. The remaining sixty (60) collisions occurred at the intersection of 100th Avenue W and SR-104 with the top three collision types being year- end collisions with twenty-five (25), at angle collisions at thirteen (13) and sideswipe collisions with nine (9) collisions. The collision data is summarized in Table 3. The collision data is included in the attachments. Table 3: Collision Data Summary Collision Type Intersection Rear- Entering Opp. Same Ped./Cyclist Fixed Sideswipe Other Total end at Angle Dir. Dir. Involved Object SR-104 between northwestern 0 1 0 0 0 0 0 0 1 dwy and 100th Ave W 100`t' Ave W between southernmost 0 7 3 0 1 1 0 0 12 dwy and SR-104 100"' Ave W 25 13 2 9 3 5 3 0 60 at SR-104 Gibson Traffic Consultants, Inc. October 2016 info@gibsontraffic.com 13 GTC #15-164 Attachment 3 1 Packet Pg. 117 6.1.a Edmonds Westgate Property Traffic Impact Analysis According to the counts, there are 3,362 PM peak -hour trips through the intersection of 100th Avenue W and SR-104, using 73 as the total collisions and using a k-factor of 10, there are approximately 1.19 collisions per million entering vehicle. The WSDOT 2011 Washington State Collision Data Summary, the most recent one available from WSDOT, shows that the collision rate for an Urban Principal Arterial, which are roadways similar to SR-104, is 2.27 collisions per million vehicle miles of travel. The collision rate along the development's frontage and at the intersection of 100th Avenue W and SR-104 should therefore be considered acceptable since the collision rate is below the state average. 5. TRAFFIC VOLUMES & LEVEL OF SERVICE Existing PM peak -hour counts were collected at the four (4) off -site study intersections: 1. West driveway at SR-104 —Stop Controlled Intersection 2. 100th Avenue W at SR-104 —Signalized Intersection 3. 100th Avenue W at north driveway— Stop -Controlled Intersection 4. 100th Avenue W at south driveway— Stop -Controlled Intersection These counts were performed by the independent count firm, Traffic Data Gathering (TDG) on September 21, 2016. The existing turning movements are shown in Figure 3. The 2018 and 2023 baseline traffic volumes were determined using a 1 % annually compounding growth rate to account for other developments in the site vicinity, this is based on comparison of counts at the intersection of 100th Avenue W at SR-104 from 2008 to 2016. The 2018 baseline and 2023 baseline turning movements are shown in Figure 4 and Figure 6 respectively. The 2018 future with development traffic volumes were calculated by adding the development's trips to the 2018 baseline traffic volumes. The 2023 future with development traffic volumes were calculated by adding the development's trips to the 2023 baseline traffic volumes. The 2018 future with development and 2023 future with development turning movements are shown in Figure 5 and Figure 7 respectively. The traffic volume calculations are included in the attachments. Gibson Traffic Consultants, Inc. October 2016 info@gibsontraffic.com 14 GTC #15-164 Attachment 3 1 Packet Pg. 118 6.1.a Edmonds Westgate Property Traffic Impact Analysis 6. LEVEL OF SERVICE ANALYSIS The future with development level of service analysis has been performed for the additional 37 new PM peak -hour trips that would impact the study intersections. The development's trips were added to the baseline turning movements to determine the future with development turning movements. Counts were collected by the independent count firm TDG at the three driveways and the intersection of 100th Avenue W and SR-104. The counts at the two driveways along 100th Avenue W were conservatively combined for analysis and using the Peak -Hour Factor (PHF) and heavy vehicle percentage from the south driveway. The combined driveways will continue to operate at a LOS C in the 2018 and 2023 future with development conditions with 19.2 seconds and 20.8 seconds respectively. The intersection of 100th Avenue W and SR-104 will remain at LOS D but the delay will increase to 51.5 seconds with the development with two years of growth and 55.0 seconds with the development in seven years. The western most driveway will continue to operate at a LOS C in the 2018 and 2023 future with development conditions with 20.0 seconds and 21.4 seconds of delay respectively. The 2018 & 2023 future level of service has been shown in Table 4. All of the study intersections will remain at acceptable LOS per city standards with the development and background traffic forecasts for the 2023 concurrency forecast year. Table 4: 2018 and 2023 Level of Service Summary — PM Peak -Hour 2018 Future Conditions 2023 Future Conditions Existing without With without with Intersections Conditions Development Development Development Development LOS Delay LOS Delay LOS Delay LOS Delay LOS Delay West driveway at 1 C 19.1 sec C 19.7 sec C 20.0 sec C 21.0 sec C 21.4 sec SR-104 1001 Avenue W at 2 SR-104 D 49.3 sec D 50.8 sec D 51.5 sec D 54.5 sec D 55.0 sec 100' Avenue W at 3 C 18.2 sec C 18.7 sec C 19.2 sec C 20.2 sec C 20.8 sec Combined driveway 7. MITIGATION RECOMMENDATIONS The applicable traffic mitigation fees are from Table 4 Impact Fee Rates of the City of Edmonds Traffic Impact Analysis Guidelines. A total traffic mitigation fee of $64,728.80 is required for the Edmonds Westgate development. The traffic mitigation fee calculation for the Edmonds Westgate development is summarized in Table 5. Gibson Traffic Consultants, Inc. October 2016 info@gibsontraffic.com 15 GTC #15-164 Attachment 3 1 Packet Pg. 119 6.1.a Edmonds Westgate Property Traffic Impact Analysis Table 5: Traffic Mitigation Fee Calculation Land Use Number of Units Impact Fee per Unit Total Apartments 80 Units $776.56 per unit $62,124.80 Specialty Retail 25800 SF $0.93 per square foot $2,604.00 Total --- --- $64,728.80 8. CONCLUSIONS The Edmonds Westgate is proposed to consist of 80 apartment units and 2,800 Square Feet (SF) of specialty retail. The development is anticipated to generate 427 new average daily trips with 37 PM peak -hour trips (21 inbound/16 outbound). The development will have two accesses to SR-104 and two accesses onto 100th Avenue W, all of which are currently existing. They will continue to have adequate sight distance and operate at acceptable levels of service. The development will have a traffic mitigation fees of $64,728.80; based on the City of Edmonds traffic mitigation fee. The development will not have a significant impact on the surrounding intersections. Gibson Traffic Consultants, Inc. October 2016 info@gibsontraffic.com 16 GTC #15-164 Attachment 3 1 Packet Pg. 120 6.1.a N M O O Count Data IM x N O O. O L O. r Q A Attachment 3 Packet Pg. 121 6.1.a TTRA FFIC DATA GATHERING TURNING MOVEMENTS DIAGRAM 4:00 PM - 6:00 PM PEAK HOUR: 4:30 PM TO 5:30 PM Peds = 7 >1co T m 16 39 0 U F16 0 C3 0 1 0 Edmonds Wa 947 0 I I U-Turn 0 0 872 834 Bicycles 0 38 >, cu INTERSECTION a� PEAK HOUR VOLUME p` IN 1,869 co OUT 1,869 11 0 111 0 0 38 22 E v � V 0] Peds = 6 Edmonds Wa 39 1 Bicycles 920 959 0 0 0 U-Turn ii rn a) N CL 845LT QFC/Bartell Drugs Driveways @ Edmonds Way Edmonds, WA COUNTED BY: VT REDUCED BY: CN REDUCTION DATE: Tue. 9/27/16 HV I PHF SB 0.0% 0.57 NB 9.1% 0.69 WB 1.4% 0.91 EB 2.2% 0.83 INTRS. 1.8% 0.86 PHF = Peak Hour Factor HV = Heavy Vehicle DATE OF COUNT: Wed. 9/21/16 TIME OF COUNT: 4:00 PM - 6:00 PM WEATHER: Sunny Attachment 3 Packet Pg. 122 eleB;seM posodoid uo 6ulaeeH ollgnd : ZZOZ) s;uowLjoe;;d y;Inn podeN Ile;S b50096OZN1d :;u8wLjoe4;v 0 Z r _ W z a z O x r 3 N O r � 0 w = a a m 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 a a0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 z r Z x' w 3 r ¢ w 0 � O E 'w > m a C 0 0 0 0 0 0 0 o N co m N N v m m H g = 3 O J O V 0 O � r O tll > �` f0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 9 6 N LL' F m Z O a. r J C O - z o r M C LL > = o 1i CI 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 e a 6 J W>= W p a LL 6 C 1 4 LL 6 R 6 R 6 iOn LL 6 1 4 6> > > O_ O r z W Ve V a S 2 a yl LL a a M N T— Cb a m .�c a Attachment 3 A-2 6.1.a TTRA FFIC DATA GATHERING TURNING MOVEMENTS DIAGRAM 4:00 PM - 6:00 PM PEAK HOUR: 4:45 PM TO 5:45 PM Peds = 5 U F m 621 793 a� Q � 3 0 53 1 363 1 205 Edmonds Way T — 960 N u a� U-Turn 0 73 D_ 798 513 Bicycles 0 212 INTERSECTION PEAK HOUR VOLUME IN 3,362 OUT 3,362 735 252 1 510 1 156 0 1 918 v H U � V 0] Peds = 0 100th Avenue W @ Edmonds Way Edmonds, WA COUNTED BY: CN REDUCED BY: CN REDUCTION DATE: Mon. 9/26/16 Edmonds Wa 210 0 Bicycles 655 1,025 N 160 0 U-Turn ii U) a> CL 874LT HV I PHF SIB 1.3% 0.90 NB 1.6% 0.85 WB 1.3% 0.95 EB 1.8% 0.81 INTRS. 1.5% 0.89 PHF = Peak Hour Factor HV = Heavy Vehicle DATE OF COUNT: Wed. 9/21/16 TIME OF COUNT: 4:00 PM - 6:00 PM WEATHER: Sunny Attachment 3 1 Packet Pg. 124 eleB;seM posodoid uo 6ulaeeH ollgnd : ZZOZ) s;uowLjoe;;d y;Inn podeN Ile;S b50096OZN1d :;u8wLjoe4;v 0 N w Ir? O z r - C W z C F d Z O N r 3 N ` 3 O r � a w = a m 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 a a z r v w 3 a w � r � O E x G] 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 a a 'v H a a J � 0 3 0 O N Q r � 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O � � > x f0 N 9 a 0 0 0 0 0 0 0 0 0 0 N 0 0 0 0 0 rc r 0 3 rc ' z a r M 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o LL > x M 1i CI a 6 0 0 0 0 0 0 0 0 0 o N o o O N J 0 W> Z LL 6 C 1 4 LL 6 R 6 R 6 LL 6 1 4 6 � > O_ O 0 r z W V a S e yl LL a a LO N T— Cb a m .�c a Attachment 3 A-4 6.1.a TTRAFF/C DATA GATHER/NG TURNING MOVEMENTS DIAGRAM 4:00 PM - 6:00 PM PEAK HOUR: 4:30 PM TO 5:30 PM s = 0 bPed 3 a� (3) Bicycles QU-Turn 3 0 CD C) 49 0 NW Drivewav to Sh000ina Center 49 i U-Turn U) a 0 32 0 Bicycles INTERSECTION PEAK HOUR VOLUME IN 81 OUT 81 01 a> 0 1 Bicycles > U-Turn a 0 0 F29 0 Peds = 0 HV PHF SB 0.0% 0.72 NB #N/A #N/A EB 0.0% 0.67 INTRS. 0.0% 0.70 HV = Heavy Vehicles PHF = Peak Hour Factor NW Driveway to Shopping Center @ 100th Avenue W Edmonds, WA COUNTED BY: VT REDUCED BY: CN REDUCTION DATE: Tue. 9/27/16 DATE OF COUNT: Wed. 9/21/16 TIME OF COUNT: 4:00 PM - 6:00 PM WEATHER: Sunny Attachment 3 1 Packet Pg. 126 eleB;seM posodoid uo 6ulaeeH ollgnd : ZZOZ) s;uewLjoe;;d y;Inn podeN Ile;S b500960ZN1d :;uauayoe;;v 0 N fr} W O z r _ O W z t a U Z � J r L N � ` 3 0 o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 � a m 3 x z m 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 a a v z 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 � 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 a oJ z � r a E r w F � O a x m a C 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 � a 0 3 � J a � a N Q r � 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 O > a = ik m N 9 a 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 rc ' 0 3 r J 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o e ' rc z a r 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 rc LL x o 1i m a 6 J �> W>= W p a LL LL C 1 4 LL 6 R 6 LL 6 -a LL 6 1 4 LL > > O_ O r z W Ve V S0 a yl LL a a ti N T— Cb a m .�c a Attachment 3 A-6 6.1.a TTRA FFIC DATA GATHERING TURNING MOVEMENTS DIAGRAM 4:00 PM - 6:00 PM PEAK HOUR: 5:00 PM TO 6:00 PM Peds = 2 SW Driveway to Shoppinq Center 29 u a� U-Turn o_ 66 Bicycles INTERSECTION PEAK HOUR VOLUME IN 1,639 OUT 1,639 U F m 681 891 a� Q � F 0 675 6 29 1 839 1 10 M 0 3 702 878 o � o � v � ~ T � V O] Peds = 0 Drivewa 12 0 Bicycles 0 14 2 0 U-Turn ii U) a> 17 HV I PHF SB 2.2% 0.92 NB 1.3% 0.94 WB 0.0% 0.58 EB 1.5% 0.79 INTRS. 1 1.6% 0.94 PHF = Peak Hour Factor HV = Heavy Vehicle SW Driveway to Shopping Center @ 100th Avenue W Edmonds, WA COUNTED BY: VT REDUCED BY: CN REDUCTION DATE: Tue. 9/27/16 DATE OF COUNT: Wed. 9/21/16 TIME OF COUNT: 4:00 PM - 6:00 PM WEATHER: Sunny Attachment 3 1 Packet Pg. 128 eje6;seM posodoid uo 6ulaeeH ollgnd : ZZOZ) s;uewLjoe;;d y;Inn podeN jje;S b500960ZN1d :;uauayoe;;v 0 Q N Q V ro fr} W q Z r _ W z a U Z O - 'n � V r 3 y 0 � � 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 � a � 3 x N G] 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 9 a V z r z z � r E w 3 r O O K > x m a C 0 3 J � a N Q r � 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 N M f0 N 9 a 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 rc 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 F c2 m 0 3 r J rc ' z a r M b m a 6 J W O_0 r z W V O S e yl LL a a rn N T— Cb a m .�c a Attachment 3 A - 8 6.1.a Turning Movement Calculations B Attachment 3 Packet Pg. 130 6.1.a 1 North Access @ SR-104 Page 1 of 3 Synchro ID: 1 Existing 155 Average W ekday 16 0 0 39 PM Peak Hour b b QFC Driveway a 39 Year: 6/6/15 947 a 920 959 a 0 T Data Source: TDG 1,819 SR-104 1,869 SR-104 1,804 North o z Combined S Dwy Volumes 872 834 b 845 38 b North Access a Q p 11 0 1 11 38 1 60 1 22 Future hW without 16 06 Project 10 56 40 Average PM Peak Hour b b QFC Driveway a 40 Year: 2018 975 a 948 988 Growth Rate = 1.0 % 0 T Years of Growth = 3 1,873 SR-104 1,924 SR-104 1,858 North Total Growth = 1.0303 0 898 859 b 870 39 b North Access Q Q p 11 0 11 39 1 61 1 22 ProjectTotal 0 Average W Weekday 0 0 0 0 PM Peak Hour b b QFC Driveway 4 0 4 a 0 0 a 0 T 9 SR-104 16 SR-104 7 North o � I 5 0 b 7 5 b North Access a Q p 4 0 1 7 5 1 16 1 11 Future with Project F 16 56 40 Average Weekday 1 16 1 0 0 PM Peak Hour b b QFC Driveway Q 40 979 a 948 988 o T 1,882 SR-104 1,941 SR-104 1,865 North o � I 903 858 b 877 45 b North Access a Q p 15 1 0 1 19 45 1 79 1 34 PassProject Trips 0 0 Average Weekday 1 0 1 0 1 0 PM Peak Hour 12 b b QFC Driveway Q 0 0 a 0 0 o T 0 SR-104 SR-104 0 North o � I 0 1 b 0 1 b North Access g p p 0 1 1 2 1 1 Attachment 3 1 Packet Pg. 131 6.1.a 2 100th Ave @ SR-104 Page 2 of 3 Synchro ID: 2 1,4141 793 Average Weekday 1 53 1 363 1 205 PM Peak Hour b b 100th Avenue W a 210 Year: 6/6/15 960 a 655 1,025 a 160 T Data Source: TDG 1,758 SR-104 3,362 SR-104 1,899 North 73 Combined S Dwy Volumes 798 513 b 874 212 b 100th Avenue W Q Q 11 252 510 1 156 735 11,6531 918 Future Average Weekday Project 55 374 211 640 1,456 816 PM Peak Hour b b 100th Avenue W Q 216 Year: 2018 990 a 675 1,056 Growth Rate = 1.0 % a 165 T Years of Growth = 3 1,812 SR-104 3,464 SR-104 1,957 North Total Growth = 1.0303 75 822 529 b 901 218 b 100th Avenue W Q Q p 260 1 525 161 757 11,7031 946 ProjectTotal 5 Average W Weekday 0 3 0 2 PM Peak Hour b b 100th Avenue W Q 0 0 a 0 9 2 9 T 7 SR-104 21 SR-104 16 North 7 7 b 7 0 b 100th Avenue W Q Q p 0 2 1 0 12 1 14 1 2 Future with Project 643 1,4611 818 Average Weekday 1 55 1 377 211 PM Peak Hour b b 100th Avenue W Q 216 990 a 675 1,065 a 174 T 1,819 SR-104 3,485 SR-104 1,973 North A76 829 b 908 b 100th Avenue W Q Q 11 260 1 527 1 161 769 11,7171 948 PassProject Trips 0 0 Average Weekday 1 0 1 0 1 0 PM Peak Hour 12 b b 100th Avenue W Q 0 0 a 0 0 a 0 T 0 SR-104 �0 SR-104 0 North 0 qO 0 b 100th Avenue W Q Q p 0 0 1 0 0 0 1 0 Attachment 3 1 Packet Pg. 132 6.1.a 3 100th Ave @ South Access Page 3 of 3 SynchroID: 3 Exis Weekday 49 675 6 1,624 Average894 PM Peak Hour 8 b 100th Avenue W a 12 Year: 6/6115 78 a 0 14 2 T Data Source: TDG 175 Site Access 1,719 Commercial Driveway 30 North ZI Combined S Dwy Volumes Eff b 16 b 100th Avenue W a 11 29 1 839 1 10 731 11,6091 878 Future verage Weekday ct � 50 695 6 1,671751 920 PM Peak Hour b b 100th Avenue W a 12 Year: 2018 80 a 0 14 Growth Rate = 1.0 % 2 T Years of Growth = 3 180 Site Access 1,769 Commercial Driveway 3o North Total Growth = 1.0303 44 100 0 b 16 Hi56 b 100th Avenue W a 4 zA 30 1 864 1 10 753 11,6571 904 Total Project Trips 12 14 2 Average Weekday 1 12 1 0 0 PM Peak Hour b b 100th Avenue W a 0 16 a 0 0 0 T 21 Site Access 21 Commercial Driveway 0 North 2 5 0 3b q0 b 100th Avenue W a 11 4 1 0 1 0 3 7 1 4 Average W ekdayt 62 695 6 1,685763 922 PM Peak Hour b b 100th Avenue W a 12 96 a 0 14 2 T 201 Site Access 1,790 Commercial Driveway 30 North 46 �' 105 0 b 16 59 b 100th Avenue W 34 1 864 1 10 756 11,6641 908 Pass -By Project Trips 0 Average 0 Average Weekday 1 0 1 0 0 PM Peak Hour b b 100th Avenue W a 0 0 a 0 0 0 T 0 Site Access Commercial Driveway o North o �' I 0 o b 0 0 b 100th Avenue W 0 1 0 1 0 0 1 0 1 0 Attachment 3 1 Packet Pg. 133 6.1.a 1 North Access @ SR-104 Page 1 of 3 Synchro ID: 1 Existing 155 Average W ekday 16 0 0 39 PM Peak Hour b b QFC Driveway a 39 Year: 6/6/15 947 a 920 959 a 0 T Data Source: TDG 1,819 SR-104 1,869 SR-104 1,804 North 0 z Combined S Dwy Volumes 872 834 b 845 38 b North Access a Q p 11 0 1 11 38 1 60 1 22 Future Average Weekday 17 10 0 59 42 PM Peak Hour b b QFC Driveway a 42 Year: 2023 1,025 a 996 1,038 Growth Rate = 1.0 % 0 T Years of Growth = 8 1,969 SR-104 2,023 SR-104 1,953 North Total Growth = 1.0829 0 944 903 b 915 41 b North Access a Q p 12 0 12 41 1 65 1 24 Total Project Trips 0 0 0 Average Weekday 1 0 1 0 0 PM Peak Hour b b QFC Driveway 4 0 4 a 0 0 a 0 T 9 SR-104 16 SR-104 7 North o � I 5 0 b 7 5 b North Access a Q p 4 0 1 7 5 1 16 1 11 Future with Project F 17 59 42 Average Weekday 1 17 1 0 0 PM Peak Hour b b QFC Driveway Q 42 1,029 a 996 1,038 a 0 T 1,978 SR-104 2,040 SR-104 1,960 North o � I 949 902 b 922 47 b North Access a Q p 16 1 0 1 20 47 1 83 1 36 PassProject Trips 0 0 Average Weekday 1 0 1 0 1 0 PM Peak Hour r2 b b QFC Driveway Q 0 0 a 0 0 a 0 T 0 SR-104 �1 SR-104 0 North 0 1 b 0 1 b North Access a Q p 0 1 1 2 1 1 Attachment 3 1 Packet Pg. 134 6.1.a 2 100th Ave @ SR-104 Page 2 of 3 Synchro ID: 2 1,4141 793 Average Weekday 1 53 1 363 1 205 PM Peak Hour b b 100th Avenue W a 210 Year: 6/6/15 960 a 655 1,025 a 160 T Data Source: TDG 1,758 SR-104 3,362 SR-104 1,899 North 73 Combined S Dwy Volumes 798 513 b 874 212 b 100th Avenue W Q Q 11 252 510 1 156 735 11,6531 918 Future Average Weekday Project 57 393 222 672 1,530 858 PM Peak Hour b b 100th Avenue W Q 227 Year: 2023 1,039 a 709 1,109 Growth Rate = 1.0 % a 173 T Years of Growth = 8 1,904 SR-104 3,640 SR-104 2,056 North Total Growth = 1.0829 J5fl16 865 b 947 b 100th Avenue W Q Q p 273 1 552 169 796 11,7901 994 ProjectTotal 5 Average W Weekday 0 3 0 2 PM Peak Hour b b 100th Avenue W Q 0 0 a 0 9 2 9 T 7 SR-104 21 SR-104 16 North 7 7 b 7 0 b 100th Avenue W Q Q p 0 2 1 0 12 1 14 1 2 Future with Project 675 1,5351 860 Average Weekday 1 57 1 396 222 PM Peak Hour b b 100th Avenue W Q 227 1,039 a 709 1,118 a 182 T 1,911 SR-104 3,661 SR-104 2,072 North 79 872 563 b 954 230 b 100th Avenue W Q Q 11 273 556 1 169 808 11,8041 996 PassProject Trips 0 0 Average Weekday 1 0 1 0 1 0 PM Peak Hour 12 b b 100th Avenue W Q 0 0 a 0 0 a 0 T 0 SR-104 �0 SR-104 0 North 0 qO 0 b 100th Avenue W Q Q p 0 0 1 0 0 0 1 0 Attachment 3 1 Packet Pg. 135 6.1.a 3 100th Ave @ South Access Page 3 of 3 SynchroID: 3 Exis Weekday 49 675 6 1,624 Average894 PM Peak Hour d b 100th Avenue W a 12 Year: 6/6115 78 a 0 14 2 T Data Source: TDG 175 Site Access 1,719 Commercial Driveway 30 North ZI Combined S Dwy Volumes Eff b 16 b 100th Avenue W a 11 29 1 839 1 10 731 11,6091 878 Future verage Weekday Project � 53 736 0 1,759 969 PM Peak Hour b b 100th Avenue W a 13 Year: 2023 84 a 0 15 Growth Rate = 1.0 % 2 T Years of Growth = 8 189 Site Access 1,861 Commercial Driveway 32 North Total Growth = 1.0829 47 105 0 b 17 Hi58 b 100th Avenue W a 4 31 1 909 1 11 791 11,7421 95151 Total Project Trips 12 14 2 Average Weekday 1 12 1 0 0 PM Peak Hour b b 100th Avenue W a 0 16 a 0 0 0 T 21 Site Access 21 Commercial Driveway 0 North 2 5 0 3b q0 b 100th Avenue W a 11 4 1 0 1 0 3 7 1 4 Average W ekdayt 65 831 6 1,77302 971 PM Peak Hour b b 100th Avenue W a 13 100 a 0 15 2 T 210 Site Access 1,882 Commercial Driveway 32 North 49 110 0 b 17 61 b 100th Avenue W 35 1 909 1 11 794 11,7491 955 Pass -By Project Trips 0 Average 0 Average Weekday 1 0 1 0 0 PM Peak Hour b b 100th Avenue W a 0 0 a 0 0 0 T 0 Site Access Commercial Driveway o North o �' I 0 o b 0 0 b 100th Avenue W 0 1 0 1 0 0 1 0 1 0 Attachment 3 1 Packet Pg. 136 6.1.a Level of Service Calculations c Attachment 3 Packet Pg. 137 6.1.a H:\2015\15-164\Synchro\2016 Existing Conditions.syn 1: North Driveway/QFC Driveway & SR-104 Edmonds Westgate (15-164) Intersection Int Delay, s/veh 0.4 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations tT+ t r Traffic Vol, veh/h 0 834 38 0 920 39 11 0 11 0 0 16 Future Vol, veh/h 0 834 38 0 920 39 11 0 11 0 0 16 Conflicting Peds, #/hr 7 0 6 6 0 7 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - None - None - None None Storage Length - - - 0 Veh in Median Storage, # 0 0 2 0 - Grade, % 0 0 0 0 - Peak Hour Factor 83 83 83 91 91 91 69 69 69 57 57 57 Heavy Vehicles, % 2 2 2 1 1 1 9 9 9 0 0 0 Mvmt Flow 0 1005 46 0 1011 43 16 0 16 0 0 28 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 0 0 - 0 1539 2095 531 534 Stage 1 - - - - 1034 1034 - - Stage 2 - 505 1061 - - Critical Hdwy - 7.68 6.68 7.08 6.9 Critical Hdwy Stg 1 6.68 5.68 - - - Critical Hdwy Stg 2 6.68 5.68 - - - Follow-up Hdwy 3.59 4.09 3.39 3.3 Pot Cap-1 Maneuver 0 0 74 47 475 0 0 496 Stage 1 0 0 236 293 - 0 0 - Stage 2 0 0 500 284 - 0 0 - Platoon blocked, % - Mov Cap-1 Maneuver - - - - 69 46 472 - - 493 Mov Cap-2 Maneuver - - 207 196 - - Stage 1 - - 236 291 - - Stage 2 - - 472 282 - - Approach EB WB NB SB HCM Control Delay, s 0 0 19.1 12.7 HCM LOS C B Minor Lane/Major Mvmt NBLn1 EBT EBR WBT WBR SBLn1 Capacity (veh/h) 288 - - 493 HCM Lane V/C Ratio 0.111 - - 0.057 HCM Control Delay (s) 19.1 - - 12.7 HCM Lane LOS C - - B HCM 95th %tile Q(veh) 0.4 - - 0.2 Gibson Traffic Consultants, Inc. [SPF] Existing Conditions PM Peak -Hour Attachment 3 1 Packet Pg. 138 6.1.a rn � E E w y ui 2 N M N O E w 2 N v o o N� M Ci O u� �0000 voirn0 rn�- K n xJ aUY n� Qm G y Z m oun rn o � �op � rnp 0 0 a J} M O O [O+J O M V M N N p ODe7o o O c o W 0 a ya} O �00 (00Of00 N J Z 0 rn Q N N o u n rn u� o � n x m o 0 o p M p c.i�ov `J°}��oovov v M p N O N d o O W Oi N N <7 O C a y} O N O C cr0 O fr0 N Z O O Z O O O N? O uh o C f R} 0? 0 C M rn o0 oM c �d M OLOLq Ou>vJ} 2c M �ow ui of N�o ai�ov oo2 � z C rn v Q v v 0 1 P 0\ I n O � n m m n m rn O rn p � p o M M rn o d^ c u-,v c°D m��o�w r Our Lq Jj � ui oiv �riov o°p6dno� z 4> L c s t m 3 m m N y a �? �>-rn`o_a E o Vat �c a m y m� mo mN rnLL �� �-o� o f ii La t H m 9¢ 3 w 3 a 3 E 3 d m E N Y m o. a t6 (n w E E o .E o oo' J c m o a (7 U ?lL m m LL N LLL LL U C Cie C74 U J J��i—�nm�Ja WLLinLL(nQ'fnnJ��c.�c�ainJ�aao<n����r¢J�JJ�a¢ >c�v� a¢ 00 a U HE H 0 0 Attachment 3 Packet Pg. 139 6.1.a H:\2015\15-164\Synchro\2016 Existing Conditions.syn 3: 100th Avenue W & South Access/Commercial Driveway Edmonds Westgate (15-164) Intersection Int Delay, s/veh 1.6 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations *' r ) t ) 0 Traffic Vol, veh/h 43 0 54 2 0 12 29 839 10 6 675 49 Future Vol, veh/h 43 0 54 2 0 12 29 839 10 6 675 49 Conflicting Peds, #/hr 2 0 0 0 0 2 14 0 5 5 0 14 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - None - None - - None - None Storage Length - 0 - 25 - 25 Veh in Median Storage, # 1 - 0 - 0 - 0 Grade, % 0 - 0 - 0 - 0 Peak Hour Factor 79 79 79 58 58 58 94 94 94 92 92 92 Heavy Vehicles, % 2 2 2 0 0 0 1 1 1 2 2 2 Mvmt Flow 54 0 68 3 0 21 31 893 11 7 734 53 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 1297 1757 407 1345 1779 459 801 0 0 908 0 0 Stage 1 787 787 - 965 965 - - - - - - - Stage 2 510 970 - 380 814 - - - - Critical Hdwy 7.54 6.54 6.94 7.5 6.5 6.9 4.12 - 4.14 Critical Hdwy Stg 1 6.54 5.54 - 6.5 5.5 - - - - Critical Hdwy Stg 2 6.54 5.54 - 6.5 5.5 - - - - Follow-up Hdwy 3.52 4.02 3.32 3.5 4 3.3 2.21 - 2.22 Pot Cap-1 Maneuver 119 84 593 112 83 554 825 - 745 Stage 1 351 401 - 278 336 - - - - Stage 2 514 330 - 619 394 - - - - Platoon blocked, % - Mov Cap-1 Maneuver 109 79 585 95 78 550 825 - 744 Mov Cap-2 Maneuver 225 193 - 95 78 - - - - Stage 1 333 392 266 322 - Stage 2 475 316 542 385 - Approach EB WB NB SIB HCM Control Delay, s 18.2 16.9 0.3 0.1 HCM LOS C C Minor Lane/Major Mvmt NBL NBT NBR EBLn1 EBLn2WBLn1 SBL SBT SBR Capacity (veh/h) 825 - 225 585 327 744 - HCM Lane V/C Ratio 0.037 - 0.242 0.117 0.074 0.009 - HCM Control Delay (s) 9.5 - 26 12 16.9 9.9 - HCM Lane LOS A - D B C A - HCM 95th %tile Q(veh) 0.1 - 0.9 0.4 0.2 0 - Gibson Traffic Consultants, Inc. [SPF] Existing Conditions PM Peak -Hour Attachment 3 1 Packet Pg. 140 6.1.a H:\2015\15-164\Synchro\2018 Baseline Conditions.syn 1: North Driveway/QFC Driveway & SR-1104 Edmonds Westgate (15-164) Intersection Int Delay, s/veh 0.4 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations tT+ t r Traffic Vol, veh/h 0 859 39 0 948 40 11 0 11 0 0 16 Future Vol, veh/h 0 859 39 0 948 40 11 0 11 0 0 16 Conflicting Peds, #/hr 7 0 6 6 0 7 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - None - None - None None Storage Length - - - 0 Veh in Median Storage, # 0 0 2 0 - Grade, % 0 0 0 0 - Peak Hour Factor 83 83 83 91 91 91 69 69 69 57 57 57 Heavy Vehicles, % 2 2 2 1 1 1 9 9 9 0 0 0 Mvmt Flow 0 1035 47 0 1042 44 16 0 16 0 0 28 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 0 0 - 0 1585 2157 547 550 Stage 1 - - - - 1064 1064 - - Stage 2 - 521 1093 - - Critical Hdwy 7.68 6.68 7.08 6.9 Critical Hdwy Stg 1 - 6.68 5.68 - - - Critical Hdwy Stg 2 - 6.68 5.68 - - - Follow-up Hdwy - 3.59 4.09 3.39 3.3 Pot Cap-1 Maneuver 0 0 - 68 43 463 0 0 484 Stage 1 0 0 - 226 283 - 0 0 - Stage 2 0 0 - 489 274 - 0 0 - Platoon blocked, % - Mov Cap-1 Maneuver - - - - 64 42 460 - - 481 Mov Cap-2 Maneuver - - 198 188 - - Stage 1 - - 226 281 - - - Stage 2 - - 460 272 - - - Approach EB WB NB SB HCM Control Delay, s 0 0 19.7 12.9 HCM LOS C B Minor Lane/Major Mvmt NBLn1 EBT EBR WBT WBR SBLn1 Capacity (veh/h) 277 - - 481 HCM Lane V/C Ratio 0.115 - - 0.058 HCM Control Delay (s) 19.7 - - 12.9 HCM Lane LOS C - - B HCM 95th %tile Q(veh) 0.4 - - 0.2 Gibson Traffic Consultants, Inc. [SPF] 2018 Future with Development Conditions PM Peak -Hour Attachment 3 1 Packet Pg. 141 6.1.a O E w O U U) m 00 0 CD N O (L) od >. U) �7 C In Q � L O O N 2 N M N O E w 2 N Qm Z C y oO m �n rn rn co <o p p o o O un a j} ovN OO [O+J O M M N N 0 CS N O N W 0 0 a y} O O O n O n N J Z 0 rn QN Z CSI OU[ U[ O N O)\ f Un ao oco p Mp `J°} �Mo o vov voi M p O o W C a y} O N O C O G O N Z C O Z O O o C R} Z M C O? O a p? p M m oM M OLn= =un c Oov mNMovo v,wai�ov z 0 G7 rn Q a O O uO Ou0 O LO N C (R g O M p N W G Z N O cn o C R } M M ou,o�o c� c Lq Jj �rnm��n o Lnw d^ ui oiv �riov o°p6dno� z � m 3 m m N y a �? �>-rn a"ic E o Vat �c a m y m� - 3 w 3 a 3 E O co >> o a� a� — .Ja'. o �E o o v n H a 'm o Em ii d p p c ( U ?(i rn� �m LL yLLLLL(np �cc�e �(7� o� o c c(n (n 3 �J J—� ? 3p O.O. o �o a a a a o o a� m E o a€i v 3 0 o a> o o m at0i v ii o 0 0 J J��i—(nm�JaLLlLfnlL(na'fnJin�UUatnJ�aap(n����}¢J�JJ�'a¢ 0 0 Attachment 3 Packet Pg. 142 6.1.a H:\2015\15-164\Synchro\2018 Baseline Conditions.syn 3: 100th Avenue W & South Access/Commercial Driveway Edmonds Westgate (15-164) Intersection Int Delay, s/veh 1.6 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations *' r Vii t ) 0 Traffic Vol, veh/h 44 0 56 2 0 12 30 864 10 6 695 50 Future Vol, veh/h 44 0 56 2 0 12 30 864 10 6 695 50 Conflicting Peds, #/hr 2 0 0 0 0 2 14 0 5 5 0 14 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - None - None - - None - None Storage Length - 0 - 25 - 25 Veh in Median Storage, # 1 - 0 - 0 - 0 Grade, % 0 - 0 - 0 - 0 Peak Hour Factor 79 79 79 58 58 58 94 94 94 92 92 92 Heavy Vehicles, % 2 2 2 0 0 0 1 1 1 2 2 2 Mvmt Flow 56 0 71 3 0 21 32 919 11 7 755 54 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 1335 1809 419 1384 1830 472 824 0 0 935 0 0 Stage 1 810 810 - 993 993 - - - - - - - Stage 2 525 999 - 391 837 - - - - Critical Hdwy 7.54 6.54 6.94 7.5 6.5 6.9 4.12 - 4.14 Critical Hdwy Stg 1 6.54 5.54 - 6.5 5.5 - - - - Critical Hdwy Stg 2 6.54 5.54 - 6.5 5.5 - - - - Follow-up Hdwy 3.52 4.02 3.32 3.5 4 3.3 2.21 - 2.22 Pot Cap-1 Maneuver 112 78 583 105 77 544 808 - 728 Stage 1 340 391 - 267 326 - - - - Stage 2 504 319 - 610 385 - - - - Platoon blocked, % - Mov Cap-1 Maneuver 102 73 575 88 72 540 808 - 727 Mov Cap-2 Maneuver 217 185 - 88 72 - - - - Stage 1 322 382 255 312 - Stage 2 465 305 530 376 - Approach EB WB NB SIB HCM Control Delay, s 18.7 17.5 0.3 0.1 HCM LOS C C Minor Lane/Major Mvmt NBL NBT NBR EBLn1 EBLn2WBLn1 SBL SBT SBR Capacity (veh/h) 808 - 217 575 311 727 - HCM Lane V/C Ratio 0.039 - 0.257 0.123 0.078 0.009 - HCM Control Delay (s) 9.6 - 27.2 12.1 17.5 10 - HCM Lane LOS A - D B C A - HCM 95th %tile Q(veh) 0.1 - 1 0.4 0.3 0 - Gibson Traffic Consultants, Inc. [SPF] 2018 Future with Development Conditions PM Peak -Hour Attachment 3 1 Packet Pg. 143 6.1.a H:\2015\15-164\Synchro\2018 Future with Development Conditions.syn 1: North Driveway/QFC Driveway & SR-104 Edmonds Westgate (15-164) Intersection Int Delay, s/veh 0.6 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations tT+ t r Traffic Vol, veh/h 0 858 45 0 948 40 15 0 19 0 0 16 Future Vol, veh/h 0 858 45 0 948 40 15 0 19 0 0 16 Conflicting Peds, #/hr 7 0 6 6 0 7 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - None - None - None None Storage Length - - - 0 Veh in Median Storage, # 0 0 2 0 - Grade, % 0 0 0 0 - Peak Hour Factor 83 83 83 91 91 91 69 69 69 57 57 57 Heavy Vehicles, % 2 2 2 1 1 1 9 9 9 0 0 0 Mvmt Flow 0 1034 54 0 1042 44 22 0 28 0 0 28 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 0 0 - 0 1588 2160 550 550 Stage 1 - - - - 1067 1067 - - Stage 2 - 521 1093 - - Critical Hdwy - 7.68 6.68 7.08 6.9 Critical Hdwy Stg 1 6.68 5.68 - - - Critical Hdwy Stg 2 - 6.68 5.68 - - - Follow-up Hdwy - 3.59 4.09 3.39 3.3 Pot Cap-1 Maneuver 0 0 - 68 43 461 0 0 484 Stage 1 0 0 - 225 282 - 0 0 - Stage 2 0 0 - 489 274 - 0 0 - Platoon blocked, % - Mov Cap-1 Maneuver - - - - 64 42 458 - - 481 Mov Cap-2 Maneuver - - 197 188 - - Stage 1 - - 225 280 - - - Stage 2 - - 460 272 - - - Approach EB WB NB SB HCM Control Delay, s 0 0 20 12.9 HCM LOS C B Minor Lane/Major Mvmt NBLn1 EBT EBR WBT WBR SBLn1 Capacity (veh/h) 289 - - 481 HCM Lane V/C Ratio 0.171 - - 0.058 HCM Control Delay (s) 20 - - 12.9 HCM Lane LOS C - - B HCM 95th %tile Q(veh) 0.6 - - 0.2 Gibson Traffic Consultants, Inc. [SPF] 2018 Future with Development Conditions PM Peak -Hour Attachment 3 1 Packet Pg. 144 6.1.a o E w 3 0 LL LL 0 O CD N O tL) od >. U) �7 C In Q � L O O N 2 N M N o E w 3 7 7 LL Co O O N O (L) 06 >. U N f�D 0 C � Q � L O O N 2 N l N m o rn M o o� z r� 00cR ` u� N000m w m m rn e o 0 o rn mvN "000m vS rn n �e J'aUY n� N � U m 0 d m E d d J o 0 m E y n aooiUU H E o o a n m d E o o m m Q U Q z U 5 E Q u N M o O CQm yo Z m ut rn u� rn rno o� p u�o o o O a j} N OO [O+J O M M N N 0 M O M W 0 0 a y} o. 0 0 n O n N J Z 0 rn Q N c I Z N o n rn n o n N o N p m p M p N O N d O M O M W Oi N N <7 C a y} O N O C 0 0 0 N Z C O Z O O o C R} Z M C O? O a p? p M rn oM dnMM000w uim N�o c��ov z 0 �Qv a o�no�u> OLn m c'R cN w1�w M M or r Our u> Lq Jj �rnm��n o Lnw o aui oiv �ri�ov o0o aio ri z o o r r I? �>-rn a"ic `o_a o€a'�~ E �-o� o y ii La t H m 9¢ 3 w 3 a 3 3 d m N Y m o. a t6 (n w E E o>> E o a� a� — .Ja'. of o E o v n H a 'm o' J c m o a E E--~ E o m ii d p p c ELL yLLLLL(np� ? 0 3p O.O. m m m - o o at0i v ii o 0 0 JJ��i—wwm A WLLinLLinna'fnJ��UUatnJ�aaptn ��r¢J�JJ�Q¢>Uv� as 00 0 0 Attachment 3 Packet Pg. 145 6.1.a H:\2015\15-164\Synchro\2018 Future with Development Conditions.syn 3: 100th Avenue W & South Access/Commercial Driveway Edmonds Westgate (15-164) Intersection Int Delay, s/veh 1.8 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations *' r ) t ) 0 Traffic Vol, veh/h 46 0 59 2 0 12 34 864 10 6 695 62 Future Vol, veh/h 46 0 59 2 0 12 34 864 10 6 695 62 Conflicting Peds, #/hr 2 0 0 0 0 2 14 0 5 5 0 14 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - None - None - - None - None Storage Length - 0 - 25 - 25 Veh in Median Storage, # 1 - 0 - 0 - 0 Grade, % 0 - 0 - 0 - 0 Peak Hour Factor 79 79 79 58 58 58 94 94 94 92 92 92 Heavy Vehicles, % 2 2 2 0 0 0 1 1 1 2 2 2 Mvmt Flow 58 0 75 3 0 21 36 919 11 7 755 67 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 1350 1823 425 1393 1852 472 837 0 0 935 0 0 Stage 1 816 816 - 1002 1002 - - - - - - - Stage 2 534 1007 - 391 850 - - - - Critical Hdwy 7.54 6.54 6.94 7.5 6.5 6.9 4.12 - 4.14 Critical Hdwy Stg 1 6.54 5.54 - 6.5 5.5 - - - - Critical Hdwy Stg 2 6.54 5.54 - 6.5 5.5 - - - - Follow-up Hdwy 3.52 4.02 3.32 3.5 4 3.3 2.21 - 2.22 Pot Cap-1 Maneuver 109 76 578 103 75 544 799 - 728 Stage 1 337 389 - 264 323 - - - - Stage 2 498 317 - 610 380 - - - - Platoon blocked, % - Mov Cap-1 Maneuver 99 71 570 85 70 540 799 - 727 Mov Cap-2 Maneuver 213 183 - 85 70 - - - - Stage 1 318 380 251 307 - Stage 2 456 301 525 371 - Approach EB WB NB SIB HCM Control Delay, s 19.2 17.8 0.4 0.1 HCM LOS C C Minor Lane/Major Mvmt NBL NBT NBR EBLn1 EBLn2WBLn1 SBL SBT SBR Capacity (veh/h) 799 - 213 570 306 727 - HCM Lane V/C Ratio 0.045 - 0.273 0.131 0.079 0.009 - HCM Control Delay (s) 9.7 - 28.1 12.3 17.8 10 - HCM Lane LOS A - D B C A - HCM 95th %tile Q(veh) 0.1 - 1.1 0.4 0.3 0 - Gibson Traffic Consultants, Inc. [SPF] 2018 Future with Development Conditions PM Peak -Hour Attachment 3 1 Packet Pg. 146 6.1.a H:\2015\15-164\Synchro\2023 Baseline Conditions.syn 1: North Driveway/QFC Driveway & SR-104 Edmonds Westgate (15-164) Intersection Int Delay, s/veh 0.5 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations tT+ t r Traffic Vol, veh/h 0 903 41 0 996 42 12 0 12 0 0 17 Future Vol, veh/h 0 903 41 0 996 42 12 0 12 0 0 17 Conflicting Peds, #/hr 7 0 6 6 0 7 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - None - None - None None Storage Length - - - 0 Veh in Median Storage, # 0 0 2 0 - Grade, % 0 0 0 0 - Peak Hour Factor 83 83 83 91 91 91 69 69 69 57 57 57 Heavy Vehicles, % 2 2 2 1 1 1 9 9 9 0 0 0 Mvmt Flow 0 1088 49 0 1095 46 17 0 17 0 0 30 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 0 0 - 0 1666 2267 575 577 Stage 1 - - - - 1119 1119 - - Stage 2 - 547 1148 - - Critical Hdwy - - 7.68 6.68 7.08 6.9 Critical Hdwy Stg 1 - 6.68 5.68 - - - Critical Hdwy Stg 2 - 6.68 5.68 - - - Follow-up Hdwy - 3.59 4.09 3.39 3.3 Pot Cap-1 Maneuver 0 0 59 37 444 0 0 465 Stage 1 0 0 209 266 - 0 0 - Stage 2 0 0 472 258 - 0 0 - Platoon blocked, % Mov Cap-1 Maneuver - - - - 55 37 441 - - 462 Mov Cap-2 Maneuver - - 183 176 - - Stage 1 - - 209 264 - - - Stage 2 - - 442 256 - - - Approach EB WB NB SB HCM Control Delay, s 0 0 21 13.3 HCM LOS C B Minor Lane/Major Mvmt NBLn1 EBT EBR WBT WBR SBLn1 Capacity (veh/h) 259 - - 462 HCM Lane V/C Ratio 0.134 - - 0.065 HCM Control Delay (s) 21 - - 13.3 HCM Lane LOS C - - B HCM 95th %tile Q(veh) 0.5 - - 0.2 Gibson Traffic Consultants, Inc. [SPF] 2023 Baseline Conditions PM Peak -Hour Attachment 3 1 Packet Pg. 147 6.1.a E E w T f/1 ul O 0 O U U) m 00 2 N M N E w (M 7 CN N o 2 U 06 >. U N f�D O C � Q � t O O N O 2 N T O # C 6 # O Mao Moo m� 'nm000� voirn0 rn�- K n xJ aUY o.� 6 m E N N m Z a m dC7-� mti loin Of Qm (o Z CS o(n cq un o un env o0o p v W u') N c J e (7 0 0 a j} N OO OO N N VO O (O (q LL 0 0 a y} O 0 6 aOD O W J Z N C C Z O N N O N c0'J n <7 o C a R} M O 6? O- Y� M p N O<7O V O V W C a y} o N 66-O- M N Z O O ¢ m a C Z o O u n a o u n O n m N O N o O o (n N N rn o C R} Z M V O a 66 uN'S M c �aM M ci of N^oi (=!ov a» o(Roo ac�w z C O M Q a G Z O O uO o i0 o } O m d uQ O O M LO W W (n N r aD (M C uO R Z M M �O m OO u' N \ i0 Lq 'O J} C - - - - O - LL o 0 O r C C 6 O OMi Z aL> ~LL3 LdVEv) cnm Hy saCtat'mC ��oe mJ aC37 m m . E Jo om0cn4>rn 2!� � H yo ,° E E E?§ .2 Ow o.E o o 44, oa 3 o m 0- J J��i—(nm�JaLLlLfnlL(na'fnJ��c.�c�ainJ�aao<n����r¢J�JJ�a¢ >c�v� a¢ a U HE H 0 0 Attachment 3 Packet Pg. 148 6.1.a H:\2015\15-164\Synchro\2023 Baseline Conditions.syn 3: 100th Avenue W & South Access/Commercial Driveway Edmonds Westgate (15-164) Intersection Int Delay, s/veh 1.7 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations *' r Vii t ) 0 Traffic Vol, veh/h 47 0 58 2 0 13 31 909 11 6 731 53 Future Vol, veh/h 47 0 58 2 0 13 31 909 11 6 731 53 Conflicting Peds, #/hr 2 0 0 0 0 2 14 0 5 5 0 14 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - None - None - - None - None Storage Length - 0 - 25 - 25 Veh in Median Storage, # 1 - 0 - 0 - 0 Grade, % 0 - 0 - 0 - 0 Peak Hour Factor 79 79 79 58 58 58 94 94 94 92 92 92 Heavy Vehicles, % 2 2 2 0 0 0 1 1 1 2 2 2 Mvmt Flow 59 0 73 3 0 22 33 967 12 7 795 58 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 1401 1900 440 1454 1923 496 866 0 0 984 0 0 Stage 1 850 850 - 1044 1044 - - - - - - - Stage 2 551 1050 - 410 879 - - - - Critical Hdwy 7.54 6.54 6.94 7.5 6.5 6.9 4.12 - 4.14 Critical Hdwy Stg 1 6.54 5.54 - 6.5 5.5 - - - - Critical Hdwy Stg 2 6.54 5.54 - 6.5 5.5 - - - - Follow-up Hdwy 3.52 4.02 3.32 3.5 4 3.3 2.21 - 2.22 Pot Cap-1 Maneuver 100 68 565 93 68 525 780 - 698 Stage 1 322 375 - 249 309 - - - - Stage 2 486 302 - 595 368 - - - - Platoon blocked, % - Mov Cap-1 Maneuver 91 63 557 77 63 522 780 - 697 Mov Cap-2 Maneuver 204 173 - 77 63 - - - - Stage 1 304 366 237 295 - Stage 2 445 288 511 359 - Approach EB WB NB SB HCM Control Delay, s 20.2 18.4 0.3 0.1 HCM LOS C C Minor Lane/Major Mvmt NBL NBT NBR EBLn1 EBLn2WBLn1 SBL SBT SBR Capacity (veh/h) 780 - 204 557 295 697 - HCM Lane V/C Ratio 0.042 - 0.292 0.132 0.088 0.009 - HCM Control Delay (s) 9.8 - 29.8 12.4 18.4 10.2 - HCM Lane LOS A - D B C B - HCM 95th %tile Q(veh) 0.1 - 1.2 0.5 0.3 0 - Gibson Traffic Consultants, Inc. [SPF] 2023 Baseline Conditions PM Peak -Hour Attachment 3 1 Packet Pg. 149 6.1.a H:\2015\15-164\Synchro\2023 Future with Development Conditions.syn 1: North Driveway/QFC Driveway & SR-104 Edmonds Westgate (15-164) Intersection Int Delay, s/veh 0.6 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations tT+ t r Traffic Vol, veh/h 0 902 47 0 996 42 16 0 20 0 0 17 Future Vol, veh/h 0 902 47 0 996 42 16 0 20 0 0 17 Conflicting Peds, #/hr 7 0 6 6 0 7 0 0 0 0 0 0 Sign Control Free Free Free Free Free Free Stop Stop Stop Stop Stop Stop RT Channelized - None - None - None None Storage Length - - - 0 Veh in Median Storage, # 0 0 2 0 - Grade, % 0 0 0 0 - Peak Hour Factor 83 83 83 91 91 91 69 69 69 57 57 57 Heavy Vehicles, % 2 2 2 1 1 1 9 9 9 0 0 0 Mvmt Flow 0 1087 57 0 1095 46 23 0 29 0 0 30 Major/Minor Major1 Major2 Minor1 Minor2 Conflicting Flow All 0 0 - 0 1668 2269 578 577 Stage 1 - - - - 1121 1121 - - Stage 2 - 547 1148 - - Critical Hdwy - - 7.68 6.68 7.08 6.9 Critical Hdwy Stg 1 - 6.68 5.68 - - - Critical Hdwy Stg 2 - 6.68 5.68 - - - Follow-up Hdwy - 3.59 4.09 3.39 3.3 Pot Cap-1 Maneuver 0 0 59 36 442 0 0 465 Stage 1 0 0 208 265 - 0 0 - Stage 2 0 0 472 258 - 0 0 - Platoon blocked, % Mov Cap-1 Maneuver - - - - 55 36 439 - - 462 Mov Cap-2 Maneuver - - 183 176 - - Stage 1 - - 208 263 - - - Stage 2 - - 442 256 - - - Approach EB WB NB SB HCM Control Delay, s 0 0 21.4 13.3 HCM LOS C B Minor Lane/Major Mvmt NBLn1 EBT EBR WBT WBR SBLn1 Capacity (veh/h) 271 - - 462 HCM Lane V/C Ratio 0.193 - - 0.065 HCM Control Delay (s) 21.4 - - 13.3 HCM Lane LOS C - - B HCM 95th %tile Q(veh) 0.7 - - 0.2 Gibson Traffic Consultants, Inc. [SPF] 2023 Future with Development Conditions PM Peak -Hour Attachment 3 1 Packet Pg. 150 6.1.a 0 7 J LL (M N o t , U 06 >. U) �7 C In Q � L O O N � 2 N M N E W C T C 0 0 U E CL 0 i 0 0 L 7 J LL (M CN N o 2 U 06 >. U N f�D 0 C � Q � t O O N 2 N T M� N � o 0 Mco rn o0 yt O o� c0 O O O O m� u�000 � L � voi rn 0 rn� n� � K n �e J'aUY n� N m C N N dC7-� M 65 in Of m vri io�oo 0 0 0} M ■ T 2 O O O I m r N N N O O S r OOi. m SOS- - O cp O O M M O> � ZFv' cs r m NNp�00 O O O} Y 00 r:D�rn�� � rnnrnn O O Q- co C Ze7o oun cq un O�n vv MOMpr W N N VO N LL 0 0 LL u') Oi N O e7 0 0 a y} O 6 6 J Z N C N C M Z N O N c0'J n <7 o C a R} M 6 6? O a 0� cq � M p N O M d o W Oi O [O ch O C a y} O M N Z 0 rnC �N NrnC }OV(O O cq0Vp n0 0RZ Z<MC O?Oa uN'S M O V O M M O LO O LO O 'O f N cq M c0 LL J} O O Z O O Q a G Z O O uO O i0 O uO I O O c0 c0 W W N r aD cn o C K J} Z O c00 M M t� C C ur'J �O m OO a n Lq 'O C n n n O LL u' N\ i0 o J} � Oi cV N cn 0� O r C C V O R it aL>o~LL3 LdMEv cnom HyE saCNtatY'mCii� aC3c7oam m ta tO6 E VwJEo om0cn4>rn me H mo m° E E O o.E o o 44, oa 3 O.O. mom �F>- J J��i—�nm�JaLLLLinLLinna'fnJ��c.�c�ainJ�aao<n����r¢J�JJ�a¢ >c�v� a¢ 0 0 Attachment 3 Packet Pg. 151 6.1.a H:\2015\15-164\Synchro\2023 Future with Development Conditions.syn 3: 100th Avenue W & South Access/Commercial Driveway Edmonds Westgate (15-164) Intersection Int Delay, s/veh 1.9 Movement EBL EBT EBR WBL WBT WBR NBL NBT NBR SBL SBT SBR Lane Configurations *' r ) t ) 0 Traffic Vol, veh/h 49 0 61 2 0 13 35 909 11 6 731 65 Future Vol, veh/h 49 0 61 2 0 13 35 909 11 6 731 65 Conflicting Peds, #/hr 2 0 0 0 0 2 14 0 5 5 0 14 Sign Control Stop Stop Stop Stop Stop Stop Free Free Free Free Free Free RT Channelized - None - None - - None - None Storage Length - 0 - 25 - 25 Veh in Median Storage, # 1 - 0 - 0 - 0 Grade, % 0 - 0 - 0 - 0 Peak Hour Factor 79 79 79 58 58 58 94 94 94 92 92 92 Heavy Vehicles, % 2 2 2 0 0 0 1 1 1 2 2 2 Mvmt Flow 62 0 77 3 0 22 37 967 12 7 795 71 Major/Minor Minor2 Minor1 Major1 Major2 Conflicting Flow All 1417 1915 447 1462 1944 496 879 0 0 984 0 0 Stage 1 857 857 - 1052 1052 - - - - - - - Stage 2 560 1058 - 410 892 - - - - Critical Hdwy 7.54 6.54 6.94 7.5 6.5 6.9 4.12 - 4.14 Critical Hdwy Stg 1 6.54 5.54 - 6.5 5.5 - - - - Critical Hdwy Stg 2 6.54 5.54 - 6.5 5.5 - - - - Follow-up Hdwy 3.52 4.02 3.32 3.5 4 3.3 2.21 - 2.22 Pot Cap-1 Maneuver 97 67 559 92 66 525 771 - 698 Stage 1 318 372 - 246 306 - - - - Stage 2 480 300 - 595 363 - - - - Platoon blocked, % - Mov Cap-1 Maneuver 87 62 552 75 61 522 771 - 697 Mov Cap-2 Maneuver 199 171 - 75 61 - - - - Stage 1 299 363 233 290 - Stage 2 437 284 507 355 - Approach EB WB NB SIB HCM Control Delay, s 20.8 18.6 0.4 0.1 HCM LOS C C Minor Lane/Major Mvmt NBL NBT NBR EBLn1 EBLn2WBLn1 SBL SBT SBR Capacity (veh/h) 771 - 199 552 291 697 - HCM Lane V/C Ratio 0.048 - 0.312 0.14 0.089 0.009 - HCM Control Delay (s) 9.9 - 31.1 12.6 18.6 10.2 - HCM Lane LOS A - D B C B - HCM 95th %tile Q(veh) 0.2 - 1.3 0.5 0.3 0 - Gibson Traffic Consultants, Inc. [SPF] 2023 Future with Development Conditions PM Peak -Hour Attachment 3 1 Packet Pg. 152 6.1.a WSDOT Collision Data D Attachment 3 Packet Pg. 153 6.1.a a Q L CL-0-o _0 _0 c- _0 Q 3 (P aci 3 3 3 v aci aci v N a v N w w � -2 -2 a) a) (u `u 72 (U a) -0 v v N a) a) (uv 'N a)'v N M to v O u c a w c c c w w w c uu v c Y O > n 0- 5 '> > n 0- CL '> ' CL CL > L L O O Y E O 0 0 0 0 E +' Ln .� � vYi vYi L L Lxo N L h in N u c O ai VL O al c a1 c Y O Y O O Y O w c ww c c Y O w c w c Y 0 W v1 Qj H a)s O O 4 L L L O Y 0 0 4 0 0 L L cO C c I I I I I a I Y O \ O I O L UA Y L 0A Y L OA Y L bJJ Y L UA Y L 0A O 0 Y L y Y L O O y L 0A L Op L 0p L 0p L Op L 0p N C O — •� D_ c c c .bp >-i Y Y � in C in in in in in O � in in L In in In v"i 4 "vi O N Z aJ w w Y Up w w w w c (6 t= � 'i W W O Y W M W to W to w 'c L a) a) a L C Y v c c c c t C Y n c c c c c c C_ _c O al aJ 'O al O aJ 'O O O O O in O L a1 'O O O L O O O O O w O w J - (0 c c aJ L O OA L a- h0 L bD L UA L to L a/ -c w CIA L .� L a) v Q W L w L a) w L w L w L w L L L i !D Gi J N Y = Y 0 vl Y O Y O O Y 0 ` a Y 0 c Y O O c 0 0 0 O O O m x O L t0 L Y 4 L L L t0 -a0 +-' -o -aO -a -c -a _o -a 4 O O O L L O L !E Ln u u u i1 C c O � C O C O C O c � woo C C O r- C O c O C O C 2) C C O C O C O c O v G: L.L i aJ a1 Y V aJ Y U a1 Y U aJ Y U .2 Y U Y an al - Y V Y U aJ Y V Y U Y V Y U .2 Y V Y U a1 U V U [F (� CO WR an Op R Op Op v 0p R a/ R a/ pa a1 aJ `-' 0A aJ a/ pa 0q aJ a1 L a1 L aJ aJ aJ a/ `� �\\ MD O Q M M O 0 O Q M O CIA t6 (0 a) E (0 m aJ O Y Y M a/ E Y m a/ E Y m a/ 2 aJ E O N O Y w E a/ 2 Y m = 7 aJ E a/ E w E a/ E w E w Y CA w EEE w w i (a Qi a+ O_ O bD c UA c O_ 0Or O_ O bA c 2 bA c UA c ,r UA c W C VrI a1 0A c M N Op c m vCC1 Op c N m yCC1 2 m m N Op C aJ Cp vCC1 m 0C m vCC1 m ICCn m 5C lu ICCn 0p O m 0C CA 0C m 0C O (Q E a1 aJ C E - Q' V L - ' C Ql al C L a1 F aJ C a) CN C C a1 L rNr C F a1 61 L C C C C C C a1 C C C " E �+ O �' c +' c O O c a -w c +'' c O +' C *' c O a1 +' C O +' c O +' c O O w a1 O O +' c aJ O O O O O O C O O 0 a y LL W W LL LL W W W LL W W LL > W LL W LL W LL LL � Lt LL W > LL LL LL LL LL LL W LL LL L.L. � 7t a w p Q J O O O O O O O O CIO O O O O O O O O O O O O O O O O O O O O O O O O O O O O w p N 0 0 2t > w 2 N N N N N N c-I N N N N N N r1 N N N N N N N c-I r1 N N N r1 N N N M N N N M N N .--I O O �- Z� 0 0 0 rl O rl r1 0 0 N 0 0 0 rl O rl O rl O O O O rl O O O N O rl O� rl O rl O O O O L Q LU W } Lu 7 •C 7 C 7 C 7 C 7 C 7 c 7 c O O 7 C O .D C 7 C a% Lu Ln } i i i i H 7 7 3 a1 7 a1 aJ 7 7 2 7 7 7 a/ 7 a1 7 a1 7 7 7 7 �' c 7 7 7 c 7 aJ 7 c a/ 7 a1 7 7 7 7 'L In D c C c L 'N c L 'N L •� C c 4 'N c C c 4 c 4 •N c 4 •N C C c c a/ C C c a/ C 4 •N c a/ L •N c L 'N C C C c lC O z——— �— ————— N �— �_ ___— a——— a— — t$ �— y ———— ai - O O O O O O O O O O O O O O O O 01,010,010 0> O O O •> O O O> O O O O 010 O T i z z z a z a a z z a Z. Z. Z. a z a z dzzz Z w Z Z z w Z a z w LL Z LL Z Z Z Z LU O I- o Ln Ln Ln o 0 o Ln o0 0o Ln rn Ln Ln N Ln Ln c-1 0 0 00 0 N m v o Ln Ln Ln In o o rn Ln a ' y c [V M o c-I fV m o 7! LJ1 '5: m 7! Ln o 71 fV U"1 .--I m o o �--I .--I m Ln 0 o V1 N 71 7t m 71 71 M G i.- oo rn c-I oo r1 io c-I ,=-i r1 io c-1 :Zr r1 oo c-1 oo 11 o r-1 m r1 �o r-1 I'l r1 o c-1 N r1 a "i io c l Ln r1 v c l of r1 oo c l Lri r1 a "i oo r1 I� c-i CV iD I� c l r1 N c l .-i rl io 11 o rl Lo c l m rl of c l � rl -i -4 Lo c-I m N V M � ul V ul N Lfl N � N Lfl N � U l N � - c-I lD LD N V N � rl N Ln LD M M N a w ci O r1 O r1 O rl O cl O r1 O 11 O r7 O -1 O r1 O r1 O r1 O r1 O r1 O cl O r1 O c-1 O r1 O cl O r1 O -4 O r1 O r1 O cl O rl O cl O r1 O cl O r1 O 1-I O rl O cl O c-I O -q O rl O -i O a -I O -i O .. 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O O O cn ' ,N — O O V - ca C O R "r U o a O E M E g 'En w CZ oU oUU V 0 U (n N C C i > 2 U O 6-0- 0 O — (a W f�C LZ W Q U) W z Of O U W J J O U J Q O of Z LU Q QJ d U LU Z �Q 00 N Co Lo ClLO� C)O N N M r r O M O C2 N � O T N r 00 O� 00 M ON lly N CO M O 6) Co r r O O p CV O O �r LO O rn M M O p O N r h L000coco rn-"r"* Lo M r N O r 0 O N r NLO 0')Co CD LO Co LO M NM C:)I� M � t0 LO Lo Cl) Lo C)r CV N N r r ti O r r O) Cl) 00 O� Co r M M N ~ M Lr LOO N p r C7 O N O v � a� U, O c . o O O ,Cq O U ' - O o U V -- �, r 0% C O O C6 N LL o o E M o° N O — U M 0 0 .Cn � .y — o U O D U U U U N Q C a)�_ _ O o L0 O (a C�4 > H U d� W LL C c Attachment 3 Packet Pg. 157 D - 4 6.1.a Westgate Village Edmonds Way and 1001h Ave W Edmonds, Washington, 98020 Storm Drainage Report 1505 Westlake Ave. N Suite 305 Seattle, WA 98109 A T 206.522.9510 F 206.522.8344 www.pacland.com Y Prepared By. Luke Randles, P.E. Reviewed By. Bill Fortunato, P.E. March 2017 Attachment 4 Packet Pg. 158 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington EXECUTIVESUMMARY.......................................................................................................................................................... 3 SECTION 1 - PROJECT OVERVIEW.........................................................................................................................................4 SECTION 2 - EXISTING CONDITIONS.....................................................................................................................................7 SECTION 3 - DEVELOPED CONDITIONS................................................................................................................................ 8 SECTION 4 - OFF -SITE ANALYSIS........................................................................................................................................... 9 SECTION 5 - CONDITIONS AND REQUIREMENTS............................................................................................................... 11 SECTION 6 - HYDROLOGIC MODELING............................................................................................................................... 14 SECTION 7 - CSWPPP ANALYSIS AND DESIGN...................................................................................................................17 SECTION 8 - SPECIAL REPORTS AND STUDIES................................................................................................................... 20 SECTION 9 - OTHER PERMITS............................................................................................................................................ 21 SECTION 10 - OPERATIONS AND MAINTENANCE MANUAL............................................................................................. 22 APPENDICES: A- EXHIBITS B - PLANS C -OPERATIONS AND MAINTENANCE MANUAL D - GEOTECHNICAL REPORT E - HYDROLOGIC MODELING CALCULATIONS PACLAND Project #10-382-001 Page 2 Attachment 4 Packet Pg. 159 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington The proposed development is located at the southwest corner of Edmonds Way and 100tn Avenue West in Edmonds, Washington. The proposed development is bordered by a retail building to the east, Edmonds Way to the north, a fast food restaurant to the northwest, and a residential property to the southwest. The residential property to the southwest is separated from the proposed development are by a steep vegetated slope in the southwest corner of the site. The northwest corner of the site was previously developed as a residential area, but currently contains only building foundations and a driveway. The eastern side and southeast corner of the site are primarily paved. The project involves construction of a new mixed use building and parking garage, along with associated above -grade parking, drive aisles, amenity areas, utilities, storm drain management facilities, and landscaping. Portions of the vegetated/forested hillside located in the southwest corner of the site are classified as a Landslide Hazard Critical Area, and shall remain undisturbed by the development. The project site lies within the Edmonds Watershed and the Edmonds Way drainage basin. The property is zoned WMU (Westgate Mixed Use). The comprehensive plan for the site is Community Commercial. Design Criteria: The City of Edmonds has adopted Stormwater Management Manual (SWMMWW), (2012, and as amended in 2014) and Edmonds City Code (ECC) Chapter 18.30 Stormwater Management Code. Per the requirements of SWMMWW, both flow control and water quality mitigation will be required as a result of the proposed development. Site drainage is conveyed to the municipal stormwater system in Edmonds Way, which flows to the northwest and discharges directly into Puget Sound. Per the ECC, flow control requirements are per the Edmonds Way Specific Requirements outlined in section 18.30.060.D.5.iv. Table 1 Jurisdictional Requirements Peak Runoff Control: 10-year and 100-year peak flows shall not exceed 0.25 cfs and 0.45 cfs per acre of impervious surface area, respectively. Water Quality: 915t percentile, continuous runoff model Conveyance Design: 25-year storm event PACLAND Project #10-382-001 Page 3 Attachment 4 Packet Pg. 160 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a Project Description The proposed development is located at the southwest corner of Edmonds Way and 100th Avenue West in Edmonds, Washington. The proposed development is bordered by a retail building to the east, Edmonds Way to the north, a fast food restaurant to the northwest, and a residential property to the southwest. The residential property to the southwest is separated from the proposed development are by a steep vegetated slope in the southwest corner of the site. The northwest corner of the site was previously developed as a residential area, but currently contains only building foundations and a driveway. The eastern side and southeast corner of the site are primarily paved. The on -site development area is approximately 1.23 acres in size. The project involves construction of a new mixed use building and parking garage, along with associated above -grade parking, drive aisles, amenity areas, utilities, storm drain management facilities, and landscaping. Site Location Figure 2 - Site Location PACLAND Project #10-382-001 Page 4 Attachment 4 Packet Pg. 161 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Location: Edmonds Way and 100t" Ave W 98020 Section/Township/Range: NW Quarter of Section 25, Township 27, Range 03 Parcel/Tax Lot(s): 00610700200600 00610700200601 00610700200701 00610700200702 Size: 2.13 acres City, County, State: Edmonds, Snohomish County, Washington Governing Agency: City of Edmonds Design Criteria: 2012 Stormwater Management Manual for Western Washington, as amended in 2014 Edmonds City Code Section 18.30 Stormwater Managment Addendum to Edmonds Community Development Code Chapter 18.30 Drainage Basin: The project site is located within the Mcaleer Creek Subwatershed which is part of the Lake Washington/Cedar River Watershed. Soils Websoil Survey Figure 3 - Site Soils (USDA Web Soil Survey Map) The site is underlain by 70.9% Alderwood -Everett gravelly sandy loams, 25 to 70 percent slopes and 29.1% Urban land according to the USDA Natural Resource Conservation Service, Web Soil Survey for King County Area, Washington. PACLAND Project #10-382-001 Page 5 Attachment 4 Packet Pg. 162 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Geotechnical Report A geotechnical report was performed for the project by PanGEO, Incorporated on September 17, 2016. The report identified that the soils observed during site borings were generally consistent with the Composite Geological Map of the Sno-King Area. Four different material types were encountered during the on -site borings. Those types included Fill, Recessional Outwash, Advanced Outwash, and Vashon Till. Fill consisting of a thin layer of medium dense to dense, brown, fine to coarse gravel with silt and sand was encountered to a depth of 1 to 1-1/2 feet was encountered in the area to the southeast of the proposed building. Recessional Outwash consisting of loose, yellow brown, very silty, fine sand to sandy silt was encountered to depths of roughly 4-1/2 feet on the western parcel. Advanced Outwash consisting of medium dense to dense, brown to brown gray, fine to medium sand with silt and gravel was encountered to the north of the proposed building, and extended to the full depth of the borings. Vashon Till consisting of very dense, brown gray, massive, silty, fine sand with gravel was encountered on the existing hillside. The geotechnical report is presented for reference in Appendix D. Based on a grain size analysis of on -site soils, infiltration rates are estimated to range between 0.3 to O.S inches per hour. For preliminary design purposes, a long-term infiltration rate of 0.1 inches per hour has been assumed. Additional testing will be performed to provide final design infiltration rates. PACLAND Project #10-382-001 Page 6 Attachment 4 Packet Pg. 163 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Existing Sub -basins The existing site consists of two sub -basins, which are generally divided between the existing residential development to the northwest (henceforth identified as Basin A) and the portion of the existing commercial development to the southeast (henceforth identified as Basin B). Stormwater runoff from Basin A sheet flows into Edmonds Way, where it is collected in catch basins, which are part of a municipal storm system located in Edmonds Way. Basin B drains to on -site catch basins, which collect runoff and convey it to a subsurface detention vault and treatment structure prior to discharging to the municipal storm system in Edmonds Way. The upstream and downstream analysis of these two sub -basins will be described in more detail in Section 4. An exhibit showing the existing conditions of both sub -basins is provided in Appendix A. PACLAND Project #10-382-001 Page 7 Attachment 4 Packet Pg. 164 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Developed Sub -basins The developed site also consists of two sub -basins and preserves the same approximate drainage patterns and outfalls as the existing site. The upstream and downstream analysis of these two sub -basins will be described in more detail in Section 4. An exhibit showing the developed conditions is provided in Appendix A. The proposed development will utilize a combination of Low Impact Design (LID) Best Management Practices (BMPs) and conventional stormwater facilities to manage runoff on the site. The project will be divided into two separate sub -basins, with one portion of the site draining toward the northwest boundary and the other draining toward the southwest. Runoff from pollutant -generating surfaces in the northwest basin (henceforth identified as Basin A), consisting of a small portion of parking located behind the proposed building, will be routed toward a bioretention cell located along the edge of the property. The bioretention cell will provide water quality treatment, as well as a small amount of infiltration. Non -pollutant - generating surfaces, including the roof and sidewalks, will be routed directly to a subsurface stormwater detention system. The system will consist of arched chambers surrounded by a gravel bed. The outlet for this system will be directed to a flow control structure, which will utilize an orifice to control the release of runoff existing the system. Downstream of the flow control structure, the system will combine with the overflow from the bioretention cell prior to discharging to the existing municipal system located in Edmonds Way. Runoff from pollutant -generating surfaces in the southeast basin (henceforth identified as Basin B) consisting of asphalt pavement drive aisles to be repaved for grading purposes, will drain to permeable concrete parking areas, which will provide water quality treatment as well as a small amount of infiltration. Non -pollutant -generating surfaces, including the roof and sidewalks, will be routed directly to a subsurface stormwater detention system. The system will consist of arched chambers surrounded by a gravel bed. The outlet for this system will be directed to a flow control structure, which will utilize an orifice to control the release of runoff existing the system. Downstream of the flow control structure, the system will combine with the overflow from the permeable pavement surfaces prior to connecting to the existing storm drainage system on the site, which ultimately discharges to the municipal system located in Edmonds Way. PACLAND Project #10-382-001 Page 8 Attachment 4 Packet Pg. 165 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Upstream Analysis A portion of the hillside to the southwest of the proposed development drains toward the site, although the vegetated/forested cover of the hillside will result in minimal runoff. It is anticipated that runoff generated from this area will be captured in the retaining wall drainage prior to being deposited on the site. No other offsite areas are anticipated to flow toward the site. Downstream Analysis Drainage from the site is directed toward an existing municipal stormwater system in Edmonds Way. Edmonds Way flows to the southwest, where the stormwater system eventually discharges into Puget Sound approximately 2 miles downstream of the site. A map of the downstream analysis can be seen in Figure 4. Figure 4 - Downstream Area (Edmonds GIS Maps) PACLAND Project #10-382-001 Page 9 Attachment 4 Packet Pg. 166 Westgate Village y � 227L1 1;31 - 22*r, i4411 l27� nyii adb MIN Yfi:G Storm Drainage Report � Mu 1@4 Enmityat�t 2xu � 1i1 22a 65 IMF? 7ffiJ 1+ 27��f I Ii.7 22121 112: gt7T 6.1.a Edmonds, Washington N 22o-u M O 1 25 �+ 7.i71 O w M 7 �n - a!P! 42t11 aHa fir` � A931 370H % v GSM ld ,�5 iL% if £ .. 3-1 IW4' 1117 L 25P1+ 7 2[b1 zM1� 2!Gu 2}yyL 2572 [: � a 1} 77L3F 2t-0i +'F7 712 27{'L1 210311 M7' 1e 1' aa7r 311 alas ,R ar of thSSa 1 ]]F!i' - - L.. S a[os 7}�p 771d7 aw 13� 2a5[5 �n 971 era 711 711 711.� zip UM f11 $8�1` N1 �1� lm - iai 25 Sz pp 3R ■ 8 � C. 2}1R7 aria ]]IaL q33j49 � X '' 22 �N 2at•' �� T94iC Figure 5 - Immediate Downstream Area (Edmonds GIS Maps) PACLAND Project #10-382-001 Page 10 Attachment 4 1 Packet Pg. 167 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington i iA'equirements As required by the SWMMWW, this project is subject to a full drainage review. Therefore, the storm drainage design for this project is required to comply with all nine (9) Minimum Requirements. The requirements have been met as follows: Minimum Requirement #1: Preparation of Stormwater Site Plans This project proposes to replace greater than 2,000 square feet of impervious surface; thus, Minimum requirement #1 applies and a Stormwater Site Plan must be prepared for review by the local jurisdiction. Response: This Storm Drainage Report has been prepared to address this requirement. Minimum Requirement #2: Construction Stormwater Pollution Prevention All erosion and sediment control measures shall be governed by the requirements of Department of Ecology's SWMMWW and the General Permit for Construction Stormwater. The twelve elements as identified in the manual and provided below will be incorporated into the TESC plans: Element 1: Preserve Vegetation/Mark Clearing Limits Element 2: Establish Construction Access Element 3: Control Flow Rates Element 4: Install Sediment Controls Element 5: Stabilize Soils Element 6: Protect Slopes Element 7. Protect Drain Inlets Element 8: Stabilize Channels and Outlets Element 9: Control Pollutants Element 10: Control De -watering Element 11: Maintain BMPs Element 12: Manage the Project Element 13: Protect Low Impact Development BMPs Response: Temporary Erosion and Sediment control plans will be prepared to address the elements identified. Since the project will result in greater than 1 acre of soil disturbance, a Stormwater Pollution Prevention Plan (SWPPP) will be prepared and coverage under the NPDES Construction Stormwater General Permit will be obtained prior to construction. See Section 8 of this report for a complete description of the construction and erosion control strategies being implemented. PACLAND Project #10-382-001 Page 11 Attachment 4 1 Packet Pg. 168 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Minimum Requirement #3: Source Control of Pollution All known, available, and reasonable source control BMPs must be applied to all projects. Source control BMPs must be selected, designed, and maintained according to the SWMMWW. Response: Source control BMPs will be implemented according to the standards outlined in the SWMMWW. Minimum Requirement #4: Preservation of Natural Drainage Systems and Outfalls Natural drainage patterns shall be maintained, and discharges from the project site shall occur at the natural location, to the maximum extent practicable. The manner by which runoff is discharged from the project site must not cause a significant adverse impact to downstream receiving waters and downgradient properties. All outfalls require energy dissipation. Response: The proposed drainage design is consistent with the existing site. Basin A will continue to drain to the north side of the site and connect to the municipal system along Edmonds Way. Basin B will continue to be collected in catch basins and routed to the on -site stormwater system prior to detention, treatment, and discharge into the municipal system. Refer to Section 6 for more detail about the existing and proposed drainage hydrology. Minimum Requirement #5: On -site Stormwater Management Projects shall employ On -site Stormwater Management BMPs in accordance with the following projects thresholds, standards, and lists to infiltrate, disperse, and retain stormwater runoff on - site to the extent feasible without causing flooding or erosion impacts. Response: Per ECC stormwater guidelines, the project qualifies for direct discharge due to the projects discharge to the Edmonds Way stormwater system that discharges to Puget Sound. As such, the project is not required to achieve the LID Performance Standard, nor consider bioretention, rain gardens, permeable pavement, or full dispersion. However, some of these elements will still be incorporated, as they are listed as desired features in the Westgate Mixed Use zone. Minimum Requirement #6: Runoff Treatment Projects in which the total of effective, pollution -generating impervious surface (PGIS) is 5,000 SF or more in a threshold discharge area of the project require construction of stormwater treatment facilities. Projects in which the total of pollution -generating pervious surfaces (PGPS) is three-quarters (3/4) of an acre or more in a threshold discharge area, and from which there is a surface discharge in a natural or man-made conveyance system from the site also require treatment facilities. Response: Basin A will utilize a bioretention cell for treatment of runoff generated from pollutant - generating surfaces. Basin B will utilize permeable pavement for treatment of runoff generated from pollutant -generating surfaces. PACLAND Project #10-382-001 Page 12 Attachment 4 1 Packet Pg. 169 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Minimum Requirement #7: Flow Control Projects that discharge directly to Puget Sound through the City's MS4 (in accordance with the restrictions applicable to direct discharges to Puget Sound presented in Section 2.5.7 of Volume I of the SWMMWW) must meet the following: for all project site runoff (e.g., from unmanaged surfaces, or from overflow from on -site BMPs), the post -development 10-, and 100-year recurrence interval peak flows shall not exceed, 0.25 and 0.45 cubic feet per second per acre of impervious surface area, respectively. Response: LID elements included for the requirements of the WMU zone will provide flow control for runoff from pollutant -generating surfaces. Additionally, subsurface detention chambers and flow control structures will be installed to receive runoff from non -pollutant -generating surfaces, detain stormwater, and slowly release stormwater per the requirements stated above. Minimum Requirement #8: Wetlands Protection The thresholds identified in Minimum Requirement #6 and Minimum Requirement #7 shall also be applied for any discharge to wetlands. Response: There are no wetlands within the development area of the site. Minimum Requirement #9: Basin/Watershed Planning Projects may be subject to equivalent or more stringent minimum requirements for erosion control, source control, treatment, and operation and maintenance, and alternative requirements for flow control and wetlands hydrologic control as identified in Basin/Watershed Plans. Response: No known alternative requirements for flow control have been identified for this site Minimum Requirement #10: Operation and Maintenance An operation and maintenance manual that is consistent with the provisions in the SWMMWW shall be provided for proposed stormwater facilities and BMPs, and the parties responsible for maintenance and operation shall be identified. Response: The Operations and Maintenance of the storm water management system is detailed in the Operations and Maintenance section of this report. PACLAND Project #10-382-001 Page 13 Attachment 4 1 Packet Pg. 170 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Existing Site Hydrology The site can be generally defined by two separate drainage basins, with Basin A consisting of the existing residential property in the northwest corner of the site and Basin B consisting of a portion of the commercial property on the east side of the site. The two basins function independently, with drainage from Basin A flowing directly to the municipal system in Edmonds Way and drainage from Basin B being collected in an existing on -site stormwater system prior to discharging to the municipal system. The pre -developed conditions are shown in Table 3. An exhibit showing the existing conditions is provided in Appendix A. Table 3 Existing Conditions Land Cover Area (Acres) Basin A Basin B Pavement 0.18 0.41 Landscape 0.13 0.43 Roof 0.08 0.00 Forest 0.14 0.06 Total 0.53 0.90 Developed Site Hydrology The developed site will preserve the general configuration of the existing drainage sub -basins. The project will be separated into two basins, with Basin A continuing to connect directly to the municipal stormwater system in Edmonds Way and Basin B continuing to connect to the existing on -site stormwater system prior to connecting to the municipal system. The post -developed conditions are shown in Table 4. An exhibit showing the developed conditions is provided in Appendix A. The proposed grading and drainage plan is included in Appendix B. Table 4 Developed Conditions Land Cover Area (Acres) Basin A Basin B Pavement (PGIS) 0.10 0.16 Pavement (Permeable) 0.00 0.16 Sidewalk 0.04 0.12 Landscape 0.04 0.08 Roof 0.21 0.32 Forest 0.14 0.06 Total 0.53 0.90 PACLAND Project #10-382-001 Page 14 Attachment 4 1 Packet Pg. 171 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Flow Control Analysis As described in Section 3 above, the project will utilize a combination of LID BMPs and conventional detention to control flows from the developed site. Because the project discharges to Edmonds Way, the developed flows are subject to the requirements of Edmonds Way -specific direct discharge requirements outlined in ECC 18.30. As identified in Table 1, release flow rates shall not exceed 0.25 cfs per acre of impervious area for the 10-year storm event, and 0.45 cfs per acre of impervious area for the 100-year storm event. Based on the areas identified in Table 4, Basin A release rates shall not exceed 0.09 cfs for the 10-year storm event or 0.16 cfs for the 100-year storm event, and Basin B release rates shall not exceed 0.15 cfs for the 10-year storm event or 0.27 cfs for the 100-year storm event. Flow control calculations, performed using WWHM, can be found in Appendix E. Table 4 Existing Flow Rates Storm Event Flow Rate (cfs) Basin A Basin B 2-year 0.0876 0.1431 5-year 0.1215 0.2022 10-year 0.1468 0.2468 25-year 0.1822 0.3099 50-year 0.2110 0.3620 100-year 0.2422 0.4187 Table 6 Developed Flow Rates Storm Event Flow Rate (cfs) Basin A Basin B 2-year 0.0559 0.0984 5-year 0.0717 0.1257 10-year 0.0833 0.1459 25-year 0.0992 0.1741 50-year 0.1119 0.1970 100-year 0.1256 0.2216 As shown, in Table 6, developed flow rates for the 10 and 100-year storm events do not exceed the maximum allowable rates. Furthermore, since the existing basins are currently partially developed, by providing detention for each basin, developed flow rates are reduced from existing conditions, despite the increase in site impervious areas due to development. PACLAND Project #10-382-001 Page 15 Attachment 4 1 Packet Pg. 172 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Water Quality System Runoff from pollutant -generating surfaces will be managed using LID BMPs, including bioretention and permeable pavements. Per the SWMMWW, water quality treatment will be provided such that 91% of the runoff generated from pollutant -generating surfaces. In order to minimize the size of treatment BMPs, runoff generated from non -pollutant -generating surfaces has been routed directly to conventional detention systems. Information regarding sizing of water quality BMPs, performed using WWHM, can be found in Appendix E. PACLAND Project #10-382-001 Page 16 Attachment 4 1 Packet Pg. 173 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington EZT�i Q�79r/JJJ:fi " 17yWiTiTiff All erosion and sediment control measures shall be governed by the requirements Department of Ecology's SWMMWW and the General Permit for Construction Storm Water. A National Pollutant Discharge Elimination System (NPDES) Permit will be obtained and a Stormwater Pollution Prevention Plan (SWPPP) will be prepared for this project. A temporary erosion and sedimentation control plan will be prepared to assist the contractor in complying with these requirements. The Erosion and Sediment Control (ESC) plan will be included with the construction plans. 1. Construction Sequence and Procedure The proposed development will include an erosion/sedimentation control plan designed to prevent sediment -laden run-off from leaving the site during construction. The erosion potential of the site is influenced by four major factors: soil characteristics, vegetative cover, topography, and climate. Erosion/sedimentation control is achieved by a combination of structural measures, cover measures, and construction practices that are tailored to fit the specific site. The contractor will be responsible for implementing the following erosion control and storm water management control measures. The contractor may designate these tasks to certain subcontractors as they see fit, but the ultimate responsibility for implementing these controls and ensuring their proper functioning remains with the contractor. The order of activities will be as follows. Phase 1 1. Prior to any construction work on the site, representatives from the City of Edmonds must approve the storm water pollution prevention plan. 2. Mark clearing limits. 3. Install inlet protection to all existing catch basins. 4. Install temporary stabilized construction entrance. 5. Install perimeter silt fences, interceptor swales, etc. Protect existing and proposed infiltration areas. 6. Construct temporary sediment and infiltration pond. 7. Remove any existing structures that may be on site. 8. Protect and stabilize slopes. 9. Begin clearing and grubbing operations. Clearing and grubbing done from October 1" through April 30t" is authorized as long as there are erosion and sediment control measures. 10. Commence site grading. PACLAND Project #10-382-001 Page 17 Attachment 4 1 Packet Pg. 174 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Phase 2 1. Disturbed areas of the site where construction activity has ceased for more than 7 days between May 1 and September 30 or 2 days between October 1 and April 30 shall be temporarily seeded and watered. 2. Install haul road. 3. Construct building pad and install concrete wash out area. 4. Construct permanent storm water facilities. Remove temporary sedimentation ponds. 5. Install utilities, underdrains, storm sewers, curbs and gutters. 6. Install inlet/outlet protection at the locations of all grate inlets, curb inlets, and at the ends of all exposed storm sewer pipes. 7. Install rip rap around outlet structures. 8. Prepare site for paving. Finalize pavement subgrade preparation. 9. Remove inlet protection around inlets and manholes no more than 48 hours prior to placing stabilized base course. 10. Install base material as required for pavement. Pave site. Do not pave over catch basins. 11. Complete final grading in non -parking areas and install permanent seeding and planting 12. Remove silt fencing only after all paving is complete and exposed surfaces are stabilized. 13. Remove temporary construction exits only prior to pavement construction in these areas (These areas are to be paved last). The degree of erosion risk on the proposed project site is minimal. Slope across the site is minimal. Runoff will not travel at high velocities across the site and, therefore, will not cause noticeable erosion impacts. 2. Temporary Soil Stabilization Temporary stabilization practices for this project include: • Temporary seeding and planting of all unpaved areas using the hydro -mulching grass seeding technique. • Mulching exposed areas. • Installation of rolled erosion control products. Structural practices for this project include the following. Refer to the Erosion Control plans for specific locations and details: • Inlet protection using fiber fabric. • Outlet protection (velocity dissipation) using rip rap. • Perimeter protection using silt fences. • Stabilized construction entrance/exit points and staging area. • Temporary sediment basin. • Silt fence. • Interceptor swales. • Temporary storm drain riser. Daily inspection of the erosion control measures will be required during construction. Any sediment buildup shall be removed and disposed offsite at an appropriate disposal facility. PACLAND Project #10-382-001 Page 18 Attachment 4 1 Packet Pg. 175 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Vehicle tracking of mud off -site shall be avoided. A gravel construction entrance/exit will be installed at a location to enter the site. The construction entrance/exit is a minimum requirement and may be supplemented if tracking of mud onto public streets becomes excessive. In the event that mud is tracked off site, it shall be swept and disposed of offsite on a daily basis. Because vegetative cover is the most important form of erosion control, construction practices must adhere to stringent cover requirements. More specifically, the contractor will not be allowed to leave soils open for more than 7 days between May 1st and September 30th and 2 days between October 1st and April 30t". Soils shall be stabilized at the end of the shift before a holiday or weekend if needed based on the weather forecast. Applicable practices include, but are not limited to, temporary and permanent seeding, sodding, mulching, plastic covering, and soil application of polyacrylamide. Soil stockpiles must be stabilized from erosion, protected with sediment trapping measures, and, where possible, be located away from storm drain inlets, waterways and drainage channels. 3. Temporary Sediment Control Pond Storm water shall be detained on -site during construction in a temporary sediment control pond and two temporary sediment ponds located in the southwest corner of the site. The contractor shall construct interceptor swales to keep storm water from leaving the site. The sediment ponds will need to adhere to all NPDES and SWPPP requirements. The DOE requires that temporary sediment ponds need to be designed to contain the 10-year developed event. The sediment ponds are sized to approximately 30% of the volume of the infiltration pond to provide for pre -settling. 4. Permanent Erosion Control and Site Restoration Upon completion of the project, areas of the site that are not stabilized with paving, rooftops, or landscaping as shown on the site plans will be protected with either grass, ground cover/plantings or existing vegetation as shown on the Landscape Plans. In general, storm runoff from the site will be collected by catch basins connected to a storm water quality structure and then flows into detention system. 5. Inspection Sequence The construction site operator will periodically inspect its sites. Because our project disturbs more than one acre, a certified erosion and sediment control lead will be identified within the SWPPP. This individual will be present on site or on call at all times. 6. Control of Pollutants Other than Sediments Pollutants shall be controlled on the work site through the utilization of a centralized area for equipment, a concrete truck washout, and an area designated for temporary storage of debris and stockpiled materials. PACLAND Project #10-382-001 Page 19 Attachment 4 1 Packet Pg. 176 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Section 8 - Special Reports and Studies The following Special Reports and Studies were used or have been completed for this project: Geotechnical Report, prepared by PanGEO, Inc., dated September 17, 2016 FEMA FIRM Panel 1315 of 1575 Map number 53061C1315 E dated November 8, 1999 PACLAND Project #10-382-001 Page 20 Attachment 4 1 Packet Pg. 177 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Section • Other • ermits The following governmental approvals or permits will likely be required for this project: • City of Edmonds SEPA Determination • City of Edmonds Building Permit • City of Edmonds Construction Permit • City of Edmonds Demolition Permit • Department of Ecology Construction Stormwater General Permit • National Pollutant Discharge Elimination System Permit • Stormwater Pollution Prevention Plan These permits will require approval by the City of Edmonds or the Department of Ecology. PACLAND Project #10-382-001 Page 21 Attachment 4 1 Packet Pg. 178 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington The owner or operator of the project shall be responsible for maintaining the stormwater facilities in accordance with local requirements. A manual detailing the operations and maintenance for all privately -maintained drainage facilities has been prepared and can be found in Appendix C. PACLAND Project #10-382-001 Page 22 Attachment 4 1 Packet Pg. 179 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Appendix A - Exhibits PACLAND Project #10-382-001 Page 23 Attachment 4 1 Packet Pg. 180 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a wZ W J 1 � 0 1 � F � 1 1 � o 1 � o o r a " — g � 2 1 w `,,� , M Z �1 NCOj m r R Z J-1 ., �• Z �. �s�, - iioz 'to,on ucaox _e �n ew: 3-�n31a,a�� uome wa,s zoo-caoriux��+nsarazV� «r op� vw kw :u�u�tU^:. . 0 X w 4 z W m w z O E 0 z O U C7 z X w 3 ?a LU 3 MZO ¢z �3n wZ �O w w PACLAND Project #10-382-001 Page 24 Attachment 4 1 Packet Pg. 181 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a 1 � 0 1 F p Q � p r - € a` W 0 C11 w Ca Z F- r Ow Za O < wU) (Lm O J ?a LU 3 z0 2 4Z �30 wZ �o ww PACLAND Project #10-382-001 Page 2S Attachment 4 1 Packet Pg. 182 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Appendix 6 - Plans PACLAND Project #10-382-001 Page 26 Attachment 4 1 Packet Pg. 183 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a rk Y ei xw r=FE �b4i 1 E !JEH i W a I I� j s`�Y � p H N =aiMAE ryMa 3a� �`€ �a�, z 0 0 2 § s t'g U k k 00000000 0000000 0 04 V Z J IL W z Z a 0 Q z a z Z C7 LU w cf)a WCa 3 MzQ az W <30 �Q WZ W W i f WWI c TO wmsx� - taz'm mn dnyoa�exm�saaaV wr m� wx rya �•o�y000�xl���wn;,u<fi��,�.«;: -. PACLAND Project #10-382-001 Page 27 Attachment 4 1 Packet Pg. 184 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Appendix C - Operations and Maintenance Manual PACLAND Project #10-382-001 Page 28 Attachment 4 1 Packet Pg. 185 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-4.5.2(3) Maintenance Standards - Closed Detention Systems (TanikslVa u Its) Results Expec Maintenance defect Conditions When Maintenance is ted When Component Needed Maintenance is Performed Plugged Air One-half of the crass section of a vent Vents open and Vents is blocked at any pointorthe vent is functioning. damaged. Accumulated sediment depth exceeds 10% of the diameter of the storage area for 1f2 length of storage vault or any All sediment Debris and Sed- point depth exceeds 15% of diameter. and debris iment (Example: 72-inch storage tank would removed from require cleaning when sediment storage area. reaches depth of 7 inches for more than 1 /2 length of tank.) Any openings or voids allowing mater- All joint Joints Between ial to be transported into facility. between Storage Area Tank/Pipe Sec- tan kip! pe sec- tion (Will require engineering analysis to lions are determine structural stability). sealed. Any part of tank/pipe is bent out of Tank/pipe Tank Pipe Bent shape more than 10% of its design repaired or Outof Shape shape. (Review required by engineer to replaced to determine structural stability). design. Cracks wider than 112-inch and any Vault replaced evidence of soil particles entering the or repaired to structure through the cracks, or main- design spe- cifications and Includes Cracks tenance/inspection personnel detemr is structurally in Wall, Bottom, ines thatthe vault is not structurally sound. Damage to sound. Frame andior Cracks wider than 1/2-inch at the joint No cracks more Top Slab of any inlet/outlet pipe or any evidence than 114-inch of soil particles entering the vault wide at the joint through the walls. of the inletiout- let pipe. Manhole Cover Not in Cover is missing or only partially in Manhole is Place place. Any open manhole requires closed. maintenance. 2014 Stormwater Management Manual for Western Washington Volume V - Chapter 4 - Page 835 PACLAND Project #10-382-001 Page 29 Attachment 4 1 Packet Pg. 186 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-4.5.2(3) Maintenance Standards - Closed Detention Systems (TanisslVaults) (continued) Results Expec Maintenance Defect Conditions When Maintenance is ted When Component Needed Maintenance is Performed Mechanism cannot be opened by one Locking Mech- maintenance person with proper tools. Mechanism anism Not Work- Bolts into frame have less than 112 inch opens with ing of thread (may not apply to self-locking proper tools. lids). Cover can be One maintenance person cannot removed and Cover Difficult to remove lid after applying normal lifting reinstalled by Remove pressure. Intent is to keep cover from one main - sealing off access to maintenance. tenance per- son. Ladder meets Ladder is unsafe due to missing rungs, design stand - Ladder Rungs misalignment, not securely attached to ards. Allows Unsafe structure wall, rust, or cracks. maintenance person safe access. Catch Basins See "Catch Bas- Bee "Catch Basins" (No. 5). See "Catch ins" (No. 5) Basins" (No. 5). Table V-+4.5.2(4) Maintenance Standards - Control StructurelFlow Restrictor Maintenance Component defect Condition When Main- tenance is Needed Results Expected When Maintenance is Performed Trash and Debris Material exceeds 25% of Control structure orifice is not (Includes sump depth or 1 foot below blocked. All trash and debris Sediment) orifice plate. removed. General Structure is not securely Structure securely attached to attached to manhole wall. wall and outlet pipe. Structural Structure is not in upright Structure in correct position. Damage position (allow up to 10% Connections to outlet pipe are from plumb). watertight; structure repaired Connections to outlet pipe or replaced and works as 2014 Stonnwater Management Manual for Western Washington Volume V - Chapter 4 -Page 836 PACLAND Project #10-382-001 Page 30 Attachment 4 1 Packet Pg. 187 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-4.5.2(4) Maintenance Standards - Control Structure/Flow Restrictor (continued) Maintenance Defect Condition When Main- Results Expected When Component tenance is Needed Maintenance is Performed are not watertight and show signs of rust. designed. Any holes - other than Structure has no holes other designed holes - in the than designed holes. structure. Cleanout gate is not water- Gate is waterkight and works tight or is missing. as designed. Gate cannot be moved up Gate moves up and down eas- Cleanout Damaged or and down by one main- tenance person. it and is waterti ht � g Gate Missing Chain/rod leading to gate is Chain is in place and works as missing or damaged. designed. Gate is rusted over 50% of Gate is repaired or replaced to its surface area. meet design standards. Control device is not work - Damaged or ing properly due to missing, Plate is in place and works as Orifice Plate Missing out of place, or bent orifice designed. plate. Any trash, debris, sediment, Plate is free of all obstructions Obstructions or vegetation blocking the and works as designed, plate, Overflow Any trash or debris blocking Pipe is free of all obstructions Pipe Obstructions (or having the potential of and works as designed. blocking) the overflow pipe. See "Closed Manhole Detention See "Closed Detention Sys See "Closed Detention Sys - Systems" tame (No. 3). tems" (No. 3), (No, 3). See "Catch Catch Basin Basins" (No. See "Catch Basins" (No. 5). See "Catch Basins" (No. 5), 5). 2014 Stormwater Management Manual for Westem Washington Volume V - Chapter 4 -Page 837 PACLAND Project #10-382-001 Page 31 Attachment 4 1 Packet Pg. 188 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-4.5.2(5) Maintenance Standards - Catch Basins Resu Its Maintenance Conditions When Maintenance is Expected Component Defect Needed When Main- tonance is performed No Trash or debris loc- Trash or debris which is located imme- ated imme- diately in front of the catch basin opening or diately in is blacking inletting capacity of the basin by front of catch more than 10%, basin or on Trash or debris (in the basin) that exceeds grate open- 60 percent of the sump depth as measured ing. from the bottom of basin to invert of the low- No trash or est pipe into or out of the basin, but in no debris in the Trash & case less than a minimum of six inches catch basin. Debris clearance from the debris surface to the invert of the lowest pipe. Inlet and out- let pipes free Trash or debris in any inlet or outlet pipe of trash or blocking more than 113 of its height. debris. General Dead animals orvegetation that could gen- No dead erate odors that could cause complaints or animals or dangerous gases (e.g., methane). vegetation present within the catch basin. Sediment (in the basin) that exceeds 60 per- cent of the sump depth as measured from the bottom of basin to invert of the lowest pipe into or out of the basin, but in no case No sediment Sediment less than a minimum of 6 inches clearance in the catch from the sediment surface to the invert of the basin lowest pipe. Structure Top slab has holes larger than 2 square Top slab is Damage to inches or cracks wider than 114 inch. (Intent free of holes Frame and/or is to make sure no material is running into and cracks. Top Slab basin). Frame is sit- 2014 Stormwater Management Manual for Western Washington Volume V - Chapter 4 - Page 838 PACLAND Project #10-382-001 Page 32 Attachment 4 1 Packet Pg. 189 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-+4.5.2{5) Maintenance Standards - Catch Basins {continued] Results Maintenance Conditions When Maintenance is Expected Component Defect Needed When Main- tenance is performed Frame not sitting Flush on top slab, i.e., sep- ting flush on aration of more than 3f4 inch of the frame the riser rings from the top slab. Frame not securely or top slab attached and firmly attached. Basin Maintenance person judges that structure is replaced or unsound. repaired to Fractures or Cracks in Grout fillet has separated or cracked wider design stand - Basin Walls than1f2 inch d longer than 1 foot at the ang ards. Bottom joint of any inletloutlet pipe or any evidence Pipe is of soil particles entering catch basin through regrouted cracks. and secure at basin wall. Basin Settlement/ If failure of basin has created a safety, func- replaced or Misalignment tion, or design problem. repaired to design stand- ards. No veget- Vegetation growing across and blocking ation block - more than 10% of the basin opening, ing opening to basin. Vegetation Vegetation growing in inlet/outlet pipe joints No that is more than six inches tall and less ve than six inches apart. groan orr root growth present. Contamination See "Detention Ponds" (No. 1), No pollution and Pollution present. Cover Not in Cover is missing or only partially in place. Catch basin Catch Basin Place Any open catch basin requires main- cover is Cover tenance. closed Locking Mech- Mechanism cannot be opened by one main- Mechanism anism Not �tenance person with proper tools. Bolts into opens with 2014 Stormwater Management Manual for Western Washington Volume V - Chapter 4 - Page 839 PACLAND Project #10-382-001 Page 33 Attachment 4 1 Packet Pg. 190 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-+4.5.2(5) Maintenance Standards - Catch Basins {continued] Results Maintenance Conditions When Maintenance is Expected Component Defect Needed When Main- tenance is performed Working frame have less than V2 inch of thread, proper tools. One maintenance person cannot remove lid Cover can be Cover Difficult after applying normal lifting pressure. removed by to Remove (intent is keep coverfrom sealing off access one main - tenance per - to maintenance.) son. Ladder meets design stand Ladder Rungs Ladder is unsafe due to missing rungs, not ards and Ladder Unsafe securely attached to basin wall, mis- allows main - alignment, rust, cracks, or sharp edges. tenance per- son safe access. Grate open - Grate opening Grate with opening wider than 7f8 inch. ing meets Unsafe design stand- ards. Metal Grates Trash and Trash and debris that is blocking more than Grate free of (If Applic- Debris 20% of grate surface inletting capacity, trash and able) debris, Grate is in Damaged or Grate missing or broken member(s) of the place and Missing, grate, meets design standards. 2014 Stormwater Management Manual for Western Washington Volume V - Chapter 4 - Page 840 PACLAND Project #10-382-001 Page 34 Attachment 4 1 Packet Pg. 191 Westgate Village 6.1.a Storm Drainage Report Edmonds, Washington Table V-4.5.2{21) Maintenance Standards - Bioretention Facilities Recommended Fre- Condition Maintenance quency a when Main- Action Needed (Pro- Com onent Inspection tenance is cedures p Routine Main- Needed {Stand, tenance ardsj Facility Footprint . Eliminate cause of Erosion (gullies/ erosion and stabilize rills) greater damaged area arthen side than 2 inches (regrade, rock, veget lopes and B, S deep around ation, erosion control erms inlets, outlet, matting) and alongside . For deep channels slopes or cuts (over 3 inches in ponding 2014 Stormwater Management Manual for Western Washington Volume V - Chapter 4 - Page 862 PACLAND Project #10-382-001 Page 35 Attachment 4 1 Packet Pg. 192 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-4.5.2{21) Maintenance Standards - Bioretention Facilities (continued) Recommended Fre- Condition Maintenance quency a when Main- Action Needed (Pro- Cam anent p tenance is { Stand, cedures ) Routine Main -Needed Inspection tenance ands) depth), temporary erosion control meas ures should be put in place until per- manent repairs can be made. . Properly designed, constructed and established facilities with appropriate flow velocities should not have erosion prob- lems except perhaps in extreme events. If erosion problems persist, the following should be reas- sessed; (1) flow Volumes from con- tributing areas and bioretention facility sizing: (2) flow velo- cities and gradients within the facility; and (3) flow dis- sipation and erosion protection strategies at the facility inlet. Erosion of sides Take actions to eliminate A causes slope to the hazard and stabilize become a haz- slopes and Settlement A, S greater than 3 Restore to design height 2014 Stormwater Management Manual for Western Washington Volume V - Chapter 4 - Page 863 PACLAND Project #10-382-001 Page 36 Attachment 4 1 Packet Pg. 193 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-4.5.2{21) Maintenance Standards " Bioretention Facilities (continued) Recommended Fre- Condition Maintenance quency, a when Main- Action Needed (Pro- Cam anent p tenance is { Stand, cedures Routine Main -Needed Inspection tenance ards) inches (relative to undisturbed sections of b e rm) Downstream Plug any holes and com- face of berm pact berm (may require A, S consultation with engin- wet, seeps or eer, particularly for larger leaks evident berms) . Eradicate rodents (see "Pest control") Any evidence of . Fill holes and com- A rodent holes or pact (may require water piping in consultation with berm engineer, par- ticularly for larger berms) Cracks or failure - Repair/ seal cracks Concrete side- A of concrete side . Replace if repair is walls walls insufficient Stabilize rockery side - Rookery side- Rockery side walls (may require con - walls A walls are insec- sultation with engineer, ure particularly forwalls 4 feet or greater in height) All main - Facility area tenance visits Trash and Clean out trash and debris (at least bian- debris present nually) Accumulated . Remove excess sed Facility bottom A S sedimentto iment area extent that infilt- . Replace any veget- rati❑n rate is ation damaged or 2014 Stormwater Management Manual for VWestem Washington Volume V - Chapter 4 - Page 864 PACLAND Project #10-382-001 Page 37 Attachment 4 1 Packet Pg. 194 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-4.5.2{21) Maintenance Standards • Bioretention Facilities (continued) Recommended Fre- Condition Maintenance quency, a when Main- Action Needed (Pro• Component p tenance is � Stand - cedures Routine Main -Needed Inspection tenance ards) destroyed by sed- iment accumulation and removal . Mulch newly planted vegetation reduced (see "Ponded water") • Identify and control or surface stor- the sediment source age capacity Sig (if feasible) nificantly • If accumulated sed- impacted iment is recurrent, consider adding pre - settlement or installing berms to create a forebay at the inlet Remove leaves if there is During/after Accumulated a risk to clogging outlet fall leaf drop leaves in facility structure or water flow is impeded Sediment, veget ation, or debris accumulated at or blocking (or A S having the Clear the blockage Low per- potential to meability block) check check dams dam, flow con - and weirs trol weirorori- fi ce Erosion and/or Repair and take pre - A, S undercutting ventative measures to pre - present vent future erosion and/or undercutting 2014 Stormwater Management Manual for Western Washington Volume V - Chapter 4 - Page 865 PACLAND Project #10-382-001 Page 38 Attachment 4 1 Packet Pg. 195 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-4.5.2{21) Maintenance Standards - Bioretention Facilities (continued) Recommended Fre- Condition Maintenance quency a when Main- Action Needed (Pro- Cam Component p tenance is � Stand- cedures ) Routine Main -Needed Inspection tenance ards) Grade board or A top of weir dam- Restore to level position aged or not level Determine cause and resolve in the following order: 1. Confirm leaf or debris buildup in the bottom of the facility is not impeding infilt- ration. If necessary, remove leaf Ilt- Excessive pond terldebris. ing water. Water 2, Ensure that under - overflows during drain (if present) is storms smaller not clogged. If neces than the design sary, clear under- Ponded water B, S event or ponded drain. water remains in 3 Check for other the basin 48 water inputs (e.g., hours or longer groundwater, illicit afterthe end of connections). a storm. q Verify that the facility is sized appro- priately for the con- tributing area. Confirm that the con- tributing area has not increased. If steps #1-4 do not solve the problem, 2014 Stormwater Management Manual for Western Washington Volume V - Chapter 4 - Page 866 PACLAND Project #10-382-001 Page 39 Attachment 4 1 Packet Pg. 196 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-4.5.2{21) Maintenance Standards - Bioretention Facilities (continued) Recommended Fre- Condition Maintenance quency, a when Main- Action Needed (Pro- Cam Component p tenance is � Stand- cedures ) Routine Main -Needed Inspection tenance ards) the bioretention soil is likely clogged by sediment accu- mulation at the sur- face or has become overly compacted. Dig a small hole to observe soil profile and identify com- paction depth or clog ging front to help determine the soil depth to be removed or otherwise rehab- ilitated (e.g., tilled). Consultation with an engineer is recom- mended. . Minimize all loading in the facility foot- print (foot traffic and other loads) to the Bioretention soil degree feasible in media pre- order to prevent co tection is paction of biore- Bioretention needed when tention soils. soil media As needed performing main , Never drive equip- tenance requir- ment or apply heavy ing entrance loads in facility foot - into the facility print. footprint . Because the risk of compaction is higher during saturated soil 2014 Stormwater Management Manual for Western Washington Volume V - Chapter 4 - Page 867 PACLAND Project #10-382-001 Page 40 Attachment 4 1 Packet Pg. 197 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-4.5.2{21) Maintenance Standards - Bioretention Facilities (continued) Recommended Fre- Condition Maintenance quency, a when Main- Action Needed (Pro- Cam anent p tenance is � Stand- cedures ) Routine Main -Needed Inspection tenance ards) conditions, any type of loading in the cell (including foot traffic) should be minimized during wet con- ditions. KO Con- sider measures to distribute loading if heavy foot traffic is required or equip- ment must be placed in facility. As an example, boards may be placed across soil to dis- tribute loads and min imize compaction. aEo If compaction occurs, soil must be loosened or oth- erwise rehabilitated to original design state. lnletslOudetslPipes Water is not being directed Reconfigure) repair blocks Splash block A properly to the to direct water to facility inlet facility and and away from structure away from the inlet structure M during the Clear leaves {particularly Curb cut wet season Weekly during Accumulated important for key inlets inlet)outlet and before fall leaf drop leaves at curb and low points along long, severe storm cuts linear facilities) 2014 Stonnwater Management Manual for Western Washington Volume V - Chapter 4 - Page 868 PACLAND Project #10-382-001 Page 41 Attachment 4 1 Packet Pg. 198 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-4.5.2{21) Maintenance Standards - Bioretention Facilities (continued) Recommended Fre- Condition Maintenance quency, a when Main- Action Needed (Pro- Cam Component p tenance is { Stand, cedures ) Routine Main -Needed Inspection tenance ards) is forecasted Pipe is dam Repair/ replace aged W Pipe is dogged Remove roots or debris . Clear the blockage Sediment, debris, trash, or , Identify the source of A, S mulch reducing the blockage and capacity of take actions to pre- inlet/outlet vent future block- ages Accumulated Clear leaves (particularly Weekly during leaves at important for key inlets Pipe inletfout- fall leaf drop Inlets/outlets and low points along long, let linear facilities) . Clear vegetation (transplant veget- ation when possible) within 1 foot of inlets and outlets, maintain A Maintain access access pathways for inspections . Consultation with a landscape architect is recommended for removal, transplant, or substitution of plants Maintain a cover of rock or cobbles or other erosion Erosion con- Concentrated protection measure (e.g., trol at inlet A flows are taus- matting) to protect the ing erosion ground where con- centrated water enters the facility (e.g., a pipe, curb 2014 Stormwater Management Manual for Western Washington Volume V - Chapter 4 - Page 869 PACLAND Project #10-382-001 Page 42 Attachment 4 1 Packet Pg. 199 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-4.5.2{21) Maintenance Standards - Bioretention Facilities (continued) Recommended Fre- Condition Maintenance quency, a when Main- Action Needed (Pro- Cam anent p tenance is { Stand, cedures } Routine Main -Needed Inspection tenance ardsj cut or Swale} Trash or other S debris present Remove dispose Trash rack on trash rack A Bar screen dam- Repairlreplace aged or missing Capacity Remove sediment or Overflow A, S reduced by sed debris/dispose iment or debris Plant roots, sed- Jet clean or rotary iment or cut debris/roots from Clean orifice debris underdrain(s) at least bian- reducing nually may capacity of If underdrains are Underdrain Clean pipe need more fre- underdrain equipped with a flow pipe as needed quent clean- . Prolonged [e.g., ori- ing during wet surface fiverest) to face} to attenuate to season} ponding flows, the orifice (see "Pon- must be leaned reg ded water" ularly. Vegetation Vegetation sur- • Determine cause of vival rate falls poor vegetation below 75% growth and correct Facility bottom within first two condition area and Fall and years of estab- . Replant as neces- upland slope Spring lishment (unless sary to obtain 75% vegetation project O&M survival rate or manual or greater. Refer to ori- record drawing ginal planting plan, stipulates more or approved jur- 2014 Stormwater Management Manual for Western Washington Volume V - Chapter 4 - Page 870 PACLAND Project #10-382-001 Page 43 Attachment 4 1 Packet Pg. 200 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-4.5.2{21) Maintenance Standards - Bioretention Facilities (continued) Recommended Fre- Condition Maintenance quency, a when Main- tenance is Action Needed (Pro- Routine Main -Needed Cam anent p � Stand- cedures ) Inspection tenance ards) isdictional species list for appropriate plant replacements (See Appendix 3 - Bioretention Plant List, in the LID Tech- nical Guidance Manual for Puget or less than Sound). 75% survival . Confirm that plant rate). selection is appro- priate for site grow- ing conditions . Consultation with a landscape architect is recommended for removal, transplant, or substitution of plants . Remove any dis- eased plants or plant parts and dispose of in an approved loc- ation (e.g., com- Presence of dis- mercial landfill) to Vegetation eased plants avoid risk of spread - (general) As needed and plant mater- ing the disease to ial other plants . Disinfect gardening tools after pruning to prevent the spread of disease . See Pacific North- 2014 Stormwater Management Manual for Western Washington Volume V - Chapter 4 - Page 871 PACLAND Project #10-382-001 Page 44 Attachment 4 1 Packet Pg. 201 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-4.5.2{21) Maintenance Standards - Bioretention Facilities (continued) Recommended Fre- Condition Maintenance quency a when Main- Action Needed (Pro- Cam Component p tenance is � Stand- cedures ) Routine Main -Needed Inspection tenance ards) west Plant Disease Management Hand- book for information on disease recog- nition and for addi- tional resources . Replant as neces- sary according to recommendations provided for "facility bottom area and upland slope veget- ation". . Prune trees and shrubs in a manner appropriate for each species. Pruning should be performed by landscape pro- fessionals familiar seasons (tim- Pruning as with proper pruning ing varies by needed techniques species) . All pruning of mature Trees and trees should be per- shrubs formed by or under the direct guidance of an ISA certified arborist Large trees and • Prune trees and shrubs interfere shrubs using most with operation of current ANSI A300 A the facility or standards and ISA access for main- BMPs• tenance . Remove trees and 2014 Stonnwater Management Manual for Western Washington Volume V - Chapter 4 - Page 872 PACLAND Project #10-382-001 Page 45 Attachment 4 1 Packet Pg. 202 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-4.5.2{21) Maintenance Standards - Bioretention Facilities (continued) Recommended Fre- Condition Maintenance quency a when Main• Action Needed (Pro- Cam anent tenance is cedures p Routine Main -Needed Stand, ) Inspection { tenance ardsl shrubs, if necessary, 2014 Stormwater Management Manual for Western Washington Volume V - Chapter 4 - Page 873 PACLAND Project #10-382-001 Page 46 Attachment 4 1 Packet Pg. 203 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-4.5.2{21) Maintenance Standards - Bioretention Facilities (continued) Recommended Fre- Condition Maintenance quency a when Main- tenance is Action Needed (Pro- Routine Main -Needed Cam anent p { Stand, cedures ) Inspection tenance ardsj . Remove standing dead vegetation . Replace dead veget- ation within 30 days of reported dead and dying plants (as prac tical depending on weather/planting sea son) . If vegetation replace- ment is not feasible within 30 days, and absence ofveget- ation may result in Standing dead erosion problems, Fall and vegetation is temporary erosion Spring present control measures should be put in place immediately. . Determine cause of dead vegetation and address issue, if pos- sible . If specific plants have a high mortality rate, assess the cause and replace with appropriate spe- cies. Consultation with a landscape architect is recom- mended. Fall and Planting • When working 2014 Stormwater Management Manual for Western Washington Volume V - Chapter 4 - Page 874 PACLAND Project #10-382-001 Page 47 Attachment 4 1 Packet Pg. 204 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-4.5.2{21) Maintenance Standards - Bioretention Facilities (continued) Recommended Fre- Condition Maintenance quency, a when Main- Action Needed (Pro• Component p tenance is � Stand- cedures ) Routine Main -Needed Inspection tenance ards) around and below mature trees, follow the most current ANSI A300 stand- ards and ISA BMPs to the extent prac- ticable (e.g., take care to minimize any damage to tree roots and avoid com- paction of soil), Spring beneath mature Planting of small trees shrubs or ground - covers beneath mature trees may be desirable in some cases: such plant- ings should use mainly plants that come as bulbs, bare root or in 4-inch pots; plants should be in no larger than 1-gal- lon containers. . Verify location of facility liners and Presence of or underdrain (if any) need for stakes prior to stake install - Fall and and guys (tree ation in order to pre - Spring growth, mat- vent liner puncture oration, and sup or pipe damage port needs} . Monitor tree support systems: Repair and adjust as needed to 2014 Stonnwater Management Manual for WVestern Washington Volume V - Chapter 4 - Page 875 PACLAND Project #10-382-001 Page 48 Attachment 4 1 Packet Pg. 205 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-4.5.2{21) Maintenance Standards - Bioretention Facilities (continued) Recommended Fre- Condition Maintenance quency, a when Main- Action Needed (Pro- Cam anent p tenance is � Stand- cedures ) Routine Main -Needed Inspection tenance ards) provide support and prevent damage to tree. • Remove tree sup- ports (stakes, guys, etc.) after one grow- ing season or max- imum of 1 year. . Backfill stake holes after removal. . Maintain appropriate height for sight clear- ance . When continued, reg ular pruning (more than one time/ grow- ing season)is Trees and required to maintain shrubs adja- visual sight lines for cent to vehicle Vegetation safety or clearance travel areas causes some along a walk or (or areas A visibility (line of drive, consider relo- where vis- sight) or driver cating the plant to a ibility needs to safety issues more appropriate loc be main- ation. tained) . Remove or trans- plant if continual safety hazard . Consultation with a landscape architect is recommended for removal, transplant, or substitution of 2014 Stormwater Management Manual for Western Washington Volurne V - Chapter 4 - Page 876 PACLAND Project #10-382-001 Page 49 Attachment 4 1 Packet Pg. 206 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-4.5.2{21) Maintenance Standards - Bioretention Facilities (continued) Recommended Fre- Condition Maintenance quency a when Main- tenance is Action Needed (Pro- Routine Main -Needed Cam anent p { Stand, cedures ) Inspection tenance ards) plants Flowering A Dead or spent Remove spent flowers plants flowers present (deadhead) Cut back dying or dead Perennials Fall Spent plants and fallen foliage and stems Hand rake sedges and rushes with a small rake or fingers to remove dead Emergent Vegetation com-foliage before new growth vegetation Spring promises con- emerges in spring or veyance earlier only if the foliage is blocking water flow (sedges and rushes do not respond well to pruning) Leave dry foliage for winter interest . Hand rake with a Dead material small rake or fingers from previous to remove dead Ornamental Winter and year's growing foliage back to grasses (per Spring cycle or dead within several ennial) collapsed inches from the soil foliage before new growth emerges in spring or earlier if the foliage collapses and is blocking water flow . Hand rake with a Ornamental Dead growth small rake or fingers grasses (ever- Fall and present in to remove dead green) Spring spring growth before new growth emerges in spring 2014 Stormwater Management Manual for Western Washington Volume V - Chapter 4 - Page 877 PACLAND Project #10-382-001 Page 50 Attachment 4 1 Packet Pg. 207 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Tattle V-4.5.2{21) Maintenance Standards - Bioretention Facilities (continued) Recommended Fre- Condition Maintenance quency, a when Main- tenance is Action Needed (Pro- Routine Main -Needed Cam anent p � Stand- cedures ) Inspection tenance ards) . Clean, rake, and comb grasses when they become too tall + Cut back to ground or thin every 2-3 years as needed . By law, class A 8 B noxious weeds must be removed, bagged and dis- posed as garbage immediately + Reasonable attempts must be made to remove and Listed noxious dispose of class C M (March - vegetation is noxious weeds Noxious October, pre- present (refer to weeds ceding seed current county It is strongly encour- dispersal) noxious weed a aged that herbicides list) and pesticides not be used in order to protect water quality: use of herbicides and pesticides may be prohibited in some jurisdictions + Apply mulch after weed removal (see "Mulch" ) M (March - + Remove weeds with Weeds October, pre- Weeds are their roots manually ceding seed present with pincer -type dispersal) weeding tools, flame 2014 Stormwater Management Manual for Western Washington Volume V - Chapter 4 - Page 878 PACLAND Project #10-382-001 Page 51 Attachment 4 1 Packet Pg. 208 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-4.5.2{21) Maintenance Standards - Bioretention Facilities (continued) Recommended Fre- Condition Maintenance quency, a when Main- Action Needed (Pro- Cam anent p tenance is � Stand- cedures ) Routine Main -Needed Inspection tenance ards) weeders, or hot water weeders as appropriate . Follow IPM pro- tocols for weed man- agement (see "Additional Main- tenance Resources" section for more information on IPM protocols) . Edge or trim ground - Low -lying veget- covers and shrubs at ation growing facility edge beyond facility Avoid mechanical edge onto side- blade -type edger walks, paths, or and do not use Once in early street edge edger or trimmer to mid- May poses ped- within 2 feet of tree and once in estrian safety trunks early -to mid- hazard or may September clog adjacent While some clip - Excessive permeable pave pings can be left in vegetation ment surfaces the facility to replen- due to asso- ish organic material ciated leaf litter, in the soil, excessive mulch, and soil leaf litter can cause surface soil clogging Excessive veget Determine whether ation density pruning or other inhibits storm- routine maintenance As needed water flow bey- is adequate to main- ond design tain proper plant ponding or density and aes- thetics 2014 Stormwater Management Manual for Western Washington Volume V - Chapter 4 - Page 879 PACLAND Project #10-382-001 Page 52 Attachment 4 1 Packet Pg. 209 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-4.5.2{21) Maintenance Standards - Bioretention Facilities (continued) Recommended Fre- Condition Maintenance quency a when Main• Action Needed (Pro- Cam anent p tenance is { Stand, cedures ) Routine Main -Needed Inspection tenance ardsj . Determine if planting type should be replaced to avoid ongoing main- tenance issues (an aggressive grower under perfect grow- ing conditions should be trans- planted to a location where it will not becomes a haz- impact flow) and for ped- , Remove plants that estrian and are weak, broken or vehicular cir- not true to form; culation and replace in -kind safety . Thin grass or plants impacting facility function without leav- ing visual holes or bare soil areas . Consultation with a landscape architect is recommended for removal, transplant, or substitution of plants Vegetation blocking curb As needed cuts, causing Remove vegetation and excessive sed- sediment buildup imeni buildup and flow bypass 2014 Stormwater Management Manual for Western Washington Volume V - Chapter 4 - Page 860 PACLAND Project #10-382-001 Page 53 Attachment 4 1 Packet Pg. 210 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-4.5.2(21) Maintenance Standards - Bioretention Facilities (continued) Recommended Fre- Condition Maintenance quency, a when Main- tenance is ,action Needed (Pro - Routine Main -Needed Component � Stand- cedures ) Inspection tenance ards) Mulch . Supplement mulch with hand tools to a depth of 2 to 3 inches Bare spots . Replenish mulch per (without mulch O&M manual. Often Following cover) are coarse compost is Mulch weeding present or used in the bottom of mulch depth the facility and arbor - less than 2 ist wood chips are inches used on side slopes and rim (above typ- ical water levels) . Keep all mulch away from woody stems Watering Based on man Irrigation system Follow manufacturer's ufacturer's present instructions for O&M instructions Irrigation sys- Sprinklers or tem (if any) drip irrigation Redirect sprinklers or A not dir- ectedilocated to move drip irrigation to properly water desired areas plants . 10 to 15 gallons per Once every 1- Trees, shrubs tree Summer water 2 weeks or as and ground- . 3 to 5 gallons per ing (first year) needed during covers in first shrub prolonged dry year of estab- . 2 gallons water per periods lishment period square foot for groundcover areas 2014 StormwaterManagement Manual for Western Washington Volume V - Chapter 4 - Page 861 PACLAND Project #10-382-001 Page 54 Attachment 4 1 Packet Pg. 211 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-4.5.2{21) Maintenance Standards - Bioretention Facilities (continued) Maintenance Cam anent p Recommended Fre- quency, a Condition when Main- tenance is { Stand, Action Needed (Pro- cedures ) Routine Main -Needed Inspection tenance ards) . Water deeply, but infrequently, so that the top 6 to 12 inches of the root zone is moist . Use soaker hoses or spot water with a shower type wand when irrigation sys- tem is not present Pulse water to enhance soil absorption, when feasible Pre -moisten soil to break surface tension of dry or hydro- phobic soils/mulch, fol- lowed by sev- eral more passes. With this method , each pass increases soil absorption and allows more water to infilt- rate prior to run off . Add a tree bag or slow -release water- ing device (e.g., 2014 Stormwater Management Manual for Western Washington Volume V - Chapter 4 - Page 862 PACLAND Project #10-382-001 Page 55 Attachment 4 1 Packet Pg. 212 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-4.5.2{21) Maintenance Standards - Bioretention Facilities (continued) Recommended Fre- Condition Maintenance quency a when Main- Action Needed (Pro- Cam anent p tenance is { Stand, cedures ) Routine Main -Needed Inspection tenance ands) bucket with a per- forated bottom) for watering newly installed trees when irrigation system is not present 10 to 15 gallons per tree . 3 to 5 gallons per shrub . 2 gallons water per square foot for groundcover areas . Water deeply, but infrequently, so that the top 6 to 12 inches of the root once every 2- Trees, shrubs zone is moist Summer water d weeks or as and ground- . Use soaker hoses or ing (second needed during covers in spot water with a and third prolonged dry second or third shower type wand years) periods year of estab- when irrigation sys- lishment period tem is not present Pulse water to enhance soil absorption, when feasible Pre -moisten soil to break surface tension of dry or hydro- phobic soils/mulch, fol 2014 Stormwater Management Manual for Western Washington Volume V - Chapter 4 - Page 863 PACLAND Project #10-382-001 Page 56 Attachment 4 1 Packet Pg. 213 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-4.5.2{21) Maintenance Standards - Bioretention Facilities (continued) Recommended Fre- Condition Maintenance quency, a when Main- Action Needed (Pro• Component p tenance is { Stand, cedures ) Routine Main -Needed Inspection tenance ardsj lowed by sev- eral more passes. With this method, each pass increases soil absorption and allows more water to infilt- rate prior to run- off . Plants are typically selected to be drought tolerant and not require regular watering after estab- lishment; however, trees may take up to 5 years of watering to become fully established Summer water Established Identify trigger mesh- ing (after As needed vegetation (after anisms for drought - establishment) 3 years) stress (e.g., leaf wilt, leaf senescence, etc.) of different spe- cies and water imme- diately after initial signs of stress appear . Water during drought conditions or more often if necessary to main- 2014 Stormwater Management Manual for Western Washington Volume V - Chapter 4 - Page 864 PACLAND Project #10-382-001 Page 57 Attachment 4 1 Packet Pg. 214 Westgate Village 6.1.a Storm Drainage Report Edmonds, Washington Table V-4.5.2{21) Maintenance Standards - Bioretention Facilities (continued) Recommended Fre- Condition Maintenance quency, a when Main- Action Needed (Pro• Component tenance is cedures p Routine Main -Needed Stand, ) Inspection { tenance ardsl tain plant cover Pest Control . Identify the cause of the standing water and take appropriate actions to address the problem (see "Ponded water") . To facilitate main- tenance, manually remove standing water and direct to the storm drainage system (if runoff is from non pollution - Standing water generating surfaces) remains for or sanitary sewer Mosquitoes B, S more than 3 system (if runoff is days after the from pollution-gen- end of a storm erating surfaces) after getting approval from san- itary sewer authority. . Use of pesticides or Bacillus thuring- iensis israelensis (Bti) may be con- sidered only as a temporary measure while addressing the standing water cause. If overflow to 2014 Stormwater Management Manual for Western Washington Volume V - Chapter 4 - Page 865 PACLAND Project #10-382-001 Page 58 Attachment 4 1 Packet Pg. 215 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-4.5.2{21) Maintenance Standards - Bioretention Facilities (continued) Recommended Fre- Condition Maintenance quency, a when Main- Action Needed (Pro- Cam anent p tenance is � Stand- cedures ) Routine Main -Needed Inspection tenance ards) a surface water will occur within 2 weeks after pesticide use, apply for coverage under the Aquatic Mosquito Control NPIDES General Per mit, . Reduce site con- ditions that attract nuisance species where possible (e,g,, plant shrubs and tall grasses to reduce open areas for geese, etc.) . Place predator Nuisance anim- decoys als causing . Follow IPM pro - Nuisance erosion, dam- tocols for specific animals As needed aging plants, or nuisance animal depositing large issues (see 'Addi- volumes of tional Maintenance feces Resources" section for more information on IPM protocols) . Remove pet waste regularly . For public and right- of-way sites con- sider adding garbage cans with dog bags for picking 2014 Stormwater Management Manual for Western Washington Volurne V - Chapter 4 - Page 866 PACLAND Project #10-382-001 Page 59 Attachment 4 1 Packet Pg. 216 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-4.5.2(21) Maintenance Standards - Bioretention Facilities (continued) Recommended Fre- Condition Maintenance quency, a when Main- Action Needed (Pro- Cam anent p tenance is { Stand- cod ures ) Routine Main -Needed Inspection tenance ardsj up pet waste. . Reduce hiding places for pests by removing diseased Every site Signs of pests, and dead plants visit asso- such as wilting leaves, chewed For infestations, fol- Insect pests ciated with leaves and bark, low IPM protocols vegetation spotting or (see "Additional management other indicators Maintenance Resources" section for more information on IPM protocols) Note that the inspection and routine maintenance frequencies listed above are recom- mended by Ecology. They do not supersede or replace the municipal stormwater permit requirements for inspection frequency required of municipal stormwater permittees for "stormwater treatment and flow control BMPslfacilitles". a Frequency: A = Annually; B = Biannually (twice per year); M = Monthly; W = At least one visit should occur during the wet season (for debris/clog related maintenance, this inspection/maintenance visit should occur in the early fall, after deciduous trees have lost their leaves); S - Perform inspections after major storm events (24-hour storm event with a 10-year or greater recurrence interval). IPM - Integrated Pest Management ISA - International Society of Arboriculture Table V-4.5.2(22) Maintenance Standards - Permeable Pavement Recommended Fre- Condition quency, a when Main - Component tenance is Action Needed (Procedures) Inspection Routine Needed Maintenance (Standards) 5urfacelWearing Course Permeable A, S Runoff from Clean deposited soil or 2014 Stormwater Management Manual for Western Washington Volume V - Chapter 4 - Page 867 PACLAND Project #10-382-001 Page 60 Attachment 4 1 Packet Pg. 217 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-4.5.2(22) Maintenance Standards - Permeable Pavement (continued) Component Recommended Fre- quency, a Routine Inspection Maintenance Condition when Main - tenance is Needed (Standards) Action Needed (Procedures) other materials from per- meable pavement or other adjacent surfacing . Check if surface elevation adjacent per- of planted area is too high, or slopes towards pave - Pavements, vesareas deposits soil, p ment, and can be regraded all mulch or sed- (prior to regrading, protect iment on pav- permeable pavement by covering with temporary ing plastic and secure covering in place) . Mulch andlor plant all exposed soils that may erode to pavement surface Clean surface debris from pave- ment surface using one or a com- bination of the following methods: . Remove sediment, debris, trash vegetation rand other debris deposited onto pave Porous ment (rakes and leaf asphalt or A or B None (routine blowers can be used for pervious maintenance) removing leaves) concrete . Vacuumisweep permeable paving installation using: U Walk -behind vacuum (sidewalks) High efficiency regen- erative air or vacuum sweeper (roadways, parking lots) 2014 Stormwater Management Manual for Western Washington Volume V - Chapter 4 - Page 868 PACLAND Project #10-382-001 Page 61 Attachment 4 1 Packet Pg. 218 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-4.5.2(22) Maintenance Standards - Permeable Pavement (continued) Component Recommended Fre- quency, a Routine Inspection Maintenance Condition when Main - tenance is Needed (Standards) Action Needed (Procedures) ShopVac or brush brooms (small areas) . Hand held pressure washer or power washer with rotat- ing brushes Follow equip- ment manufacturer guidelines for when equip- ment is most effective for cleaning permeable pave- ment. Dry weather is more effective for some equip- ment. • Review the overall per- formance of the facility (note that small clogged areas may not reduce over- all performance of facility) . Test the surface infiltration Surface is rate using ASTM C1701 as clogged: Pond a corrective maintenance Ing on surface indicator. Perform one test or water flows per installation, up to 2,500 A b off the per- square feet. Perform an meable pave - additional test for each addi ment surface tonal 2,500 square feet up during a rain to 15,000 square feet total. event (does Above 15,000 square feet, not infiltrate) add one test for every 10,000 square feet. . If the results indicate an infiltration rate of 10 inches per hour or less, then per- form corrective main- 2014 Stormwater Management Manual for Western Washington Volume V - Chapter 4 - Page 869 PACLAND Project #10-382-001 Page 62 Attachment 4 1 Packet Pg. 219 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-4.5.2(22) Maintenance Standards - Permeable Pavement (continued) Component Recommended Fre- quency, a Routine Inspection Maintenance Condition when Main - tenance is Needed (Standards) Action Needed (Procedures) tenance to restore per- meability. To clean clogged pavement surfaces, use one or combination of the following methods: Combined pressure wash and vacuum system calibrated to not dislodge wearing course aggregate. Hand held pressure washer or power washer with rotating brushes o Pure vacuum sweep- ers Note: If the annualibiannual routine maintenance stand- ard to clean the pavement surface is conducted using equipmentfrom the list above, corrective main- tenance may not be needed. . Assess the overall per- formance of the pavement system during a rain event. Sediment If water runs off the pave - A present at the ment and/or there is pond - surface of the ing then see above. pavement . Determine source of sed- iment loading and evaluate whether or not the source 2014 Stormwater Management Manual for Western Washington Volume V - Chapter 4 - Page 890 PACLAND Project #10-382-001 Page 63 Attachment 4 1 Packet Pg. 220 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-4.5.2(22) Maintenance Standards - Permeable Pavement (continued) Recommended Fre- Condition quency, a when Main - Component tenance is Action Needed (Procedures) Routine Inspection Maintenance Needed (Standards) can be reducedleliminated. If the source cannot be addressed, consider increasing frequency of routine cleaning (e.g., twice per year instead of once per year), . Sidewalks: Use a stiff broom to remove moss in the summer when it is dry Moss growth . Parking lots and roadways: inhibits infilt- Pressure wash, vacuum Summer ration or sweep, or use a com- poses slip bination of the two for clean safety hazard ing moss from pavement surface. May require stiff broom or power brash in areas of heavy mass. . Fill potholes or small cracks with patching mixes . Large cracks and set- tlement may require cutting and replacing the pave - Major cracks ment section. Replace in- ortrip hazards kind where feasible. Repla- A and concrete cing porous asphalt with spalling and conventional asphalt is raveling acceptable if it is a small percentage of the total facil- ity area and does not impact the overall facility function. . Take appropriate pre- 2014 Stormwater Management Manual for Western Washington Volume V - Chapter 4 - Page 891 PACLAND Project #10-382-001 Page 64 Attachment 4 1 Packet Pg. 221 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-4.5.2{22j Maintenance Standards - Permeable Pavement (continued) Recommended Fre- Condition quencya when Main - Component mnance is Action Needed (Procedures) Routine Inspection Maintenance (deeded (Standards) cautions during pavement repair and replacement efforts to prevent clogging of adjacent porous mater- ials Clean pavement surface using one or a combination of the fol- lowing methods: . Remove sediment, debris, trash, vegetation, and other debris deposited onto pave- ment (rakes and leaf blowers can be used for removing leaves) . Vacuum/sweep permeable paving installation using: Walk -behind vacuum Interlocking concrete None (routine (sidewalks) paver blocks A or B maintenance) a High efficiency regen- erative air or vacuum and aggreg- sweeper (roadways, ate pavers parking lots) ShopVac or brush brooms (small areas) Note: Vacuum settings may have to be adjusted to pre- vent excess uptake of aggregate from paver open- ings or joints. Vacuum sur- face openings in dry weather to remove dry, encrusted sediment. Ab Surface is . Review the overall per- 2014 Stormwater Management Manual for Westem Washington Volume V - Chapter 4 - Page 892 PACLAND Project #10-382-001 Page 65 Attachment 4 1 Packet Pg. 222 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-4.5.2(22) Maintenance Standards - Permeable Pavement (continued) Component Recommended Fre- quency, a Routine Inspection Maintenance Condition when Main - tenance is Needed (Standards) Action Needed (Procedures) formance of the facility (note that small clogged areas may not reduce over- all performance of facility) . Test the surface infiltration rate using ASTM C1701 as a corrective maintenance indicator. Perform one test per installation, up to 2,500 square feet. Perform an additional test for each addi tional 2,500 square feet up dogged: Pond to 15,000 square feet total, ing on surface Above 15,000 square feet, or water flows add one test for every off the per- 10,000 square feet. meable pave- . If the results indicate an ment surface infiltration rate of 10 inches during a rain per hour or less, then per - event (does form corrective main - not infiltrate) tenance to restore permeability, . Clogging is usually an issue in the upper 2 to 3 centimeters of aggregate. Remove the upper layer of encrusted sediment, and Ines, andfor vegetation from openings and joints between the pavers by mechanical means andfor suction equipment (e.g., pure vacuum sweeper). 2014 Stonnwater Management Manual for Western Washington Volume V - Chapter 4 - Page 893 PACLAND Project #10-382-001 Page 66 Attachment 4 1 Packet Pg. 223 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-4.5.2(22) Maintenance Standards - Permeable Pavement (continued) Component Recommended Fre- quency, a Routine Inspection Maintenance Condition when Main - tenance is Needed (Standards) Action Needed (Procedures) • Assess the over- all per- formance of the Pave- ment sys- tem during a rain event. If water runs off the pave- ment Sediment and/or present at the there is A surface of the ponding, pavement then see above. . Determi- ne source of sed- iment loading and eval- uate whether or not the source can be 2014 Stormwater Management Manual for Western Washington Volume V - Chapter 4 - Page 894 PACLAND Project #10-382-001 Page 67 Attachment 4 1 Packet Pg. 224 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-4.5.2(22) Maintenance Standards - Permeable Pavement (continued) Component Recommended Fre- quency, a Routine Inspection Maintenance Condition when Main - tenance is Needed (Standards) Action Needed (Procedures) reduced/- elim- inated. If the source cannot be address- ed, con- sider increas- ing fre- quency of routine cleaning (e.g., twice per year instead of once per year). . Side- walks; Use a Moss growth stiff inhibits infilt- broom to Summer ration or remove poses slip moss in safety hazard the sum- mer when it is dry 2014 Stonnwater Management Manual for Western Washington Volume V - Chapter 4 - Page 895 PACLAND Project #10-382-001 Page 68 Attachment 4 1 Packet Pg. 225 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-4.5.2(22) Maintenance Standards - Permeable Pavement (continued) Recommended Fre- Condition quency, a when Main - Component tenance is Action Needed (Procedures) Routine Inspection Maintenance Needed (Standards) . Parking lots and road- ways: Vacuum sweep or stiff broomf- power brush for cleaning moss from Pave- ment sur- face Remove indi- vidual dam- aged paver blocks by Paver block hand and A missing or replace or damaged repair per man- ufacturer's recom- mendations Refill per man - Loss of ufacturer's aggregate recom- A material mendations between for interlocking paver blocks paver sec- tions May require A Settlement of 2014 Stormwater Management Manual for Western Washington Volume V - Chapter 4 - Page 896 PACLAND Project #10-382-001 Page 69 Attachment 4 1 Packet Pg. 226 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-4.5.2(22) Maintenance Standards - Permeable Pavement (continued) Recommended Fre- Condition quency, a when Main - Component tenance is Action Needed (Procedures) Routine Inspection Maintenance Needed (Standards) surface resetting Remove sediment, debris, trash, vegetation, and other debris deposited onto pave- ment (rakes and leaf A or B None (routine blowers can be used for maintenance) removing leaves) . Follow equipment man- ufacturer guidelines for cleaning surface. Aggregate is clogged: Pond ing on surface • Use vacuum truck to or water flows remove and replace top A b off the per- course aggregate meable pave- . Replace aggregate in pav- Open-celled ment surface ing grid per manufacturer's paving grid during a rain recommendations with gravel event (does not infiltrate) . Remove pins, pry up grid segments, and replace gravel Paving grid • Replace grid segments A where three or more adja- missing or damaged cent rings are broken or damaged . Follow manufacturer guidelines for repairing sur- face, A Settlement of May require resetting surface A Loss of Replenish aggregate material by 2014 Stormwater Management Manual for Western Washington Volume V - Chapter 4 - Page 897 PACLAND Project #10-382-001 Page 70 Attachment 4 1 Packet Pg. 227 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-4.5.2{22j Maintenance Standards - Permeable Pavement (continued) Recommended Fre- Condition quency, a when Main - Component tenance is Action Needed (Procedures) Routine Inspection Maintenance Needed (Standards) spreading gravel with a rake (gravel level should be main - aggregate trained at the same level as the material in plastic rings or no more than 114 paving grid inch above the top of rings). See manufacturer's recom- mendations. . Manually remove weeds . Presence of weeds may Weeds indicate that too many fines A present are present (refer to Actions Needed under "Aggregate is clogged" to address this issue) . Remove sediment, debris, trash, vegetation, and other debris deposited onto pave - (rakes and leaf A or B None (routine blowers can be used for maintenance) mtenance} removing leaves) . Follow equipment man- ufacturer guidelines for Open -celled cleaning surface. paving grid Aggregate is with grass clogged: Pond ing on surface or water flows A b off the per- Rehabilitate per manufacturer's meable pave- recommendations. ment surface during a rain event (does not infiltrate) 2014 Stormwater Management Manual for Western Washington Volume V - Chapter 4 - Page 898 PACLAND Project #10-382-001 Page 71 Attachment 4 1 Packet Pg. 228 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-4.5.2{22j Maintenance Standards - Permeable Pavement (continued) Recommended Fre- Condition quency a when Main - Component tenance is Action Needed (Procedures) Routine Inspection Maintenance Needed (Standards) . Remove pins, pry up grid segments, and replace grass Paving grid • Replace grid segments A where three or more adja- missing or cent rings are broken or damaged damaged . Follow manufacturer guidelines for repairing sur- face. A Settlement of May require resetting surface . Restore growing medium, reseed or plant, aerate, andfor amend vegetated Poor grass area as needed A coverage in paving grid Traffic loading maybe inhibiting grass growth; reconsider traffic loading if feasible As needed None (routine Use a mulch mower to mow maintenance) grass . Sprinkle a thin layer of com post on top of grass surface A None (routine (112" top dressing) and maintenance) sweep it in . Do not use fertilizer . Manually remove weeds A Weeds . Mow, torch, or inoculate present and replace with preferred vegetation inietslOudetslPipes Inlet/outlet 1A Pipe is dam- lRepairfreplace 2014 Stormwater Management Manual for Western Washington Volume V - Chapter 4 - Page 899 PACLAND Project #10-382-001 Page 72 Attachment 4 1 Packet Pg. 229 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-4.5.2{22j Maintenance Standards - Permeable Pavement (continued) Recommended Fre- Condition quency, a when Main - Component tenance is Action Heeded (Procedures) Routine Inspection Heeded Maintenance (Standards) aged pipe A Pipe es Remove roots or debris clogg Clean orifice Plant roots, . Jet clean or rotary cut at least bian- sediment or debdslroots from under- nually (may debris redu- drains) Underdrain Clean pipe need more cing capacity of underdrain If underdrains are equipped pipe as needed frequent (may cause wlth a flow restrictor (e.g., cleaning dur- prolonged orifice) to attenuate flows, ing wet sea- drawdown the orifice must be cleaned son) period) regularly g y Clean orifice • Jet clean or rotary cut at least bian- Plant roots, debrisfroots from under - Raised sub- nually (may sediment or drain(s) surface over Clean pipe need more debris redu- • If underdrains are equipped flow pipe as needed frequent cing capacity with a flow restrictor (e.g., cleaning dur- of underdrain orifice) to attenuate flows, ing wet sea- the orifice must be cleaned son) regularly Sediment, vegetation, or - Clear the blockage Outlet struc- A S debris redu- . Identify the source of the ture cing capacity blockage and take actions of outlet strut- to prevent future blockages to re Native soil is exposed or other signs of Repair erosion and stabilize sur- Overflow B erosion dam face age are present at dis- charge point 2014 Stormwater Management Manual for Western Washington Volume V - Chapter 4 -Page 900 PACLAND Project #10-382-001 Page 73 Attachment 4 1 Packet Pg. 230 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-4.5.2{22j Maintenance Standards - Permeable Pavement (continued) Recommended Fre- Condition quency, a when Main - Component tenance is Action Needed (Procedures) Routine Inspection Needed Maintenance (Standards) Aggregate Storage Reservoir Water remains in the storage If immediate cause of extended Observation aggregate longer than ponding is not identified, sched- port A' S anticipated by ule investigation of subsurface design after materials or other potential the end of a causes of system failure. storm Vegetation . Sweep leaf litter and sed- iment to prevent surface related fallout clogging and ponding As needed clogs or will potentially • Prevent large root systems clog voids from damaging subsurface Adjacent structural components large shrubs Vegetation g Edging and trimming of planted or trees growing bey - areas to control groundcovers Once in May and facility and shrubs from overreaching and Once in edge onto the sidewalks, paths and street September sidewalks, edge improves appearance and paths, and reduces clogging of permeable street edge pavements by leaf litter, mulch and soil. In fall (Octo- berto Dece Use leaf blower or vacuum to Leaves, ber) after leaf Accumulation blow or remove leaves, ever - needles, drop (1-3 of organic green needles, and debris (Le., and organic times, debris and flowers, blossoms) off of and debris depending leaf litter away from permeable pavement on canopy cover) Note that the inspection and routine maintenance frequencies listed above are recon - 2014 Stormwater Management Manual for Western Washington Volume V - Chapter 4 - Page 901 PACLAND Project #10-382-001 Page 74 Attachment 4 1 Packet Pg. 231 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Table V-4.5.2(22) Maintenance Standards - Permeable Pavement (continued) Recommended Fre- Condition quency, a when Main - Component tenance is Action Needed (Procedures) Inspection MRoutine Needed aintenance (Standards) mended by Ecology, They do not supersede or replace the municipal stormwater permit requirements for inspection frequency required of municipal stormwater permitlees for "stormwater treatment and flow control BMPslfacilities". a Frequency: A- Annually: B- Biannually (twice per year); S - Perform inspections after major storm events (24-hour storm event with a 10-year or greater recurrence interval). b Inspection should occur during storm event, 2014 Stormwater Management Manual for Western Washington Volume V - Chapter 4 - Page 902 PACLAND Project #10-382-001 Page 75 Attachment 4 1 Packet Pg. 232 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington If you are unsure whether a problem exists, please contact a Professional Engineer. Comments: A = Annual (March or April, preferred) M = Monthly (see schedule) S = After major storms (use 1-inch in 24 hours as a guideline) PACLAND Project #10-382-001 Page 76 Attachment 4 1 Packet Pg. 233 Westgate Village 6.1.a Storm Drainage Report Edmonds, Washington StormTeeh SC-310 Chamber Designed to meet the most stringent industry performance standards for superior structural integrity while providing designers with a cost-effective method to save valuable land and protect water resources. The 5tarmTech system is designed primarily to be used under parking lots thus maximizing land usage far cammerc`-' and municipal applications. SlormTeeh M310 C (not to scale) Nominal Chamber S[ Size (LxWxH) 85.4" x 34 ur x 16,0" {2170 x 864 x 406 mm Chamber 5lorbge 14-7 it' (0-42 m') Minimum Inslalled Sb 31.011' (0.89 m') Weig ht 37.O lbs (161 kg) Shipping 41 chamberslpallet 108 end capsfpallet 18 palletsRruck {158 mm] ram.{, S1U End Cap 16,0' (405 �34.V W4 mm TEEI PFLLmCNN�QIFP;D FEYEFWLLPRLNPE THE LCMP FRGT4RE JOI CIFICn S THE A M 12.1 IRFD BF GE.M Xg�wMOIL SPWOS. WITM O9LC E FION FOR ElAFN ✓•NP WELCH UU-PLCONSbE PW8 NC . IYPAcr quo YULnR� L'ENN:1£ RRE�NCE. sw b o-u+�eEP Typical Crm 94-1�P+C1E^. cnusnm,.waLiux 6rgE Seellon0elell„rpY�eaewssz (not to scale) "NCEOTELTI E • StormTdChe Qeanlion • Relenlion • Recharge Subsurface Stormwater Management' 4 Chamber WALL STi]ILLtt6RER C[LLECNDY CF BERg 1;11 M AR WEIL ORCCED 90/.�MATE I,{KFWFS. AFINES CCNPACF"CN IiTS TQ %MMFOR XMTY. sLE THE nelE rA=A.CCE 1EFLLWTEF1 - r srsu+o ElO cr I,.L Ydx F S,��aMk I I PEPM rn K PETENYINEP 9�` PESICN ENtlNEER DESIGn ENGINEERISPESPORMLE FOR b'1+'-4 4— }YIh Tw, ENSI/4Ia WE R-ORED lEINaNGC}P dr- 6DKIR E 6nIIS TK, CRWS SEYICN MTAILS T REd.OWYENIM NECESEARY FQ RF.TFSFY I I IL LWll FACTDPE SPECiIED IN T A1, MMUFD PT�EfJE516N 5FECIFIGnCN66ECYLN+- -EARTNAN❑- LG116119NNSFOFWTECMC .R6 PACLAND Project #10-382-001 Page 77 Attachment 4 1 Packet Pg. 234 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington $0-310 Cumulative Storage Volumes Per CharF111er Assumes 40% Stone Pamsdy. Calc+ulaNans are Based Upon a S" (152 mm) Stone Base Under the Chambers. Depth In System Inches (mm) 26711 Chamber Storage fp (MI) 14.70 0.416 Curnulallve Storage tF (MI) S1.00 U.878 2768fi 1d,79 0.416 30.21 C.855 26 680 Stone 14.70 0.416 29.42 0,833 25 610 Couer14.79 0-416 25.63 fl.811 24(60% 14.70 0.416 2734 (0.788) 4584 14.79 (0.416) 27.06 366 22 559 14.70 (0.416) 25.26 0.748 21 (533 14.64 0-415 25.43 020 20 508 14,49 0.410 24.54 U,fi96 19 4$3 14.22 0-403 23.58 fl-668 16 457 13.66 0-387 22.47 U.836 17 432 12.99 0.368 21.25 0.602 10 496 12.17 0-345 19.97 C.566 15 381 it 25 0-31$ 1662 A.S28 14 356 10.23 0.29D 17.22 C.488 13 331) 9.15 0.2fiU 15.78 0A47 12 305 7.99 0-227 14.29 CA25 11 279 6.78 0.192 12.77 0,362 10 254 5.51 0-156 11.22 C.318 9 229 4.19 0.119 9.fi4 0.278 S 203 2.83 0.001 5.03 0227 7 17a 1.43 0.041 6.49 0.191 6 152 0 4.74 0-134 5 127 0 3.96 0,112 4 f02 Stone Foundation 0 3.16 fl.fl9p 3 76 0 2.37 U.U67 2 51 0 1.5$ 0.046 1 (25) 0 1 0.79 (U.U22) Nate: Add O.79cu. ft. (O.022 fHa) nfstorage foreaeh oddiiinnat inch (25 mm) Rf stone foundation. Storage Volume Per Chamber Bare Chamber and Stone Chamber Scene Foundation depth Storage In. (mm) itr (rn) 6 (150) 12 (306� 16 (460) S1ormTeoh SC,--310 t4.7 (0.4) 1 31-0 (0.9) 33.7 (1.0} dpA (1.1) Not Storage volurms are iR cubrl'c feet per chamber. ASSIlfftes 40% poro* (Gr the stone Pius the chamber voiume- Amoerit of Sboo Per Chamber FNGU511 TONS 1GUIIIGYARGS) Mane Foundation Depth �' 12N 1$' S1orm7eeh SC-310 2.1 (1.5 yds) 2.7 (1.9 y&r 3.4 (2.4 ydj METRIC KILOGRAMS 4fiETEF9 150 mm 305 mm 460 mm SiarmTech SC-310 183U (1,1 ml) 2490 (1,5 ml} 2990 (1,8 ml Note. Assumes S' (f5amm) of stone above, and baWen chambers - Volume of Excavatiar Per Chamber Stone Foundation Depth r 150 mm) 12" (305 mm) T (460 mm) S1orm7ach SC-310 2,9 (2,2) 3.4 (2.5) 3,9 (2,9) We., Vofumes are in cubic yards (cubic meters) per chamber. Assa ws 6' (f 50 mm) of separafion between chamber rows and 18' (46amm) of cover. The volume of excavatr'on wRI vaq ds the depth of titre cover r'ncrmses. STANDARD LIMITED WARRANTY OF STCRMTECH LLC ('STORMrE0rJ; PRODUCTS cal Ttis L'rrindAAWerrarrvaDplim dWeloibe Siumiech chmbefe and enWms rs+,samred t y SSmrniech am =k la the a'}rel purchaser jibe -PMchasef). The chambers old mdplales are cal;oWo misna,d a %Ihe'Pmdwla' i61 Trp W the aadwm w,en inslakd avnmy inaxvdancewm SLon,T6f Mrlrn ir%B11BBm lrr< lions al meIrneofinelallmion. ere ualrlBmeOlone lilt Moe apelnst delmlirenMlvials and wah-Mip Imam (1) ymr Irarn the date al purchase. ShoLdd a do- 1g0 wpw in we Llnet0 Wwr" pwicd. the Purghauv shall pwidg SLO MT4fh wilh wilLB pace9rdiealleglBd JWmt al W nTeclri a ceTpam hea arlers Wihin ten 110) dayaer die al-tayal me deral. The radix shall dimmihrlm alleged derecl h reamnxhk detail. r„t7n,TB hagwos Io wpv ymvaeanrenLs car "0 Pnoojv9 dglRmu,wv Lay SLa-Tpoh IQ de u MU,e and cmrad py 1W Um d VAIrraW.. TN BWMy e1 NPIa RWN PrOduuS IS InQ seta nv *of 1he Purchaser far beamm ar This LFnilw Warrmly. Slamiech's IiahiKN sp flaally emrJlldga Ihs CWLf Iah N3I ancUi n&laJIaUo9 of LhR �rwtI ly 10 1 TN6 UMITEO VlA RRAHTY 10 EXCL{IFj1VE. THEREARE NO OTHER WARRANTIES WITH FZ3PM1r TOTHE PRODUOTS, INCI.UDRN NO IMPLIED WARRANTIES OF MERCIWNT-AwILITY OR OFFITNESS FOR A PARTICULAR PURPOSE. ID) ThisL Wanarr.F mlyappli-lolhe Pr-d�cls xf the Proa�cls se nslallm n sngk tare'. NOE<+Iq CIwG4M8MhCE6, SMALL TTaE PROOCCTB �E rR6TrM.LED IR Aa MULTI -LATER COWMANU TICIL ;E) No represemad. cf 51csm76ch has Ste audrorhy re change dils Ulnbed W." harry manner orme,Aend This Liniled Yd-y. ThU is n-d Wmrarnoes y dnal appylo airy'peraun tither Than W me PUrchT IF) UrKW o d-lan- ohsJI %a Te h he 1*4 Lo the PLvd a a W wry Ihrd party for Prod- Aa6iiry claims: Larne alfelrlg Inynlhe design �fiIprneN. a in..J U. of the Frnd.k or the cost o1 onr: gods o es 'doled bh�r ParcFasr and insldlarnn of Ihr Prodlcm For Ihie Lrnilad AYananlr W eppr. JL PYcdcls muR Ia in5100 in L dw rh RI g{g -1- IiOnana4&. d by e191e aad IOC WC Ad .. Al mterappic9UIe aN : find 5lo TechwrhlHl ln- Uallalim i".dims. MI THEUNITED WARRANTY DOESNOT EXTENDED INCIDMAL, CONSEOUENTTIAL, SPE- CIAL OF INDIRECT OAMAOES. STCRMTECH AHALL HOT BE LIAHLE FOR PENALTIES OR LIQUIDATED DAIIMAGES- INCLUDING LOSS OF PRODUCTION AND PROFITS: LABORAJD MATERIALS; OVERHEAD COSTS; OR OTHER LOSS OR EXPENSE INCURRED BY THE PURCHASER OR ANY THIRD FARTY. SPECIFICALLY EXCLUDED FROM LIMITED WAR. RANTY COVERAGE ARE DAMAGE TOTHEPRODUCTS ARISING FROM ORDINARY WEAR AND TEAR; ALTERATION, ACCIDENT, MISUSE ABUSE OH NEGLECT; THE PRODUCT'S HEING SVEWECTED TO VEHICLE TRAFFIC OR OTHER CONDITIONS WHICH ARE NpT PERMITTED 6YSTORMTECH'S WRITTEN SPECIFICATIONS OR INSTALLATION INSTRUC- TIONS; FAILURE TO MAINTAIN THE MINIMUM GROUND COVERS SET FORTH IN THE INSTALLATION INSTRUCTION$ -'TIE PLACEMENT OF IMPROPER MATERIALSINTp THE PRODUCTS; FAILURE CFTHEPRODUCTS DUE TO IMPROPER SRIHGOR IMPROPER SIZING; OR AlYOTHER EVENTNOTCAUSED BYSTORMTECH. THIS LIMITED WAR- HANTY REPRESENTS STORMTECH'S 50LE LJABILITY TOTHE PURCHASER FOR CLAIMS RELATED TOTHE PRODUCTS. WHETHER THE CLAIM IS B&SED UPON CON- TRACT, TORT, OR OTHER LEGAL THEOH'L 2116mm Aoad, Suite 104 I Arelhasliod I Cane ut 00109 050.529.8186 1808.092.26M I iv 866.328.0401 I fax8U4 529,80Q wAwslowlech.com Printed in USA. 0 Copyright. All rights reserved. StormTech LLC, 2OD7 Printed on recycled paper �Flb 515-090508 PACLAND Project #10-382-001 Page 78 Attachment 4 1 Packet Pg. 235 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Appendix D - Geotechnical Report PACLAND Project #10-382-001 Page 79 Attachment 4 1 Packet Pg. 236 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a Prepared for. Westgate Village, LLC PmGBE�- 1 N C O H P O R A T E 0 3213 Eastlake Avenue E Suite B. Seattle, WA 98102 T. 206.262.0370 F. 206 262.0374 GEOTECHNICAL REPORT WESTGATE VILLAGE 10000 Edmonds Way Edmonds, Washington PROJECT NO.16-217 September 17, 2016 b Geotechnical & Earthquake Engineering Consultants J PACLAND Project #10-382-001 Page 80 Attachment 4 1 Packet Pg. 237 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a F-tinGB@ S O A■ O R A T E 6 Geolecheizol A Ear&quake EWneenng Consurtanls September 17, 2016 Fi le No. l 6-217 Westgate Village, LLC 4*25 Delridge Way SW #530 Seattle, WA 98106 Attention: Antheny Jansen Subject: Gentechnicn] Iieport Westgate Village 1 (100l Edmonds Way Edmonds, WA Dear Mr, Jansen, Attached is our geotechnical report for the proposed four-story mixed use development with at grade parking in the Westgate development in Edmonds. This report documents the subsurface conditions at the site and presents geotechnical engineering recommendations for the development_ The site is underlain by competent native advanced outwash sand at shallow depths. Consequently, the new construction may be supported on conventional spread footing foundations. However, the surficial loose silty, recessional outwash deposits should be over excavated to a depth of 2 feet below the footings and replaced with compacted structural fill. We appreciate the opportunity to work on this project_ Please call if there are any questions Sincerely, W. Paul Grant, P.E. Principal Geotechnical Engineer Encl.: Geotechnical Report 3213 Eastlake Avenue East, Suite B Seattle, WA98102.7127 Tcl{2D6)262-0371) Fax RD6j 262 D37d PACLAND Project #10-382-001 Page 81 Attachment 4 1 Packet Pg. 238 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington TABLE OF CONTENTS 1.0 INTRODUC-I ON................................................................................................................... 2 2.0 PROJECT AND SITE DESCRIPTION...............................................................................2 3.0 SUBSURFACE EXPLORATIONS.......................................................................................3 4.0 SUBSURFACE CONDITIONS.............................................................................................4 4.1 SITE GEOLOGY....................................................................................................................... 4 4.2 SOILS..................................................................................................................................... 4 4.3 GROUNDWATER..................................................................................................................... 5 5.0 GEOTECHNICAL RECOMMENDATIONS...................................................................... 6 5.1 SEISMIC DESIGN PARAMETERS............................................................................................... 6 5.2 BUILDING FOUNDATIONS....................................................................................................... 7 5.2.1 Allowable Hearing Pressure........................................................................................... 7 5.2.2 Lateral Resistance.......................................................................................................... 7 5.3 RETAINING WALLS ................................................................................................................ 8 5.3.1 Lateral Pressures and Resistances.................................................................................. 8 5.3.2 Wall DrainagelDamp Proofing...................................................................................... 8 5.3.3 Wall Backfill.................................................................................................................. 8 5.4 CONCRETE SSLAB-aN-4'iRADE................................................................................................. 9 5.5 STORMWATER INFILTRATION................................................................................................. 9 6.0 CONSTRUCTION CONSIDERATIONS 10 6.1 DEMOLITION & SITE PREPARATION..................................................................................... 10 6.2 ExcrAVAT10Ns...................................................................................................................... 10 6.3 MATERIAL REUsE................................................................................................................ 10 6.4 STRUCTURAL FILL PLACEMENT AND COMPACTION............................................................. 10 6.5 EROSION AND DRAINAGE CONSIDERATIONS........................................................................ 11 6.6 WET EARTHWORK RECOMMENDATIONS.............................................................................. 11 7.0 ADDITIONAL SERVICES..................................................................................................12 8.0 LIMITATIONS.....................................................................................................................12 9.0 REFERENCES......................................................................................................................15 16.217 LONG Edmonds WayRpeaue i PanGEO, Inc. PACLAND Project #10-382-001 Page 82 Attachment 4 1 Packet Pg. 239 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a Geotechnical Report 10000 Edmonds Way, Edmonds, WA September 16, 2016 LIST OF F)GURES Figure 1 Vicinity Map Figure 2 Site and Exploration Plan LIST OF APPENDIX Appendix A Summary Baring Lags Figurc A-1 Tams and Symbols for Boring and Tcst Pit Logs Figure A-2 Log of Test Boring B-1 Figurc A-3 Log ofTcst Boring B-2 Figurc A-4 Log of Test Boring B-3 16.217 i0000 r mftd8 way Rpcdoc PanGE0, Inc. PACLAND Project #10-382-001 Page 83 Attachment 4 1 Packet Pg. 240 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington GEOTECHNICAL REPORT WESTGATE VILLAGE 10000 EDMONDS WAY EDMONDS, WASHINGTON 1.0 INTRODUCTION This report presents the results of a geotechnical engineering study that was undertaken to support the design and construction of the proposed Westgate Village mixed use building in Edmonds, Washington (see Figure 1). Our study was performed in accordance with nur mutually agreed scope of work as outlined in our proposal letter of August 11, 2016, which was subsequently approved by you on August 19, 2016. Our service scope included reviewing readily available geologic and geotechnical data in the site vicinity, conducting a site reconnaissance, advancing three lest borings, and developing the geotechnical design recommendations presented in this report. 2.0 PROJECT AND SITE DESCRIPTION The new mixed use building at the Westgate Village development will straddle the southwest quadrant of the existing development and extend into a recently acquired parcel on the west as shown on Figure 2. Existing development on the Westgate Village site includes two single story retail buildings, adjacent paved parking, and a level gravel pad in the southwest corner of the developmcnt. Buildings on the recently acquired parcel to the west have been dcmoli.shcd. However, the concrete flat -work and foundations of the former buildings remain in place. While the site is generally flat lying at an elevation of about 317 feet, the southwestern edge of the development abuts the toe of asleep slope that is retained with a reinforced concrete retaining wall on the cast and a cantilever soldier pile wall on the west (see Plates 1 and 2). The new building will be sct back from the existing concrete wall. However, the existing soldier pile wall on the west will be demolished to accommodate the new construction and the existing reinforced concrete wall will need to extend to the west to support the toe of the slope and allow construction of the new building. PACLAND Project #10-382-001 Page 84 Attachment 4 1 Packet Pg. 241 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington 10000 Edmunds Way, Edmonds, WA September 16, 2016 The proposed development will consist of a four story mixed use building as shown on Plate 3_ The development is planned to have at grade parking beneath and around the building. The ground fluor will also have 2,000 sq. ft, of retail space, as well as lobby and storage space. The upper three stories will have 80 residential units_ Plate 3, Planned four stony building, oblique view. 3-0 SUBSURFACE EXPLORATIONS Subsurface conditions at the site were explored with three borings (13-1 through H-3) which were drilled on August 31, 2016, at the locations shown on Figure 2. The boring locations were determined in the field based on measurements from existing features. Two of the borings were drilled near the ends of the proposed building to provide information for the design of the building foundations. The third boring was drilled on the hillside to provide data for design of the new retaining wall that will be needed on the south side of the building. 16.217 10000 Edmonds Way Rpl.dcc Page 3 PanGEO, Inc. PACLAND Project #10-382-001 Page 8S Attachment 4 1 Packet Pg. 242 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington 1000 Edmonds Way, Edmonds, WA September 16, 2016 Borings B-1 and B-2 were drilled to a depth of 1611: feet below the ground surface. The hillsidc baring (B-3) was drilled to a depth of 10 feet, which was sufficient to verify that the slope was underlain by competent soil at a shallow depth. Boring B-2 encountered difficult drilling conditions which may have been caused by a cobble. Consequently, the boring was moved 5 feet to avoid the obstruction and redrilled as Boring 13-2A. All borings were drilled with hollow stern auger drilling equipment owned and operated by BorcTec, Inc. of Valleyford, Washington. Soil samples were obtained at 2'A-foot intervals in the borings in general accordance with Standard Penetration Test (SPT) sampling methods (ASTM test method D-1586). The SPT procedure includes driving a 2- inch outside diameter split -spoon sampler into undisturbed soil below the tip of the auger with a 140-pound weight falling a distance of 30 inches. The sampler is typically driven 18 inches into the ground and the number of blows required for the last 12 inches of driving is recorded as the SPT N-value, The N-value provides an empirical measure of the relative density of cohesionless soil or the relative consistency of fine-grained soils. The completed borings were backfillcd with drill cuttings and bcntonitc chips. A geologist from PanGEO was present during drilling to assist in sampling and to describe and document the soil samples obtaincd from the borings. The soil samples were dcscribcd in the field using the system outlined on Figure A-1 of Appendix A. Summary logs of the borings are included as Figures A-2 through A4 in Appendix A. 4.0 SUBSURFACE CONDITIONS 4.1 SITE GEOLOGY According to the Composite Geologic Map of the Sno-King Area (Booth, et. al., 2004)„ the flat portion of the site is underlain by Vashon Advanced Outwash (Qva), and the slope area is underlain by Vashon Glacial Till (Qvt), Vashon Glacial Till (Qvt) typically consists of a dense to very dense, heterogeneous mixture of silt, sand„ and gravel which has been laid down at the base of an advancing glacial ice sheet. Advanced outwash (Qva) is usually comprised of dense„ well sorted sand and gravel deposited in streams issuing from the front of the advancing glacier. 4.2 SOILS The soils observed in the site borings are generally consistent with the Composite Geologic Map of the Sno-Icing Area. The borings drilled in the level area (13-1 and B-2) 16.217 10000 Edmonds Way RpAcc Page 4 PanGEO„ Inc. PACLAND Project #10-382-001 Page 86 Attachment 4 1 Packet Pg. 243 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a 10000 Edmonds Way, Edmonds, WA September 16, 2016 encountered medium dense to dense, sand with silt and gravel, which we interpreted generally as Advanced Outwash. Borings B-2 and B-2A penetrated a layer of loose, yellow brown silty sand which, based on the soil oxidation, stratigraphic position and density, is interpreted as recessional outwash. The hillside boring (B-3) found very dense, silty sand with gravel at a shallow depth. This material is interpreted as Vashon till based on density and texture. The following summarizes soil conditions encountered in the site borings: UNIT I: Fell — Fill was only certainly encountered in boring B-1, and it is a thin layer of medium dense to dense, brown, fine to coarse gravel with silt and sand. This material covers the open area of east parcel to a depth of 1 to l Y2 feet. UNIT 2. Recessional Outwash — The west parcel, outside the footprint of the formcr buildings, is underlain by loose, yellow brawn, very silty, fine sand to sandy silt. The fines are slightly plastic, and the sail contains scattered gravel. As stated above, the soil unit is interpreted as recessional outwash. The soil unit extends to a depth of roughly 4!/2 feet below the surface. UNITS: Advanced Outwash — Below the fill and recessional outwash, B-1, B-2 and B-2A encountered medium dense to dense, brown to brown gray, fine to medium sand with silt and gravel. The soil unit is bedded to laminated, and intcrbeds range in composition from sand with silt and gravel to sandy silt with gravel. The outwash below the cast parcel (B-1) tends to have less gravel and lower blow counts than the material penetrated by B-2. It is likely that the blow counts in B-2 are elevated due to the gravel. This unit extended to the full depth of the borings. UNIT 4. Vashon Tell — B-3, located on the hillside above the main project site, cncountered very dense, brown gray, massive, silty, fine sand with gravel. The soil texture and density confirmed the unit to be glacial till. 4.3 GROUNDWATER Groundwater was, encountered in the borings- It should be expected that the advanced outwash will contain groundwater at depth, Also, while not observed in boring B-3, glacial till may contain sand seams that might contain local seepage. It should be noted 16.217 10000 Edmonds Way Rptdcc Page 5 PanGEO, Inc. PACLAND Project #10-382-001 Page 87 Attachment 4 1 Packet Pg. 244 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington 10000 Edmonds Way, Edmonds, WA September 16, 2016 that groundwater elevations likely vary seasonally and are normally highest during the winter and carly spring. 5.0 GEOTECHNICAL RECOMMENDATIONS The site is underlain by medium dense native outwash at shallow depths. The soils are conducive to the use conventional spread footings to support the building- However, because the near surface soils in the newly acquired parcel may be loose or disturbed from prior construction, we recommend that the sail in the western half of the building be excavated to a depth of 2 feet below the base of the new footings and replaced with structural full that is compacted to a dense and unyielding condition with a Ho-Pac. Where the building footprint impinges on the toe of the slope, we recommend extending the existing cast in place concrete wall to the west to support the toe of the slope. The following provides details of the design recommendations. 5.1 SEISMIC DESIGN PARAMETERS The following provides seismic design parameters for the site that are in conformance with the 2014 and later editions of the International Building Code (IBC), which specifies a design earthquake having a 2% probability of occurrence in 50 years (return interval of 2,475 years)- and the 2008 USGS seismic hazard maps; Table 1— Summary Seismic Design Parameters Spectral Spectral Design Spectral Site Acceleration Acceleration at site CoefFcients Response Class at 02 sec_ (g) 1.0 sec_ (g) Parameters Fa ll sr>s Sri S4 5, D L26 0.49 1.00 1.51 0.84 0.50 Liquefaction Potential — Liquefaction is not a design consideration for the site because nearby deep borings indicate that groundwater is not present within 50 feet of the ground surface. Accordingly, special design considerations associated with soil liquefaction are not necessary for -this project. 16.217 10000 Edmonds Way Rptdcc Page 6 PanGEO, Inc. PACLAND Project #10-382-001 Page 88 Attachment 4 1 Packet Pg. 245 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington 1000 Edmonds Way, Edmonds, WA September 16, 2016 5,2 BUILDIIG F0u %DATION5 5.2.1 Allowable Bearing Pressure The proposed building can be supported on conventional strip and individual footing bearing on the medium dense to dense, native outwash deposits. We recommend that, where present, the loose, silty sand recessional outwash be over -excavated to expose the dense, underlying advanced outwash soil and replaced with structural fill_ We also recommend that the medium dense, advanced outwash soils be over excavated to t a depth of 2 feet below the footings. After aver excavation„ in both areas the exposed subgrade should he compacted to a dense and unyielding condition using a I-In-Pac_ The over excavation should be brought back to footing grade by placing structural fill in lifts not exceeding 8 inches of loose thickness, and compacted to a dense and unyielding condition_ The sandy and gravelly advanced outwash soil may he re -used as fill, but the silty recessional outwash should not be used as backfilI. Footings bearing on the advanced outwash or compacted structural fill may he designed for an allowable hearing pressure of 3 ksf with a one-third increase for seismic or transient loads. All footings should be founded a minimum distance of 18 inches below the finished exterior grade for perimeter footings and 12 inches below the finished floor slab for interior footings. All strip footings should have a minimum width of 1$ inches and all individual footings should have a minimum width of 24 inches. Any footing over excavation should extend at least 0 inches beyond the face of the footings, Footing excavations should be observed by PanGEG to confirm that the footing subgrade has been adequately prepared. Footings designed in accordance with the above may experience total settlements of less than I inch under static loading with differential settlement between adjacent columns less than abOUt l: inch. Most soleanent should occur during construction, 5.2.2 Lateral Resistance Lateral forces from wind or seismic loading may be resisted by the combination of passive earth pressures acting against the embedded portions of the foundations (i,e, footings and walls) and by friction acting on the base of the foundations. Passive resistance values may be determined using an equivalent fluid weight of 350 pounds per cubic foot (pcf] This value includes a factor safety of at least 2 assuming that compacted 16.217 10000 Edmonds Way RpAcc Page 7 PanGEO, Inc. PACLAND Project #10-382-001 Page 89 Attachment 4 1 Packet Pg. 246 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington 10000 Edmonds Way, Edmonds, WA September 16, 2016 structural fill will be placed adjacent to the sides of the footings. A coefficient friction of 0.5 may be used to dercrminc the frictional resistance at the base of the footings. This coefficient includes a factor safety of approximate 1.5. 5.3 RETAINING WALLS 5.3.I Lateral Pressures and Resistances Retaining walls may be designed for an equivalent fluid weight of 35 and 45 pcf for level backfill and 2(H):1(V) sloping backfill, respectively. For seismic conditions, we recommend including an incremental uniform lateral earth pressure of 6H psf (where H is the height of the below grade portion of the wall) as an ultimate seismic load. The recommended lateral pressures assume that the backfill behind the wall consists of a free draining and properly compacted fill with adequate drainage provisions to prevent the development of hydrostatic pressure. Lateral loads on the walls may he resisted by a combination of passive earth pressures acting against the embedded portions of the foundations and by friction acting on the base of the foundations. Passive resistance values may be determined using an equivalent fluid weight of 350 pounds per cubic foot (pcf). A friction coefficient of 05 may be used to determine the frictional resistance at the base of the footings. Both of these values include a safety factor of at least 1.5_ 5.3.2 Wall Drainageldamp ProoJing While groundwater is not anticipated within the planned location of the retaining wall, the overlying soil may experience seepage from up slope runoff: Consequently, we suggest that the design consider including prefabri£ated drainage mats, such as Mirafi 6000 or equivalent, at the face of the wall. Any water collected from the mats should be directed and collected at the base of the wall and tight lined to an appropriate outlet. 5.3.3 Wall Bac4/7,11 Free draining granular soil such as City of Seattle Mineral Aggregate Type 17 (City of Seattle Standard Specifications, 9-03.12(3)) should be used for backfill behind the retaining walls. The wall backfill should be moisture conditioned to within about 3 percent of optimum moisture content, placed in loose, horizontal lifts less than 8 inches in 16.217 10000 Edmonds Way Rpt.dcc Page 8 PanGED, Inc. PACLAND Project #10-382-001 Page 90 Attachment 4 1 Packet Pg. 247 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington 10000 Edmonds Way, Edmonds, WA September 16, 2016 thickness, and systematically compacted to a dense and relatively unyielding condition and to at least 95 percent of the maximum dry density, as detcrmincd using test method ASTM D 1557. Within 5 feet of the wall, the backfill should be compacted to 90 percent of the maximum dry density. 5.4 CONCRETE SLAB-O? -GRADE Conventional slab -on -grade construction may be used for the at grade floor slabs. A modulus of subgrade reaction of 150 pci may he used for the floor slab design. The subgrade should he compacted to a dense and unyielding condition prior to slab construction. Unsuitable materials, especially in the area underlain by recessional out -wash, should he over -excavated to a depth of 1 foot and replaced with structural fill compacted to a dense and unyielding condition with a Flo-Pac or double drum vibratory roller. The concrete slab -on -grade floors should he underlain by at least 4 inches of capillary break, consisting of free -draining, clean crushed rock or well -graded gravel compacted to a firm and unyielding condition_ The capillary break material should have no more than 20 percent passing the No- 4 sieve and less than 5 percent by weight of the material passing the U.S. Standard No. 100 ,sieve. City of Seattle Type 22 material (clean crushed 5f3 inch rock) meets this gradation requirement. The capillary break should be placed over the native, undisturbed subgrade or structural fill compacted to a dense and unyielding condition (i.e. 95 percent of the maximum dry density, as determined using test method ASTM D 1557). We also recommend that a minimum 10-mil polyethylene vapor barrier be placed below the proposed basement slab. 5.5 STORMWATFR INFILTRATION Infiltration of stormwater runoff maybe feasible on this site due to the granular nature of the underlying soils. However„ estimation of the potential infiltration rates is not feasible as the configuration of the storm drain system is not established and recommendations for infiltration are not within the present scope of work. If the owners wish an. infiltration evaluation, PanGEO will provide a separate scope of work and budget for this task. 16.217 10000 Edmonds Way Rpt.dcc page 9 PanGED, Inc. PACLAND Project #10-382-001 Page 91 Attachment 4 1 Packet Pg. 248 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington 10000 Edmonds Way, Edmonds, WA September 16, 2016 6.0 CONSTRUCTION CONSIDERAATIONS 6.1 DEMOLITION & SITE PREPARATION Site preparation for the proposed project includes demolishing the existing concrete pavement and foundations from former buildings. All stripped surface materials should be properly disposed off -site. 6.2 ExCAVATIONS Large excavations are not expected to be required for this project. However, temporary excavations are expected where the building footprint impinges on the toe of the steep slope. All temporary excavations should be performed in accordance with Part N of WAC (Washington Administrative Cade) 296-155. The contractor is responsible for maintaining safe excavation slopes and/or shoring. We believe that construction of new retaining walls at the toe of the slope will require excavations of up to about 8 feet deep. We believe that the lower 4 feet of the excavations will be in till sail that may be cut vertically and that the excavation above this level may be sloped at l(H):1(V). Steeper cut slopes may be possible based on Geld inspection and approval by PanGEO. The till sails can generally be excavated with conventional backhoes and track hoes. 6.3 MATERIAL REUSE The sand and gravel advanced outwash soils may be re -used as an all-weather structural fill, provided it does not contain in excess of about 70/F fines. Samples of the sail should be tested for fines content if re -using the soil is desired. Because of their fines content the existing recessional outwash and till sails encountered may not suitable for reuse as structural fill in the winter or during periods of rainfall. Any struetural backGll for the footings should consist of imported, Seattle Type 17 material or approved equivalent. Recessional out -wash and till ntay be re -used in non-structural, landscape areas. 6.4 STRUCTURAL FILL PLACEMENT AND COMPACTION As currently envisaged, we do not anticipate the need for large quantities of fill for the proposed dcvctopmcnt. If structural fill will be needed, City of Seattle Type 17 material should be used. Structural fill should be moisture conditioned to within about 3 percent of optimum moisture content, placed in loose, horizontal lifts less than 8 inches in thickness, and systematically compacted to a dense and relatively unyielding condition 16.217 10000 Edmonds Way Rpt,dcc Page 10 PanGE0. Inc. PACLAND Project #10-382-001 Page 92 Attachment 4 1 Packet Pg. 249 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington 10000 Edmonds Way, Edmonds, WA September 16, 2016 and to at least 95 perccnt of the maximum dry density, as determined using tcst mcthod ASTM D 1557. 6.5 EROSION AND DRAINAGE CONSIDERATIONS Surface runoff can be controlled during construction by careful grading practices_ Typically, this includes the construction of shallow, upgrade perimeter ditches or low earthen berms to collect runoff and prevent water from entering the excavation. All collected water should be directed to a positive and permanent discharge system such as a City of Seattle storm sewer_ It should be noted that the site soils may be prone to surficial erosion_ Special care should be taken to avoid surface water on open cut excavations. We recommend that the exposed temporary slopes be covered with plastic sheeting. Permanent control of surface water and roof runoff should he incorporated in, the final grading design. In addition to these sources, irrigation and rain water infiltrating into landscape and planter areas adjacent to paved areas or building walls should also he controlled_ All collected runoff should he directed into conduits that carry the water away from the pavement or structure and into storm drain systems or other appropriate outlets. Adequate surface gradients should be incorporated into the grading design such that sulfa£e runoff is directed away from structures. 6.6 WET EARTHWORK RECOMMENDATIONS General recommendations relative t0 earthwork performed in wet weather or in wet conditions are presented below: • All surface of the foundation subgrade should be protected against inclement weather. It is the contractor's responsibility to protect the footing subgrade from disturbance. One option is to place a 2- to 3-inch thick layer of lean -mix concrete on the footing subgrade as soon as the subgrade is exposed. • Earthwork should be performed in small areas to minimize subgrade exposure to wet weather. Excavation or the removal of unsuitable soil should be followed promptly by the placement and compaction of clean structural fill. The size and type of construction equipment used may have to be limited to prevent soil disturbance. 16.217 10000 Edmonds Way Rpl.doc Page 1 I PanGEO, Inc. PACLAND Project #10-382-001 Page 93 Attachment 4 1 Packet Pg. 250 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington 10004 Edmonds Way, Edmonds, WA September 16, 2016 • During wet weather, the allowable fines content of the structural fill should be reduced to no more than 5 percent by weight based on the portion passing'/.- inch sieve. The fines should be non -plastic. • The ground surface within the construction area should be graded to promote run-off of surface water and to prevent the ponding of water. • Geotextile silt fences should be strategically located to control erosion and the movement of soil. Erosion control measures should be installed along all (lie property boundaries. + Excavation slopes and soils stockpiled on site should also be covered with plastic sheets. 7.0 ADDITIONAL SERVICES We anticipate the City of Edmonds rnay require a plan review and gentechnical special inspections to confirm that our recommendations are properly incorporated into the design and construction of the proposed development_ Specifically, we anticipate that the following construction support services may be needed: • Review final project plans and specifications; • Verify implementation of erosion control measures; • Observe the stability of open cut slopes and temporary shoring; • Verify adequacy of foundation and slab subgrades; • Confirm the adequacy of the compaction of structural backfill; • Observe installation of subsurface drainage provisions, and; • Other consultation as may be required during construction_ Modifications to our recommendations presented in this report may be necessary, based on the actual conditions encountered diming construction. 8.0 LIMITATIONS We have prepared this report for use by Westgate Village, LLC and the project design team. Recommendations contained in this report are based on a site reconnaissance, 16.217 10000 Edmonds Way Rpt.doc Page 12 PanGEO. Inc. PACLAND Project #10-382-001 Page 94 Attachment 4 1 Packet Pg. 251 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a 1000 Edmonds Way, Edmonds, WA September 16, 2016 conducting a subsurface exploration program at the site, and our understanding of the project. The study was performed using a mutually agrecd-upon scope of work. Variations in soil conditions may exist between the explorations and the actual conditions underlying the site. The nature and extent of soil variations may not be evident until construction occurs. If any soil conditions are encountered at the site that are different from those described in this report, we should be notified immediately to review the applicability of our recommendations. Additionally, we should also be notified to review the applicability of our recommendations if there are any changes in the project scope. The scope of our work does not include services related to construction safety precautions. Our recommendations are not intended to direct the contractors' methods, techniques, sequences or procedures, except as specifically described in our report for consideration in design. Additionally, the scope of our work specifically excludes the assessment of environmental characteristics, particularly those involving hazardous substances. We are not mold consultants nor are our recommendations to be interpreted as being preventative of mold development. A mold specialist should be consulted for all mold -related issues. This report may be used only by the client and for the purposes stated, within a reasonable time from its issuance. Land use, site conditions (both off and on -site), or other factors including advances in our understanding of applied science, may change over time and could materially affect our findings. Therefore, this report should not be relied upon after 24 months from its issuance. PanGEO should be notified if the project is delayed by more than 24 months from the date of this report so that we may review the applicability of our conclusions considering the time lapse. It is the client's responsibility to see that all parties to this project, including the designer, contractor, subcontractors, etc., are made aware of this report in its entirety. The use of information contained in this report for bidding purposes should be done at the contractor's option and risk. Any party other than the client who wishes to use this report shall notify PanGEO of such intended use and for permission to copy this report. Based on the intended use of the report, PanGEO may require that additional work be performed and that an updated report be reissued. Noncompliance with any of these requirements will release PanGEO from any liability resulting from the use this report. 16.217 10000 Edmonds Way Rpt,doc Page 13 PanGEO. Inc. PACLAND Project #10-382-001 Page 95 Attachment 4 1 Packet Pg. 252 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington 10000 Edmonds Way, Edmonds, WA September 16, 2016 Within the limitation of scope, schedule and budget, PanGE4 engages in the practice of gcotcchnical engineering and endeavors to perform its services in accordance with generally accepted professional principles and practices at the time the Report or its contents were prepared. No warranty, express or implied, is made. We appreciate the opportunity to be of service to you on this project. Please feel free to contact our office with any questions you have regarding our study, this report, or any geotccbnical engineering related project issues. Sincerely, 24a9B - T G� ' .S��NAL 7 W. Paul Grant, P.E. Stephen H. Evans„ L.E.O. Principal Geotechnical Engineer Senior Eng. Geologist 16.217 10000 Edmonds Way Rpt,doc Page 14 PanGEO. Inc. PACLAND Project #10-382-001 Page 96 Attachment 4 1 Packet Pg. 253 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a lea Edmonds Way, Edmonds, WA September 16, 2016 9.0 REFERENCES Booth, D.B., Cox, B.F., Troost, K.G. and 5himel, S.A., 2004, Draft Composite Geologic Map of the Sno-King Area, Central Puget Lowland, Washington. University of Washington Seattle -Area Mapping Project (SGMP) and the United States Geological Survey (USGS), Scale 1:24,OW. City of Seattle, 2014, Standard Specirications for Road, Bridges, rand Municipal Construction. Intemational Building Code (113C), 2014, International Code Council_ 16-213 10000 Edmonds Way RpLdoc f'. I � PanGEO, Inc. PACLAND Project #10-382-001 Page 97 Attachment 4 1 Packet Pg. 254 Westgate Village Storm Drainage Report 6.1.a Edmonds, Washington S � r � m WAL— e �q I � i ii9M S15Yr fin r.i Ic11h"I d- z i } � / Project Site y nnn r• f JJ I.. I 3atn.eTli Soso Mxp S—ho ish C—ly 5"aScaa Map Westgate PAC LAN D Project #10-382-001 Attachment 4 Page 98 Packet Pg. 255 Westgate Village Storm Drainage Report 6.1.a Edmonds, Washington ::\rrryen\cell r 3C U 3C cc ticaly h fee[ � r vor� c os\.omonon nsagom — rver m n.awg ti\ 1� ti\ 2 s WI S— r I Building ` footprlrnt f \ / 1 wr a '**' a PARCEL i '— Notes: 1. Base map provided by Henbart, L-C. September, 2016. Elevations are teased on the NAV DU datum. • � 2. Boring lags far PanGEC borings B-1 to Br3 are located In Appendix A. ��--- Locatlons for these borings are approxlmate and based on the relative locations of known site features. -• Ti t Legend: +Nestgate Village SITE AND EXPLORATION PLAN B-1 PanGEO Borings r . e 10000 Edmonds Way Edmonds, Washington 143-217 2 PACLAND Project #10-382-001 Page 99 Attachment 4 1 Packet Pg. 256 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a APPENDIX A SUMMARY BORING LUGS PACLAND Project #10-382-001 Page 100 Attachment 4 1 Packet Pg. 257 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington RELATIVE DENSITY lCONSISTENCY SAND I GRAVEL SILT I CLAY SPT Approx- Raairva SPT Approx. Undralned Shear Density 11 ashes Density IN Canslstanc Y Nwalues Strength Imi) Ve y Loose 4 <15 YerysaN - 4 <50 Loose = 4to10 15.35 = Sm Moil. nu-500 Mod. Dania 10 to 30 i M-65 lied wit' 4 to 8 No - i 000 Dense 30i'm 86-85 Sw 8to 15 1000-20W Very Lyme >50 85.100 YerySldf 151030 2ON-40H Hard >30 r4000 UNIFIED SOIL CLASSIFICATION SYSTEM WJOR DIVISIONS GROUP DESCRIPTIONS RAV GW: VL4......dadi......EL Gravel 'VAVELlcsss" 54K crmsre of the caarsa i GP: Pooriygtadad GUVEL farcllonrdalnedonuhei4 slave Lie duel symbols fag. ............................... . ............ ,........ .,,,....,,....,,....,,....,,,... GM Silly GRAVEL GP•Gaajfor a9L to r2R Fines. .................................................................. GRAVEL 1>12% Ilmsl ..................................................... GC: Glayey GRAVEL ,...,.,,...................,-..,....., ....., .....,.,.......... tNeil•gradedSlW6 °and $Atip( riwol --- - -:- ....--...._..N ... - - M or moaaf the ccarsa ..-SIM graded SANG frsdlen pas" Lhe X4 elan . use dual symhois ley. SPShI :. ........................... .................................................... 89 Silly SAND hr1% to i2°5llner. ..................................... Sr4ND (r12°G tlnes) ............................. .....:...................................................... SO 4'IwmSANID ......................................................... ML SILT ... . ...... ...... ...... . .. bigddumn :50 ........... ... ............. .. CIL Lean CLAY .......................... ... .... ... .. . 0and Clay _ = DL OwnlcSILTorCLAY Morm mpmsingirl0a sieve :............-----...--------- -.:.-------....--------•-----•----------•-----•---- HH: EW&ELT LigidWIN }50 CH. FatCLAY ............................. .......................... ............................. .. OH: Orpadc SLT or CLAY .............., ..........., ....., ....... ,..., Nlglrly Ctgank Shca di PT PErIT N[5tes: 1. Sal axplora5on I smrl[ain I»er� de�ripdons basadcnusual obserralion arrJf�id laslsusingg a syalarrl modied iromtheU SdI Qasahcaaal Sysllern (fI�). Mere necessary labrmtoryuests havebeen canduetad;asnohad In tha'QperTests' mlu rn), p tdesonpbone=ymduda a dassl8rahon. Please rerwin the discussions inthe reportkdfora more complete dmorpfon ofthasu6bssuur1am oomditions. 2. The graphic symbols given abate are notinclusiva of all syrrhalsftlfnav appear on the borehole s Others riodsr�o^ rayheuseduherefeldcbsexvadonsindicatAnNedscsllo!asordualmnsihr°n materials DESCRIPTIONS OF SOIL STRUCTURES Layomd: Unilsof malenal dishnguishad hycolaan[6'or es FlssurA: Breaks along defined planes materal unitsabave and blow sllckensided: =raceme planes that are pdished or glossy Laminated: Layers of soiI40caIlyGA5toirrmthdc rretcicm Blncky:.Sngularsdllumps Not rimibroakdom Lens: Layer of soil thalpinchm oul IMeralIy Disruplad: Soil IhaIistwken and rnued Interinyered: All emating layers of dilliering sail material Scatterod: Loss than one par fool Pocket: Erratic, discortnlreusdepositoflirritedement Numerous: kddrethan oneperfect Ndnwgeneorrs: Soi w h uifarmcolaand cdmposdio^ Ihraughe0 aGR: Ana�enMxerl�ddng planeand a plane COMPONENT DEFINITIONS COMPONENT SIZE I SIEVE RANGE COMPONENT SIZE I SIEVE RANGE Boumar: r12idehas Sand Gobbles: 3to12irdrea COW"Sard 014toP10sieve(4b102.0mrn) Gravel Nadlu iSmd: iil0to*40sieve(2.DIDOA2mm) Coataa Graved: 3 to 3A inrhos Rna Sand: 940 to Le200 sieve R 42 to 0.074 mM) FimGwol; 3r4ndreabY4sevA sib 0 741*OA02mn Clay -002 MM TEST SYMBOL$ far In Situ and Laboratory Tasts listed in "WerTeste'column. ATT Amterg L ml Test Qrmp Canpacaun Taws Can Ganealicivkrr DD Dry DffksiV DS area Shear %F Fnes C4nknt GS Grain Sipe Perm Pormeabillty PP Padr9t Penelrwntkw R R-ralue SG SpacificGraAfy TV Tarvane TCC Tda:oal GompRmsion WC 1lneonhnad Compwmn SYMBOLS S wWk% Situ lest types and interval5 ®21ndr OD Split Spoon. SPT (140ab. harmer, 3Vdmpj e325-inch CU SOIL Wort 130M r.anrrw. 30' drop) Non-standard penalrAon leal Me baring lag for deWHO Thn wall (Sha by} 1" ® Grab Rxk care ® Vane Sheer MONITORING WELL Cvvundweter Leyel aL time of drilling) (ATQ Static Gmundrraler Lewd yLy GernwiConaete Seal IFL■�a� HantaniGegroullseal Silica sand badelll SkkW 4p Sbugh lTanom of Bourg MOISTURE CONTENT Dry Dtsly.drybthetowh Mast Damp but no risible Lester v4i Visiblefraewaist GEE) Terms and Symbols for r� t o R P O R A T .. Boring and Test Pit Lags Figure A '1 Phone: 206.262.0370 PACLAND Project #10-382-001 Page 101 Attachment 4 1 Packet Pg. 258 Westgate Village Storm Drainage Report Edmonds, Washington Project: Westgate Village Surface Elevation: 318.0fil. Job Number: 16-217 Top of Casing Elev.; Location: 10000 Edmonds Way, Edmonds. WA Drilling Method: HSA Coordinates: Northing: . Eastling: Sampling Method, SPT N-Value A z PL MQ19(UFe LL 4' —a MATERIAL DESCRIPTION M E 0 tn RID Recovery 0 50 100 0 Medium dense IQ dense, brown, fine t?coarse GRAVEL with silt and sand: dry. massive. (Fill). Medium den5e, brown gray, fine SAND with silt: mQi51, Q"p5ional 2 gravel, homogeneous, non -pkasGc fines, indistinctly laminated. (Adv. . . . . . . . . . . . . . . . . . . 4 . . . . . . . . . . . . . . . Medium dense. int6l`bedjed, brown, fine to oDarse SAND. fine SAND 20 and SILT: moist with wet layers, non -plastic lines with rapid dilatancy, laminated, Irace gravel (Adv. Oulwash). 6 S-2 12 . . . . . . ......... . . . . . . . . .. Medium dense, brown gray, fine SAND with 5ilt: mqi5l, 4iXp5ignal 5i It 14 interbed, non -plastic, some gravel, massive. Blow counts high clue to 3 5-3 18 gravel. (Adv- Outwo5h). 5013 nn4.-diunn dense, brawn gray, fine to medium SAND: mqi5t, some non-pLarsix sift to with sill occasional gravel, homogeneous, leinninoted- (Adv- Ovtwa5h). 5-4 21 29 .. ......... . ......... . . . . . . . . . 12 14 v.- - - - - - - - - - - - - - Beraming I-oo5s, uoomiorol fins 10 Corse SAND beds., wme 5ift. - - - - - - - - - - - - - - - 5-5 s massive. BQUUM Of 130FIng. Gnrnplellon Deplin, 16511 Remarks, No wngritio-ous groundwater encountered during drilling- Thin Wet sc-A lenses Date Borehole Started: K311116 encountered. Data Borehole Completed: ar31116 Logged By: S. Evans Drilling Company: BmTec, Inc PmGE@ LOG OF TEST BORING B-1 0 a C 0 R P 0 H A T a 0 Figure A-2 The stratification linP5 FapreSeflt approximate boundaries. The lran5ifion may be gradual. Sheet 1 of 1 PACLAND Project #10-382-001 Page 102 Attachment 4 1 Packet Pg. 259 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a Project Westgate viIlaga Surface Elevation: 316.0ft Job Number 16-217 Tap of Casing Elev,; Location: 10000 Edmonds Way, Edmonds. WA Drilling Method: HSA Coordinates: Northing: , Easling: Sampling Method SPT N-Value 1 t N r w E PL Mo19lure LL IL — MATERIAL DESCRIPTION tn m ® RQD Recovery +M 0 50 100 0 —_ - Sod and Silty lop5vil. Loose, yellow brawn, verysilty, fine SAND to sandy SILT: dry, slightly plastic fines, scaiterr d gravel, homogenrious, massive. (Roc- :- Outwash). 2 - . -- - S-1- a 4 V. Dense, brown and gray, interbedded, fine to coarse SAND with silt and tz ; gravel, and SILT with gravel: moist, silt beds till•like, non -plastic fines, moderate weathering, fine bedded. ()dv. 4utwa5hj. S-2 t5 6 2U S-3 50lfi - No mcgvery due to pushing C4gt3ls. Blow C4unl5 high due to C44ble. $ Dene, brown gray, gravelly SILT wilh fne sand: moist with wet layers, slightly plastic fines, till -like and massive. California sampler used La - - - - - - - - 10 enhance recovery. Blow counts high due to gravel. (Adv. Outwash). S-4 50lfiA. - _ — Dense to very dense, brgwn gray. Mine to medium "BAND with ,5ilt - - - moist with wet layers, slightly plastic fines, hornogeneous, massive- (Mv. Oulwaah), - ` - - ` - - ` - 14 3a California sampler used to enhance recovery. Blow counts high due S 5 Suf6 - to gravel. Very moist. ' Bgtlom of Baring. 1$ Complellon Deplh: 16.aft Remarks: No confinuous groundwalor encauntared during drilling- Thin wut soil lenses Dale Borehole Started: ar31116 encountered. Date Borehole Completed: ar31116 Lagged By: S.Evans Drilling Company: BmTec, Inc PmGE@ LOG OF TEST BORING B-2 1wc0rar0eATIs0 FigureA-3 The stratification lines represent approximate boundaries. The Ira.nsifion may be gradual. Sheet 1 of 1 PACLAND Project #10-382-001 Page 103 Attachment 4 1 Packet Pg. 260 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a Project Westgate Village Surface Elovation: 316.00 Jab Number 15-217 Top of Casing Elev,; Location: 10000 Edmonds Way, Edmonds. WA Drilling Method: HSA Coordinates, Norlhing: , Easting,. Sampling Mrithod SPT N-Value 1 G Z 61 G r tp N PL Moialure LL `m MATERIAL DESCRIPTION y E to E 3 o m �. ROD Recovery 0 50 100 0 Sod and topsoil. Loose, yellow brown, silty, fine SAND; dry, some medium to coarse sand, gravel, non-plasuc, masslve. {RLr- Cutwasn). = = = = = = = = = = = 2 - S - - -- - &A & - Dense, multi-r:alorred brawn and gray, fine to aoarse SAND with fine gravel: moist, trace to some silt, non -plastic, fine bedded. (Adv. Oulwash). td -_ 5-2 1B 6 24 Bohom of Baring ILL zld 12 14 1$ L : : : : : : : : : : : : : : : : : : Cbmplellan Deplh- 6-51111. Remarks. No gmundwater eneountared during drilling- Boring drlllad to confirm soil Date Borehole Started: 8 IMS conditions in B-2, which were unclear due to poor sample recovery and likely cabbie at Date Borehole Completed: u3iil6 auger tip - Logged By: S.Evans Drilling Company: BoreTec, Inc ?mGE@ LOG OF TEST BORING B-2A e r e o IN ore A T■ o Figure A-4 The stratification lines represent approximate boundaries. The Iransifion may be gradual. Sheet 1 of 1 PACLAND Project #10-382-001 Page 104 Attachment 4 1 Packet Pg. 261 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a ProjecL Westgate Village Surface Elevation: 342.011 Job Number 16-217 Tap of Casing Elev,; Location: 10000 Edmonds Way, Edmonds. WA Drilling Method: HSA Coordinates: Northing: , Easting: Sampling Method SPT N-Value 1 t N r w E PL M919lure LL a ' MATERIAL DESCRIPTION tn m ® RQD Recovery +M 0 50 100 0 Dense to very dense, brawn gray, silly, fine $AND with gravel: moist, non plastic fines, gravel sub -Founded and blocky, homogeneous, massive. (Till). 2 4 11 Gravelly into"Ihz at 5 feet, 7.5 feet and 9 feet. -_ 6 43 - - 10 g-2 5W2 Grading to silty, fine $AND, some gravel. Bottom of Boring. 12 14 16 . . . .. . 1$ Complellan Deplh: 10-2g Remarks. No groundwater eneountamd during drilling - Date Borehole Started: K31116 Date Borehole Completed: ar31116 Lagged By: S.Evans Drilling Company: BoreTec, Inc PmGE@ LOG OF TEST BORING B-3 rwcoraroeATE0 FigureA-5 The stratification lines represent approximate boundaries. The lra.nsifion may be gradual. Sheet 1 of 1 PACLAND Project #10-382-001 Page 105 Attachment 4 1 Packet Pg. 262 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Appendix E - Hydrologic Modeling Calculations PACLAND Project #10-382-001 Page 106 Attachment 4 1 Packet Pg. 263 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a WWHM2012 PROJECT REPORT PACLAND Project #10-382-001 Page 107 Attachment 4 1 Packet Pg. 264 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a General Model Information Project Name: Edmonds Westgate Site Name: Westgate Village Site Address: Edmonds Way and 100th Ave W City: Edmonds Report Date: 3/2/2017 Gage: Everett Data Start: 1948/10/01 Data End: 2009/09/30 Timestep: 15 Minute Precip Scale: 0.80 Version Date: 2016/02/25 Version: 4.2.12 POC Thresholds Low Flow Threshold for P001: 50 Percent of the 2 Year High Flow Threshold for POC1: 50 Year Low Flow Threshold for POC2: 50 Percent of the 2 Year High Flow Threshold for POC2: 50 Year Edmonds Westgate 3/212017 1217:25 PAR Page 2 PACLAND Project #10-382-001 Page 108 Attachment 4 1 Packet Pg. 265 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Landuse Basin Data Predeveloped Land Use Basin A Bypass: No GroundWater: No Pervious Land Use acre C, Forest, Steep 0.14 C, Lawn, Flat 0.13 Pervious Total 0.27 Impervious Land Use acre ROOF TOPS FLAT 0.08 PARKING FLAT 0.18 Impervious Total 0.26 Basin Total 0.53 Element Flows To: Surface I nterflow Groundwater Edmonds Westgate 3/212017 1217:25 PAR Page 3 PACLAND Project #10-382-001 Page 109 Attachment 4 1 Packet Pg. 266 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Basin B Bypass: No GrounclWater: No Pervious Land Use acre C, Forest, Steep 0.06 C, Lawn, Flat 0.43 Pervious Total 0.49 Impervious Land Use acre PARKING FLAT 0.41 Impervious Total 0.41 Basin Total 0.9 Element Flows To: Surface I nterflow Groundwater Edmonds Westgate 3/212017 1217:25 PAR Page A PACLAND Project #10-382-001 Page 110 Attachment 4 1 Packet Pg. 267 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a Mitigated Land Use Basin Al Bypass: No GroundWater: No Pervious Land Use acre C, Lawn, Flat 0.04 C, Forest, Steep 0.14 Pervious Total 0.18 Impervious Land Use acre PARKING FLAT 0.1 Impervious Total 0.1 Basin Total 0.28 Element Flows To: Surface I nterflow Groundwater Surface retention A Surface retention A Edmonds Westgate 3/212017 1217:25 PAR Page 5 PACLAND Project #10-382-001 Page 111 Attachment 4 1 Packet Pg. 268 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a Basin A2 Bypass: No GroundWater: No Pervious Land Use acre Pervious Total 0 Impervious Land Use acre ROOF TOPS FLAT 0.21 SIDEWALKS FLAT 0.04 Impervious Total 0.25 Basin Total 0.25 Element Flows To: Surface I nterflow Groundwater Gravel Trench Bed A Gravel Trench Bed A Edmonds Westgate 3/212017 1217:25 PAR Page 6 PACLAND Project #10-382-001 Page 112 Attachment 4 1 Packet Pg. 269 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a Basin B2 Bypass: No GrounclWater: No Pervious Land Use acre C, Lawn, Flat 0.08 C, Forest, Steep 0.06 Pervious Total 0.14 Impervious Land Use acre ROOF TOPS FLAT 0.32 SIDEWALKS FLAT 0.12 Impervious Total 0.44 Basin Total 0.58 Element Flows To: Surface I nterflow Groundwater Gravel Trench Bed A Gravel Trench Bed A Edmonds Westgate 3/212017 1217:25 PAR Page 7 PACLAND Project #10-382-001 Page 113 Attachment 4 1 Packet Pg. 270 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Lateral ! Basin B1 Bypass: No Impervious Land Use acre PARKING FLAT LAT 0.16 Element Flows To: Outlet 1 Outlet 2 Permeable Pavement B Edmonds Westgate 31212017 12:07:25 PM Page. a PACLAND Project #10-382-001 Page 114 Attachment 4 1 Packet Pg. 271 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Routing Elements Predeveloped flouting Edmonds Westgate 31212017 12:07:25 PM Page 9 PACLAND Project #10-382-001 Page 115 Attachment 4 1 Packet Pg. 272 Westgate Village Storm Drainage Report 6.1.a Edmonds, Washington Mitigated Routing Gravel Trench Bed A Bottom Length: 50.00 ft. Bottom Width: 3.33 ft. Trench bottom slope 1: 0 To 1 Trench Left side slope 0: 0 To 1 Trench right side slope 2: 0 To 1 Material thickness of first layer- 0.5 Pour Space of material for first layer: 0.4 Material thickness of second layer: 1.33 Pour Space of material for second layer: 0.8 Material thickness of third layer: 1 Pour Space of material for third layer: 0.4 Discharge Structure (Riser Height: 1.83 ft. (Riser Diameter: 10 in_ Orifice 1 Diameter: 1.5 in. Elevation:❑ ft. Element Flows To: Outlet 1 Outlet 2 Gravel Trench Bed Hydraulic Table Stage(feet) Area(ac.) Volume(ac-ft.) Discharge(cfs) lnfiit(cfs) 0.0000 0.003 0.000 0.000 0.000 0.0314 0.003 0.000 0.010 0.000 0.0629 0.003 0.000 0.015 0.000 0.0943 0.003 0.000 0.018 0.000 0.1258 0.003 0.000 0.021 0.000 0.1572 0.003 0.000 0.024 0.000 0.1887 0.003 0.000 0.026 0.000 0.2201 0.003 0.000 0.028 0.000 0.2516 0.003 0.000 0.030 0.000 0.2830 0.003 0.000 0.032 0.000 0.3144 0.003 0.000 0.034 0.000 0.3459 0.003 0.000 0.035 0.000 0.3773 0.003 0.000 0.037 0.000 0.4088 0.003 0.000 0.039 0.000 0.4402 0.003 0.000 0.040 0.000 0.4717 0.003 0.000 0.041 0.000 0.5031 0.003 0.000 0.043 0.000 0.5346 0.003 0.000 0.044 0.000 0.5660 0.003 0.001 0.045 0.000 0.5974 0.003 0.001 0.047 0.000 0.6289 0.003 0.001 0.048 0.000 0.6603 0.003 0.001 0.049 0.000 0.6918 0.003 0.001 0.050 0.000 0.7232 0.003 0.001 0.051 0.000 0.7547 0.003 0.001 0.053 0.000 0.7861 0.003 0.001 0.054 0.000 0.8176 0.003 0.001 0.055 0.000 0.8490 0.003 0.001 0.056 0.000 0.8804 0.003 0.002 0.057 0.000 0.9119 0.003 0.002 0.058 0.000 0.9433 0.003 0.002 0.059 0.000 0.9748 0.003 0.002 0.060 0.000 Edmonds Westgate 3/21201 7 1217:25 PAR Page 10 N M O O a+ c .3 m CD rn 25 2 CD a1 cc CD aM .r m m to O M O L Q M m 2 2 IL r Q PAC LAN D Project #10-382-001 Attachment 4 Page 116 Packet Pg. 273 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a 1.0062 0.003 0.002 0.061 0.000 1.0377 0.003 0.002 0.062 0.000 1.0691 0.003 0.002 0.063 0.000 1.1006 0.003 0.002 0.064 0.000 1.1320 0.003 0.002 0.065 0.000 1.1634 0.003 0.002 0.065 0.000 1.1949 0.003 0.002 0.066 0.000 1.2263 0.003 0.003 0.067 0.000 1.2578 0.003 0.003 0.068 0.000 1.2892 0.003 0.003 0.069 0.000 1.3207 0.003 0.003 0.070 0.000 1.3521 0.003 0.003 0.071 0.000 1.3836 0.003 0.003 0.071 0.000 1.4150 0.003 0.003 0.072 0.000 1.4464 0.003 0.003 0.073 0.000 1.4779 0.003 0.003 0.074 0.000 1.5093 0.003 0.003 0.075 0.000 1.5408 0.003 0.004 0.075 0.000 1.5722 0.003 0.004 0.076 0.000 1.6037 0.003 0.004 0.077 0.000 1.6351 0.003 0.004 0.078 0.000 1.6666 0.003 0.004 0.078 0.000 1.6980 0.003 0.004 0.079 0.000 1.7294 0.003 0.004 0.080 0.000 1.7609 0.003 0.004 0.081 0.000 1.7923 0.003 0.004 0.081 0.000 1.8238 0.003 0.004 0.082 0.000 1.8552 0.003 0.004 0.118 0.000 1.8867 0.003 0.005 0.202 0.000 1.9181 0.003 0.005 0.314 0.000 1.9496 0.003 0.005 0.444 0.000 1.9810 0.003 0.005 0.587 0.000 2.0124 0.003 0.005 0.736 0.000 2.0439 0.003 0.005 0.884 0.000 2.0753 0.003 0.005 1.025 0.000 2.1068 0.003 0.005 1.152 0.000 2.1382 0.003 0.005 1.260 0.000 2.1697 0.003 0.005 1.348 0.000 2.2011 0.003 0.005 1.415 0.000 2.2326 0.003 0.005 1.467 0.000 2.2640 0.003 0.005 1.532 0.000 2.2954 0.003 0.005 1.584 0.000 2.3269 0.003 0.005 1.634 0.000 2.3583 0.003 0.005 1.683 0.000 2.3898 0.003 0.005 1.730 0.000 2.4212 0.003 0.005 1.776 0.000 2.4527 0.003 0.005 1.821 0.000 2.4841 0.003 0.005 1.865 0.000 2.5156 0.003 0.005 1.907 0.000 2.5470 0.003 0.006 1.949 0.000 2.5784 0.003 0.006 1.990 0.000 2.6099 0.003 0.006 2.030 0.000 2.6413 0.003 0.006 2.069 0.000 2.6728 0.003 0.006 2.107 0.000 2.7042 0.003 0.006 2.145 0.000 2.7357 0.003 0.006 2.182 0.000 2.7671 0.003 0.006 2.218 0.000 2.7986 0.003 0.006 2.254 0.000 Edmonds Westgate 3/212017 1217:25 PAR Page 11 PACLAND Project #10-382-001 Page 117 Attachment 4 1 Packet Pg. 274 6.1.a Westgate Village 2.8300 Edmonds Westgate Storm Drainage Report 0.003 0.006 2.290 0.000 3121201712:07:25 PM Edmonds, Washington Page 12 PACLAND Project #10-382-001 Page 118 Attachment 4 1 Packet Pg. 275 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a Bioretention A Bottom Length: Bottom Width: Material thickness of first layer: Material type for first layer: Material thickness of second layer: Material type for second layer: Material thickness of third layer: Material type for third layer: Infiltration On Infiltration rate: Infiltration safety factor: Wetted surface area On Total Volume Infiltrated (ac-ft.): Total Volume Through Riser (ac-ft.): Total Volume Through Facility (ac-ft.): Percent Infiltrated: Total Precip Applied to Facility: Total Evap From Facility: Underdrain not used Discharge Structure Riser Height: 0.75 ft. Riser Diameter: 12 in. Element Flows To: Outlet 1 Outlet 2 19.00 ft. 10.00 ft_ 1.5 SMMWW 12 inlhr 0 Sand 0 GRAVEL 0.1 1 12.08 0.139 12.219 98.86 0.886 0.504 Bioretention Hydraulic Table Stage(feet) Area(ac.) Volume(ac-ft.) Discharge(cis) Infilt(cfs) 0.0000 0.0122 0.0000 O.O000 0.0000 0.0302 0.0121 0.0001 0.0000 0.0000 0.0604 0.0119 0.0001 0.0000 10000 0.0907 0.0117 0.0002 0.0001 0.0001 0.1209 0.0115 0.0003 0.0001 0.0001 0.1511 0.0113 0.0003 0.0002 0-0002 0.1813 0.0111 0.0004 0.0003 0.0003 0.2115 0.0109 0.0005 0.0005 10005 0.2418 0.0108 0.0005 0.0005 0.0005 0.2720 0.0106 0.0006 0A006 10006 0.3022 0.0104 0.0007 0.0006 0.0006 0.3324 0.0102 0.0008 0.0006 10006 0.3626 0.0100 0.0008 0.0006 0.0006 0.3929 0.0099 0.0009 0.0006 0.0006 0.4231 0.0097 0.0010 0.0006 0-0006 0.4533 0.0095 0.0011 0.0006 10006 0.4835 0.0093 0.0012 0.0007 0.0007 0.5137 0.0092 0.0013 0.0007 0.0007 0.5440 0.0090 0-0014 O.Oo07 0.0007 0.5742 0.0088 0.0015 0.0007 10007 0.6044 0.0087 0.0016 0.0007 0.0007 0.6346 0.0085 0.0017 0.0007 0.0007 0.6648 0.0083 0.0018 OM07 0.0007 0.6951 0.0082 0.0019 0.0008 0.0008 0.7253 0.0080 0.0020 0.0008 0.0008 0.7555 0.0079 0.0021 0.0008 10008 0.7857 0.0077 0.0022 0.0008 0.0008 Edmonds Westgate 3/212017 1217:25 PAR Page 13 PACLAND Project #10-382-001 Page 119 Attachment 4 1 Packet Pg. 276 Westgate Village Storm Drainage Report 6.1.a Edmonds, Washington 0.8159 0.0075 0.0023 0.0008 0.0008 0.8462 0.0074 0.0024 0.0008 0.0008 0.8764 0.0072 0.0025 0.0009 0.0009 0.9066 0.0071 0.0027 0.0009 0.0009 0.9368 0.0069 0.0028 0.0009 0.0009 0.9670 0.0068 0.0029 0.0009 0.0009 0.9973 0.0066 0.0030 0.0009 0.0009 1.0275 0.0065 0.0032 0.0009 0.0009 1.0577 0.0063 0.0033 0.0010 0.0010 1.0879 0.0062 0.0034 0.0010 0.0010 1.1181 0.0061 0.0035 0.0010 0.0010 1.1484 0.0059 0.0037 0.0010 0.0010 1.1786 0.0058 0.0038 0.0010 0.0010 1.2088 0.0056 0.0040 0.0010 0.0010 1.2390 0.0055 0.0041 0.0011 0.0011 1.2692 0.0054 0.0043 0.0011 0.0011 1.2995 0.0052 0.0044 0.0011 0.0011 1.3297 0.0051 0.0046 0.0011 0.0011 1.3599 0.0050 0.0047 0.0011 0.0011 1.3901 0.0049 0.0049 0.0012 0.0012 1.4203 0.0047 0.0050 0.0012 0.0012 1.4505 0.0046 0.0052 0.0012 0.0012 1.4808 0.0045 0.0054 0.0012 0.0012 1.5000 0.0044 0.0055 0.0012 0.0012 Bioretention Hydraulic Table Stage(feet)Area(ac.)V01ume(ac-it.)Discharge(cfs)To Amended(cfs)InfIIt(cfs) 1.5000 0.0122 0.0055 0.0000 0.0538 0.0000 1.5302 0.0124 0.0058 0.0000 0.0538 O.ODOO 1.5604 0.0126 0.0062 0.0000 0.0549 0.0001 1.5907 0.0128 0.0066 0.0000 0.0560 0.ODO1 1.6209 0.0130 0.0070 0.0000 0.0570 0.0001 1.6511 0.0132 0.0074 0.0000 0.0581 0.OD01 1.6813 0.0134 0.0078 0.0000 0.0592 0.0001 1.7115 0.0136 0.0082 0.0000 0.0602 0.OD02 1.7418 0.0138 0.0086 0.0000 0.0613 0.0002 1.7720 0.0140 0.0090 0.0000 0.0623 0.OD02 1.8022 0.0142 0.0095 0.0000 0.0634 0,0002 1.8324 0.0145 0.0099 0.0000 0.0645 0.OD02 1.8626 0.0147 0.0103 0.0000 0.0655 O.OD03 1.8929 0.0149 0.0108 0.0000 0.066E 0.OD03 1.9231 0.0151 0.0112 0.0000 0.0677 0.0003 1.9533 0.0153 0.0117 0.0000 0.0687 0.0003 1.9835 0.0155 0.0122 0.0000 0.0698 0.0004 2.0137 0.0158 0.0126 0.0000 0.0709 0.0004 2.0440 0.0160 0.0131 0.0000 0.0719 0.0004 2.0742 0.0162 0.0136 0.0000 0.0730 0.OD04 2.1044 0.0164 0.0141 0.0000 0.0740 0.0004 2.1346 0.0167 0.0146 0.0000 0.0751 0.0005 2.1648 0.0169 0.0151 0.0000 0.0762 0.0005 2.1951 0.0171 0.0156 0.0000 0.0772 0.OD05 2.2253 0.0173 0.0161 0.0000 0.0783 0.0005 2.2555 0.0176 0.0167 0.0000 0.0794 0.0006 2.2857 0.0178 0.0172 0.0000 0.0804 0.0006 2.3159 0.0180 0.0177 0.0000 0.0815 0.OD06 2.3462 0.0183 0.0183 0.0000 0.0825 0.0006 2.3764 0.0185 0.0188 0.0000 0.0836 0.0007 2.4066 0.0188 0.0194 0.0000 0.0847 0.0007 Edmonds Westgate 3/212017 1217:25 PAR Page 14 N M O O a+ R a1 c .3 m a� rn R a� x_ a� a1 c� a� a� m m to 0 OM 0 a N N O N rn r c m E t 0 a .r 3 0 Q. a� 0 LO 0 0 to 0 N Z J d r C d E t V R r r Q PAC LAN D Project #10-382-001 Attachment 4 Page 120 Packet Pg. 277 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a 2.4368 0.0190 0.0200 0.0000 0.0857 0.0007 2.4670 0.0192 0.0206 0.0000 0.0868 0.0007 2.4973 0.0195 0.0211 0.0000 0.0879 0.0008 2.5275 0.0197 0.0217 0.0000 0.0889 0,0008 2.5577 0.0200 0.0223 0.0000 0.0900 0.0008 2.5879 0.0202 0.0229 0.0000 0.0911 0.0008 2.6181 0.0205 0.0236 0.0000 0.0921 0.0009 2.6484 0.0207 0.0242 0.0000 0.0932 0.0009 2.6786 0.0210 0.0248 0.0000 0.0942 0.0009 2.7088 0.0212 0.0255 0.0000 0.0953 0.0009 2.7390 0.0215 0.0261 0.0000 0.0964 0.0009 2.7500 0.0216 0.0263 0.0000 0.0968 0.0000 Edmonds Westgate 3/212017 1217:25 PAR Page 15 PACLAND Project #10-382-001 Page 121 Attachment 4 1 Packet Pg. 278 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Surface retention A Element Flows To: ❑utlet 1 Outlet 2 Bioretention A Edmonds Westgate 31212017 12:07:25 PM Page 16 PACLAND Project #10-382-001 Page 122 Attachment 4 1 Packet Pg. 279 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a Permeable Pavement B Pavement Area:0.1593 acre. Pavement Length:347.00 ft Pavement Width: 20.00 ft_ Pavement slope 1:0.01 To 1 Pavement thickness: 0.5 Pour Space of Pavement: o.4 Material thickness of second layer: 1 Pour Space of material for second layer: 0.33 Material thickness of third layer: 0 Pour Space of material for third laver: 0 Infiltration On Infiltration rate: 0.1 Infiltration safety factor: 1 Total Volume Infiltrated (ac-ft.): 35.407 Total Volume Through Riser (ac-ft.): 0 Total Volume Through Facility (ac-ft.): 35.407 Percent Infiltrated: 100 Total Precip Applied to Facility: 0 Total Evap From Facility: 2.275 Element Flows To: Outlet 1 Outlet 2 Permeable Pavement Hydraulic Table Stage(feet) Area(ac.) Volume(ac-ft.) Discharge(cis) Infilt(cfs) 0.0000 0.159 0.000 O.Ooo 0.000 0.0178 0.159 0.000 0.000 0-016 0.0356 0.159 0.001 0.000 1016 0.0533 0.159 0.002 OAOO 1016 0.0711 0.159 0.003 O.Ooo 1016 0.0889 0.159 0.004 0.000 0.016 0.1067 0.159 0.005 0.000 1016 0.1244 0.159 0.006 OAOO 1016 0.1422 0.159 0.007 0.000 1016 0.1600 0.159 0.008 0.000 0.016 0.1778 0.159 0.009 0.000 1016 0.1956 0.159 0.010 OAOO 1016 0.2133 0.159 0.011 0.000 0,016 0.2311 0.159 0.012 OAOO 1016 0.2489 0.159 0.013 0.000 1016 0.2667 0.159 0.014 OAOO 1016 0.2844 0.159 0.015 0.000 0,016 0.3022 0.159 0.015 OAOO 1016 0.3200 0.159 0.016 0.000 0-016 0.3378 0.159 0.017 OAOO 1016 0.3556 0.159 0.018 0.000 OA16 0.3733 0.159 0.019 OAOO 1016 0.3911 0.159 0.020 O.0o0 0.016 0.4089 0.159 0.021 OAOO 1016 0.4267 0.159 0.022 0.000 0,016 0.4444 0.159 0.023 OAOO 1016 0.4622 0.159 0.024 O.0o0 0.016 0.4800 0.159 0.025 0.000 1016 0.4978 0.159 0.026 0.000 0,016 0.5156 0.159 0.027 OAOO 1016 0.5333 0.159 0.028 O.Ooo 1016 Edmonds Westgate 3/212017 1217:25 PAR Page 17 PACLAND Project #10-382-001 Page 123 Attachment 4 1 Packet Pg. 280 Westgate Village Storm Drainage Report 6.1.a Edmonds, Washington 0.5511 0.159 0.029 0.000 0.016 0.5689 0.159 0.029 0.000 0.016 0.5867 0.159 0.030 0.000 0.016 0.6044 0.159 0.031 0.000 0.016 0.6222 0.159 0.032 0.000 0.016 0.6400 0.159 0.033 0.000 0.016 0.6578 0.159 0.034 0.000 0.016 0.6756 0.159 0.035 0.000 0.016 0.6933 0.159 0.036 0.000 0.016 0.7111 0.159 0.037 0.000 0.016 0.7289 0.159 0.038 0.000 0.016 0.7467 0.159 0.039 0.000 0.016 0.7644 0.159 0.040 0.000 0.016 0.7822 0.159 0.041 0.000 0.016 0.8000 0.159 0.042 0.000 0.016 0.8178 0.159 0.043 0.000 0.016 0.8356 0.159 0.043 0.000 0.016 0.8533 0.159 0.044 0.000 0.016 0.8711 0.159 0.045 0.000 0.016 0.8889 0.159 0.046 0.000 0.016 0.9067 0.159 0.047 0.000 0.016 0.9244 0.159 0.048 0.000 0.016 0.9422 0.159 0.049 0.000 0.016 0.9600 0.159 0.050 0.000 0.016 0.9778 0.159 0.051 0.000 0.016 0.9956 0.159 0.052 0.000 0.016 1.0133 0.159 0.053 0.000 0.016 1.0311 0.159 0.054 0.000 0.016 1.0489 0.159 0.055 0.000 0.016 1.0667 0.159 0.056 0.000 0.016 1.0844 0.159 0.058 0.000 0.016 1.1022 0.159 0.059 0.000 0.016 1.1200 0.159 0.060 0.000 0.016 1.1378 0.159 0.061 0.000 0.016 1.1556 0.159 0.062 0.000 0.016 1.1733 0.159 0.063 0.000 0.016 1.1911 0.159 0.064 0.000 0.016 1.2089 0.159 0.065 0.000 0.016 1.2267 0.159 0.067 0.000 0.016 1.2444 0.159 0.068 0.000 0.016 1.2622 0.159 0.069 0.000 0.016 1.2800 0.159 0.070 0.000 0.016 1.2978 0.159 0.071 0.000 0.016 1.3156 0.159 0.072 0.000 0.016 1.3333 0.159 0.073 0.000 0.016 1.3511 0.159 0.075 0.000 0.016 1.3689 0.159 0.076 0.000 0.016 1.3867 0.159 0.077 0.000 0.016 1.4044 0.159 0.078 0.000 0.016 1.4222 0.159 0.079 0.000 0.016 1.4400 0.159 0.080 0.000 0.016 1.4578 0.159 0.081 0.000 0.016 1.4756 0.159 0.082 0.000 0.016 1.4933 0.159 0.084 0.000 0.016 1.5111 0.159 0.086 0.000 0.016 1.5289 0.159 0.089 0.000 0.016 1.5467 0.159 0.092 0.000 0.016 1.5644 0.159 0.095 0.000 0.016 Edmonds Westgate 3/212017 1217:25 PAR Page 18 N M O O a+ R a1 c .3 m CD to R a� x_ CD a1 crs CD aM m m to 0 a 0 a N N O N rn r c m E t 0 a .r 3 1` 0 Q. a� tY 0 LO 0 0 to 0 N Z J d r C d E t V R r r Q PAC LAN D Project #10-382-001 Attachment 4 Page 124 Packet Pg. 281 6.1.a Westgate Village 1.5822 1.6000 Edmonds Westgate Storm Drainage Report 0.159 0.098 0.000 0.016 0.159 0.101 0.000 0.016 3121201712:07:25 PM Edmonds, Washington Page 19 PACLAND Project #10-382-001 Page 125 Attachment 4 1 Packet Pg. 282 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a Grave! Trench Bed A Bottom Length: 43.00 ft. Bottom Width: 6.67 ft_ Trench bottom slope 1: 0 To 1 Trench Left side slope 0: 0 To 1 Trench right side slope 2: 0 To 1 Material thickness of first layer: 0.5 Pour Space of material for first layer: 0.4 Material thickness of second layer: 1.33 Pour Space of material for second layer: 0.8 Material thickness of third layer: 1 Pour Space of material for third layer: 0.4 Discharge Structure Riser Height: 1.83 ft. Riser Diameter: 10 in. Orifice 1 Diameter: 2 in_ Elevation:O ft. Element Flows To: Outlet 1 Outlet 2 Gravel Trench Bed Hydraulic Table Stage(feet) Area(ac.) Volume(ac-ft.) Discharge(cts) Infilt(cfs) 0.0000 0.006 0.000 0.000 0.000 0.0314 0.006 0.000 0.019 0.000 0.0629 0.006 0.000 0.027 1000 0.0943 0.006 0.000 0.033 0.000 0.1258 0.006 0.000 0.038 0_000 0.1572 0.006 0.000 0.043 0.000 0.1887 0.006 0.000 0.047 0.000 0.2201 0.006 0.000 0.050 0.000 0.2516 0.006 0.000 0.054 0.000 0.2830 0.006 0.000 0.057 0.000 0.3144 0.006 0.000 0.060 0.000 0.3459 0.006 0.000 O.063 0.000 0.3773 0.006 0.001 0.066 0-000 0.4088 0.006 0.001 0.069 0.000 0.4402 0.006 0.001 0.072 1000 0.4717 0.006 0.001 0.074 0.000 0.5031 0.006 0.001 0.077 1000 0.5346 0.006 0.001 0.079 0.000 0.5660 0.006 0.001 0.081 1000 0.5974 0.006 0.001 0.083 0.000 0.6289 0.006 0.002 0.086 0.000 0.6603 0.006 0.002 0.088 0-000 0.6918 0.006 0.002 0.090 1000 0.7232 0.006 0.002 0.092 0.000 0.7547 0.006 0.002 0.094 0.000 0.7861 0.006 0.002 0.096 0.000 0.8176 0.006 0.003 0.098 1000 0.8490 0.006 0.003 0.100 0.000 0.8804 0.006 0.003 0.101 0.000 0.9119 0.006 0-003 0.103 0.000 0.9433 0.006 0.003 0.105 0.000 0.9748 0.006 0.003 0.107 0.000 1.0062 0.006 0.004 0.108 1000 1.0377 0.006 0.004 0.110 0.000 Edmonds Westgate 3/212017 1217:25 PAR Page 20 PACLAND Project #10-382-001 Page 126 Attachment 4 1 Packet Pg. 283 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a 1.0691 0.006 0.004 0.112 0.000 1.1006 0.006 0.004 0.113 0.000 1.1320 0.006 0.004 0.115 0.000 1.1634 0.006 0.004 0.117 0.000 1.1949 0.006 0.005 0.118 0.000 1.2263 0.006 0.005 0.120 0.000 1.2578 0.006 0.005 0.121 0.000 1.2892 0.006 0.005 0.123 0.000 1.3207 0.006 0.005 0.124 0.000 1.3521 0.006 0.005 0.126 0.000 1.3836 0.006 0.006 0.127 0.000 1.4150 0.006 0.006 0.129 0.000 1.4464 0.006 0.006 0.130 0.000 1.4779 0.006 0.006 0.132 0.000 1.5093 0.006 0.006 0.133 0.000 1.5408 0.006 0.006 0.134 0.000 1.5722 0.006 0.007 0.136 0.000 1.6037 0.006 0.007 0.137 0.000 1.6351 0.006 0.007 0.138 0.000 1.6666 0.006 0.007 0.140 0.000 1.6980 0.006 0.007 0.141 0.000 1.7294 0.006 0.007 0.142 0.000 1.7609 0.006 0.008 0.144 0.000 1.7923 0.006 0.008 0.145 0.000 1.8238 0.006 0.008 0.146 0.000 1.8552 0.006 0.008 0.183 0.000 1.8867 0.006 0.008 0.268 0.000 1.9181 0.006 0.008 0.380 0.000 1.9496 0.006 0.008 0.511 0.000 1.9810 0.006 0.008 0.654 0.000 2.0124 0.006 0.008 0.804 0.000 2.0439 0.006 0.008 0.952 0.000 2.0753 0.006 0.009 1.093 0.000 2.1068 0.006 0.009 1.221 0.000 2.1382 0.006 0.009 1.330 0.000 2.1697 0.006 0.009 1.418 0.000 2.2011 0.006 0.009 1.486 0.000 2.2326 0.006 0.009 1.538 0.000 2.2640 0.006 0.009 1.604 0.000 2.2954 0.006 0.009 1.656 0.000 2.3269 0.006 0.009 1.707 0.000 2.3583 0.006 0.009 1.756 0.000 2.3898 0.006 0.009 1.804 0.000 2.4212 0.006 0.009 1.850 0.000 2.4527 0.006 0.010 1.895 0.000 2.4841 0.006 0.010 1.940 0.000 2.5156 0.006 0.010 1.983 0.000 2.5470 0.006 0.010 2.025 0.000 2.5784 0.006 0.010 2.066 0.000 2.6099 0.006 0.010 2.106 0.000 2.6413 0.006 0.010 2.146 0.000 2.6728 0.006 0.010 2.185 0.000 2.7042 0.006 0.010 2.223 0.000 2.7357 0.006 0.010 2.261 0.000 2.7671 0.006 0.010 2.297 0.000 2.7986 0.006 0.010 2.334 0.000 2.8300 0.006 0.011 2.369 0.000 Edmonds Westgate 3/212017 1217:25 PAR Page 21 PACLAND Project #10-382-001 Page 127 Attachment 4 1 Packet Pg. 284 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a Edmonds Westgate 31212017 12:07:25 PM Page 22 PACLAND Project #10-382-001 Page 128 Attachment 4 1 Packet Pg. 285 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a Analysis Results POC 1 P�ru�[ Y1m� Eaoo��der.p u as t s e to a 3i eo n le m [s N M ene + Predeveloped x Mitigated Predeveloped Landuse Totals for POC #1 Total Pervious Area: 0.27 Total Impervious Area: 0.26 Mitigated Landuse Totals for POO #1 Total Pervious Area: 0.18 Total Impervious Area: 0.35 Flow Frequency Method: Log Pearson Type III 17B Flow Frequency Return Periods for Predeveloped. POC #1 Return Period Flow(c€s) 2 year 0.08761 5 year 0.121535 10 year 0.146827 25 year 0.182156 50 year 0.211026 100 year 0.242172 Flaw Frequency Return Periods for Mitigated. POC #1 Return Period Flow(c€s) 2 year 0.055914 5 year 0.071744 10 year 0.083306 25 year 0.099178 50 year 0.111949 100 year 0.125559 Annual Peaks Annual Peaks for Predeveloped and Mitigated. POC #1 Year Predeveloped Mitigated 1949 0.084 0.048 1950 0.114 0.067 1951 0.089 0.058 1952 0.077 0.052 1953 0.105 0.059 1954 0.153 0.068 1955 0.108 0.068 1956 0.048 0.039 1957 0.091 0.052 1958 0.200 0.098 Edmonds Westgate 3121201712:07:25 PM Page 23 PACLAND Project #10-382-001 Page 129 Attachment 4 1 Packet Pg. 286 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a 1959 0.080 0.053 1960 0.074 0.048 1961 0.288 0.154 1962 0.094 0.053 1963 0.127 0.071 1964 0.064 0.043 1965 0.060 0.043 1966 0.061 0.045 1967 0.174 0.131 1968 0.096 0.062 1969 0.196 0.073 1970 0.068 0.045 1971 0.102 0.063 1972 0.130 0.082 1973 0.103 0.059 1974 0.127 0.065 1975 0.101 0.055 1976 0.068 0.050 1977 0.067 0.045 1978 0.055 0.039 1979 0.125 0.072 1980 0.059 0.044 1981 0.068 0.045 1982 0.068 0.060 1983 0.093 0.057 1984 0.079 0.052 1985 0.124 0.066 1986 0.123 0.074 1987 0.101 0.058 1988 0.077 0.051 1989 0.090 0.054 1990 0.058 0.043 1991 0.078 0.049 1992 0.080 0.04E 1993 0.061 0.046 1994 0.058 0.042 1995 0.065 0.050 1996 0.088 0.050 1997 0.126 0.110 1998 0.113 0.073 1999 0.056 0.042 2000 0.157 0.074 2001 0.063 0.050 2002 0.058 0.043 2003 0.079 0.053 2004 0.153 0.077 2005 0.072 0.058 2006 0.100 0.059 2007 0.096 0.057 2008 0.076 0.073 2009 0.076 0.051 Ranked Annual Peaks Ranked Annual Peaks for Predeveloped and Mitigated. POC #1 Rank Predeveloped Mitigated 1 0.2876 0.1541 2 0.2003 0.1309 3 0.1960 0.1099 Edmonds Westgate 3/2120171218:01 PAR Page 24 PACLAND Project #10-382-001 Page 130 Attachment 4 1 Packet Pg. 287 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a 4 0.1737 0.0983 5 0.1571 0.0818 6 0.1533 0.0775 7 0.1528 0.0742 8 0.1303 0.0739 9 0.1272 0.0733 10 0.1270 0.0729 11 0.1265 0.0727 12 0.1252 0.0716 13 0.1235 0.0710 14 0.1234 0.0681 15 0.1141 0.0677 16 0.1134 0.0674 17 0.1078 0.0661 18 0.1053 0.0650 19 0.1031 0.0629 20 0.1021 0.0620 21 0.1015 0.0599 22 0.1013 0.0591 23 0.1003 0.0590 24 0.0960 0.0589 25 0.0960 0.0584 26 0.0941 0.0581 27 0.0930 0.0579 28 0.0908 0.0573 29 0.0902 0.0567 30 0.0889 0.0555 31 0.0876 0.0543 32 0.0837 0.0530 33 0.0804 0.0528 34 0.0802 0.0527 35 0.0792 0.0525 36 0.0790 0.0521 37 0.0782 0.0517 38 0.0770 0.0514 39 0.0770 0.0514 40 0.0763 0.0504 41 0.0757 0.0503 42 0.0738 0.0502 43 0.0720 0.0497 44 0.0685 0.0492 45 0.0679 0.0482 46 0.0677 0.0479 47 0.0676 0.0477 48 0.0666 0.0462 49 0.0645 0.0454 50 0.0642 0.0454 51 0.0626 0.0452 52 0.0612 0.0450 53 0.0610 0.0441 54 0.0597 0.0433 55 0.0595 0.0432 56 0.0583 0.0429 57 0.0579 0.0428 58 0.0577 0.0422 59 0.0555 0.0420 60 0.0549 0.0391 61 0.0481 0.0390 Edmonds Westgate 3/2120171218:01 PAR Page 25 PACLAND Project #10-382-001 Page 131 Attachment 4 1 Packet Pg. 288 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a Edmonds Westgate 31212017 12:08:01 PM Page 26 PACLAND Project #10-382-001 Page 132 Attachment 4 1 Packet Pg. 289 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a Duration Flows The Facility PASSED Flow(cfs) Prede►► Mit Percentage PasslFail 0.0438 1341 833 62 Pass 0.0455 1178 693 58 Pass 0.0472 1040 581 55 Pass 0.0489 913 497 54 Pass 0.0506 823 408 49 Pass 0.0523 734 346 47 Pass 0.0539 653 296 45 Pass 0.0556 570 252 44 Pass 0.0573 501 209 41 Pass 0.0590 438 177 40 Pass 0.0607 386 154 39 Pass 0.0624 345 126 36 Pass 0.0641 308 107 34 Pass 0.0658 274 93 33 Pass 0.0675 256 78 30 Pass 0.0691 229 61 26 Pass 0.0708 204 53 25 Pass 0.0725 182 39 21 Pass 0.0742 165 29 17 Pass 0.0759 150 27 18 Pass 0.0776 134 20 14 Pass 0.0793 121 16 13 Pass 0.0810 113 14 12 Pass 0.0827 103 12 11 Pass 0.0843 99 11 11 Pass 0.0860 96 10 10 Pass 0.0877 88 10 11 Pass 0.0894 84 10 11 Pass 0.0911 79 9 11 Pass 0.0928 77 8 10 Pass 0.0945 69 8 11 Pass 0.0962 64 8 12 Pass 0.0979 61 7 11 Pass 0.0995 59 6 10 Pass 0.1012 55 5 9 Pass 0.1029 52 5 9 Pass 0.1046 47 5 10 Pass 0.1063 42 5 11 Pass 0.1080 39 5 12 Pass 0.1097 38 5 13 Pass 0.1114 38 4 10 Pass 0.1131 34 4 11 Pass 0.1147 28 4 14 Pass 0.1164 26 4 15 Pass 0.1181 25 4 16 Pass 0.1198 24 4 16 Pass 0.1215 23 4 17 Pass 0.1232 23 4 17 Pass 0.1249 19 4 21 Pass 0.1266 17 4 23 Pass 0.1283 15 4 26 Pass 0.1299 13 3 23 Pass 0.1316 11 2 18 Pass Edmonds Westgate 3/212017 12:Xni PAR Page 27 PACLAND Project #10-382-001 Page 133 Attachment 4 1 Packet Pg. 290 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington 0.1333 0.1350 0.1367 0.1384 0.1401 0.1418 0.1435 0.1452 0.1468 0.1485 0.1502 0.1519 0.1536 0.1553 0.1570 0.1587 0.1604 0.1620 0.1637 0.1654 0.1671 0.1688 0.1705 0.1722 0.1739 0.1756 0.1772 0.1789 0.1806 0.1823 0.1840 0.1857 0.1874 0.1891 0.1908 0.1924 0.1941 0.1958 0.1975 0.1992 0.2009 0.2026 0.2043 0.2060 0.2076 0.2093 0.2110 8 Pass 8 Pass 8 Pass 8 Pass 0 Pass 0 Pass 0 Pass 0 Pass 0 Pass 2 Pass 2 Pass 2 Pass 6 Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Pass Edmonds Westgate 3/212017 1218:01 PAR Page 28 PACLAND Project #10-382-001 Page 134 Attachment 4 1 Packet Pg. 291 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a Water Quality Water Quality BMP Flow and Volume for POC #1 ❑n-line facility volume: 0 acre-feet ❑n-line facility target flow: 0 cfs. Adjusted for 15 min: 0 cfs. Off-line facility target flow: 0 cfs. Adjusted for 15 min: 0 cfs. Edmonds Westgate 3/2120171218:01 PAR Page 29 PACLAND Project #10-382-001 Page 135 Attachment 4 1 Packet Pg. 292 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a LID Report LIQ Tech n i qua VSed for Total Volume Volume Irdiltra6on Cumulative Percent Water Qualrty Percent Comment Treatment? Needs Through Volume Volume Volume Wale Quality Treatment Facility (ac-ft) InAltrabon Infiltrated Treated oc-ft) (ac-,t) Credit Gravel Trench 6BdAPOC 26.85 ❑ 0.00 retention APOC ❑ 11.12 ❑ 98.86 Total Volume Infiltrated 37 97 000 0 00 2895 0 00 q% No Treat. Credit Duration Com pliah co with LID Analysis Standard 0% of 2-yr to 50% of Result= 2 Passed Edmonds Westgate 3/212017121p8:01 PAR Page 30 PACLAND Project #10-382-001 Page 136 Attachment 4 1 Packet Pg. 293 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a POC 2 636 1 a o.zs 0 3 e� C 1 a.� 1 [F�5 1ll[-0 1�i�3 1��Z 1dF�1 I i 10p P�rwri '1'lm� Eaoosavl.+o + Predeveloped Predeveloped Landuse Totals for POC #2 Total Pervious Area: 0.49 Total Impervious Area: 0.41 Mitigated Landuse Totals for POC #2 Total Pervious Area: 0.14 Total Impervious Area: 0.75932 x Mitigated Flow Frequency Method: Log Pearson Type III 17B Flow Frequency Return Periods for Predeveloped. POC #2 Return Period Flow(cfs) 2 year 0.143103 5 year 0.202177 10 year 0.246841 25 year 0.309943 50 year 0.362026 100 year 0.418663 Flaw Frequency Return Periods for Mitigated. POC #2 Return Period Flow(cfs) 2 year 0.098372 5 year 0.125678 10 year 0.145946 25 year 0.174105 50 year 0.197 100 year 0.221601 Annual Peaks Annual Peaks for Predeveloped and Mitigated. POC #2 Year Predeveloped Mitigated 1949 0.142 0.086 1950 0.190 0.122 1951 0.140 0.103 1952 0.126 0.093 1953 0.168 0.105 1954 0.267 0.121 1955 0.183 0.124 1956 0.077 0.070 1957 0.155 0.096 1958 0.335 0.176 1959 0.127 0.094 Edmonds Westgate 3/2/2017 12:09:10 PM Page 31 PACLAND Project #10-382-001 Page 137 Attachment 4 1 Packet Pg. 294 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a 1960 0.122 0.087 1961 0.514 0.303 1962 0.148 0.094 1963 0.218 0.129 1964 0.105 0.077 1965 0.094 0.077 1966 0.096 0.080 1967 0.274 0.232 1968 0.156 0.111 1969 0.357 0.135 1970 0.110 0.081 1971 0.169 0.113 1972 0.217 0.150 1973 0.170 0.106 1974 0.203 0.116 1975 0.169 0.100 1976 0.113 0.090 1977 0.106 0.080 1978 0.088 0.071 1979 0.218 0.129 1980 0.097 0.079 1981 0.109 0.081 1982 0.109 0.087 1983 0.155 0.102 1984 0.126 0.093 1985 0.195 0.118 1986 0.210 0.120 1987 0.166 0.105 1988 0.122 0.091 1989 0.149 0.09E 1990 0.093 0.077 1991 0.124 0.087 1992 0.132 0.086 1993 0.098 0.082 1994 0.091 0.075 1995 0.102 0.089 1996 0.145 0.090 1997 0.218 0.126 1998 0.183 0.130 1999 0.089 0.076 2000 0.249 0.132 2001 0.099 0.088 2002 0.092 0.076 2003 0.125 0.094 2004 0.248 0.138 2005 0.115 0.104 2006 0.174 0.101 2007 0.161 0.105 2008 0.125 0.107 2009 0.123 0.092 Ranked Annual Peaks for Predeveloped and Mitigated. POC #2 Rank Predeveloped Mitigated 1 0.5137 0.3032 2 0.3575 0.2323 3 0.3352 0.1761 4 0.2743 0.1504 Edmonds Westgate 3/212017 1219:47 PAR Page 32 PACLAND Project #10-382-001 Page 138 Attachment 4 1 Packet Pg. 295 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a Edmonds Westgate 0.2674 0.1380 0.2492 0.1349 0.2482 0.1324 0.2182 0.1303 0.2180 0.1291 0.2179 0.1290 0.2171 0.1257 0.2098 0.1236 0.2031 0.1217 0.1950 0.1205 0.1895 0.1205 0.1827 0.1178 0.1826 0.1161 0.1742 0.1128 0.1697 0.1109 0.1692 0.1073 0.1689 0.1055 0.1682 0.1053 0.1662 0.1048 0.1606 0.1046 0.1562 0.1035 0.1551 0.1029 0.1549 0.1018 0.1494 0.1005 0.1484 0.0998 0.1450 0.0981 0.1422 0.0963 0.1403 0.0942 0.1324 0.0940 0.1272 0.0938 0.1258 0.0932 0.1255 0.0930 0.1251 0.0920 0.1247 0.0914 0.1235 0.0905 0.1231 0.0899 0.1224 0.0890 0.1224 0.0881 0.1152 0.0874 0.1126 0.0874 0.1095 0.0867 0.1093 0.0864 0.1091 0.0857 0.1057 0.0821 0.1050 0.0812 0.1019 0.0811 0.0987 0.0805 0.0984 0.0798 0.0968 0.0785 0.0964 0.0775 0.0942 0.0770 0.0933 0.0769 0.0921 0.0761 0.0909 0.0759 0.0893 0.0748 0.0884 0.0710 0.0775 0.0702 3/212017 1219:k7 PAR Page 33 PACLAND Project #10-382-001 Page 139 Attachment 4 1 Packet Pg. 296 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a Edmonds Westgate 31212017 12:09:47 PM Page 34 PACLAND Project #10-382-001 Page 140 Attachment 4 1 Packet Pg. 297 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a Duration Flows The Facility PASSED Flow(cfs) Prede►► Mit Percentage PasslFail 0.0716 1300 1238 95 Pass 0.0745 1132 1034 91 Pass 0.0774 983 834 84 Pass 0.0804 875 683 78 Pass 0.0833 763 545 71 Pass 0.0862 679 450 66 Pass 0.0892 595 359 60 Pass 0.0921 513 291 56 Pass 0.0950 444 243 54 Pass 0.0980 401 212 52 Pass 0.1009 355 171 48 Pass 0.1038 318 140 44 Pass 0.1068 279 124 44 Pass 0.1097 252 108 42 Pass 0.1126 227 93 40 Pass 0.1156 200 83 41 Pass 0.1185 181 69 38 Pass 0.1214 159 60 37 Pass 0.1244 144 45 31 Pass 0.1273 130 36 27 Pass 0.1302 119 28 23 Pass 0.1332 110 25 22 Pass 0.1361 102 20 19 Pass 0.1390 95 15 15 Pass 0.1420 91 13 14 Pass 0.1449 87 12 13 Pass 0.1478 83 10 12 Pass 0.1508 78 9 11 Pass 0.1537 75 8 10 Pass 0.1566 69 8 11 Pass 0.1596 63 8 12 Pass 0.1625 60 8 13 Pass 0.1654 55 7 12 Pass 0.1684 53 6 11 Pass 0.1713 46 5 10 Pass 0.1742 44 5 11 Pass 0.1772 41 4 9 Pass 0.1801 38 4 10 Pass 0.1830 35 4 11 Pass 0.1860 35 4 11 Pass 0.1889 34 4 11 Pass 0.1918 30 4 13 Pass 0.1948 27 4 14 Pass 0.1977 23 4 17 Pass 0.2007 22 4 18 Pass 0.2036 22 4 18 Pass 0.2065 20 4 20 Pass 0.2095 20 4 20 Pass 0.2124 18 4 22 Pass 0.2153 17 4 23 Pass 0.2183 12 4 33 Pass 0.2212 10 4 40 Pass 0.2241 10 4 40 Pass Edmonds Westgate 3/212017 12:09:47 PAR Page 35 PACLAND Project #10-382-001 Page 141 Attachment 4 1 Packet Pg. 298 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a 0.2271 10 4 40 Pass 0.2300 10 4 40 Pass 0.2329 10 3 30 Pass 0.2359 9 2 22 Pass 0.2388 6 2 25 Pass 0.2417 8 2 25 Pass 0.2447 6 2 25 Pass 0.2476 6 2 25 Pass 0.2505 6 2 33 Pass 0.2535 6 2 33 Pass 0.2564 6 2 33 Pass 0.2593 6 2 33 Pass 0.2623 6 2 33 Pass 0.2652 6 2 33 Pass 0.2681 5 2 40 Pass 0.2711 5 2 40 Pass 0.2740 5 2 40 Pass 0.2769 4 2 50 Pass 0.2799 4 2 50 Pass 0.2828 4 2 50 Pass 0.2857 4 2 50 Pass 0.2887 4 2 50 Pass 0.2916 4 2 50 Pass 0.2945 4 2 50 Pass 0.2975 4 2 50 Pass 0.3004 4 1 25 Pass 0.3033 4 1 25 Pass 0.3063 4 0 0 Pass 0.3092 4 0 0 Pass 0.3121 4 0 0 Pass 0.3151 4 0 0 Pass 0.3180 4 0 0 Pass 0.3209 4 0 0 Pass 0.3239 4 0 0 Pass 0.3268 4 0 0 Pass 0.3298 4 0 0 Pass 0.3327 4 0 0 Pass 0.3356 4 0 0 Pass 0.3386 3 0 0 Pass 0.3415 3 0 0 Pass 0.3444 3 0 0 Pass 0.3474 3 0 0 Pass 0.3503 3 0 0 Pass 0.3532 3 0 0 Pass 0.3562 3 0 0 Pass 0.3591 2 0 0 Pass 0.3620 2 0 0 Pass Edmonds Westgate 3/212017 1219:47 PAR Page 36 PACLAND Project #10-382-001 Page 142 Attachment 4 1 Packet Pg. 299 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a Water Quality Water Quality BMP Flow and Volume for POC #2 ❑n-line facility volume: 0 acre-feet ❑n-line facility target flow: 0 cfs. Adjusted for 15 min: 0 cfs. Off-line facility target flow: 0 cfs. Adjusted for 15 min: 0 cfs. Edmonds Westgate 3121201712:09:47 PM Page 37 PACLAND Project #10-382-001 Page 143 Attachment 4 1 Packet Pg. 300 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a LID Report LIC Tech n i pug Usedkr Totai Volume Volume Irdiltrativn Cumulative Percent Lvater Quality Percent Comment Treatment? Needs Through Volume Volume volume Water Qu atty Treatment Facility (ac-ft) Irdlltration Infiltrated Treated {ac-1q (ac-1t) Credit Permeaol0 Pavement 6 O 3222 0 99.99 Gravel Trench Bed APOC ❑ 51-M ❑ 0.00 Total Volume Infiltrated 83.69 0.00 0 00 3841 0 00 0% No Treat. Credlt Duration Compliance with LIO Analysis Standard 8% of 2•yr to 50% of Resu4 = 2 it Passed Edmonds Westgate 31212017 12:09:k7 PM Page 38 PACLAND Project #10-382-001 Page 144 Attachment 4 1 Packet Pg. 301 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a Model Default Modifications Total of 0 changes have been made. PERLND Changes No PERLND changes have been made. 1MPLND Changes No IMPLND changes have been made. Edmonds Westgate 3/2120171219:k8 PAR Page 39 PACLAND Project #10-382-001 Page 145 Attachment 4 1 Packet Pg. 302 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a Appendix Predeveloped Schematic .53 Edmonds Westgate 3121201712:09:48 PM Page 40 PACLAND Project #10-382-001 Page 146 Attachment 4 1 Packet Pg. 303 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a Mitigated Schematic asin B2 :68ac *sin 51 5f f nilrenc . 7.2 el :5: 2 rin8h Bed A Edmonds Westgate 3121201712:09:48 PM Page 4 ' PACLAND Project #10-382-001 Page 147 Attachment 4 1 Packet Pg. 304 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a Predeveloped UCl File RUN GLOBAL WWHM4 model simulation START 1948 10 01 RUN INTERP OUTPUT LEVEL RESUME 0 RUN 1 END GLOBAL FILES END 2009 09 30 3 0 UNIT SYSTEM 1 <File> rUn#> a ----------- File Name ------------------------------�*** [-I0-7 *** WDM 26 Edmonds Westgate.wdm MESSU 25 PreEdmonds Westgate.MES 27 PreEdmonds Westgate.L61 28 PreEdmonds Westgate.L62 30 ?OCEdmonds Westgatel.dat 31 PrCEdmonds Westgate2.dat END FILES OPN SEQUENCE INGRP INDELT 00:15 PERLND 12 PERLND 15 IMPLND 4 IMPLND 11 COPY 501 COPY 502 ➢ISPLY 1 DISPLY 2 END INGRP END OPN SEQUENCE rISPLY DISPLY-INFOl # - #¢---------- Title ----------- >***TRAN PIVL DIG1 FIL1 PYR ➢IG2 FIL2 YRND 1 Basin A MAX 1 2 30 9 2 Basin B MAX 1 2 31 9 END ➢ISPLY-INFO1 END DISPLY COPY TIMESERIES # - # NPT NMN *** 1 1 1 501 1 1 502 1 1 END TIMESERIES END COPY GENER OPCODE # # OPC➢ *** END OPCODE PARM # # K *** END PARM END GENER PERLND GEN-INFO <PLS 7<------- Name ------- aNBLKS Unit -systems Printer *** # -- # User t-series Engl Metr *** in qUt *** 12 C, Forest, Steep 1 1 1 1 27 0 16 C, Lawn, Flat 1 1 1 1 27 0 END GEN-INFO *** Section ?WATER*** ACTIVITY CPLS 7 ************* Active Sections ***************************** # - # ATM? SNOW PWAT SE❑ PST PWG PQAL MSTL PEST NITR PHOS TRAC *** Edmonds Westgate 3121201712:09:48 PM Page 42 PACLAND Project #10-382-001 Page 148 Attachment 4 1 Packet Pg. 305 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington 12 0 0 1 0 0 0 0 0 0 0 0 0 16 0 0 1 0 0 0 0 0 0 0 0 0 END ACTIVITY PRINT -INFO <PLS 7 ***************** Print -flags ***************************** PIVL PYR. # - # ATMP SNOW PWAT SE➢ PST PWG PQAL MSTL PEST NITR PHOS TRAC ********* 12 0 0 4 0 0 0 0 0 0 0 0 0 1 9 16 0 0 4 0 0 0 0 0 0 0 0 0 1 9 END PRINT -INFO PWAT-PARMl <PLS > PWATER variable monthly parameter value flags *** # - # CSNO RTOP UZFG VCS VUZ VNN VIFW VIRC VLE INFC HWT *** 12 0 0 0 0 0 0 0 0 0 0 0 16 0 0 0 0 0 0 0 0 0 0 0 END PWAT-PARM1 PWAT-PARM2 <PLS 7 PWATER input info: Part 2 *** # - # ***FOREST LZSN INFILT LSUR SLSUR KVARY AGWRC 12 0 4.5 0,08 400 0,15 0.5 0,996 16 0 4.5 0.03 400 0.05 0.5 0.996 END PWAT-PAR142 PWAT-PARM3 <PLS > PWATER input info: Part 3 *** # - # ***PETMAX PETMIN INFEXP INFIL➢ ➢EEPFR BASETP AGWETP 12 0 0 2 2 0 0 0 16 0 0 2 2 0 0 0 END PWAT-PARM3 PWAT-PARM4 <PLS > PWATER input info: Part 4 *** # -- # CEPSC UZSN NSUR INTFW IRC LZETP *** 12 0.2 0.3 0.35 6 0.3 ❑.7 16 0.1 0,25 0,25 6 0.5 0.25 END PWAT-PARM4 PWAT-STATEI <PLS > *** Initial conditions at start of simulation ran from 1990 to end of 1992 (pat 1-11-95) RUN 21 *** # - # *** CEPS SURS UZS IFWS LZS AGWS GWVS 12 0 0 0 0 2.5 1 0 16 ❑ ❑ 0 0 2,5 1 ❑ END PWAT-STATEI END PERLND IMPLND GEN-INFO <PLS ><------- Name ------- > Unit -systems Printer *** # - # User t-series Engl Metr *** in out *** 4 ROOF TOPS/FLAT 1 1 1 27 0 11 PARKING/FLAT 1 1 1 27 0 ENO GEN-INFO *** Section IWATER*** ACTIVITY <PLS >************* Active Sections ***************************** # - # ATMP SNOW IWAT SLD IWG IQAL *** 4 0 0 1 0 0 0 11 0 0 1 0 0 0 END ACTIVITY PRINT-INF❑ <ILS a ******** Print -flags ******** PIVL PYR # - # ATMP SNOW IWAT SLD IWG IQAL ********* 4 0 0 4 0 0 0 1 9 11 0 0 4 0 0 0 1 9 Edmonds Westgate 3/212017 1 2:09:48 PM Page 43 PACLAND Project #10-382-001 Page 149 Attachment 4 1 Packet Pg. 306 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington END PRINT -INFO TWAT-PARM1 <PLS > IWATER variable monthly parameter value flags *** # - # CSNO RTOP VRS VNN RTLI *** 4 0 0 0 0 0 11 0 0 0 0 0 ENO TWAT-PARM1 IWAT-PARM2 <PLS 7 IWATER input info: Part 2 *** # - # *** LSUR SLSUR NSUR RETSC 4 400 0.01 0.1 0.1 11 400 0.01 0.1 0.1 END IWAT-PARM2 IWAT-PARM3 <PLS > IWATER input info: Part 3 *** # - # ***PETMAX PETMIN 4 0 0 11 0 0 END IWAT--PARM3 IWAT-STATEI <PLS > *** Initial conditions at start of simulation # - # *** RETS SURS 4 0 0 11 0 0 END IWAT-3TATE1 END IMPLND SCHEMATIC <-Source-> <-Target-> MBLK *** <Name> # <-faptcr-7 <Name> # Tbl# *** Basin A*** PERLND 12 0.14 COPY 501 12 PERLND 12 0.14 COPY 501 13 PERLND 16 0.13 COPY 501 12 PERLND 16 0.13 COPY 501 13 IMPLNr] 4 0.08 COPY 501 15 IMPLND 11 0.18 COPY 501 15 Basin B*** PERLND 12 0.015 COPY 502 12 PERLND 12 0.06 COPY 502 13 PERLND If 0.43 COPY 502 12 PERLND 26 0.43 COPY 502 13 IMPLND 11 0.41 COPY 502 15 END SCHEMATIC NETWORK <-Volume-> <-Grp <-Member-><--Mult-->Tran <-Target vols> <-Grp <-Member-} *** <Name> # <Name> # #<-factor->strg <Name> # # <Name> # # *** COPY 501 OUTPUT MEAN 1 1 48.4 DISPLY 1 INPUT TIMSER 1 COPY 502 OUTPUT MEAN 1 1 48.4 DISPLY 2 INPUT TIMSER 1 <-Volume-> <-Grp <-Member-><--Mult-->Tran <-Target vols> <-Grp <-Member-> *** <Name> # <Name> # #<-factor-7strg <Name> # # <Name> # # *** END NETWORK RCHRES GEN-INFO RCHRES Name Nexits Unit Systems Printer *** # - #<------------------ 7< --- 7 User T-series Engl Metr LKFG *** in out *** END GEN-INFO Edmonds Westgate 31212017 12:09:48 PM Page 44 PACLAND Project #10-382-001 Page 150 Attachment 4 1 Packet Pg. 307 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a *** Section RCHRES*** ACTIVITY [PLS ] ************ ACtiVe Sections ***************************** # - # HYFG ADFG CNFG HTFG SDFG GQFG OXFG NUFG PKFG PHFG *** END ACTIVITY PRINT -INFO [PLS ] ***************** Print -flags ******************* PIVL PYR # -- # HYDR ADCA CONS HEAT SED GQL OXRX NUTR PLNK PHCB PIVL PYR ********* ENT] PRINT -INFO HYDR-PARMl RCHRES Flags for each HYDR Section *** # - # VC Al A2 A3 ODFVFG for each *** ODGTFG for each FUNCT for each FG FG FG FG possible exit *** passible exit possible exit END HYDR-PARM1 HYDR-PARM2 # - # FTABNO LEN DELTH STCOR KS DB50 *** <------ ><-------- ><-------- ><-------- ><-------- >[-------- ><-------- > *** END HYDR-PARM2 HYDR-INIT RCHRES Initial conditions for each HYDR section *** VOL Initial value of COLIND Initial value of OUTDGT *** ac-ft for each possible exit for each possible exit C------ ]C-------- > C----->C--- >C--- >C--- >C --- > *** C--- ]C--->C --- ><---]C---> ENn HYDR-SNIT END RCHRES SPEC -ACTIONS END SPEC -ACTIONS FTABLES END FTABLES EXT SOURCES [-Volume-> <Member> SsysSgap[--Mult-->Tran [-Target vols> [-Grp> C-Member-> *** <Name> # <Name> # tem strg¢-factor->strg <Name> # # <Name> # # *** WDM 2 PREC ENGL 0.8 PERLND 1 999 EXTNL PREC WDM 2 PREC ENGL 0.8 IMPLND 1 999 EXTNL PREC WDM 1 EVAP ENGL 0.75 PERLND 1 999 EXTNL PETINP WDM 1 EVAP ENGL 0.76 IMPLND 1 999 EXTNL PETINP END EXT SOURCES EXT TARGETS a -Volume-> <-Grp ¢-Member->x--Mult-->Tran r-Volume-> ¢Members Tsys Tgap Amd *** <Name> # <Name> # #<-factor->strg <Name> # <Name> tem strg strg*** COPY 501 OUTPUT MEAN 1 1 98.9 WDM 501 FLOW ENGL REPL COPY 502 OUTPUT MEAN 1 1 48.4 WDM 502 FLOW ENGL REPL END EXT TARGETS MASS -LINK <Volume> <-Grp> <-Member-x--Mult--> <Target> <-Grp> {-Member->*** <Name> <Name> # #C-factor-> <Name> <Name> # #*** MASS -LINK 12 PERLND PWATER SURO 0,083333 COPY INPUT MEAN END MASS -LINK 12 MASS -LINK 13 PERLND PWATER IFWO 0.083333 COPY INPUT MEAN END MASS -LINK 13 MASS -LINK 15 IMPLND IWATER SURD 0.083333 COPY INPUT MEAN END MASS -LINK 15 END MASS -LINK Edmonds Westgate 3121201712:09:48 PM Page 45 PACLAND Project #10-382-001 Page 151 Attachment 4 1 Packet Pg. 308 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington END RUN Edmonds Westgate 31212017 12.09:48 PM Page 46 PACLAND Project #10-382-001 Page 152 Attachment 4 1 Packet Pg. 309 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a Mitigated UC! File RUN GLOBAL WWHM4 model simulation START 1948 10 01 RUN INTERP OUTPUT LEVEL RESUME 0 RUN 1 END GLOBAL FILES END 2009 09 30 3 0 UNIT SYSTEM 1 <File> rUn#> a ----------- File Name ------------------------------�*** [-I0-7 *** WDM 26 Edmonds Westgate.wdm MESSU 25 MitEdmonds Westgate.MES 27 MitEdmonds Westgate.L61 28 MitEdmonds Westgate.L62 30 POCEdmonds Westgatel.dat 31 POCEdmonds Westgate2.dat END FILES QPN SEQUENCE INGRP INDELT 00:15 PERLND 16 PERLND 12 IMPLND 11 IMPLND 4 IMPLND 8 IMPLND 17 RCHRES 1 GENER 3 RCHRES 2 RCHRES 3 IMPLND 18 RCHRES 4 RCHRES 5 COPY 1 COPY 501 COPY 2 COPY 502 DISPLY 1 ➢ISPLY 2 ENT] INGRP END OPN SEQUENCE DISPLY nTSPLY-TNPQ1 # - #t---------- Title ----------- >***TRAN PIVL DIG1 FILI PYR DIG2 FIL2 YRND 1 Gravel Trench Bed A MAX 1 2 30 9 2 Permeable Pavement B MAX 1 2 31 9 END DISPLY-INF01 END DISPLY COPY TIMESERIES # - # NPT NMN *** 1 1 1 501 1 1 2 1 1 sot 1 1 END TIMESERIES END COPY GENER OPCODE # # OPC➢ *** 3 24 END OPCODE PARM # # 3 0. END FARM Edmonds Westgate 3121201712:09:48 PM Page 47 PACLAND Project #10-382-001 Page 153 Attachment 4 1 Packet Pg. 310 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a END GENER PERLND GEN-INFO [PLS x # - # ---- Name ------- >NBLKS 16 C, Lawn, Flat 12 C, Forest, Steep END GEN-INFO *** Section PWATER*** Unit -systems Printer *** User t-series Engl Metr *** in out *** 1 1 1 27 0 1 1 1 27 0 ACTIVITY [PLS > ************* Active Sections ***************************** # - # ATMP SNOW PWAT SE❑ PST PWG PQAL MSTL PEST NITR PHOS TRAC *** 16 0 0 1 0 0 0 0 0 0 0 0 0 12 0 0 1 0 0 0 0 0 0 0 0 0 END ACTIVITY PRINT-INF❑ CPLS 7 ***************** Print -flags ***************************** PIVL PYR # - # ATMP SNOW PWAT SED PST PWG PQAL MSTL PEST NITR PHOS TRAC ­­­ 16 0 0 4 0 0 0 0 0 0 0 0 0 1 9 12 0 0 4 0 0 0 0 0 0 0 0 0 1 9 END PRINT -INFO PWAT-PARM1 ¢PLS > PWATER variable monthly parameter value flags *** # - # CSNO RTOP UZFG VCS VUZ VNN VIFW VIRC VLE INFC HWT *** 16 0 0 0 0 0 0 0 0 0 0 0 12 0 0 0 0 0 0 0 0 0 0 0 END PWAT-PARM1 PWAT-PARM2 [PLS > PWATER input info: Part 2 *** # - # ***FOREST LZSN INFILT LSUR SLSUR KVARY AGWRC 16 0 4.5 0.03 400 0.05 0.5 0.996 12 0 4.5 0.08 400 0.15 0.5 0.996 END PWAT-PARM2 PWAT-PARM3 CPLS 7 PWATER input info: Part 3 *** # - # ***PETMAX PETMIN INFEXP INFILD DEEPFR SASETP AGWETP 16 0 0 2 2 0 0 0 12 ❑ ❑ 2 2 0 ❑ ❑ END PWAT-PARM3 PWAT-PARM4 CPLS 7 PWATER input info: Part 4 *** # - # CEPSC UZSN NSUR INTFW IRC LZETP *** 16 0.l 0.25 0.25 6 0.5 0.25 12 0.2 0.3 0.35 6 0.3 0.7 END PWAT-PARM4 PWAT-STATEI [PLS > *** Initial conditions at start cf simulation ran from 1990 to end of 1992 (pat 1-11-95) RUN 21 *** CEPS SURS UZS IFWS LZS AGWS GWVS 16 0 0 0 0 2.5 1 0 12 0 0 0 0 2.5 1 0 ENT] PWAT-STATEI END PERLND IMPLND GEN-INFO ¢PLS 7[ ------- Name-----7 Unit -systems Printer *** # - # User t-series Engl Metr *** in out *** 11 PARKING/FLAT 1 1 1 27 0 4 ROOF TOPS/FLAT 1 1 1 27 0 8 SI➢EWALKS/FLAT 1 1 1 27 0 Edmonds Westgate 3/212017 12:09:48 PM Page 48 PACLAND Project #10-382-001 Page 154 Attachment 4 1 Packet Pg. 311 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a 17 PARKING/FLAT LAT 18 Porous Pavement END GEN-INFO *** Section IWATER*** 1 1 1 27 0 1 1 1 27 0 ACTIVITY [PLS >************* Active Sections ***************************** # - # ATM? SNOW TWAT SLD IWG IQAL *** II o o I o 0 0 4 0 0 1 0 0 0 8 0 0 1 0 0 0 17 0 0 1 0 0 0 18 0 0 1 0 0 0 END ACTIVITY PRINT -INFO CILS 7 ******** Print -flags ******** PIVL PYR # - # ATMP SNOW IWAT SLD IWG IQAL ********* 11 0 0 4 0 0 0 1 9 4 0 0 4 0 a 0 1 9 9 0 0 4 0 0 0 1 9 17 0 0 4 0 0 0 1 9 18 0 0 4 0 a 0 1 9 END PRINT -INFO TWAT-PARM1 ¢PLS > IWATER variable monthly parameter value flags *** # - # CSNO RTOP VRS VNN RTLI *** 11 0 0 0 0 0 4 0 0 0 0 0 8 0 0 0 0 0 17 0 0 0 0 0 is 0 0 0 0 0 END IWAT-PARMI IWAT-PARM2 [PLS > IWATER input info: Part 2 *** # - # *** LSUR SLSUR NSUR RETSC 11 400 0.01 0.1 O.1 4 400 0.01 0.1 0.1 8 400 0.01 0.1 0.1 17 400 0.01 0.1 O.l 18 400 0.01 0.1 0.1 ENO TWAT-PARM2 IWAT-PARM3 CPLS 7 IWATER input info: Part 3 *** # - # ***PETMAX PETMIN 11 0 0 4 0 0 8 0 0 17 0 0 18 0 0 END IWAT-PARM3 IWAT-STATEI <PLS > *** Initial conditions at start of simulation # # *** RETS SURS 11 0 0 4 0 0 8 0 0 17 0 0 is 0 0 END IWAT-STATEI END IMPLND SCHEMATIC <-Source-> <--Area--> <-Target-> MBLK *** [Names # [-factor-> <Name> # Tbl# *** Edmonds Westgate 3/212017 12:09:48 PM Page 49 PACLAND Project #10-382-001 Page 155 Attachment 4 1 Packet Pg. 312 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Basin Al*** PERLND 16 PERLND 12 IMPLND 11 Lateral I Basin B1*** IMPLND 17 Basin A2*** IMPLND 4 IMPLND 8 Basin B2*** PERLND 16 PERLND 16 PERLND 12 PERLND 12 IMPLND 4 IMPLND 8 IMPLND 18 ******Routing****** PERLND 16 PERLND 12 IMPLND 11 IMPLND 4 IMPLND 8 PERLND 16 PERLND 12 IMPLND 4 IMPLND 8 PERLND 16 PERLND 12 RCHRES 2 IMPLND 17 RCHRES 1 RCHRES 3 RCHRES 2 RCHRES 4 RCHRES 5 END SCHEMATIC 0.04 RCHRES 2 2 0.14 RCHRES 2 2 0.1 RCHRES 2 5 1.0043 IMPLND 18 53 0.21 RCHRES 1 5 0.04 RCHRES 1 5 0.08 RCHRES 5 2 0.08 RCHRES 5 3 0.06 RCHRES 5 2 0.06 RCHRES 5 3 0.32 RCHRES 5 5 0.12 RCHRES 5 5 0.1593 RCHRES 4 5 0.04 COPY 1 12 0.14 COPY 1 12 0.1 COPY 1 15 0.21 COPY 1 15 0.04 COPY 1 15 0.08 COPY 2 12 0.06 COPY 2 12 0.32 COPY 2 15 0.12 COPY 2 15 0.08 COPY 2 13 0.06 COPY 2 13 1 RCHRES 3 8 1.0043 COPY 2 15 1 COPY 501 16 1 COPY 501 17 1 COPY 501 17 1 COPY 502 17 1 COPY 502 16 NETWORK C-Volume-> C-Grp> [-Member->C--Mult-->Tran C-Target vols> [-Grp> C-Member-> *** <Name> # <Name> # #<-factor->strg <Name> # # <Name> # # *** COPY 501 OUTPUT MEAN 1 1 48.4 DISPLY 1 INPUT TIMSER 1 COPY 502 OUTPUT MEAN 1 1 48.4 DISPLY 2 INPUT TIMSER 1 GENER 3 OUTPUT TIMSER .0011111 RCHRES 2 EHTNL OUTDGT 1 <-Volume-> ¢-Grp> <-Member-><--Mult-->Tran a -Target vols> E-Grp> <-Member-> *** <Name> # <Name> # #C-factor->strg <Name> # # <Name> # # *** END NETWORK RCHRES GEN-INFO RCHRES Name Nexits Unit Systems Printer *** # - #[------------------ >C --- > User T-series Engl Metr LKFG *** in out *** 1 Gravel Trench Be-012 1 1 1 1 28 0 1 2 Surface retentio-014 3 1 1 1 28 0 1 3 Bioretention A 2 1 1 1 28 0 1 4 Permeable Paveme-017 2 1 1 1 28 0 1 5 Gravel Trench Re-018 1 1 1 1 28 0 1 END GEN-INFO *** Section RCHRES*** ACTIVITY [PLS > ************* Active Sections ***************************** # - # HYFG ADFG CNFG HTFG SDFG GQFG QXFG NUFG PKFG PHFG *** 1 1 0 0 0 0 0 0 0 0 0 2 1 0 0 0 0 0 0 0 0 0 Edmonds Westgate 31212017 12:09:48 PM Page 50 PACLAND Project #10-382-001 Page 156 Attachment 4 1 Packet Pg. 313 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a 3 1 0 0 0 0 0 0 0 0 0 4 1 0 0 0 0 0 0 0 0 0 5 1 0 0 0 0 0 0 0 0 0 END ACTIVITY PRINT -INFO <PLS >***************** Print -flags ******************* PIVL PYR # - # HYDR ADCA CONS HEAT SED GQL OXRX NUTR PLNK PHCB PIVL PYR ********* 1 4 0 0 0 0 0 0 0 0 0 1 9 2 4 0 0 0 0 0 0 0 0 0 1 9 3 4 0 0 0 0 0 0 0 0 0 1 9 4 4 0 0 0 0 0 0 0 0 0 1 9 5 4 0 0 0 0 0 0 0 0 0 1 9 END PRINT -INFO HYDR-PARM1 RCHRES Flags for each HYDR Section *** # - # VC Al A2 A3 ODFVFG for each *** ODGTFG for each FUNCT for each FG FG FG FG possible exit *** possible exit possible exit 1 0 1 0 0 4 0 0 0 0 0 0 0 0 0 2 2 2 2 2 2 0 1 0 0 4 5 6 0 0 0 1 0 0 0 2 1 2 2 2 3 0 1 0 0 4 5 0 0 0 0 0 0 0 0 2 2 2 2 2 4 0 1 0 0 4 5 0 0 0 0 0 0 0 0 2 2 2 2 2 5 0 1 0 0 4 0 0 0 0 0 0 0 0 0 2 2 2 2 2 END 14YDR-PARM1 HYDR-PARM2 # - # FTABNO LEN DELTH STCOR KS DB50 *** C------ 7C-------- }C-------- ><-------- }<-------- ><-------- }C-------- > *** I 1 0.01 0.0 0.0 0.5 0.0 2 2 0.01 0.0 0.0 0.5 0.0 3 3 0.01 0.0 0.0 0.5 0.0 4 4 0.07 0.0 0.0 0.5 0.0 5 5 0.01 0.0 0.0 0.5 0.0 END HYDR-PARM2 HY➢R-INIT RCHRES Initial conditions for each HYDR section *** VOL Initial value of COLIND Initial value of OUTDGT *"* ac-ft for each possible exit for each possible exit <------ ><-------- > <--- >x--- >[---><___>< --- > :*: <---><--->C--- ><--- >[---> 1 0 4.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 2 0 4.0 5.0 6.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 3 a 4.0 5.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 4 0 4.0 5.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 5 0 4.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 END HYDR-INIT END RCHRES SPEC -ACTIONS *** User -Defined Variable Quantity Lines *** addr c > *** kwd varnam optyp opn vari sl 82 83 tp multiply lc is ac as agfn *** C****> C-----> <-----> C-> C---- ><->C-><-➢C->C-------- > C>C-> C>C-> UVQUAN vo13 RC14RES 3 VOL 4 UVQUAN v2m3 GLOBAL WORKSP 2 3 UVQUAN vpo3 GLOBAL WORKSP 3 3 UVQUAN v2d3 GENER 3 K 1 3 *** User -Defined Target Variable Names *** addr cr addr or :** <------ > <------ > *** kwd varnam ct vari sl s2 s3 frac oper vari sl s2 s3 frac oper <****> <---- ><-> <---- ><-><-><-> < --- > <--> <---- ><-><_y<_> < --- > --} UVNAME v2m3 1 WORKSP 2 1.0 QUAN UVNAME vpo3 1 WORKSP 3 1.0 QUAN UVNAME v2d3 1 K 1 1.0 QUAN *** opt foplop dcdts yr me dy hr mn d t vnam s1 s2 53 ac quantity tc is rp C> C> C] C}C}C] C---- }C-}C-}C-]C-}C-------- } C] GENER 3 v2m3 = 221. Edmonds Westgate 3121201712:09:48 PM Page 51 PACLAND Project #10-382-001 Page 157 Attachment 4 1 Packet Pg. 314 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a *** Compute remaining available pore space GENER 3 vpv3 GENER 3 vpo3 - *** Check to see if VPORA goes negative; if s❑ set VPORA = IF (vpo3 < D.D) THEN GENER 3 END IF *** Infiltration volume GENER 3 END SPEC -ACTIONS ETARLES FTASLE 1 92 4 Depth Area Volume Outflowl (ft) (acres) (acre-ft) (cfs) 0,000000 0,003822 0,000000 0,000000 Q.Q31444 0,003822 Q.000Q48 Q.010827 04062889 0,003822 0.000096 0,015312 0,094333 0.003822 0,000144 0.018753 0,125778 0,003822 0.000192 0,021654 0,157222 0,003822 0,000240 0,024210 0,188667 0,003822 0,000288 0,026521 0,220111 0.003822 0.000337 0.028645 0.251556 0.003822 0.000385 0.030624 0,283000 0,003822 0,000433 0,032481 0.314444 0.003822 0.000481 0.034238 0.345889 0.003822 0.000529 0.035910 0.377333 0.003822 0.000577 0.037506 0,408778 0.003822 0.000625 0,039038 0,440222 0,003822 0.000673 0,040511 0,471667 0.003822 0,000721 0,041933 0,503111 0,003822 0.000817 0.0433D9 0,534556 0,003822 0,000913 0,044641 0,566000 0,003822 0,001010 0,045935 0,597444 0.003822 0.001106 0,047194 0.628889 0,003822 0,001202 0,048420 0,660333 0,003822 0,001298 0,049616 0.691778 0,003822 0.001394 0,050784 0.723222 0.003822 0.001490 0.051925 0,754667 0,003822 0,001587 0,053042 0.786111 0.003822 0.001683 0.054136 0.817556 0,003822 0.001779 0,055208 0.849000 0.003822 0.001875 0,056259 0,880444 0,003822 0.001971 0,057292 0.911889 0.003822 0.002067 0.058306 0,943333 0,003822 0,002163 0,059303 0,974778 0.003822 0.002260 0.050283 1,006222 0,003822 0,002356 0,061247 1,037667 0,003822 0,002452 0,062197 1,069111 0,003822 0.002548 0,063132 1.100556 0.003822 0.002644 0.064054 1,132000 0,003822 0,002740 0,064963 1,163444 0,003822 0.002836 0,065859 1.194889 0,003822 0.002933 0,066743 1,226333 0,003822 0,003029 0,067615 1,237778 0,003822 0.003125 0,068477 1,289222 0,003822 0,003221 0,069327 1,320667 0,003822 0,003317 0,070168 1,352111 0.003822 0.003413 0.070998 1.383556 0.003822 0.003510 0.071819 1,415000 0,003822 0,003606 0,072631 1.446444 0.003822 0.003702 0.073433 1.477889 0.003822 0.003798 0.074227 1.509333 0.003822 0.003894 0.075013 1,540778 0,003822 0.003990 0.075790 1,572222 0,003822 0.004086 0,076559 1,603667 0.003822 0,004183 0.077321 1,635111 0,003822 0.004279 0,078076 1,666556 0,003822 0,004375 0,078823 1,698000 0,003822 0,004471 0,079563 Edmonds Westgate Vpa3 v2d3 v2m3 Vol3 0.0 0.0 Vpa3 Velocity Travel Time*** (ftlsec) (Minutes)*** 31212017 12:09:k8 PM Page 52 PACLAND Project #10-382-001 Page 158 Attachment 4 1 Packet Pg. 315 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a 1,729444 0 1,760889 0 1.792333 0 1,823778 0 1,855222 0 1.886667 0 1,918111 0 1/949556 0 1.981000 0 2,012444 0 2.Q43889 0 2,075333 0 2.106778 0 2,138222 0 2.169667 0 2,201111 0 2.232556 0 2.264000 0 2,295444 0 2,326889 0 2,358333 0 2,389778 0 2,421222 0 2.452667 0 2,484111 0 2.515556 0 2.547000 0 2.578444 0 2,609889 0 2,641333 0 2,672778 0 2,704222 0 2,735667 0 2,757111 0 2,798556 0 2,830000 0 2,861444 0 END FTABLE FTABLE 51 5 Depth (ft) 0.000000 0 0.030220 0 0.060440 0 0,090659 0 0,120879 0 0.151099 0 0,181319 0 0,211538 0 0.241758 0 0,271978 0 0,302198 0 0.332418 0 0,362637 0 0,392857 0 0,423077 0 0,453297 0 0,483526 0 0.513736 0 0,543956 0 0.574176 0 0.604396 0 0.634615 0 0/664835 0 0.695055 0 0,725275 0 0,735495 0 0,785714 0 0,815934 0 Edmonds Westgate .003822 0,004567 0,080296 .003822 0.004663 0,081023 .003822 0.004760 0.081743 .003822 0,004856 0,082457 .003822 0.004904 0/118569 .003822 0.004952 0,202863 .003822 0,005000 0.314209 .003822 0.005048 0,444714 .003822 0.005096 0.587778 .003822 0,005144 0,736754 .003822 0.005192 0.884820 .003822 0,005240 1.025282 .003822 0.005288 1.152107 .003822 0.005336 1,260618 .003822 0.005385 1.348310 .003822 0,005433 1,415764 .003822 Q.QQ5481 1.467663 .003822 0.005529 1.532798 .003822 0,005577 1.584721 .003822 0.005625 1,634934 .003822 0,005673 1,683597 .003822 0,005721 1,730847 .003822 0.005769 1.776800 .003822 0.005817 1.821559 .003822 0,005865 1,865213 .003822 0.005913 1.907840 .003822 0.005961 1.949511 .003822 0.006010 1.990286 .003822 0.006058 2,030223 .003822 0.006106 2,069371 .003822 0,006154 2.107774 .003822 0.006202 2,145476 .003822 0,006250 2,182512 .003822 0,006298 2,218917 .003822 0.006346 2.254723 .003822 0,006394 2.289958 .003822 0,006514 2,324649 1 3 Area Volume Dutflowl Qvtflow2 (acres) (acre-ft) (cfs) (cfs) 012213 0.000000 0,000000 0.000000 .012089 0.000061 0,000000 0.000QOQ .011895 0.000124 0.000000 0.000029 .011703 0,000188 0,000000 0,000066 .011512 0.000255 0.000000 0,000128 .011322 0,000323 0,000000 0,000219 .011134 0,000392 0,000000 0,000344 .010948 0.000464 0.0000OQ 0,000509 .010763 0.000537 0.000000 0.000542 .010580 0,000613 0,000000 0,000556 .010398 0.000690 0.000000 0,000569 .010218 0.000769 0,000000 0.000583 .010039 0,000849 0,000000 0,000597 .009861 0.000932 0,000000 0,000611 .009686 0,001017 0,000000 0,000625 .009511 0,001104 0,000000 0,000640 .009339 0.001192 0,000000 0,000654 .009167 0.001283 0.000000 0.000669 .008997 0,001376 0,000000 0,000684 .008829 0.001470 0.0000DO 0.000699 .008662 0.001567 0.000000 0.000714 .008497 0.001666 0.000000 0.000729 .008333 0.001767 0.0000OQ 0,000744 .008171 0.001870 0.000000 0.000760 .008011 0,001975 0.000000 0,000776 .007851 Q.QQ2083 0,000000 0,000792 .007694 0,002192 0,000000 0,000808 .007537 0,002304 0,000000 0,000824 Velocity Travel Time*** (ft/sec) (Minutes)*** 3/2/201712:09:48 PM Page 53 PACLAND Project #10-382-001 Page 159 Attachment 4 1 Packet Pg. 316 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a 0,846154 0 0,876374 0 0.906593 0 0,936813 0 0,967033 0 0.997253 0 1,027473 0 1,037692 0 1.087912 0 1,118132 0 1.148352 0 1,178571 0 1.208791 0 1,239021 0 1.269231 0 1,299451 0 1.329670 Q 1.359890 0 1,390110 0 1,420330 0 1.450549 0 1,480769 0 1/500000 0 END FTABLE FTABLE 43 6 Depth Time*** (ft) (Minutes)*** 0,000000 0 0.030220 0 0,060440 0 0,090659 0 0,120879 0 0.151099 0 0,181319 0 0,211538 0 0.241758 0 0,271978 0 0.302198 0 0,332418 0 0.362637 0 0,392857 0 0.423077 0 0,453297 0 0,483516 0 0.513736 0 0.543956 0 0,574176 0 0.604396 0 0,634615 0 0,664835 0 0.605055 0 0,725275 0 0,735495 0 0,785714 0 0,815934 0 0/846154 0 0.976374 0 0,906593 0 0.936813 0 0.967033 0 0.997253 0 1.D27473 0 1,057692 0 1,087912 0 1,118132 0 1,148352 0 1,178571 0 Edmonds Westgate 007383 0,002418 0,000000 0,000840 007230 0.002534 0,000000 0,000857 007078 0.002653 0.000000 0.000873 006928 0,002774 0,000000 0,000890 006779 0.002897 0.0000D0 0,000907 006632 0.003022 0,000000 0.000924 006486 0,003150 0.000000 0,000942 006342 0.003281 0,000000 0,000959 006200 0.003413 0.000000 0.000977 006059 0,003548 0,000000 0,000994 005919 0.003686 0.000000 0.001D12 005781 0,003826 0,000000 0,001030 005644 0.003968 0.000000 0.001048 005509 0.004113 0.0000DD 0,001067 005376 0.004261 0.000000 0.001085 005244 0,004411 0,000000 0,001104 005113 Q.QQ4563 0.0000DQ 0,001123 004984 0.004718 0,000000 0.001142 004857 0,004876 0.000000 0,001161 004731 0.005037 0,000000 0,001180 004606 0,005200 0,000000 0,001199 004483 0,005365 0,000000 0,001219 004362 0.011492 0.000000 0,001231 3 2 Area Volume Outflowl Outflow2 outflow 3 Velocity Travel (acres) (acre-ft) (cfs) (cfs) (cfs) (ft/sec) 004362 0,000000 0.000000 0,000000 0.000020 012409 0.000372 0.00000Q 0,053841 o.aD0020 012607 0,000750 0,000000 0,054904 0,000040 012807 0,001134 0,000000 0,055968 0,000060 013008 0.001524 0.000000 0.057D31 D.DD0080 013210 0,001920 0,000000 0,058094 0,000101 013414 0,002323 0,000000 0,059158 0,000121 013619 0.002731 0,000000 0,060221 0,000142 013826 0.003146 0.000000 0.061284 0.000163 014035 0,003567 0,000000 0,062347 0,000184 014245 0.003994 0.0000D0 0.063411 0.000205 014456 0.004428 0,000000 0.064474 0,000226 014669 0.004868 0,000000 0.065537 0.000248 014884 0.005314 0,000000 0,066601 o.aD0269 015100 0.005767 0.000000 0.067664 0.000291 015317 0.006227 0,000000 0,068727 0,000313 015536 0.006693 Q.000000 0,069790 O.000335 015757 0,007166 0,000000 0,070854 0,000357 015979 0,007646 0,000000 0,071917 0,000380 016203 0.008132 0.0000DD 0,072980 0,000402 016428 0.008625 0.000000 0.074044 0.000425 016654 0,009125 0,000000 0,075107 0,000448 016882 0.009631 D.000QDQ 0,076170 0,000471 017112 0.010145 0,000000 0.077233 0,000494 017343 0,010666 0.000000 0,078297 0,000517 017576 0.021193 0,004325 0,079360 0.0D0541 017810 0,011728 0,071570 0,080423 0,000564 018045 0,012270 0,179248 0,081487 0,000588 018283 0.012819 D.314653 0,082550 D.D00612 018521 0.013375 0.471194 0.083613 0.000636 018761 0,013938 0.643439 0,084677 0,000660 019003 0.014509 0.926090 0.085740 0.000685 019246 0.015087 1.013715 0.086903 0.000709 019491 0.015672 1.200769 0.087866 0.000734 019737 0.016265 1.381772 0,088930 D.0D0759 019985 0.016865 1.551565 0.089993 0,000784 020234 0,017473 1.705654 0,091056 0.000809 020485 0.028088 1,840596 0,092120 Q.oD0834 020737 0,018711 1,954442 0,093183 0,000860 020991 0,019341 2,047214 0,094246 0,000885 3/2/201712:09:48 PM Page 54 PACLAND Project #10-382-001 Page 160 Attachment 4 1 Packet Pg. 317 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a 1,208791 0 1,239011 0 1.250000 0 END ETASLE FTARL2 91 5 Depth (ft) 0.000000 0 0,017778 0 D.D35556 D 0.053333 0 0.071111 0 QID88889 0 0.106667 0 0,124444 0 0,142222 0 0.190000 0 0,177778 0 0/195556 0 0,213333 0 0,231111 0 0,248889 0 0.266667 0 0,284444 0 0.302222 0 0.320000 0 0.337778 0 0,355556 0 0.373333 0 0,391111 0 0/408889 0 0,426667 0 0,444444 0 0,462222 0 0,480000 0 0,497778 0 0,515556 0 0.533333 0 0,551111 0 0.568889 0 0.586667 0 0.604444 0 0,622222 0 0.640000 0 0,657778 0 0,675556 0 0,693333 0 0,711121 0 0,728889 0 0.746667 0 0,764444 0 0,782222 0 0.80000D 0 0,817778 0 0,835556 0 0,853333 0 0,871111 0 0,888889 0 0.906967 0 0,924444 0 0.942222 0 0.960000 0 0.977778 0 0/995556 0 1.013333 0 1,031111 0 1/048889 0 1,066697 0 1,084444 0 Edmonds Westgate 021246 021503 021597 2 4 0,019979 2,121425 0,095309 0,000911 0.020625 2,182633 0,096373 0,000937 0.020862 2.269550 0.096759 0.000946 Area Volume Outflowl Outflow2 (acres) (acre-ft) (cfs) (cfs) .159320 0.000000 0.000000 0.000000 .159320 0,000935 0,000000 0,016065 .159320 0.001869 D.000000 0.016D65 .159320 0,002804 0,000000 0,016065 .159320 0.003739 0.000000 0.016065 .159320 0.004673 0.00000D 0,016065 .159320 0.005608 0.000000 0.016065 .159320 0.006543 0,000000 0,016065 .159320 Q.QQ7477 0.0000DQ 0.016D65 .159320 0.008412 0,000000 0.016065 .159320 0,009347 0.000000 0,016065 .159320 0.020281 0,000000 0.01065 .159320 0,011216 0,000000 0,016065 .159320 0,012151 0,000000 0,016065 .159320 0.013086 D.000000 0.016D65 .159320 0.014020 0.000000 0.016065 .159320 0,014955 0,000000 0,016065 .159320 0.015890 0.0000DD 0.016065 .159320 0.016824 0.000000 0.016065 .159320 0.017759 0.000000 0.016065 .159320 0.018694 D.DDDDDQ 0.016D65 .159320 0.019628 0.000000 0.016065 .159320 0,020563 0.000000 0,016065 .159320 0.021498 0.00000Q 0.016D65 .159320 0,022432 0,000000 0,016065 .159320 0,023367 0,000000 0,016065 .159320 0.024302 D.000000 0.016D65 .159320 0,025236 0,000000 0,016065 .159320 0,026171 0,000000 0,016065 .159320 0.027106 0,000000 0,016065 .159320 0.028040 0.000000 0.016065 .159320 0,028975 0,000000 0,016065 .159320 0.029910 D.DDDDDO 0.016D65 .159320 0.030844 0,000000 0.016065 159320 0.031779 0,000000 0.016065 .159320 0.032714 0,000000 0,016065 .159320 0.033648 0.000000 0.016065 .159320 0,034583 0,000000 0,016065 .159320 0.035518 0.000000 0.016D65 .159320 0,036453 0,000000 0,016065 .159320 0,037387 0,000000 0,016065 .159320 0.038322 0.00000D 0,016065 .159320 0.039257 0.000000 0.016065 .159320 0,040191 0,000000 0,016065 .159320 0.041126 0.0QDQDQ 0.016D65 .159320 0.042061 0.0000D0 0.016065 .159320 0,042995 0,000000 0,016065 .159320 0.043930 0,000000 0.016D65 .159320 0,044865 0,000000 0,016065 .159320 0,045799 0,000000 0,016065 .159320 0.046734 0.0000DD 0.016D65 .159320 0.047969 0.000000 0.016065 .159320 0,048603 0,000000 0,016065 .159320 0.049538 0.0000D6 0.016065 .159320 0.050473 0.000000 0.016065 .159320 0.051407 0.000000 0.016065 .159320 0.052342 0.00000Q 0.016D65 .159320 0.053475 0.0000D0 0.016065 .159320 0,054608 0.000000 0,016065 .159320 0.055741 0,000000 0.016D65 .159320 0,056874 0,000000 0,016065 .159320 0,058007 0,000000 0,016065 Velocity Travel Time*** (ft/sec) (Minutes}*** 3121201712:09:48 PM Page 55 PACLAND Project #10-382-001 Page 161 Attachment 4 1 Packet Pg. 318 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a 1,102222 0 1,120000 0 1.137778 0 1,155556 0 1,173333 0 1.191111 0 1,208889 0 1,226667 0 1.244444 0 1,262222 0 1.280000 0 1,297778 0 1.31555E 0 1,333333 0 1.351111 0 1,368889 0 1,386667 0 14404444 0 1,422222 0 1,440000 0 1,457778 0 1,475556 0 1,493333 0 1.511111 0 1,528889 0 1.546667 0 1.564444 0 1.582222 0 1/600000 0 END FTABLE FTABLE 92 4 Depth (ft) D.D00000 0 0,031444 0 0,062889 0 D.D94333 0 0.125778 0 0,157222 0 0.188667 0 0.220111 0 0.25155E 0 0,283000 0 0.314444 0 0,345889 0 0,377333 0 0.408778 0 0,440222 0 0,471667 0 0.503111 0 0,534556 0 0/566000 0 0.597444 0 0,628889 0 0,660333 0 0,691778 0 0,723222 0 0,754667 0 0.786111 0 0.81755E 0 0.849000 D 0.880444 0 0.911889 0 0,943333 0 0,974778 0 1,006222 0 1.D37667 0 1,069111 0 1.10055E 0 Edmonds Westgate 159320 0,059140 0,000000 0,016065 159320 0.060273 0,000000 0,016065 159320 0.061406 0.000000 0.016065 159320 0,062539 0,000000 0,016065 159320 0.063672 0.0000DD 0.016D65 159320 0.064804 0,000000 0.016065 159320 0,065937 0.000000 0,016065 159320 0.067070 0,000000 0,016065 159320 0.068203 0.000000 0.016065 159320 0,069336 0,000000 0,016065 159320 0.070469 0.000000 0.016D65 159320 0.071662 0,000000 0.016065 159320 0.072735 0.000000 0.016065 159320 0.073868 0.0000DD 0,016065 159320 0.075001 0.000000 0.016065 159320 0,076134 0,000000 0,016065 159320 0.077267 0.0000DD 0.016D65 159320 0.078400 0,000000 0.016065 159320 0,079533 0.000000 0,016065 159320 0.080666 0,000000 0.016065 159320 0,081799 0,000000 0,016065 159320 0,082932 0,000000 0,016065 159320 0.084065 D.000000 0.016D65 159320 0.0868§7 0.000000 0.016065 159320 0,089729 0,000000 0,016065 159320 0.092562 0.0000D6 0.016065 159320 0.095394 0.000000 0.016065 159320 0.098226 0.000000 0.016065 159320 0.201059 0.0000DD 0.016D65 4 5 Area Volume Outflowl (acres) (acre-ft) (cfs) .006584 0.000000 0.000000 .006584 0,000083 0,019248 .006584 0,000166 0,027221 .006584 0.000248 0,033339 .006584 0.000331 0.038496 .006584 0,000414 0,043040 .006584 0.000497 0.047148 .006584 0.000580 0,050926 006584 0.000663 0,054442 .006584 0.000745 0,057745 .006584 0.000828 0.060868 .006584 0,000911 0,063839 .006584 0.000994 0,066678 .006584 0,001077 0.069400 .006584 0,001159 0,072020 .006584 0.001242 0,074548 .006584 0.001408 0.076993 .006584 0,001573 0,079362 .006584 0.001739 0,081663 .006584 0.001905 0,083901 .006584 0,002070 0.086081 .006584 0.002236 0,088206 .006584 0,002402 0,090282 .006584 0,002567 0,092311 .006584 0.002733 D.094297 .006584 0.002899 0.096241 .006584 0,003064 0,098147 .006594 0.003230 0.100017 .006584 0.003395 0.101852 .006584 0.003561 0.103655 .006584 0.003727 D.105427 .006584 0.003892 0,107170 .006584 0,004058 0.108884 .006584 0.DD4224 0,110573 .006584 0,004389 0,112235 .006584 0,004555 0,113874 Velocity Travel Time*** (ftlsec) (Minutes)*** 3121201712:09:48 PM Page 56 PACLAND Project #10-382-001 Page 162 Attachment 4 1 Packet Pg. 319 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a 1,132000 0,006584 0,004720 0,115489 1,163444 0,006584 0.004886 0,117082 1.194889 0.006584 0.005052 0.118654 1,226333 0,006584 0,005217 0,120205 1,257778 0,006584 0.005383 0.121736 1.289222 0,006584 0.005549 0,123249 1,320667 0.006584 0,005714 0.124743 1,352111 0,006584 0.005880 0,126219 1.383556 0.006584 0.006046 0.127678 1,415000 0,006584 0.006211 0,129121 1.446444 0_006584 0.006377 Q.130548 1,477889 0.006584 0,006542 0.131959 1.509333 0.006584 0.006708 0.133356 1,540778 0,006584 0.006874 0,134738 1.572222 0.006584 0.007039 0.136106 1,603667 0,006584 0,007205 0,137460 1,635111 0.006584 Q.QQ7371 0.1388Q1 1.666556 0,006584 0.007536 0,140129 1,698000 0.006584 0,007702 0.141445 1,729444 0,006584 0.007867 0,142749 1.760889 0,006584 0,008033 0,144041 1,792333 0,006584 0,008199 0,145321 1,523778 0.006584 0.008364 0.146590 1.855222 0.006584 0.008447 0.183253 1,886667 0,006584 0,008530 0,268092 1.918111 0.006594 0.009613 0.379980 1.949556 0.006584 0.008696 0.511022 1.981000 0.006584 0.008778 0.654618 2,012444 0,006584 0.008861 0,804122 2,043889 0,006584 0.008944 0,952713 2,075333 0.006584 0,009027 1.093695 2,106778 0,006584 0.009110 1,221036 2,138222 0,006584 0,009192 1,330060 2,159667 0,006584 0,009275 1,418260 2,201111 0.006584 0.009358 1.486220 2,232556 0.006584 0,009441 1.538621 2,264000 0,006584 0,009524 1,604253 2,295444 0,006584 0.009607 1,656670 2.326889 0.006584 0.009689 1.707375 2,358333 0,006584 0,009772 1,756526 2.389778 0.006584 0.009855 1.804260 2.421222 0,006584 0.009938 1.850695 2.452667 0.006584 0.010021 1,895932 2,484111 0,006584 0.020103 1,940062 2.515556 0.006584 0.010186 1.983161 2,547000 0,006584 0,010269 2,025301 2,578444 0 A06584 0.010352 2.066543 2,609889 0.006584 0,010435 2.166943 2,641333 0,006584 0,020518 2,146551 2.672778 0,006584 0.010600 2,185413 2.704222 0.006584 0.010683 2.223570 2,735667 0,006584 0,010766 2,261059 2,767111 0,006584 0.010849 2,297914 2.708556 0,006584 0.010932 2,334167 2,830000 0.006584 0,011014 2.369848 2,861444 0,006584 0.011221 2,404982 END FTABLE 5 END FTABLES EXT SOURCES <-Volume-> [Members SsysSgap<--Mult-->Tran <-Target vols> <Name> # <Name> # tem s.trg<-factor-7strg <Name> # # WDM 2 PREC ENGL 0.8 PERLND 1 999 WDM 2 PREC ENGL 0.8 IMPLND 1 999 WDM 1 EVAP ENGL 0.76 PERLND 1 999 WDM 1 EVAP ENGL 0.76 IMPLND 1 999 WDM 2 PREC ENGL 0.8 RCHRES 2 WDM 1 EVAP ENGL 0.5 RCHRES 2 WDM 1 EVAP ENGL 0.76 RCHRES 3 WDM 1 EVAP ENGL 0.76 RCHRES 4 Edmonds Westgate 31212017 12.09:48 PM <-Grp <-Member-> *** <Name> # # *** EXTNL PREC EXTNL PREC EXTNL PETINP EXTNL PETINP EXTNL PREC EXTNL POTEV EXTNL POTEV EXTNL POTEV Page 57 PACLAND Project #10-382-001 Page 163 Attachment 4 1 Packet Pg. 320 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a END EXT SOURCES EXT TARGETS C-Volume-7 <-Grp <-Member-]C--Mult--]Tran C-Volume-7 <Member> Tsys Tgap Amd *** <Name> # <Name> # #<-factor->strg <Name> # <Name> tem strg strg*** RCHRES 1 HYDR RO 1 1 1 WDM 1000 FLOW ENGL REPL RCHRES 1 HYDR STAGE 1 1 1 WDM 1003 STAG ENGL REPL COPY 1 OUTPUT MEAN 1 1 48.4 WDM 701 FLOW ENGL REPL COPY 501 OUTPUT MEAN 1 1 48.4 WDM 801 FLOW ENGL REPL RCHRES 3 HYDR RO 1 1 1 WDM 1004 FLOW ENGL REPL RCHRES 3 HYDR O 1 1 1 WDM 1005 FLOW ENGL REPL RCHRES 3 HYDR O 2 1 1 WDM 1006 FLOW ENGL REPL RCHRES 3 HYDR STAGE 1 1 1 WDM 1007 STAG ENGL REPL RCHRES 2 HYDR STAGE 1 1 1 WDM 1008 STAG ENGL REPL RCHRES 2 HYDR 0 1 1 1 WDM 1009 FLOW ENGL REPL COPY 2 OUTPUT MEAN 1 1 48.4 WDM 702 FLOW ENGL REPL COPY 502 OUTPUT MEAN 1 1 48.4 WDM 802 FLOW ENGL REPL RCHRES 5 HYDR NO 1 1 1 WDM 1010 FLOW ENGL REPL RCHRES 5 HYDR STAGE 1 1 1 WDM 1013 STAG ENGL REPL END EXT TARGETS MASS -LINK <Volume> <-Grp <-Member-7<--Mnit--7 <Target> <-Grp <-Member->*** <Name> <Name> # #<-factor-> <Name> <Name> # #*** MASS -LINK 2 PERLND PWATER SURD 0.083333 RCHRES INFLOW IVOL END MASS -LINK 2 MASS -LINK 3 PERLND PWATER IFWO 0,083333 RCHRES INFLOW IVOL END MASS -LINK 3 MASS --LINK 5 IMPLND IWATER SURO 0,083333 RCHRES INFLOW LVOL END MASS -LINK 5 MASS -LINK 8 RCHRES OFLOW OVOL 2 RCHRES INFLOW IVOL END MASS -LINK 8 MASS -LINK 12 PERLND PWATER SURD 0.083333 COPY INPUT MEAN END MASS -LINK 12 MASS --LINK 13 PERLND PWATER IFWO 0,083333 COPY INPUT MEAN END MASS -LINK 13 MASS -LINK 15 IMPLND IWATER SURD 0.083333 COPY INPUT MEAN END MASS -LINK 15 MASS -LINK 16 RCHRES ROFLOW COPY INPUT MEAN END MASS -LINK 16 MASS --LINK 17 RCHRES OFLOW OVOL 1 COPY INPUT MEAN END MASS -LINK 17 MASS -LINK 53 IMPLND IWATER SURD IMPLND EXTNL SURLI END MASS -LINK 53 END MASS -LINK END RUN Edmonds Westgate 31212017 12:09:k8 PM Page 58 PACLAND Project #10-382-001 Page 164 Attachment 4 1 Packet Pg. 321 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a Predeveloped HSPF Message File Edmonds Westgate 31212017 12:09:k8 PM Page 59 PACLAND Project #10-382-001 Page 165 Attachment 4 1 Packet Pg. 322 6.1.a Westgate Village Storm Drainage Report Edmonds, Washington Mitigated HSPF Message Fife Edmonds Westgate 31212017 12.09:k8 PM Page 60 PACLAND Project #10-382-001 Page 166 Attachment 4 1 Packet Pg. 323 Westgate Village Storm Drainage Report Edmonds, Washington 6.1.a Disclaimer Legal Notice This program and accompanying documentation are provided 'as -is' without warranty of any kind. The entire risk regarding the performance and results of this program is assumed by End User. Clear Creek Solutions Inc. and the governmental licensee or sublicensees disclaim all warranties, either expressed or implied, including but not limited to implied warranties of program and accompanying documentation. In no event shall Clear Creek Solutions Inc. be liable for any damages whatsoever (including without limitation to damages for loss of business profits, loss of business information, business interruption, and the like) arising out of the use of, or inability to use this program even if Clear Creek Solutions Inc. or their authorized representatives have been advised of the possibility of such damages. Software Copyright © by : Clear Creek Solutions, Inc_ 2005-2017; All Rights Reserved. Clear Creek Solutions, Inc. 6200 Capitol Blvd. Ste F Olympia, WA. 98501 Toll Free 1(866)943-0304 Local (360)943-0304 www.clearcreeksolutions.com Edmonds Westgate 3/2120171219:48 PAR Page 61 PACLAND Project #10-382-001 Page 167 Attachment 4 1 Packet Pg. 324 6.1.a GEGTECHNICAL REPORT WESTGATE VILLAGE DEVELOPMENT SE[Mr,'7' 10000 Edmonds Way COUNTER Edmonds, Washington Prepared for: Westgate Village, LLC PmGE@ I N C O R P O R A T E D PROJECT NO.16-217 September 17, 2016 Geotechnical & E Engineering Consultants 3213 Eastlake Avenue E Suite B, Seattle, WA 98102 T. 206.262.0370 F. 206.262.0374 Attachment 5 6.1.a I?anGE@ N C O R P O R A T I[ O Geotechnical & Earthquake Engineering Consultants September 17, 2016 File No. 16-217 Westgate Village, LLC 4025 Delridge Way SW #530 Seattle, WA 98106 Attention: Anthony Jansen Subject: Geotechnical Report Westgate Village 10000 Edmonds Way Edmonds, WA Dear Mr. Jansen, Attached is our geotechnical report for the proposed four-story mixed use development with at grade parking in the Westgate development in Edmonds. This report documents the subsurface conditions at the site and presents geotechnical engineering recommendations for the development. The site is underlain by competent native advanced outwash sand at shallow depths. Consequently, the new construction may be supported on conventional spread footing foundations. However, the surficial loose silty, recessional outwash deposits should be over excavated to a depth of 2 feet below the footings and replaced with compacted structural fill. We appreciate the opportunity to work on this project. Please call if there are any questions. Sincerely, W. Paul Grant, P.E. Principal Geotechnical Engineer Encl.: Geotechnical Report Attachment 5 3213 1?�s(lake Avenue Eas(. Suile B Seattle. WA 98102-7127 Q IV (206) 262-0370 F'ix (206) 262-0374 Packet Pg. 326 6.1.a TABLE OF CONTENTS 1.0 INTRODUCTION................................................................................................................... 2 2.0 PROJECT AND SITE DESCRIPTION............................................................................... 2 3.0 SUBSURFACE EXPLORATIONS....................................................................................... 3 4.0 SUBSURFACE CONDITIONS............................................................................................. 4 4.1 SITE GEOLOGY....................................................................................................................... 4 4.2 SOILS..................................................................................................................................... 4 4.3 GROUNDWATER..................................................................................................................... 5 5.0 GEOTECHNICAL RECOMMENDATIONS...................................................................... 6 5.1 SEISMIC DESIGN PARAMETERS............................................................................................... 6 5.2 BUILDING FOUNDATIONS....................................................................................................... 7 5.2.1 Allowable Bearing Pressure........................................................................................... 7 5.2.2 Lateral Resistance.......................................................................................................... 7 5.3 RETAINING WALLS................................................................................................................ 8 5.3.1 Lateral Pressures and Resistances.................................................................................. 8 5.3.2 Wall Drainage/Damp Proofing...................................................................................... 8 5.3.3 Wall Backfill.................................................................................................................. 8 5.4 CONCRETE SLAB-ON-GRADE................................................................................................. 9 5.5 STORMWATER INFILTRATION................................................................................................. 9 6.0 CONSTRUCTION CONSIDERATIONS.......................................................................... 10 6.1 DEMOLITION & SITE PREPARATION.................................................................... ........ 10 6.2 EXCAVATIONS...................................................................................................................... 10 6.3 MATERIAL REUSE................................................................................................................ 10 6.4 STRUCTURAL FILL PLACEMENT AND COMPACTION............................................................. 10 6.5 EROSION AND DRAINAGE CONSIDERATIONS........................................................................ 11 6.6 WET EARTHWORK RECOMMENDATIONS.............................................................................. 11 7.0 ADDITIONAL SERVICES .................................................... 8.0 LIMITATIONS....................................................................... 9.0 REFERENCES........................................................................ ............................12 ..................................12 ..................................15 16-217 10000 Edmonds Way Rpt.doc I Attachment 5 PanGEO, Inc. Packet Pg. 327 6.1.a Geotechnical Report 10000 Edmonds Way, Edmonds, WA September 16, 2016 LIST OF FIGURES Figure 1 Vicinity Map Figure 2 Site and Exploration Plan LIST OF APPENDIX Appendix A Summary Boring Logs Figure A-1 Terms and Symbols for Boring and Test Pit Logs Figure A-2 Log of Test Boring B-1 Figure A-3 Log of Test Boring B-2 Figure A-4 Log of Test Boring B-3 16-217 10000 Edmonds Way Rpt.doc ii PanGEO, Inc. Attachment 5 1 Packet Pg. 328 6.1.a GEOTECHNICAL REPORT WESTGATE VILLAGE 10000 EDMONDS WAY EDMONDS, WASHINGTON 1.0 INTRODUCTION This report presents the results of a geotechnical engineering study that was undertaken to support the design and construction of the proposed Westgate Village mixed use building in Edmonds, Washington (see Figure 1). Our study was performed in accordance with our mutually agreed scope of work as outlined in our proposal letter of August 11, 2016, which was subsequently approved by you on August 19, 2016. Our service scope included reviewing readily available geologic and geotechnical data in the site vicinity, conducting a site reconnaissance, advancing three test borings, and developing the geotechnical design recommendations presented in this report. 2.0 PROJECT AND SITE DESCRIPTION The new mixed use building at the Westgate Village development will straddle the southwest quadrant of the existing development and extend into a recently acquired parcel on the west as shown on Figure 2. Existing development on the Westgate Village site includes two single story retail buildings, adjacent paved parking, and a level gravel pad in the southwest corner of the development. Buildings on the recently acquired parcel to the west have been demolished. However, the concrete flatwork and foundations of the former buildings remain in place. While the site is generally flat lying at an elevation of about 317 feet, the southwestern edge of the development abuts the toe of a steep slope that is retained with a reinforced concrete retaining wall on the east and a cantilever soldier pile wall on the west (see Plates 1 and 2). The new building will be set back from the existing concrete wall. However, the existing soldier pile wall on the west will be demolished to accommodate the new construction and the existing reinforced concrete wall will need to extend to the west to support the toe of the slope and allow construction of the new building. Attachment 5 1 Packet Pg. 329 6.1.a 10000 Edmonds Way, Edmonds, WA September 16, 2016 The proposed development will consist of a four story mixed use building as shown on Plate 3. The development is planned to have at grade parking beneath and around the building. The ground floor will also have 2,000 sq. ft. of retail space, as well as lobby and storage space. The upper three stories will have 80 residential units. Plate 3. Planned four story building, oblique view. 3.0 SUBSURFACE EXPLORATIONS Subsurface conditions at the site were explored with three borings (B-1 through B-3) which were drilled on August 31, 2016, at the locations shown on Figure 2. The boring locations were determined in the field based on measurements from existing features. Two of the borings were drilled near the ends of the proposed building to provide z information for the design of the building foundations. The third boring was drilled on a r the hillside to provide data for design of the new retaining wall that will be needed on the south side of the building. Q 16-217 10000 Edmonds Way Rpt.doc Page 3 PanGEO, Inc. Attachment 5 1 Packet Pg. 330 6.1.a 10000 Edmonds Way, Edmonds, WA September 16, 2016 Borings B-1 and B-2 were drilled to a depth of 161/z feet below the ground surface. The hillside boring (B-3) was drilled to a depth of 10 feet, which was sufficient to verify that the slope was underlain by competent soil at a shallow depth. Boring B-2 encountered difficult drilling conditions which may have been caused by a cobble. Consequently, the boring was moved 5 feet to avoid the obstruction and redrilled as Boring B-2A. All borings were drilled with hollow stem auger drilling equipment owned and operated by BoreTec, Inc. of Valleyford, Washington. Soil samples were obtained at 21/2-foot intervals in the borings in general accordance with Standard Penetration Test (SPT) sampling methods (ASTM test method D-1586). The SPT procedure includes driving a 2- inch outside diameter split -spoon sampler into undisturbed soil below the tip of the auger with a 140-pound weight falling a distance of 30 inches. The sampler is typically driven 18 inches into the ground and the number of blows required for the last 12 inches of driving is recorded as the SPT N-value. The N-value provides an empirical measure of the relative density of cohesionless soil or the relative consistency of fine-grained soils. The completed borings were backfilled with drill cuttings and bentonite chips. A geologist from PanGEO was present during drilling to assist in sampling and to describe and document the soil samples obtained from the borings. The soil samples were described in the field using the system outlined on Figure A-1 of Appendix A. Summary logs of the borings are included as Figures A-2 through A-4 in Appendix A. 4.0 SUBSURFACE CONDITIONS 4.1 SITE GEOLOGY According to the Composite Geologic Map of the Sno-King Area (Booth, et. al., 2004), the flat portion of the site is underlain by Vashon Advanced Outwash (Qva), and the slope area is underlain by Vashon Glacial Till (Qvt). Vashon Glacial Till (Qvt) typically consists of a dense to very dense, heterogeneous mixture of silt, sand, and gravel which has been laid down at the base of an advancing glacial ice sheet. Advanced outwash (Qva) is usually comprised of dense, well sorted sand and gravel deposited in streams issuing from the front of the advancing glacier. 4.2 SOILS The soils observed in the site borings are generally consistent with the Composite Geologic Map of the Sno-King Area. The borings drilled in the level area (13-1 and B-2) a 16-217 10000 Edmonds Way Rpt.doc Page 4 PanGEO, Inc. Attachment 5 1 Packet Pg. 331 6.1.a 10000 Edmonds Way, Edmonds, WA September 16, 2016 encountered medium dense to dense, sand with silt and gravel, which we interpreted generally as Advanced Outwash. Borings B-2 and B-2A penetrated a layer of loose, yellow brown silty sand which, based on the soil oxidation, stratigraphic position and density, is interpreted as recessional outwash. The hillside boring (B-3) found very dense, silty sand with gravel at a shallow depth. This material is interpreted as Vashon till based on density and texture. The following summarizes soil conditions encountered in the site borings: UNIT 1: Fill — Fill was only certainly encountered in boring B-1, and it is a thin layer of medium dense to dense, brown, fine to coarse gravel with silt and sand. This material covers the open area of east parcel to a depth of 1 to 11/z feet. UNIT 2: Recessional Outwash — The west parcel, outside the footprint of the former buildings, is underlain by loose, yellow brown, very silty, fine sand to sandy silt. The fines are slightly plastic, and the soil contains scattered gravel. As stated above, the soil unit is interpreted as recessional outwash. The soil unit extends to a depth of roughly 41/z feet below the surface. UNIT 3: Advanced Outwash — Below the fill and recessional outwash, B-1, B-2 and B-2A encountered medium dense to dense, brown to brown gray, fine to medium sand with silt and gravel. The soil unit is bedded to laminated, and interbeds range in composition from sand with silt and gravel to sandy silt with gravel. The outwash below the east parcel (B-1) tends to have less gravel and lower blow counts than the material penetrated by B-2. It is likely that the blow counts in B-2 are elevated due to the gravel. This unit extended to the full depth of the borings. UNIT 4: Vashon Till — B-3, located on the hillside above the main project site, encountered very dense, brown gray, massive, silty, fine sand with gravel. The soil texture and density confirmed the unit to be glacial till. 4.3 GROUNDWATER Groundwater was encountered in the borings. It should be expected that the advanced outwash will contain groundwater at depth. Also, while not observed in boring B-3, glacial till may contain sand seams that might contain local seepage. It should be noted E r r Q 16-217 10000 Edmonds Way Rpt.doc Page 5 PanGEO, Inc. Attachment 5 1 Packet Pg. 332 6.1.a 10000 Edmonds Way, Edmonds, WA September 16, 2016 that groundwater elevations likely vary seasonally and are normally highest during the winter and early spring. 5.0 GEOTECHNICAL RECOMMENDATIONS The site is underlain by medium dense native outwash at shallow depths. The soils are conducive to the use conventional spread footings to support the building. However, because the near surface soils in the newly acquired parcel may be loose or disturbed from prior construction, we recommend that the soil in the western half of the building be excavated to a depth of 2 feet below the base of the new footings and replaced with structural fill that is compacted to a dense and unyielding condition with a Ho-Pac. Where the building footprint impinges on the toe of the slope, we recommend extending the existing cast in place concrete wall to the west to support the toe of the slope. The following provides details of the design recommendations. 5.1 SEISMIC DESIGN PARAMETERS The following provides seismic design parameters for the site that are in conformance with the 2014 and later editions of the International Building Code (IBC), which specifies a design earthquake having a 2% probability of occurrence in 50 years (return interval of 2,475 years), and the 2008 USGS seismic hazard maps: Table 1— Summary Seismic Design Parameters Spectral Spectral Site Design Spectral Site Acceleration Acceleration at Coefficients Response Class at 0.2 sec. (g) 1.0 sec. (g) Parameters Fa F,, SDs SDI Ss St D 1.26 0.49 1.00 1.51 0.84 0.50 Liquefaction Potential — Liquefaction is not a design consideration for the site because nearby deep borings indicate that groundwater is not present within 50 feet of the ground surface. Accordingly, special design considerations associated with soil liquefaction are not necessary for this project. 16-217 10000 Edmonds Way Rpt.doc Page 6 PanGEO, Inc. Attachment 5 1 Packet Pg. 333 6.1.a 10000 Edmonds Way, Edmonds, WA September 16, 2016 5.2 BUILDING FOUNDATIONS 5.2.1 Allowable Bearing Pressure The proposed building can be supported on conventional strip and individual footing bearing on the medium dense to dense, native outwash deposits. We recommend that, where present, the loose, silty sand recessional outwash be over -excavated to expose the dense, underlying advanced outwash soil and replaced with structural fill. We also recommend that the medium dense, advanced outwash soils be over excavated to t a depth of 2 feet below the footings. After over excavation, in both areas the exposed subgrade should be compacted to a dense and unyielding condition using a Ho-Pac. The over excavation should be brought back to footing grade by placing structural fill in lifts not exceeding 8 inches of loose thickness, and compacted to a dense and unyielding condition. The sandy and gravelly advanced outwash soil may be re -used as fill, but the silty recessional outwash should not be used as backfill. Footings bearing on the advanced outwash or compacted structural fill may be designed for an allowable bearing pressure of 3 ksf with a one-third increase for seismic or transient loads. All footings should be founded a minimum distance of 18 inches below the finished exterior grade for perimeter footings and 12 inches below the finished floor slab for interior footings. All strip footings should have a minimum width of 18 inches and all individual footings should have a minimum width of 24 inches. Any footing over excavation should extend at least 6 inches beyond the face of the footings. Footing excavations should be observed by PanGEO to confirm that the footing subgrade has been adequately prepared. Footings designed in accordance with the above may experience total settlements of less than 1 inch under static loading with differential settlement between adjacent columns less than about 1/z inch. Most settlement should occur during construction. 5.2.2 Lateral Resistance Lateral forces from wind or seismic loading may be resisted by the combination of passive earth pressures acting against the embedded portions of the foundations (i.e. footings and walls) and by friction acting on the base of the foundations. Passive resistance values may be determined using an equivalent fluid weight of 350 pounds per cubic foot (pcf). This value includes a factor safety of at least 2 assuming that compacted r r Q 16-217 10000 Edmonds Way Rpt.doc Page 7 PanGEO, Inc. Attachment 5 1 Packet Pg. 334 6.1.a 10000 Edmonds Way, Edmonds, WA September 16, 2016 structural fill will be placed adjacent to the sides of the footings. A coefficient friction of 0.5 may be used to determine the frictional resistance at the base of the footings. This coefficient includes a factor safety of approximate 1.5. 5.3 RETAINING WALLS 5.3.1 Lateral Pressures and Resistances Retaining walls may be designed for an equivalent fluid weight of 35 and 45 pcf for level backfill and 2(H):1(V) sloping backfill, respectively. For seismic conditions, we recommend including an incremental uniform lateral earth pressure of 6H psf (where H is the height of the below grade portion of the wall) as an ultimate seismic load. The recommended lateral pressures assume that the backfill behind the wall consists of a free draining and properly compacted fill with adequate drainage provisions to prevent the development of hydrostatic pressure. Lateral loads on the walls may be resisted by a combination of passive earth pressures acting against the embedded portions of the foundations and by friction acting on the base of the foundations. Passive resistance values may be determined using an equivalent fluid weight of 350 pounds per cubic foot (pcf). A friction coefficient of 0.5 may be used to determine the frictional resistance at the base of the footings. Both of these values include a safety factor of at least 1.5. 5.3.2 Wall Drainage/Damp Proofing While groundwater is not anticipated within the planned location of the retaining wall, the overlying soil may experience seepage from up slope runoff. Consequently, we suggest that the design consider including prefabricated drainage mats, such as Mirafi 6000 or equivalent, at the face of the wall. Any water collected from the mats should be directed and collected at the base of the wall and tight lined to an appropriate outlet. 5.3.3 Wall Backfill Free draining granular soil such as City of Seattle Mineral Aggregate Type 17 (City of Seattle Standard Specifications, 9-03.12(3)) should be used for backfill behind the retaining walls. The wall backfill should be moisture conditioned to within about 3 percent of optimum moisture content, placed in loose, horizontal lifts less than 8 inches in a 16-217 10000 Edmonds Way Rpt.doc Page 8 PanGEO, Inc. Attachment 5 Packet Pg. 335 6.1.a 10000 Edmonds Way, Edmonds, WA September 16, 2016 thickness, and systematically compacted to a dense and relatively unyielding condition and to at least 95 percent of the maximum dry density, as determined using test method ASTM D 1557. Within 5 feet of the wall, the backfill should be compacted to 90 percent of the maximum dry density. 5.4 CONCRETE SLAB -ON -GRADE Conventional slab -on -grade construction may be used for the at grade floor slabs. A modulus of subgrade reaction of 150 pci may be used for the floor slab design. The subgrade should be compacted to a dense and unyielding condition prior to slab construction. Unsuitable materials, especially in the area underlain by recessional outwash, should be over -excavated to a depth of 1 foot and replaced with structural fill compacted to a dense and unyielding condition with a Ho-Pac or double drum vibratory roller. The concrete slab -on -grade floors should be underlain by at least 4 inches of capillary break, consisting of free -draining, clean crushed rock or well -graded gravel compacted to a firm and unyielding condition. The capillary break material should have no more than 20 percent passing the No. 4 sieve and less than 5 percent by weight of the material passing the U.S. Standard No. 100 sieve. City of Seattle Type 22 material (clean crushed 5/8 inch rock) meets this gradation requirement. The capillary break should be placed over the native, undisturbed subgrade or structural fill compacted to a dense and unyielding condition (i.e. 95 percent of the maximum dry density, as determined using test method ASTM D 1557). We also recommend that a minimum 10-mil polyethylene vapor barrier be placed below the proposed basement slab. 5.5 STORMWATER INFILTRATION Infiltration of stormwater runoff may be feasible on this site due to the granular nature of the underlying soils. However, estimation of the potential infiltration rates is not feasible as the configuration of the storm drain system is not established and recommendations for infiltration are not within the present scope of work. If the owners wish an infiltration evaluation, PanGEO will provide a separate scope of work and budget for this task. 16-217 10000 Edmonds Way Rpt.doc Page 9 PanGEO, Inc. Attachment 5 1 Packet Pg. 336 6.1.a 10000 Edmonds Way, Edmonds, WA September 16, 2016 6.0 CONSTRUCTION CONSIDERATIONS 6.1 DEMOLITION & SITE PREPARATION Site preparation for the proposed project includes demolishing the existing concrete pavement and foundations from former buildings. All stripped surface materials should be properly disposed off -site. 6.2 EXCAVATIONS Large excavations are not expected to be required for this project. However, temporary excavations are expected where the building footprint impinges on the toe of the steep slope. All temporary excavations should be performed in accordance with Part N of WAC (Washington Administrative Code) 296-155. The contractor is responsible for maintaining safe excavation slopes and/or shoring. We believe that construction of new retaining walls at the toe of the slope will require excavations of up to about 8 feet deep. We believe that the lower 4 feet of the excavations will be in till soil that may be cut vertically and that the excavation above this level may be sloped at 1(H):1(V). Steeper cut slopes may be possible based on field inspection and approval by PanGEO. The till soils can generally be excavated with conventional backhoes and track hoes. 6.3 MATERIAL REUSE The sand and gravel advanced outwash soils may be re -used as an all-weather structural fill, provided it does not contain in excess of about 7% fines. Samples of the soil should be tested for fines content if re -using the soil is desired. Because of their fines content the existing recessional outwash and till soils encountered may not suitable for reuse as structural fill in the winter or during periods of rainfall. Any structural backfill for the footings should consist of imported, Seattle Type 17 material or approved equivalent. Recessional outwash and till may be re -used in non-structural, landscape areas. 6.4 STRUCTURAL FILL PLACEMENT AND COMPACTION As currently envisaged, we do not anticipate the need for large quantities of fill for the proposed development. If structural fill will be needed, City of Seattle Type 17 material should be used. Structural fill should be moisture conditioned to within about 3 percent of optimum moisture content, placed in loose, horizontal lifts less than 8 inches in thickness, and systematically compacted to a dense and relatively unyielding condition E a 16-217 10000 Edmonds Way Rpt.doc Page 10 PanGEO, Inc. Attachment 5 1 Packet Pg. 337 6.1.a 10000 Edmonds Way, Edmonds, WA September 16, 2016 and to at least 95 percent of the maximum dry density, as determined using test method ASTM D 1557. 6.5 EROSION AND DRAINAGE CONSIDERATIONS Surface runoff can be controlled during construction by careful grading practices. Typically, this includes the construction of shallow, upgrade perimeter ditches or low earthen berms to collect runoff and prevent water from entering the excavation. All collected water should be directed to a positive and permanent discharge system such as a City of Seattle storm sewer. It should be noted that the site soils may be prone to surficial erosion. Special care should be taken to avoid surface water on open cut excavations. We recommend that the exposed temporary slopes be covered with plastic sheeting. Permanent control of surface water and roof runoff should be incorporated in the final grading design. In addition to these sources, irrigation and rain water infiltrating into landscape and planter areas adjacent to paved areas or building walls should also be controlled. All collected runoff should be directed into conduits that carry the water away from the pavement or structure and into storm drain systems or other appropriate outlets. Adequate surface gradients should be incorporated into the grading design such that surface runoff is directed away from structures. 6.6 WET EARTHWORK RECOMMENDATIONS General recommendations relative to earthwork performed in wet weather or in wet conditions are presented below: • All surface of the foundation subgrade should be protected against inclement weather. It is the contractor's responsibility to protect the footing subgrade from disturbance. One option is to place a 2- to 3-inch thick layer of lean -mix concrete on the footing subgrade as soon as the subgrade is exposed. Earthwork should be performed in small areas to minimize subgrade exposure to wet weather. Excavation or the removal of unsuitable soil should be followed promptly by the placement and compaction of clean structural fill. The size and type of construction equipment used may have to be limited to prevent soil disturbance. 16-217 10000 Edmonds Way Rpt.doc Page 11 PanGEO, Inc. Attachment 5 1 Packet Pg. 338 6.1.a 10000 Edmonds Way, Edmonds, WA September 16, 2016 • During wet weather, the allowable fines content of the structural fill should be reduced to no more than 5 percent by weight based on the portion passing 3/4- inch sieve. The fines should be non -plastic. • The ground surface within the construction area should be graded to promote run-off of surface water and to prevent the ponding of water. • Geotextile silt fences should be strategically located to control erosion and the movement of soil. Erosion control measures should be installed along all the property boundaries. • Excavation slopes and soils stockpiled on site should also be covered with plastic sheets. 7.0 ADDITIONAL SERVICES We anticipate the City of Edmonds may require a plan review and geotechnical special inspections to confirm that our recommendations are properly incorporated into the design and construction of the proposed development. Specifically, we anticipate that the following construction support services may be needed: ■ Review final project plans and specifications; • Verify implementation of erosion control measures; • Observe the stability of open cut slopes and temporary shoring; • Verify adequacy of foundation and slab subgrades; • Confirm the adequacy of the compaction of structural backfill; • Observe installation of subsurface drainage provisions, and; • Other consultation as may be required during construction. Modifications to our recommendations presented in this report may be necessary, based on the actual conditions encountered during construction. 8.0 LIMITATIONS We have prepared this report for use by Westgate Village, LLC and the project design team. Recommendations contained in this report are based on a site reconnaissance, E a 16-217 10000 Edmonds Way Rpt.doc Page 12 PanGEO, Inc. Attachment 5 1 Packet Pg. 339 6.1.a 10000 Edmonds Way, Edmonds, WA September 16, 2016 conducting a subsurface exploration program at the site, and our understanding of the project. The study was performed using a mutually agreed -upon scope of work. Variations in soil conditions may exist between the explorations and the actual conditions underlying the site. The nature and extent of soil variations may not be evident until construction occurs. If any soil conditions are encountered at the site that are different from those described in this report, we should be notified immediately to review the applicability of our recommendations. Additionally, we should also be notified to review the applicability of our recommendations if there are any changes in the project scope. The scope of our work does not include services related to construction safety precautions. Our recommendations are not intended to direct the contractors' methods, techniques, sequences or procedures, except as specifically described in our report for consideration in design. Additionally, the scope of our work specifically excludes the assessment of environmental characteristics, particularly those involving hazardous substances. We are not mold consultants nor are our recommendations to be interpreted as being preventative of mold development. A mold specialist should be consulted for all mold -related issues. This report may be used only by the client and for the purposes stated, within a reasonable time from its issuance. Land use, site conditions (both off and on -site), or other factors including advances in our understanding of applied science, may change over time and could materially affect our findings. Therefore, this report should not be relied upon after 24 months from its issuance. PanGEO should be notified if the project is delayed by more than 24 months from the date of this report so that we may review the applicability of our conclusions considering the time lapse. It is the client's responsibility to see that all parties to this project, including the designer, contractor, subcontractors, etc., are made aware of this report in its entirety. The use of information contained in this report for bidding purposes should be done at the contractor's option and risk. Any party other than the client who wishes to use this report shall notify PanGEO of such intended use and for permission to copy this report. Based on the intended use of the report, PanGEO may require that additional work be performed and that an updated report be reissued. Noncompliance with any of these requirements a r will release PanGEO from any liability resulting from the use this report. E r r Q 16-217 10000 Edmonds Way Rpt.doc Page 13 PanGEO, Inc. Attaeiment 5 1 Packet Pg. 340 6.1.a 10000 Edmonds Way, Edmonds, WA September 16, 2016 Within the limitation of scope, schedule and budget, PanGEO engages in the practice of geotechnical engineering and endeavors to perform its services in accordance with generally accepted professional principles and practices at the time the Report or its contents were prepared. No warranty, express or implied, is made. We appreciate the opportunity to be of service to you on this project. Please feel free to contact our office with any questions you have regarding our study, this report, or any geotechnical engineering related project issues. Sincerely, .p 20499 9 w I ST£R� ONAL £ W. Paul Grant, P.E. Principal Geotechnical Engineer Stephen H. Evans, L.E.G. Senior Eng. Geologist 16-217 10000 Edmonds Way Rpt.doc Page 14 PanGEO, Inc. Attachment 5 Packet Pg. 341 6.1.a 10000 Edmonds Way, Edmonds, WA September 16, 2016 9.0 REFERENCES Booth, D.B., Cox, B.F., Troost, K.G. and Shimel, S.A., 2004, Draft Composite Geologic Map of the Sno-King Area, Central Puget Lowland, Washington. University of Washington Seattle -Area Mapping Project (SGMP) and the United States Geological Survey (USGS), Scale 1:24,000. City of Seattle, 2014, Standard Specifications for Road, Bridges, and Municipal Construction. International Building Code (IBC), 2014, International Code Council. 16-217 10000 Edmonds Way Rpt.doc Page 15 PanGEO, Inc. Attachment 5 Packet Pg. 342 16-217 Figure 1-L.grf 9/17/16 (09:56) SHE r,, ��. a 7 LL Cyy� KST i•- \ t. f Jdc�. Ile 4 > PINE ST al wl I _ . 22OWST S V 4 _ � - PI.Ojecf Site 1 F r 228114 ST SW 1 l x3arr_ S71 - — _V4IH City Of 1_cnnwom) [ � l � r I f�f.. 3 V -- f µ[g 179 Mle 179 238THSTgyy �loLLntlskc F m s � " OprFfSts4Y 17e' Base Map Snohomish County SnoScape Map PmGEED Westgate Village VICINITY MAP 10000 Edmonds Way 1 N C O R P O R A r E Y Edmonds, Washington Project No Figure No16-217 1 Attachment: PLN20160054 Staff Report with Attachments (2022 : Public Hearing on proposed Westgate Village Mixed -Use Building at 10032 ow►wH By. SHE CHECKED By: WPG DATE: 09.14.16 6 ProfecU\16-217 10000 Edmonds Wo / 30 0 30 60 / scale in feet —` Scale: V = 60' N • - � I � � V I v'. ` 'y � �_��'� •y'� I.I `'� tip. B-2 \2A f mil PARCEL Notes: I 1. Base map provided by Henbart, LLC, September, 2016. Elevations are based on the NAVD88 datum. 2. Boring logs for PanGEO borings B-1 to B-3 are located in Appendix A. Locations for these borings are approximate and based on the relative locations of known site features. + — Survey with Floor Building A footprint - x ti mac - Legend: Westgate Village SITE AND EXPLORATION PLAN B-1 PanGEO Borings Pm(;B@ 10000 Edmonds Way N C C R P o R A T E D Edmonds, Washington Ro,:ccP) Pr No. nounE Ha � 16-217 2 Attachment: PLN20160054 Staff Report with Attachments (2022 : Public Hearing on proposed Westgate Village Mixed -Use Building at 10032 6.1.a APPENDIX A SUMMARY BOWNG LOGS Attachment 5 1 Packet Pg. 345 RELATIVE DENSITY / CONSISTENCY SAND / GRAVEL SILT / CLAY SPT Approx. Relative Approx. Undrained Shear Dens N-values = Density (/°) ConsistencySPT N-values Strength (psf) Very Loose <4 <15 Very Soft <2 <250 Loose 4 to 10 15 - 35 Soft 2 to 4 250.500 Med. Dense 10 to 30 = 35 - 65 Med. Stiff 4 to 8 500 -1000 Dense 30 to 50 65.85 Stiff 8 to 15 1000 - 2000 Very Dense >50 85.100 i Very Stiff 15 to 30 2000.4000 Hard >30 >4000 UNIFIED SOIL CLASSIFICATION SYSTEM MAJOR DIVISIONS GROUP DESCRIPTIONS • GW= Well -graded GRAVEL Gravel GRAVEL (<5%fines) . 0 o 50%or more of the coarse GP Poorly -graded GRAVEL .......... fraction retained on the #4 sieve. Use dual symbols leg. GM: Silty GRAVEL >12%fines GP-GM)for 5%to12%fines. GRAVEL ( ) ............................................................ GC : Clayey GRAVEL ............................ ....... ....................... ............................................................................ . SW: Well -graded SAND Sand SAND (<5%fines) ""' 50% or more of the coarse SP : Poorly -graded SAND fraction passing the #4 sieve. :.................................. Use dual symbols (eg. SP-SM) ........................................................... SM : Silty SAND ° for 5% to 12% fines. SAND(>12/ofines) ............................... ••••••..................o••••^-• •• SC : Clayey SAND ...................... .,........... •...... ............................... MIL SILT - Liquid Limit < 50 ..................................................... CL : Lean CLAY ........................ ............................ Sift and Clay — - OL : Organic SILT or CLAY 50%or more passing #200 sieve MH : Elastic SILT Liquid Limit > 50 CH Fat CLAY .............9..y_....._......... ............ .......... OH : Organic SILT or CLAY ..................................0......................... Highly Organic Soils _ PT : PEAT Notes: 1. Soil exploration I s contain material descriptions based on visual observation and field tests using a system modified from file Un�orm Soil Classification System (USCS), Where necessary laboratory tests have been conducted (as noted in the'Olher Tests" column), unit descriptions may include a classification. Please refer to the discussions in the report text for a more complete descriptlon of the subsurface conditions. 2. The graphic symbols given above are not inclusive of all symbols that may appear on the borehole Iogs. Other symbols maybe used where field observations indicaW mixed soil constituents or dual constituent materials. DESCRIPTIONS OF SOIL STRUCTURES Layered: Units of material distinguished by color and/or Fissured: Breaks along defined planes composition from matefial units above and below Slickensided: Fracture planes that are polished or glossy Laminated: Layers of soil typically 0.05 to 1 mm thick, max. 1 cm Blocky: Angular soil lumps that resist breakdown Lens: Layer of soil that pinches out laterally Disrupted: Soil that is broken and mixed Interlayered: Alternating layers of differing soil material Scattered: Less than one per foot Pocket: Erratic, discontinuous deposit of limited extent Numerous: More than one per foot Homogeneous: Soil with uniform color and composition throughout BCN: Angle between bedding plane and a plane normal to care axis COMPONENT DEFINITIONS COMPONENT SIZE / SIEVE RANGE COMPONENT SIZE / SIEVE RANGE Boulder: > 12 inches Sand Cobbles: 3 to 12 inches Coarse Sand: #4 to #10 sieve (4.5 to 2.0 mm) Gravel Medium Sand: #10 to #40 sieve (2.0 to 0.42 mm) Coarse Gravel: 3 to 3/4 inches Fine Sand: #40 to #200 sieve (0.42 to 0.074 mm) Fine Gravel: 3/4 inches to #4 sieve Sift 0.074 to 0.002 mm Clay <0.002 mm RnGEO Terms and Symbols for I N C O R P O R A T E D Boring and Test Pit Logs Phone: 206.262.0370 TEST SYMBOL for In Situ and Laboratory Tests listed in ' Other Tests" column. ATT Atterberg Limit Test Comp Compaction Tests Con Consolidation DID Dry Density DS Direct Shear %F Fines Content GS Grain Size Perm Permeability PP Pocket Penetrometer R R-value SG Specific Gravity TV Torvane TXC Triaxial Compression UCC Unconfined Compression SYMBOLS Samplelln Situ test types and intervals OD Split Spoon, SPT ®2-inch (140-lb. hammer, 30" drop) OD Spilt Spoon H3.25-inch (300-lb hammer, 30" drop) Non-standard penetration test (see boring log for details) Thin wall (Shelby) tube Grab Rock core ® Vane Shear MONITORING WELL SZ Groundwater Level at time of drilling (ATD) 1 Static Groundwater Level Cement / Concrete Seal Bentonite grout / seal Silica sand backfill Slotted fip Ktd Slough 1�3 ] Bottom of Boring MOISTURE CONTENT Dry Dusty, dry to the touch Moist Damp but no visible water Wet Visible free water Figure A-1 Attachment 5 Packet Pg. 346 6.1.a Project: Westgate Village Surface Elevation: 318.Oft Job Number: 16-217 Top of Casing Elev Location: 10000 Edmonds Way, Edmonds, WA Drilling Method: HSA Coordinates: Northing: , Easting: Sampling Method: SPT N-Value A p p Z U) (D co c CD m aa) O p E MATERIAL DESCRIPTION PL Moisture LL i I ® RQD Recovery 0 50 101 0 • �` Medium dense to dense, brown, fine to coarse GRAVEL with silt and sand: dry, massive. (Fill). 2 Medium dense, brown gray, fine SAND with silt: moist, occasional gravel, homogeneous, non -plastic fines, indistinctly laminated. (Adv. 15 Outwash). S-1 s 4 8 Medium dense, interbedded, brown, fine to coarse SAND, fine SAND 20 and SILT: moist with wet layers, non -plastic fines with rapid dilatancy, laminated, trace gravel. (Adv Outwash) 6 S-2 12 14 Medium dense, brown gray, fine SAND with silt: moist, occasional silt 8 S 3 X50/3 14 18 interbed, non -plastic, some gravel, massive. Blow counts high due to gravel. (Adv Outwash). 10 s Dense to medium dense, brown gray, fine to medium SAND: moist, some non -plastic silt to with silt, occasional gravel, homogeneous, laminated. (Adv. Outwash). S-4 21 29 12 14 16 S-5 6 6 Becoming loose, occasional fine to carse SAND beds, some silt, massive Bottom of Boring. 18 Completion Depth: 16 5ft Remarks: No continuoous groundwater encountered during drilling. Thin wet soil lenses Date Borehole Started: 8/31/16 encountered Date Borehole Completed: 8/31/16 Logged By: S. Evans Drilling Company: BoreTec, Inc RxiGEO) LOG OF TEST BORING B-1 I M C 0 R P Q R A T i 0 Figure A N N O N The stratification lines represent approximate boundaries. The transition may be gradual. Sheet 1 Of Attachment 5 1 Packet Pg. 347 6.1.a Project: Westgate Village Surface Elevation: 316 Oft Job Number: 16-217 Top of Casing Elev Location: 10000 Edmonds Way, Edmonds, WA Drilling Method: HSA Coordinates: Northing: , Easting: Sampling Method: SPT N-Value o Z T in p PL Moisture LL ~ E MATERIAL DESCRIPTION +C a)E p Q E cn L ®ROD Recovery U) cn m O 0 50 101 0 �. Sod and silty topsoil Loose, yellow brown, very silty, fine SAND to sandy SILT: dry, slightly plastic fines, scattered gravel, homogeneous, massive. (Rec. Outwash). 2 4 S-1 1 4 4 Dense, brown and gray, interbedded, fine to coarse SAND with silt and gravel, and SILT with gravel: moist, silt beds till -like, non -plastic fines, �7 moderate weathering, fine bedded. (Adv. Outwash). S-2X 15 6 20 S-3 50/6 No recovery due to pushing cobble. Blow counts high due to cobble. 8 Dena, brown gray, gravelly SILT with fine sand: moist with wet layers, slightly plastic fines, till -like and massive California sampler used to 10 — enhance recovery. Blow counts high due to gravel. (Adv Outwash). FM M,�r S-4 50/6 12 Dense to very dense, brown gray, fine to medium SAND with silt: moist with wet layers, slightly plastic fines, homogeneous, massive. (Adv. Outwash) 14 38 California sampler used to enhance recovery. Blow counts high due S-5 50/6 to gravel. Very moist. 16 Bottom of Boring. 18 Completion Depth: 16 8ft Remarks: No continuous groundwater encountered during drilling. Thin wet soil lenses Date Borehole Started: 8/31/16 encountered. Date Borehole Completed 8/31/16 Logged By: S. Evans Drilling Company: BoreTec, Inc LOG OF TEST BORING B-2 FbnGHO PNC0RRORATRD FigureA4 The stratification lines represent approximate boundaries. The transition may be gradual. Sheet 1 Of 1 Attachment 5 F Packet Pg. 348 6.1.a Project: Westgate Village Surface Elevation: 316 Oft Job Number: 16-217 Top of Casing Elev.: Location: 10000 Edmonds Way, Edmonds, WA Drilling Method: HSA Coordinates: Northing: , Easting: Sampling Method: SPT C Z CL a �+ a 47 i E fA N m 0 U) o 2 4 S-1 5 6 5 14 S-2 18 6 24 8 10 12 14 16 18 MATERIAL DESCRIPTION Sod and topsoil. Loose, yellow brown, silty, fine SAND: dry, some medium to coarse sand, gravel, non -plastic, massive. (Rec. Outwash). Dense, multi -colored brown and gray, fine to coarse SAND with fine gravel: moist, trace to some silt, non -plastic, fine bedded (Adv Outwash). Completion Depth: 6 5ft Date Borehole Started: 8/31/16 Date Borehole Completed 8/31/16 Logged By: S. Evans Drilling Company: BoreTec, Inc Bottom of Boring Remarks: No groundwater encountered during drilling. Boring drilled to confirm soil conditions in B-2, which were unclear due to poor sample recovery and likely cobble at auger tip PmGE@ LOG OF TEST BORING B-2A 1 N C O R P O R A T C O Figure A-� The stratification lines represent approximate boundaries. The transition may be gradual. Attachment 5 Sheet 1 of Packet Pg. 349 6.1.a Project: Westgate Village Surface Elevation: 342.0ft Job Number: 16-217 Top of Casing Elev Location: 10000 Edmonds Way, Edmonds, WA Drilling Method: HSA Coordinates: Northing: , Easting: Sampling Method: SPT N-Value A O Z (U w C: U) p PL Moisture LL L a 07 ) ~ E MATERIAL DESCRIPTION a) E p U) E �_ c� ®RQD Recovery `� m O 0 50 101 0 Dense to very dense, brown gray, silty, fine SAND with gravel: moist, non -plastic fines, gravel sub -rounded and blocky, homogeneous, massive. (Till). 2 's 4 11 Gravelly intervals at 6 feet, 7 5 feet and 9 feet. 6 S-1 38 43 8 s 10 S-2 MM 5012 Grading to silty, fine SAND, some gravel. Bottom of Boring. 12 14 16 18 Completion Depth: 10.2ft Date Borehole Started: 8/31/16 Date Borehole Completed: 8/31/16 Logged By: S.Evans Drilling Company: BoreTec, Inc FbnGE(D 1 0 C O R P O R A T 6 0 Remarks: No groundwater encountered during drilling LOG OF TEST BORING B-3 Figure A4 The stratification lines represent approximate boundaries. The transition may be gradual. Sheet 1 Of Attachment 5 FPacket Pg. 350 6.1.a PanGE©C O R P O R A T n 9 Geotechnical & Earthquake Engineering Consultants February 23, 2017 Revised March 29, 2017 File No. 16-217 Mr. Anthony Jansen Westgate Village, LLC 4025 Delridge Way SW #530 Seattle WA 98104 Re: Geotechnical Report Addendum Edmonds Critical Areas Review — CRA 2016-0133 Westgate Village Edmonds, WA Dear Mr. Jansen, This letter provides an addendum to PanGEO's geotechnical report for the above property (PanGEO, 2016) to address landslide and erosion critical areas that have been mapped on the property by the City of Edmonds as identified in the City's letter of November 29, 2016. The following briefly discusses our findings and conclusions. LANDSLIDE HAZARD HAZARD CLASSIFICATION The hillside slope on the southwest side of the proposed development has been mapped as a potential landslide hazard because the steepness of the slope (40% on the western parcel (parcel B) and 60% on the eastern slope (parcel A) as shown in Figure 2 (PanGEO, 2016) and the height of the slope of about 60' (EMC 23.80.020.B.4). The steeper slope on parcel A appears to be related to hillside grading in conjunction with the development of the shopping center and the permanent retaining wall at the toe of the slope. The slope on parcel B appears to be native and not altered from the prior development on the parcel. Attachment 6 3213Eastlake Avenue East Suite B Seattle, WA 98102-7127 Q Tel (206) 262-0370 Fax (206) 262-0374 Packet Pg. 351 6.1.a Geotechnical Critical Areas Review Westgate Village March 29, 2017 SURFACE CONDITIONS Both parcels are vegetated with conifers with minimal underbrush. All trees were straight and did not exhibit any evidence of hillside creep. Furthermore, we did not observe any evidence of past landslides on the hillside slope as related to hummocks or locally steep slopes that might be suggestive of a slump. Finally, we did not observe any evidence of springs or surface erosion on the hillside slopes. Accordingly, there does not appear to be any evidence of historical landslide activity on the hillside. SUBSURFACE CONDITIONS Subsurface conditions on the hillside slope were explored with one boring, B-3, which was drilled at the location shown on Figure 2 (PanGEO, 2016). Boring B-3 encountered dense to very dense glacial till to a depth of 10 feet, at which point the boring was terminated. STABILITY EVALUATION Glacial till has a friction angle of at least 38 degrees and a cohesion of at least 500 psf. Based on past experience, these strength properties would yield static and dynamic stability factors well in excessive of 2. As discussed in the geotechnical report (PanGEO, 2016), hillside cuts needed for the installation of the below grade parking will require temporary shoring walls for the hillside cut and basement walls of the new construction will provide permanent support to the toe of the slope. CONCLUSION The existing hillside above the proposed development is underlain by competent glacial till which does not represent a potential landslide hazard, as confirmed by the absence of any landslide features at the site and the absence of any springs on the hillside. Hence, in our opinion, buffers are not required for the proposed development. EROSION HAZARD SURFACE CONDITIONS As previously discussed, the hillside is underlain by glacial till. Glacial till has a low potential for erosion. Springs or erosional features were not observed on the hillside. 16-217 10000 Edmonds Way ECArl.pdidoc Page 2 PanGEO, Inc. Attachment 6 1 Packet Pg. 352 6.1.a Geotechnical Critical Areas Review Westgate Village March 29, 2017 CONCLUSION Because the hillside is underlain by erosion resistant material, and because there is no evidence of springs or erosional rills on the hillside, we believe that hillside erosion is not a hazard for the proposed site development. CONCLUSIONS In accordance with, we believe that the project site and the adjacent hillside slopes are stable and not susceptible to landslide and erosion hazards. Furthermore, the proposed development will not decrease slope stability or pose an unreasonable threat to persons or property either on or off site, as described above. As discussed in detail above, and in accordance with ECDC 23.80.060.A the proposed development: 1. Will not increase the threat of the geological hazard to adjacent properties beyond predevelopment conditions — Slope stability factors of safety exceed 2 and normal engineering standards, thus there is no adverse risk of instability with development; 2. Will not adversely impact other critical areas — proposed development will not include hillside cuts that increase erosion; 3. Is designed so that the hazard to the project is eliminated or mitigated to a level equal to or less than predevelopment conditions — The proposed development does not increase the risk of landslides; 4. Is certified as safe as designed and under anticipated conditions by a qualified engineer or geologist, licensed in the state of Washington — the undersigned is a register engineer in the State of Washing with over 30 years of local practice in landslide evaluations. As discussed in detail above, and in accordance with ECDC 23.80.070 the proposed development: A.1 — Setback — While there is not landslide hazard, it is suggested that the building have an 8' setback from the toe of the slope for general access A.2 — Buffer Setback — See A.1 above A.3.a — Alterations — No Surface Water Discharge Increase — Not a geotechnical issue — see civil drawings A.3.b — Alterations — Slope Stability — By inspection, the proposed development will not E decrease slope stability on adjacent property c� a 16-217 10000 Edmonds Way ECArl.pdidoc rage 3 PanGEO, Inc. Attachment 6 1 Packet Pg. 353 6.1.a Geotechnical Critical Areas Review Westgate Village March 29, 2017 A.3.c — Alterations — Other Critical Areas —Asper the above, the proposed development will not adversely impact other critical areas A.4.a — Design Standards Factor of Safety — The computed stability factors of safety discussed above exceed 2 and the City standards of 1.5 & 1.2 A.4.b — Clusters — The proposed development does not impinge upon any field identified hazardous area A.4.c — Tiers — The proposed improvements conform to the existing topography AAA — Landforms — The proposed development has minimal impact on significant landforms A.4.e — Buffers — The proposed development will not result in greater risk or a need for increased buffers on neighboring properties; A.4.f — Maintenance — The proposed development will allow maintenance of the existing natural slope A.4.g — Impervious lot coverage — See architect response A.5 — Vegetation Removal —Any vegetation removal for the project will not increase landslide risk A.6 — Seasonal Restriction — In our opinion, there is no season risk of instability associated with vegetation removal for the project. A.7 & 8— not applicable — see plans We appreciate the opportunity to be of service. If you have questions or need additional information, please contact our office. Sincerely, W. Paul Grant, P.E. Principal Geotechnical Engineer A� G M zoo` 9a w�' a ,�ZOG1STiS5 %SIONAL 16-217 10000 Edmonds Way ECArl.pdidoc rage 4 PanGEO, Inc. Attachment 6 1 Packet Pg. 354 6.1.a Geotechnical Critical Areas Review Westgate Village March 29, 2017 REFERENCES PanGEO, 2016, Geotechnical Report, Westgate Village, 10000 Edmonds Way, Edmonds, Washington: Report to Westgate Village, September 17. 16-217 10000 Edmonds Way ECArl.pdidoc Page 5 PanGEO, Inc. Attachment 6 1 Packet Pg. 355 #P71 6.1.a CITY OF EDMONDS ENVIRONMENTAL CHECKLIST Purpose of Checklist. The State Environmental Policy Act (SEPA), chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. Instructions for Applicants: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. Use of checklist for nonproject proposals: For nonproject proposals complete this checklist and the supplemental sheet for nonproject actions (Part D). the lead agency may exclude any question for the environmental elements (Part B) which they determine do not contribute meaningfully to the analysis of the proposed 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: Westgate Village Apartments 2. Name of applicant: Aidan Bird, Studio Meng Strazzara 3. Address and phone number of applicant and contact person: 2001 Western Ave. Ste 200 Seattle WA 98121 206-587-3797 4. Date checklist prepared: 1/19/201 5. Agency requesting checklist: City of Edmonds 6. Proposed timing or schedule (including phasing, if applicable): Revised on 9116116 Westgate P71 SEPA Checklist updated Aidan Page 1 of 23 Attachment 7 Packet Pg. 356 6.1.a Begin Construction Summer, 2017. Completion expected Summer 2018. Phasing not anticipated at this time (STAFF COMMENTS) 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. Not at this time (STAFF COMMENTS) 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. 9. None at this time Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. No. (STAFF COMMENTS) Revised on 9119116 Westgate P71 SEPA Checklist_ updated Aidan Page 2 of 23 Attachment 7 1 Packet Pg. 357 6.1.a 10. List any government approvals or permits that will be needed for your proposal, if known. Buildina Permit MEP & Fire Sprinklers & Alarm Water & Sewer & Power & Gas connections (STAFF COMMENTS) 11. Give brief, complete description of your proposal, including the proposed uses and size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. Construct a 4 story commercial mixed use building with associated site development,Level 1 : 21,991 SF-3 100 SF of retail 4055 SF Utility 1 Trash 1 Lobby 1 Bike. and 13,855 SF o en parkinggarage. PI level under round parkimg. l2.l64 sf. Level 2-4 91 residential apartments at upper 3 stories including Level 4 loun a and exercise rooms. UpRer Residential floors to be L2 = 22,275, L3 = 29,280 SF L4 = 18.956 SF Site development to include on site surface oarkine, walkways, amenitv court / plaza improvements. (STAFF COMMENTS) 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide range or boundaries of the site(s). Provide legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. See Survev for survey information. Project located near intersection of Edmonds Way and 100 Ave W, Southwest corner, between Bartell's and McDonald's. COMMENTS} C (b\0000 - 0' b I L)61ti 867-00of TO BE COMPLETED BY APPLICANT B. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous, other: Flat at street front steep slopes at backside of 12ropeM. (STAFF COMMENTS) Revised on 9119116 Westgate P71 SEPA Checklist_updated_Aidan Page 3 of 23 Attachment 7 1 Packet Pg. 358 6.1.a b. What is the steepest slope on the site (approximate percent slope)? The steepest sloe on the site is approximately 50% in the western corner, althou li this area is to remain undeveloped. The steepest slope to be disturbed is approximately 10%. which occurs along the northwest boundary (STAFF COMM 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 long term commercial significance and whether the proposal results in removing any of these soils. Refer to 2eptechnical report. r0I Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. Refer to geotechnical report. (STAFF COMMENTS) 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. The existing site will he graded in order to providc level ground for the proposed buildinprovide pQsitive drains e away from the bui [ding, and to support v hicular and pedestrian connections. Additional cut will be required in order to install subsurface stormwater detention facilities. Approximately 4055 CY cut and 3000 fill are antici ated. (STAFF COMMENTS) f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Minimal potential for erosion exists. The site to be developed is generally flat and is 12redominatel developed. Erosion control Best Management Practices (BMPs) will be installed during construction to prevent erosion (STAFF COMMENTS) g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Revised on 9119116 Westgate P71 SEPA Checklist updated Aidan Page 4 of 23 Attachment 7 1 Packet Pg. 359 6.1.a After construction. the overall impervious coverage of for the entire site Oncludinp, the existing center and the undeveloped site) will be 67% (STAFF COMM h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Minimal potential for erosion exists on the site. The western slol2e of the site is to remain undisturbed. Non- im ervious areas wi[1 be I a n dscap ed to mit': Late the potentia] for erosion from precip itation or wind. (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. During construction there will be a small increase in automobile exhaust and dust emissions. After construction, emissions will be typical of multifamily development: automobile emissions_ (STAFF COMMENTS) b. Are there any off -site sources of emissions or odor that may effect your proposal? If so, generally describe. (STAFF COM C. Proposed measures to reduce or control emissions or other impacts to the, if any: Wetting of excavations to reduce dust. (STAFF COMMENTS) 3. WATER a. Surface: (1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, and wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. Revised on 9119116 Westgate P71 SEPA Checklist updated Aidan Page 5 of 23 Attachment 7 1 Packet Pg. 360 6.1.a (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. No. (STAFF COMMENTS) (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. None. (STAFF COMMENTS] (4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. (STAFF COMMENTS) (5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. No. (STAFF COMMI NTS) (6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No. (STAFF COMMENTS] b. Ground: Revised on 9119116 Westgate P71 SEPA Checklist updated Aidan Page 6 of 23 Attachment 7 1 Packet Pg. 361 6.1.a (1) Will ground water be withdrawn from a well for drinking water or other purposes? If so, give a general description of the well, proposed uses and approximate quantities withdrawn from the well Will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. (STAFF COMMENTS) (2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals...; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. (STAFF COMMENTS) 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. Collection and detention with slow release vault into City Storms stem. Directed into adioining, Edmonds Way ri ht-of-wa or into stormwater catch basins located in parking lots. (STA FF COMM ENTS) (2) Could waste materials enter ground or surface waters? If so, generally describe. No. (STAFF COMMENTS) (3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. No. (STAFF COMMENTS) d. Proposed measures to reduce or control surface, ground, runoff water, and drainage pattern impacts, if any: Revised on 9119116 Westgate P71 SEPA Checklist updated Aidan Page 7 of 23 Attachment 7 1 Packet Pg. 362 6.1.a Existinp, drainage patterns will be maintained to the extent feasible, Runoff from pollutant-anerating impervious surfaces will be treated per the applicable requirements. Additional detention will be provided in order to control the release flow rates due to the addition of impervious areas. (STAFF COMMENTS} 4. Plants a. Check or circle types of vegetation found on the site: X deciduous tree: alder, maple, aspen, other: Maple & ornamental species x evergreen tree: fir, cedar, pine, other: Fir. Cedar x shrubs Ornamental shrubsboth eveEgreen and deciduous x grass Small yard 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? I-xistin g vegetation ical of a residential yard fora portion of the pLogert. Existing shrubs and trees shall be removed within the parking area within the immediate vicinity of the project location (STAFF COMMENTS) Revised on 9119116 Westgate P71 SEPA Checklist updated_Aidan Page 8 of 23 Attachment 7 1 Packet Pg. 363 6.1.a C. List threatened or endangered species known to be on or near the site. No known species of either exist on the property. (STAFF COMMENTS} d. Proposed landscaping, use of native plants, or other materials to preserve or enhance vegetation on the site, if any: A mamorijy of the plani material shall be native with a portion of adapted s ecies due to the ornamental characteristic e. List all noxious weeds and invasive species known to be on or near the site. TXpical species known to bee in vicini1y are HimalUan Blackberries & English Iv (STAFF COM 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: Not known mammals: deer, bear, elk, beaver, other: Not known fish: bass, salmon, trout, herring, shellfish, other: (STAFF COMMENTS) b. List any threatened or endangered species known to be on or near the site. Nnne (STAFF COMMENTS) C. Is the site part of a migration route? If so, explain. Revised on 9119116 Westgate P71 SEPA Checklist_ updated Aidan Page 9 of 23 Attachment 7 1 Packet Pg. 364 6.1.a Ga (STAFF COMMENTS) d. Proposed measures to preserve or enhance wildlife, if any: Hillside steep slope will remain endeveloped. (STAFF COMMENTS) e. List any invasive animal species known to be on or near the site. None. (STAFF COMMENTS) 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. The project will use electric utilities (STAFF COMMENTS) b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. (STAFF COMMENTS) C. What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: LEED Silver. Environmental Health Revised on 9119116 Westgate P71 SEPA Checklist updated Aidan Page 10 of 23 Attachment 7 1 Packet Pg. 365 6.1.a 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. The planned development wiI] not disturb areas of known contaminant impacts on the prop2a. (STAFF COMMENTS) (1) Describe any known or possible contamination at the site from present or past uses. Near surface sail impacted with erchloraeth lene associated with WestwAy Cleaners is present in an isolate area under south end of Building "B". This area will not be disturbed as a part of the redevelopment (STAFF COMMENTS) (2) Describe existing hazardous chemicals/conditions that might affect project development and design. This includes underground hazardous liquid and gas transmission pipelines located within the project area and in the vicinity. We are not aware of any known fuel underground storage tanks or associated distribution lines located within the planned development area (STAFF COMMENTS} (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. Construction a ui meet will be periodically fueled on the propeM during, construction activities. Any other compounds, such as concrete form release compound, will be used spariggly and will be sued and stored in accordance with project best management practices. (STAFF COMMENTS) (4) Describe special emergency services that might be required. The praiect work will be completed in accordance with the general contractor's health and safetyplan (STAFF COMMENTS) (5) Proposed measures to reduce or control environmental health hazards, if any: There is an isolated area below Building "B". which we will not disturb as part of this project. Nothing else is known where excavation and construction will take place (STAFF COMMENTS) Revised on 9119116 Westgate P71 SEPA Checklist_ updated Aidan Page 11 of 23 Attachment 7 1 Packet Pg. 366 6.1.a b. Noise (1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Road 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. Short tenn noise irn pacts during site development and construction. 'These temporar +activities will be limited to legal working hours as prescribed by City Code (STAFF COMM (3) Proposed measures to reduce or control noise impacts, if any: Prnect to follow Ci noise ordinance Burin construction (STAFF COM Revised on 9119116 Westgate P71 SEPA Checklist updated Aidan Page 12 of 23 Attachment 7 1 Packet Pg. 367 6.1.a 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. Currently, the site is vacant land. Adjacent to the property are retail stores (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 nonfarm 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 COMMENTS) C. Describe any structures on the site. Sidewalk / walkway entry structure (STAFF COMMENTS) d. Will any structures be demolished? If so, what? An existing bouse was demolished last year. An exiting walkway pergola will be re -located. (STAFF COMMENTS) e. What is the current zoning classification of the site? Westgate Mixed Use (WMU) is the zoning classification for the site. (STAFF COMMENTS) Revised on 9119116 Westgate P71 SEPA Checklist updated Aidan Page 13 of 23 Attachment 7 1 Packet Pg. 368 6.1.a f. What is the current comprehensive plan designation of the site? known. g. If applicable, what is the current shoreline master plan designation of the site? N/A (STAFF h. Has any part of the site been classified critical area by the city? If so, specify. F1 j. Approximately how many people would reside or work in the completed project? Approximately 117 people would live in the complex, assuming 1.29 people x 91 unity. (STAFF COMM Approximately how many people would the completed project displace? None. (STAFF COMMENTS) k. Proposed measures to avoid or reduce displacement impacts, if any: (STAFF COMMENTS) a Revised on 9119116 Westgate P71 SEPA Checklist updated Aidan Page 14 of 23 Attachment 7 1 Packet Pg. 369 6.1.a 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Follow City Planning cdteria. in. Proposed measures to reduce or control impacts to agricultural and forest lands of long-term commercial significance, if any: (STAFF COM 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. 91 units will be provided. at market rate._ ►M Approximately how many units, if any would be eliminated? Indicate whether high, middle, or low-income housing. (STAFF COMMENTS) C. Proposed measures to reduce or control housing impacts, if any: (STAFF COMMENTS) Revised on 9119116 Westgate P71 SEPA Checklist updated Aidan Page 15 of 23 Attachment 7 1 Packet Pg. 370 6.1.a 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 RLWosed structure will be 45' at its tallest het ght. not exceed in g any limitations set Forth by the Ci Code. (STAFF CUM M ENTS) b. What views in the immediate vicinity would be altered or obstructed? (STAFF COMMENT v C. Proposed measures to reduce or control aesthetic impacts, if any: 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? None anticipated. r b. Could light or glare from the finished project be a safety hazard or interfere with views? None anticipated C. What existing off -site sources of light or glare may affect your proposal? Revised on 9119116 Westgate P71 SEPA Checklist updated Aidan Page 16 of 23 Attachment 7 1 Packet Pg. 371 6.1.a s'r:U;l Coo-1aiI.:ti rs). d. Proposed measures to reduce or control light and glare impacts, if any: non -white roof material (STAFF COMMENTS} 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? None. (STAFF COMMENTS) b. Would the proposed project displace any existing recreation uses? If so, describe. No. (STAFF COMMENTS) C. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: We will be providing multiple amenity areas, totaling 11,470 sq ft exterior, and 1,500 SF interior. These areas will include a fitness center, lounge, and Plaza green space . 13. Historic and Cultural Preservation Revised on 9119116 Westgate P71 SEPA Checklist updated Aidan Page 17 of 23 Attachment 7 1 Packet Pg. 372 6.1.a 14. a. Are there any buildings, structures, or sites located on or near the site that are over 45 years old listed in, or eligible for listing in national, state, or local preservation registers? If so, specifically describe. No. (STAFF COMMENTS} 17 L' a ev b. Are there any landmariis, features, dt 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. None. (STAFF COMMENTS} C. Describe the methods used to assess the potential impacts to cultural and historic resources on or near the project site. Examples include consultation with tribes and the Department of Archeology and Historic Preservation, archaeological surveys, historic maps, GIS date, etc. (STAFF COMMENTS} k, < S 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. Not applicable. (STAFF COMMENTS} 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. Ed»tonds Way and 1 Q4th Avenue West are (lie adjacent streets to this propeLty. See the site plan for pLoposed access to these streets. (STAFF COMMENTS} Revised on 9119116 Westgate P71 SEPA Checklist updated Aidan Page 18 of 23 Attachment 7 1 Packet Pg. 373 6.1.a b. Is the site or affected geographic area currently served by public transit? If so, generally describe. If not, what is the approximate distance to the nearest transit stop? The site is currently served by Communi1y Transit routes 130 and 416 to Lynwood and downtown Seattle (STAFF COMMENTS) C. How many additional parking spaces would the completed project or nonproject proposal have? How many would the project or proposal eliminate? Net Add approximate 87 stalls +2 surface parking accessible to public +85 private varkingat L] and Pl. Pr sect Re uired Parking both on and near site is 171 stalls. Proposed Provided arkin an and near site 194 stalls. (STAFFCOMM d. Will the proposal require any new or improvements to existing roads, streets, pedestrian, bicycle or state transportation facilities not including driveways? If so, generally describe (indicate whether public or private). Yes. we will be connecting the parking facilities to Edmonds Way through a street. (STAFF COM e. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. (STAFF COMMENTS) E 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 passenger vehicles). What data or transportation models were used to make these estimates? See traffic report. g. Will the proposal interfere with, affect or be affected by the movement of agricultural and forest products on roads or streets in the area? If so, generally describe. Revised on 9119116 Westgate P71 SEPA Checklist updated Aidan Page 19 of 23 Attachment 7 1 Packet Pg. 374 6.1.a 101 (STAFF COMM h. Proposed measures to reduce or control transportation impacts, if any: 1runnc Nervices 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. (STAFF COM b. Proposed measures to reduce or control direct impacts on public services, if any: None. (STAFF COMMENTS) 16. Utilities a. Circle utilities currently available at the site: lectricity, natural gas, water, refuse service, telephon •anitary sewer septic system, other: (STAFF COMMENTS} b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Revised on 9119116 Westgate P71 SEPA Checklist updated Aidan Page 20 of 23 Attachment 7 1 Packet Pg. 375 6.1.a Sanitary sewer and water will be provided by Olympic View Water and Sewer. Power and natural &as will be provided by Puget Sound Energy. Stann drainage infrastructure will be constructed and connect to the City of Edmonds system. All utilities will involve u t i I i 1y trenchin & and associated structures and a12 purtenances. (STAf F COMM C. SIGNATURE I declare under penalty of perjury laws that the above answers are true and correct to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. Aidan Bird, Studio Meng rar�ara Signature of Proponent c � , G Revised on 9119116 Westgate P71 SEPA Checklist updated Aidan 2/02/20I07 Date Submitted Page 21 of 23 Attachment 7 Packet Pg. 376 6.1.a ^� J A. CITY OF EDMONDS SI IB�u 121 5TH AVENUE NORTH, EDMONDS, WA 98020 (425) 771-0220 WAC 197-11-970 Determination of Nonsignificance (DNS) DETERMINATION OF NONSIGNIFICANCE Description of proposal: The applicant is proposing to construct a new mixed -use building with 91 multi- family residential units, 3,100 square feet of retail space, approximately 25,800 square feet of structured parking (70 stalls) and a reconfigured surface parking area providing an additional 71 parking spaces. A total of 194 parking spaces, including existing spaces, will be provided on the entire property. The subject site is in the Westgate Mixed Use zone and is subject to Chapter 16.110 Edmonds Community Development Code (ECDC) and design standards in Chapter 22.110 ECDC. Proponent: Studio Meng Strazzara Location of proposal, including street address if any: 10032 Edmonds Way, Edmonds, WA. Tax Parcel Numbers 00610700200600, 00610700200601, 00610700200701, and 00610700200702 Lead agency: City of Edmonds The lead agency has determined that the requirements for environmental analysis and protection have been adequately addressed in the development regulations and comprehensive plan adopted under chapter 36.70A RCW, and in other applicable local, state, or federal laws or rules, as provided by RCW 43.21C.240 and WAC 197-11-158 and/or mitigating measures have been applied that ensure no significant adverse impacts will be created. An environmental impact statement is not required under RCW 43.21 C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. There is no comment period for this DNS. XX This DNS is issued under 197-11-340(2); the lead agency will not act on this proposal for 14 days from the date below. Comments must be submitted by April 20, 2017 Project Planner: Kernen Lien, Senior Planner Responsible Official: Rob Chave, Planning Manager Contact Information: City of Edmonds 1 121 5th Avenue North, Edmonds WA 98020 1 425-771-0220 �l - Date: `�� Signature: XX You may appeal this determination to Robert Chave, Planning Manager, at 121 5th Avenue North, Edmonds, WA 98020, by filing a written appeal citing the specific reasons for the appeal with the required appeal fee, adjacent property owners list and notarized affidavit form no later than April 27, 2017 . You should be prepared to make specific factual objections. Contact Rob Chave to read or ask about the procedures for SEPA appeals. XX Posted on April 6, 2017 , at the Edmonds Public Library and Edmonds Public Safety Building. Published in the Everett Herald. Emailed to the Department of Ecology SEPA Center (SEPAunit@ecy.wa.goov). Mailed to property owners within 300 feet of the site. XX Distribute to "Checked" Agencies below. Page 1 of 2 SEPA DETERMINATION DOC 4'4/I7 SEPA Attachment 8 Packet Pg. 377 6.1.a The SEPA Checklist, project plans, and DNS are available at https://Permits.edmonds.wa.us/citizen. Search for file number PLN20160054. These materials are also available for viewing at the Planning Division — located on the second floor of City Hall: 121 51h Avenue North, Edmonds WA 98020. Notice Mailed to the following XX COMCAST XX Edmonds School District No. 15 Outside rlant Engineer, North Region 20420 68th Avenue West 1525 75' St. SW Ste 200 Lynnwood, WA 98036-7400 Everett, WA 98203 XX Community Transit XX Washington State Dept. of Transportation Attn.: Kate Tourtellot Attn: Ramin Pazooki 7100 Hardeson Road SnoKing Developer Services, MS 221 Everett, WA 98203 15700 Dayton Ave. N. PO Box 330310 Seattle, WA 98133-9710 XX Olympic View Water & Sewer District SEPACENTER DNR.WA.GOV 8128 228th St. SW Edmonds, WA 98026 XX Puget Sound Regional Council XX Department of Archaeology & Historic Attn.: S.R.C. Preservation 1011 Western Avenue, Suite 500 PO Box 48343 Seattle, WA 98104-1035 Olympia, WA 98504-8343 XX Tulalip Tribal Council XX Puget Sound Energy 6700 Totem Beach Road Attn: David Matulich Marysville, WA 98270 PO Box 97034, M/S BOT-1 G Bellevue, WA 98009-9734 XX Snohomish County Fire District No. 1 david.matulich(a7pse.com Headquarters Station No. 1 Attn.: Director of Fire Services XX M. L. Wicklund 12310 Meridian Avenue South Snohomish Co. PUD Everett, WA 98208-5764 PO Box 1107 Everett, WA 98206-1107 Attachments pc: File No. SEPA Notebook SEPA DETERMINATION DOC 4/4/17 SEPA Page 2 of 2 Attachment 8 Packet Pg. 378 6.1.a `r 992d 9835 22515 22600 EDMOND N �28 1439ft80709 1452 1457 ^6 S�1/ 9825 2252 22521 PRESB —00 150 C7 H 15TH ST SW o9 0�°�^egg 98?g 2526 22531 CHURCH 260 s°sr 804 a 808 22603 O^h '9 2260 c 'n04 N 1040 Off, �a9 1504 1505 P 2 A 41' ? 26TH PL SW 22605 rn c A 1506 1509 9920 �J, 909 v `b�fO9816 2261 y 9916 O 9702 226 S $ ' P n 1g� 1515 S17 22615 rn N ?�pA ??gyp? a 22701 9725 226 ti N c c 9827 2271 227TH P S[y 9713 227 11 rn rn rn rn 00 9724 - ,� 227TH PL SW " 22712 22717 °j 5 9709 227 N o c N 9706 9j- CM1 rn rn 22714 2727 10`1' 'flo N c rA W 9826 273 N 228082�� BELL Goo�wQN c 22805 -C�P M w r- I- o2�ao, 8N °284 �00Z9 0 10117 r, ps 22818 ON ti� °� PARKING 228TH PL SW 9� 280 9 ° �Q 0 22815 N 9 a`no a`0 22826 `L��� Q 9803 - O - o N °° �9 ��G 00 Oq' `,(o N N 01 r`PCC NATURAL 00� rn 00 rn � 22828 9 Q QFC ? O 291 228 9 6 cy�9797 .1 76 GAS ti 22920 ^�6 9� a 727 ti�9� ti�9� s 4 O 9715 . �Q 22930 � _ N titiy� SR 104 o COD 06 Z v 9ti3�- ti3oo 10016 V% N O �' a> N M N N 2 23002 °'O� BANK 9910 -0ww I- r• 0 cn 0+cnrnrnrnrnrn > ^ N� 23009 � 2301 23019 � IVAR'S � c 23014 Lu Q 23017 23102 2302 23026 23024 23027 0 23029 23028 w � 23025 9920 23024 23027 23028 23024 = 23027 BARTELL'S Q 3029 23030 3 23031 3030 9 406 23030 23104 23102 23103 23105 23107 23102 �„� °6, I=- 23107 23105 23104 > 23105 9 9707 rn c 23106 23108 23110 23112 2311 23121 23114 0 23115 23110 Q 23111 M 231ST PL SW 23109 96 410 2311 23119 23122 -1 rn M 23118 23119 -' 9718 9706 M 23116 23120 N M N M 23125 r�^ ^O ,�O c CN 9825 CDN N no c 23124 °' rn 23127 9729 23126 N rn 1 U) 232ND ST SW T"S f==) cn 9924 N 23206 3 23205 23206 9624 SALEMD °° O1 23214 > 23 w O LUTHERN = 23215 23214 23215 2 J PAR ING U CHURCH 990 9828 3218 ?3 ??� 23220 3 23221 23 �` �,` F$T I L ` 2321 �O � �`t "���9 23228 j 23227 2 J l rn un "' 06 ?� 3pS Oa Q 23301 9' Z 23315 M N M M N c �g9 O �'� a 23307 23 GYM N CNI ��^ ��� yy� 23315 23 9 a 0. CDti N c " 0�'9� ry 23319 /O C OFFICE = O 2g 9809 ��ryo ti `��' sue' s'L tia �� 9623 23 03 ', V w 234TH ST SW U w BOILER 34p 123406 9622 23 11 KIT - 3 °j rn rn rn OV E & Zoning and Vicinity Map TP PLN20160054 10032 Edmonds Way 10. 1890 Attachment 9 a r Scale a 1 inch = 350 feet Packet Pg. 379 6.1.a FILE NO.: PLN20160054 Applicant: Studio Meng Strazzara DECLARATION OF MAILING On the 3rd day of January, 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. The names of which were provided by the applicant. I, Denise Nelson, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 3rd day of January, 2017, at Edmonds, Washington. Signed: {BFP747887.D0C;1\00006.900000\ } Attachment 10 1 Packet Pg. 380 6.1.a FILE NO.: PLN20160054 Applicant: Studio Meng Strazzara DECLARATION OF POSTING On the 3rd day of January, 2017, the attached Notice of Application was posted at the subject property, Civic Hall, Library and Public Safety buildings. I, Kernen Lien, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct ;this 3rd day of January, 2017, at Edmonds, Washington. , Signed {BFP747893.D0C;1\00006.900000\ } Attachment 10 1 Packet Pg. 381 6.1.a Everett Daily Herald Affidavit of Publication State of Washington } County of Snohomish } ss Kathleen Landis 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 EDH737293 PLN20160054 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 01/03/2017 and ending on 01/03/2017 and that said newspaper was regularly distributed to its subscribers during all of said period. The amount of the fee for such publication is $80.84. , Subscribed and sworn day of Washington. City of Edmonds -LEGAL ADS 114101416 KERNEN LIEN before � mmee on this (BAN 1 1 DEBRA ANN GRIGG Notary Public State of Washington My Commission Expires October 31, 2017 Attachment 10 Packet Pg. 382 6.1.a N M O O r r tC a1 C m to CITY OF EDMONDS N07TCE OF APPLICATION PROJECT DESCRIPTION: The applicant Is proposing to construct a new mixed -use building with B5 multi family residential units, 3.100 square feet of retail SppaBa. approxirrialaly 25•800 square feet of:atruclured. parking 195 SWIfi] and a roconligured $Vrf4C0 — parking area. The properly is zone in the Westgate Mixed Use zone and w subjeCl to Chapter 16.110 Edmunds Communlly Oevelopmeni Code (ECOC) and design standords in Chapter 22.110 ECOG. PROJECT LOCATION: 10032 Edmond Wdy, Ecfmonds, WA, Tex Parcel Numbers 0051070020t1600, . 1070020MI. In 0000700200701 rand 00610700200702, NAME OF APPLICANT: Sludio Mang Strazzara FILE NUMBER: PLN20160054 DATE OF APPLICATION: November 22, 2016 DATE OF COMPLETENESS: December 20.2016 0 DATE OF PUBLIC NOTICE: January 3, 2017 REQUESTED PERMIT: Design ReOuw (Type III-B Permit In 0 PrpC6a4). A ppuhlk hearing before Iho Aichitaolural Design Board well ue scheduled al a future date. A Nullce 61 Public Wearing will Q 0 be issued once the ADD date has been scheduled. >_ OTHER AEQUIRED PERMITS: !Z aviltlh� parmfls,BEPA Dolerminahnn EXIS'IIN�r ENVIRONMENTAL DOCUMENTS: 0 Crltical Area Oetlorminatlon, SERA CheckHaf COMMENTS ON PROPOSAL DUE:Jnnuary 17.2017 Any QQersdn ha6 IHB right to eamment on lhia application during cornmeM period, recolve noliB& and participate in any ppuulle hearings. and request a copy of the decio[on on lho appucatron. 'rho City may accept public Comment& of any lime prior to the L R cloaing of ilia racard of an open raaord predacisian hearing, if any d = or, it no open raCOrd prededslon hearing Is provided, prior to the decimon anth0 pj01act parnll.Onlyy par ffasaI record as de tined In 20.07A03 have to {nllfato an adn11r11SIratIVO appeal, V ECO( standing lnformoflon on Ihis devolepmonl a pllcalion can be v awed or obtained of the City of Edmonds Development Services DeparIment, 121 - 5lh Ave North, Edmonds, WA 98020 Iretwoun d the hdtrrs of 8:00 A.M. and 4:30 P.M. Mondry. TVesday, TbutWay And Friday: hdtween lire hours e1 E:3 AM and .Noon on Wedriesdo or online Urrou�gh U1e 0ilpp's wobsile at tllydugYl Ore Onllna Yermifs link. Search for iy N pimi Pi q� CITY CONTACT: Kornen Lien, Senior Planner N karnenAarL0admond3wa.gV4 4ES-77"220 P blished: January a, Z17. EDH7a729 to c d l E t c� tts r w a w Cn 0 r 0 N Z J d r C d E L V R r r Q Attachment 10 1 Packet Pg. 383 6.1.a CITY OF EDMONDS NOTICE OF APPLICATION PROJECT DESCRIPTION: The applicant is proposing to construct a new mixed -use building with 85 multi -family residential units, 3,100 square feet of retail space, approximately 25,800 square feet of structured parking (85 stalls) and a reconfigured surface parking area. The property is zone in the Westgate Mixed Use zone and is subject to Chapter 16.110 Edmonds Community Development Code (ECDC) and design standards in Chapter 22.110 ECDC. PROJECT LOCATION: 10032 Edmonds Way, Edmonds, WA. Tax Parcel Numbers 00610700200600, 00610700200601, 00610700200701, and 00610700200702, NAME OF APPLICANT: Studio Meng Strazzara FILE NUMBER: PLN20160054 DATE OF APPLICATION: November 22, 2016 DATE OF COMPLETENESS: December 20, 2016 DATE OF PUBLIC NOTICE: January 3, 2017 REQUESTED PERMIT: Design Review (Type III-B Permit Process). A public hearing before the Architectural Design Board will be scheduled at a future date. A Notice of Public Hearing will be issued once the ADB date has been scheduled. OTHER REQUIRED PERMITS: Building permits, SEPA Determination EXISTING ENVIRONMENTAL DOCUMENTS: Critical Area Determination, SEPA Checklist COMMENTS ON PROPOSAL DUE: January 17, 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 - 5ch Ave North, Edmonds, WA 98020 between the hours of 8:00 A.M. and 4:30 P.M. Monday, Tuesday, Thursday and Friday; between the hours of 8:30 AM and Noon on Wednesday; or online through the City's website at www.edmondswa.gov through the Online Permits link. Search for permit PLN20160054. CITY CONTACT: Kernen Lien, Senior Planner kernen.lien@edmondswa.gov 425-771-0220 Attachment 10 Packet Pg. 384 6.1.a FILE NO.: PLN20160054 Applicant: Studio Meng Strazzara DECLARATION OF MAILING On the 12th day of January, 2017, the attached Amended 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, Denise Nelson, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 12th day of January, 2017, at Edmonds, Washington. Signed: {BFP747887.DOC;1\00006.900000\ } Attachment 11 I Packet Pg. 386 6.1.a FILE NO.: PLN20160054 Applicant: Studio Meng Strazzara DECLARATION OF POSTING On the 12th day of January, 2017, the attached Amended Notice of Application was posted at the subject property, Civic Hall, Library and Public Safety buildings. I, Kernen Lien, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 12th day of January, 2017, at Edmonds, Washington. [ 1 1 Signed: {BFP747893.DOC;1\00006.900000\ } Attachment 11 I Packet Pg. 387 6.1.a CITY OF EDMONDS AMENDED NOTICE OF APPLICATION "c. is C) 'i PROJECT DESCRIPTION: The applicant is proposing to construct a new mixed -use building with 85 multi -family residential units, 3,100 square feet of retail space, approximately 25,800 square feet of structured parking (85 stalls) and a reconfigured surface parking area. The property is zone in the Westgate Mixed Use zone and is subject to Chapter 16.110 Edmonds Community Development Code (ECDC) and design standards in Chapter 22.110 ECDC. This Amended Notice of Application is being issued to extend the comment period on the Notice of Application. PROJECT LOCATION: 10032 Edmonds Way, Edmonds, WA. Tax Parcel Numbers 00610700200600, 00610700200601, 00610700200701, and 00610700200702 NAME OF APPLICANT: Studio Meng Strazzara FILE NUMBER: PLN20160054 DATE OF APPLICATION: November 22, 2016 DATE OF COMPLETENESS: December 20, 2016 DATE OF PUBLIC NOTICE: January 12, 2017 REQUESTED PERMIT: Design Review (Type III-B Permit Process). A public hearing before the Architectural Design Board will be scheduled at a future date. A Notice of Public Hearing will be issued once the ADB date has been scheduled. OTHER REQUIRED PERMITS: Building permits, SEPA Determination, Lot Line Adjustment EXISTING ENVIRONMENTAL DOCUMENTS: Critical Area Determination, SEPA Checklist COMMENTS ON PROPOSAL DUE: January 27, 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 - 5ch Ave North, Edmonds, WA 98020 between the hours of 8:00 A.M. and 4:30 P.M. Monday, Tuesday, Thursday and Friday; between the hours of 8:30 AM and Noon on Wednesday; or online through the City's website at https://permits.edmonds.wa.us/citizen through the Online Permits link. Search for permit PLN20160054. CITY CONTACT: Kernen Lien, Senior Planner kernen.lien@edmondswa.gov 425-771-0220 Attachment 11 Packet Pg. 388 6.1.a Everett Daily Herald Affidavit of Publication State of Washington } County of Snohomish } ss Kathleen Landis 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 EDH739112 PLN20160054, AMENDED 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 01/12/2017 and ending on 01/12/2017 and that said newspaper was regularly distributed to its subscribers during all of said period. The amount of the fee for such publication is $84.28. Subscribed and sworn before me on this day of , 11 0 � Notary Public in and for the State of Washington. City of Edmonds -LEGAL ADS 14101416 KERNEN LIEN DEBRA ANN GRIGG N Notary Public State of Washington My Commission Expires October 31, 2017 Attachment 11 Packet Pg. 390 6.1.a 6\ --F CITY OF EDMONM AMENDED NOTICE OF APPLICATION PROJECT DESCRIPTION; The appllcanl Is propos42g to canshuel n new mixad-use building with 85 multi-faml[y residential units, 3.100 square leer at retail space, a praximalely 25.800 square feel at Or"lurad parking (05 sla!lsrand a rsconligured surface parking is $ubjoarea. The cl to ChapteIS r 10,11fhe 0 Edmolnds Caale lm u nily 0evelopmenl Cado IECDC) and design slanpard@ In Chapter 22,110 ECDC.Thls Amendod Notice of Application Is being Isssied la extend the comment period an the Nollaa o oa5on. PROJECT LOCAL ION: IM32 Edmonds Way. Edmonds, WA, Tax Parcel Numbers 00810700200690,00610700200601, 00610700200701,aivy 005107OD200702 NAME OF.APPLICANT: Studio FILE NUMBER: P1.1,1121 DATE OF APPLICATION; Novon DATE OF COMPLETENESS: Dt DATE OF PUBLIC NOTICE: Jim REQUESTED PERMIT; Do Process). A ppublk hear) IV b will be scheduled at a future hn.lrmuod area the ADA date n Revlew {Type IIIA Pormll a the Archhertul., Design BaarU a. A NoBco o1 Public Nearing will been scheduled, auihlingg ppomilek SECPA ❑oterminallon. Lot Lino Adjustment ExtSTING ENVIRONMENTAL DOCUMENTS: Cri l"I Area 0olerminaliori, SE PA Chefh5sl COMMENTS ON PROPOSAL DUE: January 27.2017 Any Person has The right to continent on this app%atlon during ppublic comment parted, recaIva riotica and participate In any hearinggs; and request a copy oI the do cislan on the applica ltan. The Cptty may accept public comments at any lime prior to the dlosing all the fecord of an Open record predxisi0n hearmy, iI any, or, 11 no open retard predoclslon hearing Is provided, prior to the decision on The project permit, Onlyy parties of record as defined In ECOO 2007.003 have stanmYng 10 In We an admlmatra0vo aPPaa1. Irirermstien on this deve l0pmool applica"n can be viewed or ❑blained al she City of Edm Department, 121 - 51h Ave Norli I h a hours of 8:00 A,M. and 4:30 and Friday; between 1110 ho Wednesday: or pnilna thf CITY __ (Published: January 12, 2017. Imonds. WA 99020 betweaCt M dop,Tuesday,Thursday dl 9:30 AM and Neon on h the Clty'a website at 1 through she Online Permits Plar m ar EDH739112 Attachment 11 Packet Pg. 391 6.1.a FILE NO.: PLN20160054 Applicant: Studio Meng Strazzara DECLARATION OF MAILING On the 6th day of April, 2017, the attached Notice of Public Hearing and SEPA Determination was mailed by the City to property owners within 300 feet of the property that is the subject of the above -referenced application. I, Denise Nelson, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 6th day of April, 2017, at Edmonds, Washington. Signed: {BFP747887.DOC;1\00006.900000\ I Attachment 12 1 Packet Pg. 392 6.1.a FILE NO.: PLN20160054 Applicant: Studio Meng Strazzara DECLARATION OF POSTING On the 6th day of April, 2017, the attached Notice of Public Hearing and SEPA Determination was posted at the subject property, Civic Hall, Library and Public Safety buildings. I, Kernen Lien, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and f correct this 6th day of April, 2017, at Edmonds, Washington. Signed: {BFP747893.DOC;1\00006.900000\ } Attachment 12 1 Packet Pg. 393 6.1.a CITY OF EDMONDS NOTICE OF PUBLIC HEARING AND SEPA THRESHOLD DETERMINATION 'I) C. 1 s`3` PROJECT DESCRIPTION: The applicant is proposing to construct a new mixed -use building with 91 multi -family residential units, 3,100 square feet of retail space, approximately 25,800 square feet of structured parking (70 stalls) and a reconfigured surface parking area providing an additional 71 parking spaces. A total of 194 parking spaces, including existing spaces, will be provided on the entire property. The subject site is in the Westgate Mixed Use zone and is subject to Chapter 16.110 Edmonds Community Development Code (ECDC) and design standards in Chapter 22.110 ECDC. PROJECT LOCATION: 10032 Edmonds Way, Edmonds, WA. Tax Parcel Numbers 00610700200600, 00610700200601, 00610700200701, and 00610700200702 NAME OF APPLICANT: Studio Meng Strazzara for Henbart LLC FILE NO.: PLN20160054 REQUESTED PERMIT: Design Review (Type III-B Permit Process). COMMENTS ON PROPOSAL DUE: May 3, 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 51h Ave North, Edmonds, WA 98020 between the hours of 8:00 A.M. and 4:30 P.M. Monday, Tuesday, Thursday and Friday; between the hours of 8:30 AM and Noon on Wednesday; or online through the City's website at https.//permits.edmonds.wa.us/citize . Search for permit PLN20160054. 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 before the Architectural Design Board on May 3, 2017 at 6 p.m. in the Council Chambers located at 250 — 5th Avenue North, Edmonds, WA 98020 SEPA DETERMINATION: Notice is Hereby Given that the City of Edmonds has issued a Determination of Nonsignificance under WAC 197-11-340 for the above project. DATE OF ISSUANCE: April 6, 2017 SEPA COMMENTS: Comments regarding the SEPA determination are due April 20, 2017. SEPA APPEAL: This SEPA determination may be appealed by filing a written appeal citing the specific reasons for appeal with the required appeal fee no later than April 27, 2017 by 4:00 p.m. CITY CONTACT: Kernen Lien, Senior Planner kernen.lien@edmondswa.gov 425-771-0220 Attachment 12 Packet Pg. 394 6.1.a Everett Daily Herald Affidavit of Publication State of Washington } County of Snohomish } ss Kathleen Landis 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 EDH751575 PLN20160054 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 04/06/2017 and ending on 04/06/2017 and that said newspaper was regularly distributed to its subscribers during all of said period. The amount of the fee for such publication is $94.60. Subscribed and sworn day before me on this ''\j1111II11+rr1��� ❑ p P1Y/� of .�' :� Norgr���Ns _ PUBLICZ. �► ' .o ��/llllllllll\►\\ atary Public in and for the State of Washington. City of Edmonds -LEGAL ADS 114101416 KERNEN LIEN Attachment 12 1 Packet Pg. 396 6.1.a ---I-- CITY OF EDMONDS NOTICE OF PUBLIC HEARING AND SEA THRESHOLD OETE RM I NATION PROJECT DESCRIPTION Tho applkanl IS propdSIn? inc�onstruCl a new. mnled•450 building with 91 teeth -tarn 03r0CIOMtal unite. 3.t00 square I"T of retail space, appiaximately 25.800 square feel of atruClurotl erMrig t70 stallsl and a raconhgurad surlace parkingg a] Be providing an addilienal 71 parking Spades. A total al 19it-parkin spat". Indiudlnpp,:kiln spaces, will to provided on tf a entire property.Tha suh?ecl sire is in the Wastgete Mixed Use xo no and is subject to Chapter t0.110 Edmonds Cammunitarl2y2DevellooplmCent Cods (ECDC) and design stenPROJEdCa OCATrdsinChEN: 10032 RihTwda Wnyy Ednrunde. WA. Tax Parcel Numbers 006107002006U0,00Of07002o0601. 00610700200701. "00610700200702 NAME OF APPLICANT: Studio Mono Strazxara foi Heribart LLC jTypo 11I-9 Permfl Process). COMMENTS ON PROPOSAL CUE: M&y 3, 2017 Any person has the right to comment on thfS application during pv he comment period, receive notice anti participate in any hearings, and request a copy of the dadisten On trio appllaallon. Tiro Goy Inny accept puhllc conimonis.al nny lime prior to the clo$rng of the record of an open record pfedacislen hearing. It any, ar. It no opan record predetisrdp hearing N provided. prier 10 the decision on the pprof Kt perrnit. Only pat We of record as dellned in ECDC 20.07.003 have standing to Iartiat0 an adminisiranvo appeal, InfflrmaIion on this d*vetd meal appplication can ha viewed or o6lalnad at the City of Edmonds Development Services Department, 121 5lh Ave North. Edmonds. WA 9S020 b&tweon 1he hours of 8!00 A.W and 4:30 P.M.. Monday, Tuesday, Thursday and Friday: between the hours at 8730 AM and Noon on Wednesday; of mmllne Ihidlrgh the Ctly's websile at hll PLN2 ml6 saYy of the pn- Search for pparnlfl PLN2pt6005r1,A copy o! the stalf report will be available at east $aeon dayy& pprlof to the hearten. PUBLIC HEARING INEORlrtATION: A public; hearing will be held before the ArchtWurtal Design Board on May 3, 2017 at 6 p.m. in the Council Chambers located a1 250 - 5th Avenue North, Edrnorl& WA 98020 SEPA NTERMFNATION: Notice sB Hereby Given Ihat the Cily of knionds has mitied a DIU= nation of NantiQnfficanca under WAC 197-11.en17 ior the atlova projacl. DATE OF ISSUANCE: April S. 2017 SEPA COMMENTS Comments regafdin9 the SEPA determination ore due Aprt) 20, 2017. SEPA APPEAL: This SEPA doterminallon may b8 appealed by filing: a written appeal tiling The specific reasons for appeal with pro regWrad appeal fee no laler Than Apr1127. 2017 by 4:00 p.m. CITY CONTACT: Kernan Lien, Senior Planner kernon.lien@edmondswa.gov 425-771-0220 ublished: April 6, 2017. EDH75157I- Attachment 12 Packet Pg. 397 6.1.a SNOHOMISH CO. FIRE _ DISTR T CITY OF EDMONDS DEPARTMENT OF FIRE PREVENTION 12/19/16 PLANNING REVIEW NOTES FOR 10032 Edmonds Way permit PLN20160054 This review is conducted in accordance with 2015 International Fire Code and Edmonds Community Development Code. The following requirements apply: 1. Fire access roads, including fire lane marking — IFC 503.2 and 503.3 and COE/FD1 Standard 2. Fire protection water supplies/fire flow requirements — IFC 507 and Appendix B. 3. Fire hydrant locations — IFC Appendix C and ECDC standard. 4. Fire department connection — IFC 912.2 and COE/FD1 Standard (FH within 50' of FDC). Kevin Zweber Deputy Chief — Fire Marshal 425-771-0213 12425 Meridian Avenue S / Everett WA 98208 / 425-551-1200 www.firedistrictl.org Attachment 13 1 Packet Pg. 398 I 6.1.a I Cit. OF EDMONDS -PLANNING DIVI�.JN STAFF COMMENT FORM ❑ PW-Engineering ❑ Fire ❑ PW - Maintenance ❑ Parks & Rec. P-Building Project Number:_ Applicant's Name PLN20160054 WESTGATE VILLAGE. LLC Property Location: 10032 EDMONDS WAY Date Application Received: 11.22.16 Date Application Routed: 11.29.16 Zoning: WMU Project Description: CONSTRUCT 85-UNIT MIXED USE APT. BLDG WITH RETAIL[ COMMERCIAL AT GROUND LEVEL WITH UNDERGROUND PARKING. If you have any questions or need clarification on this project, please contact: Responsible Staff: KERNEN LIEN Ext. 1223 Name of Individual Submitting Comments: 17 ! i . � r.,) IY- 11 _ i Title. ❑ 1 have reviewed this land use proposal for my department and have concluded that IT WOULD NOT AFFECT MY DEPARTMENT so 1 have no comments. My department may also review this project during the building permit process (if applicable) and reserves the right to provide additional comments at that time. Date: 1 have reviewed this land use proposal for my department and have concluded that IT WOULD AFFECT MY DEPARTMENT, so 1 have provided comments or conditions below or attached. Comments (please attach memo if additional space is needed): C(f L-e/ta .j .S 1wt l-�r4 � odaz LkL&x `Lim .- ') T '1142 The following conditions should be attached to this permit to ensure compliance with the requirements of this department (please attach memo if additional space is needed): Attachment 14 1 Packet Pg. 399 6.1.a MEMORANDUM Date: March 31, 2017 To: Kernen Lien, Senior Planner From: Jeanie McConnell, Engineering Program Manager Subject: PLN20160054 —Design Review Westgate Mixed Use Zone Westgate Village -10032 Edmonds Way Engineering has reviewed the design review application for the Westgate Village property at 10032 Edmonds Way. The information provided is consistent with Title 18 Edmonds Community Development Code & Engineering standards. Compliance with Engineering codes and construction standards will be reviewed with the building permit application for development of the site. Approval of the design review phase of the project does not constitute approval of the improvements as shown on the submitted plans. A preliminary storm drainage report was submitted to the City to confirm project feasibility. While project feasibility was confirmed, the following is being provided to assist in providing a complete report with building permit submittal. If you have questions about these specific comments, please contact Robert Edwards, City Stormwater Engineer — robert.edwards(&,edmondswa.gov or 425-771-0220, x 1323. Background This is classified as a Large Project because it involves 1 or more acres of land disturbing activity. Large Projects are subject to Small Site Minimum Requirements 1, 2, 3, 4, 5, 6, 7, 8, 9, 10, and 11. This is a stormwater feasibility review as part of a design review application. Based on this submittal, the project appears feasible. Additional work will be necessary for the final design. Minimum Requirement #1— Preparation of Stormwater Site Plan Comments: There are several inconsistencies in the Storm Drain Report with respect to the applicable storm water code, design manual, and associates requirements. a. The project was submitted in 2016. As such, the project is subject to the City of Edmonds 2010 stormwater code, 2010 stormwater supplement, and City of Edmonds Attachment 15 1 Packet Pg. 400 6.1.a the 2005 DOE stormwater manual. The Storm Drain Report references the new code and manual. b. WWHM modeling under the 2010 code is to use the Puget East rain gage, not the Everett rain gage. This is accessible by selecting the WS-DOT data on the project screen. 2. Several of the selected BMPs rely on infiltration. The geotechnical report did not perform an infiltration evaluation. An infiltration evaluation needs to be performed and infiltration rate(s) need to be determined for final design of these BMPs. 3. WWHM porosities should be 0.30 for rock strata in stormwater storage BMPs. Minimum Requirement #2 — Construction Stormwater Pollution Plan Comments: None Minimum Requirement #3 — Source Control of Pollution Comments: None Minimum Requirement #4 — Preservation of Natural Drainage Systems Comments: None Minimum Requirement #5 — Onsite Stormwater Management Comments: None Minimum Requirement # 6 — Runoff Treatment Comments: None Minimum Requirement #7 — Flow Control Comments: None Minimum Requirement #8 — Wetland Protection Comments: None Minimum Requirement #9 — Operation and Maintenance Comments: None Minimum Requirement # 10 — Offsite Analysis and Mitigation Comments: None Minimum Requirement #11 — Financial Liability Comments: None Thank you. Attachment 15 Packet Pg. 401 6.1.a MEMORANDUM April 24, 2017 TO: Kemen Lien, Senior Planner, City of Edmonds FROM: Steve Fisher, City of Edmonds Public Works 425-771-0235 or steve.fisher@edmondswa.gov RE: Plan review for required trash collection area PLN20160054 — Westgate Village mixed use building, 10032 Edmonds Way After receiving comments from the waste hauling company that will be servicing this building and adjacent businesses, it has been determined by staff that the 5 proposed parking spaces directly adjacent to the reconfigured existing trash enclosure need to be eliminated. Access and maneuverability of the service trucks can only be accomplished with having that area more open and able to permit safe movement of trucks and wheeled containers. The safest scenario is likely one that has trucks approaching the enclosure, turning into the now -open area and entry drive to the parking garage, and then backing a short distance behind the near corner of the existing pharmacy building. This ensures safe servicing for these front -load vehicles while maintaining an unobstructed access to the new building's parking garage for tenants. With the elimination of the said parking spaces, there is additional room to improve/enlarge the footprint of the enclosure which requires the gated side to be able to open clearly across its width. Three existing waste containers along with an undetermined number of staged containers brought out from the new building need to be housed together. However, garbage and recycle are serviced at separate times, thus any container needs to remain unblocked or not stacked one behind another. Please let me know if you have any questions. Attachment 16 1 Packet Pg. 402 6.1.a Lien, Kernen From: Lora Petso <votepetso@aol.com> Sent: Thursday, January 05, 2017 3:33 PM To: Lien, Kernen Cc: Buckshnis, Diane; Monillas, Adrienne; Nelson, Michael; Johnson, Kristiana Subject: Notice of application at Westgate Published 1/3/2017 Follow Up Flag: Flag Status: Kernen- Flag for follow up Flagged Please make me an official party of record on this matter, and accept the comments below as my preliminary comments on the proposal. 1) The notice is not timely. Our code requires no less than 15 days for comment. A notice dated 1/3/2017, with comments due by 1/17/2017, does not allow 15 days (as I recall you cannot count both the date of notice and the closing date). 2) The project description in the notice (85 units and 3,100 square feet of retail with just 85 parking spaces) shows insufficient parking under the code posted on the City web site. Applying the code, copy below, commercial parking would need 8 spaces (3100/400=7.75), and residential would need between 102 (85xl.2) and 149 (85xl.75). 16.110.020 Site development standards. D. Parking. Parking space requirements stated here prevail over parking space standards contained in Chapter 17.50 ECDC. The specific parking requirements for the Westgate mixed -use zone are: 1. One space for every 400 square feet of leasable commercial space. 2. One and one -fifth spaces for every dwelling unit not exceeding 900 square feet in livable area. 3. One and three -fourths spaces for every dwelling unit over 900 square feet in livable area. Parking meeting the commercial parking requirements shall be open to the public throughout business operating hours. Shared parking may be provided per Chapter 20.30ECDC. 3) The content of the notice is inadequate under our code, including failure to provide all required information, and possibly errors regarding the tax parcels identified. In addition, despite the notice stating that further information may be obtained online through permit link PLN20160054, most linked information shows only the title page (e.g. Page Iof 6 only, no site plans are included, no current environmental studies are provided Attachment 17 1 Packet Pg. 403 6.1.a (though there is mention of a critical area review from 1999), no link is provided to the SEPA checklist or final determination. In summary, there is not sufficient information on the website to make substantive comment. If this email is not sufficient to make me a party of record on this proposal, please advise. Thanks. Lora Petso 10616 237th Place SW Edmonds, WA. 98020 Attachment 17 1 Packet Pg. 404 6.1.a Lien, Kernen From: Lora Petso <votepetso@aol.com> Sent: Monday, April 17, 2017 2:10 PM To: Lien, Kernen Cc: Hope, Shane Subject: 20160054 Kernen Please accept this as both question and public comment on the SEPA and project. Question: what is the development site? Are you using just the project site to calculate amenity, open space and height bonus, but then adding adjacent properties for the parking calculation? If so, what code provision permits such a scheme to defeat the intent of Council regarding parking, amenity space, open space and height bonus? Question: Which areas get the tax break? The ones used for open space, amenity, and height bonus calculations, or the entire area used for the parking calculations? Thanks Lo ra Attachment 18 1 Packet Pg. 405 6.1.a Lien, Kernen From: Lora Petso <votepetso@aol.com> Sent: Thursday, April 20, 2017 11:20 AM To: Lien, Kernen Cc: Hope, Shane Subject: 20160054 SEPA and public comment Kernen Thank you for the clarification on parking. I will take your word for it that code compliant parking will be on the property, not adjacent parcels. Nonetheless, there are several "clear" SEPA and code errors that must be corrected, so please accept this as comment on both SEPA and the project. 1. Utilities are inadequate as there is no electric on site, no garbage area onsite that a truck could access for pickup, and insufficient garbage onsite to serve the building. While the SEPA checklist includes a question regarding utilities, no mention is made of electric or garbage. Lack of power and garbage collection in an urban area creates significant adverse environmental impacts. Codes regarding property performance standards are not met. No doubt the lot line request was deliberately drawn to omit such facilities in an effort to avoid providing required amenity space or the bonus amenity space needed to allow a fourth floor. This cannot be permitted. The project must comply with all code requirements, and is clearly intending an expansion of the existing garbage and electric area (see photo attached). An adequate portion of the trash and electric area must be included with the lot line, and amenity space calculation. 2. Amenity space is not adequate, due not only to incorrect lot size/line as mentioned above, but also for failure to comply with standards: sidewalks don't count (including the one along retail 3b to the entrance), standards for multiple areas are not met (22.110.010137ci), purpose not met for some areas (space for gatherings). 3. There should not be a fourth floor since there is no bonus amenity space (see above). 4. Rather than minimize alteration of the critical area as required by our code, the project sites the building to impact the critical area. This is against code, and a significant adverse environmental impact. The City should request an independent geotechnical review as provided for in 23.80.050. Per 23.80.060 alterations of geologically hazardous areas must be certified safe as designed. The geotechnical reports stop short of certifying safety. I may send more comments later. Lora Attachment 19 1 Packet Pg. 406 �C- sw L -%e r GQVED r 2017 RENT SERVICES 4( C1 i Attachment 20 0 Z a N N CD 0 0 co T •� N Z IL E z M a Packet Pg. 408 6.1.a Lien, Kernen From: Gayle DAVIS <gayle.davis@davisdeshaies.com> Sent: Thursday, January 26, 2017 12:51 PM To: Lien, Kernen Cc: Norm Davis Subject: Re: Comments re Permit PLN20160054 Kernen. A quick correction in our earlier email message. In item 4, we identified the triangular lot as located on the south side of our property. It is actually located on the north side (McDonalds lots). I have made the correction in this version. Again, thanks. Norm On Jan 26, 2017, at 12:45 PM, Gayle DAVIS <gayle.davis@davisdeshaies.com> wrote: Dear Kernen, Thank you for posting the planning documents and associated information re PLN20160054 Westgate project. We have had the opportunity to review them and found them to be comprehensive and helpful. Again, thank you. Our questions are specific to our property. We own the residential lot and buildings at 23019 102nd Place West; located directly adjacent to the proposed building project in the Westgate area. We have the following questions: 1. Stability of the hill and plans to reinforce it: the plans describe various retaining wall options for ensuring the continued stability of the hillside and facilitating drainage. We are unclear as to the impact on our retaining walls / drainage system, and whether we would need to provide added reinforcement. We would appreciate additional conversation about the proposed retaining walls. 2. Impact on existing trees: We have several large old growth fir and cedar trees on our property that may be in the potential fall line of the new building and/or parking lot cars. Again, if we could have information re any potential impact on the existing flora both on our property and the adjacent Westgate hillside, we would much appreciate it. 3. Traffic increase in the Westgate stores next to the new construction: We shop frequently at the stores in this shopping area, and are very aware of how difficult it already is to egress from there. It is always a particularly long wait exiting from Bartell's lot and trying to go left onto 100th, which is often what we need to do. We have read the traffic analysis and understand it to state that no new changes to facilitate egress are needed. From observation of living above and using the Westgate Center for several years, respectfully the report seems to understate the impact. We believe that adding 80 housing units will have a significant impact on future Westgate Center traffic access / egress. 4. Future plans for the triangular lot located on the north side adjacent to our properk : The triangular portion of the property that comes up the hill also abuts to our property line. In looking at the drawings, we are not sure what the plans are for that portion of the property. Could you share what the plan is and what could be done there in the future? Attachment 21 1 Packet Pg. 409 We request that we be informed of any hearings related to it. If you need this information in a different form than an email, please let me know. Again, many thanks, Norm and Gayle Davis 23019 102nd Place West Edmonds, Washington 98020 tele: 425.774.7271 norm.davis@davisdeshaies.com gUle.davis@davisdeshaies.com Attachment 21 Packet Pg. 410 6.1.a Lien, Kernen From: Karen Goldsmith <karenmgoldsmith@yahoo.com> Sent: Friday, January 20, 2017 2:28 PM To: Lien, Kernen Subject: Proposed Apartments at 100th Ave W and Edmonds Way--PLN20160054 Follow Up Flag: Flag for follow up Flag Status: Flagged Mr. Lien, My name is Karen Goldsmith 9218 232nd St SW Edmonds, WA 98020-5025 ph.206-542-5418 I am writing about the proposed 85 unit complex to be built at Westgate Village I know the city of Edmonds wants to build more apartments in the Westgate area and I am sure it is for the revenue. Money Talks. What will happen to the businesses already at that location? Will building these apartments increase people spending their money in Westgate or downtown Edmonds. I think not. I have lived in Edmonds for 20 1/2 years and only shop at Bartell's and use the cleaners in Westgate Village. I only go to downtown Edmonds to get my hair cut and occasionally shop at "The Papery" for cards. I shop in Shoreline for groceries and other places outside of Edmonds. What about parking at the apartments. You could have up to 170 cars. Can they all park there? How can they access the area? Getting to and from there on Edmonds Way would be difficult. So the other alternative is to use 232nd St. SW. We already have extra traffic on my street as people use it as a shortcut to Westgate. So what is the plan for traffic on my street? The speed limit is only 25 which in itself is a joke. Also at 232nd St. SW and Edmonds Way is an emergency flashing light. According to Bertrand Haus it can't be made in to a regular signal as it is less than 1/2 miles away from the light on 236th St SW. So my concern is the traffic. So I hope the city planners will look in to this issue and come up with a reasonable plan. I am against this proposal but I am sure it will pass as it is about the money that Edmonds city will make. I would like to be on the email list for what is happening with this proposed Apartment Complex. Karen Goldsmith Attachment 22 1 Packet Pg. 411 6.1.a January 26, 2017 Comment regarding: Project location 10032 Edmonds Way, Edmonds File Number: PLN20160054 We have reviewed the above mentioned notice of application and are voicing some concerns regarding impacts of this proposal. Traffic Traffic along Edmonds Way in this area is very heavy overall. We reside on 102nd Place West, and have difficulties often times turning off our street to get to Edmonds Way. In general there are wait times to merge onto Edmonds Way. The ferry traffic leaving the Edmonds ferry dock creates backups beyond 102nd Place West, and often these cars leaving the ferry actually block our street entry onto the main street. Those drivers are not always watching, and often push through, without leaving an entry point to turn right. We have at times waited five minutes just to leave our street. 102nd Place West is one block from the stoplight intersection, and much further west than the proposed project. If we experience this difficulty entering Edmonds Way, I can only imagine a boggle much greater for cars to enter and exit such a large and dense project much further up the street almost to the corner. There is access to return to Edmonds Way by turning left at the far parking exit near the Bartells store, but this is often a boggle with cars moving from Firdale/91h towards Edmonds Way. Adding more left turns from Bartells would not be feasible. More traffic management is needed to merge to and from this proposed project back to Edmonds Way. It is too congested currently to accept 85 family units plus added retail. Safetv With 85 multifamily units of housing, there must be children who will be living in this facility. They would need to access a school bus stop, as the closest school is Sherwood Elementary. At present there is a bus stop area is next to 102nd Place West. Would these children be expected to wait at such a busy street for a school bus? Or would access to the bus be on 9th in front of the Bartells store? If so, they would be walking through a busy parking lot for Bartells and other stores in that front area. Bike traffic in this area is not safe. There are no bike lanes. Walkers to and from the various corners of this intersection might require longer walk times to cross. Attachment 23 1 Packet Pg. 412 6.1.a Retail Parkin Currently there is adequate parking for the retail on this corner. But there can be times when this area, plus QFC and Goodwill lots across the street, are fully parked. This intersection likely produces more retail income than many other spots in Edmonds. It is hard to imagine that adding another 85 multifamily units with minimal designated parking spots for those residents, in addition to adding more retail to this spot, can absorb added parking needs. Conclusion While we believe in density in appropriate areas, this site confounds us. It does not provide adequate safe access for all. This is not a good spot for such a dense piece of development. Signed: Lesly Kaplan Michael Levine 23027 102nd Place West Edmonds WA 98020 425-778-0311 Attachment 23 1 Packet Pg. 413 6.1.a ro" v Providing quality water, power and service at a competitive price that our customers value Kernen Lien City of Mukilteo 11930 Cyrus Way Mukilteo, WA 98275 Dear Mr. Lien: April 14, 2017 Reference No.: Edmonds —Westgate 91-unit Mixed Use Building District DR Number: 17-074 The District presently has sufficient electric system capacity to serve the proposed development. However, the existing District facilities in the local area may require upgrading. Existing PUD facilities and easements may need modifications or relocations at the developer's expense. Any relocation, alteration or removal of District facilities to accommodate this project shall be at the expense of the project developer, and must be coordinated with the PUD in advance of final design. Please include any utility work in all applicable permits. Cost of any work, new or upgrade, to existing facilities that is required to connect this proposed development to the District electric system shall be in accordance with the applicable District policy. The developer will be required to supply the District with suitable locations/easements upon its property for any electrical facilities that must be installed to serve the proposed development. Please contact the District prior to design of the proposed project. For information about specific electric service requirements, please call the District's South County office at 425-670-3200 to contact a Customer Engineer. Sincerely, Mark A. Oens Senior Manager Planning, Engineering, & Technical Services 1802 — 751' Street S.W. • Everett, WA ■ 98203 l Mailing Address: P.O. Box 1107 • Everett, WA ■ 98206-1107 425-783-4300 • To]] -free in Western Washington at 1-877-783-1000, ext. 4300 • www.snopud.com Attachment 24 Packet Pg. 414 6.2 Architectural Design Board Agenda Item Meeting Date: 05/3/2017 Phase I District Based Design Review for Graphite Art Studios at 202 Main Street (PLN20170016) Staff Lead: Kernen Lien Department: Planning Division Prepared By: Kernen Lien Background/History N/A Staff Recommendation Provide guidance to applicant and design review guidelines and continue to a date certain for Phase 2 of the public hearing process. Narrative Architect Scott Miller, representing property owner Mary Olsen, submitted an application for a new mixed -use building at 202 Main Street located in the southeastern corner of 2nd Avenue South and Main Street. The site is located within the Downtown Business (Downtown Mixed Commercial), BD2, zone. The proposed two-story 20,000 square foot building, referred to as the "Graphite Art Studios," will contain art studios, art gallery space, a cafe, three two -bedroom apartments and an additional 9,540 square feet of underground parking. The project site is 14,411 square feet and is currently houses the Marvel Marble business which will be demolished to make room for the proposal. Pursuant to ECDC 20.12.010, proposed developments that require a State Environmental Policy Act (SEPA) threshold determination are reviewed by the ADB in a two-phase public hearing process. The ADB's decision on such applications is a Type III-B decision. Attachments: PLN20170016 Phase 1 Staff Report with Attachments Packet Pg. 415 6.2.a `nC. 18y%) CITY OF EDMONDS 121 5'h Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmoodswa.gov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION PLANNING DIVISION MEMORANDUM "PUBLIC HEARING: PHASE 1" To: Tr chitectural sigh Board (ADB) From: K -nen Lien, Senior Planner Project: Graphite Art Studios (File No. PLN20170016) Date of Report: April 25, 2017 Public Hearing: Wednesday — May 3, 2017 at 6:00 P.M.* (Phase 1) Edmonds Public Safety Complex: Council Chambers 250 - 5"' Avenue North, Edmonds, WA 98020 * Note: The public hearing will be continued to a date certain for Phase 2 of the two -phased design review process. L PROJECT PROPOSAL: Architect Scott Miller, representing property owner Mary Olsen, submitted an application for a new mixed -use building at 202 — Main Street located at the southeastern corner of 2°d Avenue South and Main Street. The site is located within the Downtown Business (Downtown Mixed Commercial), BD2, zone (Attachment 8). The proposed two-story 20,000 square foot building, referred to as the "Graphite Art Studios," will contain art studios, art gallery space, a caf6, three two -bedroom apartments and an additional 9,540 square feet of underground parking. The project site is 14,411 square feet and is currently houses the Marvel Marble business which will be demolished to make room for the proposal. The land use application, cover letter describing the proposal, and preliminary project design plans are included in Attachment 1 — 3 respectively. This is considered "Phase 1" of the public hearing process. H. GENERAL INFORMATION: Owner/Applicant: Mary Olsen 221 - 2nd Avenue North Edmonds, WA 98020 Packet Pg. 416 6.2.a Location: 202 Main Street Tax Parcel Number: 00454800101300 Zoning: The site is located within the Downtown Business (Downtown Mixed Commercial), BD2, zone, subject to ECDC Chapter 16.43. (Attachment 8) Proposed Use: The completed project will include art studios, art gallery space, a cafe, three two - bedroom apartments and 20 underground parking spaces. Existing Use: The site is currently contains a 13,260 square foot building that houses Marvel Marble. Process: Pursuant to ECDC 20.12.010, proposed developments that require a State Environmental Policy Act (SEPA) threshold determination are reviewed by the ADB in a two-phase public hearing process. The ADB's decision on such applications is a Type III-B decision. III. ADB REVIEW PROCESS: The subject site is located within the Downtown Business (Downtown Mixed Commercial), BD2, zone, which requires district -based design review. Since the project triggers a threshold determination under the State Environmental Policy Act (SEPA), it is reviewed as part of a two - phased public hearing process before the Architectural Design Board (ADB). This process is outlined in Edmonds Community Development Code (ECDC) Chapter 20.12 and is summarized below. The subject land use application (Attachments 1 through 3) begins Phase 1 of the two -phased ADB public hearing process. Pursuant to ECDC 20.12.005.A, for Phase 1 of the process, the applicant must provide a preliminary conceptual design and must also provide a description of the property to be developed noting all significant characteristics. The ADB will use this information to make factual findings regarding the particular characteristics of the property and will prioritize the design guideline checklist (Attachment 4) based upon these facts in addition to the design objectives of the City's Comprehensive Plan and within the Edmonds Community Development Code. Following public testimony at the Phase 1 hearing and establishment of the design guideline checklist by the ADB, the public hearing shall be continued to a date certain, not to exceed 120 days from the Phase 1 hearing date. Pursuant to ECDC 20.12.005.13, the purpose of the continuance of the hearing to Phase 2 is to allow the applicant to design or redesign the initial conceptual design to address the input of the public and the ADB by complying with the prioritized design guideline checklist criteria. Once this is done, the design will be submitted to staff, who will review the proposal and schedule the project for final review (Phase 2). Staff will provide a more detailed analysis of the proposal's compliance with the prioritized design guidelines as well as all applicable zoning standards in advance of the Phase 2 hearing. The ADB will further review the design of the project and will make the final decision on the design proposal at the conclusion of Phase 2 of the public hearing. This ADB process has been developed in order to provide for public and design professional input at an early point in the process. If/when approved, the applicant would later submit a building permit application for the project, and specific compliance with applicable development standards (such as height and setbacks) would be reviewed by staff as part of the building permit application review. Graphite Studios PLN20170016 — Phase I Page 2 of 7 Packet Pg. 417 6.2.a IV. NATURAL ENVIRONMENT: 1. Tomizi-aphy: The majority of the site is relatively level with a gentle downwards slope generally towards the west with an elevation change of 6 feet from the eastern side of the property to the western side. 2. Critical Areas: A Critical Areas Checklist was reviewed in under File No. CRA20170032 and it was determined that no critical areas were located on nor adjacent to the site, and a "Waiver" was issued. SEPA Review: Review under the State Environmental Policy Act (SEPA) was required for this project because the proposed project exceeds 4,000 square feet of new building area. A SEPA checklist was submitted with the application (Attachment 9) SEPA Mitigated Determination of Nonsignificance was issued on April 7, 2017 (Attachment 10). The mitigation measure on the SEPA determination is in regards to potential contamination at the site and requiring documentation of compliance with the Model Toxics Control Act prior to the issuance of any building permits associated with the project. At the time of the issuance of this report, no comments or appeals of the SEPA determination have been received. Notice of the SEPA determination was included with the Notice of Application and Public Hearing for the project, and declarations of posting and mailing and an affidavit of publication of the SEPA Determination of Nonsignificance are included for reference with the public notice materials in Attachment 11. V. TECHNICAL COMMITTEE: The Phase 1 portion of the subject application was reviewed and evaluated by Snohomish County Fire District #1, Public Works Department, Building Division, and Engineering Division. Snohomish County Fire District #1 identified portions of the fire code that will apply to the project (Attachment 12). Hydrant locations and fire department connections should be identified on the Phase 2 plans. The Building Division noted comments submitted during the preapplication meeting for the proposal and compliance with building code requirements will be reviewed with building permit and site inspections (Attachment 13). The Public Works Department's Recycling Coordinator reviewed the project and submitted the same comments that were provided at the preapplication meeting. It is noted that the proposed trash collection for the site (in the southeast corner of the development) appears inadequate and that more space will be required (Attachment 14). The Engineering Division noted no comments from Engineering at this phase (Attachment 15). The City's Traffic Engineer noted that a traffic impact analysis will be required for the project and the traffic impact analysis should be provided for the Phase II review (Attachment 16). Additional review will be conducted by all applicable departments at the time of the Phase 2 submittal as well as at the time of building permit review. Additional comments may be provided by other reviewing departments at those times. Graphite Studios PLN20170016 — Phase I Page 3 of 7 Packet Pg. 418 6.2.a VI. DEVELOPMENT CODE AND COMPREHENSIVE PLAN ANALYSIS 1. ECDC 16.43 — Downtown Business Zone (BD2) A. ECDC 16.43.020 Uses The site is located in the Downtown Business (Downtown Mixed Commercial), BD2, zone and is subject to the requirements of ECDC 16.43 (Attachment 5). The current proposal is for a mixed -use building, which would include three multi -family residential units, a caf6, art studios and an art gallery. These are all permitted primary uses in the BD2 zone pursuant to ECDC 16.43.020. B. Pursuant to ECDC 16.43.030, development standards in the BD2 zone are as follows: Minimum Height of Minimum Minimum Minimum Minimum Minimum Ground Floor Zone Lot Area Lot Street Side Rear Maximum Height z within the (Sq. Ft.) Width Setback Setback' Setback' Designated Street Front BD2 None None 0' 01 30' 12' The setback for buildings and structures located at or above grade (exempting buildings and structures entirely below the surface of the ground) shall be 15 feet from the lot line adjacent to residentially (R) zoned property. Specific provisions regarding building heights are contained in ECDC 16.43.030(C). "Minimum height of ground floor within the designated street -front" means the vertical distance from top to top of the successive finished floor surfaces for that portion of the ground floor located within the designated street front (see ECDC 16.43.030(B)); and, if the ground floor is the only floor above street grade, from the top of the floor finish to the top of the ceiling joists or, where there is not a ceiling, to the top of the roof rafters. "Floor finish" is the exposed floor surface, including coverings applied over a finished floor, and includes, but is not limited to, wood, vinyl flooring, wall-to-wall carpet, and concrete, as illustrated in Figure 16.43-1. Figure 16.43-1 shows an example of a ground floor height of 15 feet; note that the "finished" ceiling height is only approximately 11 feet in this example. C. Setbacks: Since the subject site is not adjacent to residentially (R) zoned property, no setbacks are required for the proposed building. D. Height: The maximum allowed height in the BD2 zone is 30 feet. Certain height exceptions are provided for in ECDC 16.43.030.C.3. Height calculations were not provided with the Phase I design documents. Measuring from the main floor elevation (which appears to be close to what the average grade would be), the building is 29' 9" in height. While it appears that the proposed building will comply with the applicable height requirements; height calculations should be provided with Phase II to in order to verify the proposal is consistent with the height requirements. E. Minimum Height of Ground Floor: Pursuant to ECDC 16.43.030.13, the designated street front for the subject site is 45 feet measured perpendicular from 2❑d Avenue South and Main Street. Development within the designated street front within the BD2 zone shall only consist of commercial uses. The portion of the proposed building within the designated street front area will be occupied by commercial uses including artist studios, art gallery and a caf6. In addition to the requirement for the designated street front to be occupied by a commercial use, there is also a minimum ground floor height requirement of 12 feet within the designated street front. The elevation views in Attachment 3 indicated a ground floor height of 15 feet. Compliance with this requirement will be confirmed during future review of more detailed plans. Graphite Studios PLN20170016 — Phase I Page 4 of 7 Packet Pg. 419 6.2.a F. Parking: Pursuant to ECDC 16.43.030.D, no parking is required for any commercial floor area of permitted uses located within the BD2 zone, and pursuant to ECDC 17.50.010.C, one parking stall is required per residential unit for properties within the downtown business area as defined in ECDC 17.50.070.B. The applicant has indicated that approximately 20 parking stalls will be provided in a parking garage within the building. This exceeds the required ratio of one stall per residential units since the proposal is for 3 residential units. G. Open Space: In accordance with ECDC 16.43.030.E, at least five percent of the lot area of the project must be devoted to open space. With a lot area of 14,411 square feet, 720 square feet of open space is required. The proposal provides open space in the northeast corner of the development in front of the cafe and northwest corner with a patio that is accessible from the sidewalk. This open space must meet the criteria in subsections (1) — (3) and will be reviewed in further detail at Phase 2 of the hearing and then at building permit. 2. ECDC 20.12 District -Based Design Guidelines A. Pursuant to ECDC 20.12.070.A, in conducting its review, the ADB shall use the design guidelines and design review checklist applicable to the district -based design review process. These guidelines and checklist are included for reference as Attachment 4. The ADB will utilize the checklist to prioritize the design guidelines for the subject proposal. B. Compliance with the district -based design guidelines will be reviewed by the ADB during Phase 2 of the review process. 3. ECDC 20.13 Landscaping Requirements A. ECDC 20.13 contains specific landscaping requirements for new developments, which the ADB and Hearing Examiner are allowed to interpret and modify according to ECDC 20.13.000. B. As is typical with most development in the Downtown Business (BD) zones, the majority of the site will be covered by the proposed building since no setbacks are required. A landscape insert is provided on Sheet I of Attachment 3 for those areas where room exists for some landscaping. C. Street trees will be required in order for the project to comply with the City's street tree requirements. 4. ECDC 22.43 Design Standards for the BD Zones A. Design standards applicable to the BD zones are provided in ECDC Chapter 22.43 (Attachment 6). B. Compliance with the BD design standards will be reviewed by the ADB during Phase 2 of the review process. 5. Commehensive Plan Urban Design Objectives A. In addition to the design guidelines applicable to the district -based design review process (Attachment 4) and the BD design standards (Attachment 6), the proposal must also comply with the applicable downtown design objectives of the Comprehensive Plan due to the site's location within the "Downtown Mixed Commercial" and within the "Downtown/Waterfront Activity Center" designations of the Comprehensive Plan. Refer Graphite Studios PLN20170016 — Phase I Page 5 of 7 Packet Pg. 420 6.2.a to Pages 125 through 127 of the December 2016 Comprehensive Plan for the downtown design objectives (Attachment 7). B. Compliance with the downtown design objectives of the Comprehensive Plan will be reviewed by the ADB during Phase 2 of the review process. VII. PUBLIC NOTICE: A "Notice of Application, Public Hearing, and SEPA Determination" was issued on April 7, 2017. This notice was posted at the subject site, Public Safety Complex, Community Development Department, and at the Library. The notice was also mailed to property owners within 300 feet of the site and published in the Everett Herald. The public notice materials are included as Attachment 11. The City has complied with the noticing provisions of ECDC 20.03, No public comments have been received to date. VIIL CONCLUSION AND RECOMMENDATION: Pursuant to ECDC 20.12.020.A.1, the purpose of Phase 1 of the public hearing process is for the ADB to identify the relative importance of design criteria that will apply to the project proposal during the subsequent design review. The basic criteria to be evaluated are listed on the design guidelines checklist (Attachment 4). In identifying the relative importance of the design criteria, the ADB must utilize the applicable design guidelines of the BD2 zone, the downtown design objectives in the Comprehensive Plan, and any relevant district -specific design objectives of ECDC Chapters 20.12 and 20.13. Staff recommends that the ADB conduct the following after the public comment portion of the Phase 1 public hearing: 1. The ADB should consider all applicable design guidelines and standards referenced throughout this report and must complete the design guidelines checklist (contained within Attachment 4), prioritizing all applicable design guidelines and objectives. The public hearing shall be continued to a date certain for Phase 2 of the public hearing process, not to exceed 120 days from the Phase 1 meeting date. IX. PARTIES OF RECORD: City of Edmonds 121 5th Ave N Edmonds, WA 98020 Scott Miller 1408 — 140t" PI NE Suite 250 Bellevue, WA 98007 X. ATTACHMENTS: 1. Land Use Application 2. Applicant's Cover Letters 3. Preliminary Project Plans (Phase 1) Graphite Studios PLN20170016 — Phase I Page 6 of 7 Mary Olsen 221 -2 d Avenue N Edmonds, WA 98020 Packet Pg. 421 6.2.a 4. Design Guideline Checklist 5. ECDC 16.43: BD — Downtown Business 6. ECDC 22.43: Design Standards for the BD Zones 7. Comprehensive Plan Excerpt Urban Design Goal B: Downtown/Waterfront Activity Center 8. Zoning and Vicinity Map 9. SEPA Checklist 10, SEPA Determination of Nonsignificance 11. Public Notice Materials for Notice of Application, Phase 1 Hearing, and SEPA DNS 12. Fire District Comments 13. Building Division Comments 14. Recycling Coordinator Comments 15. Engineering Division Comments Graphite Studios PLN20170016 — Phase I Page 7 of 7 Packet Pg. 422 6.2.a City of Edmonds v Land Use Application ARCHITECTURAL DESIGN REVIEW FOR OFFICIAL USE ONLY 7 COMPREHENSIVE PLAN AMENDMENT `I CONDITIONAL USE PERMIT FILE # ZONE 7 HOME OCCUPATION DATE REC'D BY FORMAL SUBDIVISION SHORT SUBDIVISION FEE RECEIPT # LOT LINE ADJUSTMENT HEARING DATE PLANNED RESIDENTIAL DEVELOPMENT OFFICIAL STREET MAP AMENDMENT ❑ HE ❑ 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 LOCATION ZyZ M Ari A sAr, E� Mo �-A o !�. wA 90 0 � PROJECT NAME (IF APPLICABLE) co &1,io GJ ��T 1 1 - r i `)-u \m c� PROPERTY OWNER frl�t GL.SG�I PHONE# t4'a) Zia' !4✓L ADDRESS Z Uy1 H . c-o Nt,o M o! t W4 $ O 7,v FAX# TAX ACCOUNT #Ou454ioU1V130(7 SEC. Z3 TWP. Zinc RNG.')E� DESCRIPTION OF PROJECT OR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY) Pf- IJ y i3,Lbe Sr 1910ii, (ZiJIl"11-14, GON�Mk)(,T A Orw y C-toft 3�tl.DlNh tflrrrtr 5►%o1% Nraw 1,u►(.-VW4 I5 ZD OaL yr- + 4v 51' QMo-11o% DESCRIBE HOW THE PROJECT MEETS APPLICABLE CEDES (ATTACH COVER LETTER AS NECESSARY) ro"Ous Ili. GW1A,t>f& ?a rGOL nouns X-NIµR APPLICANT M m ®L SEI-I PHONE #r� (W) v d ' 4 3 1, ADDRESS ZZI ilf i?- OmDtAoc-) Lg+ Q ✓UZ� E-MAIL MG16GIALt. @- COMGAhi,/41�-T FAX # CONTACT PERS /AG 7W5 ILIAC Iirka- lrf<-)PHONE# 1 �ZS1 Tim'7�20 ADDRESS 140 1 4o QL NE. S u i iT &5-o P, Le\14 t: V LW4 1' ,,� v ell E-MAIL F 1-4 C� tj I.I4AL5 I & CDKC-A 5T, NET 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 ed in whole or part upon false, misleading, inaccurate or incomplete information furnished by the applicant, his/her/its agents r employees. By my signature, I certify that the informati and exhi its her i submitted are true and correct to the best of my knowledge and that I am authorized to file this applicati n the b of a wrier as listed below. SIGNATURE OF APPLICA /AG oT DATE aq�J/ 1 Property Owner's Authorization I, �IA(! / 6 LSO , certify under the penalty of perjury under the laws of the State of Washington th t the following is a true and correct statement: I have authorized the above Applicant/Agent to apply for the subject land use application, and grant my permission for the public officials and the staff of the City of Edmonds to enter the subject property for the purposes of inspection an s 'ng attenda this application. SIGNATURE OF OWNER DATE Questions? Call (425) 771-0220. Revised on 8122112 B - Land Use Application Page 1 of 1 Attachment 1 I Packet Pg. 423 6.2.a 2/1/17 City of Edmonds Development Services 121 5t" Ave N Edmonds, WA 98020 Cover Letter for the proposed development at 202 Main St. (tax #00454800101300). The proposed new two story building with underground parking is located at the NW corner of the block fronted by Main St and 2"d Ave S. The project is also bounded by existing paved alleys to the east and south. The existing one story, commercial building will be demolished as part of this project. The Comprehensive Plan allows for Commercial and Residential Mixed Use. This project has artist studios and demonstration area, an art gallery, a cafe, 3 apartments and underground parking. The project will follow guidelines set up in the Edmonds Community Development Code (ECDC). Design Standards will be met, at least in part, by the following architectural design and features; The building facade has greater material and architectural accents on the lower half of the building, accentuated by slate tiles, landscape planters, distinct overhangs and fixed awnings at entryways, public spaces and sidewalk. The building has substantial exterior modulation on both sides facing Main Street and 2"d Ave, as well as the alley to the south. The main entrance faces Main St and a secondary entrance faces the alley to the south. All entryways are directly accessible from the street, and have distinct sloped awnings or overhangs that create pedestrian protection from weather as well as provide shade lines and additional modulation of the facade .Ground level details include projecting slate tile planters, sitting areas, large column bases (plinths), recessed building corners for greater visibility, natural wood soffits at awnings and large storefront windows to increase the visual connection from the exterior to the interior spaces and out. Building signage will be above the main entry doors below the awnings, and may be accented by blade signs, easily visible from the sidewalk. Any rooftop HVAC equipment will be screened and set back from the building edge. There will be no ground level HVAC equipment. Attachment 2 1 Packet Pg. 424 6.2.a potle 17 U-1641 ��f 10 14 .(PER STATUTORY WARRANTY DEED AFN 201512280304) PARCEL A: LOTS 13,14, 15 AND 16, BLOCK 1 GEPHART'S 1ST ADDITION TO EDMONDS, ACCORDING TO THE PLAT THEREO FRECORDED IN VOLUME 5 OF PLATS, PAGE 43, RECORDS OF SNOHOMISH COUNTY, WASHINGTON. WE T j Lt-,-,tes! ir LA :d.. 44 SID mAiN s1r v mow 1"mr ID 151� It R �11 r 7- 00 O iodelo A -�o WOW s-P It 0`S, :s\0 19 06 do 0 10' 11 % , -, - , , tip I• lglolv 4-11 Orr z-Z Frzlo f-:Ivio�l IJ07 N1 J:�rfo ly 1 0491� o 'e, ri�2 A4 C, A, f-t .4� 3, N.: rz 4-. P rFA" 490 1� rAtIL 6-/>t4wir 9,54to (14) i mkq- ov-,-70� �Vrlo",,Ar% 1AJA- nb4o 4-n M,* I AL- C 651 CAO-T, f-jr FIIII IIJAI I (4t�6) 270-4- 4Mo I )t ;Ai fle- 47 ell-, ri U--*T IQ W* 9 t-1 17. -1 4o tj pooj<i C r,' b(4114 I 1,J 6f ::r7 coo 1-)tz- 5�oo + 433D r-74cp SCALE: /5,01� 47[iii .�j APPROVED BY: DRAWN BY 9 DATE: I(jp I I REVISED j4T 7, ` �r� VA DRAWING NUMBER Packet Pg. 425 6.2.a NE 1 /4, SE 1 /4 SECTION 23, TOWNSHIP 27 NORTH, RANGE 3 EAST, W.M. , �:�� EXIST FIRE, \ HYDRANTr yy' EXIST UPGRADE EXISTING RAMP �,�� , WER POLE '� \ PER CITY REQUIREMENTS ` \ \ W/ TRUNCATED DOMES \ �, 4Felp \ REUSE WATER / METER 4" FIR UPGR SIDEWALKS & CURBS T TY ` i 1 4'-kJAX HEIGHT ! a�� % STANDARDS Ile WALL*PURARCH IN, `rye � . � o.,, - - ya f •, PIV W/ DCWA 4x 4' STRE RE'E' INSIDE BLD '% GRATE W/ TREES �. ri ' . / �. ♦�� � DSCAPE, TYP P FDC I V, f ��—' � ENTRY 42.0 LINDE€IG OUND POWER ,`LINE AS TEED 1' 4P \ ROOF / OVERHANG ! u UPGRADE SIDEWALKS & CURBS TO CITY STANDARDS 4' x 4' STREET TREE GRATE W/ TREES PER LANDSCAPE, TYP POC TO PLUMBING IE: 29.5± 6" SS @ 2% MIN N PROPOSED BUILDING MAIN FFE = 42.0 i ! 39.0 (SEE 2/- FOR CONTINUATION) G y W i < G P a ti REPLACE CB °♦° 41.0 �\ W/TYPE 11p .tea w� �o ROOF OVERHANG 1 i GRADING AND UTILITY PLAN 11 2' MAX HEIGHT WALL PER ARCH ROOF OVERHANG SHORING PLANS WILL BE REQUIRED IN FUTURE PHASES OF DESIGN SCALE: 1" = 20' 20 BASEMENT DRAINAGE PER PLUMBING TO PUBLIC STORM SYSTEM PER DRAINAGE PLAN FTG STEP (VARIES TYPE 11 CB 30 LF - TO DETENTION SYSTEM IE = 30.0 TYPE 11 CB W/ FLOW CONTROL STRUCTURE IE (12" W) = 30.5 � I --�o 10 20 40 ENGINEERING 250 4TH AVE. S., SUITE 200 EDMONDS, WASHINGTON 98020 PHONE (425) 778-8500 FAX (425) 778-5536 12/08/16 M co Z uj uj O > > 0- � yj CC tY Z Z () �D Iii 0 � Ld r) O N Y 0_ DESIGN: VD DRAWN: JCS CHECK: JPU JOB NO: 16259.20 DATE: 10/06/16 Z Q J F Z . � 0 Z Q � Q � Q Q (fi © > © M Z Q O 0 W Q W N W C V � F6 SHEET: C3sl BASEMENT PLAN A SCALE: 1" = 20' 20 0 10 20 40 Attachment 3 1 Packet Pg. 426 (PER STATUTORY WARRANTY DEED AFN 201512280304) PARCEL A: LOTS 13, 14, 15 AND 16, BLOCK 1 GEPHART'S 1ST ADDITION TO EDMONDS, ACCORDING TO THE PLAT THEREO FRECORDED IN VOLUME 5 OF PLATS, PAGE 43, RECORDS OF SNOHOMISH COUNTY, WASHINGTON. THE-NQP,TH HALF OF THE FOLLOWING DESCRIBED TRACT---,- '" LOTS 17, 1 0, 21 AND 22, BLOCK 1, GE H-AR``"S 1ST ADDITION TO EDMONDS, ACCO I�thl. TO THE PLAT OF RECORDED IN VOLUME 5 OF PLATS, PAGE, DS OF SNOHOMISH COUNTY, WASHINGTON. --' O EXCEPT THE NOR ><i TERLY 16 FEE t� T 17, AS CONVEY THE TOWN OF EDMONDS FOR PUBLIC BY DEED 13EibED IN VOLUME 88 OF DEEDS, PAGE 217. N 29'02'35" E BETWEEN SURVEY MONUMENTS FOUND ON THE CENTERLINE OF 2ND ST., PER GPS OBSERVATIONS, WASHINGTON STATE PLANE COORDINATE SYSTEM, NORTH ZONE. 1. GEPHART'S 1ST ADDITION, RECORDED IN VOLUME 5 OF PLATS, PAGE 43, RECORDS OF SNOHOMISH COUNTY, WASHINGTON. 2. RECORD OF SURVEY, RECORDED UNDER AUDITOR'S FILE NO. 8902155001, RECORDS OF SHOHOMISH COUNTY, WASHINGTON. 3. RECORD OF SURVEY, RECORDED UNDER AUDITOR'S FILE NO. 200306045002, RECORDS OF SNOHOMISH COUNTY, WASHINGTON. NAVVD(88) PER GPS OBSERVATIONS. 1. THE TOPOGRAPHIC SURVEY SHOWN HEREON WAS PERFORMED IN MARCH OF 2016. THE FIELD DATA WAS COLLECTED AND RECORDED ON MAGNETIC MEDIA THROUGH AN ELECTRONIC THEODOLITE. THE DATA FILE IS ARCHIVED ON DISC OR CD. .WRITTEN FIELD NOTES MAY NOT EXIST. CONTOURS ARE SHOWN FOR CONVENIENCE ONLY. DESIGN SHOULD RELY ON SPOT ELEVATIONS. 2. BURIED UTILITIES SHOWN BASED ON RECORDS FURNISHED BY OTHERS AND VERIFIED WHERE POSSIBLE IN THE FIELD. GEODIMENSIONS ASSUMES NO LIABILITY FOR THE ACCURACY OF THOSE RECORDS OR ACCEPT RESPONSIBILITY FOR UNDERGROUND LINES WHICH ARE NOT MADE PUBLIC RECORD. FOR THE FINAL LOCATION OF EXISTING UTILITIES IN AREAS CRITICAL TO DESIGN CONTACT THE UTILITY OWNER/AGENCY. AS ALWAYS, CALL 1-800-424-5555 BEFORE CONSTRUCTION. 3. SUBJECT PROPERTY TAX PARCEL NO. 00454800101300 4-. TOTAL SUBJECT PROPERTY AREA PER THIS -SURVEY 00454800101300: 14,411 SF.. (0.33 ACRES) 5. THIS SURVEY WAS PERFORMED WITHOUT THE BENEFIT OF A TITLE REPORT. EASEMENTS AND OTHER ENCUMBRANCES MAY EXIST THAT ARE NOT SHOWN HEREON. 6. INSTRUMENTATION FOR THIS SURVEY WAS A TRIMBLE ELECTRONIC DISTANCE MEASURING UNIT. PROCEDURES USED IN THIS SURVEY WERE DIRECT AND REVERSE ANGLES, NO CORRECTION NECESSARY. MEETS STATE STANDARDS SET BY WAC 332-130-090. L+J AREA DRAIN ASPHALT SURFACE b44�Q4Qu{ BUILDING — ( CENTERLINE ROW CONCRETE SURFACE 7 CONCRETE WALL ® DECK 'Y' FIRE DEPT CONNECTION V FIRE HYDRANT ►®� MONUMENT IN CASE (FOUND) PST ❑ POST P POWER (OVERHEAD) SS SEWER LINE tV) SEWER MAINTENANCE STRAIN POLE SIGN (AS NOTED) SD STORM DRAIN LINE T TELEPHONE (OVERHEAD) �- SIZE TYPE( o ) TREE (AS NOTED) UT UTILITY LINE W WATER LINE WM" WATER METER A WATER POST INDICATOR VALVE WV N WATER VALVE UP POWER (UNDERGROUND) PP ^c POWER POLE W/ LIGHT -. tern. 5a -. tern. 5a g 1 sf'E, ' 10 P «? � Est"ii to NOV Z� 4 10 0 5 10 ( IN FEET ) 1 inch = 10 ft. W-- W I CB T-1 RIM=37_96 U GE (N)=29.35 CHANNEL 6.2.a Y I x W t.3e �c rD� V 1 Lu Lu l.L. Q Cr ® Z Z N D °= 0 ti o PY] M o 06 N W C) o � o =^ w O W � J o ®Z a Z IL II-_ 0 0 ti 0 N Z J � d r 00 11, N _ UN C ry O N (rr+^^. 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V cu Q GC y� J Packet Pg. 435 6.2.a Applying the Design Guidelines When designing projects and issuing permits for new developments, applicants and City staff will rely on these guidelines to help define specific design conditions that will be required for project approval. As these design guidelines get applied to particular development projects, some important things to remember are: 1. Each project is unique and will pose unique design issues. Even two similar proposals on the same block may face different design considerations. With some projects, trying to follow all of the guidelines could produce irreconcilable conflicts in the design. With most projects, reviewers will find some guidelines more important than others, and the guidelines that are most important on one project might not be important at all on the next one. The design review process will help designers and reviewers to determine which guidelines are most important in the context of each project so that they may put the most effort into accomplishing the intent of those guidelines. 2. Project must be reviewed in the context of their zoning and the zoning of their surroundings. The use of design guidelines is not intended to change the zoning designations of land where projects are proposed; it is intended to demonstrate methods of treating the appearance of new projects to help them fit their neighborhoods and to provide the Code flexibility necessary to accomplish that. Where the surrounding neighborhood exhibits a lower development intensity than is current zoning allow, the lower -intensity character should not force a proponent to significantly reduce the allowable size of the new building. 3. Many of the guidelines suggest using the existing context to determine appropriate solutions for the project under consideration. In some areas, the existing context is not well defined, or may be undesirable. In such cases, the new project should be recognized as a pioneer with the opportunity to establish a pattern or identity from which future development can take its cues. In light of number 2 above, the site's zoning should be considered an indicator of the desired direction for the area and the project. 4. Each guideline includes examples and illustrations of ways in which that guidelines can be achieved. The examples are just that — examples. They are not the only acceptable solution. Designers and reviewers should consider designs, styles and techniques not described in the examples but that fulfill the guideline. 5. The checklist which follows the guidelines (Checklist) is a tool for determining whether or not a particular guideline applies to a site, so that the guidelines may be more easily prioritized. The checklist is neither a regulatory device, nor a substitute for evaluating a sites conditions, or to summarize the language of examples found in the guidelines themselves. Page 1 of 22 Revised by ADB 3/1 /06 Attachment 4 1 Packet Pg. 436 6.2.a Considering the Site Edmond's Land Use Code sets specific, prescriptive rules that are applied uniformly for each land use zone throughout the city. There is little room in the Code's development standards to account for unique site conditions or neighborhood contexts. A project architect can read the Code requirements and theoretically design a building without ever visiting the site. However, to produce good compatible design, it is critical that the project's design team examine the site and its surrounding, identify the key design features and determine how the proposed project can address the guidelines' objectives. Because they rely on the project's context to help shape the project, the guidelines encourage an active viewing of the site and its surroundings. For a proposal located on a street with a consistent and distinctive architectural character, the architectural elements of the building may be key to helping the building fit the neighborhood. On other sites with few attractive neighboring buildings, the placement of open space and treatment of pedestrian areas may be the most important concerns. The applicant and the project reviewers should consider the following questions and similar ones related to context when looking at the site: ■ What are the key aspects of the streetscape? (The street's layout and visual character) ■ Are there opportunities to encourage human activity and neighborhood interaction, while promoting residents' privacy and physical security? ■ How can vehicle access have the least effect on the pedestrian environment and on the visual quality of the site? ■ Are there any special site planning opportunities resulting from the site's configuration, natural features, topography etc.? ■ What are the most important contextual concerns for pedestrians? How could the sidewalk environment be improved? ■ Does the street have characteristic landscape features, plant materials, that could be incorporated into the design? ■ Are there any special landscaping opportunities such as steep topography, significant trees, greenbelt, natural area, park or boulevard that should be addressed in the design? ■ Do neighboring buildings have distinctive architectural style, site configuration, architectural concept? Page 2 of 22 Revised by ADB 3/1 /06 Attachment 4 1 Packet Pg. 437 6.2.a Design Guidelines Checklist This checklist is intended as a summary of the issues addressed by the guidelines. It is not meant to be a regulatory device or a substitute for the language and examples found in the guidelines themselves. Rather, it is a tool for assisting the determination about which guidelines are the most applicable on a particular site. A. Site Planning N/A Lower Priority Higher Priority 1. Reinforce existing site characteristics ❑ ❑ ❑ 2. Reinforce existing streetscape characteristics ❑ ❑ ❑ 3. Entry clearly identifiable from the street ❑ ❑ ❑ 4. Encourage human activity on street ❑ ❑ ❑ 5. Minimize intrusion into privacy on adjacent sites ❑ ❑ ❑ 6. Use space between building and sidewalk to provide security, privacy and interaction (residential projects) ❑ ❑ ❑ 7. Maximize open space opportunity on site (residential projects) ❑ ❑ ❑ 8. Minimize parking and auto impacts on pedestrians and adjoining property ❑ ❑ ❑ 9. Discourage parking in street front ❑ ❑ ❑ 10. Orient building to corner and parking away from corner on public street fronts (corner lots) ❑ ❑ ❑ B. Bulk and Scale N/A Lower Higher Priority Priority 1. provide sensitive transitions to nearby, less- ❑ ❑ ❑ intensive zones Page 3 of 22 Revised by ADB 3/1 /06 Attachment 4 1 Packet Pg. 438 6.2.a C. Architectural Elements and Materials N/A Lower Priority Higher Priority 1. Complement positive existing character and/or respond to nearby historic structures ❑ ❑ ❑ 2. Unified architectural concept ❑ ❑ ❑ 3. Use human scale and human activity ❑ ❑ ❑ 4. Use durable, attractive and well -detailed finish materials ❑ ❑ ❑ 5. Minimize garage entrances ❑ ❑ ❑ D. Pedestrian Environment N/A Lower Priority Higher Priority 1. Provide convenient, attractive and protected pedestrian entry ❑ ❑ ❑ 2. Avoid blank walls ❑ ❑ ❑ 3. Minimize height of retaining walls ❑ ❑ ❑ 4. Minimize visual and physical intrusion of parking lots on pedestrian areas ❑ ❑ ❑ 5. Minimize visual impact of parking structures ❑ ❑ ❑ 6. Screen dumpsters, utility and service areas ❑ ❑ ❑ 7. Consider personal safety ❑ ❑ ❑ E. Landscaping N/A Lower Higher Priority Priority 1. Reinforce existing landscape character of ❑ ❑ ❑ neighborhood 2. Landscape to enhance the building or site ❑ ❑ ❑ 3. Landscape to take advantage of special site ❑ ❑ ❑ conditions Page 4 of 22 Revised by ADB 3/1 /06 Attachment 4 1 Packet Pg. 439 6.2.a A-1: Responding to Site Characteristics The siting of buildings should respond to specific site conditions and opportunities such as non -rectangular lots, location on prominent intersections, unusual topography, significant vegetation and other natural features. Explanations and Examples Site characteristics to consider in project design include: 1) Topography • Reflect, rather than obscure, natural topography. For instance, buildings should be designed to "step up" hillsides to accommodate significant changes in elevation. • Where neighboring buildings have responded to similar topographic conditions in their sites in a consistent and positive way, consider similar treatment for the new structure. • Designing the building in relation to topography may help to reduce the visibility of parking garages. 2) Environmental constraints • Site buildings to avoid or lessen the impact of development on environmentally critical areas such as steep slopes, wetlands and stream corridors. 3) Solar orientation • The design of a structure and its massing on the site can enhance solar exposure for the project and minimize shadow impacts on adjacent structures and public areas. 4) Existing vegetation • Careful siting of buildings can enable significant or important trees or other vegetation to be preserved. 5) Existing structures on the site Where a new structure shares a site with an existing structure or is a major addition to an existing structure, designing the new structure to be compatible with the original structure will help it fit in. A-2: Streetscape Compatibility The siting of buildings should acknowledge and reinforce the existing desirable spatial characteristics of the right-of-way. Explanation and Examples The character of a neighborhood is often defined by the experience of traveling along its streets. We often perceive streets within neighborhoods as individual spaces or "rooms." How buildings face and are set back from the street determine the character and proportion of this room. Page 5 of 22 Revised by ADB 3/1 /06 Attachment 4 1 Packet Pg. 440 6.2.a A-3: Entrances Visible from the Street Entries should be clearly identifiable and visible from the street. Explanation and Examples Entries that are visible from the street make a project more approachable and create a sense of association among neighbors. A-4: Human Activity New development should be sited and designed to encourage human activity on the street. Explanation and Examples i�.• Livelier street edges make for safer streets. Ground floor shops and market spaces providing services needed by residents can attract market activity to the street and increase safety through informal surveillance. Entrances, porches, awnings, balconies, decks, seating and other elements can promote use of the street front and provide places for neighborly interaction. Siting decisions should consider the importance of these features in a particular;' ., context and allow for their incorporation. Also, architectural elements and details can add to the interest and excitement of buildings and spaces. Elements from the following list should be incorporated into all projects. Projects in pedestrian oriented areas of the City should include an even greater number of these details due to the scale of the buildings and the proximity of the people that will experience them. ■ Lighting or hanging baskets supported by ornamental brackets ■ Belt courses ■ Plinths for columns ■ Kickplate for storefront window ■ Projecting sills ■ Tilework ■ Transom or clerestory windows ■ Planter box ■ Variations in applied ornament, materials, colors or trim. ■ An element not listed here, as approved, that meets the intent. I MM F) Page 6 of 22 Revised by ADB 3/1 /06 Attachment 4 1 Packet Pg. 441 6.2.a In pedestrian oriented areas, ground floor commercial space is encouraged to be at grade with the sidewalk. If the entrance can not be located at the grade of the sidewalk, special care must be taken to ensure that there is both a visual and physical connection between the pedestrian way and the entrance that enhances the pedestrian orientation of the building. The ground level fagades of buildings that are oriented to street fronts in the CW, BC, BN, and BP zones shall have transparent windows to engage the public. To qualify as transparent, windows shall not be mirrored or darkly tinted glass, or prohibit visibility between the street and interior. Where transparency is not provided, the fagade shall comply with the guidelines under the section 'Treating Blank Walls'. In the Downtown Commercial Core The ground level fagades of buildings that are oriented to streets should have a substantial amount of transparent windows, especially in the retail core. A primary function of the pedestrian oriented retail core is to allow for the visual interaction between the walking public and the goods and services businesses located on the first floor are providing. To qualify as transparent, windows shall not be mirrored or darkly tinted glass, or prohibit visibility between the street and interior. Where transparency is not provided, the fagade shall comply with the guidelines under the section 'Treating Blank Walls'. Buildings that are entirely residential do not have a specific transparency requirement. However, all -residential buildings shall be treated as if they have blank walls facing the street and must comply with the guidelines under the section 'Treating Blank Walls'. That portion of Ground level spaces that opens up to the sidewalk through means of sliding or roll up doors shall be considered to comply with any transparency requirements regardless of the amount of glass in the opening. Awnings are encouraged along pedestrian street fronts. They may be structural (permanently attached to and part of the building) or non-structural (attached to the building using a metal or other framework). To enhance the visibility of business signage retractable awnings are encouraged and should be open -sided. Front valances are permitted and signage is allowed on valances, but not on valance returns. Marquee, box, or convex awning shapes are not permitted. Awnings should be located within the building elements that frame storefronts, and should not conceal important architectural details. Awnings should also be hung just below a clerestory or "transom" a� E z U Q z 3 0 Q. m r a� N 0 a. W 0 0 ti 0 N Z J d c a� E U ca a 04 Page 7 of 22 Revised by ADB 3/1 /06 Attachment 4 1 Packet Pg. 442 6.2.a window, if it exists. Awnings on a multiple -storefront building should be consistent in character, scale and position, but need not be identical. Non-structural awnings should be constructed using canvas or fire-resistant acrylic materials. Shiny, high - gloss materials are not appropriate; therefore, vinyl or plastic awning materials are not permitted. Structural Awnings should be designed to incorporate natural light. Artificial lighting should only be used at night. Signage should be designed to integrate with the building and street front. Combinations of sign types are encouraged which result in a coordinated design while minimizing the size of individual signs. Blade or projecting signs which include decorative frames, brackets or other design elements are encouraged. This type of detail is consistent with the design elements mentioned above that enhance the interest of the area. Use graphics or symbols to reduce the need to have large expanses of lettering. Signage in the "Arts Center Corridor" defined in the Comprehensive Plan is required to include decorative sign frames or brackets in its design. Instead of broadly lighting the face of the sign, signage should be indirectly lit, or backlit to only display lettering and symbols or graphic design. Signage should be given special consideration when it is consistent with or contributes to the historic character of sites on the National Register or the Edmonds Register of Historic Places A-5: Respect for Adjacent Sites Buildings should respect adjacent properties by being located on their sites to minimize disruption of the privacy and outdoor activities of residents in adjacent buildings. Explanation and Examples One consideration is the views from upper stories of new buildings into adjacent houses or yards, especially in less intensive zones. This problem can be addressed in several ways. ■ Reduce the number of windows and decks on the proposed building overlooking the neighbors. ■ Step back the upper floors or increase the side or rear setback so that window areas are farther from the property line. ■ Take advantage of site design which might reduce impacts, for example by using adjacent ground floor area for an entry court. ■ Minimize windows to living spaces which might infringe on the privacy of adjacent residents, but consider comfort of residents in the new building. ■ Stagger windows to not align with adjacent windows. Page 8 of 22 Revised by ADB 3/1 /06 Attachment 4 1 Packet Pg. 443 6.2.a A-6: Transition Between Residence and Street For residential projects, the space between the building and the sidewalk should provide security and privacy for residents and encourage social interaction among residents and neighbors. Explanation and Examples The transition between a residential building and the street varies with the depth of the front setback and the relative elevation of the building to the street. A-7: Residential Open Space Residential projects should be sited to maximize opportunities for creating usable, attractive, well -integrated open space. Examples and Explanations Residential buildings are encouraged to consider these site planning elements: ■ Courtyards which organize architectural elements, while providing a common garden or other uses. ■ Entry enhancement such as landscaping along a common pathway. A-8: Parking and Vehicle Access Siting should minimize the impact of automobile parking and driveways on the pedestrian environment, adjacent properties and pedestrian safety. Explanation and Examples Techniques used to minimize the impacts of driveways and parking lots include: ■ Locate surface parking at rear or side lots. ■ Break large parking lots into smaller ones. ■ Minimize number and width of driveways and curb cuts. ■ Share driveways with adjacent property owners. • Locate parking in lower level or less visible portions of site. • Locate driveways so they are visually less dominant. Access should be provided in the following order of priority: -066ae5•f ,yyFX A era 1 If there is an alley, vehicular access should use the alley. Where feasible, the exit route should use the alley. E ca a Page 9 of 22 Revised by ADB 3/1 /06 Attachment 4 1 Packet Pg. 444 6.2.a ii) For corner parcels, access should be off the secondary street rather than the primary street. iii) Share the driveway with an adjacent property. This can be a driveway with two-way traffic. iv) A driveway serving a single project is the least preferred option. Drive -through facilities such as, but not limited to, banks, cleaners, fast food, drug stores, espresso stands, etc., should comply with the following: i) Drive -through windows and stacking lanes shall not be located along the facades of the building that face a street. ii) Drive -through speakers shall not be audible off -site. iii) The entrance and exit from the drive -through shall be internal to the site, not a separate entrance and/or exit to or from the street. A-9: Location of Parking on Commercial Street Fronts Parking on a commercial street front should be minimized and where possible should be located behind a building. Explanation and Examples Parking located along a commercial street front where pedestrian traffic is desirable lessens the attractiveness of the area to pedestrians and compromises the safety of pedestrians along the street. A-10: Corner Lots Building on corner lots should be oriented to the corner and public street fronts. Parking and automobile access should be located away from corners. Explanation and Examples Corner lots offer unique opportunities because of their visibility and access from two streets. (above and below) Corner lot treatments. Page 10 of 22 Revised by ADB 3/1/06 Attachment 4 1 Packet Pg. 445 6.2.a B-1: Bulk, and Scale Compatibility Projects should be compatible with the scale of development anticipated by the applicable Land Use Policies for the surrounding area and should be sited and designed to provide a sensitive transition to near -by, less intensive zones. Projects on zone edges should be developed in a manner that creates a step in perceived bulk, and scale between anticipated development potential of the adjacent zones. Explanation and Examples For projects undergoing Design Review, the analysis and��_ _ mitigation of bulk and scale impacts will be accomplished through the Design Review process. Careful siting and design treatment based on the technique described in this and other design guidelines will help to mitigate some bulk and scale impacts; in other cases, actual reduction in the bulk and scale of a project may be necessary to adequately mitigate impacts. Design Review should not result in significant reductions in a project's actual bulk and scale. Bulk and scale mitigation may be required in two general circumstances: 1. Projects on or near the edge of a less intensive zone. A substantial incompatibility in scale may result from different development standards in the two zones and may be compounded by physical factors such a s large development sites, slopes or lot orientation. 2. Projects proposed on sites with unusual physical characteristics such as large lot size, or unusual shape, or topography where buildings may appear substantially greater in bulk and scale than that generally anticipated for the area. Factors to consider in analyzing potential bulk and scale impacts include: • distance from the edge of a less intensive zone ■ differences in development standards between abutting zones (allowable building width, lot coverage, etc.) ■ effect of site size and shape • bulk and scale relationships resulting from lot orientation (e.g. back lot line to back lot line vs. back lot line to side lot line) • type and amount of separation between lots in the different zones (e.g. separation by only a property line, by an alley or street, or by other physical features such as grade changes). Page 11 of 22 Revised by ADB 3/1/06 Attachment 4 1 Packet Pg. 446 6.2.a In some cases, careful siting and design treatment may be sufficient to achieve reasonable transition and mitigation of bulk and scale impacts. Some techniques for achieving compatibility are as follows: ■ use of architectural style, details (such as roof lines or fenestration), color or materials that derive from the less intensive zone. (See also Guideline C-1: Architectural Context.) ■ creative use of landscaping or other screening ■ location of features on -site to facilitate transition, such as locating required open space on the zone edge so the building us farther from the lower intensity zone. ■ treating topographic conditions in ways that minimize impacts on neighboring development, such as by using a rockery rather than a retaining wall to give a more human scale to a project, or stepping a project down a hillside. ■ in a mixed -use project, siting the more compatible use near the zone edge. In some cases, reductions in the actual bulk and scale of the proposed structure may be necessary in order to mitigate adverse impacts and achieve an acceptable level of compatibility. Some techniques which can be used in these cases include: ■ articulating the building's facades vertically or horizontally in intervals that conform to existing structures or platting pattern. ■ increasing building setbacks from the zone edge at ground level ■ reducing the bulk of the building's upper floors • limiting the length of, or otherwise modifying, facades • reducing the height of the structure ■ reducing the number or size of accessory structures. C-1: Architectural Context New buildings proposed for existing neighborhoods with a well-defined and desirable character should be compatible with or complement the architectural character and siting pattern of neighboring buildings. Explanation and Examples Paying attention to architectural characteristics of surrounding buildings, especially historic buildings, can help new buildings be more compatible with their neighbors, especially if a consistent pattern is already established by similar: ■ building articulation • building scale and proportion ■ or complementary architectural style ■ or complementary roof forms • building details and fenestration patterns • or complementary materials Even where there is no consistent architectural pattern, building design and massing can be used to complement certain physical conditions of existing development. In some cases, the existing context is not so well-defined, or may be undesirable. In such cases, a new project can become a pioneer with the opportunity to establish a pattern or identity from which future development can take its cues. Page 12 of 22 Revised by ADB 3/1/06 Attachment 4 1 Packet Pg. 447 6.2.a In most cases, especially in the downtown commercial area, Buildings shall convey a visually distinct 'base' and 'top'. Abase' can be emphasized by a different masonry pattern, more architectural detail, visible 'plinth' above which the wall rises, storefront, canopies, or a combination. The top edge is highlighted by a prominent cornice, projecting parapet or other architectural element that creates a shadow line. Architectural Features Below are several methods that can help integrate new buildings into the surrounding architectural context, using compatible: ■ architectural features ■ fenestration patterns, and ■ building proportions. Building Articulation Below are several methods in which buildings may be articulated to create intervals which reflect and promote compatibility with their surroundings: ■ modulating the facade by stepping back or extending forward a portion of the facade ■ repeating the window patterns at an interval that equals the articulation interval • providing a porch, patio, deck or covered entry for each interval ■ providing a balcony or bay window for each interval ■ changing the roofline by alternating dormers, stepped roofs, gables or other roof elements to reinforce the modulation or articulation interval ■ changing the materials with a change in the building plane • providing a lighting fixture, trellis, tree or other landscape feature with each interval C-2: Architectural Concept and Consistency Building design elements, details and massing should create a well-proportioned and unified building form and exhibit an overall architectural concept. Buildings should exhibit form and features identifying the functions within the building. In general, the roofline or top of the structure should be clearly distinguished from its facade walls. Explanation and Examples This guideline focuses on the important design consideration of organizing the many architectural elements of a building into a unified whole, so that details and features can be seen to relate to the structure and not appear as add-ons. The other objective of this guideline is to promote buildings whose form is derived from its function. Buildings which present few or no clues through their design as to what purpose they serve are often awkward architectural neighbors. For example, use of expansive blank walls, extensive use of metal or glass siding, or extremely large or small windows in a residential project may create architectural confusion top MOME a. M � �ww "tiri ..� ���,{w�--•�==tea a Page 13 of 22 Attachment 4 Revised by ADB 3/1/06 Packet Pg. 448 6.2.a or disharmony with its neighbors. Conversely, commercial buildings which overly mimic residential styles might be considered inappropriate in some commercial neighborhoods. Often times, from an architectural design perspective buildings will convey a visually distinct base' and 'top'. A 'base' can be emphasized by a different masonry pattern, more architectural detail, visible plinth' above which the wall rises, storefront, canopies, or a combination. The top edge is highlighted by a prominent cornice, projecting parapet or other architectural element that creates a shadow line. Other architectural features included in the design of a building may include any number of the following: ■ bil uding modulatirti on or aculation ■ bay windows ■ corner accent, such as a turret ■ garden or courtyard elements (such as a fountain or gazebo) ■ rooflines ■ building entries ■ building base Architectural details may include some of the following: ■ treatment of masonry (such as ceramic tile inlay, paving stones, or alternating brick patterns) ■ treatment of siding (such as wood siding combined with shingles to differentiate floors) ■ articulation of columns ■ sculpture or art work ■ architectural lighting ■ detailed grilles and railings log ■ special trim details and moldings ■ a trellis or arbor so HM fop base cn c a� E z U Q z 3 0 Q. 0 W r a� N t a. W O O ti O N Z J d C N E t V cC Q Page 14 of 22 Revised by ADB 3/1/06 Attachment 4 1 Packet Pg. 449 6.2.a C-3: Human Scale The design of new buildings should incorporate architectural features, elements and details to achieve a good human scale. Explanation and Examples The term "human scale" generally refers to the use of human -proportioned architectural features and site design elements clearly oriented to human activity. A building has a good human scale if its details, elements and materials allow people to feel comfortable using and approaching it. Features that give a building human scale also encourage human activity. The following are some of the building elements that may be used to achieve better human scale: ■ pedestrian -oriented open space such as a courtyard, garden, patio, or other unified landscaped areas ■ bay windows extending out from the building face that reflect an internal space such as a room or alcove ■ individual windows in upper stories that o are approximately the size and proportion of a traditional window o include a trim or molding that appears substantial from the sidewalk o are separated from adjacent windows by a vertical element ■ windows grouped together to form larger areas of glazing can have a human scale if individual window units are separated by moldings or jambs ■ windows with small multiple panes of glass ■ window patterns, building articulation and other treatments that help to identify individual residential units in a multi -family building ■ upper story setbacks ■ a porch or covered entry ■ pedestrian weather protection in the form of canopies, awnings, arcades or other elements wide enough to protect at least one person ■ visible chimneys C-4: Exterior Finish Materials Building exteriors should be constructed of durable and maintainable materials that are attractive even when viewed up close. Materials that have texture, pattern, or lend themselves to a high quality of detailing are encouraged. Explanation and Examples The selection and use of exterior materials is a key ingredient in determining how a building will look. Some materials, by their nature, can give a sense of permanence or can provide texture or scale that helps new buildings fit better in their surroundings. Page 15 of 22 Revised by ADB 3/1/06 Attachment 4 1 Packet Pg. 450 6.2.a Materials typical to the northwest include: ■ clear or painted wood siding ■ shingles ■ brick • stone ■ ceramic and terra-cotta tile Many other exterior building materials may be appropriate in multifamily and commercial neighborhoods as long as the materials are appropriately detailed and finished, for instance, to take account of the northwest's climate or be compatible with nearby structures. Some materials, such as mirrored glass, may be more difficult to integrate into residential or neighborhood commercial settings. D-1: Pedestrian Open Spaces and Entrance Convenient and attractive access to the building's entry should be provided. To ensure comfort and security, paths and entry areas should be sufficiently lighted and entry areas should be protected from the weather. Opportunities for creating lively, pedestrian -oriented open space should be considered. Explanation and Examples If a building is set back from the sidewalk, the space between the building and public right-of-way may be conducive to pedestrian or resident activity. In business districts where pedestrian activity is desired, the primary function of any open space between commercial buildings and the sidewalk is to provide visual and physical access into the building and perhaps also to provide a space for additional outdoor activities such as vending, resting, sitting or dining. Street fronts can also feature art work, street furniture and landscaping that invite customers or enhance the building's setting. Where a commercial or mixed -use building is set back from the sidewalk a sufficient distance, pedestrian enhancements should be considered in the resulting street front Examples of desirable features to include: ■ visual and pedestrian access (including barrier -free access) into the site from the public sidewalk ■ walking surfaces of attractive pavers • pedestrian -scaled site lighting ■ areas for vendors in commercial areas • landscaping that screens undesirable elements or that enhances the space and architecture • signage which identifies uses and shops clearly but which is scaled to the pedestrian • site furniture, artwork or amenities such as fountains, benches, pergolas, kiosks, etc. Examples of features to avoid are: asphalt or gravel pavement adjacent unscreened parking lots adjacent chain -link fences Page 16 of 22 Revised by ADB 3/1/06 Attachment 4 1 Packet Pg. 451 6.2.a ■ adjacent blank walls without appropriate screening The following treatment of entrances can provide emphasis and interest: ■ special detailing or architectural features such as ornamental glazing, railings and balustrades, awnings, canopies, decorative pavement, decorative lighting, seats, architectural molding, planter boxes, trellises, artwork signs, or other elements near the doorway. • visible signage identifying building address ■ Higher bay(s) ■ Recessed entry (recessed at least 3 feet) • Forecourt D-2: Blank Walls — See pages 8-9 from guidelines blank walls Buildings should avoid large blank walls facing the street, especially near sidewalks. Where blank walls are unavoidable they should receive design treatment to increase pedestrian comfort and interest. Explanation and Examples A wall may be considered "large" if it has a blank surface substantially greater in size than similar walls of neighboring buildings. The following examples are possible methods for treating blank walls: • installing vertical trellis in front of the wall with climbing vines or plants materials ■ setting the wall back and providing a landscaped or raised planter bed in front of the wall, including plant materials that could grow to obscure or screen the wall's surface ■ providing art (mosaic, mural, decorative masonry pattern, sculpture, relief, etc.) over a substantial portion of the blank wall surface • employing small setbacks, indentations, or other means of breaking up the wall's surface • providing special lighting, a canopy, horizontal trellis or other pedestrian -oriented features that break up the size of the blank wall's surface and add visual interest ■ An architectural element not listed above, as approved, that meets the intent D-3: Retaining Walls lighting fixture opaque glass medallion windows N projecting cornice masonry y E belt course t U metal canopy -- Q z 3 recess # 0 plinth_::m Blank walls shall be treated with architectural elements to provide visual interest. N Retaining walls near a public sidewalk that extend higher than eye level should be avoided where possible. Where higher retaining walls are unavoidable, they should be designed to reduce their impact on pedestrian comfort and to increase the visual interest along the streetscapes. Page 17 of 22 Revised by ADB 3/1/06 Attachment 4 1 Packet Pg. 452 6.2.a Explanation and Examples The following are examples of methods to treat retaining walls: ■ any of the techniques or features listed under blank walls above ■ terracing and landscaping the retaining walls ■ substituting a stone wall, rockery, modular masonry, or special material ■ locating hanging plant materials below or above the wall D-4: Design of Parking Lots Near Sidewalks Parking lots near sidewalks should provide adequate security and lighting, avoid encroachment of vehicles onto the sidewalk, and minimize the visual clutter of parking lot signs and equipment. Explanation and Examples The following examples illustrate some considerations to address in highly visible parking lots: Treatment of parking area perimeter the edges of parking lots pavement adjacent to landscaped areas and other pavement can be unsightly and difficult to maintain. Providing a curb at the perimeter of parking areas can alleviate these problems. Security lighting ■ provide the appropriate levels of lighting to create adequate visibility at night Evenly distributed lighting increases security, and glare -free lighting reduces impacts on nearby property. Encroachment of cars onto the sidewalk without wheel stops or a low wall, parked cars can hang over sidewalks. One technique to protect landscaped and pedestrian areas from encroachment by parked cars is to provide a wide wheel stop about two feet from the sidewalk. Another technique is to widen a sidewalk or planting bed basically "building in" a wheel stop into the sidewalk or planting bed. This is more durable than wheel stops, does not catch debris and reduces tripping hazards. Signs and equipment • reduce sign clutter by painting markings on the pavement or by consolidating signs. Provide storage that is out of view from the sidewalk and adjacent properties for moveable or temporary equipment like sawhorses or barrels. Screening of parking screening of parking areas need not be uniform along the property frontage. Variety in the type and relative amount of screening may be appropriate. screen walls constructed of durable, attractive materials need not extend above waist level. Screen walls across a street or adjacent to a residential zone could also include landscaping or a trellis or grillwork with climbing vines. screening can be designed to provide clear visibility into parking areas to promote personal safety. Page 18 of 22 Revised by ADB 3/1/06 Attachment 4 1 Packet Pg. 453 6.2.a D-5: Visual Impacts of Parking Structures The visibility of all at -grade parking structures or accessory parking garages should be minimized. The parking portion of a structure should be architecturally compatible with the rest of the structure" and streetscape. Open parking spaces and carports should be IIII,, % r ■; screened from the street and adjacent properties. Explanation and Examples The following examples illustrate various methods of improving thehit appearance of at -grade parking structures: ■ incorporating pedestrian -oriented uses at street level can reduce the visual impact of parking structures in commercial areas. Sometimes a depth of only 10 feet along the front of the building is enough to provide space for newsstands, ticket booths, flower shops and other viable uses. ■ setting the parking structure back from the sidewalk and installing dense landscaping ■ incorporating any of the blank wall treatments listed in Guideline D-2 ■ visually integrating the parking structure with adjacent buildings ■ continuing a frieze, cornice, canopy, overhang, trellis or other devices at the top of the parking level ■ incorporating into the parking structure a well -lit pedestrian walkway, stairway or ramp from the sidewalk to the upper level of the building ■ setting back a portion of the parking structure to allow for the retention of an existing significant tree ■ using a portion of the top of the larking level as an outdoor deck, patio or garden with a rail, bench or other guard device around the perimeter D-6: Screening of Dumpsters, Utilities, and Service Areas Building sites should locate service elements like trash dumpsters, loading docks and mechanical equipment away from the street front where possible while maintaining access to utilities. When elements such as dumpsters, utility meters, mechanical units and service areas cannot be located away from the street front, they should be situated and screened from view and should not be located in the pedestrian right-of-way. Explanation and Examples Unsightly service elements can detract from the compatibility of new projects and create hazards for pedestrians and autos. The following examples illustrate considerations to address in locating and screening service areas and utilities: ■ plan the feature in a less visible location on the site ■ screen it to be less visible. For example, a utility meter can be located behind a screen wall so that it is not visible from the building entrance. ■ use durable materials that complement the building ■ incorporate landscaping to make the screen more effective ■ locate the opening to the area away from the sidewalk. Page 19 of 22 Revised by ADB 3/1/06 Attachment 4 1 Packet Pg. 454 6.2.a ■ incorporate roof wells, utility rooms or other features to accommodate utility and mechanical equipment needs. D-7: Personal Safety and Security Project design should consider opportunities for enhancing personal safety and security in the environment under review. Explanation and Examples k Project design should be reviewed for its contribution to enhancing ' the real and perceived feeling of personal safety and security within the environment under review. To do this, the question needs to be answered: do the design elements detract from or do _ they reinforce feelings of security of the residents, workers, shoppers and visitors who enter the area? } Techniques that can help promote safety include the following: 4i ■ providing adequate lighting ■ retaining clear lines of site ■ use of semi -transparent security screening, rather than opaque walls, where appropriate ■ avoiding blank, windowless walls that attract graffiti and that do not permit residents or workers to observe the street ■ use of landscaping that maintains visibility, such as short shrubs and pruning trees, so there are no branches below head height ■ creative use of ornamental grille as fencing or over ground floor windows in some locations ■ absence of structures that provide hiding places for criminal activity ■ design of parking areas to allow natural surveillance by maintaining clear lines of sight both for those who park there and for occupants of nearby buildings ■ clear directional signage ■ encouraging "eyes on the street" through placement of windows, balconies and street -level uses ■ ensuring natural surveillance of children's play areas. E-1: Landscaping to Reinforce Design Continuity with Adjacent Sites Where possible, and where there is not another overriding concern, landscaping should reinforce the character of neighboring properties and abutting streetscape. Explanation and Examples Several ways to reinforce the landscape design character of the local neighborhood are listed below: Street Trees If a street has a uniform planting of street trees, or a distinctive species, plant street trees that match the planting pattern or species. Page 20 of 22 Revised by ADB 3/1/06 Attachment 4 1 Packet Pg. 455 6.2.a Similar Plant Materials When many lots on a block feature similar landscape materials, emphasis on these materials will help a new project fit into the local context. Similar construction materials, textures, colors or elements Extending a low brick wall, using paving similar to a neighbor's or employing similar stairway construction are ways to achieve design continuity. E-2: Landscaping to Enhance the Building and/or Site Landscaping, including living plant material, special pavements, approach, screen walls, planters, site furniture and similar features should be appropriately incorporated into the design to enhance the project. Examples Landscape enhancements of the site may include some of the approaches or features listed below: • Soften the form of the building by screening blank walls, terracing retaining walls, etc. W • Increase privacy and security through screening and/or sharing. • Provide a framework such as a trellis or arbor for plants to grow on. ■ Incorporate a planter guard or low planter wall as part of the architecture. • Distinctively landscape open areas created by building modulation. • Incorporate upper story planter boxes or roof planters. ■ Include a special feature such as a courtyard, fountain or pool. ■ Emphasize entries with special planting in conjunction with decorative paving and/or lighting. • Screen a building from view by its neighbors, or an existing use from the new building. E-3: Landscape Design to Address Special Site Conditions The landscape design should take advantage of special on -site conditions such as high -bank front yards, steep slopes, view corridors, or existing significant trees and off -site conditions such as greenbelts, ravines, natural areas, and boulevards. Explanation and Examples The following conditions may merit special attention. The examples suggest some ways to address the issue. High Bank Front Yard Where the building's ground floor is elevated above a sidewalk pedestrian's eye level, landscaping can help make the transition between grades. Several techniques are listed below. ■ rockeries with floral displays, live ground cover or shrubs. • terraces with floral displays, ground covers or shrubs. • low retaining walls with raised planting strips. ■ stone or brick masonry walls with vines or shrubs. Page 21 of 22 Revised by ADB 3/1/06 Attachment 4 1 Packet Pg. 456 6.2.a Barrier -free Access Where wheelchair ramps must be provided on a street front, the ramp structure might include a planting strip on the sidewalk side of the elevated portions of the ramp. Steep Topography Special plantings or erosion control measures may be necessary to prevent site destabilization or to enhance the visual qualities of the site in connection with a neighborhood improvement program. Boulevards Incorporate landscaping which reflects and reinforces . Greenbelt or Other Natural Setting ■ Minimize the removal of significant trees. ■ Replace trees that were removed with new trees. ■ Emphasize naturalizing or native landscape materials. ■ Retain natural greenbelt vegetation that contributes to greenbelt preservation. ■ Select colors that are more appropriate to the natural setting. On -site Vegetation ■ Retain significant vegetation where possible. ■ Use new plantings similar to vegetation removed during construction, when that vegetation as distinctive. Page 22 of 22 Revised by ADB 3/1/06 Attachment 4 1 Packet Pg. 457 6.2.a Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 1 of 17 Chapter 16.43 BD — DOWNTOWN BUSINESS Sections: 16.43.000 Purposes. 16.43.010 Subdistricts. 16.43.020 Uses. 16.43.030 Site development standards. 16.43.035 Design standards — BD zones. 16.43.040 Operating restrictions. 16.43.000 Purposes. The BD zone has the following specific purposes in addition to the general purposes for business and commercial zones listed in Chapter 16.40 ECDC: A. Promote downtown Edmonds as a setting for retail, office, entertainment and associated businesses supported by nearby residents and the larger Edmonds community, and as a destination for visitors from throughout the region. B. Define the downtown commercial and retail core along streets having the strongest pedestrian links and pedestrian -oriented design elements, while protecting downtown's identity. C. Identify supporting arts and mixed use residential and office areas which support and complement downtown retail use areas. Provide for a strong central retail core at downtown's focal center while providing for a mixture of supporting commercial and residential uses in the area surrounding this retail core area. D. Focus development between the commercial and retail core and the Edmonds Center for the Arts on small-scale retail, service, and multifamily residential uses. [Ord. 3918 § 1 (Att. 1), 2013; Ord. 3700 § 1, 2008]. 16.43.010 Subdistricts. The "downtown business" zone is subdivided into five distinct subdistricts, each intended to implement specific aspects of the comprehensive plan that pertain to the Downtown Waterfront Activity Center. Each subdistrict contains its own unique mix of uses and zoning regulations, as described in this chapter. The five subdistricts are: BD1 — Downtown Retail Core; BD2 — Downtown Mixed Commercial; Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 1 Packet Pg. 458 6.2.a Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 2 of 17 BD3 — Downtown Convenience Commercial; BD4 — Downtown Mixed Residential; BD5 — Downtown Arts Corridor. [Ord. 3918 § 1 (Att. 1), 2013; Ord. 3700 § 1, 2008]. 16.43.020 Uses. A. Table 16.43-1. Permitted Uses BD1 BD1 GFSF0) BD2 BD3 BD4 BD5 Commercial Uses Retail stores or sales A A A A A A Offices A X A A A A Legal/law firms A X Financial A X Advising A X Mortgage A X Banks (without tellers) A X Accounting A X Counseling A X Architecture A X Engineering A X Advertising A X Insurance A X Fitness related business (yoga/pilates/gym/fitness club) A X Service uses A A(2) A A A A Retail sales requiring intensive outdoor display or storage areas, such as trailer sales, used car lots (except as part of a new car sales and service dealer), and heavy equipment storage, sales or services X X X X X X Enclosed fabrication or assembly areas associated with and on the same property as an art studio, art gallery, A A A A A A Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 1 Packet Pg. 459 6.2.a Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 3 of 17 restaurant, microbreweries/distilleries or food service establishment that also provides an on -site retail outlet open to the public Automobile sales and service X X A A X X Dry cleaning and laundry plants which use only nonflammable and nonexplosive cleaning agents C X A A A X Printing, publishing and binding establishments C X A A A C Public markets licensed pursuant to provisions in Chapter 4.90 ECCi A A A A A A Residential Single-family dwelling A X A A A A Multiple dwelling unit(s) — must be located on second floor or behind first 45 feet from sidewalk or rights -of -way A X A A A A Other Uses Bus stop shelters A A A A A A Churches, subject to the requirements of ECDC 17.100.020 A A A A A A Primary and high schools, subject to the requirements of ECDC 17.100.050(G) through (R) A X A A A A Local public facilities, subject to the requirements of ECDC 17.100.050 C C C C A C Neighborhood parks, natural open spaces, and community parks with an adopted master plan subject to the requirements of ECDC 17.100.070 A A A A A A Off-street parking and loading areas to serve a permitted use B X B B B B Commuter parking lots in conjunction with a facility otherwise permitted in this zone B X B B B X Commercial parking lots C X C C C X Wholesale uses X X X C X X Hotels and motels A A A A A A Amusement establishments C C C C C C Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 1 Packet Pg. 460 6.2.a Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 4 of 17 Auction businesses, excluding vehicle or livestock auctions C X C C C C Drive-in/through businesses (businesses with drive through facilities) X X C A C X Laboratories X X C C C X Fabrication of light industrial products not otherwise listed as a permitted use X X X C X X Day-care centers C X C C A C Hospitals, health clinics, convalescent homes, rest homes, sanitariums X X C C A X Medical uses, e.g., A X Physicians A X Dental A X Optometrist (without retail) A X Physical therapy (without retail) A X Counseling A X Other similar medical services A X Museums and art galleries of primarily local concern that do not meet the criteria for regional public facilities as defined in ECDC 21.85.033 A A A A A A Zoos and aquariums of primarily local concern that do not meet the criteria for regional public facilities as defined in ECDC 21.85.033 C X C C C A Counseling centers and residential treatment facilities for current alcoholics and drug abusers X X C C A X Regional parks and community parks without a master plan subject to the requirements of ECDC 17.100.070 C C C C C C Outdoor storage, incidental to a permitted use D X D D D D Aircraft landings as regulated by Chapter 4.80 ECC X X D D D D A = Permitted primary use B = Permitted secondary use Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 1 Packet Pg. 461 6.2.a Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 5 of 17 C = Primary uses requiring a conditional use permit D = Secondary uses requiring a conditional use permit X = Not permitted NOTES: (1) BD1 Zone GFSF = Ground Floor Designated Street Frontage (first 45 feet measured from public rights-of-way/sidewalk or parks/plazas) as defined under Edmonds Community Development Code Map 16.43-1: Designated Street Front for BD Zones. Buildings set back 15 feet or more from the sidewalk shall not be subject to the BD1 Zone GFSF requirements. (2) Services — by appointment uses not providing open door retail/dining/entertainment functions as a primary component of the business are not allowed within BD1 GFSF (first 45 feet). Open door businesses, e.g., real estate offices, banks (with tellers and no drive-throughs), nail and hair salons are allowed. For conditional uses listed in Table 16.43-1, the use may be permitted if the proposal meets the criteria for conditional uses found in Chapter 20.05 ECDC, and all of the following criteria are met: 1. Access and Parking. Pedestrian access shall be provided from the sidewalk. Vehicular access shall only be provided consistent with ECDC 18.80.060. When a curb cut is necessary, it shall be landscaped to be compatible with the pedestrian streetscape and shall be located and designed to be as unobtrusive as possible. 2. Design and Landscaping. The project shall be designed so that it is oriented to the street and contributes to the pedestrian streetscape environment. Fences more than four feet in height along street lot lines shall only be permitted if they are at least 50 percent open, such as a lattice pattern. Blank walls shall be discouraged, and when unavoidable due to the nature of the use shall be decorated by a combination of at least two of the following: a. Architectural features or details; b. Artwork; c. Landscaping. B. Exception to the BD1 GSFS. The owner of a building in the BD1 zone may apply for an exception from the restrictions on offices and medical uses within the designated street front for leasable space meeting all of the following criteria: 1. The space is less than 500 square feet; Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 1 Packet Pg. 462 Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS 6.2.a Page 6 of 17 2. The space does not contain direct access to the street or sidewalk; 3. The previous use was a nonconforming use (e.g., not retail); and 4. The space has been vacant for a period of more than six months. [Ord. 3955 § 1 (Att. A), 2014; Ord. 3932 § 6, 2013; Ord. 3918 § 1 (Att. 1), 2013; Ord. 3894 § 4, 2012; Ord. 3700 § 1, 2008]. 16.43.030 Site development standards. ........ ......... ......... ......... ........................ ........ ......... ......... .. ....... ......... ....... .. ......... ......... .... ........... A. Table 16.43-2. Minimum Height of Ground Floor within the Minimum Minimum Minimum Minimum Designated Sub Minimum Lot Street Side Rear Maximum Street District Lot Area Width Setback Setback' Setback' Height2 Front4 BD15 0 0 0 0 0 30' 15' BD25 0 0 0 0 0 30' 12' BD35 0 0 0 0 0 30' 12' BD43,5 0 0 0 0 0 30' 12' BD55 0 0 0 0 0 25' 12' ' The setback for buildings and structures located at or above grade (exempting buildings and structures entirely below the surface of the ground) shall be 15 feet from the lot line adjacent to residentially (R) zoned property. 2 Specific provisions regarding building heights are contained in ECDC 16.43.030(C). 3 Within the BD4 zone, site development standards listed in Table 16.43-2 apply when a building contains a ground floor consisting of commercial space to a depth of at least 45 feet measured from the street front of the building. If a proposed building does not meet this ground floor commercial space requirement (e.g., an entirely residential building is proposed), then the building setbacks listed for the RM-1.5 zone shall apply. See ECDC 16.43.030(B)(8) for further details. 4 "Minimum height of ground floor within the designated street -front" means the vertical distance cn c a� E z U Q z �3 1` 0 Q. m r a� N 0 a. W 0 0 ti 0 N z J d c a� E U ca Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Q. Attachment 5 1 Packet Pg. 463 Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 7 of 17 6.2.a from top to top of the successive finished floor surfaces for that portion of the ground floor located within the designated street front (see ECDC 16.43.030(B)); and, if the ground floor is the only floor above street grade, from the top of the floor finish to the top of the ceiling joists or, where there is not a ceiling, to the top of the roof rafters. "Floor finish" is the exposed floor surface, including coverings applied over a finished floor, and includes, but is not limited to, wood, vinyl flooring, wall- to-wall carpet, and concrete, as illustrated in Figure 16.43-1. Figure 16.43-1 shows an example of a ground floor height of 15 feet; note that the "finished" ceiling height is only approximately 11 feet in this example. 5 Site development standards for single-family dwellings are the same as those specified for the RS-6 zone. Map 16.43-1: Designated Street Front for BD Zones Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 1 Packet Pg. 464 Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS 6.2.a Page 8 of 17 Designated Street front ! A� EY 5T DALEY ST � _ d 77 Y � � 4 L. Tr I �r W: vM —�-LLLI MAPLE sT aE WALNUT s WALNUT S r -- -�- D HOWi WAY — - MAG FiL V, Cr) Ho a = NEMLDM[ WAVY �!E NLU Y jT -� ? H- LIEN DR !r W Figure 16.43-1: Ground Floor Height Measurement Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Q Attachment 5 Packet Pg. 465 6.2.a Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 9 of 17 B. Ground Floor. This section describes requirements for development of the ground floor of buildings in the BD zones. 1. For all BD zones, the ground floor is considered to be that floor of a building which is closest in elevation to the finished grade along the width of the side of the structure that is principally oriented to the designated street front of the building (this is normally the adjacent sidewalk). For the purposes of this section, the ground "floor" is considered to be the sum of the floor planes which, in combination, run the full extent of the building and are closest in elevation to one another. For the purposes of this chapter, the definition of "ground floor" contained in ECDC 21.35.017 does not apply. 2. Designated Street Front. Map 16.43-1 shows the streets that define the designated street front for all properties lying within the BD zones. The designated street front is defined as the 45 feet measured perpendicular to the street front of the building lot fronting on each of the mapped streets. 3. Minimum Height of the Ground Floor within the Designated Street Front. The minimum height of the ground floor specified in Table 16.43-2 only applies to the height of the ground floor located within the designated street front established in subsection (13)(2) of this section. 4. Access to Commercial Uses within the Designated Street Front. When a commercial use is located on the ground floor within a designated street front as defined in subsection (13)(2) of this Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 1 Packet Pg. 466 6.2.a Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 10 of 17 section, the elevation of the ground floor and associated entry shall be within seven inches of the grade level of the adjoining sidewalk. "Grade" shall be as measured at the entry location. Portions of the ground floor outside the designated street front of the building need not comply with the access requirements specified in this section. 5. When the designated street front of a building is on a slope which does not allow both the elevation of the entry and ground floor within the designated street front to be entirely within seven inches of the grade level of the sidewalk, as specified in subsection (B)(4) of this section, the portion of the ground floor of the building located within the designated street front may be designed so that either: a. The entry is located within seven inches of the grade of the adjacent sidewalk, and the commercial portion of the ground floor located within the designated street front is within seven inches of the grade level of the entry; or b. The building may be broken up into multiple frontages, so that each entry/ground floor combination is within seven inches of the grade of the sidewalk. c. For corner lots, a primary entry shall be established for the purposes of determining where the ground floor entry rules detailed in this section shall apply. The first choice for the primary entry shall be either 5th Avenue or Main Street. In the case of the BD5 zone, the primary entry shall always be on 4th Avenue. 6. Within the BD1 zone, development on the ground floor shall consist of only commercial uses, except that parking may be located on the ground floor so long as it is not located within the designated street front. 7. Within the BD2 and BD3 zones, development on the ground floor shall consist of only commercial uses within the designated street front. Any permitted use may be located on the ground floor outside of the designated street front. 8. Within the BD4 zone, there are two options for developing the ground floor of a building. One option is to develop the ground floor with commercial space, meeting the same requirements detailed for the BD2 and BD3 zones in subsection (B)(7) of this section. As a second option, if more residential space is provided so that the ground floor does not meet the commercial use requirements described in subsection (B)(7) of this section, then the building setbacks listed for the RM-1.5 zone shall apply. In the case where RM-1.5 setbacks are required, the required street setback shall be landscaped and no fence or wall in the setback shall be over four feet in height above sidewalk grade unless it is at least 50 percent open, such as in a lattice pattern. 9. Within the BD5 zone, one option is to develop the ground floor with commercial space, Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 1 Packet Pg. 467 6.2.a Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 11 of 17 meeting the same requirements detailed for the BD2 zone in subsection (13)(7) of this section. When development of the ground floor does not conform to these requirements, then development within the BD5 zone shall meet the following requirements: a. The building shall be oriented to 4th Avenue. "Orientation to 4th Avenue" shall mean that i. At least one building entry shall face 4th Avenue. ii. If the building is located adjacent to the public right-of-way, architectural details and/or applied art shall be incorporated into the building design to add interest at the pedestrian (i.e., ground floor) level. iii. If the building is set back from the street, landscaping and/or artwork shall be located between the building and the street front. b. Live/work uses are encouraged within the BD5 zone, and potential live/work space is required for new residential buildings if no other commercial use is provided on -site. i. If multiple residential uses are located on the ground floor, the building shall incorporate live/work space into the ground floor design in such a way as to enable building occupants to use portion(s) of their space for a commercial or art/fabrication use. "Live/work space" means a structure or portion of a structure that combines a commercial or manufacturing activity that is allowed in the zone with a residential living space for the owner of the commercial or manufacturing business, or the owner's employee, and that person's household. The live/work space shall be designed so that a commercial or fabrication or home occupation use can be established within the space. Figure 16.43-2. BD5 Development Building at right (foreground) shows landscaping located between building and street. Building at left (background) shows commercial space integrated with residential uses, and the entry Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 1 Packet Pg. 468 6.2.a Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 12 of 17 oriented to the street. 10. Exceptions and Clarifications. The regulations for the ground floor contained in subsections (13)(1) through (9) of this section apply with the following exceptions or clarifications: a. That in all areas the provision of pedestrian access to permitted residential uses is allowed as a permitted secondary use. b. The restrictions on the location of residential uses shall not apply when a single-family use is the only permitted primary use located on the property. c. Existing buildings may be added onto or remodeled without adjusting the existing height of the ground floor to meet the specified minimum height, so long as the addition or remodel does not increase the building footprint or its frontage along a street by more than 25 percent. Permitted uses may occupy an existing space regardless of whether that space meets the ground floor requirements for height. d. Parking is not considered to be a commercial use for the purposes of satisfying the ground floor commercial use requirement within the designated street front (e.g., when the first 45 feet of a building are within a designated street front in the BD1 zone, parking may not be located within that 45 feet). e. For properties within the BD2 or BD3 zone which have less than 90 feet of depth measured from the street front, parking may be located in the rearmost 45 feet of the property, even if a portion of the parking extends into the first 45 feet of the building. In no case shall the depth of commercial space as measured from the street front of the building be less than 30 feet. f. Within the BD2, BD3 and BD4 zones, if the first 45 feet of the building as measured perpendicular to the street consist only of commercial uses and permitted secondary uses, then permitted multiple -family residential unit(s) may be located behind the commercial uses. g. Recodified as ECDC 22.43.050(8)(4). h. Within the BD1 zone, each commercial space located on the ground floor within the designated street front shall be directly accessible by an entry from the sidewalk. C. Building Height Regulations. 1. The basic height limit for each BD zone is described in Table 16.43-2 (see definition of "height" detailed in ECDC 21.40.030). 2. Within the BD5 zone, the maximum height may be increased to 30 feet if the building meets Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 1 Packet Pg. 469 6.2.a Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 13 of 17 one of the following conditions. In addition, if the building is located within 15 feet of the public right-of-way, architectural details and/or applied art shall be incorporated into the building design, and the ground floor shall be distinguished from the upper portions of the building through the use of differences in materials, windows, and/or architectural forms. a. All portions of the building above 25 feet consist of a pitched roof such that the pitch of all portions of the roof is at least six-by-12 and the roof includes architectural features, such as dormers or gables of a steeper pitch, that break up the roof line into distinct segments. b. If the building does not make use of a pitched roof system as described in subsection (C)(2)(a) of this section, a building step -back shall be provided within 15 feet of any street front. Within the 15-foot step -back, the maximum building height is the lesser of 25 feet above grade at the property line (normally the back of the sidewalk) or 30 feet above the "average level" as defined in ECDC 21.40.030. For corner lots, a 15-foot step -back is required along both street fronts. If a building located on a corner lot has insufficient lot width (i.e., less than 40 feet of lot width) to enable it to provide the required step -back on both street fronts, then the step -back may be waived facing the secondary street. 3. Height Exceptions. In addition to the height exceptions listed in ECDC 21.40.030, the following architectural features are allowed to extend above the height limits specified in this chapter: a. A single decorative architectural element, such as a turret, tower, or clock tower, may extend a maximum of five feet above the specified height limit if it is designed as an integral architectural feature of the roof and/or facade of the building. The decorative architectural element shall not cover more than five percent of the roof area of the building. b. Roof or deck railings may extend a maximum of 42 inches above the specified height limit within any building step -back required under subsection (C)(2)(b) of this section; provided, that the railing is constructed so that it has the appearance of being transparent An example meeting this condition would be a railing that is comprised of glass panels. D. Off -Street Parking and Access Requirements. The parking regulations included here apply specifically within the BD zone. Whenever there are conflicts between the requirements of this chapter and the provisions contained in Chapter 17.50 ECDC, Off -Street Parking Regulations, the provisions of this chapter shall apply. 1. Within the BD1 zone, no new curb cuts are permitted along 5th Avenue or Main Street. 2. No parking is required for any commercial floor area of permitted uses located within the BD1, BD2, BD4, and BD5 zones. 3. No parking is required for any floor area in any building with a total building footprint of less Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 1 Packet Pg. 470 6.2.a Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 14 of 17 than 4,800 square feet. E. Open Space Requirements. 1. For buildings on lots larger than 12,000 square feet or having an overall building width of more than 120 feet (as measured parallel to the street lot line), at least five percent of the lot area shall be devoted to open space. Open space shall not be required for additions to existing buildings that do not increase the building footprint by more than 10 percent. Open space shall be provided adjacent to the street front (street lot line). Such open space may be provided as any combination of: a. Outdoor dining or seating areas (including outdoor seating or waiting areas for restaurants or food service establishments); b. Public plaza or sidewalk that is accessible to the public; c. Landscaping which includes a seating area that is accessible to the public. 2. Required open space shall be open to the air and not located under a building story. 3. In overall dimension, the width of required open space shall not be less than 75 percent of the depth of the open space, measured relative to the street (i.e., width is measured parallel to the street lot line, while depth is measured perpendicular to the street lot line). Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 1 Packet Pg. 471 6.2.a Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 15 of 17 Figure 16.43-5: Building Sire, Width and Open Space r--------------- T--------------- 7r ----- T• Example: i • Building Is cn four Us. each 300 zfl feet_ Total Lat Area = 14A60 sq. H. • Suihding width is 121) Feet. { Building Foolprinl = 13,650 sq. ft. • Open space is S required due to k)pen Space Required u 720 sq. fty building width, and due to lot area. • Open space provided exceeds the 5% of lol area Building Width Parallel to SlreeuROw 120'-0" rgqulrgmgnt, i ------- LOI Lir)9B i •i i Building Area Open Space 750 sq. ft. 7 i 7 i r�L F. Historic Buildings. The exceptions contained in this section apply only to buildings listed on the Edmonds register of historic buildings. 1. If a certificate of appropriateness is issued by the Edmonds historic preservation commission under the provisions of Chapter 20.45 ECDC for the proposed project, the staff may modify or waive any of the requirements listed below that would otherwise apply to the expansion, remodeling, or restoration of the building. The decision of staff shall be processed as a Type 11 development project permit application (see Chapter 20.01 ECDC). a. Building step -backs required under subsection (C)(2)(b) of this section. b. Open space required under subsection (E) of this section. 2. No off-street parking is required for any permitted uses located within a building listed on the Edmonds register of historic buildings. Note that additional parking exceptions involving building expansion, remodeling or restoration may also apply, as detailed in ECDC 17.50.070(C). 3. Within the BD5 zone, if a building listed on the Edmonds register of historic buildings is retained on -site, no off-street parking is required for any additional buildings or uses located on the same property. To obtain this benefit, an easement in a form acceptable to the city shall be recorded with Snohomish County protecting the exterior of the historic building and ensuring that Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 1 Packet Pg. 472 6.2.a Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 16 of 17 the historic building is maintained in its historic form and appearance so long as the additional building(s) obtaining the parking benefit exist on the property. The easement shall continue even if the property is subsequently subdivided or any interest in the property is sold. G. Density. There is no maximum density for permitted multiple dwelling units. H. Screening. The required setback from R-zoned property shall be landscaped with trees and ground cover and permanently maintained by the owner of the BD lot. A six-foot minimum height fence, wall or solid hedge shall be provided at some point in the setback, except for that portion of the BD zone that is in residential use. I. Signs, Parking and Design Review. See Chapters 17.50, 20.10, and 20.60 ECDC. Sign standards shall be the same as those that apply within the BC zone. J. Satellite Television Antennas. In accordance with the limitations established by the Federal Communications Commission, satellite television antennas greater than two meters in diameter shall be reviewed in accordance with the provisions of ECDC 16.20.050. [Ord. 3918 § 1 (Att. 1), 2013; Ord 3865 § 1, 2011; Ord. 3736 § 10, 2009; Ord. 3700 § 1, 2008]. 16.43.035 Design standards — BD zones. Design standards for the BD zones are contained in Chapter 22.43 ECDC. [Ord. 3918 § 1 (Att. 1), 2013; Ord. 3700 § 1, 2008]. 16.43.040 Operating restrictions. A. Enclosed Building. All uses shall be carried on entirely within a completely enclosed building, except: 1. Public uses such as utilities and parks; 2. Off-street parking and loading areas, and commercial parking lots; 3. Drive-in businesses; 4. Plant nurseries; 5. Public markets; provided, that when located next to a single-family residential zone, the market shall be entirely within a completely enclosed building; 6. Limited outdoor display of merchandise meeting the criteria of Chapter 17.65 ECDC; 7. Bistro and outdoor dining meeting the criteria of ECDC 17.70.040; 8. Outdoor dining meeting the criteria of Chapter 17.75 ECDC; Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 1 Packet Pg. 473 6.2.a Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 17 of 17 9. Motorized and nonmotorized mobile vending units meeting the criteria of Chapter 4.12 ECC. B. Nuisances. All uses shall comply with Chapter 17.60 ECDC, Property Performance Standards. C. 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 premises licensed as a public market shall be considered a temporary use. As a temporary use, the city council finds that 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 by Chapter 17.50 ECDC. [Ord. 3932 § 7, 2013; Ord. 3918 § 1 (Att. 1), 2013; Ord. 3902 § 1, 2012; Ord. 3894 § 5, 2012; Ord. 3700 § 1, 2008]. Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 1 Packet Pg. 474 6.2.a Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Page 1 of 11 Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Sections: 22.43.000 Applicability. 22.43.010 Massing and articulation. 22.43.020 Orientation to street. 22.43.030 Ground level details. 22.43.040 Awnings/canopies and signage. 22.43.050 Transparency at street level. 22.43.060 Treating blank walls. 22.43.070 Building HVAC equipment. 22.43.000 Applicability. The design standards in this chapter apply to all development within the BD1, BD2, BD3, and BD4 downtown zones, except for multifamily buildings in the BD4 zone. [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. 22.43.010 Massing and articulation. ............. .......................................................................................................................................................................................................................................................................................................................................... A. Intent. To reduce the massiveness and bulk of large box -like buildings, and articulate the building form to a pedestrian scale. B. Standards. 1. Buildings shall convey a visually distinct base and top. A "base" can be emphasized by a different masonry pattern, more architectural detail, visible plinth above which the wall rises, storefront, canopies, or a combination. The top edge is highlighted by a prominent cornice, projecting parapet or other architectural element that creates a shadow line. Buildings should convey a distinct base and top. Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 6 1 Packet Pg. 475 6.2.a Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Page 2 of 11 fop 68se The base can be emphasized by different material(s). 2. Building facades shall respect and echo historic patterns. Where a single building exceeds the historic building width pattern, use a change in design features (such as a combination of materials, windows or decorative details) to suggest the traditional building widths. [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. 22.43.020 Orientation to street. ......... ......... ......................... ................ ................ ........ ......... ......... ......... ......... ....... .. ......... ......... .. ....... ................ A. Intent. To reinforce pedestrian activity and orientation and enhance the liveliness of the street through building design. B. Standards. 1. Building frontages shall be primarily oriented to the adjacent street, rather than to a parking lot or alley. 2. Entrances to buildings in the BD1, BD2 and BD4 zones shall be visible from the street and accessible from the adjacent sidewalk. 3. Entrances shall be given a visually distinct architectural expression by one or more of the following elements: a. Higher bay(s); Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 6 1 Packet Pg. 476 Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES 6.2.a Page 3 of 11 b. Recessed entry (recessed at least three feet); c. Forecourt and entrance plaza. Buildings shall be oriented to the street. Entrances shall be given visually distinct expression. [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. 22.43.030 Ground level details. ..................................................................................................................................................................................................................................................................................................................................................................................... A. Intent. To reinforce the character of the streetscape by encouraging the greatest amount of visual interest along the ground level of buildings facing pedestrian streets. B. Standards. 1. Ground -floor, street -facing facades of commercial and mixed -use buildings shall incorporate at least five of the following elements: a. Lighting or hanging baskets supported by ornamental brackets; Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Q Attachment 6 1 Packet Pg. 477 6.2.a Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Page 4 of 11 b. Medallions; c. Belt courses; d. Plinths for columns; e. Bulkhead for storefront window; f. Projecting sills; g. Tile work; h. Transom or clerestory windows; i. Planter box; j. An element not listed here, as approved, that meets the intent. 2. Ground floor commercial space is intended to be accessible and at grade with the sidewalk, as provided for in ECDC 16.43.030. Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 6 1 Packet Pg. 478 6.2.a Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Page 5 of 11 Ground floor details encourage visual interest along the ground level of buildings facing pedestrian streets. [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. 22.43.040 Awnings/canopies and signage. A. Intent. 1. To integrate signage and weather protection with building design to enhance business visibility and the public streetscape. 2. To provide clear signage to identify each business or property, and to improve way -finding for visitors. 3. To protect the streetscape from becoming cluttered, and to minimize distraction from overuse of advertisement elements. B. Standards. 1. Structural canopies are encouraged along pedestrian street fronts. If a canopy is not provided, then an awning shall be provided which is attached to the building using a metal or other framework. 2. Awnings and canopies shall be open -sided to enhance visibility of business signage. Front valances are permitted. Signage is allowed on valances, but not on valance returns. 3. Marquee, box, or convex awning or canopy shapes are not permitted. 4. Retractable awnings are encouraged. 5. Awnings or canopies shall be located within the building elements that frame storefronts, and should not conceal important architectural details. Awnings or canopies should be hung just below a clerestory or transom window, if it exists. 6. Awnings or canopies on a multiple -storefront building should be consistent in character, scale and position, but need not be identical. Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 6 1 Packet Pg. 479 6.2.a Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Page 6 of 11 VAT f tlodA�:i. g Open -sided nonstructural awning with front valance. 4 Open -sided structural canopy. 7. Nonstructural awnings should be constructed using canvas or fire-resistant acrylic materials Shiny, high -gloss materials are not appropriate; therefore, vinyl or plastic awning materials are not permitted. 8. Signage should be designed to integrate with the building and street front. Combinations of sign types are encouraged, which result in a coordinated design while minimizing the size of individual signs. 9. Blade or projecting signs which include decorative frames, brackets or other design elements are preferred. Projecting signs (including blade signs) of four square feet or less are permitted and are not counted when calculating the amount of signage permitted for a business in Chapter 20.60 ECDC. This type of detail can be used to satisfy one of the required elements under ECDC 22.43.030(B). 10. Use graphics or symbols to reduce the need to have large expanses of lettering. Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 6 1 Packet Pg. 480 Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Page 7 of 11 6.2.a 11. Instead of broadly lighting the face of the sign, signage should be indirectly lit, or backlit to only display lettering and symbols or graphic design. 12. Signage should be given special consideration when it is consistent with or contributes to the historic character of sites on the National Register, the Edmonds Register of Historic Places, or on a city council -approved historic survey. 13. Signage shall include decorative frames, brackets or other design elements. An historic sign may be used to meet this standard. Retractable and open -sided awnings allow signage to be visible. Examples of projecting signs using decorative frames and design Awning or canopy shapes: 4 s uffdwd Box IC / II Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 6 1 Packet Pg. 481 6.2.a Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Page 8 of 11 elements. 1 [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. 22.43.050 Transparency at street level. _............ ......... ...... ... ......... ......... .... .......................................................................................................................................................................................... A. Intent. To provide visual connection between activities inside and outside the building. B. Standards. 1. The ground level facades of buildings that face a designated street front shall have transparent windows covering a minimum of 75 percent of the building facade that lies between an average of two feet and 10 feet above grade. 2. To qualify as transparent, windows shall not be mirrored or darkly tinted glass, or prohibit visibility between the street and interior. 3. Where transparency is not required, the facade shall comply with the standards under ECDC 22.43.060. Ground level facades of buildings should have transparent windows between two to 10 feet Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 6 1 Packet Pg. 482 6.2.a Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Page 9 of 11 above grade. Windows shall provide a visual connection between activities inside and outside the building, and therefore should not be mirrored or use darkly tinted glass. 4. Within the BD1 zone, ground floor windows parallel to street lot lines shall be transparent and unobstructed by curtains, blinds, or other window coverings intended to obscure the interior from public view from the sidewalk.* [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. *Code reviser's note: Subsection (13)(4) of this section was formerly codified as ECDC 16.43.030(B) (10) (g) . 22.43.060 Treating blank walls. ......... ......... ......... ......... ......... ......................... ................ ............. ....... ......... ....... .. ......... ......... .. ............... A. Intent. To ensure that buildings do not display blank, unattractive walls to the abutting street. B. Standards. 1. Walls or portions of walls on abutting streets or visible from residential areas where windows are not provided shall have architectural treatment (see standards under ECDC 22.43.050). At least five of the following elements shall be incorporated into any ground floor, street -facing facade: a. Masonry (except for flat, nondecorative concrete block); b. Concrete or masonry plinth at the base of the wall; c. Belt courses of a different texture and color; d. Projecting cornice; e. Decorative tile work; f. Medallions; g. Opaque or translucent glass; Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 6 1 Packet Pg. 483 6.2.a Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Page 10 of 11 h. Artwork or wall graphics; i. Lighting fixtures; j. Green walls; k. An architectural element not listed above, as approved, that meets the intent. fgm'ag 6'-1 QpWua gfsss AR7 c" oo+Rrce m9sG4ry 6eN avxsa mefafranoFY Rank wad's &W be lmatad wM arcMactural a,'sUWOS lD provide +4SW hrJ19Mst Buildings shall not display blank, unattractive walls to the abutting street. [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. 22.43.070 Building HVAC equipment. ...................................................................................................................................................................................................................................................................................................................................................................................... A. Intent. To ensure that HVAC equipment, elevators, and other building utility features are designed to be a part of the overall building design and do not detract from the streetscape. B. Standards. 1. Rooftop HVAC equipment, elevators and other rooftop features shall be designed to fit in with the materials and colors of the overall building design. These features shall be located away from the building edges to avoid their being seen from the street below. If these features can be seen from the adjoining street, building design shall use screening, decoration, plantings (e.g., rooftop gardens), or other techniques to integrate these features with the design of the building. Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 6 1 Packet Pg. 484 6.2.a Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Page 11 of 11 2. When HVAC equipment is placed at ground level, it shall be integrated into building design and/or use screening techniques to avoid both visual and noise impacts on adjoining properties. Rooftop equipment should be screened from view. [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 6 Packet Pg. 485 6.2.a Design Objectives for Building Facade. Building facade objectives ensure that the exterior of a building — the portion of a building that defines the character and visual appearance of a place — is of high quality and demonstrates the strong sense of place and integrity valued by the residents of the City of Edmonds. A.18 Building Facade Design. Encourage building facades that reinforce the appearance and consistency of streetscape patterns while supporting diversity and identity in building design. A.19 Window Variety and Articulation. Use window size and placement to help define the scale and character of the building. Use the organization and combinations of window types to reinforce the streetscape character or to provide variation in a facade, as well as provide light and air to the building interior. A.20 Variation in Facade Materials. Employ variation in materials, colors or design elements on building facades to help define the scale and style of the structure. Variation in facade materials can help reduce the apparent bulk of larger buildings while allowing variety and individuality of building design. Urban Design Goals & Policies for Specific Areas In addition to the general design goal and objectives described above under Goal A, supplemental design objectives are outlined below for specific areas or districts within the city. Each key goal in this element (or section) is identified by an alphabet letter (for example, "D"). Goals are typically followed by associated policies and these are identified by the letter of the goal and a sequential number (for example, "D.2") Urban Design Goal B: Downtown/Waterfront Activity Center. Design objectives and standards should be carefully crafted for the Downtown/Waterfront Activity Center to encourage its unique design character and important place -making status within the city. B.1 Vehicular Access and Parking. Driveways and curb cuts should be minimized to assure a consistent and safe streetscape for pedestrians. When alleys are present, these should be the preferred method of providing vehicular access to a property and should be used unless there is no reasonable alternative available. Configuration of parking should support a "park and walk" policy that provides adequate parking while minimizing impacts on the pedestrian streetscape. B.2 Pedestrian Access and Connections. Improve pedestrian access from the street by locating buildings close to the street and sidewalks, and defining the street edge. Cross walks at key intersections should be accentuated by the use of special materials, signage or paving treatments. Transit access and waiting areas should be provided where appropriate. Community Culture and Urban Design 125 Attachment 7 Packet Pg. 486 6.2.a B.3 Building Entry Location. Commercial building entries should be easily recognizable and oriented to the pedestrian streetscape by being located at sidewalk grade. d IM Building Setbacks. Create a common street frontage view with enough repetition to tie each site to its neighbor. Encourage the creation of public spaces to enhance the visual attributes of the development and encourage outdoor interaction. In the Waterfront area west of the railroad, buildings should be set back from the waterfront to preserve and provide a buffer from existing beach areas. In the Waterfront area, site layout should be ' coordinated with existing buildings and proposed improvements to provide views of the water, open spaces, and easy pedestrian access to the beach. Building/Site Identity. In the downtown area, retain a connection with the scale and character of downtown through the use of similar materials, proportions, forms, masses or building elements. Encourage new construction to use designs that reference, but do not replicate historic forms or patterns. Weather Protection. Provide a covered walkway for pedestrians traveling along public sidewalks or walkways. B.7 Signage. Lighting of signs should be indirect or minimally backlit to display lettering and symbols or graphic design instead of broadly lighting the face of the sign. Signage using graphics or symbols or that contributes to the historic character of a building should be encouraged. ::j Art and Public Spaces. Public art and amenities such as mini parks, flower baskets, street furniture, etc., should be provided as a normal part of the public streetscape. Whenever possible, these elements should be continued in the portion of the private streetscape that adjoins the public streetscape. In the 4th Avenue Arts Corridor, art should be a common element of building design, with greater design flexibility provided when art is made a central feature of the design. B.9 Building Height. Create and preserve a human scale for downtown buildings. Building frontages along downtown streetscapes should be pedestrian in scale. B.10 Massing. Large building masses should be subdivided or softened using design elements that emphasize the human scale of the streetscape. Building fagades should respect and echo historic patterns along downtown pedestrian streets. Community Culture and Urban Design 126 Attachment 7 Packet Pg. 487 6.2.a B.11 Building Fagade. Provide a human scale streetscape, breaking up long facades into defined forms that continue a pattern of individual and distinct tenant spaces in commercial and mixed use areas. Avoid blank, monotonous and imposing building facades using design elements that add detail and emphasize the different levels of the building (e.g. the top or cornice vsthe pedestrian level or building base). B.12 Window Variety and Articulation. In the downtown retail and mixed commercial districts, building storefronts should be dominated by clear, transparent glass windows that allow and encourage pedestrians to walk past and look into the commercial space. Decorative trim and surrounds should be encouraged to add interest and variety. Upper floors of buildings should use windows as part of the overall design to encourage rhythm and accents in the fagade. Urban Design Goal C: Highway 99 Corridor. Additional Design Objectives for the Highway 99 Corridor should support its function as a locus of commercial and potential mixed use activity, building on the availability of multiple forms of transportation and its proximate location to surrounding neighborhoods. C.1 General Appearance and Identity. Design of buildings and spaces along Highway 99 should encourage a feeling of identity associated with different sections of the highway. C.2 Site Design. Site design should allow for vechicular access and parking as well as safe access and circulation for pedestrians. Whenever possible, sites should provide connections between adjacent businesses and between businesses and nearby residential neighborhoods. C.3 Landscaping and Buffering. Landscaping, fencing or other appropriate techniques should be used to soften the street front of sites and also used to buffer more intensive uses from adjoining less intensive use areas (e.g. buffer commercial from residential development). Urban Design Goal D: Neighborhood Commercial Areas. Design in neighborhood commercial areas should seek to support the function of the neighborhood center while paying close attention to its place within the neighborhood setting. D.1 Landscape and Buffering. Special attention should be paid to transitions from commercial development to surrounding residential areas, using landscaping and/or gradations in building scale to provide compatible development. Community Culture and Urban Design 127 Attachment 7 Packet Pg. 488 6.2.a ARKING ✓ gMFs 0 O� a`e0yea / ..I z ALISH OSSING M ✓gMFs �sr DAYTON ST DAYTON ST 19 Al ttachment 8 OC M Zoning and Vicinity Map PLN20170016 Graphite Studios 202 Main Street J IL Scale 1 inch = 225 feet Q Packet Pg. 489 6.2.a DF ED� #P71 CITY OF EDMONDS MAC"�N OEVELCPP;gL1,4T SERVICES N COUNTER i Est 1$gfl ENVIRONMENTAL CHECKLIST o There -are -no t es of noise Purpose of Checklist: The State Environmental Policy Act (SEPA), chapter 43.21C RCW, requires all governmental agencies to consider the environmental impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with probable significant adverse impacts on the quality of the environment. The purpose of this checklist is to provide information to help you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposal, if it can be done) and to help the agency decide whether an EIS is required. Instructions for Applicants: This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this checklist to determine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer the questions briefly, with the most precise information known, or give the best description you can. You must answer each question accurately and carefully, to the best of your knowledge. In most cases, you should be able to answer the questions from your own observations or project plans without the need to hire experts. If you really do not know the answer, or if a question does not apply to your proposal, write "do not know" or does not apply". Complete answers to the questions now may avoid unnecessary delays later. Some questions ask about governmental regulations, such as zoning, shoreline, and landmark designations. Answer these questions if you can. If you have problems, the governmental agencies can assist you. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. Use of checklist for nonproject proposals: For nonproject proposals complete this checklist and the supplemental sheet for nonproject actions (Part D). the lead agency may exclude any question for the environmental elements (Part 13) which they determine do not contribute meaningfully to the analysis of the proposed 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: Edmonds Art Institute 2. Name of applicant: Mary Olsen 3. Address and phone number of applicant and contact person: Applicant: Mary Olsen, 221 2nd Ave N., Edmonds, WA 98020 Contact person: Robert Gregg, 16550 76th Ave W., Edmonds, WA 98026 Phone: 206 972 4371 4. Date checklist prepared: October 24, 2016 5. Agency requesting checklist: City o Edmonds Revised on 9116116 P71-SEPA_Checklist.doc Page I of 27 Attachment 9 Packet Pg. 490 6.2.a 6. Proposed timing or schedule (including phasing, if applicable): Design Review, Vesting, and permitting: October, 2016 to March, 2017. Demolition, shoring & excavation: Spring, 2017. Construction: SLimm r/Fall, 2017 y (STAFF COMMENTS) , • 1 •1. �-r M1 r3 n ti . � C cro .�+ . � JS Cr > k iLl ■ l 1 � � i7 i'�1r�.L 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. NO (STAFF COMM 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Zipper Geo will conduct a geotechnical and subsurface environmental analysis. Contamination discovered, if any, will be removed as part of the underground garage excavation and treated off site. 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. There are none. (STAFF COMMENTS) Revised on 9119116 P71-_SEPA Cheeklist.doc Page 2 of 27 G cn c W E U Q z �3 0 M m r a� N t a. t0 O O ti O N Z J d C N E t V cC Q Attachment 9 1 Packet Pg. 491 6.2.a 10. List any government approvals or permits that will be needed for your proposal, if known. City of Edmonds building permit and associated plumbing, electrical, mechanical, etc permits (STAFF COMM 11. Give brief, complete description of your proposal, including the proposed uses and size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. The proposal is for a two story building over a one level underground garage. The ground floor will include an art institute with spaces for artists to create art and a gallery for their art to be displayed. There will also be a cafe with indoor and outdoor seating. The second level will include more artist spaces and three 2 bedroom apartments. (STAFF 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 proposal is located at 202 Main Street in downtown Edmonds on the SE intersection of Main Street and 2nd Ave at the current location of Marvel Marble. Attached is a site survey with legal description and a site plan. (STAFF Revised on 9119116 P71 - SEPA Checklist.doc 01-1lc�1-190010l-Sa Page 3 of 27 Attachment 9 Packet Pg. 492 6.2.a TO BE COMPLETED BY APPLICANT B. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site (circle one): Flat, rolling, hilly, steep slopes, mountainous, other: The site is essentially flat with a gradual downward slope from east to west. (STAFF COMMENTS} b. What is the steepest slope on the site (approximate percent slope)? An approximate 6 foot change in elevation over the 180 foot diagonal of the property is an approximate 3% slope. (STAFF CUM M ENTS) 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 long term commercial significance and whether the proposal results in removing any of these soils. The soils have been under the existing Marvel Marble building since the early 1900's. Excavation and construction on the south half of the block revealed the typical Edmond's soils of sand over clay. There are no agricultural soils. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. NO (STAFF COMMENTS; Revised on 9119116 P71 - SEPA Checklist.doc Page 4 of 27 Attachment 9 Packet Pg. 493 6.2.a 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. The underground garage measuring approx. 100' x 120' will require excavation of approx 4,000 cubic yards, (STAFF COMMENTS) f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. NO (STAFF COMMENTS) g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? 100% (same as now) (STAFF COMMENTS) h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Soldier pile shoring will control erosion during excavation (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. There will be a major net reduction of emissions to the air as the current resin based manufacturing of faux marble will be replaced with a non -manufacturing use. The on site use will change from manufacturing to retail. (STAFF COMM Revised on 9119116 P71__SEPA_Check1ist.doc Page S of 27 Attachment 9 1 Packet Pg. 494 6.2.a b. Are there any off -site sources of emissions or odor that may effect your proposal? If so, generally describe. NO (STAFF COM C. Proposed measures to reduce or control emissions or other impacts to the, if any: The primary source of emissions will be from HVAC which will follow LEED guidelines for efficiency, installation, commissioning, and maintenance to reduce energy consumption and emissions. (STAFF COMMENTS) 3. WATER a. Surface: (1) Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, and wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. 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. NO (STAFF COMMENTS) (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. NONE (STAFF COMMENTS) Revised on 9119116 P71 - SEPA Checklist.doc Page 6 of 27 Attachment 9 1 Packet Pg. 495 6.2.a (4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. NO (STAFF COMMENTS) (5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. NO (STAFF COMMENTS) (6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. NO (STAFF COMMENTS} 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. NO (STAFF COMMENTS) Revised on 9119116 Attachment 9 P71 _-_SEPA_Checklist. doc cn c a� E t U Q t �3 0 0. m r a� N t d t0 O O ti O N Z J a c a� E U ca Page 7 of 27 Q Packet Pg. 496 6.2.a (2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals...; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. NONE (STAFF COMMENTS) 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. Source of runoff will be from the roof which will be about the same as the current building to be replaced. This will be tied into an onsite retention system connected to the city storm water system. A minor amount of runoff will come from water carried into the garage which will be handled with an oil water separator. (STAFF COMMENTS) (2) Could waste materials enter ground or surface waters? If so, generally describe. NO (STAFF COMMENTS) (3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. NO (STAFF COMMENTS) Revised on 9119116 P71_-_SEPA._Checklist.doc Page 8 of27 Attachment 9 1 Packet Pg. 497 6.2.a d. Proposed measures to reduce or control surface, ground, runoff water, and drainage pattern impacts, if any: Retention system will have regulated discharge rates 4. Plants P.r Check or circle types of vegetation found on the site: NONE deciduous tree: alder, maple, aspen, other: evergreen tree: fir, cedar, pine, other: shrubs grass uasture 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? None currently present. Current building covers the entire site. (STAFF Revised on 9119116 P71 _-_SEPA Checklist.doc Page 9 of 27 w c a� t U Q t �3 0 M m r as N t a. t0 O O ti O N Z J d a-: C N E t V cC Q Attachment 9 1 Packet Pg. 498 6.2.a C. List threatened or endangered species known to be on or near the site. NONE (STAFF COM d. Proposed landscaping, use of native plants, or other materials to preserve or enhance vegetation on the site, if any: perimeter landscaping will enhance vegetation on the site which currently has none. e. (STAFF COMMENTS) List all noxious weeds and invasive species known to be on or near the site. None (STAFF COMMENTS)! 5. Animals a. List any birds and other animals that have been observed on or near the site or are known to be on or near the site. Examples include: birds: hawk, heron, eagle, songbirds, other: mammals: deer, bear, elk, beaver, other: fish: bass, salmon, trout, herring, shellfish, other: None. Revised on 9119116 Attachment 9 P71_-SEPA_Checklist.doc cn c a� E U a z �3 0 Q. m r a� N 0 t a W 0 0 ti 0 N Z J a c as E U �a Page 10 of 27 Q Packet Pg. 499 6.2.a (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 d. Proposed measures to preserve or enhance wildlife, if any: None (STAFF COMMENTS) e. List any invasive animal species known to be on or near the site. None (STAFF COMMENTS) Revised on 9119116 Attachment 9 P71 - SEPA Checklist.doc c a� t U Q �3 0 Q. m r a� N t d W 0 0 ti 0 N Z J d c W E U ca Page 11 of 27 Q Packet Pg. 500 6.2.a 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. The project's energy needs will be electric and natural gas which will be used primarily for heating, cooling, and lighting. The current energy used for manufacturing will be terminated. (STAFF COMMENTS) b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. NO. (STAFF COMMENTS)- C . What kinds of energy conservation features are included in the plans of this proposal? List other proposed measures to reduce or control energy impacts, if any: Energy conservation will be achieved through the use of insulation and Energy Star rated equipment. A large amount of glazing will provide natural light deep within the project and opening windows will provide natural ventilation. (STAFF COMMENTS) 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so describe. NO Revised on 9119116 P71- SEPA_Checklist.doc Page 12 of 27 Attachment 9 1 Packet Pg. 501 6.2.a (STAFF COMM (1) Describe any known or possible contamination at the site from present or past uses. There is one Underground Storage Tank (UST) which has been previously emptied, cleaned, and closed in place. This UST will be removed and any residual contamination will be removed during excavation for the underground garage. TA. F ✓%—Lv) z-. —kV £ r� L�- (2) Describe existing hazardous chemicals/conditions that might affect project development and design. This includes underground hazardous liquid and gas transmission pipelines located within the project area and in the vicinity. There are no known existing hazardous chemicals/conditions. There are no known or suspected underground hazardous liquid and gas transmission pipelines within the project area or in the vicinity. Should any be discovered during excavation, they will be removed. STAFF COMMENTS) (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. None (STAFF COMMENTS) (4) Describe special emergency services that might be required. None (STAFF Revised on 9119116 P71 _-_SEPA_Checklist. doc Page 13 of 27 rY Attachment 9 1 Packet Pg. 502 6.2.a (5) Proposed measures to reduce or control environmental health hazards, if any: Prior to demolition, a toxic materials survey will be conducted and during demolition all steps required to control environmental health hazards will be followed. There will be no environmental health hazards of the completed project. (ST 1 b. Noise (1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? There are no types of noise in the area that will affect the project. (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. Short term, during construction, there will be noise associated with heavy equipment such as shoring, excavation, dump trucks, and concrete trucks. This will be during permitted construction hours only. Long term, after completeion, there will be no noise emanating from the project. (STAFF COMMENTS) (3) Proposed measures to reduce or control noise impacts, if any: Noise impacts will be reduced by limiting construction to permitted construction hours. (STAFF COMMENTS)L0 Revised on 9119116 rs Attachment 9 P71 - SEPA Checklist. doc Page 14 of 27 Packet Pg. 503 6.2.a 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. Current use of the site is grandfathered, non -conforming manufacturing of faux marble. Adjacent properties are used for retail, office, and houing. The proposal will not affect current land uses on nearby or adjacent properties. (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 nonfarm or nonforest use? No. (STAFF (1) Will the proposal affect or be affected by surrounding working farm or forest land normal business operations, such as oversize equipment access, the application of pesticides, tilling, and harvesting? If so, how: No. {STAFF C. Describe any structures on the site. An old, poorly maintained, one story wood building covers the entire site. (STAFF COMMENTS),!_ Revised on 9119116 P71_-SEPA_Checklist.doc Page 15 of 27 Attachment 9 Packet Pg. 504 6.2.a d. Will any structures be demolished? If so, what? Yes. The entire existing structure will be demolished. (STAFF COMMENTS) e. What is the current zoning classification of the site? BD2. (STAFF COMMENTS) f. What is the current comprehensive plan designation of the site? Downtoen Business Retail (STAFF COMMENTS}-D V k g. If applicable, what is the current shoreline master plan designation of the site? Not Applicable 1 � (STAFF COMMENTS) Vi CA h. Has any part of the site been classified critical area by the city? If so, specify. No. Revised on 9119116 IN (STAFF COMMENTS}L-_r, '- 4�` 1 llr*&;k, kkAA NNt:nr TSU--1--V �h1�Pl'u P71 _-_SEPA_Checklist. doc Page 16 of 27 w c a� E t U Q t �3 0 Q. m r a� N 0 t a. W 0 0 ti 0 N Z J d c E 2 Q Attachment 9 1 Packet Pg. 505 6.2.a Approximately how many people would reside or work in the completed project? Estimated 6 residents and 10 employees in the completed project. (STAFF COMMENTS] j. Approximately how many people would the completed project displace? Six. k. In. Revised on 9119116 (STAFF COMMENTS) Proposed measures to avoid or reduce displacement impacts, if any: Existing business is relocating locally and will retain existing workforce. (STAFF COMMENTS) Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Zoning and land use has been reviewed for compatibility and the proposal has been found to be compatible. (STAFF CO IETS)7,vR�-�'-�-� L • l V:jL Proposed measures to reduce or control impacts to agricultural and forest lands of long-term commercial significance, if any: No impacts. (STAFF COMMENTS) P71 - SEPA Checklist.doc Page 17 of 27 Attachment 9 Packet Pg. 506 6.2.a 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. Three 2 bedroom middle income apartments will be provided. (STAFF COMMENTS} b. Approximately how many units, if any would be eliminated? Indicate whether high, middle, or low-income housing. None will be eliminated. (STAFF COMMENTS) C. Proposed measures to reduce or control housing impacts, if any: Six on site parking stalls will be providd for the 3 apartments to reduce parking impact to the community. (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? Maximum height will be 30 feet as defined by code. The principle exterior building materials will be glass and wood_ (STAFF COMMENTS) Revised on 9119116 P71-_SEPA_Checklist.doc Page 18 of27 Attachment 9 1 Packet Pg. 507 6.2.a b. What views in the immediate vicinity would be altered or obstructed? None. (STAFF COMMENTS) C. Proposed measures to reduce or control aesthetic impacts, if any: This will be a true 2 story building (not 3 stories squished into 30 feet), so the scale will be appropriate to the allowed height. Aesthetics will be greatly improved by replaceing the existing, dilapidated, out of place manufacturing building with a high end art institute, gallery, and cafe. (STAFF 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? The glazing is primarily on the North and West sides of the building. The north side will not get direct sunlight and the west side is shaded from the afternoon sun by the taller building directly west of the project. Therefore, the proposal will not produce glare. The interior space is for artists, so it is designed to utilize natural light from the exterior windows, a skylight, and the 2 story center atrium. Minimal interior lighting will be used and the majority of workhours will be during daylight hours, so very little light will be produced by the proposal. (STAFF COMMENTS) b. Could light or glare from the finished project be a safety hazard or interfere with views? No. (STAFF COMMENTS) C. What existing off -site sources of light or glare may affect your proposal? None. (STAFF COM Revised on 9119116 P71_ = SEPA_Checklist.doc Page 19 of 27 Attachment 9 Packet Pg. 508 6.2.a d. Proposed measures to reduce or control light and glare impacts, if any: None. (STAFF COMMENTS) 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? Edmonds has numerous informed recreational opportunities in the immediate vicinity including the parks and walkways along the waterfront just 2 blocks away. (STAFF COMMENTS) b. Would the proposed project displace any existing recreation uses? If so, describe. No. (STAFF COMMENTS) C. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: The proposal itself is a recreation opportunity with an art gallery open to the public and with art classes available to the public. Revised on 9119116 P71_-_SEPA_Checklist.doc Page 20 of 27 Attachment 9 Packet Pg. 509 6.2.a 13. Historic and Cultural Preservation a. Are there any buildings, structures, or sites located on or near the site that are over 45 years old listed in, or eligible for listing in national, state, or local preservation registers? If so, specifically describe. No. (STAFF COMMENTS) b. Are there any landmarks, features, or other evidence of Indian or historic use or occupation? This may include human burials or old cemeteries. Are there any material evidence, artifacts, or areas of cultural importance on or near the site? Please list any professional studies conducted at the site to identify such resources. Nothing evident. No studies conducted. (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, GIS date, etc. None as the site has been developed since the early days of Edmonds. (STAFF COMN11 NTS) W" e? 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. Nothing planned. No permits related to this question are required. (STAFF COMMENTS) Revised on 9119116 P71 - SEPA Checklist.doc Page 21 of 27 Attachment 9 Packet Pg. 510 6.2.a 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. The site is bordered on the north by Main Street, on the west by 2nd Ave S, and on the south and east by 16' wide public alleys. Customers will access the site via on street parking. A garage for residents, tenants, and employees will access the south alley and then 2nd Ave S. (STAFF b. Is the site or affected geographic area currently served by public transit? If so, generally describe. If not, what is the approximate distance to the nearest transit stop? The site is currently served by public transit (buses). (STAFF C. How many additional parking spaces would the completed project or nonproject proposal have? How many would the project or proposal eliminate? The project will not eliminate any parking spaces. The project will be required to provide 6 on site parking spaces. It will provide approximately 20 additional (on site) parking spaces. (STAFF COMMENTS) d. Will the proposal require any new or improvements to existing roads, streets, pedestrian, bicycle or state transportation facilities not including driveways? If so, generally describe (indicate whether public or private). No. None required. Revised on 9119116 P71 - SEPA Checklist.doc Page 22 of 27 Attachment 9 Packet Pg. 511 6.2.a e. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. Immediate vicinity, no. The project is three blocks from the Edmonds ferry terminal and Edmonds train station. (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 passenger vehicles). What data or transportation models were used to make these estimates? The majority of the project space is for art studios where tenant artists will work. This does not generate retail traffic. The tenants themselves would number about 25 and would generate about 50 trips per day assuming none took the bus or rode bicycles, which artists do tend to do. The 3 apartments would generate 4.2 ADT per ITE, therefore rounded up to 13 ADT. The cafe is in a pedestrian zone and intended to serve the local community, but on a really good day may generate 50 ADT based on seating capacity. Therefore, the estimate for vehicle trips per day would be not more than 113. Peak hours would be the lunch and dinner peaks of Noon to 1:00 pm and 6:00 to 7:00 pm. Even the peak hours will be well below 25 vehicle trips. 4 ADT would be for delivery trucks for which there is a delivery area on the south side off of the alley. From these figures should be subtracted the current ADT from the existing business which we estimate to be about 20/day for employess, 10/day for customers, and 4/day for delivery trucks. (STAFF COMMENTS) g. Will the proposal interfere with, affect or be affected by the movement of agricultural and forest products on roads or streets in the area? If so, generally describe. No. (STAFF COMMENTS) h. Proposed measures to reduce or control transportation impacts, if any: The proposal provides substantial additional parking over both existing conditions and zoning requirements. A delivery dock is provided from the south alley to keep deliveries off of Main Street, and the garage entrance avoids both Main Street & 2nd Ave S. by being placed on the south alley. Revised on 9119116 P71 - SEPA Checklist.doc Page 23 of27 Attachment 9 1 Packet Pg. 512 6.2.a (ST 15. Public Services WV19 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. No. (STAFF COMMENTS) b. Proposed measures to reduce or control direct impacts on public services, if any: There will be a reductions in impact for fire protection. The new building will replace a current building which is a major fire hazard. The new building will be fully sprinkled and meet all fire codes which the current building is not and does not. (STAFF COMMENTS) 16. Utilities er Revised on 9119116 Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other: All major utilities are currently available at the site including: electricity, natural gas, water, refuse service, telephone, sanitary sewer, and storm water. The site is and will continue to be connected to sanitary sewer. (STAFF COMMENTS) P71 - SEPA Checklist.doc Page 24 of 27 Attachment 9 Packet Pg. 513 6.2.a 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. The utilities proposed for the project are the same as currently provided to the existing building and from the current utility companies providing the services. The construction activities on the site and in the immediate vicinity will only be making new, code compliant connections to the existing utilities. (STAFF COMM C. SIGNATURE I declare under penalty of perjury laws that the above answers are true and correct to the best of my knowledge. that the le d agency is relying on them to make its decision. Signature of Proponent Date Submitted Lj— I understand Revised on 9119116 P71 - SEPA._Checklist.doc Page 25 of27 Attachment 9 Packet Pg. 514 6.2.a CITY OF EDMONDS 121 5TH AVENUE NORTH, EDMONDS, WA 98020 (425) 771-0220 MITIGATED DETERMINATION OF NONSIGNIFICANCE Description of proposal: Application for design of a new two story building over a one level underground garage. The ground floor will include an art institute with space for artists to create art and a gallery for their art to be displayed. There will also be a cafe with indoor and outdoor seating. The second level will include more artist spaces and three 2 bedroom apartments. (File Number PLN20170016). Proponent: Mary Olsen Location of proposal, including street address if any: 202 Main Street. Tax Parcel Number 00454800101300 Lead agency: City of Edmonds The lead agency has determined that the requirements for environmental analysis and protection have been adequately addressed in the development regulations and comprehensive plan adopted under chapter 36.70A RCW, and in other applicable local, state, or federal laws or rules, as provided by RCW 43.21C.240 and WAC 197-11-158 and/or mitigating measures have been applied that ensure no significant adverse impacts will be created. An environmental impact statement is not required under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. There is no comment period for this DNS. XX This MDNS is issued under 197-11-340(2); the lead agency will not act on this proposal for 14 days from the date below. Comments must be submitted by Aril 24, 2017 MITIGATING MEASURES INCORPORATED INTO THE PROPOSAL: THE SUBJECT PROPERTY IS A CONFIRMED CONTAMINATED SITE ON THE WASHINGTON STATE DEPARTMENT OF ECOLOGY'S MODEL TOXICS CONTROL ACT (MTCA) LIST. DOCUMENTATION ON THE MTCA LIST NOTES THAT CLEANUP WILL OCCUR WHEN THE SITE IS REDEVELOPED. THE WASHINGTON STATE DEPARTMENT OF ECOLOGY IS RESPONSIBLE FOR OVERSIGHT, COMPLIANCE, AND IMPLEMENTATION OF THE MTCA. PRIOR TO THE ISSUANCE OF ANY BUILDING PERMITS ASSOCIATED WITH THE PROJECT, DOCUMENTATION MUST BE SUBMITTED TO THE CITY OF EDMONDS THAT THE DEPARTMENT OF ECOLOGY HAS BEEN CONSULTED REGARDING SITE CLEAN AND THAT A CLEANUP PLAN (IF NECESSARY) HAS BEEN APPROVED. Project Planner: Kernen Lien, Senior Planner Responsible Official: Rob Chave, Planning Manager Contact Information: City of Edmonds 1 121 5th Avenue North, Edmonds WA 98020 1 425-771-0220 Date: �T7 - 4,7 Signature: XX You may appeal this determination to Robert Chave, Planning Manager, at 121 5th Avenue E North, Edmonds, WA 98020, by filing a written appeal citing the specific reasons for the ca a Page 1 of 2 SE A DETE NATION DOC 4�i'c'ment 10 Packet Pg. 515 6.2.a appeal with the required appeal fee, adjacent property owners list and notarized affidavit form no later than May 1. 2017. You should be prepared to make specific factual objections. Contact Rob Chave to read or ask about the procedures for SEPA appeals. XX Posted on Aril 7 2017 at the Edmonds Public Library and Edmonds Public Safety Building. Published in the Everett Herald. Emailed to the Department of Ecology SEPA Center (SEPAunitOecy.wa.gov). Mailed to property owners within 300 feet of the site. XX Distribute to "Checked" Agencies below. The SEPA Checklist, project plans, and DNS are available at htt s:/1 ermits.edmands.wa.uslcitizen. Search for file number PLN20170016. These materials are also available for viewing at the Planning Division — located on the second floor of City Hall: 121 5th Avenue North, Edmonds WA 98020. Notice Mailed to the following: XX COMCAST XX Department of Archaeology & Historic Outside rlant Engineer, North Region Preservation 1525 75` St. SW Ste 200 PO Box 48343 Everett, WA 98203 Olympia, WA 98504-8343 XX Tulalip Tribal Council XX Puget Sound Energy 6700 Totem Beach Road Attn: David Matulich Marysville, WA 98270 PO Box 97034, M/S BOT-1 G Bellevue, WA 98009-9734 XX Snohomish County Fire District No. 1 david.matulich{a�pse.com Headquarters Station No. 1 Attn.: Director of Fire Services XX M. L. Wicklund 12310 Meridian Avenue South Snohomish Co. PUD Everett, WA 98208-5764 PO Box 1107 Everett, WA 98206-1107 XX Community Transit Attn.: Kate Tourtellot 7100 Hardeson Road Everett, WA 98203 pc: File No. SEPA Notebook Page 2 of 2 SEPA DETERMINATION DOC a 61�'�aChment 10 Packet Pg. 516 6.2.a FILE NO.: PLN20170016 Applicant: Olsen DECLARATION OF POSTING On the 7th day of April, 2017, the attached Amended Notice of Application, Public Hearing and SEPA Determination was posted at the subject property, Civic Hall, Library and Public Safety buildings. I, Kernen Lien, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and,;�--orrect this 7th day of April, 2017, at Edmonds, Washington. * � { Signed: {BFP747893 DOC;1\00006.900000\ } Attachment 11 Packet Pg. 517 6.2.a FILE NO.: PLN20170016 Applicant: Olsen DECLARATION OF MAILING On the 7th day of April, 2017, the attached Amended Notice of Application, Public Hearing and SEPA Determination was mailed by the City to property owners within 300 feet of the property that is the subject of the above -referenced application. I, Denise Nelson, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 7th day pril, 2017, at Edmonds, Washington. Signed: {BFP747887.DOC;1\00006.900000\ } Attachment 11 Packet Pg. 518 6.2.a `I,C. 1 %9" Notice of Application, Public Hearing and SEPA Determination - File Number PLN20170016 NOTICE OF APPLICATION Description of Proposal: Application for design of a new two story building over a one level underground garage. The ground floor will include an art institute with space for artists to create art and a gallery for their art to be displayed. There will also be a cafe with indoor and outdoor seating. The second level will include more artist spaces and three 2 bedroom apartments. District -based design review applications that trigger SEPA review are Type III-B decisions, which require a two-phase public hearing and decision by the Architectural Design Board (ADB). The site is located within the Downtown Business (BD2) zone. Name of Applicant: Mary Olsen Location: 202 Main Street, Edmonds, WA File No.: PLN20170016 Date of Application: March 16, 2017 Date of Notice: April 8, 2017 Date of Completeness: April 6, 2017 Requested Permits: District Design Review Other Required Permits: Building Permit. Required Studies: Potential site clean-up with Washington State Department of Ecology. Existing Environmental Documents: Critical Areas Determination and Environmental Checklist. Comments on Proposal Due: May 3, 2017 (see public hearing information below). Any person has the right to comment on this application during the 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. N, Edmonds, WA 98020. Office hours are Mondays, Tuesdays, Thursdays and Fridays from 8:00 a.m. to 4:30 p.m., and Wednesdays from 8:30 a.m. to noon or online through the City's website athgps:i/p:gn-nits.edi-nonds.wa.us/citizen. Search for permit PLN20170016. City Contact: Kernen Lien, (425) 771-0220, kemen.lien@edmondswa.gov PUBLIC HEARING INFORMATION A public hearing before the Architectural Design Board (ADB) will be held on Wednesday, May 3, 2017 at 6:00 p.m. in the Council Chambers located at 250 - 5th Ave. N, Edmonds, WA 98020. A copy of the staff report will be available at least seven days prior to the hearing. *SEPA NOTICE ON REVERSE SIDE* Attachment 11 I Packet Pg. 519 6.2.a *NOTICE OF APPLICATION AND PUBLIC HEARING ON REVERSE SIDE* STATE ENVIRONMENTAL POLICY ACT (SEPA) NOTICE MITIGATED DETERMINATION OF NONSIGNIFICANCE Lead Agency: The City of Edmonds is SEPA lead agency for the proposed mixed -use building at 202 Main Street (File No. PLN20170016). SEPA Determination: Notice is hereby given that the City of Edmonds has issued a Mitigated Determination of Nonsignificance (DNS) under WAC 197-11-340(2) for the above project. Date of Issuance: April 8, 2017 SEPA Comments: April 24, 2017 SEPA Appeal Deadline: May 1, 2017 at 4.00 p.m. Appeals must be filed in writing citing the specific reasons for appeal with the required fee to the City of Edmonds Planning Division, 121 — 5th Ave. N, Edmonds, WA 98020. Q Attachment 11 I Packet Pg. 520 6.2.a Everett Daily Herald Affidavit of Publication State of Washington } County of Snohomish } ss Kathleen Landis 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 EDH752108 PLN20170016 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 04/08/2017 and ending on 04/08/2017 and that said newspaper was regularly distributed to its subscribers during all of said period. The amount of the fee for such publication is $115.24. ' Subscribed a an sworn before me on this day of City d Ed-6 - LEGAL ADS 114101416 KERNEN LIEN DEBRA ANN GRIGG Notary Public state of Washington My commission Expires October 31, 2017 Attachment 11 Packet Pg. 521 6.2.a 4 01IY OF EDMONDS Notice of Application. Puhl6c Hearin land SEPA Determination Op�r� I� APPL A ION L�,pt�CSlpiicn u1 Pmpp, ; Apppllcadan im design ui a jaw WO alnry building over a one [Beal underground garage. The ground Ilccr will include an art inBlilnte with apace for artists to create nil and it gallery for Mail art to be displayed. There will also be a paf6 with Indoor and outdoor sealing, The second Tavel will include mor0 artist s"cas and three 2 bedroom aparlments. Dislriet-based design review applications that Iflgget $EPA review ora Type III•B decisions, which require a lwo-phose pubtic hearing and de0sidn by the AfohitoCtural DOMpoarcl(ADii).7he site is lacaled within the Downtown Business (& zone. Edmonds, WA 16.2017 9 6, 2Q17 7 1 Desihn Review clean-up with Washington Slate 1t9: Critical Areas Determination Anyy person has. Wrlghl to comment on ibis appfimion dortng the ppghk_c CQmnlonl period, rataiver notrca and parVc!ipale if' any h0 ingg5. and request a copy of the decision on the application. Tha Clty may accept public comments at any lkme.prior to the closing of the record of an open record predoCislon hbanng, if any, ar, ll it Open raCoid predecision hDarin¢ is providod, prior to Mo decision on the prolocl permit. Onhr part es of record ey do lilted Hl ECDC 20.07.00:3 have standing to 1 bola en admir6shativs appppeal. Information on lhls development apptl Cation can be ""wed 01 obtained at the CIly of Edmonds Development SB.frices Dapor(mant, 121 - bth Am N, Edmonds, WA M020. Office hours am Mondays, 7ueadays, Thursday& and Fridays from 8:00 a.m. to 4,30 p.m., land Wednesdays from 8:30 A.m. to noon of online IN-wo the Ci" webatla at Search tar permit LN 701758. City Contact: Kwnen Lien, (425) 771-0220, [c9inepf ea �edmdsodsv0.g01 PUBLIC HEAFIING 1 NFORMA'I ION A public hearing bnesdre the Architectural Design Board (ADB) will be held on 3. 2017 at S:QO_n.m. in the Council Chambers locolod a1250 - 51h Ave, N, Edmonds, WA 98020. A cppqq of the uiafl report will be availoWe at leasl seven days prior to ,hefioadn . STA E ENVIRONMENTAL M' [Cy ACT (SEPA] NOTICE MITIGATED DETE11MINATION OF NO IRNIFICANCE uad Aw nrg The City of Edmhnds is SEPA lead agencp Ipr the Proposal mixed -use building nt 202 Main S71del (File No. required lee to the Clt7 Ave. N, --. . MB, WA 91 hublkshnd Ant118, 2017, Notice is hereby given Ihal the City of I- 01211ur the above pd0(ec1. onsmgnmficance � 0 �1t41000 y14100.�p * Appeals must be reasons for appeal Willi the 1 Planning Division, 521 -5tN EDH752101 I Attachment 11 I Packet Pg. 522 6.2.a oV EDj4 0 �d March 30, 2017 CITY OF EDMONDS DEPARTMENT OF FIRE PREVENTION MEMORANDUM To: Kernen Lien, Senior Planner From: Kevin Zweber, Fire Marshal Re: Plan Check: PLN2017016 Address: 202 Main Street, Edmonds Project: Graphite Studios — mixed use After review of the preliminary plans for the above project, it was found that the following will be required: 1. Adequate fire flow — IFC Appendix B. 2. Adequate fire hydrant spacing — IFC Appendix C. 3. Fire Department Connection for required fire sprinkler system. Additional items specific to the building plan submittal. Kevin Zweber Deputy Chief — Fire Marshal City of Edmonds, Department of Fire Prevention Attachment 12 1 Packet Pg. 523 6.2.a Date: To: From: Subject: MEMORANDUM March 29, 2017 Kernen Lien, Senior Planner Leif Bjorback, Building Official Graphite Studios 201 Main St PLN2017-0016 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. Building Division comments were verbally provided to the applicant during a Development Review Committee meeting under the case number DRC2016-0035. The building plans provided under this current review for PLN2017-0016 appear to be substantially the same as those previously reviewed, thus, the Building Division has no new comments at this time. 2. Other building code requirements may be identified during the plan review and inspection process for this project. Thank you. City of Edmonds cat Building Department Attachment 13 Packet Pg. 524 6.2.a Lien, Kernen From: Fisher, Steve Sent: Wednesday, November 02, 2016 9:23 AM To: 'fivemillersl@comcast.net' Cc: Thornquist, Linda; Johns, Kristin Subject: Plan review comments Mr. Miller, I was not in attendance at the Edmonds meeting to look at the proposed plan for the Marvel Marble property. I want to make some initial comments. I am with the Public Works Department and provide review for requirements to trash collection areas. There are minimum requirements for these areas, including space for both garbage and recycle containers, adequate screening, gates and minimum gate openings. With a mixed use project like this, the space provided for trash collection on the proposed plan appears inadequate. You will need expand this service area so that both containers can be rolled out independently and serviced in the alley, with enough room for the drivers to access the space and push the containers out for service. Gate opening dimensions and depth of the space can become critical. When submitting for permit I will need to see details on this area with inside finished dimensions plus an elevation view. Please contact me with any questions. Thank you. Steve Fisher Cities of Edmonds Public Works 425-771-0235 Attachment 14 Packet Pg. 525 I 6.2.a I CITY OF EDMONDS — PLANNING DIVISION STAFF COMMENT FORM ❑X PW-Engineering ❑ Fire ❑ PW - Maintenance ❑ Parks & Rec. ❑ Building Project Number: PLN20170016 Applicant's Name Property Location GRAPHITE STUDIOS 202 MAIN STREET Date Application Received: 3-16-17 Date Application Routed: 3-21-17 Zoning: 13D-2 Project Description: CONSTRUCT 20,002 SQ. FT. BUILDING WITH 9,540 SQ. FT. PARKING GARAGE. If you have any questions or need clarification on this project, please contact: Responsible Staff: KERNEN LIEN Ext. 1224 Name of Individual Submitting Comments: JoAnne Zulauf Title: Engineering Technician Date: April 12, 2017 ❑ 1 have reviewed this land use proposal for my department and have concluded that IT WOULD NOT AFFECT MY DEPARTMENT, so I have no comments. My department may also review this project during the building permit process (if applicable) and reserves the right to provide additional comments at that time. ❑ I have reviewed this land use proposal for my department and have concluded that IT WOULD AFFECT MY DEPARTMENT, so i have provided comments or conditions below or attached. Comments (please attach memo if additional space is needed): No comments from Engineering at this phase. Please route the next phase submittal for review/comments. Thank vou! The following conditions should be attached to this permit to ensure compliance with the requirements of this department (please attach memo if additional space is needed): Attachment 15 1 Packet Pg. 526 6.2.a Lien, Kernen From: Hauss, Bertrand Sent: Tuesday, April 25, 2017 11:30 AM To: Lien, Kernen Subject: 202 Main St. re -development Kernen, For the proposed re -development @ 202 Main St., a traffic impact analysis will be required. Thanks, Bertrand Attachment 16 1 Packet Pg. 527