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2017-07-05 Architectural Design Board Packet�1 o� NJI Agenda Edmonds Architectural Design Board "" Ixyo COUNCIL CHAMBERS 250 5TH AVE NORTH, EDMONDS, WA 98020 JULY 5, 2017, 7:00 PM 1. CALL TO ORDER 2. APPROVAL OF MINUTES 1. Approval of Draft Minutes of June 21, 2017 3. APPROVAL OF AGENDA 4. AUDIENCE COMMENTS 5. MINOR PROJECTS 6. PUBLIC HEARINGS 1. Public Hearing for Edmonds Vista Apartments to construct a 19-unit multi -family development and associated parking. The 19 units are proposed to be divided between two structures, three units will have garages with the remainder of the parking being provided in a surface parking area. The property is located at 8509 244th St SW and is zoned RM-1.5 (File No. PLN20160053) 7. CONSOLIDATED PERMIT APPLICATIONS 8. ADMINISTRATIVE REPORTS / ITEMS FOR DISCUSSION 9. ADB MEMBER COMMENTS 10. ADJOURNMENT Edmonds Architectural Design Board Agenda July 5, 2017 Page 1 2.1 Architectural Design Board Agenda Item Meeting Date: 07/5/2017 Approval of Draft Minutes of June 21, 2017 Staff Lead: N/A Department: Planning Division Prepared By: Diane Cunningham Background/History N/A Staff Recommendation Approve the draft minutes Narrative The draft minutes are attached. Attachments: ADB170621d Packet Pg. 2 2.1.a CITY OF EDMONDS ARCHITECTURAL DESIGN BOARD Minutes of Regular Meeting June 21, 2017 Chair Walker 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, Chair Lauri Strauss, Vice Chair Cary Guenther Lois Broadway Joe Herr Athene Tarrant APPROVAL OF MINUTES Board Members Absent Brian Boroflca Staff Present Kernen Lien, Senior Planner Brad Shipley, Associate Planner Karin Noyes, Recorder VICE CHAIR STRAUSS MOVED THAT THE MINUTES OF MAY 3, 2017 BE APPROVED AS SUBMITTED. BOARD MEMBER BROADWAY SECONDED THE MOTION, WHICH CARRIED UNANIMOUSLY. APPROVAL OF AGENDA BOARD MEMBER BROADWAY MOVED THAT THE AGENDA BE ACCEPTED AS PRESENTED. BOARD MEMBER TARRANT SECONDED THE MOTION, WHICH CARRIED UNANIMOUSLY. REQUESTS FROM THE AUDIENCE: No one in the audience indicated a desire to address the Board during this portion of the meeting. MINOR PROJECTS: No minor projects were scheduled on the agenda. PUBLIC MEETING: PHASE 2 DISTRICT -BASED DESIGN REVIEW FOR GRAPHITE ART STUDIOS AT 202 MAIN STREET (PLN20170016) Mr. Lien advised that the proposal is for a new mixed -use building at 202 Main Street at the southeastern corner of 2nd Avenue South and Main Street. The site is located within the Downtown Business (BD2) zone. The applicant is proposing a two-story, 20,000 square foot building, referred to as the "Graphite Art Studios." The project will contain art studios, art gallery space, a cafe, three 2-bedroom apartments and an additional 9,540 square feet of underground parking. The project site is 14,411 square feet and is currently developed with the Marvel Marble Building, which will be demolished to make room for the new building. Architectural Design Board Meeting Minutes of Regular Meeting June 21, 2017 Page 1 of 14 Packet Pg. 3 2.1.a Mr. Lien reminded the Board that projects within the BD2 zone are subject to district -based design review under the regulations in Edmonds Community Development Code (ECDC) 20.12. According to ECDC 20.01.003 and 20.12.010, district -based design review applications that trigger State Environmental Policy Act (SEPA) review are Type III-B Decisions that require a 2-phase public hearing and design decision by the Architectural Design Board (ADB). The ADB conducted Phase 1 of the hearing on May 3rd, and then continued the hearing for Phase 2 on June 21St. He explained that the purpose of Phase 2 is for the applicant to design or redesign the initial concept to address the input of the public and the ADB by complying with the prioritized design guideline checklist criteria. The Board will complete its review of the project design and make a final decision on the design proposal at the conclusion of the Phase 2 portion of the hearing. Mr. Lien reviewed that height calculations were not provided at the Phase 1 hearing, and the height limit in the BD2 zone is 30 feet. The applicant recently submitted the calculations, identifying that the proposed building would reach a maximum height of 29.7 feet. At the Phase 1 hearing, the applicant indicated that the ground floor height would be 15 feet, but this was reduced to 14.5 feet in order for the building to comply with the maximum height allowed in the zone. He noted that the BD2 design standards require that the ground floor have a minimum ceiling height of 12 feet, so the proposal would still be compliant. Mr. Lien advised that, at the Phase 1 hearing, he reported that the City's Recycling Coordinator determined that the garbage enclosure was too small for the site. The applicant has revised and enlarged the enclosure, which now opens onto the alley on the east side of the building. The Recycling Coordinator has indicated that the new trash enclosure design is adequate, provided that the gate facing the alley opens to the full expanse of the enclosure. Mr. Lien reviewed that the City's Traffic Engineer has noted that a traffic impact analysis will be required for the project, and the analysis has been submitted. However, the traffic mitigation fees identified in the analysis were outdated. At the time of building permit application, an updated traffic impact analysis will be required with current impact fees as identified in Edmonds City Code (ECC) 3.36. Mr. Lien advised that the proposal must comply with the Downtown Design Objectives found in the Comprehensive Plan, as well as the Design Standards for the BD zones, which are found in Edmonds Community Development Code (ECDC) 22.43. He noted that the design objectives and standards that apply to the proposed project are outlined in the Staff Report. He specifically noted the following: Comprehensive Plan Goal B.6 calls for "covered walkways for pedestrians traveling along public sidewalks or walkways, " and ECDC 22.43.040(D)(1) states that "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. " Mr. Lien pointed out that the awning over the primary entry provides cover for pedestrians entering the building, but it does not extend much into the sidewalk to provide cover for pedestrians traveling along the public sidewalk. The Board should discuss ways to provide more coverage for pedestrians. The applicant has indicated that it might be possible to extend the awning out over the sidewalk, but the question is how far. He noted that if the awning does not extend out far enough, it ends up become more of a nuisance that drips rain on people who are walking under it. ECDC 22.43.050(B)(1) states that "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 2 feet and 10 feet above grade. " Mr. Lien that while the proposed building contains significant expanses of windows, it appears to fall short of the 75% requirement. As per his calculations, the 2nd Avenue facade contains approximately 35 to 45% of windows between 2 and 10 feet above grade, and the Main Street facade contains approximately 70%. To address this issue, staff has recommended a condition of approval that the window area be expanded to provide more transparent windows, particularly on the 2nd Avenue facade. The applicant will be required to provide calculations to verify this requirement at the time of building permit application. Architectural Design Board Meeting Minutes of Regular Meeting June 21, 2017 Page 2 of 14 Packet Pg. 4 2.1.a Mr. Lien advised that, based on the findings, analysis, conclusions and exhibits in the Staff Report, staff is recommending that the Board approve the proposal under File Number PLN20170016 with the conditions outlined in the Staff Report pertaining to screening of mechanical equipment, transparency, and traffic impact analysis. The Board could also add another condition to address awnings. Mr. Lien advised that the City received two comment letters since the Phase 1 hearing. One was from Brian Moll, providing historic pictures of the Marvel Marble Building and suggesting that it be restored rather than torn down to make way for a new building. Another letter was from Kristen Striker, who had similar sentiment about restoring the existing building. Board Member Broadway asked how wide the existing sidewalk is along Main Street. Mr. Lien indicated that he does not know the exact width of the existing sidewalk, but the frontage improvements associated with the project will require a minimum width of 7 feet. Scott Miller, Scott G. Miller Design Services, was present to represent the applicant, Mary Olsen. He provided a 31) model of the building to better illustration of the proposed design for all four sides of the building. He noted that four street trees will be provided on each side of the building, but they were not included in the drawing. He reviewed that at the Phase 1 hearing, the Board voiced concern about the windows on the residential portion of the building. To address this concern, the windows on the alley side of the project were changed to become more residential in scale. The windows on the south elevation were also changed to be more residential in nature. In addition, the garbage enclosure was redesigned and enlarged to address the Recycling Coordinator's concerns. Since the Phase I hearing, one of the American's with Disabilities Act (ADA) parking spaces along the alley was eliminated, but the other two were retained. Regarding the issue of weather protection along the sidewalk, Mr. Miller advised that the overhang on the building actually protrudes out further than shown in the 31) rendering, and the applicant is perfectly willing to continue the roofline along the front to provide a covered pedestrian walkway. He suggested that it would be possible to extend the roofline out four feet on both the 2nd Avenue and Main Street facades. Mr. Miller explained that the topography of the building slopes down from Main Street, but the main entrance on Main Street is at grade. Planters will be located at the corners of the building along the street facades. In addition, the upper decks will provide open space and the interior atrium will have a skylight. A balcony will be provided for the residential units, and there will be a public balcony on the other side of the building, as well. A natural wood finish would be used under the soffits around the entire building to enhance the warm feeling of the Corten Steel. Bob Gregg, Bob Gregg Architects, pointed out that the canopy along the 2nd Avenue and Main Street facades would actually be a structural canopy and not a fabric awning. He explained that the building was not brought all the way up to the property line, so a portion of the sidewalk would actually be located on private property rather than public right-of- way. The applicant agrees with the City's request for an awning or canopy, but it should not be required to cover the entire sidewalk width. He suggested that extending the awning out four feet from the building fagade would be an appropriate requirement. He summarized that the applicant has reviewed the Staff Report and agrees with the findings, analysis, conclusions and recommendations contained therein. Board Member Tarrant pointed out that if the roofline is brought out to provide a canopy over the sidewalk for weather protection, it will be important to pay attention to the entryway so that it does not lose its prominence. Mr. Miller noted that the entryway canopy would also be extended further out over the walkway so that it maintains its prominence. Mr. Lien said that as he walks along the sidewalks in downtown Edmonds, he tries to stay close to the buildings when it is raining so he can stay dry. He expressed his belief that extending the canopy out four feet from the building fagade would be an appropriate distance to provide adequate weather protection. Architectural Design Board Meeting Minutes of Regular Meeting June 21, 2017 Page 3 of 14 Packet Pg. 5 2.1.a Board Member Broadway asked if the street trees would be located in planter boxes or tree wells. Mr. Miller answered that they would be located in tree wells with grates, as per the City's Street Tree Standards. Chair Walker asked what species the street trees would be, and Mr. Lien reminded the Board that the City has an adopted Street Tree Plan, which identifies species for different areas of the downtown. He does not know the specific species for the subject property, but it will probably be consistent with what was planted at the post office site that is located across the street. Board Member Guenther noted that no roof equipment was provided on the 3D illustration. He asked how the applicant proposes to screen the equipment. Mr. Miller said the equipment would be located towards the center of the building so that it would not be visible from the street or sidewalk. In addition, the equipment would be fully screened and blocked from view as required by the code. To comply with the height limit for the zone, the equipment can be no taller than 4 feet. Depending on the type of elevator used, it may be necessary to take advantage of the additional height allowed by the City to accommodate the elevator shaft. Mr. Lien clarified that elevator shafts can go three feet above the height limit, but other rooftop equipment must meet the height limit. Mr. Miller said the intent is to stay below the City's c established height limits for the zone. Board Member Broadway asked what type of material would be used to screen N the mechanical equipment, and Mr. Miller said it would most likely be wooden slats. The intent is to use a material that has longevity to withstand weather conditions. They will try to limit the amount of rooftop equipment as much as possible. 0 Board Member Strauss pointed out that, as currently designed, the entrance area along Main Street sticks out the furthest. She asked how far the currently proposed canopy would extend out over the sidewalk. Mr. Miller noted that the building is located two feet back from the property line, and the canopy protrudes out three feet. That means that it would cover 2 feet of the sidewalk that is located on private property, and 1 foot over the sidewalk within the right-of-way. He noted that the existing sidewalk is about 8 feet, and it will likely be made wider as part of the project, since some of the width o will be located on the subject property. c Board Member Strauss asked if the 3D model provides an accurate representation of how the windows will look, and 0 Mr. Miller answered that it is very close. However, they are thinking of using taupe window frames rather than black. 0. Q Board Member Strauss asked what materials would be used for the roof, which will be flat for most of the building. Mr. Miller answered that the intent is to use metal roofing for the two sections that slope and composition roofing for the N remainder of the roof. There will be downspouts around the roof that lead to a collection area, and the roof will be sloped slightly to allow the water to flow to the downspouts. The canopy on the front entrance would slope slightly N towards the building and water will drain into a downspout. Chair Walker asked if the downspouts would connect to the c City's stormwater system. Mr. Miller answered that they would drain to a system in the basement that would hold the water until it is released into the City's stormwater system. c Q Chair Walker opened the public hearing. a� E Brian Moll, Edmonds, advised that he is principal in charge at SCBC Engineering, which is located at 540 Main Street. He referred to a historic photograph of the Marvel Marble Building, when it was originally constructed as the Bacon Q Garage. He encouraged the property owner to renovate, refurbish and restore the building and incorporate it into the design of the new art facility. This would be more in keeping with the architectural nature of the buildings on Main Street and 5"' Avenue that tourists and residents all enjoy. He said that when he looks at the proposed design, he sees a Kirkland or Bellevue type building. He commented that many people have affection for this historic building, and he would hate to see it lost for a Bellevue -style, mixed -use condominium development. He expressed his belief that the City failed when it allowed the post office structure to be torn down and replaced with a mixed -use development, and he would like them to consider opportunities to restore the building and incorporate it into the design. Tracy Felix, Edmonds, said she is president of the Downtown Merchants Association, on the Board of Art Start Northwest, and owner of Art Spot on Main Street in downtown Edmonds. She said it was her privilege to meet with the architect of the proposed project and hear how incredibly thoughtful the building has been designed. She appreciates Architectural Design Board Meeting Minutes of Regular Meeting June 21, 2017 Page 4 of 14 Packet Pg. 6 2.1.a that it is designed to be very inviting to the public and not intimidating. This design allows the public to become part of the arts, as people will be able to see what is going on inside the building as they pass by. It will also invite artists to come and experience the culture the facility will provide. This is an important corner of Edmonds, and it serves as a gateway to the downtown. She disagreed with the idea of preserving the existing building; this option probably passed many decades ago. Last year, the City had to block off part of the sidewalk because bricks were falling from the building. It is not aesthetically pleasing and its layout does not lend itself to the types of activities the owner wants to provide in the new building. She realizes it is nice to have a bit of overhang on the building for weather protection, but the design is also intended to provide as much natural light and sunlight as possible into the building. She summarized that she hopes the Board will approve the proposed new beautiful, upscale building. Tana Axtelle, Edmonds, said she attended the Phase 1 hearing and has spent a lot of time thinking about the proposed design. She has walked the Marvel Marble block a number of times. While she understands why people want to preserve historic buildings and keep Edmonds unique, the building is in bad shape, both inside and out. She commented that she appreciates the 3D drawing that was provided by the applicant, since it provides a better opportunity to view how the building will look and how it will sit on the block. Chrystal Lanning, Edmonds, agreed with Ms. Axtell and Ms. Felix. The proposed new structure will be an awesome addition to downtown Edmonds. Although Edmonds is in a progressive state, she still likes the character of the older buildings, as well. There is no reason why they can't have a bit of both. As the owner of a 110-year-old home in Edmonds, she loves the nostalgia and character of old construction. However, at some point, it is not possible to restore a historic building because it is damaged beyond repair. The existing building has been in a state of disrepair for a long time. She respectfully requested that the Board approve the project, which will be an asset to members of the community (students, teachers, residents, etc.) who want to practice and/or learn art. She disagreed with Mr. Moll that the proposed design is representative of a Bellevue condominium. She noted that there will only be three units available for residential use, and the rest of the proposed building will feature art studios and other elements that will support people who want to practice and/or enjoy art. James Spangler, Edmonds, said he owns a bookstore on 5"' Avenue and he also writes a column for THE EDMONDS BEACON. He said he has lived in Edmonds since 1994, and he supports the proposed new Graphite Building. From his point of view, if someone puts together a non-profit organization that will benefit the community and goes to great lengths to design a building that meets the specific needs of the community, the Board should not go too far in the direction of trying to second guess the design. He said he understands that some constraints must be considered, but the Board should also recognize that a great deal of thought has gone into the design of the building. He recalled that, just two years ago, Mayor Earling convened an Arts Summit that was attended by over 200 members of the community. The commitment of the City to the arts is unquestionable. When someone offers to put a gem like this in the center of downtown, the City should "not look a gift horse too much in the mouth." Ellen Chappelle, Edmonds, said she is an artist and works around Edmonds a lot, and she has seen all of the different buildings up close and personal. While she agrees that there is a lot of neat history involved with the Marvel Marble Building, it does not look stable. She loves the design of the new building, which is in keeping with the design of the new Waterfront Center that has been proposed where the Senior Center is currently located. She shared the following thoughts about what the new facility could bring to the City: According to an American Journal of Public Health meta -analysis of more than 100 studies, personal engagement in the arts has been shown to reduce heart rates, respiratory rates, blood pressure, pain fatigue, cortisol levels, anxiety, depression, preoccupation with illness and physical and emotional distress during medical treatment. It can also improve sleep immunity, cognitive function, emotional processing and self- esteem. Data from the Knight Foundation reveals that cities with high concentrations of art tend to have higher social cohesion and lower crime rates, not to mention lower poverty rates, higher civic engagement and better child welfare. Architectural Design Board Meeting Minutes of Regular Meeting June 21, 2017 Page 5 of 14 Packet Pg. 7 2.1.a Michigan State University found that STEM (Science, Technology, Engineering and Math) graduates who had started businesses or developed patented technologies had received up to 8 times more arts exposure as children than the general public. Art also contributes to the local economy. Communities with art centers and cultural events draw travelers who stay longer and spend more. Arts attendees who travel from other cities shell out twice as much as residents on things like meals and shopping. Studies show a correlation between creativity and a more accurate memory. Neurological research shows that making art can improve cognitive function by producing new neural pathways and thicker, stronger dendrites. This enhances cognitive reserve, helping the brain actively compensate for pathology by working more efficiently or using alternative strategies. Making art, or even viewing art, causes the brain to continue to reshape, adapt and restructure. Ms. Chappelle emphasized that the process of creating art is so good for kids! • Researchers have observed that visual art can act as a gateway linking critical thinking and language development. • New brain research shows that not only do music and art improve skills in math and reading, but they also enhance creativity, social development, personality development and self-worth. • When working with the visual arts, individuals use more of their brains, better incorporating information and abilities learned even from other, unrelated disciplines. • One project where students worked together to create a mural revealed that students who had previously been known as troublemakers caused fewer problems with authorities, while finding an appropriate method of self-expression. • Children involved in community -based arts programs are 4 times more likely to be top academic performers and 3 times more likely to be awarded for school attendance. • In a study of schools in Chicago, those that were part of the city-wide arts education program made the largest strides in closing the academic achievement gap between high and low-income students. Ms. Chappell concluded that if art enhances everything from quality of life to brain function, what possible downside could there be to having the proposed new facility join the community? Greg Arnold, Edmonds, said he has lived in Edmonds for more than 20 years, and he has had the pleasure of being the first president of the Edmonds historic preservation group. He applauded those who brought up the idea of saving historic buildings in Edmonds. However, in this case, the opportunity to restore the building has passed. He has thought a lot about what his kids were able to do with art and other educational opportunities in the City and what his grandchildren will be able to do. In this case, he felt the benefits of the new building far outweigh any of the benefits associated with preserving the historic structure. Ann Arnold, Edmonds, said she has lived in Edmonds for about 24 years, and she is an educator. She commented that what kids have access to in arts in the public schools is minimal. It is only through the incredible efforts of people like Mary Olsen and Tracy Felix that kids are allowed to have access to materials, resources and space to do art. The proposed project is an incredibly unique and forward -thinking proposal. Not only will it provide a place for artists to practice their crafts, it will also provide opportunities for teachers to learn how to bring art back into the classrooms in an environment where public funding is just not available. She encouraged the Board to approve the proposal. Chair Walker closed the public portion of the hearing. Board Member Herr asked about the proposal's economic model. Mary Olsen, Applicant and Property Owner, advised that the project will include three residential units that will be available for rent, as well as private and public art studio space, a restaurant, workshop space, photo lab, media space and gallery space. Architectural Design Board Meeting Minutes of Regular Meeting June 21, 2017 Page 6 of 14 Packet Pg. 8 2.1.a Board Member Tarrant commented that the requirement of 75% transparency on the street -facing facades can be a double-edged sword. The more windows, the more heat there will be inside the building. While natural lighting will be important to the artists, too much glare would be undesirable. She expressed her belief that the proposed design provides adequate transparency to meet the intent of the code. Board Member Broadway said she is particularly concerned about the northside of the building where the main entrance will be located because it will not get a lot of direct sunlight and northern lighting is the most natural light for doing artwork. She said she supports the amount of transparency proposed for the north side of the building, but she suggested that more could be done on the west and south sides of the building. Vice Chair Strauss pointed out that the 2 d Avenue facade will get a lot of sunlight during the summer months, and a number of large windows have already been included in the design. She suggested that extending the awning out over the sidewalk could help, as well. Board Member Guenther added that the existing 2-story building on the west side of 2" d Avenue will also provide some shade to the new building during the day. While some sunlight may enter the building during the middle of the day, most of the natural light will come from the north. Chair Walker noted that the times when there will be direct sunlight will be minimal given the area's climate. He said he would prefer to have as many windows as possible. Board Member Guenther pointed out that the transparency requirement only applies to the portion of building at the sidewalk level and not to the entire street -facing facade. Mr. Lien clarified that it applies to the portion of the building between 2 and 10 feet above grade. Board Member Tarrant said she understands the point of view of those who to preserve the existing structure. She recalled that she has been involved in historic preservation in other jurisdictions throughout her life, but this building would have had to be maintained at a much higher level throughout its life in order to qualify for restoration. There comes a point where civic people can really only put so much burden on an owner of historic property. The proposed use is a gift to the community, and the existing building has gone too far beyond to be salvageable. The City cannot really require a property owner to spend millions of dollars to prop up a building facade and incorporate it into the design of the new structure. On the other hand, she can appreciate the genuine concerns of those who want to preserve historic buildings. She suggested that the City's code should be amended to include an element relative to preservation of historic structures. Mr. Lien advised that the City has a Historic Preservation Commission, but it is a voluntary program. Even properties on the Edmonds Register of Historic Places can be removed from the list and demolished at any time. Being on the Register does not guarantee that a property will be preserved. Board Member Tarrant suggested that, in deference to these concerns, perhaps the City should consider creating a zone where historic preservation is required. Mr. Lien said the option has been discussed by the City Council and Historic Preservation Commission. It has been suggested that the City form a Historical District. However, it would still be a voluntary program that will not guarantee preservation. Board Member Broadway suggested the Board could entertain an invitation to the applicant to consider incorporating a plaque with a photo of the original building and a paragraph of information to pay homage to and recognize the historic building. The plaque could mention that the slant roofs at the corners of the new building are similar to the angle that was on the original gas station building. It could also point out that the large windows are similar to those that were on the historic building. Another idea would be to paint a mural of the historic building on the blank wall that faces the alley. Vice Chair Strauss commented that there is a point at which a building can no longer be saved, but she loves the idea of somehow paying homage to the historic building. Board Member Herr voiced concern with the City's transparency requirement. He struggles to understand how the applicant could provide more windows without compromising the structural integrity of the building. Mr. Lien explained that the intent of the requirement is to provide a visual connection of activity both outside and inside the building. Staff recognizes the concern and has flagged this requirement for potential amendment at some point in the Architectural Design Board Meeting Minutes of Regular Meeting June 21, 2017 Page 7 of 14 Packet Pg. 9 2.1.a future, and the ADB could put forward their own recommendation, as well. Mr. Miller agreed with Board Member Herr's concern about the structural integrity of the building if more windows are added. Board Member Broadway suggested that, when considering transparency, the Board should focus on the intent of the provision. She specifically referred to ECDC 22.43.050(B)(2) and explained that the intent is to provide visibility between the street and interior. The arbitrary number provided in the Design Standards is open to interpretation when the intent of the standard could be meet. Board Member Herr asked how staff calculated the percentage of transparency on the 2nd Avenue and Main Street facades. He specifically asked how the angled corners were counted. Mr. Lien advised that the angled corners were counted as part of the Main Street Fagade rather than the 2nd Avenue facade. Staff's calculation for the Main Street facade was about 70% transparency, but transparency on the 2nd Avenue facade was only between 35% and 45%. Board Member Herr said it could be argued that the angled corners should be counted as part of the 2nd Avenue facade, as well. Chair Walker voiced concern that requiring substantially more windows on the 2nd Avenue facade could reduce the aesthetics of the proposed design. Board Member Guenther commented that, currently, there is no set method for calculating transparency. He pointed out that that the standard assumes that most of the glass will be parallel to the street, but that is not the case with this proposal. The Board Members generally agreed that staff's proposed Condition 2 should be amended to require that, at the time of building permit, the design must represent no less transparency than what was reviewed at the Phase 2 hearing. Mr. Lien said it would also be helpful to include a requirement that the windows cannot be mirrored or darkly -tinted glass that prohibits visibility between the street and interior. Mr. Miller pointed out that the subject property is sloped, which creates a triangle that must be incorporated into the facade but cannot be windows. If transparency of the Main Street facade is measured from two feet above the grade level, the actual amount of transparency would be 72%. However, this approach for measuring transparency is problematic when applied to the sloped facade on 2nd Avenue. It does not make sense to add windows to the foundation because they would simply look into the parking garage. Mr. Gregg added that the windows on the 2nd Avenue facade were originally larger, but the structural engineer indicated that the building would not be structurally sound. He concluded that the windows proposed on the 2nd Avenue facade are as large as they can be. Rather than applying the transparency requirement to two feet above the ground level, it should be applied to the portion of building two feet above the floor level. Vice Chair Strauss reminded the Board that the transparency provision is intended to allow people walking by the building to see what is going on inside. She asked how high above the sidewalk the windows on 2nd Avenue would be. Mr. Miller said they would be between 4 and 6 feet above the sidewalk on the portion of facade closer to Main Street, but much higher on the other end of the facade. Currently, the windows do not go all the way to the floor because the artists need to put equipment below the windows. The intent is to give the occupants some wall space. Chair Walker commented that the applicant's explanation relative to transparency makes sense, and Board Member Broadway's recommended condition seems reasonable. Mr. Lien agreed that it would give staff enough information to work with the applicant during the building permit application phase. Board Member Tarrant said she is trying to balance the need to provide weather protection via a canopy and the desire to allow as much sunlight as possible to enter the new building. She suggested that a 4-foot canopy seems reasonable. It was pointed out that most of the sunlight coming into the building will be from the north side, and a 4-foot awning should not have a significant impact. Vice Chair Strauss asked if the deck area above the proposed cafe would be Architectural Design Board Meeting Minutes of Regular Meeting June 21, 2017 Page 8 of 14 Packet Pg. 10 2.1.a extended an additional four feet, as well. Mr. Miller answered that the deck areas on the northeast and west sides of the building would be expanded, too. Board Member Broadway said she is in favor of extending the second -floor roof line beyond what is shown on the drawings. She felt that would be sufficient enough to cover a single individual walking in the public walkway, but still short enough that the applicant would not have to redesign the support of the building. Mr. Lien clarified that rather than requiring the canopy to extend 4 feet beyond the property line, the Board is suggesting that the canopy extend 4 feet beyond the leading edge of the building on the street facades. He reminded the Board that the building is set back two feet, which means that the canopy would only extend into the right-of-way by two feet, but would cover 4 feet of sidewalk. Board Member Broadway voiced concern that extending the canopy 4 feet beyond the leading edge of the building would mean that there would only be two feet of covered area where the planters are located. Mr. Gregg clarified that the planter boxes would be considered part of the leading edge of the building, so the canopy would extend 4 feet beyond the edge of the planter boxes, too. Board Member Broadway agreed that the canopy should extend 4 feet beyond the edge of the building, which should include both the building and planters. Chair Walker pointed out that the entrance awning extends beyond 4 feet as currently designed. He asked if this awning would also be extended an additional four feet so that the entrance is still prominent and the roofline remains undulated. He said he would like the rooflines to flow with the building. Mr. Miller answered affirmatively. The Board continued to discuss the pros and cons of using the property line or the leading edge of the building to measure the 4-foot canopy. They agreed that requiring the canopy to extend 4 feet beyond the property could present a significant structural challenge, and the best approach would be to require the canopy to extend 4 feet beyond the leading edge of the building. They further agreed that the concept should be applied on both the 2"d Avenue and Main Street facades. BOARD MEMBER GUENTHER MOVED THAT THE ARCHITECTURAL DESIGN BOARD ADOPT THE FINDINGS, CONCLUSIONS AND ANALYSIS OF THE STAFF REPORT; FIND THAT THE PROPOSAL IS CONSISTENT WITH THE ZONING ORDINANCE, THE DESIGIN OBJECTIVES OF THE COMPREHENSIVE PLAN, THE DESIGN CRITERIA IDENTIFEED DURING PHASE 1 OF THE PUBLIC HEARING, AND THE DESIGN STANDARDS OF ECDC 22.43; AND APPROVE THE PROPOSAL WITH THE FOLLOWING CONDITIONS: 1. 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. 2. IN CONSIDERATION OF THE SITE TOPOGRAPHY, AT TIME OF BUILDING PERMIT APPLICATION, THE APPLICANT MUST DEMONSTRATE THAT THE WINDOW CONFIGURATIONS ALONG THE MAIN STREET AND 2ND AVENUE FACADES ARE NO LESS THAN WHAT WAS IDENTIFIED IN THE PROPOSAL THAT WAS PRESENTED AT THE PHASE 2 HEARING. IN ADDITION, THE APPLICANT MUST DEMONSTRATE THAT THE WINDOWS ARE TRANSPARENT AND NOT MIRRORED AND/OR DARKLY TINTED. 3. THE APPLICANT MUST APPLY FOR AND OBTAIN ALL NECESSARY PERMITS. THIS APPLICATION IS SUBJECT TO THE REQUIREMENTS IN THE EDMONDS COMMUNITY DEVELOPMENT CODE. IT IS UP TO THE APPLICANT TO ENSURE COMPLIANCE WITH THE VARIOUS PROVISIONS CONTAINED IN THESE ORDINANCES. Architectural Design Board Meeting Minutes of Regular Meeting June 21, 2017 Page 9 of 14 Packet Pg. 11 2.1.a 4. AN UPDATED TRAFFIC IMPACT ANALYSIS MUST BE PROVIDED AT THE TIME OF BUILDING PERMIT APPLICATION WITH TRAFFIC IMPACT FEES CONSISTENT WITH ECC 3.36. 5. AWNINGS ON THE 2ND AVENUE AND MAIN STREET FACADES SHALL PROJECT A MINIMUM OF FOUR FEET FROM THE VERTICAL FACE OF THE BUILDING, VERTICAL FACE BEING EITHER THE BUILDING FACADE OR PLANTERS BELOW. BOARD MEMBER BROADWAY SECONDED THE MOTION, WHICH CARRIED UNANIMOUSLY. PUBLIC HEARING: MIETZER BROTHERS PROPERTIES, LLC PROPOSAL TO CONSTRUCT ELEVEN (11) NEW DETACHED SINGLE-FAMILY HOMES LOCATED AT 8609, 8611 AND 8615 244TH STREET SOUTHWEST (PLN20170017) Chair Walker reviewed the rules and procedures for the public hearing. He explained the Appearance of Fairness Rules and invited members of the Board to disclose any conversations they might have had regarding the subject of the hearing outside of the public process. None were noted. He asked Board Members to identify any conflicts of interest that would render them unable to consider the application in a fair and objective manner. None were noted. He also if anyone in the audience objected to any of the Board Members participating as decision makers in the hearing, and no one stepped forward. Lastly, he asked that everyone who wanted to testify during the hearing stand and be sworn in. Mr. Shipley presented the Staff Report, advising that the applicant is proposing to construct 11 new detached single- family homes with attached garages. The subject site consists of three parcels zoned Multi -Family Residential (RM- 2.4) in southwest Edmonds. He reviewed that the subject site is in the southern portion of Edmonds near Highway 99 along 244"' Street. There is currently RS-8 zoning to the west and north of the subject site and RM-1.5 zoning to the east. The properties are well served by public transportation, with a bus stop about 150 feet away and the Aurora Village Transportation Center close by, too. The site is currently developed with three single-family homes, a garage, a shop and two sheds. The applicant is proposing to eliminate the two existing curb cuts, and replace them with a single curb cut that will serve all of the units. Mr. Shipley reminded the Board that RM-2.4 zoning allows a density of one unit for every 2,400 square feet of land, and the required setbacks are 15 feet from the street, 10 feet on the sides and 15 feet from the rear property line. The maximum height allowed in the zone is 25 feet, with an additional 5 feet provided the design includes at least a 4/12 pitched roof. As proposed, the project would result in an overall density of one unit for every 3,546 square feet of land, and the development would come up to the required setbacks. The height of the proposed buildings is 28'8", and the proposed lot coverage would be a little more than 37%. Mr. Shipley provided an illustration of the colors that would be used for the 11 homes, noting that the color of the homes would change throughout the site, but the colors would be very similar and compatible. ECDC 20.11.030(B) requires that landscape treatments on the subject sites must provide visual interest and enhance the building design. Type III landscaping is required throughout the interior of the site, and the applicant is proposing landscaped areas that border all of the homes, as well as small pathways to the rear yards. Staff is recommending a condition that would require curb stops near the guest parking spaces to prevent damage to the landscaped areas. Type II landscaping is required around the border of the subject site, and the applicant is proposing primarily evergreen trees so there will be little change from summer to winter. Mr. Shipley referred to the Comprehensive Plan Design Objectives, which encourage the applicant to reduce the number of curb cuts, and the applicant has agreed to reduce the curb cuts from two to one. The remaining curb cut will be moved from its current location. The Comprehensive Plan also calls for connections to transit, and the sidewalk along 244"' Street provides this connection. Architectural Design Board Meeting Minutes of Regular Meeting June 21, 2017 Page 10 of 14 Packet Pg. 12 2.1.a Mr. Shipley advised that about 5 feet of open space is provided around each of the units in all directions. However, the Comprehensive Plan encourages developments to provide places for people to interact, play, sit and do other activities. A point of discuss is whether the proposed open space meets this standard. Mr. Shipley said that after the Staff Report was prepared, the applicant submitted additional elevation drawings of two of the proposed unit designs. The intent was to show the variation of the three different models that will be used for the 11 townhomes. He noted that one comment in the Staff Report is relative to what appears to be blank walls. Staff recommended that there be more variation in materials, decorative materials, or other features to break up these facades. In response to staff s concern, the applicant provided alternative right elevations that add windows and change some of the design elements and materials. Board Member Herr noted that, as proposed, there would be two parking spaces for each of the 11 units, but there would be no driveways. Mr. Shipley advised that the parking would have to be located inside the garages rather than on the street in front of the units. Board Member Herr voiced concern that if cars park on the street in front of the units there will not be sufficient space for emergency access. He recognized that a homeowner's association could establish rules that prevent people from parking anywhere but their garages, but he questioned how it would be enforced. Mr. Shipley advised that the Fire Department reviewed the proposal and did not raise any red flags. The assumption is that parking would only be allowed within the garages and in the guest parking spaces. Mr. Lien added that, oftentimes, the Fire Department will require that there be signage to limit where parking can occur. For example, the streets in front of the units could be identified as emergency access only, and parking could be prohibited. This issue will be addressed during the Building Permit phase. Chair Walker asked the applicant to explain what the hatched area at the entrance to the development is intended to be. Mike Mietzner, Mietzner Brothers Properties, LLC, was present to represent the applicant. He noted that his son, Benjamin was present to assist him with the presentation. He explained that he purchased the property in 2016 and the original intent was to develop 16 residential units that were each 3-stories tall. However, the height limit in the RM-2.4 zone prohibits buildings over 30 feet in height, which means that 3-story buildings are very difficult to construct. He noted that a 3-story design would have allowed him to provide additional parking space in front of each of the units. Mr. Mietzner referred to the three plans that will be used to construct the 11 units. He said the intent is to mix up the designs amongst the I units. In addition to the three plans submitted with the initial application, he also submitted alternate right -elevation plans to address concerns raised about blank walls facing the public street. The alternate plans provide additional window treatments and siding changes to break up the facades. Seven color schemes would be used on the 11 units. All will look similar and be of an earth tone. The design criterion calls for avoiding bright colors and many buyers prefer earth tones, anyway. There will not be a drastic contrast between the seven color schemes. Mr. Mietzner advised that the proposed landscaping will be drought tolerant and will not need regular maintenance. There will be a lot of shade on the subject parcels, so grass will not likely grow well in this tight site. Mr. Mietzner said it has been suggested that the design provide some opportunity for a play area or gathering place. He said he lives in a small community similar to what he is proposing, and they have block parties in the street between the homes. People can gather in the street or on the front porches of the homes, and he did not feel it would be necessary to provide a separate gathering place as part of the project. Mr. Mietzner advised that there will be two parallel parking stalls at the T-intersection, but the remainder of the 10 guest parking spaces will be perpendicular to the drive aisle. As proposed, there will be 10 guest parking spaces, and each of the units will have two garage parking spaces. There will be covenants in place to make sure that residents of the units are not using the guest parking spaces on a regular basis. People who have two cars will not have space within their garage to store items. Resident parking will not be allowed to overflow into the guest parking spaces, but it will be up to Architectural Design Board Meeting Minutes of Regular Meeting June 21, 2017 Page 11 of 14 Packet Pg. 13 2.1.a the homeowners to enforce the covenants once they are set up. Signage could be provided to make sure people understand the parking restrictions. Mr. Mietzner said the hatched area near the entrance was intended to identify the location of a stormwater system that is no longer part of the proposal. There was no one in the audience, and the public portion of the meeting was closed. Vice Chair Strauss noted that, as proposed, there would be a single curb cut onto 244"' Street. She asked if the applicant is proposing to construct a fence along the property line that would obstruct the view of cars trying to get out onto the street. Mr. Mietzner responded that the drive aisle would be 24 feet wide and the City would require a new curb cut. Right now, there are three houses on the subject parcels, with at least two curb cuts. He said he is not sure about the City's requirements for fences on public streets, but he understands concerns about visibility and he is not proposing that there be a fence along 244"' Street. However, he anticipates that there will be a 6-foot tall fence on the other three property lines. Board Member Broadway asked if the significant tree identified adjacent to Unit 4 is an existing tree. Mr. Mietmer answered no. He said that, as currently proposed, there would be three large ash trees at the front and one next to Unit 4, but nothing next to Unit 8. He said he would recommend that an additional tree be added next to Unit 8 to provide symmetry. Chair Walker agreed that would be appropriate. Chair Walker said he understands that the project is a tight space. Regarding the public gathering space concept, he suggested that a small sitting area could be provided at the end of the hammerhead where there is plenty of room. Mr. Mietzner agreed that would be a better location than near the entrance to the development along the busy street. Chair Walker asked if there is any opportunity to save existing landscaping. Mr. Mietzner responded that there is currently a lot of asphalt on the site, and the two existing trees are located in the middle of a proposed building site. He said he does not see the reality of trying to save any of the existing landscaping. Vice Chair Strauss asked if duplexes are allowed in the RM-2.4 zone, and Mr. Shipley answered affirmatively. Vice Chair Strauss questioned why the applicant did not propose duplex development rather than squishing 11 detached units onto the site. She expressed her belief that duplex development would have allowed more space for parking, landscaping, etc. Mr. Mietzner commented that duplex development would likely result in denser development, and buyers ideally want detached units. He said he prefers to develop detached units, as well. Again, he said he tried to build 3-story units, but the height restrictions would not allow it. Board Member Herr asked if the three building designs would have varying elevations so they do not appear to be the same. Mr. Mietz ier advised that the garage in Unit 7 would actually be flipped to the left side before submitting the building permit application, and the varying paint colors would also provide contrast. Board Member Herr commented that it is possible to build mirrored units and people are not even aware they are the same design. He said he was hoping the applicant could add more variety to the roof lines or gables while still maintaining the footprint of the three designs. Mr. Mietzner agreed to consider this option. Board Member Tarrant asked if the landscaped areas behind each of the units would be fenced off and private. Mr. Mietzner answered that he does not intend to put privacy fences between the units, but residents may decide to do so at a later time. On the other hand, he said he does not intend for the space to be communal. He explained that the project will be a multi -family development and the intent is to sell the units off after construction is complete. He noted that there has been some discussion about adopting new provisions for unit lot subdivisions, but until the new provisions are approved, the property will be recorded as a condominium development that does not have lot lines. Mr. Shipley announced that the City's new provisions for unit lot subdivisions was recently approved by the City Council, and Mr. Mietzner said he would likely take advantage of the opportunity provided by the new provision. Architectural Design Board Meeting Minutes of Regular Meeting June 21, 2017 Page 12 of 14 Packet Pg. 14 Board Member Tarrant suggested that perhaps a sign could be placed at the entrance to the development on 244th Street to acknowledge the entryway. Mr. Mietmer said he is not sure the City would be willing to put up a street sign for the private road. Regarding the gathering area, Board Member Herr expressed his belief that people who live in the development are not likely to use a bench if provided as suggested earlier. He said he lives in a new area and it is very unlikely for him to even see his neighbors. The mix of people who live in these places is different. While a bench sounds nice, it will not really amount to a significant amenity. While he understands staff s recommendation, from a builder's perspective, he does not believe that a bench would add value to the development. He questioned the need to impose "feel good" requirements on applicants. Board Member Broadway agreed that this type of development is a different type of community and people who live there accept that the recreational lifestyles happen somewhere else and not in their front yards. Vice Chair Strauss observed that the applicant is not required to provide guest parking, but the applicant is proposing to provide 10 guest parking spaces to serve 11 units. That means that one unit will not have a guest parking space. Mr. Mietzner explained that the guest parking spaces would be on a first -come -first -serve basis and would not be assigned to the individual units. He pointed out that it is not likely that all eleven units will have guests visiting at the same time. Board Member Broadway recalled that the applicant provided alternate designs for the elevations that face 244", Street (Units 1 and 11), as well as those that face the T hammerhead (Units 4 and 8). She said she would like the applicant to entertain the idea of applying the alternate design to Units 5, 6 and 7, as well. These units will be visible from adjacent properties and it is not respectful to require them to look at blank walls. Mr. Mietzner agreed that would be possible. CHAIR WALKER MOVED THAT THE ARCHITECTURAL DESIGN BOARD ADOPT THE FINDINGS, CONCLUSIONS AND ANALYSIS OF THE STAFF REPORT; FIND THAT THE PROPOSAL IS CONSISTENT WITH THE COMPREHENSIVE PLAN, POLICIES OF ECDC 201.0, DESIGN CRITERIA OF ECDC 20.11.030, AND ZOING REGULATIONS; AND APPROVE THE DESIGN OF THE PROPOSED SINGLE-FAMILY HOMES WITH THE FOLLOWING CONDITIONS: 1. THE APPLICANT MUST OBTAIN ALL NECESSARY PERMITS. THIS APPLICATION IS SUBJECT TO THE REQUIREMENTS IN THE EDMONDS COMMUNITY DEVELOPMENT CODE AND IT IS UP TO THE APPLICANT TO ENSURE COMPLIANCE WITH VARIOUS PROVISIONS CONTAINED IN THESE CODES. 2. ADDITIONAL INTEREST SHALL BE ADDED TO THE SIDE AND REAR WINDOWS IN THE FORM OF VARIED SILL OR CASING WIDTHS, MATERIALS, OR COLORS. 3. ARCHITECTURAL INTEREST, SUCH AS ADDITIONAL WINDOWS, VARIATION OF MATERIALS OR DECORATIVE ELEMENTS, SHALL BE ADDED TO THE SIDES OF THE UNITS, WITH SPECIAL ATTENTION TO THE STREET FACING FACADES, TO AVOID BLANK WALLS. 4. CURBSTOPS SHALL BE INCLUDED FOR GUEST PARKING SPACES TO KEEP FROM DAMAGING LANDSCAPED AREAS. BOARD MEMBER GUENTHER SECONDED THE MOTION, WHICH CARRIED UNANIMOUSLY. CONSOLIDATED PERMIT APPLICATIONS (No Public Participation): There were no consolidated permit applications. Architectural Design Board Meeting Minutes of Regular Meeting June 21, 2017 Page 13 of 14 Packet Pg. 15 2.1.a ADMINISTRATIVE REPORTSATEMS FOR DISCUSSION: There was no administrative report. ARCHITECTURAL DESIGN BOARD MEMBER COMMENTS: There were no Board comments. ADJOURNMENT: The meeting was adjourned at 9:50 p.m. Architectural Design Board Meeting Minutes of Regular Meeting June 21, 2017 Page 14 of 14 Packet Pg. 16 EN Iq Cn r N 13 V- N O O I- C N E t U O r r Q 6.1 Architectural Design Board Agenda Item Meeting Date: 07/5/2017 Public Hearing for Edmonds Vista Apartments to construct a 19-unit multi -family development and associated parking. The 19 units are proposed to be divided between two structures, three units will have garages with the remainder of the parking being provided in a surface parking area. The property is located at 8509 244th St SW and is zoned RM-1.5 (File No. PLN20160053) 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 construction a 19-unit multi -family development and associated parking. The 19 units are proposed to be divided between two structures, three units will have garages with the remainder of the parking being provided in a surface parking area. The property is zone RM-1.5 (Multi- family residential; one dwelling unit for every 1,500 square feet of lot area). 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: PLN20160053 Staff Report with Attachments Packet Pg. 17 6.1.a ,Ile. 18`)" CITY OF EDMONDS 121 5th Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.ov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION PLANNING DIVISION REPORT AND RECOMMENDATION ARCHITECTURAL DESIGN BOARD Project: Edmonds Vista Apartment Complex File Number: PLN20160053 Date of Report: June 28, 2017 Staff Contact: ( '-�L Kernen Lien, Se ni canner Public Hearing: Wednesday —July 5, 2017 at 7:00 P.M. Edmonds Public Safety Complex: Council Chambers 250-5th Avenue N, Edmonds, WA 98020 I. SUMMARY OF PROPOSAL The applicant is proposing to construct a 19-unit multi -family development and associated parking. The 19 units are proposed to be divided between two structures, three units will have garages with the remainder of the parking being provided in a surface parking area (Attachments 1- 8). II. GENERAL INFORMATION 1. Owner: Gursli Family LP 2. Applicant: Roy Gursli 3. Tax Parcel Number: 00463303200303 4. Location: 8509 244th Street SW, Edmonds WA 98020 (Attachment 12) 5. Size: The subject property contains 29,217 square feet. 6. Zoning: The subject property is zoned Multifamily Residential (RM — 1.5) with a maximum density of one dwelling unit for every 1,500 square feet of lot area. 7. Existing Use: There are currently eight multifamily residential units in two structures on the subject property. Packet Pg. 18 6.1.a 8. Proposed Use: The applicant is proposing to construct a 19-unit multi -family development and associated parking. The 19 units are proposed to be divided between two structures, three units will have garages with the remainder of the parking being provided in a surface parking area. 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. III. SEPA THRESHOLD DETERMINATION Review under SEPA is required for this project because the project exceeds four (4) multifamily residential units.. The applicant submitted a SEPA Checklist for the project which is included in Attachment 9. 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 SEPA Determination of Nonsignificance on June 14, 2017 (Attachment 10). As of the drafting of this staff report, the City has not received any appeals of the SEPA determination. IV. PUBLIC NOTICE AND COMMENTS 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 December 16, 2016. Notices were also mailed to property owners within 300 feet of the site. See Attachment 13 for public notice documentation regarding the 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 June 14, 2017. Notices were also mailed to property owners within 300 feet of the site. See Attachment 14 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). Two written comments have been submitted on the proposal; one from Snohomish County PUD and the second from Melissa Weissman. Snohomish County PUD No. 1 noted the district has sufficient electric system capacity to serve the proposed development; however, the existing facilities in the area may requiring upgrading. PUD noted any relocation, alteration or removal of District facilities Page 2 of 15 Packet Pg. 19 6.1.a to accommodate this project shall be at the expense of the developer and must be coordinated with PUD in advance (Attachment 18). Staff Response: Utilities will be included on the civil portion of the building permit and it will be the responsibility of the developer to coordinate with PUD. Ms. Weissman stated there are enough apartment complexes in the area and that the proposal should be constructed somewhere else (Attachment 19). Staff Response: This is not a City of Edmonds' proposal that the City can move to a different location. The property owner of the site is proposing a development with the number of units allowed by the underlying RM-1.5 zone (Multi -family Residential; maximum density of 1 unit for every 1,500 square feet of lot area). V. TECHNICAL COMMITTEE This application was reviewed by Snohomish County Fire District #1 and the Engineering and Building Divisions of the Development Services Department. The Building Division determined the project would not affect their department and that compliance with all applicable building codes will be reviewed under the building permit application review (Attachment 15). There was a significant amount of communication between Snohomish County Fire District #1 and the applicant regarding the possible need for a fire apparatus turn around for the project. Ultimately the Fire District approved the use of the area near the trash enclosure for the fire apparatus turn around with a turn radius of 20 feet and a depth of 54 feet (Attachments 8 and 16). The Fire District also noted that fire department connections are to be located in the landscape island on the eastern edge of the southern parking isle. The Engineering Division noted that the proposal is consistent with Title 18 ECDC and the City's Engineering Standards (Attachment 17). Part of the proposal includes a storm drainage outfall to the north through adjacent property. A notice of intent to provide easement was signed by both parties on March 22, 2017 and provided to the City (Attachment 11). Compliance with Engineering codes and construction standards will be further 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. VI. COMPREHENSIVE PLAN The Comprehensive Plan designation for the site is "Edmonds Way Corridor." The current project is subject to General Design Review as outlined in Chapter 20.11 ECDC. One of the findings required by ECDC 20.11.020 is that the proposal is consistent with the design guidelines provide in the Urban Design Chapter of the Comprehensive Plan. Below is a detailed analysis on how the proposal complies with the goals and objectives for site Page 3 of 15 Packet Pg. 20 6.1.a design, building form, and building facade contained in the Comprehensive Plan's Urban Design Chapter. Comprehensive Pion Urban Design Objectives Design Objectives for Site Design. The development of parking lots, pedestrian walkways and landscaping features is an integral part of how a building interacts with its site and its surrounding environment. Good design and site planning improves access by pedestrians, bicycles and automobiles, minimizes potential negative impacts to adjacent development, reinforces the character and activities within a district and builds a more cohesive and coherent physical environment. A.1 Vehicular Access. Reduce the numbers and width of driveways (curb cuts) in order to improve pedestrian, bicycle and auto safety. Staff Finding : The subject property is a flag lot that gains access from 244th Street SW via an easement over the property addressed at 8431— 244th Street SW. This driveway will be shared by the subject development as well as the existing Denny's and Arby's restaurants. A.2 Layout of Parking. Locating buildings in proximity to the street to facilitate direct pedestrian access and help define the street edge. Parking should be placed to the side and rear. Staff Findings: The subject property is a flag lot and not directly located on a street. The southernmost property line is approximately 154 feet from 244th Street SW. A.3 Connections On- and Offsite. Design site access and circulation within and between sites to encourage linkages for pedestrians, vehicles, and bicycles. Special attention should be paid to providing and improving connections to transit. Staff Findings: The property shares an access with the existing Denny's and Arby's restaurants. The development includes an internal pedestrian path that will connect this site with the adjacent commercial development and 244th Street SW where the nearest transit stop is approximately 150 feet west of the driveway access. A.4 Building Entry Location. Building entries should be configured to provide clear entry points to buildings, be oriented to pedestrian walkways/pathways, and support the overall intent of the streetscape environment. Space at the entry for gathering or seating is desirable for residential or mixed use buildings. Staff Findings: Entry to the ground floor units face the internal parking lot and walkways, while entries to the second level units are accessed via walkways and stairs on the sides of the buildings opposite the internal parking lot. A.5 Setbacks. Create and maintain the landscape and site characteristics of each neighborhood area and provide a common street frontage tying each site to its neighbor. Setbacks should be appropriate to the desired streetscape, providing for transition areas between public streets and private building entries where a variety of activities and amenities can occur. Page 4 of 15 Packet Pg. 21 6.1.a Staff Findings: Project meets the setbacks requirements for the zone and landscaping is provided within and around the perimeter of the development consistent with the requirements of Chapter 20.13 ECDC. A.6 Open Space. For residential settings, create green spaces to enhance the visual attributes of the development and provide places for interaction, play, seating, and other activities. Staff Findings: The perimeter of the property is landscaped and the raingarden in the southeast corner of the parking area provide some green spaces. While this landscaping will enhance the visual attributes of the site, they are not intended to provide places for interaction, play, seating or other activities. A.7 Building/Site Identity. Improve pedestrian access and way finding by providing variety in building forms, colors, materials and individuality of buildings. Staff Findings: Both of the buildings have a similar design and color scheme. Building 2 is a three story building as viewed from the parking area while Building 1 is a two-story structure. The building height along with the pedestrian paths will help with way -finding. A.8 Weather Protection. Provide covered walkways and entries for pedestrian weather protection. Staff Findings: Covered entries are provided. A.9 Lighting. Provide adequate and appropriate illumination in all areas used by automobiles, bicycles and pedestrians — including building entries, walkways, parking areas, circulation areas and other open spaces — to support activity and security. Staff Findings: Adequate site lighting is provided via wall mounted lights that will illuminate the walkways and lighting standards for the parking area and entrance to the facility (Attachment 3, Sheet E1.01). A.10 Signage. Encourage signage that provides clear information and direction for properties and businesses while preventing the streetscape from becoming cluttered. Encourage the use of graphics and symbols in signage to support the city's emphasis on uniqueness and the arts. Staff Findings: No signage proposed at this time. A.11 Site Utilities, Storage, Trash and Mechanical Systems. Minimize the noise, odor and visual impacts of utility systems using such features as landscaping, building forms, or integrated design. Staff Findings: A trash enclosure with six-foot tall fence is provided in the northeast corner of the site. A.12Integrating Site Features. Integrate natural landscape features and unique landforms — such as rocky outcroppings or significant trees — into site design whenever possible. Page 5 of 15 Packet Pg. 22 6.1.a Staff Findings: No significant features exist on the site. A.13 Landscape Buffers. Use landscaping and/or other features such as fences to maintain privacy and create a visual barrier between incompatible uses. These buffering techniques should also be used to soften hard edges (such as the perimeters of parking lots) and reinforce pedestrian ways and circulation routes. Native plants and rain gardens should be promoted as alternatives to lawns and runoff retention areas. Staff Findings: Landscaping is provided consistent with the requirements of Chapter 20.13 ECDC. See the discussion on landscaping in Section 7.1) below. Design Objectives for Building Form. Building height and modulation guidelines are essential to create diversity in building forms, minimize shadows cast by taller buildings upon the pedestrian areas and to ensure compliance with policies in the city's Comprehensive Plan. Protecting views from public parks and building entries as well as street views to the mountains and Puget Sound are an important part of Edmonds character and urban form. A.14 Building Form. Encourage new construction to avoid repetitive, monotonous building forms. Staff Findings: The proposed buildings are not repetitive or monotonous. A.15 Massing. Reduce the apparent bulk and mass of buildings by encouraging human scale elements in building design and/or by subdividing building masses vertically or horizontally. Staff Findings: Bulk and mass of the buildings are reduce through use of materials, colors, and building form subdividing the buildings both vertically and horizontally. A.16 Roof Modulation. Use roof forms to help identify different programs or functional areas within the building and support differentiation of building form and massing. Roof design, in combination with wall modulation, can allow for additional light to enter buildings or pedestrian spaces. Staff Findings: The gabled ends of the roof help identify the separate units within the two buildings and provide modulation to the overall roof form. A.17 Wall Modulation. Variation in materials, decorative elements, or other features should be employed to support pedestrian scale environments and streetscapes, or to help break up large building masses to keep in scale with the surrounding environment. Staff Findings: The proposed buildings provide variation in colors, materials and projections that help break of the masses of the buildings both vertically and horizontally. Design Objectives for Building FaVade. 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. Page 6 of 15 Packet Pg. 23 6.1.a A.18 Building Fagade Design. Encourage building fagades that reinforce the appearance and consistency of streetscape patterns while supporting diversity and identity in building design. Staff Findings: The site is a flag lot and is not located on a street. 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 fagade, as well as provide light and air to the building interior. Staff Findings: Windows are typical of residential development. Given the site is not located on a street, the development will not be adding to streetscape character. A.20 Variation in Facade Materials. Employ variation in materials, colors or design elements on building fagades to help define the scale and style of the structure. Variation in fagade materials can help reduce the apparent bulk of larger buildings while allowing variety and individuality of building design. Staff Findings: The proposed buildings provide variation in colors, materials and projections that help break of the bulk of the buildings both vertically and horizontally. VII. DEVELOPMENT CODE A. Chapter 16.30 ECDC - Multi -Family Residential Zone: The subject property is located with the Multifamily Residential (RM-1.5) zone and subject to the development standards of Chapter 16.30 ECDC. ECDC 16.30.010 Uses Staff Findings: Multiple dwellings is a permitting primary use pursuant to ECDC 16.30.010.A.1, so the proposed development is consistent with the allowed uses of the RM1.5 zone. ECDC 16.30.030 Development Standards Minimum Lot Area Minimum Minimum Minimum per Maximum Maximum Subdistrict Street Side Rear Dwelling Setback Setback Setback Height Coverage Unit (Sq. Ft.) RM-1.5 1,500 15' 10' 15' 25" 45% 1 Roof only may extend five feet above the stated height limit if all portions of the roof above the stated height limit have a slope of four inches in 12 inches or greater. Staff Findings -- ❑ensitY: The subject property contains 29,217 square feet of lot area. With a density of one dwelling unit for every 1,500 square feet of lot area, a maximum of 19 dwelling units can be constructed. The proposal is for 19 dwelling units among Page 7 of 15 Packet Pg. 24 6.1.a two structures so the proposal is consistent with the density requirements of the RM- 1.5 zone. Staff Findings — Setbacks: Since the subject property is a flag lot, only side setbacks apply. Both of the proposed structures are compliant with the side setback requirements. Some patios and stairs on the western side of Building 2 extend into the setback, but not more than one-third of the setback as allowed by ECDC 16.30.040.C.3. The proposal is consistent with the setback requirements of the RM-1.5 zone. Staff Findings — Height: Both building provide roof pitches of 6:12 above 25 feet and are less than 30 feet in height from average grade. The proposal is consistent with the height requirements of the RM-1.5 zone. Staff Findings -- Coverage: ECDC 21.15.110 defines coverage as the total ground coverage of all buildings or structures on a site measured from the outside of external walls or supporting members or from a point two and one-half feet in from the outside edge of a cantilevered roof, whichever covers the greatest area. The application notes a building ground coverage of 7,491 square feet for a coverage of 26% of the 29,217 square foot lot. The proposal is consistent with the coverage requirements of the RM-1.5 zone. Page 8 of 15 Packet Pg. 25 6.1.a B. ECDC 17.50.020 — Off -Street Parking Regulations Off-street parking requirements for multifamily developments are detailed in the table in ECDC 17.50.020.A.1.b. The table below provides the parking requirements of ECDC 17.50.020.A.1.b along with the number of units of each dwelling unit type of the number of required parking spaces. Type of multiple dwelling unit Studio 1 bedroom 2 bedrooms 3 or more bedrooms Required parking spaces per dwelling unit Number of units in proposal Number of parking spaces required 1.2 0 0 1.5 5 7.5 1.8 12 21.6 2.0 2 4.0 Total Spaces Required + 33 The proposal provides 33 parking spaces. Three of the spaces are in garages in Building 2 and the rest of the spaces are in the surface parking area in front of the buildings. Thirteen of the spaces are proposed to be compact size. Pursuant to ECDC 18.95.020 (Parking Lot Construction Requirements), reduced size parking stalls may be allowed if can be demonstrated that there is enough area to provide all the stalls at full size and no more than 50% of the parking spaces may be reduced size. The applicants have demonstrated there is enough area to provide all the parking spaces at full size (Attachment 3, Sheet A1.1B) and less than 50% of the stall are proposed at reduced size. The proposal is consistent with the off-street parking requirements of Chapter 17.50 ECDC. C. Chapter 20.11 ECDC— 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. ECDC20.11.030.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: Building components are harmonious with the existing character of the nearby area. Page 9 of 15 Packet Pg. 26 6.1.a 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 4). 3. Mechanical equipment or other utility hardware on the roof, grounds or buildings should be screened from view from the street level; Staff Findings: The subject property is a flag lot and will not be visible from the street. 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. Staff Findings: The proposed buildings provide variation in colors, materials and projections that help break of the bulk of the buildings both vertically and horizontally. 5. All signs should conform to the general design theme of the development. Staff Findings: The proposed development does not currently propose any signage. Any signage will be reviewed under a subsequent building permit application. 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 site currently contains two structures and a parking area. The property is relatively level on the eastern portion and then slopes up to another level spot on the western side of the property. The proposed Building 2 is being stepped into the this sloped area which will help minimize grading. 2. Landscape treatment shall be provided to enhance the building design and other site improvements. Staff Findings: Landscaping consistent with the requirements of Chapter 20.13 ECDC is being provided with the development. See the discussion on landscaping requirements in Section 7.1) below. 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: Landscaping is being provided consistent with Chapter 20.13 ECDC and will provide buffers from surrounding properties and soften and shade the parking area. 4. Landscaping that could be damaged by pedestrians or vehicles should be protected by curbing or similar devices. Page 10 of 15 Packet Pg. 27 6.1.a Staff Findings: Landscaping within the surface parking area will be protected by curbing. 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: There proposal includes a trash enclosure in the northeast corner of the development which will be screen by a six-foot and landscaping on two sides. 6. All screening should be effective in the winter as well as the summer. Staff Findings: The landscaping requirements in Chapter 20.13 ECDC for the perimeter include a mix of evergreen and deciduous species that will be effective in screening the site year round. 7. Materials such as wood, brick, stone and gravel (as opposed to asphalt or concrete) maybe substituted for planting in areas unsuitable for plant growth. Staff Findings: 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: Adequate site lighting is provided via wall mounted lights that will illuminate the walkways and lighting standards for the parking area and entrance to the facility (Attachment 3, Sheet E1.01). ECDC 20.11.030(C) Other Criteria. 1. Community facilities 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: No specific street furniture is proposed or required. Staff finds the proposal is consistent with the design standards of ECDC 20.11.030. D. Chapter 20.13 ECDC — Landscape Requirements Chapter 20.13 ECDC 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. Three types of landscaping are required for the proposed develop. Type I landscaping is required along the eastern property boundary to buffer the site from the adjacent commercial development; Type III Page 11 of 15 Packet Pg. 28 6.1.a landscaping is required along the northern, western, and southern property boundaries; and Type V landscaping is required within the surface parking area. ECDC 20.13.030 provides the requirements for each landscaping type. Type I landscaping. Type 1 landscaping is intended to provide a very dense sight barrier to significantly separate uses and land use districts. 1. Two rows of evergreen trees, a minimum of 10 feet in height and planted at intervals of no greater than 20 feet on center. The trees must be backed by a sight - obscuring fence a minimum of five feet high or the required width of the planting area must be increased by 10 feet; and 2. Shrubs a minimum of three and one-half feet in height planted in an area at least five feet in width, and other plant materials, planted so that the ground will be covered within three years, 3. Alternatively, the trees and shrubs may be planted on an earthen berm at least 15 feet in width and an average of five feet high along its midline. Staff Findings: Type I landscaping is required along the eastern property boundary to provide a dense barrier between the subject property and the commercially zoned property to the east. The landscaping plan is provided in Sheets L1.1 and L1.2 of Attachment 3. A 4.5-foot wide planting strip is provided along the eastern property boundary to be planted with arborvitae and infilled with shrubs and ground cover and backed by an existing 5-foot tall fence. While the arborvitae are staggered in two rows, the proposed landscaping should provide a dense barrier consistent with the intent of the Type I landscaping requirements. Type 111 Landscaping. Type 111 landscaping is intended to provide visual separation of uses from streets, and visual separation of compatible uses so as to soften the appearance of streets, parking areas and building elevations. 1. Evergreen and deciduous trees, with no more than 50 percent being deciduous, a minimum of six feet in height, and planted at intervals no greater than 30 feet on center, and 2. If planted to buffer a building elevation, shrubs, a minimum of three and one-half feet in height, and living ground cover planted so that the ground will be covered within three years, or 3. ;f planter/ to hiiffar a rnnrleing nreir� access, nr cite development other than a building, any of the following alternatives may be used unless otherwise noted: a. Shrubs, a minimum of three and one-half feet in height, and living ground cover must be planted so that the ground will be covered within three years. b. Earth -mounding, an average of three and one-half feet in height, planted with shrubs or living ground cover so that the ground will be covered within three years. This alternative may not be used in a downtown or waterfront area. Page 12 of 15 Packet Pg. 29 6.1.a c. A combination of earth mounding, opaque fences and shrubs to produce a visual barrier at least three and one-half feet in height. Staff Findings: Landscaping consistent with the requirements of Type III landscaping is provided along the northern, western and southern property boundaries. Type V Landscaping. Type V landscaping is intended to provide visual relief and shade in parking areas. 1. Required Amount. a. If the parking area contains no more than 50 parking spaces, at least 17.5 square feet of landscape development must be provided as described in subsection (E)(2) of this section for each parking stall proposed. b. If the parking area contains more than 99 parking spaces, at least 35 square feet of landscape development must be provided as described in subsection (E)(2) of this section for each parking stall proposed. c. If the parking area contains more than 50 but less than 100 parking spaces, the director— or his designee —shall determine the required amount of landscaping by interpolating between 17.5 and 35 square feet for each parking stall proposed. The area must be landscaped as described in subsection (E)(2) of this section. 2. Design. a. Each area of landscaping must contain at least 150 square feet of area and must be at least four feet in any direction exclusive of vehicle overhang. The area must contain at least one tree a minimum of six feet in height and with a minimum size of one and one-half inches in caliper if deciduous. The remaining ground area must be landscaped with plant materials, decorative mulch or unit pavers. b. A landscaped area must be placed at the interior ends of each parking row in a multiple lane parking area. This area must be at least fourfeet wide and must extend the length of the adjacent parking stall. c. Up to 100 percent of the trees proposed for the parking area may be deciduous. d. Bioswales integrated into parking lot designs are strongly encouraged. e. The minimum area per planter is 64 square feet. f. The maximum area per planter is 1,500 square feet for parking lots greater than 12,000 square feet. Planters shall be spread throughout the parking lot. g. Shade trees are required at the rate of a minimum of one per planter and/or one per 150 square feet of planter. Staff Findings: With 30 parking spaces provided in the surface parking area 525 square feet of Type V landscaping is required. The proposal includes 603 square feet of Page 13 of 15 Packet Pg. 30 6.1.a landscaping meeting the Type V landscape requirements in six landscaping islands within the surface parking area. Staff finds the proposal is consistent with the intent and requirements of the landscaping requirements of ECDC 20.13. VIII. CONCLUSION AND RECOMMENDATION Pursuant to ECDC 20.11.020, when recommending approval of proposed development applications, the ADB must 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 findings, analysis, conclusions, and attachments within this report, staff recommends that the ADB APPROVE the design for the proposed development under file number PLN20160053 with the following motion and recommended conditions of approval: THE ARCHITECTURAL DESIGN BOARD ADOPTS THE FINDINGS, CONCLUSION, AND ANALYSIS OF THE STAFF REPORT AND FINDS THE PROPOSAL IS CONSISTENT WITH THE COMPREHENSIVE PLAN, POLICIES OF ECDC 20.10, DESIGN CRITERIA OF ECDC 20.11.030, AND ZONING REGIULATIONS AND APPROVES THE DESIGN OF THE PROPOSED SINGLE- FAMILY HOMES WITH THE FOLLOWING CONDITIONS: 1. THE APPLICANT MUST OBTAIN ALL NECESSARY PERMITS. THIS APPLICATION IS SUBJECT TO THE REQUIREMENTS IN THE EDMONDS COMMUNITY DEVELOPMENT CODE AND IT IS UP TO THE APPLICANT TO ENSURE COMPLIANCE WITH VARIOUS PROVISIONS CONTAINED IN THESE CODES. 2. STAFF WILL VERIFY COMPLIANCE OF THE PROPOSAL WITH ALL RELEVANT CODES AND LAND USE PERMIT CONDITIONS THROUGH REVIEW OF BUILDING AND ENGINEERING PERMITS. MINOR CHANGES TO THE APPROVED DESIGN MAY BE APPROVED BY STAFF AT THE TIME OF BUILDING PERMIT WITHOUT FURTHER DESIGN REVIEW BY THE BOARD AS LONG AS THE DESIGN IS SUBSTANTIALLY SIMILAR TO THAT ORIGINALLY APPROVED. IX. PARTIES OF RECORD City of Edmonds Roy Gursli 121— 51" Ave N. 5909 164t" Street SW Edmonds, WA 98020 Lynnwood, WA 98037 Steve Barnes Melissa Weissman Cornerstone Architectural Group 6161 NE 175th Street, Ste. 101 Kenmore, WA 98028 X. ATTACHMENTS Page 14 of 15 Packet Pg. 31 6.1.a 1. Land Use Application 2. Application Cover Letter 3. ADB Plan Set 4. Color Elevations 5. Geotechnical Report 6. Preliminary Drainage Report 7. Traffic Impact Analysis 8. Turn Radii Plan Sheet 9. SEPA Checklist 10. SEPA Determination of Nonsignificance 11. Notice of Intent to Provide Easement 12. Zoning and Vicinity Map 13. Notice of Application Documentation 14. Notice of Public Hearing and SEPA Determination Documentation 15. Building Division Comments 16. Fire District Email 17. Engineering Division Memo of Consistency 18. Snohomish County PUD Letter 19. Melissa Weissman Email Page 15 of 15 Packet Pg. 32 6.1.a rn 00 r N N C N t V Q t 3 O a m ca M Ln O O O r O N Z J d r C N E L V O Q Packet Pg. 33 6.1.a City of Edmonds Land Use Application f ARCHITECTURAL DESIGN REVIEW ❑ COMPREHENSIVE PLAN AMENDMENT ❑ CONDITIONAL USE PERMIT FILE # VLNWQW'�NE RM — 1. ❑ HOME OCCUPATION DATE REC'D BY ❑ FORMAL SUBDIVISION I ❑ U SHORT SUBDIVISION FEES I I qq- Sb 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 APPLICATIONISCA PUBLIC RECORD 0 PROPERTY ADDRESS OR LOCATION 15 V 021+k4�- �T ' u [IJ ' PROJECT NAME (IF APPLICABLE)q PROPERTY OWNER &(Z5\\ r �1q►M`. \�I PHONE# 4LS OZ— ADDRESS ^ _ E-MAIL R (Sug.c— 7� \ q O-V&.�i.7Ca� FAX# W�$ 7 e� I RR TAX ACCOUNT # On 4 tp '3 '3 0 3 G 8 0 '>O SEC. TWP. RNG. 17ESCRIPTIO OF PRO ECT OR PROP SED IISF (ATTACH COVER AS N!ECT- �RYJ S VVL- V& f. DESCRIBE HOW T E PROJECT MEETS APPLICABLE CODES (ATTACH COVE 1. AS NECESSARY) ►�.t r 41, �. 1 APPLICANT t_ PHONE # 41 2jS 2 I S ZA- , ADDRESS Sr-10 "� E-MAIL -%ZSN FAX # CONTACT PERSON/AGENT SA WE- PHONE # y2J ^ 2-1 O SS6 Z- 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 ex ' its herew• h submitted are true and correct to the best of my knowledge and that I am authorized to file this applic the elial of lh o er as listed below. SIGNATURE OF APPLICANT/AGENT DATE 16 Property Owner's Authorization I, Q ,� cerliry under the penalty of penury under the laws of the State of Washington th t the following is a true and a rcI Stalcn7ent: I have authorized the above Applicant/Agent to apply for the subject land use application, t:nd rmi ian forth uhlic officials and the staff of the City of Edmonds to enter the subject property for the purpa s of inspe t nand sting al a darll to this application. SIGNATURE OF OWNER DATE I I O 1 Questions? Call (425) 771-0220 Remised on 8122112 B - Land Use Application Page I of I Attachment 1 1Packet Pg. 34 6.1.a November 10, 2016 City of Edmonds Development Service Department 121 5th Avenue N g Edmonds, WA 98020 �J RE: APPLICATION FOR DESIGN REVIEW PROJECT LOCATION �p►�� Edmonds Vista Apartments 8509 244th Street Southwest Edmonds, WA 98026 PROJECT DATA Parcel #: 00463303200303 Legal Description: HANBURY'S SOUND VIEW TRS BLK 032 D-03 — N 145FT OF W 30FT OF LOT 3 ALSO N 145FT OF E 70FT OF LOT 4 ALSO N 120FT OF LOT 4 EXC E 70FT ALSO N 120FT OF E'/z OF LOT 5 EXC S 5FT OF N 145FT OF W 60FT OF E 70FT SD LOT 4 PER BLA 002-94 REC AF NO 9408050454 Zoning: RM —1.5 (Multiple Residential) Existing Use: (2) Existing 8 Unit Apartment/Condo Buildings are located on the site Proposed Use: (1) New 10 Unit Apartment Building and (1) new 9 Unit Apartment/Condo Building w/ new paving, parking, open space and building office. Site Area: 29,217 sqft This application includes the documents required per the Design Review Application Checklist attached. Roy Gursli Owner Attachment 2 Packet Pg. 35 �I c� Q) 0 cn > 0 c� cn / 0 aD Q Q 0 w Q w w CD U 0 N 0 Q0 0 0 w Q 0 CD n GENERAL NOTES GENERAL REQUIREMENTS A. DRAWINGS. THE DRAWINGS ARE INTENDED TO DESCRIBE THE OVERALL SCOPE OF WORK. CONTRACTORS SHALL FIELD VERIFY EXISTING CONDITIONS AND ALERT ARCHITECT TO ANY UNFORESEEN CONSTRUCTION DIFFICULTIES BEFORE BEGINNING WORK. B. PRE -CONSTRUCTION MEETING. PRIOR TO ANY CONSTRUCTION OR DEVELOPMENT ACTIVITY, THE CONTRACTOR SHALL SCHEDULE, WITH OWNER APPROVAL, A PRE -CONSTRUCTION MEETING WITH THE LOCAL BUILDING DEPT. OR LOCAL PUBLIC WORKS DEPT. VERIFY WHICH AGENCIES SHOULD BE INVOLVED. THE CONTRACTOR SHALL PROVIDE LOCAL INSPECTOR WITH 24 HOURS NOTICE PRIOR TO INSPECTION. C. REPETITIVE. TYPICAL WALL SECTIONS, FINISHES, AND DETAILS ARE NOT INDICATED EVERYWHERE THEY OCCUR ON PLANS, ELEVATIONS AND SECTIONS. REFER TO DETAILED DRAWINGS. CONTRACTOR TO PROVIDE AS IF DRAWN IN FULL. D. CODES / PERMITS / REGULATIONS. CONTRACTOR SHALL OBTAIN AND PAY FOR ALL PERMITS NECESSARY OTHER THAN THE BUILDING CONSTRUCTION PERMIT. CONTRACTOR SHALL ALSO PAY FOR ALL OTHER CHARGES, FEES OR COSTS CHARGED BY THE BUILDING AND CONSTRUCTION DEPARTMENTS, UTILITY AGENCIES OR PRIVATE COMPANIES WHICH REQUIRE SUCH COSTS FOR OR PRIOR TO INSTALLATIONS. NOTHING IN THE DRAWINGS SHALL BE CONSTRUED TO PERMIT AN INSTALLATION IN VIOLATION OF APPLICABLE CODES AND/OR RESTRICTIONS. SHOULD ANY CHANGE IN THE DRAWINGS BE NECESSARY IN ORDER TO COMPLY WITH APPLICABLE CODES AND/OR REQUIREMENTS, THE CONTRACTOR SHALL NOTIFY THE ARCHITECT AT ONCE. ALL PARTS PERFORMED UNDER THIS CONTRACT SHALL BE IN FULL ACCORDANCE WITH THE LATEST RULES, REGULATIONS, RESTRICTIONS, REQUIREMENTS AND CODES. ALL WORK SHALL CONFORM TO THE CURRENT EDITION OF THE INTERNATIONAL BUILDING CODE AS AMENDED BY THE STATE OF WASHINGTON AND ALL LOCAL JURISDICTION RULES AND REGULATIONS. E. DIMENSIONS ARE SHOWN TO FACE OF CONCRETE OR EDGE OF OPENING, UNLESS DETAILED OTHERWISE ON DRAWINGS. DO NOT SCALE DRAWINGS. THE CONTRACTOR SHALL USE DIMENSIONS SHOWN ON THE DRAWINGS AND ACTUAL FIELD MEASUREMENTS. NOTIFY THE ARCHITECT IF ANY DISCREPANCIES ARE FOUND. THE CONTRACTOR SHALL VERIFY ALL ROUGH -IN DIMENSIONS FOR THE EQUIPMENT FURNISHED AND INSTALLED BY CONTRACTOR, FURNISHED BY OWNER AND INSTALLED BY CONTRACTOR OR OTHERS. THE CONTRACTOR SHALL CONSULT THE PLANS OF ALL TRADES FOR OPENINGS THROUGH SLABS, WALLS, CEILINGS AND ROOFS FOR DUCTS, PIPES, CONDUIT, CABINETS AND EQUIPMENT, AND SHALL VERIFY THE SIZES AND LOCATIONS WITH SUBCONTRACTORS. F. SHOP DRAWINGS. PROVIDE SHOP DRAWINGS FOR THE ARCHITECT'S/ OWNER'S APPROVAL AND AS REQUIRED BY LOCAL JURISDICTION PRIOR TO CONSTRUCTION. G. SPECIAL INSPECTIONS. OWNER WILL HIRE A TESTING LAB FOR SPECIAL INSPECTIONS AS REQUIRED BY LOCAL JURISDICTION. H. CONTRACTOR TO FRAME OPENINGS IN WALLS, CEILINGS AND FLOORS FOR H.V.A.C. AND OTHER MECHANICAL OR ELECTRICAL WORK WHERE REQUIRED AND NOT OTHERWISE SHOWN ON THE PLANS. I. COMPLY WITH APPLICABLE REGULATIONS FOR BARRIER -FREE FACILITIES (WAC 51-40-1100) INCLUDING: 1) MAXIMUM THRESHOLD HEIGHT TO BE 1 /4" OR 1 /2" WITH A 2:12 SLOPE. 2) STAIR NOSINGS TO BE FLUSH, SLIP -RESISTANT AND ROUNDED TO RADIUS OF ONE HALF INCH (1 /2") MAXIMUM J. GENERAL CONTRACTOR SHALL RESTORE ANY EXISTING CONDITIONS AND SITE WORK DISTURBED DUE TO EXECUTION OF THIS CONTRACT. THERMAL/MOISTURE PROTECTION A. OPENINGS. ALL OPENINGS TO BE CAULKED, SEALED OR WEATHER- STRIPPED. ALL FLASHING AND ARCHITECTURAL SHEET METAL TO BE MINIMUM 24 GAUGE PREFINISHED STEEL OR SOLDERED STAINLESS STEEL WHERE INDICATED. 10'-0" LENGTHS, PER DETAILS & SMACNA MANUAL UNLESS OTHERWISE NOTED. B. CAULKING AND SEALANTS. USE PRIMERS AS REQUIRED BY MANUFACTURER. BACKING RODS OR TAPE AS RECOMMENDED BY MANUFACTURER. USE POLYURETHANE SEALANTS AT CONCRETE FLOOR AND SIDEWALK JOINTS, SILICONE AT WINDOWS & STOREFRONT. ALL OTHER LOCATIONS AS SPECIFIED. C. VAPOR BARRIERS. CONTINUOUS APPROVED VAPOR BARRIERS SHALL BE INSTALLED ON THE HEATED SIDE OF ALL THERMAL INSULATION INSTALLED. D. INSULATION. PROVIDE INSULATION PER WASHINGTON STATE ENERGY CODE TABLE C402.2 AS FOLLOWS: ROOF: ATTIC AND OTHER: R-49 WALLS & FURRED CONC.: WOOD FRAMED: R-21 INT FLOORS: JOIST/FRAMING: R-30 SLAB ON GRADE: R-10 TO TOP OF FOOTING DOORS / WINDOWS A. GLAZING. PROVIDE GLAZING PER INTERNATIONAL BUILDING CODE AND WASHINGTON STATE ENERGY CODE. GLAZING IN LOCATIONS SUBJECT TO HUMAN IMPACT SHALL BE TEMPERED GLASS OR LAMINATED SAFETY GLASS. GLAZING U-VALUE (NFRC 100) FIBERGLASS WINDOWS: U= 0.32 EXTERIOR SWING DOORS (OPAQUE): U=0.37 EXTERIOR SWING DOORS (45% GLAZED): U=0.65 B. FENESTRATION PRODUCTS SHALL BE LABELED WITH RATED U-FACTOR, SHGC, VT, AND LEAKAGE RATING. FIRE PROTECTION A. PROVIDE FIRE EXTINGUISHERS AS REQUIRED BY IBC AND LOCATE PER FIRE MARSHAL'S DIRECTION. B. MAINTAIN STRUCTURAL AND FIRE RESISTIVE INTEGRITY AT EXTERIOR AND RATED INTERIOR WALL PENETRATIONS FOR ELECTRICAL, MECHANICAL, PLUMBING AND COMMUNICATIONS CONDUITS, PIPED AND SIMILAR SYSTEMS. EDMONDS ABBREVIATIONS AFF ABOVE FINISHED FLOOR ARCH ARCHITECTURAL BLKG BLOCKING CJ CONTROL JOINT CL CENTER LINE CLG CEILING CONIC CONCRETE CONST CONSTRUCTION CONT CONTINUOUS CPT CARPET CT CERAMIC TILE DIA DIAMETER DIM DIMENSION DN DOWN DO DOOR OPENING DTL DETAIL DR DOOR DS DOWNSPOUT DWG DRAWING EA EACH ELEV ELEVATION EJ EXPANSION JOINT EXT EXTERIOR FAA FIRE ALARM ANNUNCIATOR FAC FACTORY FINISH FAP FIRE ALARM PANEL FIN FL FINISH FLOOR FE FIRE EXTINGUISHER FLUHG FLASHING FOIC FURNISHED BY OWNER - INSTALLED BY CONTRACTOR FT FOOT GA GAUGE GALV GALVANIZED GB GRAB BAR GLB GLU-LAM BEAM GL GLASS GWB GYPSUM WALLBOARD HM HOLLOW METAL HT HEIGHT INSUL INSULATION INT INTERIOR LOC LOCATION ROOM NAME APARTMENTS 8509 244th ST SW EDMONDS, WA 98026 M, MIRR MIRROR MANUF MANUFACTURER MAX MAXIMUM MTL METAL MIN MINIMUM MS METAL SHELVING MUL MULLION NIC NOT IN THIS CONTRACT NO. NUMBER NTS NOT TO SCALE O.C. ON CENTER OD OUTSIDE DIMENSION OH OPPOSITE HAND P.LAM PLASTIC LAMINATE PLYWD PLYWOOD PREFIN. PREFINISHED PT PAINT P.T. PRESSURE TREATED R RISER, RADIUS RM. RMS ROOM, ROOMS SAV STAIN AND VARNISH S.A.M. SELF-ADHESIVE MEMBRANE S.A.F. SELF-ADHESIVE FLASHING SEAL SEALED CONCRETE SF SQUARE FEET SHT SHEET SIM SIMILAR SPEC, SPECS SPECIFICATIONS SS STAINLESS STEEL ST STEEL STOR STORAGE STRUCT STRUCTURAL SUSP SUSPENDED SV SHEET VINYL TJ TOOLED JOINT TP TOILET PAPER DISPENSER TYP TYPICAL WC WATER CLOSET WD WOOD WP WATERPROOFING WR WATER RESISTANT REFERENCE SYMBOLS DOOR NUMBER GRID LINES AND REFERENCE FRAME TYPE REFERENCE DETAIL REFERENCE KEY NOTE OFFICE A09 A101 WALL TYPE f® REFERENCE A INTERIOR ELEVATION REFERENCE A/A1.1 BUILDING SECTION REFERENCE WALL SECTION REFERENCE PARKING COUNT 0 SEPARATE PERMITS REQ'D. SEPARATE PERMITS REQUIRED FOR THE FOLLOWING: SIGNS FIRE SPRINKLER FIRE ALARM MECHANICAL SYSTEMS PLUMBING SYSTEMS GAS PIPING WASHINGTON STATE LABOR AND INDUSTRIES ELECTRICAL SYSTEMS PROJECT DATA PROJECT LOCATION: 8509 244TH ST SW EDMONDS, WA 98026 TAX ACCOUNT NO: 00463303200303 ZONING: RM1.5 CONSTRUCTION TYPE: VB (FULLY SPRINKLERED) STORIES: 2/3 OCCUPANCY TYPE: R-2 SITE AREA: 29,217 SF SETBACKS: 10' ALL SIDES FOR LANDLOCKED LOT BUILDING HT: 25' + 5' SLOPED ROOF BUILDING GROUND COVERAGE: 7,491 sf LOT COVERAGE: 7,491/29,217 = 26% ONE BEDROOM APARTMENTS 684 SF = 4 ONE BEDROOM APARTMENTS 618 SF = 1 TWO BEDROOM APARTMENTS 773 SF = 1 TWO BEDROOM APARTMENTS 745 SF = 11 THREE BEDROOM W/GARAGE 1,293 SF & 1,278 SF = 2 TOTAL NUMBER OF APARTMENTS & TOWNHOUSES = 19 APARTMENTS AND PARKING (5) 1 BEDROOM UNITS @ 1.5 SPACES/UNIT 5x1.5 = 7.5 (12) 2 BEDROOM UNITS ® 1.8 SPACES/UNIT 12A.8 = 21.6 (2) 3 BEDROOM UNITS ® 2 SPACES/UNIT 2x2= 4.0 TOTAL PARKING REQUIRED = 33.1 PARKING PROVIDED = 33 CODE INFORMATION CODES USED: 2015 INTERNATIONAL BUILDING CODE WAC 51-50 2015 INTERNATIONAL MECHANICAL CODE WAC 51-52 2015 INTERNATIONAL FIRE CODE WAC 51-54 2015 UNIFORM PLUMBING CODE WAC 51-56, 51-57 2015 WASHINGTON STATE ENERGY CODE WAC 51-11 VICINITY MAP 242ND ST. SW 0 244TH ST. SW ST. Z 7<; Z M o a Z N. 195TH ST. IF--' ss sw ��r. 3 �D z � 5., �0 p 104 �Q PROJECT LOCATION Z N. 200TH ST. ¢ z z Z a 0::NORTH = z J J 0 IF PROJECT DIRECTORY OWNER: ROY GURSLI GURSLI PARTNERSHIP 5909 164TH STREET SW LYNNWOOD, WA 98037 PHONE: 425.210.5502 EMAIL: rgursli@gmail.com ARCHITECT: CORNERSTONE ARCHITECTURAL GROUP 6161 NE 175TH STREET, SUITE 101 KENMORE, WA 98028 CONTACT: STEVE BARNES PHONE: 206.682.5000 EMAIL: sbarnes@cornerstonearch.com CIVIL: TERRAFORMA DESIGN GROUP LLC 5027 51ST AVENUE SW SEATTLE, WA 98136 CONTACT: PEDRO DEGUZMAN PHONE: (206) 923-0590 EMAIL: pedro@terraformadesigngroup.com LANDSCAPE: TERRAFORMA DESIGN GROUP LLC 5027 51ST AVENUE SW SEATTLE, WA 98136 CONTACT: AKEMI SAKIDA PHONE: (206) 923-0590 EMAIL: okemi0terraformadesigngroup.com STRUCTURAL: PETERSON, STREHLE, MARTINSON, INC. 2200 SIXTH AVE., SUITE 601 SEATTLE, WA 98121 CONTACT: DAVID STUBBS PHONE: (206) 622-4580 MECHANICAL & HULTZ BHU ENGINEERS, INC. ELECTRICAL: 111 FAWCETT AVE., SUITE 100 TACOMA, WA 98402 CONTACT: RICK HULTZ PHONE: (253) 383 3257 SCOPE OF WORK REMOVE EXISTING 2 BUILDINGS WITH 4 APARTMENTS AND REPLACE WITH 2 NEW BUILDINGS WITH 19 APARTMENTS AND ASSOCIATED SITE IMPROVEMENTS. LEGAL DESCRIPTION PARCEL #: 00463303200303 LEGAL DESCRIPTION: HANBURY'S SOUND VIEW TRS BLK 032 D-03 -N 145FT OF W 30FT OF LOT 3 ALSO N 145FT OF E 70FT OF LOT 4 ALSO N 120FT OF LOT 4 EXC E 70FT ALSO N 120FT OF E 36 OF LOT 5 EXC S 5FT OF N 145FT OF W 60FT OF E 70FT SD LOT 4 PER BLA 002-94 REC AF NO 9408050454 BUILDING AREA ACTUAL FLOOR AREA BUILDING 1 BUILDING 1 FIRST FLOOR FINISHED AREA: 3,509 sf UNFINISHED AREA: 453 sf TOTAL FIRST FLOOR: 3,962 sf COVERED ENTRY: 5X48= 240 sf BUILDING 1 SECOND FLOOR FINISHED AREA: 3,728 sf UNFINISHED AREA: 123 sf TOTAL FIRST FLOOR: 3,851 sf COVERED ENTRIES: 5X91= 455 sf BUILDING 1 FINISHED AREA: 7,237 sf UNFINISHED AREA: 576 sf TOTAL FIRST FLOOR: 7,813 sf COVERED ENTRIES: 5X48= 695 sf ►_T"01.11w9tell] :1•_1N>r_9:111111111few� BUILDING 2 FIRST FLOOR FINISHED AREA: 2,198 sf UNFINISHED AREA: 92 sf GARAGES: 748 sf TOTAL FIRST FLOOR: 3,038 sf COVERED ENTRIES: 55 sf SECOND FLOOR OVERHANGS: 491 sf BUILDING 2 SECOND FLOOR FINISHED AREA: 3,067 sf UNFINISHED AREA: 98 sf TOTAL FIRST FLOOR: 3,165 sf COVERED ENTRIES: 4X67= 268 sf BUILDING 2 THIRD FLOOR FINISHED AREA: 2,982 sf UNFINISHED AREA: 60 sf TOTAL FIRST FLOOR: 3,042 sf COVERED ENTRIES: 4X91= 364 sf BUILDING 2 FINISHED AREA: 8,247 sf UNFINISHED AREA: 250 sf GARAGES: 748 sf TOTAL FIRST FLOOR: 9,245 sf COVERED ENTRIES: 687 sf TOTAL BUILDING AREA FINISHED AREA: 15,484 sf UNFINISHED AREA: 826 sf TOTAL FLOOR AREA: 16,310 sf GARAGES: 748 sf COVERED ENTRY: 5X48= 240 sf SHEET INDEX COVER SHEET CS COVER SHEET AC CODE PLAN CIVIL C1 CIVIL COVER SHEET C2 GRADING & DRAINAGE PLAN C3 UTILITY PLAN C4 DETAILS LANDSCAPE L1.1 LANDSCAPE PLANTING PLAN L1.2 LANDSCAPE LEGEND, NOTES, DETAILS ARCHITECTURAL A1.1 SITE PLAN A1.1 A SITE PLAN WITH ACCESS EASEMENT A1.18 SITE PLAN WITH FULL SIZE PARKING SPACES A1.2 SITE DETAILS A1.3 SITE DETAILS A2.11 FIRST FLOOR PLAN - BLDG. 1 A2.12 SECOND FLOOR PLAN - BLDG. 1 A2.21 FIRST FLOOR PLAN - BLDG. 2 A2.22 SECOND FLOOR PLAN - BLDG. 2 A2.23 THIRD FLOOR PLAN - BLDG. 2 A3.11 EXTERIOR ELEVATIONS - BLDG. 1 A3.12 EXTERIOR ELEVATIONS - BLDG. 1 A3.21 EXTERIOR ELEVATIONS - BLDG. 2 A3.22 EXTERIOR ELEVATIONS - BLDG. 2 ELECTRICAL E1.01 SITE LIGHTING PHOTOMETRICS PLAN © CORNERSTONE ARCHITECTURAL GROUP III IIIIIIIIIIIIIIIIIIIIIIIIIIIIgIIIIIIIIIIIIIIIIIIIIdIIIIIIIIIIIIIIIIIIIIIIIIIIIIUIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIilllll+ IIIIIIIIIIII IIII'��Ill lllrm:lllndlll� ll� �lpi:ill' I II i Illllrl ; ,III I,:, :.I�ontlr III `IIII I i• ' III"°�I. II I... 1 jII ,lul lull' III IV lllllf°Ih l,l;l,lll„I III',I� I r IPI6 I , /..IIIL.I I Ir II II II 'lr iilll'IIIII' .,'ll� Il��wll��rolll�n��llll�rlli�°piu lhe;filP 9 'IC'll` II' "I illll I11116,: Ir.11:III°V,IIII'IIIIIIII I':',;;:If:;'I �Ir:ll Ili"'li:,, III I? .gym. 4. h I. u I �II':Ilrll�lillplll III!'...;, III„�d�l°' �illlllllll'•IIviii I,"'lliillllrlll„II III,IiI�''cl I I LD a� 0 W N c E N O0 CID '0 M v) 10 o 0 I o A--+ ., z a N 0 Z Oa� c z w a t 3 0 0- (D 0 � M LO 0 0 co 0 W z J a r It C'7 d� O W U LLI W C Q LLI > 0 U w J i ~ � Z � � O WLLI W w � H C 0 C s r c a� s R r a Attachment 3 Packet Pg. 36 (6uiaeoH oilgnd MOIAON u6isea s}uew:pedV a;sin spuouaP3 £90096OZN1d 686Z) s}uewLjoepV t4)!m liodeN jje;S £9009�0ZNld :4u8Lu43e}}d U Q C7 0 0 0 Q / 0 / E Q Q cn 7D 0 w Q 0 ry w 7> 0 0 w Q z z Q 0 Q0 N 0 co N 0 w Q a 0 n — x x x x 456 3'�r -, E BUILDING 2 1 1 st FLOOR 446.17 2nd FLOOR 1'455.5' a ID x x , 452' 'FENC�I _YARDS '1 1 1 1 1 1 1 NORTH CODE PLAN XX.DWC X x x x73 x x SCALE: 1 "= 10'-0" BUILDING 1 1 st FLOOR 445.5 2nd FLOOR 455.5' l�J El C 2 ---------- 448 ❑ ❑ 446 ❑ ❑ ❑ t—%LLG1U1 I I I ICI I L 0 i❑ lie 4 00 0-) I ■ x 00 o � I � 0 n ;;I-Q0 I o � N � i I d- o 0 � I�Q0 0 I W o� AREA CALCULATIONS (2) STORIES (FULLY SPRINKLERED): OCCUPANCY GROUP: R-2 CONSTRUCTION TYPE: V—B (FULLY SPRINKLERED) MAXIMUM ALLOWABLE FLOOR AREA: BASIC ALLOWABLE BUILDING AREA (IBC TABLE 503): 7,000 SQ.FT. FRONTAGE INCREASE PER IBC 506.2: W = (L1 x w1 + L2 x w2)/F (EQUATION 5-3) W = (82' x 20' + 52.5' x 32' + 558' x 30')/715' W = 28.2' If = [ P — 0.25 ] 30 (EQUATION 5-2) If=[W-0.25] Zy If = 0.68 AUTOMATIC SPRINKLER SYSTEM INCREASE PER IBC 506.3 Is = 200% (Is = 2) AREA DETERMINATION PER 506.1 Aa = A a + [ At x If ] + [ At x Is ] Aa=7,000 +[7,000x0.68]+[ 7,000x2] Aa = 7,000 + [4,760] + [14,000] Aa = 25,760 sq.ft. ACTUAL FIRST FLOOR AREA BUILDING 1: 3,962 SQUARE FEET BUILDING 2: 3,529 SQUARE FEET TOTAL AREA: 7,491 SQUARE FEET BUILDING HEIGHT BUILDING HEIGHT LIMIT (PER ECDC 16.30.030): 25' WITH EXCEPTION OF ROOF MAY EXTEND 5' ABOVE STATED HEIGHT LIMIT IF ALL PORTIONS OF THE ROOF ABOVE THE STATED HEIGHT LIMIT HAVE A SLOPE OF 4:12 OR GREATER. AVERAGE LEVEL BUILDING 1: (448' + 447.6' + 442' + 442')/4 = 444.9' MAXIMUM ALLOWED HEIGHT: 474.9' ACTUAL HEIGHT: 473.9' AVERAGE LEVEL BUILDING 2: (456.3' + 452' + 457.8' + 455')/4 = 455.3' MAXIMUM ALLOWED HEIGHT: 485.3' ACTUAL HEIGHT: 483.4' BUILDING AREA ACTUAL FLOOR AREA BUILDING 1 ACTUAL FLOOR AREA BUILDING 2 BUILDING 1 FIRST FLOOR BUILDING 2 FIRST FLOOR FINISHED AREA: 3,509 sf FINISHED AREA: 2,198 sf UNFINISHED AREA: 453 sf UNFINISHED AREA: 92 sf TOTAL FIRST FLOOR: 3,962 sf GARAGES: 748 sf COVERED ENTRY: 5X48= 240 sf TOTAL FIRST FLOOR: 3,038 sf COVERED ENTRIES: 55 sf BUILDING 1 SECOND FLOOR SECOND FLOOR OVERHANGS: 491 sf FINISHED AREA: 3,728 sf BUILDING 2 SECOND FLOOR UNFINISHED AREA: 123 sf TOTAL FIRST FLOOR: 3,851 sf FINISHED AREA: 3,067 sf COVERED ENTRIES: 5X91= 455 sf UNFINISHED AREA: 98 sf TOTAL FIRST FLOOR: 3,165 sf BUILDING 1 COVERED ENTRIES: 4X67= 268 sf FINISHED AREA: 7,237 sf UNFINISHED AREA: 576 sf BUILDING 2 THIRD FLOOR TOTAL FIRST FLOOR: 7,813 sf COVERED ENTRIES: 5X48= 695 sf FINISHED AREA: 2,982 sf UNFINISHED AREA: 60 sf TOTAL FIRST FLOOR: 3,042 sf COVERED ENTRIES: 4X91= 364 sf BUILDING 2 FINISHED AREA: 8,247 sf UNFINISHED AREA: 250 sf GARAGES: 748 sf TOTAL FIRST FLOOR: 9,245 sf COVERED ENTRIES: 687 sf TOTAL BUILDING AREA FINISHED AREA: 15,484 sf UNFINISHED AREA: 826 sf TOTAL FLOOR AREA: 16,310 sf GARAGES: 748 sf COVERED ENTRY: 5X48= 240 sf M a.o E a 08 L co CID N a c0 � C� N w J G � Cl� a a 8 W 0 �00 U o l) Q � o r Lo ti W `i z0 co a co © CORNERSTONE ARCHITECTURAL GROUP 1I pE E ED AR CT STEVEN A. BAR ES STATE O 'sWASHiNG { C: O M O z U zLLJ Q 0 W c) 0 U W z 0 Lo W cf) L1J LV > A C (6ulaeeH oilgnd MOIAON u6lsea s}uew:pedV a;siA spuoLup3 £900960ZN1d : 686Z) s}u9wLjoej)V t4)!m laodeN jje;S £9009MNld 41JOLU43e4W EX. CONDOMINIUM (SUNRISE AT EDMONDX 8512 242ND ST SW EX. RESIDENTIAL PARCELS 008120000-00100 to -01700 EXIST BLDG EX. CONDOMINIUM (SUNRISE AT EDMONDS) 85XX 242ND ST SW PARCELS 006781000-10100 to 30100 Da�D D�Ea�C — — — — iLL /�-s S S-5---- 5---- 5-- p S� Sj S SD V Id B D 6 EXIST BLDG I l 4 4 1 I "I BUILDING 1 4 ° L - — — ------ F F— —7 U� ° I I FM a a — —� — d°—► �I 4� EX. RESIDENTIALI I D ING 2 I " D D D D D D PARKING LIGHT I I I I 183' FIRE ACCESS DRIVE J I ° FS FS FS FS� W �— — " w W 1 w 0 DW DW DW DW DW DiV DW pW D DW pW DW DiIV DW DW W DW DIN D W p EX. CONDOMINIUM (LES CHATEAUX C" ° 8601 244TH ST. SW a ° PARCELS 00668000-100100 TO-300500 ------------- ► I �D I I I EX. CONDOMINIUM (WINDCRESn 8515 244TH ST. SW PARCELS 00845400-100100 TO—200500 _ — L' Q�Q EXIST BLDG I I I�� I EX. ESIDENTIAL I = 3 EX. 40' ACCESS EXIST BLDG I I I I I I I I I I SW1/4 OF SEC. 31, T27N, R4E. , W.M., SNOHOMISH COUNTY, WA 317M7 24.9' - OHU OHU OHUr - HU qU CHU OHU OHU HU SW 244TH STREET 6N )HU ' ---- w---- w---- w---- w 30.0 0 NEW CONC. I DRWY. PER CITY STD. DTL. E2.26 I a DENNY'S TA EDMONDS LLC 8431 244TH ST. SW PARCEL 00463303200102 DENNY ARBYS BEYE BROTHERS LLC 8425 244TH ST. SW PARCEL 00463303200200 \I/ / \ OHU OHU OHU 0 10 20 40 1 inch = 20 ft. Attachment 3 PROPERTY INFO �xeL1��]�Yy:�ljl[�P► LOT 2, SHORT PLAT NO. SP1096(5-75) RECORDED UNDER ADF 2394687, BEING A PORTION OF LOTS 3, 4 AND 5, BLOCK 32, HANBURY'S SOUND VIEW TRACTS, ACCORD. TO THE PLAT THEREOF RECORDED IN VOL. 7 OF PLATS, PAGE 20, REC. OF SNOHOMISH COUNTY, WA; EXCEPT THE SOUTH 5.00 FEET OF THE NORTH 145.00 FEET OF THE WEST 60.00 FEET OF THE EAST 70.00 FEET OF SAID LOT 4, HANBURY'S SOUND VIEW TRACTS. 11�:i1[N_1��Li111� BENCHMARK — SNV-7557. NAVD88. CITY OF SEATTLE BRASS CAP, STAMPED "7577". NORTHEAST CORNER OF CONC. BASE FOR STEEL TRAFFIC SIGNAL POLE IN TRAFFIC ISLAND AT SE QUADRANT OF THE INTERSECTION OF AURORA AVE NORTH & NORTH 2O5TH ST. (244TH ST. SW). ELEV= 414.60 PROJECT DATA SITE AREA: 29,217 SF (0.67 AC) EARTHWORK QUANTITIES: SITE STRIPPING = 339 BCY SUBGRADE CUT = 4464 BCY SUBGRADE FILL = 726 BCY * FOR PERMIT USE ONLY EX. IMPERVIOUS AREA: 4568 SF PROP. IMPERVIOUS AREA: 23,355 SF NET CHANGE IMPERVIOUS AREA: 18,787 SF LEGEND EXISTING PROPOSED -- PROPERTY LINE — R.O.W. CENTERLINE EASEMENT WALL — — GRADING CONTOUR yu.uu + SPOT ELEVATION SWALE GRADE BREAK — — 8— — W WATER MAIN — — 8 — S SEWER MAIN — _ 12" D_ p STORM DRAIN 'C� FIRE HYDRANT ® WATER METER D4 N GATE VALVE O • SEWER MANHOLE ❑ ■ STORM CB 0 STORM MANHOLE �Etlitk�ntla Ceteway AponmeMs 242nd St SW SITEt7enny's ftyse 244th St SW 0 Z Q C 6 E: 00 M T ERRAFORMA W a . PFO DESIGN GROUP, INC. N �' a CIVIL ENGINEERING & LANDSCAPE ARCHITECTURE O co c N 5027 51ST Avenue SW Seattle WA 98136 C9 phone 206.923.0590 website terraformadesigngroup.com J E 8 w _ O O � O U �o CO 0� 104 D C S[:n11,fi Bar B GfIll 0 p LampbclM:itielmn Nissen() D ,�!�Camphell'Heron Vyolksvopen C:ha9e Ban4 0 CD z w FadEx ONIce Print Shlp Comer IS Bank of America -r-I Fir3rxlyl Center n Auf4'e Yi60ge� VICINITY MAP SCALE: N.T.S. PROJECT TEAM CIVIL ENGINEER TERRAFORMA DESIGN GROUP, INC. 5027 51ST AVENUE SW SEATTLE, WA 98136 CONTACT: PEDRO DEGUZMAN, PE PHONE: (206) 923-0590 EMAIL: pedro@terraformadesigngroup.com DEVELOPER ROY GURSLI CONTACT: STEVE BARNES PHONE: (206) 682-5000 GOVERNING AGENCIES SITE, GRADING, DRAINAGE CITY OF EDMONDS 121 5TH AVENUE NORTH EDMONDS, WA 98020 PLANNING: KERNEN LIEN, kernen.lien@edmondswo.gov ENGINEERING: ROBERT EDWARDS, robert.edwards@edmondswa.gov WATER, SEWER OLYMPIA VIEW WATER & SEWER DISTRICT 8128 228TH STREET SW EDMONDS, WA 98026 PHONE: (425) 774-7769 SHEET INDEX C1 CIVIL COVER SHEET C2 GRADING & DRAINAGE PLAN C3 UTILITY PLAN C4 CIVIL DETAILS © CORNERSTONE ARCHITECTURAL GROUP DeG' Q� of WASy/ti��l ti z W LU v / W O U J U J W W L.L U) Z J W n c�sT° x� `TONAL ECG 5/26/17 Quo N vJ p Z 0 Q CO C) Z � O 0 w C1 (n Z N 0 LO w U) C W OF 4 (6uiaeeH ollgnd MOIAON u6isea s}uew:pedV a;sin spuoLup3 £900960ZN1d : 686Z) s}u9wLjoej)V u;laA;aodeN jje;S £90091,0ZNld 41JOLU14W}}d SW1/4 OF SEC. 31, T27N, R4E. , W.M., SNOHOMISH COUNTY, WA I EX. CONDOMINIUM (SUNRISE AT EDMONDS) \ \ \ \ SEE SHEET C4FOR \ \ 85XX 242ND ST SW OFFSITE STORM LINE I � � \ o \ PARCELS 006781000-10100 to 30100 EX. SSMH \ \ RIM= 442.87 i' � \ \ � NEW E (8 9 W , N) - 4 3 5 • 7 \\ o \\ FROM CONDO RPROPERTY SEGMENTAL CONC. CURM ESMT� DEEP \ \ FOR BLOCK WALL (TYP) LOW BEAOR STERN Daa�Daa�Daa�D � O GRADE - I �438.Ot TW=456.00 O�O�DO�`� �O �O� O CB., TY. 2-48" rGR=455.00 ' 0 0 ` _� < f Da �DC�O�D �D�O RIM= 442,50 0 / �� 443.0 r 0 z 442.5E ` 442. f IE= 434,50 (10"S,N) - - 451.3t1 I / I , _ n� ......... - _ I rx off$ 3 5 --- 5---- S -- s-- -- 5---- 5---- 5---- 5---- S- - 454.90 s E42.0�_ i� 445.15 444 40 N 444.40 N 444.40 cli 4,� �; I 445.35 a �- TW=4 .50 �I D-[- - - D D- Q D _ �$#57S- -s -�S +s GR=4 .70 D _� ' ��__ ri'" ----o - r- w� -- 445.40 N Ia 454.91 s rT--_;__- fi -, r--- -----_ o - c s-� -- �- U 6DI D N I 446.17 �� 445. ` <�=445.45 - -I- 445.50 - -- _- GR-444.95 44� 45 445.50 o I c y ' ! 445.5 -1j 445.50 -ij` 445.50 - c --�00 455.35 �. 44. 20I I X I I X I ° I�, 4 4.7�5 N ST BLDG p BUILDING L ---- ! - 445 00 I I I a i / - 446.17, A I I- I ' i 55.20 J� a 455.50 a► ROOF LINE (TYP) I I 1 I r < a I I I I '- 445.40 c BUILDING 1 I j 1< G a - a � N 46.10 a I I I o I d� 11 -I I �� _ "' 1 445.45 1,ST FLOOR FF= 445.50 1 1 ° co TW=4 .50 � I i � � 1 � a I a° a 444.50 GR=4 .30 I a 1 �I a a ° I 2ND FLOOR FF= 455.50 /, 445.27 1 BUILDING 445.25 I p c TC=44�.2� '1 1 i I GR=444.70 Q I ROOF LINE (TYP) I 446.00 )IIIIIII I I I L11 o 0> 11 a 446.17 1 a 4.8y o 445.40 I o GR=455.205BUILDING � � I° 11 a I o a i 445.45 � I N 00 L - 445.50 445.50 D- - - -o- - 445.50 ROOF LINE (TYP) - - -- __D- I CURB DEEP _ n )�]446.17 446.17 445.50 - _� -I 445.50 c LOW EASTERN O 455.50 FY I F\ a I GRADE - I �/ I I �\ I # 1 445.65� a s 445.38 - - - - - - -a 1 --- - --4a45- .- 3-8 4I 44.45L'\ L I a3.8% a o< 446.17 o °° o®a 1I AQ j. o ° D Z 444 I � � 00 GARAGE A TC=445.30 TC=445.`0 444.661 .444.50 444.40a�o I BUILDING2 TC=445.60 TC=445.30 GR=444.80 GR=444.80 �� TW_457.50 455.20 TC=446.10 GR444.80 GR=445.60 GR=445.10 GR=444.80 444.59 GR=455.30 1ST FLOOR FF- 446.17 > 91 455.35 2ND FLOOR FFI I IQD = 455.50 a I 1 r II° 455.50 _ _ I 446.17 1 C C C O C C °� °� I - - - - - - - - a 1 -- ----- 444.50 / c a I IIait1 446.1; p 'D 8 D D D D SEGMENTAL CONC.--"' D D 0 0 3LOCK WALL (TYP) GARAGE I .444.50 ° 444.44 444.201 \ � � I I TW=457.50- I I I " ' I GR=455.00 I 1 I Q 4� 3.53 61 455.00 443.45 � � �, I q I i II I I # r-- I I l a 00 4 *4 a c I GARAGE I 1 445.70 \ 443.95 II 446.17 446 I 446.80 r _ o a 11 --------- 445.50 2.80 ----- J 11 455.50 I 1 -ter-� 5- --Y,--M-�-�; _ -� w o w � w w w v I i 1 446.30 1 w I454.30"`- ------ I I 5.b ' - Dw D*- F TW=457.50' I 1a TW=456.20 1 oru ----------------- w--0 a �_ GR=454.30 a a 1 GR=453.10 446.02 � 42 I 1 TW=451.0 N BOETNTION t-iGR=446.3 SWALE OUTLET454.10 00 r 446.30 �4 TW=448. -- - -- - - - - - - - - - - -I 1 = 436.00 r 3 453.80 I I 6 D 4_% � a 3 2.9% GR-445 2 -__ � - 3 5q I TW=457.50� 452.35 � GR=454.00 L TW=457.50 GR=454.00 TW=455.3 BR=449.0 LEGEND EXISTING PROPOSED -- PROPERTY LINE - R.O.W. CENTERLINE EASEMENT WALL 100 GRADING CONTOUR 9� SPOT ELEVATION - - - - SWALE - - - - - - GRADE BREAK 8- - - - WATER MAIN 8- - - 5 SEWER MAIN 12" D_ 12p D - _ STORM DRAIN o � FIRE HYDRANT CD ® WATER METER 0 D4 GATE VALVE O SEWER MANHOLE ❑ ■ STORM CB �❑ 0 STORM MANHOLE -� f 444.40 0 446.10 c TW=441.7 �p p 2 444.8 GR=439.0 8 442 c0 ► I 1� - - - - -- d TW=455.0 f ITW=451.0 446.0t I 441.60 GR=452.0 454.0E 50.OtJ TW=447.3c�GR=449.0 4DB� 455.0f GR=444.8 I o-439.00 �� SEGMENTAL CONC. I ' °O 3 r- () GR=439.0 BLOCK WALL TYP TW=442.3 I 2440.27 7.0' 1 � � � a EX. CONDOMINIUM (WINDCREST) ��- _ ------ a 8515 244TH ST. SW I > 441.00439.20 3 PARCELS 00845400-100100 TO-200500°°°° , SEGMENTAL CONC.� - 444 N 444 - -o� ° ° BLOCK WALL (TYP) I�� - - \� ► oHU QLq00 TW_448.0 I TW=443.0� GR=444.0 �R= 39.0 43 .10 0 0 GR=.4_1�J.A 0 R= .0 0 � �\ � 439.0E BIORETENTION SWALE OVERFLOW= 440.0 SURFACE EL= 439.0 BOT AREA= 216 SF ® ��---- SEE DTL. 3/C4 2 •2 I � N z N I a 5 10 20 EXIST BLDG 1 I 1 inch = 10 ft. 00 �V - yw- - - -w- Attachment 3 w rn a. ill - TERRAFORMA W a i N 8_102 � i R PF ESI GN GROUP, INC. o Ca. hx CIVIL GINEERING & LANDSCAPE ARCHITECTURE m c w 5027 1ST Avenue SW Seattle WA 98136 O C9 N O phone 206.923. 90 website terraformadesigngroup.com E J �s Q a 8 U W _ CID EX. SSMH CD a/CO IM \\ I S, N c 424 S ` H ♦ ,S\ 0 W \S W Z O ♦ / ' tC Y i c(E) CORNERSTONE ARCHITECTURAL GROUP FUTURE CURB LINE D N N Y S TA E MONDS LLC 8431 44TH ST, SW PARCEL 0463303200102 FUTURE MULTI -USE BLDG. FOR TEKIN & ASSOC. EX. CB RIM= 428.3 IE= (4"S) 426.9 IE= (6"N) 4 6. CONTROL STRUCTURE SEE DTL. 1 /C4 TYPE 2-54" CB RIM= 444.00 OVERFLOW= 439.75 IE(10"OUT)= 435.00 DETENTION SYSTEM LIVE STORAGE= 2195 CIF r SEE DETAIL 2/C4 ` FACILITY FOOTPRINT APEA= 1076 SF - 2" ASPHALT BUMP OR TRENCH DRAIN FOR PLANTER AREAS REFEI ON SHEET C4 REGARDING F SOIL QUALITY AND DEPTH. EX. 40' ACCESS & UTILITY ESMT. - - ---- - --- - - - ,All DENNY'S TA EDMONDS LLC NO ADDRESS PARCEL 00463303200106 5/26/17 z w G co N � O N U) 00 L.L (3) t � 0 N Z J p v0 Q � 2 Z � O 0 w Z Q o W � Q O Z z Q U co 00 Z 0 CII LLI ( ti (n ~ Z N O LO W U) WLLI w > U) o 0� Q Z G J W o� C2 OF 4 (6uijeaFl oilgnd MOIAON u6isea s}uew:pedV a;sin spuouap3 £900960ZN1d : 68I,Z) s}u9wLjoej)V u;inn;aodeN jje;S £90091,0ZNld :4u8LU43e}}d S 1/4. 31 COUNTY, WA \ \ EX, CONDOMINIUM (SUNRISE AT EDMONDS) \ \ 85XX 242ND ST SW \ o \ PARCELS 006781000-10100 to 30100 I EX. SSMH \ \ RIM— 442.87 IE(8"W,N)— 435. 7 \\ o \\ I \ \ D U�DDaaDDDDDDDD DD DDaDD D D Da DDDDDODDDDDD DDODD D , o -- o o _� < _� < UUDD DDDDDDDD DD DDDODD Q \ o I I ,I z NEW SSCO -- -----v j -- �t_�.�,— --= o lls 5----5----5-- —5------5--- 5----5---- /\�� d d _ 5 D D D --- ° D �� 'Q w—siX4 rT `° r _ _--- D— — CVO—r D D 4 D- I--t N SSCO 7�—1/—INTERIOR I — 1 I X I I X I FIRE DCDA4L ° d ;Cl c _ I / BUILDING 1 i ° 4 GL— , I I I � d ST FLOOR FF= 445.50 II 4 I Nd° I 2ND FLOOR FF= 455.50 /� 4 a I I I LO °/ I 1 4 8 ° o 0° 59 0 00 I I I I I I n ° �r co I 4° 4 4 I 9 1 I INTERIOR A �� I I d ° __ _° I 4° I I I I ° 4 ° I I FIRE DCDA r L A— I ° o d d d L— _d— _�— ° a --- --- ° — -4- °I°° 1 o I L _ _ d I I II � ° ° ° d° d d° N 4 Q 4 \�J °,ZJ a 000 < CA� � � 00 � I h�i I GARAGE \ �2 �� / CT -° ° o 4 I I BUILDING 2 ---- - I 1ST FLOOR FF:- 446.17 2ND FLOOR FF-, 455.50 I I I °�J I I I , II - - o I� D D D D D— —D D— —D— D GARAGE I I I I PARKING LIGHT ----------L I I °� i o I ICfr-2 I -P I I li ----J rn I I I I I°00 ° GARAGE ° I 6 4 y _-- ____J FIRE) Hu/\ W W W W 4� I a ------ I I 5.0' FDC o ° I c or+u HU — --- ----- ---— — - — — ----- d w w---0w---nw - ow - ow—nw—nw o w o \ I I - w I � ow ; I d I 14 a II I o ii \ OHU I I I I I I OH OHU I I OHU OHU Dc I ---- J0117 i° 00 ° 442' co 1 � FIRE PROTECTION FACILITIES I 1 O ° SHALL NOT BE OBSTRUCTED o I txp� BY LANDSCAPE PLANTING NOW OR IN FUTURE. EX. CONDOMINIUM (WINDCREST) L �_ �_ �_ �_ — — LEGEND 8515 244TH ST. SW I �� ` 440 I' d °"� EXISTING PROPOSED 000 PARCELS 00845400-100100 TO—200500 444 �° L 3 --°�80000 -- PROPERTY LINE �� 444 7-7 DO R.O.W. CENTERLINE EASEMENT WALL -100 GRADING CONTOUR 8— — 8'wW WATER MAIN 8 — 8 $ S SEWER MAIN 12" D_ STORM DRAIN i FIRE HYDRANT ® WATER METER zi- D4 N GATE VALVE O • SEWER MANHOLE N ❑ STORM CB M 0❑ (� STORM MANHOLE 3 v U r G vv o" I I CO � 0 00 37 1 57 3 � I � � 3 � 0 NEW FIRE DCDA & VAULT. 1 COORD. REQ'D WITH THE 41- CITY OF EDMONDS 0) z 3 ENGINEERING DIVISION, CITY N FIRE MARSHALL AND EAST NEIGHBOR. � / 3 Attachment 3 EX. 1" WATER METER I NEW 1.5" WATER METER I I I -�W W- -I --\---IAI N d- EX, 40' ACCESS & UTILITY ESMT. D TERRAFORMA W a o$ :) L02 PF DESIGN GROUP, INC. �x 0 � m� ° CIVIL ENGINEERING & LANDSCAPE ARCHITECTURE O c0 c w 5027 51ST Avenue SW Seattle WA 98136 0 04 12 phone 206.923.0590 website terraformadesigngroup.com C 12 J U' 08 a. I � H I V �W = 00 EX. SSMH � mN =o ,_�-- CO S, Q $ 424 ' S , CO) t Z O �4-28 c�0 c mY © CORNERSTONE ARCHITECTURAL GROUP � oP•�Ec Q� of WAS&��'Li hP c'0 y % --� 35646 D NNY'S ` SS G/ST TA E MONDS LLCAL 8431 44TH ST. SW 5/26/17 PARCEL 0463303200102 EX. CB RIM— 428.3 E_ (4"S) 426. IE— (6"N) 4 6. DENNY'S TA EDMONDS LLC NO ADDRESS PARCEL 00463303200106 N o s ,a 1 inch = 10 ft. —r--------- Quo N v/)O-)o Z Q � � Z � O 0 T_ d� 0 Z I..L W 0 ZD W ~ ~ Z N _O W L0 � W w > H o � Q Z J '^w of C 3 n OF 4 (6uPeaH ollgnd AnaiAGN u6lsaa s;uaua;aedV e;sIA spu0uap3 £50090ZN-ld : 684Z) s;uawLjoejjV L11!m jaodeN j3ejS C900940ZN-ld :;uauayoe;;d 445 440 435 430 BIORETENTION SWALE RIM= 444.20 IE(6"N)= 435.27 IE(8"S,W)= 435.10 IE(24"E)= 435.10 MC-3500 STORMTECH CHAMBERS QTY= 14 CHAMBERS LIVE STORAGE= 2195 CIF IE(6"N)= 435.27 IE(8"S,W)= 435.10 IE(24"E)= 435.10 SEE DETAIL 2/C4 PROFILE - BIORETENTION / DETENTION SCALE: 1 " = 5' OVERFLOW BEEHIVE TOP OF SURFACE GRATE EL=439.00 OVERFLOW EL= 440.00 BIORETENTION SOIL MIX - / 1.0' STORAGE DEPTH BOT.-OF-TREATMENT LAYER (8)_ 6" DIA. "UNDER -DRAIN PIPE" "UNDERDRAIN AGGREGATE FILTER & BEDDING LAYER" 3 B10-RETENTION SWALE C4 SCALE: N.T.S. TOP OF WALL (TW) 8" DIA. UNDERDRAIN RISER / CLEANOUT WITH CAP. TOP OF RISER AT OVERFLOW ELEVATION. 0.2' DEPTH, ORGANIC, DECOMPOSED COMPOST SEGMENTAL CONC. BLOCK WALL PER PLAN PLANTINGS PER LANDSCAPE SHEETS TYPE 2-54" CB RIM= 444.00 OVERFLOW= 439.75 IE(24"W)= 435.10 IE(10"N)= 435.00 SW1/4 OF SEC. 31, T27N, R4E. , W.M., SNOHOMISH COUNTY, WA 445 440 PROPOSED GRADE 435 430 4.75' LI VE STORAGE J� T - L liLLf�IV, CRUSHED, ANGULAR STONE (;FrTinN - nF:TFNTInN .(;Y.(:;TFM POST CONSTRUCTION PLANTER SOIL ALL PLANTER AREAS SHALL INCLUDE SOIL AMMENDMENT. AT PROJECT COMPLETION, ALL PLANTER SOIL SHALL DEMONSTRATE THE FOLLOWING: 1) A TOPSOIL LAYER WITH A MINIMUM ORGANIC MATTER CONTENT OF TEN PERCENT DRY WEIGHT IN PLANTING BEDS, AND 5% ORGANIC MATTER CONTENT IN TURF AREAS, AND A PH FROM 6.0 TO 8.0 OR MATCHING THE PH OF THE ORIGINAL UNDISTURBED SOIL. THE TOPSOIL LAYER SHALL HAVE A MINIMUM DEPTH OF EIGHT INCHES EXCEPT WHERE TREE ROOTS LIMIT THE DEPTH OF INCORPORATION OF AMENDMENTS NEEDED TO MEET THE CRITERIA. SUBSOILS BELOW THE TOPSOIL LAYER SHOULD BE SCARIFIED AT LEAST 4 INCHES WITH SOME INCORPORATION OF THE UPPER MATERIAL TO AVOID STRATIFIED LAYERS, WHERE FEASIBLE. 2) PLANTING BEDS MUST BE MULCHED WITH 2 INCHES OF ORGANIC MATERIAL. 3) QUALITY OF COMPOST AND OTHER MATERIALS USED TO MEET THE ORGANIC CONTENT REQUIREMENTS: A) THE ORGANIC CONTENT FOR "PRE —APPROVED" AMENDMENT RATES CAN BE MET ONLY USING COMPOST THAT MEETS THE DEFINITION OF "COMPOSTED MATERIALS" IN WAC 173-350 SECTION 220. THIS CODE IS AVAILABLE AT THE DEPT. OF ECOLOGY'S WEBSITE: htta: //www.ecv.wo.aov/aroaroms/swfa/compost/ THE COMPOST MUST ALSO HAVE AN ORGANIC MATTER CONTENT OF 40% TO 65%, AND A CARBON TO NITROGEN RATIO BELOW 25:1. ::D0CDC1C:D 0 5 10 20 1 inch = 10 ft. Attachment 3 I 0 I I I I I I I 0 I I I I 0 I i I 0 i 0 I I I I ^ I OFFSITE STORM OUTFALL 1 " = 10' TERRAFORMA PF DESIGN GROUP, INC. CIVIL ENGINEERING & LANDSCAPE ARCHITECTURE 5027 51ST Avenue SW Seattle WA 98136 phone 206.923.0590 website terraformadesigngroup.com NLVV IJ JIURM CJMI FROM CONDO PROPERTY �M V CB, TY. 2-48" RIM= 442.50 IE= 434.50 (id 1 1 1 1 1 1 I cn 1 I 1 I I I 1 1 I I I 1 1 1 I 1 cn I I 1 WE O L8 Lo m m c O 0 N 0. J c E �a a$ .■� w _ c 00 Uo a �0 r CO) :2 L ca cc w� zo E © CORNERSTONE ARCHITECTURAL GROUP o Q� Of WAS&/ titiG�2i � Q� z �GISTE�'� ZONAL E� 5/26/17 Quo N vJ p Z 0 Q � � Z LL, O 0 w O qr- d� C/) O I z Q � U w 0 0 J 0- u W ~ ~ � CZ V _0 w � W w > o � Z L J W 0� C4 OF 4 (6uiae9H oilgnd MOIA9a u6isea s}u9ua:pedV a;sin spuouap3 £9009MN1d : 6W) s}u9wLjoepV t4)!m liodeN jje;S £9009MNld :4u9ua43e}}d STATE OF 5/26/17 WASHINGTON REGISTERED LANDSCAPE ARCHITECT tAKEMI SAKAIDA CERTIFICATE NO. 794 EXPIRES 06/16/18 o �a O �OC) U w o C v a> E v v W Z CDQ z w z c, w J � V7 Y v a�i c~n o n o ri o rn ul O N U aD PLANTSCHEDULE • REFER TO SHEET 1-1.2 FOR ENTIRE LEGEND TREES SYMBOL SHRUBS SYMBOL 0 0 GROUNDCOVER SYMBOL O SCIENTIFIC NAME COMMON NAME EXISTING TREES TO REMAIN WITHIN CONSTRUCTION AREA ACER CIRCINATUM VINE MAPLE CARPINUS 'NATIVE FLAME' NATIVE FLAME AMERICAN HORNBEAM CHAMAECYPARIS OBTUSA GRACILIS SLENDER HINOKI CYPRESS CUPPRESSOCYPARIS LEYLANDII LEYLAND CYPRESS MAGNOLIA STELLATA STAR MAGNOLIA THUJA OCCIDENTALIS 'EMERALD GREEN' EMERALD GREEN ARBORVITEA SCIENTIFIC NAME COMMON NAME AZALEA 'HELEN CLOSE' HELEN CLOSE AZALEA OSMANTHUS DELEVEYII OSMANTHUS PIERIS 'VARIEGATA' VARIEGATED ANDROMEDA RHODODENDRON 'PJM' PJM RHODODENDRON POLYSTICHUM MUNITUM SWORD FERN SALIX 'NANA' DWARF BLUE ARCTIC WILLOW SPIREA 'GOLD FLAME' GOLD FLAME SPIREA MISCANTHUS SINENSIS 'YAKU JIMA' YAKU JIMA MAIDEN GRASS SCIENTIFIC NAME COMMON NAME CALLUNA VULGARIS HEATHER FRAGARIA CHILOENSIS BARREN STRAWBERRY GAULTHERIA SHALLON SALAL MAHOHINA REPENS LOW OREGON GRAPE VINCA MAJOR PERIWINKLE RAIN GARDEN BOTTOM: CAREX OBNUPTA & JUNCUS EFFESUS 0 a o E D O �8 ( W O C� m c N00 c E �Q a8 W O CO U �o �CD ` LoN - F` w� z o �E © CORNERSTONE ARCHITECTURAL GROUP Quo N v/)O-)o Z Q � � Z � O 0 w T— C) z Q � M CD O z z J Q z U ~ � W O W a- U M� W C/') VJ � _ W ~ Cn O w Ww �U) Lu o > � Ll ol Attachment 3 OF 2 (6uiae3H oilgnd nnaiAab uBisa(3 s;uaw:pedd a;sin spuouap3 £5009MN-ld : 6W) s;uawtpelIV 4;inn podoN jje;S £5009MN-ld :;uauatI LANDSCAPE NOTES GENERAL: * UTILITY LOCATION: DETERMINE ALL ABOVE GRADE AND UNDERGROUND UTILITIES BEFORE COMMENCING WORK. ALL WORK TO BE COMPLETED TO AVOID ANY DAMAGE. THIS IS THE RESPONSIBILITY OF THE CONTRACTOR. UTILITIES SHOWN ON THE DRAWING ARE DIAGRAMATIC ONLY. 1. ALL EXISTING VEGETATION AREAS TO RECEIVE NEW LANDSCAPE SHALL BE CLEARED AND GRUBBED FROM THE SITE PRIOR TO COMMENCEMENT OF LANDSCAPE WORK. 2. SUBGRADES FOR ALL PLANTING BED AREAS SHALL BE 6" MINIMUM BELOW FINISH ELEVATION. ALL PLANTING BEDS TO HAVE POSITIVE DRAINAGE. MINIMUM 3%. 3. ALL PLANTING BEDS TO BE NON -COMPACTED TO A DEPTH OF 18" PRIOR TO PLANTING. 4. EXISTING CLAY OR SANDY SOILS SHALL BE AUGMENTED WITH ORGANIC SUPPLEMENTS. SOIL ANALYSIS MAY BE REQUIRED. 5. CONTRACTOR SHALL GUARANTEE PLANTS AND GRASS FOR A MINIMUM OF ONE YEAR AFTER APPROVED COMPLETION. 6. IMMEDIATELY NOTIFY TERRAFORMA DESIGN GROUP OF ANY ADVERSE CONDITIONS OR CONFLICTS WHICH MAY AFFECT HEALTH OF PLANT MATERIAL. RAIN GARDEN: 1. REFER TO CIVIL ENGINEERING DOCUMENTS AND ARCHITECTURAL DRAWINGS FOR ANY ADDITIONAL SITE INFORMATION. 2. RAIN GARDENS ARE TO HAVE SOILTYPE AND DEPTH, COMPOST MULCH (DO NOT USE BARK MULCH) GRADES, AND ANY OTHER ITEMS PERTAINING TO THEM AS SPECIFIED BY THE CIVIL ENGINEER. RRIGATION: 1. AN IRRIGATION PLAN WILL BE PROVIDED AFTER THE SITE PLAN IS APPROVED OR BE DESIGN AND BUILD BY CONTRACTOR. 2. ALL IRRIGATION SHALL USE AN APPROVED BACK FLOW PREVENTION DEVICE AND HAVE AN AUTOMATIC CONTROLLER WITH A RAIN SENSOR. SITE CONSTRUCTION: 1. IT IS THE RESPONSIBILITY OF THE CONTRACTOR TO VERIFY AND LOCATE AND EXISTING OR PROPOSED UTILITIES. ANY DAMAGE DONE BY NOT LOCATING, IS THE RESPONSIBILITY OF THE CONTRACTOR. 2. REFER TO CIVIL ENGINEERING DRAWINGS FOR GRADING, DRAINAGE, AND UTILITY DESIGN. UTILITIES SHOWN ON DRAWING ARE SCHEMATIC ONLY. 3. EROSION CONTROL SHALL BE PROVIDED DURING CONSTRUCTION PER CIVIL PLANS. PLANTING BEDS: 1. PLANTING BEDS TO HAVE A MINIMUM OF 6" OF APPROVED THREE WAY TOPSOIL. 12" AT AREAS WITH TREES. DEPTH OF SOIL IS DETERMINED AFTER SETTLING HAS OCCURED. BEDS TO BE NONCOMPACTED TO A DEPTH OF 18". PLANTING BEDS TO HAVE MORE SOIL IF NECESSARY TO BE FLUSH WITH CURB, SIDEWALK OR OTHER PAVED SURFACE. ALL PLANTING BEDS TO HAVE POSITIVE DRAINAGE. 2. CONTRACTOR TO VERIFY PLANT QUANTITIES AND SQUARE FOOTAGE. NOTIFY TERRAFORMA DESIGN GROUP IF THERE IS A DISCREPANCY. 3. ALL PLANT MATERIAL TO BE WELL BRANCHED, FREE FROM DISEASE OR PEST, AND HAVE A WELL DEVELOPED ROOT SYSTEM. ALL MATERIAL TO MEET AMERICAN ASSOCIATION OF NURSERYMEN STANDARDS. 4. FERTILIZE ALL PLANT MATERIAL WITH SLOW RELEASE FERTILIZER PER MANUFACTURER'S RATES. 5. PLANT MATERIAL PLANTED TO BE SAME AS OR NO MORE THAN 1" HIGHER THAN CURRENT GROWTH RATE AT FINISH GRADE. 6. WATER PLANTS THOROUGHLY DURING PLANTING AND IMMEDIATELY FOLLOWING. WATER HEAVILY AT FIRST , 3 TIMES PER WEEK, AND LESS ONCE ESTABLISHED. 7. ORGANIC MEDIUM MULCH TO BE A MINIMUM OF 3" DEPTH IN ALL PLANTING BEDS. 8. STAKES TO BE COMPLETELY REMOVED BY CONTRACTOR PRIOR TO 1 YEAR. CHECK QUARTERLY FOR DAMAGE OR ADJUSTMENTS NEEDED. 9. APPLY PREEMERGENT TO MULCH IN PLANTING BEDS. IF WEEDS OCCUR WITHIN 1 YEAR, LANDSCAPER SHALL RETURN TO REMOVE WEEDS AT NO COST. 10. REFER TO WRITTEN SPECIFICATIONS FOR ADDITIONAL INFORMATION. NOTE THE LOCATION OF ALL EXISTING UNDERGROUND UTILITIES IS SHOWN IN AN APPROXIMATE WAY ONLY. THE CONTRACTOR SHALL DETERMINE THE EXACT LOCATION OF ALL EXISTING UTILITIES BEFORE COMMENCING WORK. EXISTING GRADE INFORMATION IS APPROXIMATE. THE CONTRACTOR SHALL FIELD VERIFY EXISTING GRADES AND NOTIFY ENGINEER OF ANY DISCREPANCIES BEFORE COMMENCING WORK. CONTRACTOR AGREES TO BE FULLY RESPONSIBLE FOR ANY AND ALL DAMAGES WHICH MIGHT BE OCCASIONED BY HIS FAILURE TO CONFIRM EXISTING UTILITY AND GRADE INFORMATION. CALL AT LEAST 2 WORKING DAYS BEFORE YOU DIG CALL '811' PLANT SCHEDULE TREES SYMBOL SCIENTIFIC NAME COMMON NAME QUANTITY SIZE (MIN.) `r EXISTING TREES TO REMAIN WITHIN CONSTRUCTION AREA .• ACER CIRCINATUM 14 VINE MAPLE • CARPINUS 'NATIVE FLAME' 6 NATIVE FLAME AMERICAN HORNBEAM CHAMAECYPARIS OBTUSA GRACILIS 7 SLENDER HINOKI CYPRESS CUPPRESSOCYPARIS LEYLANDII 9 LEYLAND CYPRESS MAGNOLIA STELLATA 7 STAR MAGNOLIA ® THUJA OCCIDENTALIS 'EMERALD GREEN' 29 EMERALD GREEN ARBORVITEA SPACING (MAX.) NOTES 1.5" CALIPER AND 6' TALL AS SHOWN 1.5" CALIPER AND 10' TALL AS SHOWN 6' TALL AS SHOWN 6' TALL AS SHOWN 1 .5" CAL. AS SHOWN 10' TALL AS SHOWN SHRUBS SCIENTIFIC NAME SYMBOL COMMON NAME QUANTITY SIZE (MIN.) SPACING (MAX.) MATCHING FORM, MIN. BRANCHING HGT. 3' MATCHING FORM, MIN. LOW BRANCHING HEIGHT AT 6' FULL, STRONGLY UPRIGHT, MATCHING FULL, STRONGLY UPRIGHT, MATCHING MULTI STEM AFTER 1.5' ACCEPTABLE FULL, STRONGLY UPRIGHT, MATCHING NOTES OA AZALEA 'HELEN CLOSE' 22 2 GALLON AS SHOWN FULL, WELL SHAPED HELEN CLOSE AZALEA O OSMANTHUS DELEVEYII 58 5 GALLON & 3.5' TALL AS SHOWN FULL, WELL SHAPED OSMANTHUS PIERIS 'VARIEGATA' 38 5 GALLON & 3.5' TALL AS SHOWN MULTI- STEM, FULL VARIEGATED ANDROMEDA O RHODODENDRON 'PJM' 15 5 GALLON/B&B AS SHOWN FULL, HEALTHY FOLIAGE, STRONG PJM RHODODENDRON © POLYSTICHUM MUNITUM 53 1 GALLON AS SHOWN NICE FOLIAGE, MULTI STEMS SWORD FERN ® SALIX 'NANA' 43 2 GALLON AS SHOWN BUSHY, FULL DWARF BLUE ARCTIC WILLOW 5 GALLON AT TYPE 1 &3 TO BE 3.5' TALL SPIREA 'GOLD FLAME' 14 2 GALLON AS SHOWN FULL, BUSHY, WELL SHAPED GOLD FLAME SPIREA MISCANTHUS SINENSIS 'YAKU JIMA' 11 1 GALLON AS SHOWN FULL, BUSHY, WELL SHAPED YAKU JIMA MAIDEN GRASS GROUNDCOVER SCIENTIFIC NAME SYMBOL COMMON NAME QUANTITY SIZE (MIN.) SPACING (MAX.) NOTES O CALLUNA VULGARIS 21 1 GALLON 24"TRIANGULAR FULL: WHITE, OR PURLPE FLOWER HEATHER CONTRACTOR TO PROVIDE 2 STAKES AS CONIFER APPROPRIATE AND RETURN TO STRAIGHTEN DECIDUOUS FRAGARIA CHILOENSIS 80 4" POTS 18" TRIANGULAR FULL/ WELL ROOTED PLANTS AT NO EXTRA CHARGE WITHIN THE FIRST YEAR BARREN STRAWBERRY 2"x6" WOOD STAKES, LOCATED OUTSIDE OF ROOTBALL. FASTEN WITH CHAIN LOK TREE 30 "TRIANGULAR FULL/ WELL ROOTED TIES. STAKE MAY NOT TOUCH TREE GAULTHERIA SHALLON 200 1 GALLON TRUNK. STAKE HEIGHT MUST BE AT LEAST �� % SALAL 5' FROM FINISHED GRADE. SET TREE STRAIGHT AND PLACE MAHOHINA ROOTBALL ON SOLID GROUND REPENS 275 1 GALLON 24 TRIANGULAR FULL, MULTI STEMMED, HEALTHY � OR ON COMPACTED BACKFILL. a a a LOW OREGON GRAPE PLACE 3" OF BARK MULCH IN SAUCER TO BACKFILL PLANTING HOLE 1/2 FULL WITH NATIVE SOIL REMOVED OF VINCA MAJOR 75 1 GALLON 24" TRIANGULAR FULL/ WELL ROOTED WITHIN 3" OF THE TRUNK. NO PLANTING DEBRI. TAMP SOIL TO STABILIZE ROOTBALL. WATER THOROUGHLY. CUT 3' DIAMETER MIN. PERIWINKLE SET TREE STRAIGHT AND PLACE ROOTBALL AWAY STRING AND BURLAP. IF IN WIRE BASKET REMOVE ON SOLID GROUND OR ON COMPACTED REMOVE CONTAINER OR PULL BACK TOP COMPLETELY. BE CAREFUL NOT TO DAMAGE ROOTS. BACKFILL BACKFILL. PORTION OF BURLAP FROM BACK REMAINING PLANTING HOLE WITH A MIXTURE OF APPROVED TOPSOIL 55 AND NATIVE SOIL. AMEND BACKFILL AS NOTED IN LANDSCAPE NOTES. RAIN GARDEN BOTTOM: 1 GALLON 24" TRIANGULAR FULL, MULTI -STEM BACKFILL PLANTING HOLE 1/2 FULL WITH NATIVE SOIL PRIOR TO PLACEMENT IN PLANTING PIT. CAREX OBNUPTA & JUNCUS EFFESUS REMOVED OF DEBRI. TAMP SOIL TO STABILIZE ROOTBALL. WATER THOROUGHLY. CUT AWAY STRING AND BURLAP. IF IN WIRE BASKET REMOVE COMPLETELY. BE CAREFUL NOT FORM 5" HT. WATER DAM NOTE: TO DAMAGE ROOTS. BACKFILL REMAINING PLANTING HOLE AROUND TREE WITH SOIL To WITH A MIXTURE OF APPROVED TOPSOIL AND NATIVE SOIL. HOLD WATER. - GROUNDCOVER TO BE PLANTED TO ACHIEVE FULL COVERAGE WITHIN THREE YEARS. AMEND BACKFILL AS NOTED IN LANDSCAPE NOTES. - CONTRACTOR TO VERIFY GROUNDCOVER QUANTITY. QUANTITIES ARE AN ESTIMATE. 3" FINISH GRADE. 3" PROVIDE AT SPECIFIED SPACING, IF THERE ARE EXTRAS CONTRACTOR IS TO USE AS INFILL. GROUNDCOVER IS NOT REQUIRED IN TREE WELLS OR DIRECTLY UNDERNEATH SHRUBS. r`irrrrrrrrrrrr rrrrrrrrrs'r �/rrrrr - rrrrr rrr rrrrr �rjrr rr rr rr r � � r r r r SCARIFY SIDES OF PLANTING r r r r r rrrrr � / r/irrr/ir/ir/ir/ r/ - � rrrrr rr rr rr rr HOLE. MAKE SURE HOLE HAS r`r�rjr`jr`jr`jr`jr`i rr�r�r�r�r�r�r� �r� err GOOD DRAINAGE. - `` rrirr��r��r��r��rr�r rr rjr O` �ri�rj�rj�rj�rj�rj� r �rr��rr��rr��rr��rr��rr�r � �r�r�r�r�r� �r�'�r�'�r _ r��r��r� ��r rrr r�rir� �r rr` it rrrrrrrrrrrrrrrrrrrrrrrrrr _ rr rjr rjr rjr rjr rj rj r r ri rj rj rr rr rr rr rrr err r` /rrr � rj i`ri`ri`ri`ri`ri` rr�r�rr�rr�rr�rrrr�rr rrjr`j�`%`%�!i -III ` r\ rri ////rrrrr _ �rr` \r �r �r �r �r �r ��rrrrrrrrr- // // // // // // // A Ar Vr�QrQ � - iii r��r`�r`�r`r - EXISTING NATIVE SOIL OR NEWLY PLACED TOPSOIL. 3 TIMES ROOT BALL DIAMETER 3 TIMES ROOT BALL DIAMETER 1 TREE PLANTING DETAIL L1.2 SCALE: N.T.S. MULCH 3" DEEP ALL PLANTING BEDS SET SHRUB STRAIGHT AND PLACE ROOTBALL ON SOLID GROUND OR ON COMPACTED BACKFILL. BACKFILL PLANTING HOLE 1/2 FULL WITH NATIVE SOIL, TAMP SOIL TO STABILIZE ROOTBALL. WATER THOROUGHLY DO NOT DISTURB ROOTBALL UNLESS ROOTBOUND. BACKFILL REMAINING PLANTING HOLE WITH 1/2 APPROVED TOPSOIL AND NATIVE SOIL. AMEND BACKFILL AS NOTED IN THE INSTALLATION NOTES. :1►11121=0311131 HOLE HAS GOOD DRAINAGE. EXISTING NATIVE SOIL. 2 CONTAINER SHRUB PLANTING DETAIL L1.2 SCALE: N.T.S. MULCH PLANTIN( BACKFILL PLANTING HOLE 1/2 FULL WITH NATIVE SOIL, TAMP SOIL TO STABILIZE ROOTBALL. WATER THOROUGHLY. DO LAYOUT ROOTS IN NATURAL POSITION. BACKFILL REMAINING PLANTING HOLE WITH 1/2 APPROVED TOPSOIL AND NATIVE SOIL. AMEND BACKFILL AS NOTED IN THE INSTALLATION NOTES. FINISH GRADE SCARIFY SIDES OF PLANTING HOLE. MAKE SURE HOLE HAS GOOD DRAINAGE. FOR BARE ROOT PLANTING ON SLOPES, INSTALL PLANT UPRIGHT ON LEVEL SOIL TO ASSURE COVER OF ROOTS ON DOWNHILL SIDE OF PLANT. COMPACT SOIL UNDER ROOT MASS EXISTING NATIVE SOIL. 3 BARE -ROOT SHRUB PLANTING DETAIL L1.2 SCALE: N.T.S. x BARK MULCH EDGE OF BED 1X SPACING CURB OR STRUCTURE NOTE: SPACING TO BE TRIANGULAR PER DISTANCE SHOWN ON PLANT SCHEDULE 4 GROUNDCOVER SPACING L1.2 SCALE: N.T.S. MULCH 2" DEE BASE OF GROUNDCOVER FINISH GRADE PLANT GROUNDCOVERS FLUSH ORNO MORE THAN 1" ABOVE FINISH GRADE PRIOR TO SPREADING MULCH TOPSOIL: SEE LANDSCAPE NOTES FOR SPECIFICATION - EXISTING NATIVE SOIL OR NEWLY PLACED TOPSOIL. 5 GROUNDCOVER PLANTING DETAIL L1.2 SCALE: N.T.S. o � r7 n Q �� _ 0 � � IF �o Q STATE OF O N 5/26/17 WASHINGTON REGISTERED LANDSCAPE ARCHITECT c '0 z w CoI►i z U-) n o AKEMI SAKAIDACN [j 1 Cif CN CERTIFICATE NO. 794 W4 w w N M EXPIRES 06/16/18 n o r►I N U Q> 0 . , L a M v aI a c E a (1)L$ CIIIIIi 00 w a W C O�N0 c E C� a a 8 W O CO U o �0) Q a; o O U to ti w Z 0 co C T 90) 0! co Y © CORNERSTONE ARCHITECTURAL GROUP Qu N o (/)G)O Z Q � � Z � O 0 w r C) LiJ ~ M CD z J W � � U Q LiJ LLJ f- w I 0 ry - 75 Q U � � m J zQ L1J Co z w Lo U) W w N> v) o L.f_ Ll o2 Attachment 3 OF 2 7D Q z Q w w V) Q 0 E 0 Q Q C7 0 E w w Q 0 w w 0 0 / w Q z c� z Q X X X CID X X _ 14 E a 15 o a I 4,._ 5d d 12'-4" � ado d 2 a �b Q a .c ° Q Q (6uiaeeH oilgnd nneiAea u6isea s}uew:pedV a;sin spuouaP3 £900960ZN1d : 686Z) s}uewLjoepV u;inn podeN jje;S £9009II,,0ZN1d :4u8tu43e}}d �4 X- X X 11' X" X X 13'-5" I. a 4z d O d - ° a '° I 'Q ra d ° d �° O d d a d zi — � � dQd 2 X X X X X 57'-8" 2 15 d. r0 d .. 15ol 11 d °d 4d a g � a ao" d a _ _ J I ° I ° Q d a 'd 4 4 ° ° '-6" 2 6'-4"'-0" 4'_5" D MM T A E NORTH � SITE PLAN XX.DWG SCALE: 1"= 10'-0" 13 24. SITE DATA SITE AREA: 29,217 sf ZONING RM1.5 (MULTI FAMILY, 1,500 SF OF LOT AREA PER UNIT) 29,217/1,500 = 19 UNITS TAX ACCOUNT #: 00463303200303 SETBACKS: 10' ALL SIDES FOR LANDLOCKED LOT BUILDING HT: 25' + 5' SLOPED ROOF BUILDING GROUND COVERAGE: 7,491 sf LOT COVERAGE: 7,491/29,217 = 26% cc) . . 17 APARTMENTS AND PARKING BUILDING DATA ONE BEDROOM APARTMENTS 684 SF = 4 ONE BEDROOM APARTMENTS 618 SF = 1 TWO BEDROOM APARTMENTS 773 SF = 1 TWO BEDROOM APARTMENTS 745 SF = 11 THREE BEDROOM W/GARAGE 1,293 SF & 1.278 SF = 2 TOTAL NUMBER OF APARTMENTS & TOWNHOUSES = 19 APARTMENTS AND PARKING (5) 1 BEDROOM UNITS ® 1.5 SPACES/UNIT 50.5 = 7.5 (12) 2 BEDROOM UNITS ® 1.8 SPACES/UNIT 12x1.8 = 21.6 (2) 3 BEDROOM UNITS ® 2 SPACES/UNIT 2x2= 4.0 TOTAL PARKING REQUIRED = 33.1 PARKING PROVIDED = 33 OCCUPANCY. R-2 CONSTRUCTION TYPE VB, FULLY SPRINKLERED LANDSCAPING ISLAND CALCULATIONS REQUIRED ISLAND PLANTERS: 30x17.5 SF = 525 SF ISLAND PLANTERS PROVIDED: 578 SF tittacnment o C5l O 0 N A� 8 24'-8' 24.6' U Q0 X �— 5'-0" . /I , 00 n � d- O N -t I X I 0 III n I I';t co -'t N ^I 0 �9 I-;t co 0 I 1� cD 0 I QD w SITE PLAN NOTES OASPHALT PAVING. SEE CIVIL. 2 CONCRETE WALK PER DETAIL 2 & 4/A1.2. 3 CONCRETE CURB PER DETAIL 3/A1.2. 4 CONCRETE APRON PER DETAIL 12/A1.2. 5 CURBCUT WITH TACTILE WARNING STRIP PER DETAIL 5/A1.2. 6 WHITE PAINTED TRAFFIC ARROW, PARKING LINE & STRIPING PER 6&8/A1.2. O O7 HC SYMBOL & STRIPING AT ACCESSIBLE PARKING PER �— DETAIL 6/A1.3. WHITE PAINTED PARKING STRIPING PER DETAIL 8/A1.2. SEE NUMBER OF PARKING SPACE MARKED THUS: O `— O HC PARKING SIGN PER DETAIL 10/A1.2 AND POLE PER 11 /A1.2. 10 6" BOLLARD PER DETAIL 1/A1.2. 11 TRASH ENCLOSURE WITH STEEL GATE PER DETAIL 1 /A1.3. 12 BIKE RACK PER DETAIL 4/A1.3. 13 STOP SIGN. SEE DETAIL 1O/A1.2 FOR SIGN TYPE. SEE DETAIL 11/A1.2 FOR SIGN POST INSTALLATION. 14 SEGMENTAL RETAINING WALLS LESS THAN 4' HIGH. SEE CIVIL. 15 6' HIGH HORIZONTAL CEDAR FENCING. 16 UNDERGROUND CONCRETE DETENTION VAULT. SEE CIVIL. 17 12" WIDE WHITE PAINTED TRAFFIC STOP BAR W. PAINTED LANE LINE. 18 SITE LIGHTING. LIGHT STANDARD BASE SEE 7/A1.2. EX. 40' ACCESS & UTILITY ESMT. v le a.o E a L co co N a 0 c0 � C� N w —j G Cl� a a 8 W O co U o 300 Q N O r Lo r Ca T' W 129 ZO %7 0i a cc Y © CORNERSTONE ARCHITECTURAL GROUP REGISTERED 1 l AR CT STEVEN A. J3MWES STATE Dl= WASHING i Ohl T— C) It It- 00 O Z U LLJ � Z Q J 0- 0 W Z T— Lu U) LLJ LV > Lu U) o �i Q / z Q w w V) Q / / Co E Q Q 7D C7 0 E 7D w / w Q w w O U w Q z c� z Q 0 O 00 N O W Q O w n yr .. L I ap. WN Nor.. . �0 NORTH SITE PLAN XX.DWG X= I x SSCO X Y — X S S EX. 6"S d a NSW BUILDING 1 1st FLOOR 445.5 2nd FLOOR 455.5' (6uiaeoH oilgnd MOIAaa u6isea s}uew:pedV a;sin spuouap3 £900960ZN1d : 6W) s}u9wLjoepV t4)!m liodeN jje;S £5oogWZNld :4u8Lu43e}}d M2 a a ° 00 I - ® 5C & o ustom y I 5.0' �) ;a SCALE: 1 "= 20'-0" f o a —442— II a M I L • 448 446 L 00 ,o I 1 v u 1 I A$ I ip 1 ui ❑ N o CD I I A3 N ®I I I P I II C � ❑ 00 I� �° N I ? cri o00� _ 0 Q) `E �U s _1 � N g N ci _ 44 p ova OD v 446 0 v� ® 24.9' t d \ I 1 I d I 6 CI w7R o Co V V. 1 Ae Attachment 3 W* I L0 � a D aD Y O a 0O J O C 4mi Cl, a a 8 D U W r W �"o Q N O C z 0 �Y © CORNERSTONE ARCHITECTURAL GROUP 1I�`�.,�_ AE�GISTE E 1 7 CT STEVEN A. BARITES STATE OF VVASH"-4G i O:" U) r LLI U U Q = rn O z Z Q a LU F--- Z LLJ � Q LLJ O U) Lu uJ z O Lu U) Lu � Lu o > � (6uijueH oilgnd MOIAaa u6isea s}uaua:pedV a;sin spuouap3 £90096 M-ld : 6W) s}u9wLjoepV t4)!m liodeN jje;S £5009MNld :4u8ua43e}}d �i C7 O E w / w Q ry w 0 0 C w Q z z Q 0 0 0 si XX.D O 08 CID <i Cu co r N 4.0 o L d rMM, W OU Q © CORNERSTONE ARCHITECTURAL GROUP W4 REGISTIECT 1 7 AR STEVEN A. H RNES l STATE OF Ii+tG i Ow co N O co 00 I..L M � Q C� � Cn N � go Z 0 `n 2 00 p z W O J J � U) L.L W It J U co QQ 0')0- O _ W z (D z w z Q 0 J Q CL 0- W W F--- N_ Cn Cn 6i J U) ~ z M O w cY) U) w Lu > � o LU Attachment 3 N Q / Cn 0 aD N Q / 0 / Cn E Q Q Cn 0 E w w Q C� w w 0 0 w Q z 0 z Q w 0 c I d ROUNDED CONCRETE CAP PAINT (2) COATS TRAFFIC YELLOW, UNLESS NOTED OTHERWISE 6" DIA. STANDARD STEEL PIPE (UNLESS NOTED OTHERWISE) FILLED W/ CONCRETE CEMENT WASH SLOPED 1" ABOVE PAVING COMPACTED EARTH CONCRETE FOUNDATION "ATION OF UNDERGROUND UTILITIES ZILLING FOR CONCRETE FOUNDATION 2" WHERE 4" OR 6" PIPE BOLLARDS ARE SPECIFIED, CONC. BASES SHALL BE 1'-6" DIA. BY 3'-0" DEEP DIA. 3. DIMENSION (D) OF ROUNDED CONCRETE CAP SHALL BE 1 /4 PIPE DIAMETER BOLLARD DETAIL 'SIT0102A SCALE: 1 /2"= 1'-0" TEXTURED SURFACE - PER APPLICABLE CODE EJ ALL EDGES W/ SEALANT - DETECTABLE WARNINGS PER 1106.4.5.2 & 1106.17 TRUNCATED DOMES SEE DETAIL 4/A1.3 1:12 MAX. SLOPE 1:10 MAX. SLOPE- TYP. CURBCUT @ WHEELCHAIR RAMP 'SIT0225A NTS SEALANT, TYP. 3/4" DEEP SAWCUT OR 4" CONC SLAB PER STRUCT EXPANSION JOINT, TOOLED JOINT OVER 2" COARSE SAND BED LOCATE PER SITE PLAN R o n X X C —X A X X X o�X—A X� D . 0 O�o O�o 0 o O�o O�o O�o Oo 0 o 0 o Ooo Ooo O�o OOo 0 O�o O�o 0 o o0 0 o0 O o0 O o0 0 o0 0 00 O o0 O o0 o0 O o0 O o0 0 000 o0 O o0 O o0 0 00 O o0 o�o�o�0�0�00 0o c 000�0ooc oc 0�0� o�o� 0�00 0�0� o�0�0�0�0�00 0�0� o�o�o�o�o�o SCORE JOINT EXPANSION JOINT WARP ASPHALT TO FLUSH W/ CONC. WHERE SHOWN PAVING AS SCHEDULED / 5" 10 co p p' C n —X 4 u O OO 00 p . p n ' 0 0 o O O o0 O o0 0 0 0 0- O O o0 0 o o 0 O o0 . o R �On�On p 000o000 oDo EXP. JOINT EXPANSION JOINT ® WALL 0 p np p u TX . o.. X' _ • D 0 =I I oi1I u OI I 0 1 UI IOIII 1 UI I I Io—IUII0 0IIIOo-I U11=O nn0 fOnonI O0 4" I I CONC. WALK III-IIII , I I I I I I I I I I I I I I I I I I I I-11- 10 7" 2-#4 REBAR CONT CURB DETAIL @ WALK i NOTE: MAX 2% CROSS SLOPE, TYP. ISIT0201 A SCALE: 1 1 /2"= 1'-0" CROSSWALK MARKING USE WHITE 3M STAMARK INTERSECTION - GRADE TAPE SERIES 440 OR EQ. OR SHERWIN -WILLIAMS SETFAST ACRYLIC WATERBORNE TRAFFIC MARKING PAINT, WHITE. 3'-0" 6 I „v SIT0810F 0 LoI ;IVEWAY ;ROW HINTED D. T. 11TE RED WHITE FASTEN WHITE SEA BELT BLACK SIGN TYPE OA 30"x30" 30"x18" PER SITE PLAN SCALE: 3/4"= 1'-0" GREEN RESERVED PARKING BLUE WHITE STATE DISABLED PARKING PERMIT REQUIRED ,— „ VAN ACCESSIBLE 12"x18" ZUMAR R 7-801 VA $250 FINE TOW AWAY ZONE 12"x6" SIGN TYPE REF. ANSI 509.6 NOTES 1• SEE DETAIL 11/A1.2 FOR SIGN POST DETAIL. 2. TEXT TO BE HELVETICA MEDIUM, UPPER AND LOWER CASE. 3. RED = PANTONE #485, BLUE = PANTONE #294. TRAFFIC SIGNS C1 SIT1303A N.T.S. 1" RADIUS ASPHALT PAVING 5" Ilk - 2-#4 REBAR CONT. CURB DETAIL @ PLANTER SIT0201B SCALE: 1 1/2"= 1'-0" STUB SERVICE CONDUIT UP INTO POLE BASE, II II WIRING CAVITY AND BASE. II I FOLLOWING INSTALLATION AND LEVELING OF POLE/LUMINAIRE MANUFACTURER. USE SHRINKAGE -RESISTANT GROUT UNDER BASE PLATE AND COVERPLATE OVER BASE ASSEMBLY .. PROVIDE A 45 DEGREE CHAMFER. .° —. (6) #5 BARS (VERTICALLY SPACED EQUALLY IN A CIRCLE) W/ #3 TIES ® 18" O.C. HORIZONTALLY. ..4 S T. d . �I fa II �I. I ASPHALT CONCRETE PAVING TACK COAT I. .I. TO CONCRETE POLE BASE FOR WHERE OCCURS I JI II tI I FRONT OF CURB OR EDGE OF SIDEWALK Q 1 PER ELECTRICAL ' I II SERVICE CONDUIT CONNECT TO UNDERGROUND REQUIREMENTS _ CONDUIT. PROVIDE HOME RUN TO MAIN ELEC. ROOM ON PULL STRING. ° (6) #5 BARS VERTICAL W/ (6) #3 TIES AT 3" O.C. <d ° dl �L.:- - CONCRETE BASE, FORM WITH "SONOTUBE" FORM CD I 1 ° SACK FINISH EXPOSED SURFACE. z Q I e e� NOTES: °t 1. PAINT EXPOSED SURFACES OF POLE BASE W/ TWO (2) COATS YELLOW OR WHITE 2. INSTALL BASE IN NATURAL UNDISTURBED Tp. ;* SOIL OR APPROVED COMPACTED FILL. .1 a a ��- 2'-0" 3" CLEAR TYP. DIA. LIGHT STANDARD BASE dT0601 B SCALE: 1 /2"= 1'-0" 2" GALV. SCHEDULE 40 STEEL TUBE STEEL TROWEL FINISH FINISH GRADE OR FINISH PAVING — °- CONCRETE BASE Ie I SIGN MOUNTING NOTES: FOR POST MOUNTING, USE NON -CORROSIVE 3/8" MACHINE BOLTS W/ WASHERS, 2 PER l o ool of °N SIGN. I FOR WALL MOUNTING, USE NON -CORROSIVE 3/8" LAG BOLTS W/ LEAD EXPANSION SHIELD, 4 PER SIGN. I a NOTES: 7r----7r BOTTOM OF FOOTING TO BE 1'-0" BELOW FROST LINE, EXISTING UNDISTURBED GRADE OR FINISHED GRADE, WHICHEVER IS GREATER. TRAFFIC SIGN POST ISM305A SCALE: 1"= 1'-0" Attachment 3 PLANTER FLUSH 1J' 1" RADIUS ASPHALT PAVING- SIT0712A ASPHALT PAVING WHERE IT OCCURS �1" RADIUS CONCRETE WALK a'-n" cTAI\InARn III- • 4" CONC. WALK SCALE: 1 1 /2"= 1'-0" 4" PAINTED LINES - D.O.T. WHITE PAINTED PARKING STRIPE 'SIT0809C SCALE: 1 /4"= 1'-0" /4"R TOOLED rnnr SIDEWALK OR AT PLANTER #4 CONT. TOF AND BOTTOM CONC. CURB p W Q 'k o. x D" D CONCRETE LING FIBER EXPANSION IT WITH SEALANT 6" CONC. SLAB W/ #4 REINF. BAR AT 12"o.c. BOTH WAYS (2) #4 CONT. BAR NOTES: p. D p 1. PROVIDE EXPANSION JOINTS P aX 25' O.C. MAX. AND AT CURVES, TANGENTS, AND CORNERS 2. BASE OF CURB TO REST ON COMPACTED FILL 3. SACK FINISH EXPOSED SURFACES RUN BARS CONTINUOUS THRU EXPANSION JOINTS CONCRETE PAD 'SIT0710A SCALE: 1 1 /2"= 1'-0" 6.1.a J B H W 2 C5 Q 4) M L 60 w r,�: W zE co © CORNERSTONE ARCHITECTURAL GROUP I IIIIIIIIIIIIIIIIIIIIIIIIIIIIIgIIIIIIIIIIIpIIIpIIdlpOpllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllplllllpllllll IIIIIIII,II;�IIII'11,111`'�:II,II° IIIP��IIIIIII��.III,;;III!IIlll;lli''II III..::.III��III,II;I�:'IV,Ju I p1110101110111111010 I !"• � " I IY"� �' , 'n�;':I1°Ijj01II'�. IIII III hill' �II II Illllf II I � 9i III IL III if i... r I I rlllrll', III IIII IIIII ,,Ip II ..-. IIII IIII'l rllll IIII llillli'II I .:III I � III I I IIII¢ I �I r II 4 IIII I IIIII II hl,l II II 'III"" 9f 111 III III. VIII 14 IV dll II hl I Il d II II I IIII rl'"III: III � II III I I ��'. 'i:NII 11I II rll II IIII I I�� I� � l ,IIIII IIII i � I IIII II II IIII II IIII rl I II III Iln.:d it �'�li O It C'7 O Z U J_ uJ � Q O W 0 W U) W J i ~ 'r.- Z O W U) W Lu > CO Al 2 ■ Packet Pg. 47 Q / Cn 0 a� i� Q Cn 0 Co E Q Q O w w Q c-) n, w 0 0 w Q z 0 z Q w 0 REINF - (3) #3 C TOP AT 4 TYP. TYP. 1 TRASH ENCLOSURE GATES d w 6" BOLLARD 1 A1.2 n TreshGatcs 8C/A1.3 19'-4" EQ I EQ EQ �Li � c a ° ° a a ° ° ° 7 ° ° °TYP. TS 3x3xy4 POSTS, TYP. TRASH BIN a _ a O a I� ° ° a ° ° Q ° °a ° ° a° ° ° \ m m 12 1x6 CEDAR PLANKS, TYP. 'CONC. APRONA1.Z a @Ty<P'. ° a ° a ° 9 ° TYP. a CONC. ° TRAS ° ENLL�SURE @T3a a TRASH 1.3 ENCLOSURE' FOOTING, TYP. ° GATES ° ,,GATES a ° ° ° a Q ° 6" BOLLARD a 8A/A1.3 ° A1.2 a ° ° °ZI° 5"Ill, T 16'-3" TRASH ENCLOSURE PLAN 'Trash Ron SCALE: 1 /4"= 1'-0" 4 VII \L SIT0504A DE -KIT TI IDC DIVE' DAr1V ,A/ / IVILIHL )LGGVr- Irr-r'\ IVIHIVVr. RECOMMENDATIONS SCALE: 3/4"= 1'-0" TS 3x3xY4 nncTC TVn 2 i TRASH ENCLOSURE ELEVATIONS KY4 POSTS HINGES (2) #4 CONT. B/ CONCRETE CURB 5 rrl IL DT0209A TYP. TYP. SECTION AA `ScreenWoH Dev SCALE: 1 /4"= 1'-0" Attachment 3 U/11\ DRILLED AND EPDXIED INTO SLAB AT 18" O.C. SCALE: 3"= 1'-0" CAP POST TS 3x3x)/ POSTS W/ Y4" PLATE r N I�� A II I I I I II CONCRETE CURB AT DIAGONAL PARKING WHERE OCCURS ----- BACKGROUND PAINT (2) COATS BLUE — 4" WIDE STRIPING, PAINT (2) COATS D.O.T. WHITE - WHERE IT OCCURS---,, OF STALL EQ. ,, 1'-6" ,, 1'-6" I. EQ. II T 3" PAINT STRIPING WHERE OCCURS Ln + I 1K 3" WIDE PAINTED STRIPES 1'-3" 7" PAINT (2) COATS WHITE BEADED REFLECTIVE PAINT NOTE: PROVIDE SIMILAR PLACEMENT AT DIAGONAL PARKING 8'-0„ 1 N 0 1x6 CEDAR NAILED TO C� 2X4 NAILER PT 2X4 NAILER BOLTED TO WELDED FLANGES W/ Y2" BOLTS COUNTERSUNK INTO THE 2X'S OR SELF TAPPING SCREWS, TYP 3Y"X 3Y" FLANGES W/ Y4" CENTERED HOLES WELDED TO POSTS. o Co �I 10 I� II II I I II I I 3Y"X No FLANGE WELDED TO POSTS PT 2X4 NAILER BOLTED TO FLANGE 1 o J CONC. WALK ° . Q d° a 7-711 . REINF - (4) #5 VERT CDi (3) #3 O AT I� vVl TOP AT 4" O.C. REINF - CONC. II CONE'. U (4) #5 VERT FOOTING FOOTING (3) #3 Q AT a° 4 a° TOP AT 4" O.C. 1'-0" TYP. TYP. ' n ITRASH ENCLOSURE IIIIIIIIIIIDETAIL 'ScreenWah SCALE: 3/4"= 1'-0" SCALE: 3/4"= 1'-0" roo 0 00 Co 0 � � I cV r , 00 �STRIPING AT ALIGN WITH END 0 ACCESSIBLE PARKING STALL STRIPING - PAINT (2) COATS D.O.T. WHITE 8'-0" 6.1.a a o E o Lo- tO (D c C7 N J E Cl� Q 2 8 �W O r CO o �CD Q (D o rn V)L Lo w� Z O E Co coo Y © CORNERSTONE ARCHITECTURAL GROUP III IIIIIIIIIIIIIIIIIIIIIIIIIIIgIIIIIIIIIIIIIIIIIIIIdIIIIIIIIIIIIIIIII111IIIII111Ulllllllllllllllllllllllllllllllllllllllllllllltllll11111111+I IIII111iI,,Il,/lll4' llflllll4l; lll,slll!II II, ilF !I1i III......Ill lull„'IV, IIII `II III IIpI11111011111111111111111111111111p I 1 u'I I6111.`` I r.�In I�� •�'� ` IIUI o�VI � II! I�I li�l II 41h IV I II hlllf III !Il,ol III' '/ III I�I' olll I10 IIIIII�;a hudIIP ,II I� '°' II 11€:' ,�l l,. II1 I 1 P14 II°I IIII; Ilhlll II II III III ;I IIII' I III dV III I II II I �� Ill.'u if illllll,'ll'llll. III,UIIIi'" "iliPhlPll"II'I ull •III'h��lll'llllll II III a :IYI' I N C ' M Z' O Lo Z w. I i I I I w O O Z CIO U 3Y"X 3Y" FLANGES W/ J W Y4" CENTERED HOLES Q 0 WELDED TO POSTS. 3y„ TS 3x3xY4 POSTS 11 w 0 ^� Ljj E:IL� CIO LLI J ~ � I Z ~ C? I o PT 2X4 NAILER BOLTED TO _ WELDED FLANGES W/ Y2" L j I 1x6 CEDAR NAILED BOLTS COUNTERSUNK INTO W Lu TO PT 2x4 NAILER THE 2x'S OR SELF TAPPING = Q LW SCREWS, TYP (n SCREEN WALL DETAIL 'ScreenWal Dtl2 SCALE: 3"= 1'-0" 1 3 Packet Pg. 48 (6ulaeaH oilgnd nnalAGN u6lsaa s;uawliedV e;sln spuOwp3 £50090ZN-ld : 684Z) s;uawLIoejjV y;Inn podoN j3ejS C900940ZN-ld :;uauayoe;;d Iwl w 1 STOR./MECH. 5 1 STOR./MECH. � 5 5'-4" 2 5 5 5'-4" 5'-4" y5'-4" FIRST FLOOR PLAN - BUILDING 1 SCALE: 1 /4"= 1'—O" LEGEND A p IB INTERIOR ELEVATIONS 101 DOOR NUMBERS WALL TYPES p EXTERIOR WALL: 2x6 WOOD STUDS @ 16" ON CENTER WITH GWB OVER VAPOR BARRIER AND R-21 BLANKET INSULATION FROM FLOOR TO ROOF DECK (USE 2x8 OR 2x10 WHERE SHOWN). COVER INSULATION EXPOSED TO ATTIC OR INTERSTITIAL SPACE WITH VAPOR BARRIER. FINISH EXTERIOR WITH FIBER CEMENT SIDING PER EXTERIOR ELEVATIONS OVER MOISTURE BARRIER ON y" PLYWOOD SHEATHING. SEE ROOM STRUCTURAL FOR OTHER VARIATIONS OF WALL STUDS. 999 ROOM NAME/NUMBER 2A FURRED WALL: 2x6 WOOD STUDS ® 24" ON CENTER WITH GWB OVER R-21 BLANKET INSULATION & VAPOR BARRIER FROM FLOOR TO ROOF DECK. USE FOIL VAPOR BARRIER WHERE INSULATION IS EXPOSED TO ATTIC OR INTERSTITIAL SPACE. OMIT VAPOR BARRIER AND INSULATION @ INTERIOR WALLS. USE 2x4 STUDS WHERE APPROPRIATE. NOTES: 1. SEE SHEETS A6.1 DOOR SCHEDULES, DOOR & WINDOW TYPES. 2B FURRED WALL: FURRED WITH 2x4 WOOD STUDS FLAT & 1Y" RIGID INSULATION @ EXTERIOR WALLS ONLY. �3 CONCRETE WALL: CAST —IN —PLACE CONCRETE WALL PER STRUCTURAL. SACK ALL SURFACES EXPOSED TO VIEW. ® EXTERIOR WALL: 2x4 WOOD STUDS @ 16" ON CENTER WITH GWB OVER VAPOR BARRIER AND R-13 BLANKET INSULATION FROM FLOOR TO ROOF DECK. COVER INSULATION EXPOSED TO ATTIC OR INTERSTITIAL SPACE WITH VAPOR BARRIER. FINISH EXTERIOR WITH FIBER CEMENT SIDING PER EXTERIOR ELEVATIONS OVER MOISTURE BARRIER ON Y2" PLYWOOD SHEATHING. SEE STRUCTURAL FOR OTHER VARIATIONS OF WALL STUDS. Attachment 3 GENERAL NOTES: COVER ALL INSULATION EXPOSED TO ATTIC WITH VAPOR BARRIER SCRIM. SEAL ALL GWB EDGES AND PENETRATIONS AS REQUIRED TO ENSURE ACOUSTICAL PERFORMANCE OF WALL. AT DOUBLE LAYERS OF GWB OFFSET JOINTS AND SCREW (NO ADHESIVE). ALWAYS RUN GWB UP AT LEAST ONE SIDE OF WALL TO UNDERSIDE OF ROOF FRAMING FOR SOUND ISOLATION AND DRAFTSTOP. SEAL ALL GWB EDGES AND PENETRATIONS AS REQUIRED TO ENSURE FIRE RATING AT RATED WALLS. ❑5 2x6 STUDS AT 16"o.c. WITH GWB BOTH SIDES UP TO UNDERSIDE FLOOR OR ROOF FRAMING. SOUND INSULATION FULL HEIGHT. R-21 INSULATION @ MECH./STORAGE ROOMS. © 2x4 WOOD STUDS AT 16"o.c. WITH GWB BOTH SIDES UP TO UNDERSIDE OF FLOOR FRAMING OR ROOF. SOUND INSULATION FULL HEIGHT. SEE SCHEDULE FOR FINISH. SEE WALL SECTIONS FOR GWB ABOVE CEILING. SEE WALL TYPE 13 AT DUCT SHAFT LOCATIONS. W/R GWB ON WET SIDE OF WALL. �7 2x4 WOOD STUD WALLS ® 16" O.C. GWB (1) SIDE & SOUND INSULATION EACH SIDE OF RATED SHAFT WALL WITH TWO LAYERS 1" DENSGLASS SHAFTLINER INSERTED IN H—STUDS 24" O.C. WITH Y4" AIR SPACE BETWEEN SHAFT LINER AND 2x4 STUDS AT 16"o.c. WITH GWB ON OUTSIDE UP TO ROOF DECK OR UNDERSIDE OF FLOOR FRAMING AND SOUND INSULATION FULL HEIGHT ON BOTH SIDES. USE 2x6 STUDS WHERE NOTED. KEY PLANNORTH -!! I �il:Ny;pllll Munn Mu • ''mow nwl'a�'lli, gym, rm�w�mHn,Nl Ir;nll � ypu�w�N;�NwI;' Wil pp I J , I'll'itii,v;Il-raairoNl'I'I dl r c.' co co r— N w C E O$ L a © CORNERSTONE ARCHITECTURAL GROUP �Mfl/'/1/ '=vlw w T— O CM z 0') Q 0 U 0 w 0 � J � LL W J � Co LL W J i W ~ z ~ CM 0 W CM U) W W i LU � 0 � A201 1 (6ulaeaH oilgnd nnalAGN u6lsaa s;uawliedV e;sln spuOwp3 £50090ZN-ld : 684Z) s;uawLIoejjV y;Inn podoN j3ejS C900940ZN-ld :;uauayoe;;d SECOND FLOOR PLAN - BUILDING 1 N \ CD LEGEND WALL TYPES SCALE: 1 /4"= 1'-O" A �1 EXTERIOR WALL: 2x6 WOOD STUDS @ 16" ON CENTER WITH GWB OVER VAPOR BARRIER AND R-21 BLANKET INSULATION p g INTERIOR ELEVATIONS FROM FLOOR TO ROOF DECK (USE 2x8 OR 2x10 WHERE SHOWN). COVER INSULATION EXPOSED TO ATTIC OR INTERSTITIAL SPACE WITH VAPOR BARRIER. FINISH EXTERIOR DOOR NUMBERS WITH FIBER CEMENT SIDING PER EXTERIOR ELEVATIONS OVER 101 MOISTURE BARRIER ON Y2" PLYWOOD SHEATHING. SEE STRUCTURAL FOR OTHER VARIATIONS OF WALL STUDS. ROOM 99 9 ROOM NAME/NUMBER 2A FURRED WALL: 2x6 WOOD STUDS @ 24" ON CENTER WITH GWB OVER R-21 BLANKET INSULATION & VAPOR BARRIER FROM FLOOR TO ROOF DECK. USE FOIL VAPOR BARRIER WHERE INSULATION IS EXPOSED TO ATTIC OR INTERSTITIAL SPACE. OMIT VAPOR BARRIER AND INSULATION ® INTERIOR WALLS. USE 2x4 STUDS WHERE APPROPRIATE. NOTES- 2B FURRED WALL: FURRED WITH 2x4 WOOD STUDS FLAT & 1Y2" 1. SEE SHEETS A6.1 DOOR SCHEDULES, DOOR & RIGID INSULATION ® EXTERIOR WALLS ONLY. WINDOW TYPES. �3 CONCRETE WALL: CAST -IN -PLACE CONCRETE WALL PER STRUCTURAL. SACK ALL SURFACES EXPOSED TO VIEW. ® EXTERIOR WALL: 2x4 WOOD STUDS ® 16" ON CENTER WITH GWB OVER VAPOR BARRIER AND R-13 BLANKET INSULATION FROM FLOOR TO ROOF DECK. COVER INSULATION EXPOSED TO ATTIC OR INTERSTITIAL SPACE WITH VAPOR BARRIER. FINISH EXTERIOR WITH FIBER CEMENT SIDING PER EXTERIOR ELEVATIONS OVER MOISTURE BARRIER ON y" PLYWOOD SHEATHING. SEE STRUCTURAL FOR OTHER VARIATIONS OF WALL STUDS. GENERAL NOTES: COVER ALL INSULATION EXPOSED TO ATTIC WITH VAPOR BARRIER SCRIM. SEAL ALL GWB EDGES AND PENETRATIONS AS REQUIRED TO ENSURE ACOUSTICAL PERFORMANCE OF WALL. AT DOUBLE LAYERS OF GWB OFFSET JOINTS AND SCREW (NO ADHESIVE). ALWAYS RUN GWB UP AT LEAST ONE SIDE OF WALL TO UNDERSIDE OF ROOF FRAMING FOR SOUND ISOLATION AND DRAFTSTOP. SEAL ALL GWB EDGES AND PENETRATIONS AS REQUIRED TO ENSURE FIRE RATING AT RATED WALLS. ❑5 2x6 STUDS AT 16"o.c. WITH GWB BOTH SIDES UP TO UNDERSIDE FLOOR OR ROOF FRAMING. SOUND INSULATION FULL HEIGHT. R-21 INSULATION ® MECH./STORAGE ROOMS. © 20 WOOD STUDS AT 16"o.c. WITH GWB BOTH SIDES UP TO UNDERSIDE OF FLOOR FRAMING OR ROOF. SOUND INSULATION FULL HEIGHT. SEE SCHEDULE FOR FINISH. SEE WALL SECTIONS FOR GWB ABOVE CEILING. SEE WALL TYPE 13 AT DUCT SHAFT LOCATIONS. W/R GWB ON WET SIDE OF WALL. �7 2x4 WOOD STUD WALLS ® 16" O.C. GWB (1) SIDE & SOUND INSULATION EACH SIDE OF RATED SHAFT WALL WITH TWO LAYERS 1" DENSGLASS SHAFTLINER INSERTED IN H-STUDS 24" O.C. WITH %" AIR SPACE BETWEEN SHAFT LINER AND 2x4 STUDS AT 16"o.c. WITH GWB ON OUTSIDE UP TO ROOF DECK OR UNDERSIDE OF FLOOR FRAMING AND SOUND INSULATION FULL HEIGHT ON BOTH SIDES. USE 2x6 STUDS WHERE NOTED. KEY PLANNORTH -!! I gym, rm�w�mHn,Nl ypu�w�N;�NwI;' ^IpPtlyl' dlvvn'vv,� pp I'vv�,wy�P II J , I'Il'r;,ll,11i aoa'II dl r CID c.' M co r— N w C E O$ L a © CORNERSTONE ARCHITECTURAL GROUP �Mfl/'/1� '=vlw 0 z Q CM � O z O v J LLII LL 0 z C� O p U J W Co W Lu J i U) ~ � Z � � O Lu . U) LLII Lu > LU U)A2012 0 Attachment 3 CE CD CC CB CA 0 0 (6uiaeaH oilgnd nnalAGN u6lsaa s;uawpedV e;s'A spuOwp3 £50090ZN-ld : 684Z) s;uawLjoejjV y;Inn podeN j3ejS C900940ZN-ld :;uauayoe;;d n n n33 n n 100 —0" ol 25'-0" 25'-0" 25'-0" 25'-0" lo 14'-0" 11'-0" 11'-0" 14'-0" 12'— 0" 12'-2" 6'-4" 18'-8" ol 10'—O" 12'-3" 5' 6" 12'-3" 10'-0" 10'-3" 11'-8" 6' 2" 11'-8" 10'-3" 0 i N 00 ICyr "' y 2'-7" 13'-2" 3' 8" 10, 10'-0" 3'-2" co I (.0 3 11'-0" 3'— 7'-5" 6' 6" '-5" 3'-4" UP co I r.o 3 F 3 _ UP b _ U P_I 7 I U P M 11 _ 'i o � olo b I 3 N _ o 3 I 3 .. D 2A 'i i) 3 UP i o 2 CLOSET D W 6 1610 LAUNDRY/ 1610 6 O 1609 00 5' loll 3'-4" _ 5 _ o I `i GARAGE 1615 6 _ o I 6 - 5 CLOSET 1510 6 1510 O 7 NW I 6 2 TILT o 6» 1 6' 3 `� LINE OF F ABOVE, T OOR 3 P. b I N LINE OF FLOOR ABOVE, TYP. b I N °° 1 _1 —1' 0 615 3'-2" 6 6 F7 6 `j 6 GARAGE N 1515 ;� 515 Ln 4'-2" 5'— 4" 3'-2" 1509 O N 1509 11" d 3 co I in CD N 1 6' o 2A D W I 1108 N 1107 > " 2'— " A u BAH W/D 1 I 7 D:0 105-10 1107 CLOSET KITCHE 1104 1102 O 6- (V 1106 ' ro 1104 L I1611 �� 2A 00 I BATH O0 1202 0° 1202 6 2'-4 3'-5" 2A 5 UNIT 12 O 2 L�' OO 2A Ti ALL 614 4—�9 HALL 151 i �' 1511 6 B 3 d 3'-0" N1. M 3'-3" 5' 8' P 6 -5' BATH 1512 6 —0 2A UP P M 1514 6 716194 6 6 ILO 6 i Ta: 3 ° BATH °_9�� 6 OSET 1611 T 16 1613 '— 8'° c LO Im= BEDROOM 1513 6 N 00 I `4 - N N23 I N 0- OFFICE RISER 1 � 1 1203 1203 _6" I '-0" 7 1201 UNIT 11 LIVING ROOM 1101 2A a d N 3 �, A4 BEDROOM 1103 1612 1612 >, 2' 3 2'-4 1512 5 CLOSET 1511 I '� '-3' 615 8'-0" 1'-9" 1 1'-9" 515 _ 00 8'-0" �, '-3' 6 N - 0 T le >, 3'— - CD T 1'-11" 2'—loll 3'-11" o "' BEDROOM 1613 3 1 14'-3" 6'-6" 205 2'-4" 3'-4" 0' 1 I 2'-8" 3'-0" 3'-0'r" 1'-10" 11'-0" 1101 5 M GARAGE 205 12�5 ll 11'-0" 2A 1 "� 11'-0" 00 �, 11'-0" I 0" 3'-4" g 3'-6" _ 1 '- 2B STOR. 1110 4 `� Ln 3 co �n LLECTRICAL 1204 1204 LT �' n 111 IL— 10'-0" 3 14'-0" 3'-9" 3'-0" 3'-0" k 3'-9" 3'-1" k 3'-4" 2'—l" 3'-4" 2'-3" 3'-4" " 14'-0" 1 '-0" 22' 0" 14'-0" 1 70, 2 3 r4 U, FIRST FLOOR PLAN - BUILDING 2 LEGEND SCALE: 1 /4"= l'—O" A p B INTERIOR ELEVATIONS 101 DOOR NUMBERS ROOM 999 ROOM NAME/NUMBER NOTES: 1. SEE SHEETS A6.1 DOOR SCHEDULES, DOOR & WINDOW TYPES. U WALL TYPES �1 EXTERIOR WALL: 2x6 WOOD STUDS ® 16" ON CENTER WITH GWB OVER VAPOR BARRIER AND R-21 BLANKET INSULATION FROM FLOOR TO ROOF DECK (USE 2x8 OR 2x10 WHERE SHOWN). COVER INSULATION EXPOSED TO ATTIC OR INTERSTITIAL SPACE WITH VAPOR BARRIER. FINISH EXTERIOR WITH FIBER CEMENT SIDING PER EXTERIOR ELEVATIONS OVER MOISTURE BARRIER ON y" PLYWOOD SHEATHING. SEE STRUCTURAL FOR OTHER VARIATIONS OF WALL STUDS. 27FURRED WALL: 2x6 WOOD STUDS @ 24" ON CENTER WITH GWB OVER R-21 BLANKET INSULATION & VAPOR BARRIER FROM FLOOR TO ROOF DECK. USE FOIL VAPOR BARRIER WHERE INSULATION IS EXPOSED TO ATTIC OR INTERSTITIAL SPACE. OMIT VAPOR BARRIER AND INSULATION @ INTERIOR WALLS. USE 2x4 STUDS WHERE APPROPRIATE. 26 FURRED WALL: FURRED WITH 2x4 WOOD STUDS FLAT & 1y" RIGID INSULATION © EXTERIOR WALLS ONLY. �3 CONCRETE WALL: CAST —IN —PLACE CONCRETE WALL PER STRUCTURAL. SACK ALL SURFACES EXPOSED TO VIEW. ® EXTERIOR WALL: 2x4 WOOD STUDS @ 16" ON CENTER WITH GWB OVER VAPOR BARRIER AND R-13 BLANKET INSULATION FROM FLOOR TO ROOF DECK. COVER INSULATION EXPOSED TO ATTIC OR INTERSTITIAL SPACE WITH VAPOR BARRIER. FINISH EXTERIOR WITH FIBER CEMENT SIDING PER EXTERIOR ELEVATIONS OVER MOISTURE BARRIER ON y2" PLYWOOD SHEATHING. SEE STRUCTURAL FOR OTHER VARIATIONS OF WALL STUDS. GENERAL NOTES: COVER ALL INSULATION EXPOSED TO ATTIC WITH VAPOR BARRIER SCRIM. SEAL ALL GWB EDGES AND PENETRATIONS AS REQUIRED TO ENSURE ACOUSTICAL PERFORMANCE OF WALL. AT DOUBLE LAYERS OF GWB OFFSET JOINTS AND SCREW (NO ADHESIVE). ALWAYS RUN GWB UP AT LEAST ONE SIDE OF WALL TO UNDERSIDE OF ROOF FRAMING FOR SOUND ISOLATION AND DRAFTSTOP. SEAL ALL GWB EDGES AND PENETRATIONS AS REQUIRED TO ENSURE FIRE RATING AT RATED WALLS. ❑5 2x6 STUDS AT 16"o.c. WITH GWB BOTH SIDES UP TO UNDERSIDE FLOOR OR ROOF FRAMING. SOUND INSULATION FULL HEIGHT. R-21 INSULATION @ MECH./STORAGE ROOMS. © 2x4 WOOD STUDS AT 16"o.c. WITH GWB BOTH SIDES UP TO UNDERSIDE OF FLOOR FRAMING OR ROOF. SOUND INSULATION FULL HEIGHT. SEE SCHEDULE FOR FINISH. SEE WALL SECTIONS FOR GWB ABOVE CEILING. SEE WALL TYPE 13 AT DUCT SHAFT LOCATIONS. W/R GWB ON WET SIDE OF WALL. �7 2x4 WOOD STUD WALLS @ 16" O.C. GWB (1) SIDE & SOUND INSULATION EACH SIDE OF RATED SHAFT WALL WITH TWO LAYERS 1" DENSGLASS SHAFTLINER INSERTED IN H—STUDS 24" O.C. WITH %" AIR SPACE BETWEEN SHAFT LINER AND 2x4 STUDS AT 16"o.c. WITH GWB ON OUTSIDE UP TO ROOF DECK OR UNDERSIDE OF FLOOR FRAMING AND SOUND INSULATION FULL HEIGHT ON BOTH SIDES. USE 2x6 STUDS WHERE NOTED. U ED DD 9q 3C 3B 3A KEY PLANNORTH T LO CL� o 08 a rm,4 O t OD ` Y a w (p 0) c0 C C) 0 N J C E �a a$ U W r 00 a .5O N 00 a°'i g11 C L L � >>M F. 9 R T W AA'' zE © CORNERSTONE ARCHITECTURAL GROUP R ASTERED ARC CT STEVEN A. BARNE� STATE OF WASH1NC T �` 0 CM Z O') Q O U O w 0 � 0 N LL W J � m LL 6i J i W ~ Z ~ CM 0 W CM U) W W i H— LU W 0 A2021 Attachment 3 (6uiaeaH oilgnd nnalAGN u6lsaa s;uawpedV e;sln spuOwp3 £50090ZN-ld : 684Z) s;uawLIoejjV y;Inn podoN j3ejS C900940ZN-ld :;uauayoe;;d SECOND FLOOR PLAN - BUILDING 2 0 0 SCALE: 1 /4"= 1'-0" LEGEND WALL TYPES A Q EXTERIOR WALL: 2x6 WOOD STUDS @ 16" ON CENTER WITH INTERIOR PARTITIONS: GWB OVER VAPOR BARRIER AND R-21 BLANKET INSULATION p g INTERIOR ELEVATIONS FROM FLOOR TO ROOF DECK (USE 2x8 OR 2x10 WHERE GENERAL NOTES: SHOWN). COVER INSULATION EXPOSED TO ATTIC OR COVER ALL INSULATION EXPOSED TO ATTIC WITH VAPOR INTERSTITIAL SPACE WITH VAPOR BARRIER. FINISH EXTERIOR BARRIER SCRIM. SEAL ALL GWB EDGES AND PENETRATIONS AS WITH FIBER CEMENT SIDING PER EXTERIOR ELEVATIONS OVER REQUIRED TO ENSURE ACOUSTICAL PERFORMANCE OF WALL. 101 DOOR NUMBERS MOISTURE BARRIER ON y" PLYWOOD SHEATHING. SEE AT DOUBLE LAYERS OF GWB OFFSET JOINTS AND SCREW (NO STRUCTURAL FOR OTHER VARIATIONS OF WALL STUDS. ADHESIVE). ALWAYS RUN GWB UP AT LEAST ONE SIDE OF ROOM WALL TO UNDERSIDE OF ROOF FRAMING FOR SOUND ISOLATION ROOM NAME/NUMBER 2A FURRED WALL: 2x6 WOOD STUDS ® 24" ON CENTER WITH AND DRAFTSTOP. SEAL ALL GWB EDGES AND PENETRATIONS 999 GWB OVER R-21 BLANKET INSULATION & VAPOR BARRIER AS REQUIRED TO ENSURE FIRE RATING AT RATED WALLS. FROM FLOOR TO ROOF DECK. USE FOIL VAPOR BARRIER 2x6 STUDS AT 16"o.c. WITH GWB BOTH SIDES UP TO WHERE INSULATION IS EXPOSED TO ATTIC OR INTERSTITIAL SPACE. OMIT VAPOR BARRIER AND INSULATION @ INTERIOR UNDERSIDE FLOOR OR ROOF FRAMING. SOUND INSULATION FULL WALLS. USE 2x4 STUDS WHERE APPROPRIATE. HEIGHT. R-21 INSULATION ® MECH./STORAGE ROOMS. NOTES: 26 FURRED WALL: FURRED WITH 2x4 WOOD STUDS FLAT & 1Y" © 2x4 WOOD STUDS AT 16"o.c. WITH GWB BOTH SIDES UP TO 1. SEE SHEETS A6.1 DOOR SCHEDULES, DOOR & RIGID INSULATION @ EXTERIOR WALLS ONLY. UNDERSIDE OF FLOOR FRAMING OR ROOF. SOUND INSULATION WINDOW TYPES. FULL HEIGHT. SEE SCHEDULE FOR FINISH. SEE WALL SECTIONS �3 CONCRETE WALL: CAST —IN —PLACE CONCRETE WALL PER FOR GWB ABOVE CEILING. SEE WALL TYPE 13 AT DUCT SHAFT STRUCTURAL. SACK ALL SURFACES EXPOSED TO VIEW. LOCATIONS. W/R GWB ON WET SIDE OF WALL. ® EXTERIOR WALL: 2x4 WOOD STUDS @ 16" ON CENTER WITH �7 2x4 WOOD STUD WALLS ® 16" O.C. GWB (1) SIDE & SOUND GWB OVER VAPOR BARRIER AND R-13 BLANKET INSULATION INSULATION EACH SIDE OF RATED SHAFT WALL WITH TWO FROM FLOOR TO ROOF DECK. COVER INSULATION EXPOSED TO LAYERS 1" DENSGLASS SHAFTLINER INSERTED IN H—STUDS 24" ATTIC OR INTERSTITIAL SPACE WITH VAPOR BARRIER. FINISH O.C. WITH Y4" AIR SPACE BETWEEN SHAFT LINER AND 2x4 EXTERIOR WITH FIBER CEMENT SIDING PER EXTERIOR STUDS AT 16"o.c. WITH GWB ON OUTSIDE UP TO ROOF DECK OR ELEVATIONS OVER MOISTURE BARRIER ON Y" PLYWOOD UNDERSIDE OF FLOOR FRAMING AND SOUND INSULATION FULL SHEATHING. SEE STRUCTURAL FOR OTHER VARIATIONS OF HEIGHT ON BOTH SIDES. USE 2x6 STUDS WHERE NOTED. WALL STUDS. I I� 0 I o I 1 Ito O I N I CD 0 I 7 o 7I OCIV N O I' I n %1CID 0 I in CD �. VI co, CD ) CC ) KEY PLANNORTH O r r o O 0 0 co � N J 12 C E �a a$ w _ 00 s o Q �$ Co L Ln M . F� 9 A T w ZO Y coo © CORNERSTONE ARCHITECTURAL GROUP AE�GISTEAG D STEVEN A. BARNES STATE OF WASHjNG T i3 a u z Q J 0 0 LL 0 z 0 U LLI 0 CM d') 0 U i U) z M O CM U) Lu > ~ W 0 � Attachment 3 CE CD CC CB CA c0 0 0 (6111aeaH oilgnd MOIAGN u6lsaa s;uawpedIV e;sIA spuouap3 £50090ZN-ld : 684Z) s;uawLIoejjV y;Inn podeN j3ejS C900940ZN-ld :;uauayoe;;d (_1 / \`/ n3 n33 100 —0" 25-0" 25'-0" 25'-0" 25'-0" 01 10'-6" 14'-6" 14'-6" 10'-6" 10'-6" 11'-2" 3'-4" 3'-4" 11'-2" 10'-6" lo 10'—O" ol 13'-2" 3' 8" 13'-2" 9'-9" 11'-0" 11'-3" 5' lo, 6" 11'-3" 11' 0" " i I 2' 3'-4> N C - —3" 2'-9" 2'-9" 2'-3' 5'-2" 7 7 COV RED ENTRY 1 o o DN I 1 1 N 2001 o I BEDROOM _ >, 6 A 6 —0 2006 I -, 5 ATH 7 —6 2 —4" W D O.H. 005 1 CLOSET CLOSET 2006 Q 4 6 005 6 2007 2008 5 005 00 " 6 O N 004 W�D 2 —6' 2 —4 2008 00 0000 R I '-10" 2'-10" 6 N 2003 > >, 3'-4" 2" N �'- 5'-2„ ,-3» 2'—g„ 2 _ _CD lo �7 7 DN COVE ED NTR�[L1 „ 2, 10 , DN 1 0 11 C4 6 I o 1901 Oo >, _ 6 BEDROOM 0 6 —0 A _ � BA 5 6 0 1906 I 1905 W D 2 —4 7 —6 7 6 905 6 19 4 1906 CLOSET 0 905 5 1908 �� = � —0 2 —4 2 — W�D 1904 - Et IN 0 0 F2P-81" 2'-10" 2'-10' _ I F 1903 �`' 6 �O 10'-3" 3' 4" 7' 8" 6' 8" 7>_8" ol 1 '-3" I i, " CD o 1 ol „ 1,_ DN >, 2, 2» DN 0 4 L±L _ o„ >, 5,-2» _ �, I o `" ^I 4 STOR. 1809 2 —10 5 STOR. „ 1709 2 —10 4 `� �, VERED ENTRY 5,-2„ 1'—g„ 9>, 2, 9„ 2, 3„ 1 6, DN COV RED ENTRY 1 _ 0 I 1 7 1 N 7 1801 0 6 BEDR00 = 6 A 1806 0, 5 7'-6 2 —4 W D O.H. OSET CLOSET CLOS T 1806 [18 4 6 805 907 1807 1808 6 1907 1807 N04 2 ff1808 O o R '-1 F 0O0 1803 NI, 0 1 N DN 1809 709 0 C� 1 1 1 _ r 0 D 6 BED El 12'— 4 OOM 06 7 —6" I 0 0 1 6 0 '-8" 5 " „ 6'-0 0 BATH 805 I 6 5 805 6' 2'-4 6 6 2'-10" 2'-8" 5 0 1701 �" Oa ,> 6 0 6'-0 A BATH 5 I 17 W 7 6 705 6 17):4]1706 705 5 » —0 2'-4 2 — WD 1704 " � 6 6 2'-8" 2'-10" 2'-10' 1703 ,> I M N 1 I= 0 I Vj6 06 CLO 17 ET CLOSET 8 1707 1707 = Cam' 00 I0 �`' 6 Cl1708 6 1 C1' I o 0 0 �O ,> n "i 0 -po`� � KITCHEN 2002 A g off I UNIT 20 ;Y, I BEDROOM s 2003 7 BEDROOM 1903 6 _ `° KITCHEN 1902 A g 0 UNIT 19 K��Iq A g O.H. UNIT 18 7 LIVING ROOM Ei801 _ `� 6 BEDROOM 1803 KITCHEN 1702 7 _ BEDROOM;� 1703 6 UNIT 17 1 1 V LIVING ROOM 1701 2,_2„ 3>_0„ S—O" 1'-10" I 1 I 1 11'-0" 5-10" 3'-6" A g Lj 2 2 0 I I 1 I I . 1 in I 0 FliI o I LIVING ROOM 2001 fl'-10„ 1 , 1 2,-2„ 1 1 2,-2„ 3>_0„ I 1 U-) LIVING ROOM 1901 1'-10„ 1 1 2,-2» I ,_ 3,-0„ ,—O' ,_ 3>_0„ o i� N 1 IT L0 I co ir) C0 11'-0" " 4 I�° I 4 4 Ico D24 - 5-10" S-6" 11'-0" 11'-0" 3'-6" 5'-4" S-6" S-6" S-6" S-6" S-6" 5' 4" " 14'-0" 11'-0" 11'-0" 14'-0" 1 '-0" ol 22' 0" 14'-0" 1 2 3 4 Ul Av (_2) THIRD FLOOR PLAN — BUILDING 2 SCALE: 1 /4"= 1'—O" v 3 (3. 3 LEGEND WALL TYPES A Q EXTERIOR WALL: 2x6 WOOD STUDS @ 16" ON CENTER WITH GWB OVER VAPOR BARRIER AND R-21 BLANKET INSULATION D g INTERIOR ELEVATIONS FROM FLOOR TO ROOF DECK (USE 2x8 OR 2x10 WHERE SHOWN). COVER INSULATION EXPOSED TO ATTIC OR INTERSTITIAL SPACE WITH VAPOR BARRIER. FINISH EXTERIOR DOOR NUMBERS WITH FIBER CEMENT SIDING PER EXTERIOR ELEVATIONS OVER 101 MOISTURE BARRIER ON y" PLYWOOD SHEATHING. SEE STRUCTURAL FOR OTHER VARIATIONS OF WALL STUDS. ROOM 999 ROOM NAME/NUMBER 2A FURRED WALL: 2x6 WOOD STUDS ® 24" ON CENTER WITH GWB OVER R-21 BLANKET INSULATION & VAPOR BARRIER FROM FLOOR TO ROOF DECK. USE FOIL VAPOR BARRIER WHERE INSULATION IS EXPOSED TO ATTIC OR INTERSTITIAL SPACE. OMIT VAPOR BARRIER AND INSULATION ® INTERIOR WALLS. USE 2x4 STUDS WHERE APPROPRIATE. NOTES: 26 FURRED WALL: FURRED WITH 2x4 WOOD STUDS FLAT & 1y" 1. SEE SHEETS A6.1 DOOR SCHEDULES, DOOR & RIGID INSULATION ® EXTERIOR WALLS ONLY. WINDOW TYPES. �3 CONCRETE WALL: CAST —IN —PLACE CONCRETE WALL PER STRUCTURAL. SACK ALL SURFACES EXPOSED TO VIEW. ® EXTERIOR WALL: 2x4 WOOD STUDS ® 16" ON CENTER WITH GWB OVER VAPOR BARRIER AND R-13 BLANKET INSULATION FROM FLOOR TO ROOF DECK. COVER INSULATION EXPOSED TO ATTIC OR INTERSTITIAL SPACE WITH VAPOR BARRIER. FINISH EXTERIOR WITH FIBER CEMENT SIDING PER EXTERIOR ELEVATIONS OVER MOISTURE BARRIER ON Y" PLYWOOD SHEATHING. SEE STRUCTURAL FOR OTHER VARIATIONS OF WALL STUDS. A� 4 INTERIOR PARTITIONS: GENERAL NOTES: COVER ALL INSULATION EXPOSED TO ATTIC WITH VAPOR BARRIER SCRIM. SEAL ALL GWB EDGES AND PENETRATIONS AS REQUIRED TO ENSURE ACOUSTICAL PERFORMANCE OF WALL. AT DOUBLE LAYERS OF GWB OFFSET JOINTS AND SCREW (NO ADHESIVE). ALWAYS RUN GWB UP AT LEAST ONE SIDE OF WALL TO UNDERSIDE OF ROOF FRAMING FOR SOUND ISOLATION AND DRAFTSTOP. SEAL ALL GWB EDGES AND PENETRATIONS AS REQUIRED TO ENSURE FIRE RATING AT RATED WALLS. ❑5 2x6 STUDS AT 16"o.c. WITH GWB BOTH SIDES UP TO UNDERSIDE FLOOR OR ROOF FRAMING. SOUND INSULATION FULL HEIGHT. R-21 INSULATION @ MECH./STORAGE ROOMS. © 2x4 WOOD STUDS AT 16"o.c. WITH GWB BOTH SIDES UP TO UNDERSIDE OF FLOOR FRAMING OR ROOF. SOUND INSULATION FULL HEIGHT. SEE SCHEDULE FOR FINISH. SEE WALL SECTIONS FOR GWB ABOVE CEILING. SEE WALL TYPE 13 AT DUCT SHAFT LOCATIONS. W/R GWB ON WET SIDE OF WALL. �7 2x4 WOOD STUD WALLS ® 16" O.C. GWB (1) SIDE & SOUND INSULATION EACH SIDE OF RATED SHAFT WALL WITH TWO LAYERS 1" DENSGLASS SHAFTLINER INSERTED IN H—STUDS 24" O.C. WITH 4" AIR SPACE BETWEEN SHAFT LINER AND 2x4 STUDS AT 16"o.c. WITH GWB ON OUTSIDE UP TO ROOF DECK OR UNDERSIDE OF FLOOR FRAMING AND SOUND INSULATION FULL HEIGHT ON BOTH SIDES. USE 2x6 STUDS WHERE NOTED. H� 5 ED DD I 3C DB KEY PLANNORTH M LO o08 a O t 00D ` Y a (0 M co � 0 0N J C E �a a$ W _ 00 � �o 300 � L a� zE (00 Y © CORNERSTONE ARCHITECTURAL GROUP 3VA RE131STERED �r ARC CT STEVEN A. BAS�'_E� STATE OP WASHING T i� 15 Li _j m 6i J W Lu U) T_ O CM O') 0 U W ti i U) Z M O CM U) Lu > ~ LU 0 � Attachment 3 1 T 3 T 5 474.9' -- ARDIEPLANK 7.25 HARDIEPLANK —7.25 MAXIMUM HEIG T 2 x 10 BARGE LAP SIDING (6" 2 x 10 BARGE LAP SIDING (6" BOARD TRIM, TYP. EXPOSURE), TYP. BOARD TRIM, TYP. EXPOSURE), TYP. 1 x 6 CORNER TRIM, TYP. HARDIEPLANK 7.: LAP SIDING (6" EXPOSURE), TYP. Y 2ND FLR. 2 x 10 TRIM, TYP.— 12 6 COMPOSITION SHINGLES CEDAR FASCIA & GUTTER COMPOSITION SHINGLES CEDAR FASCIA & GUTTER 12 6 COMPOSITION SHINGLES CEDAR FASCIA & GUTTER 12 6 HARDIEPLANK 7.25 F— LAP SIDING (6" / EXPOSURE), TYP. FIF] AFT, I �p F-LL oo� II i IIII i.11�� I IIII I II �f f � �� II i IIII i � �Il,i IIII I II H � _ if fl� f I ��- II i Illl,i I AVERAGE LE EL HARDIEPANEL SMOOTH W/ WOOD DOOR SMOOTH HARDIETRIM WITH WOOD TRIM BATTEN BOARDS, TYP. SOUTH ELEVATION - BLDG. 1 0 —1 HARDIEPANEL SMOOTH W/ SMOOTH HARDIETRIM BATTEN BOARDS, TYP. OEM WOOD DOOR WITH WOOD TRIM MEN - -V - - - - - Z HARDIEPANEL SMOOTH W/ SMOOTH HARDIETRIM BATTEN BOARDS, TYP. LIGHT FIXTU TYP. WOOD DOOR HARDIEPANEL WITH WOOD TRIM SMOOTH W/ SMOOTH HARDIETRIM BATTEN BOARDS, TYP. 0 I Elm MEIN —I(- WOOD DOOR HARDIEPANEL WOOD DOOR WITH WOOD TRIM SMOOTH W/ SMOOTH WITH WOOD TRIM HARDIETRIM BATTEN BOARDS, TYP. I=I 2 x 10 BARGE BOARD TRIM, TYP. 2Xl�YP. TRIM, HARDIEPANEL SMOOTH W/ SMOOTH HARDIETRIM BATTEN BOARDS, TYP. 'A3.11-12 SCALE: 1 /4"= 1'-0" 1 x 6 CORNER TRIM, TYP. — HARDIEPLANK 7.25 LAP SIDING (6" EXPOSURE), TYP. RAILING 2 x 10 TRIM, TYP. HARDIEPANEL SMOOTH W/ SMOOTH HARDIETRIM BATTEN BOARDS, TYP. 00 N 6j 0 Q0 0 0 w Q 0 0 w w 12 6 W/ SMOOTH HARDIETRIM BATTEN BOARDS, TYP. _ WEST ELEVATION - BLDG. 1 VINYL WINDOWS W/ WOOD TRIM, TYP. 1 x 6 CORNER TRIM, TYP. HARDIEPLANK 7.25 LAP SIDING (6" EXPOSURE), TYP. 2 x 10 TRIM, TYP. 'A3.11-12 SCALE: 1 /4 = 1'-0" Attachment 3 EAST ELEVATION - BLDG. 1 A3.11-1- 6.1.a 0 6 0 J Q H W 2 0 Q 4) r 02 w W z O E c� c �Y © CORNERSTONE ARCHITECTURAL GROUP III llllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllllplllllllllllllllllllllllllllllllllllllllliuull III I��IIII,'11if�'tlIIdI'll" � IIIP��IIIIIf;:Il,�slll!IIII;I�"9V"Ilk;,.III"��I61k,�,!III,�IIII lulho'u°°°no,olulnullowl IV!tlI�f�E11�1;;41iRIIC'�''�LIII;;'I"III'"' I III ,.;,IIII (IIII' ,Il�ll „IIII � ^if i r..l..11... I�r'' I 6 rlPPlr� r III � iillll�, (IIII • • =ly II f• Iltll IIII1 rlll' IIII hllllllll ludl�illl � ,II I "'' h III, I �I 4 IIII I III I II II' hull II IIIL, 9f III III III. VIII II IV dll �tl hl I�tl If• I I III II,, Itll "II.III II Iltlllf . IIIIP ,y II flll.0 II II"Iq+l II III u.•b'I,,"JI I .I I dull I�I�� I,I "'i, a II ol�.l ril i I NI O1 Co c N° Q c e rn V / z ' O O Lo I , I W I Z W 1 f 1 0 1 0 u c c W c v— (/) O z 0 � (') F--- CY) z W J W F --- w (7 w 0 X m W 6i J ~ U) z O w U) LLI C0 w 0 > SCALE: 1 /4"= 1'-0" A301 Packet Pg. 54 6.1.a .. 00 N of 0 c0 0 0 �% 474.9' MAXIMUM HEIGHT 1 x 6 CORNER TRIM, TYP. - HARDIEPLANK 7.25 LAP SIDING (6" EXPOSURE), TYP. LIGHT FIXTURE, TYP. 2 x 10 TRIM, TYP. 2 x 10 BARGE BOARD TRIM, TYP. BOARDS, TYP. PARTIAL NORTH LEVATION - BLDG. 1 T 4 'A3.11-12 SCALE: 1 /4 = 1 -0" ELEVATION NOTES A. HAVE BUILDING HEIGHT CERTIFIED BY LAND SURVEYOR. B. VERIFY SHEAR WALL NAILING & HOLDDOWNS PER STRUCTURAL PLANS PRIOR TO SIDING. C. CAULK ALL EXTERIOR JOINTS AND PENETRATIONS. D. PROVIDE APPROVED CORROSION RESISTANT FLASHING (PREFINISHED). E. PROVIDE FLASHING AT ALL ROOF PENETRATIONS PER IRC R903.2 & R903.2.1. F. ALL WOOD EXPOSED TO WEATHER SHALL BE PRESSURE TREATED, CEDAR OR OTHER APPROVED WEATHER RESISTANT WOOD SPECIES. G. PROVIDE WEATHER STRIPPING AT ALL EXTERIOR DOORS AND GARAGE INTERIOR DOOR. H. PROVIDE CONTINUOUS GUTTERS AND DOWNSPOUTS AS SHOWN. I. LOCATION OF HOUSE ADDRESS TO BE PLAINLY VISIBLE AND LEGIBLE FROM THE STREET. © CORNERSTONE ARCHITECTURAL GROUP III IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIpIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIUIIuull I1911,'111f;;'II,IIIII" I IIP111111IIll:11111I;wI'!Ili1'I1kll:111I1III:311 1 JIIIIIIIIIIIIIIIIIIII� III I ;; II • II .'� II1°III'"Ilf rl. Ilppll lull IIII III I1 II 111I Il 1 �' � Ilr II III IiII•II�IIPII' LI ' I IrIIIIL..' _I I�' III =Sjuur�,lriilll,IIIII'' ,,Ip II IIII r II I ,IIII Id hl°IIIII hr�,;OIP ,h I "° !I 1 16,E 1 r I I II IIII I (IIII I I I hull I Q I I �I •'Iq"' • 9f 1h Ilf III; VIII 14 IV 111 II hl I II II II III t III 91^"III'�IIIII'f�'lll II Il��'I,� lmnllll�l. Ill llllil11'llrll�'I�IIII� I14 II1illllu.�nl III 16�.�dl ii'`'�PI I ` ^ r V) C) Z O O W F --- J W Ij O rz ry W (D W 0 X M W w ,U) ~ Z O i W U) W Lu > uj 0 A3012 Attachment 3 Packet Pg. 55 N N N Q w w Q 0 E Q Q Co C7 O E w / Q ry w 0 0 LWA w 7> Q Z Z Q Q 0 0 v LD (6uiaeoH oilgnd MOIAON u6isea s}uew:pedV a;sin spuouaP3 £900960ZN1d : 686Z) s}u9wLjoepV t4)!m liodeN jje;S £9009�OZNld :4u8Lu43e}}d HUAKU5, I YF'. 'A3.2122 SCALE: 1 /4 = 1'-0" SEGMENTAL BLOCK PIPE HANDRAIL WALL, TYP. ---\ Q II W i 21 \ / `/ 1 V `/ I StairSections a 9 TREADS 12" EA.= 9'-0" SEGMENTAL BLOCK WALL, TYP. CONCRETE WALK PER CIVIL.TYP. 447.0' SCALE: 1 /4"= 1'-0" StairSections SCALE: 1 /4"= 1'-0" ELEVATION NOTES B. C. D. E. F. 41 \ / `/ 1 V `/ I StairSections HAVE BUILDING HEIGHT CERTIFIED BY LAND SURVEYOR. VERIFY SHEAR WALL NAILING & HOLDDOWNS PER STRUCTURAL PLANS PRIOR TO SIDING. CAULK ALL EXTERIOR JOINTS AND PENETRATIONS. PROVIDE APPROVED CORROSION RESISTANT FLASHING (PREFINISHED). PROVIDE FLASHING AT ALL ROOF PENETRATIONS PER IRC R903.2 & R903.2.1. ALL WOOD EXPOSED TO WEATHER SHALL BE PRESSURE TREATED, CEDAR OR OTHER APPROVED WEATHER RESISTANT WOOD SPECIES. PROVIDE WEATHER STRIPPING AT ALL EXTERIOR DOORS AND GARA PROVIDE CONTINUOUS GUTTERS AND DOWNSPOUTS AS SHOWN. LOCATION OF HOUSE ADDRESS TO BE PLAINLY VISIBLE AND LEGIBI IL LA.= y —u TE WALK f SCALE: 1 /4"= 1'-0" St(1irSections SCALE: 1 /4"= 1'-0" © CORNERSTONE ARCHITECTURAL GROUP II%64 AER EGISTE CT STEVEN A. BARNES STATE OF OIASii" i O:" co N � O U) CO H Q N Cn r) � Z Lo 00 p W T— Cn O Z _O M d') � O W F--- J W w N _O Iz r w � X Co W W Z M O W M 07 W Lu i LU 07 0 A3021 Attachment 3 6.1.a .. 00 0 c0 0 0 A B C D jk 485.3' MAXIMUM HEIGHT ��446.17') i - 11H1'CUIt1MIM n/A11tIV BOARDS, TYP. WEST ELEVATION - BLDG. 2 485.3' MAXIMUM HEIGHT U —U 44b.1 / BOARDS, TYP. i 1mlu&�� IJuIII u IctARmiw. © CORNERSTONE ARCHITECTURAL GROUP III IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIpIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIUIIuull 1911,'111f',II111111" I IIP111111; tll,sul!IIRI; IV°Ilk,,.11l"I61k!III,31I ILlllllllllryllllllll III i I ua l'I Iiri. I101 pll lull IIII III 1 II I I IIIII IIIII I �' � Ilr II III IIII•IIIIPII' L1 ' I I Ir"JV... I _I I�'� If =Sjuur�,lriilll,IIIII'' ,,Ip II '. 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Lu O U W � H 00 Cn z = W 4 0 W w > HULTZ + BHU e n g i n e e r s i n c 1111 Fawcett Ave, Suite 100 Tacoma, WA 98402 Phone: (253) 383-3257 Fax: (253) 383-3283 general@hultzbhu.com Job Number: 16-037 E1.01 Attachment 3 6.1.a Cornerstone MANARCHITECTURALGROUP EDMONDS VISTA APPARTMENT COMPLEX 8509 244TH STREET SOUTHWEST EDMONDS, WA 98026 OWNER: ROY GURSLI ARCHITECT: STEVE BARNES Site Ariel View 04105/ 17 Aria] Attachment 4 Packet Pg. 59 6.1.a EDMONDS VISTA APPARTMENT COMPLEX 8509 244TH STREET SOUTHWEST Cornerstone EDMONDS, WA 9$026 ARCH I T E C T U R A L G R 0 U P OWNER: ROYGURSII ARCHITECT: STEVE BARNES 04/05/17 Building 1 Building 1 CV Attachment 4 Packet Pg. 60 6.1.a EDMONDS VISTA APPABTMENT COMPLEX Cornerstone, 8509 244TH STREET SOUTHWEST EDMONDS, WA 98026 ARCHITECTURAL G ROUP OWNER: ROY GURSLI ARCHITECT: STEVE BARNES 04/06/1 l Building 2 Building 2 CV Attachment 4 Packet Pg. 61 HAFgE1MY 9AT1EI NAIpERbY BATRN HIAYIETRIY BAIiEH xnwgElPoY BATIEn EnflEx BanR05, fTP, b01AV5, M, doA4n$ IxF. 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Z J HARpERANEL SMOOTH W/ SMOOTH a HARDETRIY BATTEN 90ARD5, IYP. 00 r N C E t V Q t a+ �3 0 m CIO M LO O O O r O N Z J d E Building 1 Building 1 Elevations 2 a Packet Pg. 63 6.1.a EAST VATION — BLDG. SCALE: 1/4"= 1'--C" EDMONDS VISTA APPARTMENT COMPLEX Cornerstone 8509 2 STREET SOUTHWEST EDMONDSDS, WA 98026 ARCHITECTURAL GROU P OWNER: ROY GURSLI ARCHITECT: STEVE BARNES 04/06/17 Building 2 Building 2 Elevations 1 Attachment 4 Packet Pg. 64 QYnnuul WNall 6 CORNER 11YY, rn XARQ'fPWM TZS UP 9RRIG (E' T.T — DIY YY T�RR;Y f ��-01118.1Y1 _ — r;LOBTH ELEVATION - BLDG. 2 mYa rlsi rn. R 1� IILNT FlxTRE,� 1YF . 6 COReFA xw�TErxR T.2f L/P ffiMO {F IXP09AC). fw'. - 2 . 10 1Rw, ffP - N '�Nid moom w/ Yloom HMIO[fRRI NAi1EH BOARDS TFP. t � to awa is � eouro TRNI. m iE' ;off ;c." e, l� H S9NIELEVATION -BLDG. 2 L SCALE: 1/4'= 1'-0" lI �— NwnreP IEia I wm RaaB iWAI vroom w/ loam xlm NoaB rwY� i NBOu mw. 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Subsurface Exploration, Geologic Hazard, and Geotechnicat Engineering Report EDMONDS APARTMENTS Edmonds, Washington Prepared For: CORNERSTONE ARCHITECTURAL GROUP Project No. KE140265A February 11, 2016 Attachment 5 Packet Pg. 66 6.1.a a s s o c i a t e d earth sciences February 11, 2016 Project No. KE140265A Mr. Roy Gursli c/o Cornerstone Architectural Group 6161 Northeast 175t" Street, Suite 101 Kenmore, Washington 98028 Attention: Mr. Steve Barnes Subject: Subsurface Exploration, Geologic Hazard, and Geotechnical Engineering Report Edmonds Apartments Edmonds, Washington Dear Mr. Barnes: We are pleased to present the enclosed copies of the above -referenced report. This report summarizes the results of our subsurface exploration, geologic hazard, and geotechnical engineering studies and offers recommendations for the preliminary design and development of the proposed project. Our recommendations are preliminary in that construction details have not been finalized at the time of this report. We have enjoyed working with you on this study and are confident that the recommendations presented in this report will aid in the successful completion of your project. If you should have any questions, or if we can be of additional help to you, please do not hesitate to call. Sincerely, ASSOCIATED EARTH SCIENCES, INC. Kirkland, Washington Kurt D. Merriman, P.E. Senior Principal Engineer KDM/pc KE140265A2 ProJects\20140265\KE\W P Kirkland Office 1911 Fifth Avenue I Kirkland, WA 98033 P 1425.827.7701 FI 425.827.5424 Everett Office 12911 % Hewitt Avenue, Suite 2 1 Everett, WA 98201 P 1425.259.0522 F 1425. 827.5424 Tacoma Office 1 1552 Commerce Street, Suite 102 1 Tacoma, WA 98402 P 1253.722.2992 F 1253.722.2993 www.aesgeo.com Attachment 5 1Packet Pg. 67 6.1.a SUBSURFACE EXPLORATION, GEOLOGIC HAZARD, AND GEOTECHNICAL ENGINEERING REPORT EDMONDS APARTMENTS Edmonds, Washington Prepared for: Mr. Roy Gursli c/o Cornerstone Architectural Group 6161 Northeast 175th Street, Suite 101 Kenmore, Washington 98028 Prepared by: Associated Earth Sciences, Inc. 91151h Avenue Kirkland, Washington 98033 425-827-7701 Fax: 425-827-5424 February 11, 2016 Project No. KE140265A Attachment 5 Packet Pg. 68 6.1.a Subsurface Exploration, Geologic Hazard, and Edmonds Apartments Geotechnical Engineering Report Edmonds, Washington Project and Site Conditions I. PROJECT AND SITE CONDITIONS 1.0 INTRODUCTION This report presents the results of Associated Earth Sciences, Inc.'s (AESI's) subsurface exploration, geologic hazard, and geotechnical engineering study for the Edmonds Apartments project, located 8509 244t" Avenue Southwest, in Edmonds, Washington (Figure 1). The site boundaries, the proposed building area, and the approximate locations of the explorations accomplished for this study are presented on the "Site and Exploration Plan," Figure 2. Logs of the subsurface explorations completed for this study are included in the Appendix. 1.1 Purpose and Scope The purpose of this study was to provide preliminary geotechnical engineering recommendations to be utilized in the design of the project. This study included a review of selected available geologic literature, excavation of three exploration pits, and performing geologic studies to assess the type, thickness, distribution, and physical properties of the subsurface sediments and depth of shallow ground water. Geotechnical engineering studies were completed to establish recommendations for the type of suitable foundations and floors, allowable foundation soil bearing pressure, anticipated foundation and floor settlement, and drainage considerations. Subsurface data was also used to formulate our conclusions regarding the feasibility of infiltrating storm water generated on -site. This report summarizes our fieldwork, and offers preliminary recommendations based on our present understanding of the project. We recommend that we be allowed to review the recommendations presented in this report, and revise them, if needed, when project plans have been developed. 1.2 Authorization Written authorization to proceed with this study was granted by Mr. Reider (Roy) Gursli by means of our signed scope of work and cost proposal. Our study was accomplished in general accordance with our proposal dated May 2, 2014. This report has been prepared for the exclusive use of Mr. Reider Gursli, the Cornerstone Architectural Group, and their agents, for specific application to this project. Within the limitations Of scope, schedule, and budget, our services have been performed in accordance with generally accepted geotechnical engineering and engineering geology practices in effect in this area at the time our report was prepared. No other warranty, express or implied, is made. February 11, 2016 ASSOCIATED EARTH SCIENCES, INC. DMG/pc—KE140265A2—ProjectsJ20140265JKElWP Page 1 Attachment 5 1Packet Pg. 69 6.1.a Subsurface Exploration, Geologic Hazard, and Edmonds Apartments Geotechnical Engineering Report Edmonds, Washington Proiect and Site Conditions 2.0 PROJECT AND SITE DESCRIPTION The project site consists of the parcel (Snohomish County Parcel No. 00463303200303) located at 8509 244th Avenue Southwest, with an approximate total area of approximately 2/3 acre in Edmonds, Washington. We understand that the proposed project will include demolition of two existing residential four-plex structures and the construction of new multifamily residential structures, along with associated access, parking, and utilities. We understand that infiltration is currently under consideration for the handling of storm water from the resulting impervious surfaces. For the purpose of preparing this report, we have assumed that the new structures will be constructed close to existing grades without the need for deep earthwork cuts or thick structural fills. We have assumed that light to moderate foundation loads typical of wood - framed, residential construction will be required. Should actual project design differ significantly from our assumptions, AESI should be allowed to review the report, and revise the recommendations, as appropriate. The site is bounded by existing multifamily residential structures to the north, south, and west. A restaurant and associated parking lots border the site to the east. Site access is from the south via a private drive connected to 244t" Street SW. The site currently contains two residential four-plex structures, an asphalt drive, and gravel parking pads. The property is vegetated with low grass with sparse, mature trees located along property boundaries. Site topography is gently sloping towards the east, with overall vertical relief visually estimated at about 20 feet. A moderately steep slope is present in the western half of the site, adjacent to the existing four-plex structure and gravel drive, and accommodates a grade change visually estimated at about 4 to 8 feet. A topographic survey of the site was not available at the time our subsurface exploration program was completed. 3.0 SUBSURFACE EXPLORATION Our subsurface exploration completed for this project included excavation of three exploration pits using an excavator subcontracted through AESI on September 28, 2015. The conclusions, and recommendations presented in this report are based on the explorations completed for this study. The locations and depths of the explorations were completed within site and budget constraints. In particular, the presence of underground utilities limited the locations where we could advance subsurface explorations. The exploration pits permitted direct visual observation of subsurface conditions. Materials encountered in the exploration pits were studied and classified in the field by a geotechnical February 11, 2016 ASSOCIATED EARTH SCIENCES, INC. DMG/pc—KE140265A2—ProjectsJ20140265JKE�WP Page 2 Attachment 5 1Packet Pg. 70 6.1.a Subsurface Exploration, Geologic Hazard, and Edmonds Apartments Geotechnical Engineering Report Edmonds, Washington Project and Site Conditions engineer from our firm. Selected samples were then transported to our laboratory for further visual classification, and testing, as necessary. 4.0 SUBSURFACE CONDITIONS Subsurface conditions at the project site were inferred from the field explorations accomplished for this study, visual reconnaissance of the site, and review of selected applicable geologic literature. As shown on the exploration logs, the exploration pits generally encountered topsoil and/or fill over unsorted, dense to very dense silty sand with variable amounts of gravel which we interpreted to be Vashon lodgement till. The following section presents more detailed subsurface information organized from the youngest to the oldest sediment types. Because of the nature of exploratory work below ground, extrapolation of subsurface conditions between field explorations is necessary. It should be noted that differing subsurface conditions may sometimes be present due to the random nature of deposition and the alteration of topography by past grading and/or filling. The nature and extent of any variations between the field explorations may not become fully evident until construction begins. 4.1 Stratigraphv Fill Although no fill soils were encountered in our explorations, it is likely that some areas of fill underlie portions of the site. Areas likely to contain fill include utility trenches and the area immediately surrounding the existing buildings. Topsoil A surficial, organic sod/topsoil layer was encountered at the locations of exploration pits EP-1 and EP-2. The sod/topsoil layer was approximately 6 inches thick. Because of its relatively loose condition and high organic content, the topsoil layer is not considered suitable for foundation support or for use in a structural fill. Gravel Driveway Pad Moderately compacted, crushed gravel was encountered in exploration pit EP-3 to a depth of about 1 foot below ground surface (bgs). This sequence is likely present around the site at other gravel driveway locations, and at the gravel parking pad south of the existing eastern February 11, 2016 ASSOCIATED EARTH SCIENCES, INC. DMG1Pc—KE140265A2—Projects �20140265JKEJWP Page 3 Attachment 5 1Packet Pg. 71 6.1.a Subsurface Exploration, Geologic Hazard, and Edmonds Apartments Geotechnical Engineering Report Edmonds, Washington Project and Site Conditions building. We recommend removal of the gravel pads and underlying loose soils, if present, in order to expose medium to very dense native sediments in load bearing areas. Vashon Lodgement Till Sediments encountered in all exploration pits generally consisted of unsorted, cemented, medium dense to very dense silty sand with variable quantities of gravel. These sediments were generally medium dense and tan within a couple feet of the surface, and became denser and greyer in color with depth. We interpret these sediments to be representative of Vashon lodgement till. Vashon lodgement till consists of sediments that were deposited directly from basal, debris -laden glacial ice during the Vashon Stade of the Fraser Glaciation, approximately 12,500 to 15,000 years ago. The high relative density characteristic of the Vashon lodgement till is due to its consolidation by the massive weight of the glacial ice from which it was deposited. The reduced density and lighter color observed within approximately 3 to 4 feet of the ground surface is interpreted to be due to weathering. At all exploration locations, the lodgement till extended beyond the maximum depths explored of approximately 5.5 to 8.5 feet. The lodgement till soils are suitable for foundation, floor, and pavement loads. Permeability of lodgement till is relatively low, and storm water infiltration into the till is not recommended. Published Geologic Map Our interpretations of subsurface conditions on -site are generally consistent with a published geologic map of the area, as represented by the Geologic Map of the Edmonds East and part of the Edmonds West quadrangles, Washington, by J.P. Minard (1983). The referenced map indicates that the project area is expected to be underlain at shallow depth by Vashon lodgement till. Our interpretation of lodgement till at the project site is in general agreement with the published geologic mapping of the site and vicinity. 4.2 Ff droio Ground water seepage was not encountered in any of the exploration pits excavated for our study at the time of exploration, September 28, 2015. It should be noted that the occurrence and level of ground water seepage at the site may vary in response to such factors as changes in season, precipitation, and site use. 4.3 Infiltration Feasibili Vashon lodgement till underlies the site to the maximum depth explored of about 8.5 feet bgs. Permeability of lodgement till is relatively low, and storm water infiltration into the till is not recommended. February 11, 2016 ASSOCIATED EARTH SCIENCES, INC. DMG/pc—KE140265A2—Projects �20140265�KOWP Page 4 Attachment 5 1Packet Pg. 72 6.1.a Subsurface Exploration, Geologic Hazard, and Edmonds Apartments Geotechnical Engineering Report Edmonds, Washington Geologic Hazards and Mitigations II. GEOLOGIC HAZARDS AND MITIGATIONS The following discussion of potential geologic hazards is based on the geologic, slope, and shallow ground water conditions as observed and discussed herein. 5.0 SEISMIC HAZARDS AND MITIGATIONS Earthquakes occur in the Puget Lowland with great regularity. The vast majority of these events are small and are usually not felt by people. However, large earthquakes do occur, as evidenced by the 1949, 7.2-magnitude event; the 2001, 6.8-magnitude event; and the 1965, 6.5-magnitude event. The 1949 earthquake appears to have been the largest in this region during recorded history and was centered in the Olympia area. Evaluation of earthquake return rates indicates that an earthquake of the magnitude between 5.5 and 6.0 is likely within a given 20-year period. Generally, there are four types of potential geologic hazards associated with large seismic events: 1) surficial ground rupture, 2) seismically induced landslides, 3) liquefaction, and 4) ground motion. The potential for each of these hazards to adversely impact the proposed project is discussed below. 5.1 Surficial Ground Rupture The nearest known fault trace to the project site is the South Whidbey Island Fault Zone (SWIFZ), located approximately 4 to 5 miles northeast of the site. A 2005 study by the U.S. Geological Survey (USGS) (Sherrod et al., 2005, Holocene Fault Scarps and Shallow Magnetic Anomalies Along the Southern Whidbey Island Fault Zone near Woodinville, Washington, Open - File Report 2005-1136, March 2005) reported that "strong" evidence of prehistoric earthquake activity has been observed along two fault strands thought to be part of the southeastward extension of the SWIFZ. The study suggests as many as nine earthquake events along the SWIFZ may have occurred within the last 16,400 years. The recognition of this fault splay is relatively new, and data pertaining to it are limited with the studies still ongoing. The recurrence interval of movement along this fault system is still unknown, although it is hypothesized w uc iII cxceSS vi wile L11UUba11u years. UUe tU Me suspected long recurrence interval for this fault zone, the potential for surficial ground rupture is considered to be low during the expected life of the proposed structure. 5.2 Seismically Induced Landslides It is our opinion that the potential risk of damage to the proposed development by seismically induced slope failures is low due to the slope across the site being very gentle and the February 11, 2016 ASSOCIATED EARTH SCIENCES, INC. DMG/pc-KE140265A2-Projects �20140265iKE�WP Page 5 Attachment 5 1Packet Pg. 73 6.1.a Subsurface Exploration, Geologic Hazard, and Edmonds Apartments Geotechnical Engineering Report Edmonds, Washington Geologic Hazards and Mitigations likelihood of the existing moderate on -site slope being re -graded during construction. We did not complete a quantitative slope stability analysis as part of this study, and none is warranted at this time, in our opinion. 5.3 Liquefaction It is our opinion that the risk of damage to the proposed structure by liquefaction is low due to the high relative density of the underlying sediments, and the lack of adverse ground water conditions. No mitigation of liquefaction hazards is recommended for the project. 5.4 Ground Motion It is our opinion that earthquake damage to the proposed structures, when founded on suitable bearing strata in accordance with the recommendations contained herein, will likely be caused by the intensity and acceleration associated with the event. Structural design of the buildings should follow 2012 International Building Code (IBC) standards using Site Class "D" as defined in Table 20.3-1 of American Society of Civil Engineers (ASCE) 7 — Minimum Design Loads for Buildings and Other Structures. 6.0 EROSION HAZARDS AND MITIGATIONS The lodgement till sediments contain a high percentage of silt and fine sand and are sensitive to erosion, particularly in the more steeply sloping portions of the site. In order to control erosion and reduce the amount of sediment transport off the site during construction, the following recommendations should be followed. 1. Construction activity should be scheduled or phased as much as possible to reduce the amount of earthwork activity that is performed during the winter months. 2. The winter performance of a site is dependent on a well -conceived plan for control of site erosion and storm water runoff. The project temporary erosion and sediment control (TESC) plan should include ground -cover measures, access roads, and staging areas. The contractor must implement and maintain the required measures. A site maintenance plan should be in place in the event storm water turbidity measurements are greater than the Washington State Department of Ecology (Ecology) standards. 3. TESC measures for a given area to be graded or otherwise worked should be installed soon after ground clearing. The recommended sequence of construction within a given area after clearing would be to install sediment traps and/or ponds and establish perimeter flow control prior to starting mass grading. February 11, 2016 ASSOCIATED EARTH SCIENCES, INC. DMG/pc—KE140265A2—Projects 120140265�KEJWP Page 6 Attachment 5 1Packet Pg. 74 6.1.a Subsurface Exploration, Geologic Hazard, and Edmonds Apartments Geotechnicol Engineering Report Edmonds, Washington Geologic Hazards and Mitigations 4. During the wetter months of the year, or when large storm events are predicted during the summer months, each work area should be stabilized so that if showers occur, the work area can receive the rainfall without excessive erosion or sediment transport. The required measures for an area to be "buttoned -up" will depend on the time of year and the duration the area will be left un-worked. During the winter months, areas that are to be left un-worked for more than 2 days should be mulched or covered with plastic. During the summer months, stabilization will usually consist of seal -rolling the subgrade. Such measures will aid in the contractor's ability to get back into a work area after a storm event. The stabilization process also includes establishing temporary storm water conveyance channels through work areas to route runoff to the approved treatment facilities. 5. All disturbed areas should be revegetated as soon as possible. If it is outside of the growing season, the disturbed areas should be covered with mulch, as recommended in the erosion control plan. Straw mulch provides a cost-effective cover measure and can be made wind -resistant with the application of a tackifier after it is placed. 6. Surface runoff and discharge should be controlled during and following development Uncontrolled discharge may promote erosion and sediment transport. 7. Soils that are to be reused around the site should be stored in such a manner as to reduce erosion from the stockpile. Protective measures may include, but are not limited to, covering with plastic sheeting, the use of low stockpiles in flat areas, or the use of silt fences around pile perimeters. 8. On -site erosion control inspections and turbidity monitoring (when required) should be performed in accordance with Ecology requirements. Weekly and monthly reporting to Ecology should be performed on a regularly scheduled basis. Temporary and permanent erosion control and drainage measures should be adjusted and maintained, as necessary, for the duration of project construction. It is our opinion that with the proper implementation of the TESC plans and by field -adjusting appropriate mitigation elements (best management practices [BMPs]) throughout construction, as recommienaea by the erosion control inspector, the potential adverse impacts from erosion hazards on the project may be mitigated. February 11, 2016 ASSOCIATED EARTH SCIENCES, INC. DMG/pc—KE140265A2—Projects �20140265iKE�WP Page 7 Attachment 5 Packet Pg. 75 6.1.a Subsurface Exploration, Geologic Hazard, and Edmonds Apartments Geotechnical Engineering Report Edmonds, Washington Preliminary Design Recommendations III. PRELIMINARY DESIGN RECOMMENDATIONS 7.0 INTRODUCTION Our exploration indicates that, from a geotechnical standpoint, the parcel is suitable for the proposed development provided the recommendations contained herein are properly followed. The foundation bearing stratum is relatively shallow and conventional spread - footing foundations may be utilized. Consequently, foundations bearing on either the medium dense to very dense, natural glacial sediments or on structural fill placed over these sediments are capable of providing suitable building support. Infiltration of on -site stormwater is not recommended due to the presence of low -permeability lodgement till underlying the site. 8.0 SITE PREPARATION 8.1 Clearing and Strippin Site preparation of the planned building areas should include removal of all trees, brush, debris, and any other deleterious materials. These unsuitable materials should be properly disposed of off -site. Additionally, all organic topsoil within the proposed building area, or areas to receive structural fill should be removed and the remaining roots grubbed. Areas where loose surficial soils exist due to grubbing operations should be considered as fill to the depth of disturbance and treated as subsequently recommended for structural fill placement. Any existing fill soils below footing areas should be stripped down to the underlying, medium dense to dense natural sediments. These sediments were not encountered in our explorations, but can vary locally, particularly in the vicinity of the existing residences and associated buried utilities. 8.2 Temporary and Permanent Slopes In our opinion, stable construction slopes should be the responsibility of the contractor and should be determined during construction based on the local conditions encountered at that time. For planning purposes, we anticipate that temporary, unsupported cut slopes within the medium dense to very dense lodgement till sediments can be planned up to a 1H:1V (Horizontal:Vertical) inclination. Permanent cut and structural fill slopes should not exceed an inclination of 2H:1V. Permanent non-structural landscape fill should not exceed a 3H:1V inclination. As is typical with earthwork operations, some sloughing and raveling may occur, and cut slopes may have to be adjusted in the field. In addition, WISHA/OSHA regulations should be followed at all times. February 11, 2016 ASSOCIATED EARTH SCIENCES, INC. DMG/pc—KE140265A2—Projects �20140265�KE�WP Page 8 Attachment 5 Packet Pg. 76 6.1.a Subsurface Exploration, Geologic Hazard, and Edmonds Apartments Geotechnical Engineering Report Edmonds, Washington Preliminary Design Recommendations Site Disturbance The lodgement till sediments contain a high percentage of fine-grained material, which makes them moisture -sensitive and subject to disturbance when wet. The contractor must use care during site preparation and excavation operations so that the underlying soils are not softened. If disturbance occurs, the softened soils should be removed and the area brought to grade with structural fill. If crushed rock is considered for the access and staging areas, it should be underlain by stabilization fabric (such as Mirafi 50OX or approved equivalent) to reduce the potential of fine-grained materials pumping up through the rock and turning the area to mud. The fabric will also aid in supporting construction equipment, thus reducing the amount of crushed rock required. We recommend that at least 10 inches of rock be placed over the fabric; however, due to the variable nature of the near -surface soils and differences in wheel loads, this thickness may have to be adjusted by the contractor in the field. Crushed rock used for access and staging areas should be of at least 2-inch size. 9.0 STRUCTURAL FILL Placement of structural fill may be necessary to establish desired grades in some areas. All references to structural fill in this report refer to subgrade preparation, fill type, and placement and compaction of materials as discussed in this section. If a percentage of compaction is specified under another section of this report, the value given in that section should be used. 9.1 Suberade Compaction After overexcavation/stripping has been performed to the satisfaction of the geotechnical engineer/engineering geologist, the upper 12 inches of exposed ground should be recompacted to a firm and unyielding condition. If the subgrade contains too much moisture, suitable recompaction may be difficult or impossible to attain and should probably not be attempted. In lieu of recompaction, the area to receive fill should be blanketed with washed rock or quarry spalls to act as a capillary break between the new fill and the wet subgrade. Where the exposed ground remains soft and further overexcavation is impractical, placement of an engineering stabilization fabric may be necessary to prevent contamination of the free - draining layer by silt migration from below. After recompaction of the exposed ground is tested and approved, or a free -draining rock course is laid, structural fill may be placed to attain desired grades. February 11, 2016 ASSOCIATED EARTH SCIENCES, INC. DMG/pc—KE140265A2—Projects �201402651KEIWP Page 9 Attachment 5 1Packet Pg. 77 6.1.a Subsurface Exploration, Geologic Hazard, and Edmonds Apartments Geotechnical Engineering Report Edmonds, Washington Preliminary Design Recommendations 9.2 Structural Fill Compaction Structural fill is defined as non -organic soil, acceptable to the geotechnical engineer, placed in maximum 10-inch loose lifts with each lift being compacted to at least 95 percent of the modified Proctor maximum dry density using American Society for Testing and Materials (ASTM):D 1557 as the standard. Utility trench backfill should be placed and compacted in accordance with applicable municipal codes and standards. The top of the compacted fill should extend horizontally a minimum distance of 3 feet beyond footings or pavement edges before sloping down at an angle no steeper than 2H:1V. Fill slopes should either be overbuilt and trimmed back to final grade or surface -compacted to the specified density. 9.3 Moisture -Sensitive Fill Soils in which the amount of fine-grained material (smaller than No. 200 sieve) is greater than approximately 5 percent (measured on the minus No. 4 sieve size) should be considered moisture -sensitive. Use of moisture -sensitive soil in structural fills should be limited to favorable dry weather conditions. The on -site sediments below the root zone are suitable for use as structural fill; however, the lodgement till sediments contain significant amounts of silt and are considered highly moisture -sensitive. If the moisture content of these sediments is elevated at the time of construction, moisture -conditioning would be recommended prior to their use as structural fill. Such moisture -conditioning could consist of spreading out and aerating the soil out during periods of warm, dry weather. Construction equipment traversing the site when the soils are very moist or wet can cause considerable disturbance. If fill is placed during wet weather or if proper compaction cannot be attained, a select import or on -site material consisting of a clean, free -draining gravel and/or sand should be used. Free -draining fill consists of non -organic soil with the amount of fine-grained material limited to 5 percent by weight when measured on the minus No. 4 sieve fraction. 9.4 Structural Fill Testin The contractor should note that any proposed fill soils must be evaluated by AESI prior to their use in fills. This would require that we have a sample of the material at least 3 business days in advance to perform a Proctor test and determine its field compaction standard. A representative from our firm should inspect the stripped subgrade and be present during placement of structural fill to observe the work and perform a representative number of in - place density tests. In this way, the adequacy of the earthwork may be evaluated as filling progresses and any problem areas may be corrected at that time. It is important to understand that taking random compaction tests on a part-time basis will not assure uniformity or February 11, 2015 ASSOCIATED EARTH SCIENCES, INC. DMG/pc—KE140265A2—Projects �201402651KE�WP Page 10 Attachment 5 1Packet Pg. 78 6.1.a Subsurface Exploration, Geologic Hazard, and Edmonds Apartments Geotechnical Engineering Report Edmonds, Washington Preliminary Design Recommendations acceptable performance of a fill. As such, we are available to aid the owner in developing a suitable monitoring and testing frequency. 10.0 FOUNDATIONS 10.1 Allowable Soil Bearing Pressure Spread footings may be used for building support when founded either directly on the medium dense to very dense, natural lodgement till, or on structural fill placed over these materials. Lodgement till sediments suitable for foundation support were encountered in our explorations at depths of approximately 2 to 3.5 feet but may be locally deeper, particularly in the vicinity of the existing structures and buried utilities. For footings founded either directly upon the medium dense to very dense glacial sediments, or on structural fill as described above, we recommend that an allowable bearing pressure of 3,000 pounds per square foot (psf) be used for design purposes, including both dead and live loads. We recommend that the footing subgrade be recompacted to a firm and unyielding condition prior to footing placement. An increase in the allowable bearing pressure of one-third may be used for short- term wind or seismic loading. If structural fill is placed below footing areas, the structural fill should extend horizontally beyond the footing edges a distance equal to or greater than the thickness of the fill. 10.2 Footing Depths Perimeter footings for the proposed building should be buried a minimum of 18 inches into the surrounding soil for frost protection. No minimum burial depth is required for interior footings; however, all footings must penetrate to the prescribed stratum, and no footings should be founded in or above loose, organic, or existing fill soils. 10.3 Footings Adjacent to Cuts The area bounded by lines extending downward at 1H:1V from any footing must not intersect another footing or intersect a filled area that has not been compacted to at least 95 percent of AS IVI:D 1557. in addition, a 1.5H:!V line extending down from any footing must not daylight because sloughing or raveling may eventually undermine the footing. Thus footings should not be placed near the edges of steps or cuts in the bearing soils. February 11, 2016 ASSOCIATED EARTH SCIENCES, INC. DMG/pc—KE140265A2—Projects �20140265JKE�WP Page 11 Attachment 5 1Packet Pg. 79 6.1.a Subsurface Exploration, Geologic Hazard, and Edmonds Apartments Geotechnical Engineering Report Edmonds, Washington Preliminary Design Recommendations 10.4 Footinp, Settlement Anticipated settlement of footings founded as described above should be on the order of 1 inch or less. However, disturbed soil not removed from footing excavations prior to footing placement could result in increased settlements. 10.5 Footing Subgrade Bearing Verification All footing areas should be observed by AESI prior to placing concrete to verify that the exposed soils can support the design foundation bearing capacity and that construction conforms with the recommendations in this report. Foundation bearing verification may also be required by the governing municipality. 10.6 Foundation Drainage Perimeter footing drains should be provided as discussed under the "Drainage Considerations" section of this report. 11.0 LATERAL WALL PRESSURES All backfill behind walls or around foundations should be placed following our recommendations for structural fill and as described in this section of the report. Horizontally backfilled walls, which are free to yield laterally at least 0.1 percent of their height, may be designed using an equivalent fluid equal to 35 pounds per cubic foot (pcf). Fully restrained, horizontally backfilled, rigid walls that cannot yield should be designed for an equivalent fluid of 50 pcf. Walls that retain sloping backfill at a maximum angle of 50 percent should be designed for 60 pcf for yielding conditions and 75 pcf for restrained conditions. If parking areas or driveways are adjacent to walls, a surcharge equivalent to 2 feet of soil should be added to the wall height in determining lateral design forces. 11.1 Wall Backfill The lateral pressures presented above are based on the conditions of a uniform backfill consisting of either the on -site glacial sediments or imported sand and gravel compacted to 90 percent of ASTM:D 1557. A higher degree of compaction is not recommended, as this will increase the pressure acting on the walls. A lower compaction may result in unacceptable settlement behind the walls. Thus, the compaction level is critical and must be tested by our firm during placement. February 11, 2016 ASSOCIATED EARTH SCIENCES, INC. DMG/pc—KE140265A2—Projects 120140265�KE�WP Page 12 Attachment 5 1Packet Pg. 80 6.1.a Subsurface Exploration, Geologic Hazard, and Edmonds Apartments Geotechnical Engineering Report Edmonds, Washington Preliminary Design Recommendations 11.2 Wall Drainage It is imperative that proper drainage be provided so that hydrostatic pressures do not develop against the walls. This would involve installation of a minimum 1-foot-wide blanket drain for the full wall height using imported, washed gravel against the walls. 11.3 Passive Resistance and Friction Factor Lateral loads can be resisted by friction between the foundation and the natural, medium dense to dense glacial sediments or supporting structural fill soils, or by "passive" earth pressure acting on the buried portions of the foundations. The foundations must be backfilled with compacted structural fill to achieve the passive resistance provided below. We recommend the following design parameters: • Passive equivalent fluid = 250 pcf • Coefficient of friction = 0.30 11.4 Seismic Surcharge As required by the 2012 IBC, retaining wall design should include a seismic surcharge pressure in addition to the equivalent fluid pressures presented above. Considering the site soils and the recommended wall backfill materials, we recommend a seismic surcharge pressure of 5H and 10H psf, where H is the wall height in feet for the "active" and "at -rest" loading conditions, respectively. The seismic surcharge should be modeled as a rectangular distribution with the resultant applied at the midpoint of the walls. 12.0 FLOOR SUPPORT Slab -on -grade floors may be constructed either directly on the medium dense to very dense natural sediments, or on structural fill placed over these materials. Areas of the slab subgrade that are disturbed (loosened) during construction should be recompacted to an unyielding condition prior to placing the pea gravel, as described below. We recommend that structural fill be placed below slab -on -grade floors where necessary to raise floor subgrades above the seasonal high water table. If moisture intrusion through slab -on -grade floors is to be limited, the floors should be constructed atop a capillary break consisting of a minimum thickness of 4 inches of washed pea gravel or washed crushed rock. The pea gravel/crushed rock should be overlain by a 10-mil (minimum thickness) plastic vapor retarder. February 11, 2016 ASSOCIATED EARTH SCIENCES, INC. DMG/pc—KE140265A2—Projects �20140265JKEIWP Page 13 Attachment 5 1Packet Pg. 81 6.1.a Subsurface Exploration, Geologic Hazard, and Edmonds Apartments Geotechnical Engineering Report Edmonds, Washington Preliminary Design Recommendations 13.0 DRAINAGE CONSIDERATIONS Most of the natural glacial sediments encountered in our explorations contained significant amounts of silt and are considered to be highly moisture -sensitive. Traffic from vehicles, construction equipment, and even foot traffic across these sediments when they are very moist or wet will result in disturbance of the otherwise firm stratum. Therefore, prior to site work and construction, the contractor should be prepared to provide drainage and subgrade protection, as necessary. 13.1 Wall/Foundation Drains All retaining and perimeter footing walls should be provided with a drain at the footing elevation. The drains should consist of rigid, perforated, polyvinyl chloride (PVC) pipe surrounded by washed pea gravel. The level of the perforations in the pipe should be set approximately 2 inches below the bottom of the footing, and the drains should be constructed with sufficient gradient to allow gravity discharge away from the building. All retaining walls should be lined with a minimum, 12-inch-thick, washed gravel blanket provided to within 1 foot of finish grade, and which ties into the footing drain. Roof and surface runoff should not discharge into the footing drain system, but should be handled by a separate, rigid, tightline drain. Exterior grades adjacent to walls should be sloped downward away from the structure to achieve surface drainage. Final exterior grades should promote free and positive drainage away from the building at all times. Water must not be allowed to pond or to collect adjacent to the foundation or within the immediate building area. It is recommended that a gradient of at least 3 percent for a minimum distance of 10 feet from the building perimeter be provided, except in paved locations. In paved locations, a minimum gradient of 1 percent should be provided unless provisions are included for collection and disposal of surface water adjacent to the structure. Additionally, pavement subgrades should be crowned to provide drainage toward catch basins and pavement edges. 14.0 DETENTION VAULT We anticipate that the proposed project may utilize a vault for detention of storm water generated on site. The vault may be constructed of cast -in -place concrete walls, likely with prefabricated flat roof panels. For storm water vault foundation elements cast on very dense lodgement till sediments, prepared as recommended above, we recommend designing for an allowable foundation soil bearing pressure of 5,000 psf. This value may be increased by one-third to accommodate transient wind and seismic loads. The vault may be designed to resist lateral earth pressures represented by an equivalent fluid of 35 pcf if the walls are free to February 11, 2016 ASSOCIATED EARTH SCIENCES, INC. DMG/Pc— KE140265A2 —Projects 1201402651KEI WP Page 14 Attachment 5 1Packet Pg. 82 6.1.a Subsurface Exploration, Geologic Hazard, and Edmonds Apartments Geotechnical Engineering Report Edmonds, Washington Preliminary Design Recommendations yield during backfill placement, and 50 pcf if the walls are structurally restrained from deflection during backfill. An allowable base friction coefficient of 0.32 may be assumed. These lateral pressures assume that the walls will be provided with a blanket drain that extends from the ground surface and connects to a footing drain at the foundation elevation. If a footing drain is not installed, or if the footing drain is constructed higher than the base of foundation due to available discharge locations, lateral earth pressures used for design should be adjusted to reflect saturated conditions below the level of the footing drain. A saturated, restrained lateral earth pressure of 90 pcf should be assumed for design. If roads or parking areas are to be constructed above the vault, a lateral earth pressure surcharge equivalent to 2 additional feet of soil should be added. 15.0 PROJECT DESIGN AND CONSTRUCTION MONITORING We are available to provide additional geotechnical consultation as the project design develops and possibly changes from that upon which this report is based. If significant changes in grading are made, we recommend that AESI perform a geotechnical review of the plans prior to final design completion. In this way, our earthwork and foundation recommendations may be properly interpreted and implemented in the design. We are also available to provide geotechnical engineering and monitoring services during construction. The integrity of the foundations depends on proper site preparation and construction procedures. In addition, engineering decisions may have to be made in the field in the event that variations in subsurface conditions become apparent. Construction monitoring services are not part of this current scope of work. If these services are desired, please let us know, and we will prepare a proposal. February 11, 2016 ASSOCIATED EARTH SCIENCES, INC. DMG/pc—KE140265A2—Projects 120140265�KE�WP Page 15 Attachment 5 1Packet Pg. 83 6.1.a Subsurface Exploration, Geologic Hazard, and Edmonds Apartments Geotechnical Engineering Report Edmonds, Washington Preliminary Design Recommendations We have enjoyed working with you on this study and are confident that these recommendations will aid in the successful completion of your project. If you should have any questions, or require further assistance, please do not hesitate to call. Sincerely, ASSOCIATED EARTH SCIENCES, INC. Kirkland, Washington p, MEN d:�� 1 23E8G � 'e, Danika M. Globokar, E.I.T., G.I.T. Kurt D. Merriman, P.E. Senior Staff Geotechnical Engineer Senior Principal Engineer Attachments: Figure 1: Vicinity Map Figure 2: Site and Exploration Plan Appendix: Exploration Logs February 11, 2016 ASSOCIATED EARTH SCIENCES, INC. DMG/pc—KE140265A2—PrajerrsJ20140265JKEJWP Page 16 Attachment 5 1Packet Pg. 84 Document Path- KIGS5 ProjecTs4 m M m m M m Z - M m U) G-) r � o z O U n 0 _. U) n O m ro r.- to a 7 Pro+ectVicinity_Sno mxd .J� • ++, • ti RampJ� dSQ�S I �� :� • � � 4:: S.,],�� Ali _'i^. • eo.� n_� m�:fir �� _' .__"r�^'�-�i?. • - � -__ � `��rf�`.�`- .�� .' �1•i� '1.. r�"_ .._.- _:: a •_-;t.. T2 - w r i'• .. C rr- -• "' m M mo- ... / my . � �r•. / , .�� i'. Z Z� (� not 1 I t -e• S i' • _ y_. •••+' 1 . -. It z - r' m C�•,� /w Z CO ni- ;D� `— ! . i '.T�•. it �y .. --..., .fr •-y.... I, r-' • 4 t- •• • • 'A YS. _ O cI h. .. ` Sys -. t+At ['.£E ^ y '+��_� ti _{r • f _ ".;*ter . �r x', l•�' ;� �'` .� rn oN C D Attachment: PLN20160053 Staff Report with Attachments (2189 : PLN20160053 Edmonds Vista Apartments Design Review Public Hearing) 6.1.a a 0 W NOTE: BLACK AND WHITE REPRODUCTION OF THIS COLOR ORIGINAL MAY FEET REFERENCE: BING 2010 / CORNERSTONE REDUCE ITS EFFECTIVENESS AND LEAD TO INCORRECT INTERPRETATION. a s s o c i a t e d SITE AND EXPLORATION PLAN FIGURE 2 f earth sciences EDMONDS APARTMENTS DATE 10/15 4a I n c o r p c r a t e d EDMONDS, WASHINGTON PROJ NO KE140265A Attachment 5 Packet Pg. 86 6.1.a APPENDIX Exploration Logs a� C to x 2 a 3 a� a� o: T 0 w C 0 E L Q Q r C 0 E W M M) O O tD T- CD N Z J (L a) CO T" N to r-+ C 0 E L 0 R Q t r L 0 Q 0 w Cu N M tO O O to r O N Z J d r C 0 E M 0 R Attachment 5 Packet Pg. 87 6.1.a 0 Well -graded gravel and Terms Describing Relative Density and Consistency 2 '15�N gaga Gw gravel with sand, little to DensitySPFt blows/foot m o o no fines Very Loose 0 to 4 Coarse- Loose 4 to 10 d > v ; o>.1 , ° ° ° o 0 Poorly -graded gravel Grained Soils Medium Dense 10 to 30 Test Symbols 0 m ov vt , o ° o GP and gravel with sand, Dense 30 to 50 G=Grain Size o o ID 000a ° ° „o ° o o little to no fines Very Dense >50 M= Moisture Content a 0 o Z 0 r- Consistenc SFT%0 Mlfcot A = Atterberg Limits 0 0 Z to o , " Silty gravel and silty Very Soft 0 to 2 C =Chemical o r �N GM gravel with sand Fine- Soft 2 to 4 DID= Dry Density 'D a� 2 M m .. 0 0 0 Grained Soils Medium Stiff 4 to 8 K=Permeability m 0 Z o Stiff 8 to 15 N Clayey gravel and Very Stiff 15 to 30 a m NI GC clayey gravel with sand Hard >30 Component Definitions $ M Descriptive Term Size Range and Sieve Number r= Well -graded sand and w 01 Sys sand with gravel, little Boulders Larger than 12° o to no fines Cobbles 3" to 12" ti m -:::� _'=' Gravel 3" to No, 4 (4.75 mm) y f2 d m > kn - Poorly -graded raded sand Y-9 Coarse Gravel 3" to 3/4" in t j °' ''s SP and sand with gravel, Fine Gravel 3/4" to No. 4 (4.75 mm) v little to no fines Sand No. 4 (4.75 mm) to No. 200 (0.075 mm) `o Z Coarse Sand No. 4 (4.75 mm) to No. 10 (2.00 mm) y Silty sand and Medium Sand No. 10 (2.00 mm) to No. 40 (0.425 mm) E2 2.m. s= SM silty sand with Fine Sand No. 40 (0.425 mm) to No. 200 (0.075 mm) m v m o a : • •' gravel Silt and Clay Smaller than No. 200 (0.075 mm) tl Lo co N . Clayey sand and (3) Estimated Percentage Moisture Content NI SC clayey sand with gravel Component Percentage by Weight Dry - Absence of moisture, co dusty, dry to the touch Trace <5 Slightly Moist -Perceptible Silt, sandy silt, gravelly silt, moisture ? eo, ML silt with sand or gravel Some 5 to <12 Moist - Damp but no visible U5 M Modifier 12 to <30 water g T (silty, sandy, gravelly) Very Moist - Water visible but free draining Clay of low to medium N U D plasticity; silty, sandy, or not 0 z m C CL gravelly clay, lean Clay Very modifier 30 to <50 Wet - Visible free water, usually a 2 E (silty, sandy, gravelly) from below water table Organic clay or silt of low Symbols = — OL plasticity Blows/6" or 0 — _ Sampler portion of 6" Cement grout TypeIn/ surface seal Elastic silt, clayey silt, silt i Sampler Type 2.0 OD15 Bentonite e MH with micaceous or Description Split-Sps — seal o diatomaceous fine sand or Sampler3.0" OD Split -Spoon Sam ler p ;- Filter pack with y T� silt (SPT)3.25" OD Split -Spoon Ring Sampler p1 := blank casing Clay of high plasticity, o itl ° Bulk sa section a-°i c � CH sandy or gravelly clay, fat 3.0" OD Thin -Wall Tube Sampler screened casing o E clay with sand or gravel (including Shelby tube) warn ling Rack _ Grab Sa End ca p ifiir Organic clay or silt of at Portion not recovered p) t4) Percentage by dry weight Depth of ground water OH medium to high plasticity (2) (SPT) Standard Penetration Test 1 ATD = At time of drilling (ASTM D-1586) Q Static water level (date) Peat, muck and other t3) In General Accordance with :EQ' v, N PT highly organic soils Standard Practice for Description ts) Combined USCS symbols ° used for = p and Identification of Soils (ASTM D-2488) fines between 5%and 12/0 Classificatlons of soils In this report are based on visual field and/or laboratory observations, which include density/consistency, moisture condition, grain size, and plasticity estimates and should not be construed to Imply field or laboratory testing unless presented herein. Visual -manual and/or laboratory classification methods of ASTiv. A-2407 and D 2488 were used as an identification guide for the Unified Soil Classification System. �i S a s s o c i a t e d earth sciences EXPLORATION LOG KEY FIGURE Al E i n c o r p o r a t e d 0 s Attachment 5 1Packet Pg. 88 LOG OF EXPLORATION PIT NO. EP-1 This lag ispart of the report prepared by Associated Earth Sciences, Inc, (AESI) for the named rajeet and should be read y together nnth that report For complete interpretation. This summary appplies only So the location olhis tr�ch at the time of excavation. Subsurfaee conditions may change at this location with the passage of time. The data presented are a simplfication ❑ of actual conditions encountered. DESCRIPTION Topsoil 1 Loose, moist, reddish brown, silty SAND; with scattered rootlets and organics; unsorted (SM). 2 Weathered Vashon Lodgement Till Loose to medium dense, moist, brown, silty fine to medium SAND, some fine to coarse gravel; 3 unsorted (SM). 4 Vashon Lodgement Till f Dense, moist, brownish gray, very gravelly, silty SAND; unsorted; diamict texture (SM). 5 Very dense, moist, brownish gray, silty SAND, some gravel; cemented; unsorted; diamict texture (SM). 6 1 7 8 As above. 9 Bottom of exploration pit at depth 8.5 feet No seepage. No caving. 10 11 12 13 14 15 16 17 18 19 � 4V O N Edmonds Apartments a Edmonds, WA a associated Project No. KE140265A o Logged by: DMG earth sciences F Approved by: CJK 48 i n t o r p o r a t e d 9/28/15 U Y Attachment 5 Packet Pg. 89 6.1.a LOG OF EXPLORATION PIT NO. EP-2 This log is pars of the report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together nfiih that report Far complete interpretation. This summary a pl;es only to the location of th[s trench at the time of excavation. Subsurface conditions may change at this location with the passage of time. The data presented are a simplfication 0 of actual conditions encountered. DESCRIPTION Topsoil 1 Loose, slightly moist, brown, silty SAND; abundant rootlets; unsorted (SM). ----------------- 2]...Washed 1-inch gravel (old drain fieldlutility?) in half of pit. --- Vashon Lodgement Till 3 -1 Medium dense to dense, slightly moist, tan, gravelly, silty SAND; unsorted; diamict texture (SM). 4 Becoming more dense. 5 Very dense, moist, brownish gray, gravelly, silty SAND; cemented; unsorted; diamict texture (SM). 6 Bottom of exploration pit at depth 6 feet 7 No seepage. No caving. Refusal at 6 feet. 8 9 10 11 12 13 14 15 16 17 18 19 Edmonds Apartments Edmonds, WA a s s o c i a t e d Project No. KE140265A Logged by: DMG earth sciences Approved by: CJK i n c o r p o r a t e d 9/28/15 Attachment 5 Packet Pg. 90 LOG OF EXPLORATION PIT NO. EP-3 LThis log is par! of lire report prepared by Associated Earth Sciences, Inc. (AESI) for the named project and should be read together nn1h Thal report for complete Interpretation. This summary Vies only to the location of this trench at the time of aa) excavation. Subsurface conditions may change at this ]oration with the passage of time. The data presented are a simplfication 0 of actual conditions encountered. 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 DESCRIPTION Gravel Driveway Part Vashon Lodgement Till Medium dense to dense, slightly moist, tan, very gravelly, silty SAND; unsorted; diamict texture (SM). Becoming more dense. Very dense, moist, brownish gray, silty to very silty, fine SAND, some gravel to gravelly; cemented; unsorted; diamict texture (SM). Bottom of exploration pit at depth 5.5 feet No seepage. No caving. Logged by: DMG Approved by: CJK Edmonds Apartments Edmonds, WA a s s o c i a t e d earth sciences incorporated Project No. KE140265A 9/28/15 Attachment 5 1Packet Pg. 91 6.1.a TERRAFORMA DESIGN GROUP PRELIMINARY TECHNICAL INFORMATION REPORT EDMONDS APARTMENTS LOCATION: 8509 244th Street SW Edmonds, WA 98026 ISSUE DATE: May 26, 2017 PREPARED FOR: Roy Gursli /0ya~~+• I • � 1 I 5/26/2017 CIVIL ENGINEERING & LANDSCAPE ARCHITECTURE 5027 5151 Avenue SW Seattle WA 98136 phone 206.923.0590 website tiaww. forma esi n rou c Attachment 6 1Packet Pg. 92 6.1.a EDMONDS APARTMENTS: PRELIMINARY TECHNICAL INFORMATION REPORT TABLE OF CONTENTS 1. PROJECT OVERVIEW & MAPS 1 2. EXISTING CONDITIONS SUMMARY 3 3. OFF -SITE ANALYSIS REPORT 5 4. SUMMARY OF MINIMUM REQUIREMENTS 5 5. PERMANENT STORMWATER CONTROL PLAN 13 6. CONSTRUCTION STORMWATER POLLUTION PREVENTION PLAN 17 7. SPECIAL REPORTS & STUDIES 17 8. OTHER PERMITS 17 9. OPERATION MAINTENANCE MANUAL, SOURCE CONTROL 17 10. BOND QUANTITIES WORKSHEET 17 APPENDIX A — DRAINAGE CALCULATIONS APPENDIX B — DOWNSTREAM STUDY APPENDIX C — GEOTECHNICAL REPORT APPENDIX D — SITE & DRAINAGE PLANS Attachment 6 Packet Pg. 93 6.1.a EDMONDS APARTMENTS: PRELIMINARY TECHNICAL INFORMATION REPORT SECTION 1 - PROJECT OVERVIEW AND MAPS This Preliminary Technical Information Report for the Edmonds Apartments has been submitted to the City of Edmonds as part of our SEPA and Design Review Application. Project Proponent: Roy Gursli Property Area: 0.67 acres Total Project Area: 0.71 acres Site Location: 8509 SW 244th Street, Edmonds, WA 98026 SW'/<of SEC. 31, T27N, R4E, Snohomish County Parcel ID: 00463303200303 Required Permits: Design Review, SEPA, Grading Permit, Building Permit, The proposed Edmonds Apartments development consists of a 2 building, 2-story, apartment complex located at 8509 SW 244th Street, in Edmonds, WA. The property currently includes 2 single family homes with driveways and grass areas across the 0.67 acre property. The Applicant, Roy Gursli, proposes to develop the property for the proposed buildings, parking, landscaping, utilities and drainage facilities. The existing strutures, driveways and landscaping will be removed. The project will require drainage review from the City of Edmonds and compliance with the 2014 Washington State Department of Ecology Surface Water Design Manual as amended by the 2017 City of Edmonds Stormwater Code and 2017 Edmonds Stormwater Addendum. Since the development includes greater than 5000 sf of New Impervious Surface, the project is claissified as a Category 2 Small Site and all 11 Minimum Technical Requirements apply. Onsite drainage improvements include roof drains, area drains and catch basins to collect the proposed roof, walkway, pavement and landscape areas. A bioretention swale is proposed at the southeast corner of the site provide provide Enhanced Treatment for the pollution generating impervious surfaces. An underground Stormtech chamber system is proposed for the onsite flow control. The Stormtech system and bioretention swale will also be open to the native subsoils thereby acting as a Stormwater Management BMP for limited onsite retention. Page 1 Attachment 6 Packet Pg. 94 6.1.a EDMONDS APARTMENTS: PRELIMINARY TECHNICAL INFORMATION REPORT E 242nd St SW Q: SITE !//� ,.�, •alselWw�w.wp F� 24-4th St SIB K x O g E w VICINITY MAP SCALE: N. T, S. ADDRESS: 8509 244th Street SW, Edmonds S-T-R: SW'/< of SEC. 31, T27N, R4E, Snohomish County Attachment 6 Page 2 Packet Pg. 95 6.1.a EDMONDS APARTMENTS: PRELIMINARY TECHNICAL INFORMATION REPORT SECTION 2 - EXISTING CONDITIONS SUMMARY The 0.67-acre property includes two single-family residential structures. Access to the site is provided by a paved driveway and access easement to 244th Street SW to the south. The site is bordered on the south, north and west by multi -family residential complexes. A commercial property is located along the east property boundary. Cover types on the site include two single-family residential structures, paved & gravel driveways, and areas of lawn and landscape. The site is flat to moderate in gradient and generally slopes downward from the west to the east property boundary. The elevation of the site ranges from about 458 feet (NAVD 88) in the west portion of the site to a low point of 440 feet in the southeast corner. Based on the Snohomish County Soil Survey (U.S. Department of Agriculture, 1983) the site and surrounding area consists of Vashon Lodgement Till to a depth of 8.5 feel below grade. Permeability of the lodgement till is relatively low, therefore, storm infiltration is unlikely for the site. The site is located within the Edmonds Way basin. No stormwater infrastructure currently exists on the property. Page 3 Attachment 6 Packet Pg. 96 6.1.a EDMONDS APARTMENTS: PRELIMINARY TECHNICAL INFORMATION REPORT + SE 244TH STREET SW EXISTING SITE AERIAL Page 4 Attachment 6 Packet Pg. 97 6.1.a EDMONDS APARTMENTS: PRELIMINARY TECHNICAL INFORMATION REPORT SECTION 3 - OFFSITE ANALYSIS REPORT Sheet flow from the southeast corner of the site follows the paved access driveway that enters the site and then flows to an adjacent parking lot to the east. Stormwater flows in a northerly direction across the parking lot and is collected in a Type 1 catch basin. An 8-inch diameter pipe conveys stormwater to the north to an outfall along the north edge of the parking lot. The pipe outfall is in an area of dense briars and flows towards a parcel that was deeded from WSDOT to Snohomish County for a pedestrian trail. The remaining portion of the site sheet drains towards a lowpoint along the north property line and then continues into the condominium property to the north. We do not know of any drainage problems associated with the downstream system. The site is part of the Edmonds Way Basin which discharges directly to Puget Sound through the City's MS4 conveyance system. See attached Downstream Analysis as prepared by Edward McCarthy, PE, within Appendix B. SECTION 4 - SUMMARY OF MINUMUM REQUIREMENTS 11 Minimum Technical Requirements as provided within Section 5 of the Edmonds Stormwater Addendum Manual: M i n i m u n Requirement #1 -- Preparation of Stormwater Site Plan This Technical Information Report and the Civil Plans address the permanent drainage impacts of the project. 'Minimum Requirement #2 — Construction Stormwater Pollution Prevention An Erosion Control Plan and Construction Stormwater Pollution Prevention Plan (CSWPPP) will be prepared at the time of permit submittal. A Department of Ecology Construction Stormwater Permit will not be required since the disturbance area will not exceed one (1) acre. Minimum Requirement #3 - Source Control of Pollution The proposed multi -family residential development is a relatively low pollution generator. General source control pollution prevention plans and a storm operation and maintenance manual will be provided with the final permit submittal. Minimum Requirement #4 — Preservation of Natural Drainage Systems and ❑utfalls Runoff from the existing site sheet drains to the properties to the north and east and is a part of the Edmonds Way Drainage Basin. The proposed storm system is designed to outfall to an existing catch basin and storm drain within the existing condo property to the north . The runoff will stay within the Edmonds Way Drainage Basin. A new 15' storm easement will be secured with the condo association; we have already had good discussion with their representatives. Page 5 Attachment 6 Packet Pg. 98 6.1.a EDMONDS APARTMENTS: PRELIMINARY TECHNICAL INFORMATION REPORT Minimum Retj uirement #5 - On -Site Stormwater Mana ement Bioretention swales are proposed for water quality treatment of the pollution generating surfaces These swales are an effective BMP to provide both treatment and Stormwater Management. Additionally, the proposed underground Stormtech chambers will be hydraulically open to the native soils and provide additional Stormwater Management. The proposed onsite planters will also receive BMP T5.13 (Post -Construction Soil Quality & Depth). This BMP will further assist with onsite runoff retention. We do not expect significant onsite runoff retention due to the native Lodgement Till soils underground. As required by the 2014 Department of Ecology SWDM, the following is an outline of our landcover area and the viability of each Onsite Stormwater Management BMP (viability analysis noted in bold): For each surface category (Lawn and Landscaped Areas, Roofs, and Other Hard Surfaces), consider the BMPs in the order listed. Use the first BMP that is considered feasible. If a BMP is considered feasible, no other BMP is required to be used for that surface category. Feasibility shall be determined by evaluation against: 1. Design criteria, limitations, and infeasibility criteria identified for each BMP in this manual; And 2. Competing Needs Criteria listed in Volume V-5 - On -Site Stormwater Management. Lawn and Landscaped Areas Post Construction Soil Quality and Depth in accordance with BMP T5.13 - We have specified this BMP for our previous areas per the notes on Sheet C2 & C4. Roofs 1. Either (The applicant shall evaluate both a and b for feasibility) a. Full Dispersion in accordance with BMP T5.30 - this urban site is too small to allow for Full Dispersion, or b. Downspout Infiltration Systems in accordance with BMP T5.10A - The existing fill and native soils are not suitable for stormwater infiltration due to the native Vashon Lodgement Till soils. 2. Bioretention in accordance with BMP T7.30. - The proposed drive -aisle and parking drain into the bioretention swale. We do not have enough area to also serve the roof drainage. 3. Downspout Dispersion Systems in accordance with BMP T5.10B - We do not have the necessary land area to provide Downspout Dispersion Systems. 4. Perforated Stub -Out Connections in accordance with BMP T5.10C - the BMP would be ineffective due to the existing soil impermeability. 5. Collect and Convey to storm system - The main building roof area will be tightlined into the onsite storm system and detention vault. Page 6 Attachment 6 Packet Pg. 99 6.1.a EDMONDS APARTMENTS: PRELIMINARY TECHNICAL INFORMATION REPORT Other Hard Surfaces avin 1. Full Dispersion in accordance with BMP T5.30 - this urban site is too small to allow for Full Dispersion. 2. Permeable Pavement in accordance with BMP T5.15 - We do not feel that a pervious pavement surface is suited for this residential project. 3. Bioretention in accordance with BMP T7.30. - We are proposing a bioretention swale to provide water quality treatment for the project and serve as an effected Stormwater Management BMP. In addition, our proposed Stormtech chamber detention facility is also open to the native soils thereby serving as a another Stormwater Management BMP. The total bioretention swale + Stormtech Facility bottom area = 1292 sf. The total drainage area discharging to the facility = 25435 sf. The drainage BMP's equate to 5.1% of the tributary area <ok>. 4. Sheet Flow Dispersion in accordance with BMP T5.12 - Requirement met via Item #3 - Bioretention. Excerpt Wage 4) from the Geotechnical Engineering Report dated 2/11/2016 by AES 099 R fl1W-Rr_TfflM=ffll Vashon lodgement till underlies the site to the maximum depth explored of about 85 feet logs. Permeability of lodgement till is relatively love, and storm water infiltration into the trill 6 not recommended. Minimum Requirement #6 - Runoff Treatment The proposed development triggers Enhanced Treatment. A bioretention swale will be provided for Enhanced Treatment for the pollution generating impervious surfaces. Minimum Reouirement #7 - Flow Control As required by the City, flow control is required. The site is part of the Edmonds Way Basin which discharges directly to Puget Sound through the City's MS4 conveyance system. The allowed flow control criteria for this system are as follows: The post -development 10- and 100-year recurrence peak flows shall not exceed 0.25 and 0.45 cfs per impervious area, respectively. The criteria allows for significantly reduce required stormwater volumes than experienced for typical projects that must meet a Forested predeveloped condition. An underground Stormtech chamber detention system is proposed within east edge of the parking lot and provides approximately 2200 cf of live -storage volume. Minimum Requirement #8 - Wetland Protection There are no wetlands within the proposed development area or immediate vicinity. Page 7 Attachment 6 1Packet Pg. 100 6.1.a EDMONDS APARTMENTS: PRELIMINARY TECHNICAL INFORMATION REPORT Minimum Requirement #9 — Operation and Maintenance A Stormwater Operation Maintenance Manual and site Source Control measures will be included with the final permit submittal. Minimum Requirement #10 — Offsite Analysis and Miti ation Runoff will continue to stay within the Edmonds Way Drainage Basin. A storm drain will continue northward from our system to an existing catch basin within the condo property to the north. This path is consisting with most of the site that drains to the neighbor to the north. For additional information, see the attached Downstream Analysis as prepared by Edward McCarthy, PE, within Appendix B. Minimum Requirement #11 — Financial Liability The developer will comply with all City required financially liabilities at the time of permit and at final inspection. Page 8 Attachment 6 Packet Pg. 101 ZOO 'i3d 4a)1Oed G abed 11 Oi = Uoul L LL/ll/l :31'd0 I 'aul 'dnoig u6iSaa owJOIDJJ@l 3d 'uowznOaa oJpad Aq SNOIlIONOO ONI1SIX3 — dVA NISVO 19VNI`d 10 00-0Zl M ,94,ZG'po S BS4 9S4 ] I MIX 229 _ u T �N � 9S4 f V r - D � '� 9Stl 1 w Y Sr bSb � g5tl ?I —454 450 - Y y OSb Z54 054 49B 1 o � zr Cl) z 054 —8tlb i�.lr y 996 944 '"Y 1. A 944 �94tl L 11 -r - qVb f tl94 l� 444 n 1- u Oy bbbr M' 442 �� •• e SONOWa3 `MS AMIS Hit-VZ 6099 S1NDNi2lVdV SONOW03 4qz - R9a——"��—,xMY 440 _iced — 436 +� 432 ` 1 e'V9 IAttachment 6 6.1.a Outfall storm to a, Control � g ex. CB thru j L ructure ! 11 1 Cando property 1'ir# o &a - — x dis - — — - — F! 145.00, � � N —01 ❑Ik � '> to p E s a � plt .. co a � o a b 77 W N N I RIA 47 IIr o C O w Stormtech ChambersLO w o � BUILDING 1 W o low N z a J N a L [ N O O 00 - Z N to 0 30 N QO E tr o V r a a 1 inch = 30 ft. � Itr �yd It v '3 pltr c m _ BUILDING 2° M 1 LO 0 0 co CN r r o walk az J s 00'52'56" W 120.00 ni�r -- — OL a+ i EDMONDS APARTMENTS DRAINAGE BASIN MAP E 8509 244TH STREET SW, EDMONDS — DEVELOPED CONDITIONS fa by: Pedro DeGuzman, PE Terraforma Design Group, Inc. DATE: 5/26/17 a Pare 10 Attachment 6 Packet Pg. 103 co CL 0 CD G') N 3 C m O u Z CA ] n ] I7 O ] O 7 roI c _ _ J ' �I N O 0 D D � J1 mz� Z D 7) JCD G) I D m J �> 0 FI 32r" I� a �� XO o OJ = r~ Cn O O [ c 3 -- - - 5 89'07'04" E 225.14 — waver �— 0 I — 6 �• CT 34 t1 - -• .. � O •O ■ b D D — — Pa vi,79 ri- v rgyyi: r�tj{ry[ Planter D N 89'07'04 W 125.14 -- - -- — --•..•-f----• D .� bioretention E N 00'52'56" E _ 20.00 ---- --- - 0 o 89.07'04" W 60.00 o ............ 0 . I ; , /7— 3 EXIST BLDG C 3 �� 6z,7AE7�NTtpH S'NIS-E VV 5 00'52'59" W s -0 CA 5.00 O a mL yq S 89'07'04" E 40.00 � +] rt o I M iu Attachment: PLN20160053 Staff Report with Attachments (2189 : PLN20160053 Edmonds Vista Apartments Design Review Public Hearing) 6.1.a EDMONDS APARTMENTS: PRELIMINARY TECHNICAL INFORMATION REPORT Does the project result in 2,000 square feet, or greater, of new plus replaced hard surface area? OR Docs the land distuttting activity total 7,000 square feet or greater? Yes No Minimum Requirements No. I through 5 apply Minimum Requirement No. 2 applies Next Question Does the project add 5,000 square feet or more of new plus replaced hard surfaces'? OR Convert 0.75 acres or more of vegetation to lawn or laadscapcd are -its? OR Convert 2.5 acres or more of native vegetation to pasture? Yes No 4� 1— Is this a road related project? All Mininntnt Requirenienis Yes apply to the new and replaced (lard surfaces and converted 4 vegetation areas. All N4inimum Requirements apply to the new hard surfaces and converted vegetation areas. No Yes Does the project add 5,000 square tcct or ° more of bear hard surfaces? Yes Do new hard surfaces add 50%0 or more w the existing hard surfaces within the project limits`' No Figure 1l. Flow Chart for Determining Requirements for Development. No additional requirements. Page 12 Attachment 6 1Packet Pg. 105 6.1.a EDMONDS APARTMENTS: PRELIMINARY TECHNICAL INFORMATION REPORT SECTION 5 - PERMANENT STORMWATER CONTROL PLAN Onsite drainage improvements include roof drains, area drains and catch basins to collect the proposed roof, walkway, pavement and landscape areas. A bioretention swale is proposed at the southeast corner of the site provide provide Enhanced Treatment for the pollution generating impervious surfaces. Design calculations are provided demonstrating runoff treatment to at least the 91 % design storm event using the WWHM method. As required by the City, flow control is required. The site is part of the Edmonds Way Basin which discharges directly to Puget Sound through the City's MS4 conveyance system. The allowed flow control criteria for this system are as follows: the post -development 10- and 100-year recurrence peak flows shall not exceed 0.25 and 0.45 cfs per impervious area, respectively. The criteria allows for significantly reduce required stormwater volumes than experienced for typical projects that must meet a Forested predeveloped condition. An underground Stormtech chamber detention system is proposed within east edge of the parking lot and provides approximately 2200 cf of live - storage volume. Runoff from the narrow north and east planter strips will sheet drain down into the adjacent properties. The volume of runoff will be very low. Approximately 800 sf of driveway area will drain into the access road to the south of our property While this area was accounted for in my flow control calculations; the driveway grades are lower than the bioretention swale and would have required a pump to hydraulically connect this pavement area. Given that the neighboring property currently receives are existing asphalt driveway runoff, there should be no real change to the neighbor's drainage conditions. On -site conveyance calculations meeting the 25-yr, 24-hr storm event (Rational Method) will be provided with the final permit submittal. Basin data and results are provided within the following pages. The WWHM files are provided within Appendix A of this report. PROPOSED GRADE 435'Y ■� on.,&i,= ■# ■y■w■ ■� ■ i�UVE 434,E MC-35©0 STORMTECH 3/4" _ 2" CHAMBERS CRUSHED, ANGULAR STONE DETENTION SYSTEM 1. C2 SCALE_ N.T.S. Page 13 Attachment 6 1Packet Pg. 106 6.1.a EDMONDS APARTMENTS: PRELIMINARY TECHNICAL INFORMATION REPORT Downstream Outfall Our design includes a new storm drain running north approximately 123 ft to an existing catch basin and storm drain within the condominium property to the north. The outfall path matches the existing topographic slope to the north neighbor and will allow us to keep our drainage within the Edmonds Way Drainage Basin. A new 15' storm easement will be secured with the condo association; we have already had good discussions with their representatives. CORKCT TO CATCH BASH RM• 434.0 IE- 42&0 Ex CONDOMINJUM (SUNRISE AT EDMOND5) 8512 242ND 5T SW PARCELS 0081200DO-00100 to -01700 LXS Sl L�-GG t � t 1 1 --10----a-._-o 1+ �1 , 1 1 4 l 1 1 1 1+ +I 1 + l+ � � 1 t 1 + + 11 1 + + + + + 1 l 1 +1 +1 + Ca Tr. 2-4e' w- 4u40 [• 93u01131W 1 l t Hi]S tcua47--� z Attachment 6 Page 14 Packet Pg. 107 6.1.a EDMONDS APARTMENTS: PRELIMINARY TECHNICAL INFORMATION REPORT TOP OF WALL (TW) "UNDERDRAIN AGGREGATE FILTER & BEDDING LAYER" 2 B10-RETENTION SWALE C2 SCALE: N.T.S. 445 ovEArEOYs• 4ao. Stws* E EL= 439.0 9E OTE. 3/C4 440 435 430 - EL I?i )- 43675 IYK 1, BFC111YF GRATE RDe. 44OiOO _ IU18'41. 436,00 TYPERIM= 444.2 CO RIM= 444.20 W-360A'SW WTECH Cnwwi IE(6"N)= 43527 QTY= 14 01AME fS LIVE STORAGE= 2195 CF IE(8"S,W)= 435.10 IE(6"N)= 435.27 IE(24'E)= 435,10 IE(8"S,W)= 435.10 IE(24`E)= 435,1O SEE DETAIL 2/C4 /-l1 PROFILE - BIORETENTION / DETENTION CV SCALE: 1" Attachment 6 - 8" DIA. UNDERDRAIN RISER / CLEANOUT WITH CAP, TOP OF RISER AT OVERFLOW ELEVATION. 2" DEPTH, ORGANIC, DECOMPOSED COMPOST SEGMENTAL CONC. BLOCK WALL PER PLAN PLANTINGS PER LANDSCAPE SHEETS 445 440 435 430 CONTROLSTRUCTURE TYPE 2-54" CB RIM= 444 00 OVERFLOW= 439.75 IE(24"W)= 43510 IE(IO-N)= 43500 Page 15 Packet Pg. 108 6.1.a STORMWATER DESIGN Project Name: Project Number: DRAINAGE CRITERIA RAINFALL METHOD: Step 1) Site Data 1) General characteristics: Basin Development type Size (ac.) Detention/Retention Treatment Criteria 2) Rainfall Data 3) Existing onsite characteristics: Pervious acres grass Impervious acres roof pavement gravel EDMONDS APARTMENTS By: P.A.D. 15026 Date: 3/14/17 CITY OF EDMONDS WWHM (Western Washington Hydrology Manual) A Soil type silt commercial Soil Group C 0.67 Existing surfarA roof, gravel, grass Detention Predev Cover forest Enhanced Oil Control no WS-DOT Data: DOT Region - Puget East; Isohyetal Value= 36 20532 sf = 0.47 acres 20532 sf = 0.47 acres 4568 8685 sf = 0.20 acres 2422 sf = 0.06 acres 2146 sf = 0.05 acres 4117 sf = 0 09 acres Total: 29217 sf = 0.67 acres 3) Developed onsite characteristics: Pervious acres 5138 sf = 0.12 acres landscape 5138 sf = 0.12 acres Impervious acres: 24079 sf = 0.55 acres roof 9066 sf = 0.21 acres paving 14289 sf = 033 acres pond 724 sf = 0.02 acres Total 29217 sf = 0 67 acres Prevdeveloped Developed Peak Flow RatePeak Flow Rate Runoff Discharge Rates (cfs) (cfs) 2-yr 00114 0.1726 10-yr 0.0210 02835 100-yr 0.0283 0.4656 ztmp_ zl ueveiooea stormwater aiscnarge criteria 1. Flow control required per Edmonds Way Basin criteria Post -Development 10-, and 100-year recurrence interval peak flows shall not exceed 0.25 and 0.45 cfs per acre of impervious area 2. Enhanced Treatment required for commercial project 3. Storm outfall to new swale within WSDOT property to northeast. Attachment 6 Page 16 Packet Pg. 109 6.1.a Step 3} Modeled Detention Facility Proposed underground detention vault (for VVVVHM modeling purposes) Length (ft)= 14 Bot. Orifice Dia (in) = 1.0 Width (ft) 33 2nd Orifice Dia (in) = 1.0 Live -Storage Depth (ft)= 4.75 2nd Orifice Ht (ft) = 3.2 Live -Storage Volume (cf)= 2194.5 Developed 2-year discharge (cfs)= 0.1041 Developed 10-year discharge (cfs)= 0.1408 = 0.25 cfs/ac of impervious (allowed 0.25 cfs, ok) Developed 100-year discharge (cfs)= 0.1869 = 0.34 cfs/ac of impervious (allowed 0.45 cfs, ok) Step 4) Proposed Detention Facility Proposed 14 — MC-3500 Stormtech Chambers. Live -Storage Depth = 4.75 feet Live -Storage Volume = 2200 of <ok> Step 5] Bioretention Swale _Basin Area 3) Developed onsite characteristics: Pervious acres 1805 sf = 0.04 acres landscape 18051 sf = 0.04 acres Impervious acres: 12185 sf = 0.28 acres roof 0 sf = 0.00 acres paving 11545 sf = 027 acres pond 640 sf = 0.01 acres Total: 13990 sf = 0.32 acres Swale Length (ft) _ Swale Width (ft) _ Max. Design Depth (Ft) _ % Design Storm Treated 27 8 1.0 91.7 % (>91.0%, ok) Page 17 Attachment 6 1Packet Pg. 110 6.1.a EDMONDS APARTMENTS: PRELIMINARY TECHNICAL INFORMATION REPORT SECTION 6 - CONSTRUCTION STORMWATER POLLUTION PREVENTION PLAN An Erosion Control Plan and Construction Stormwater Pollution Prevention Plan will be prepared with the building permit submittal. SECTION 7 - SPECIAL REPORTS & STUDIES SOILS REPORT A Subsurface Exploration, Geological Hazard and Geotechnical Engineering Report was prepared by Associated Earth Sciences, Inc. (AES) dated February 11, 2016. Soil Conditions: The generally consists of approximately 6 inches of sod / topsoil over Vashon Lodgement Till to the max exploration depths of 5.5 to 8.5 feet below grade. Groundwater was not encountered in any of the exploration pits at the time of the exploration (September 28, 2015). Permeability of the lodgement till is relatively low, and storm water infiltration into the till is not likely. The full Geotechnical Report is provided within Appendix C of this report. SECTION 8 - OTHER PERMITS A Department of Ecology Construction Stormwater Permit will not be applied for since the site clearing area is less than 1 acre. SECTION 9 - OPERATION MAINTENANCE MANUAL, SOURCE CONTROL A Stormwater Operation Maintenance Manual and site Source Control measures will be included with the final permit application. SECTION 10 - BOND QUANTITIES WORKSHEET A Bond Quantities Worksheet will be prepared and submitted upon request from the City. Page 18 Attachment 6 Packet Pg. 111 6.1.a EDMONDS APARTMENTS: PRELIMINARY TECHNICAL INFORMATION REPORT APPENDIX A — DRAINAGE CALCULATIONS Attachment 6 Packet Pg. 112 6.1.a WWHM2012 PROJECT REPORT Attachment 6 Packet Pg. 113 6.1.a General Model Information Project Name: Edmonds Apts Detention Site Name: Edmonds Apts Site Address: City: Report Date: 3/28/2017 MGS Region: Puget East Data Start: 1901/10/1 Data End: 2058/09/30 Timestep: 15 Minute DOT Data Number03 Version Date: 2016/11 /23 Version: 4.2.13 POC Thresholds Low Flow Threshold for POC1 50 Percent of the 2 Year High Flow Threshold for POC1: 50 Year Edmonds Apts Detention 3/28/2017 4:12:43 PM Page 2 Attachment 6 Packet Pg. 114 6.1.a Landuse Basin Data Predeveloped Land Use Basin 1 Bypass: GroundWater: Pervious Land Use C, Forest, Mod Pervious Total Impervious Land Use Impervious Total Basin Total Element Flows To. Surface No No acre 0.67 0.67 acre 0 0.67 I nterflow Groundwater Edmonds Apts Detention 3/28/2017 4:12:43 PM Page 3 Attachment 6 Packet Pg. 115 6.1.a Mitigated Land Use Basin 1 Bypass: No GroundWater: No Pervious Land Use acre C, Lawn, Mod 0.12 Pervious Total 0.12 Impervious Land Use acre ROADS FLAT 0.33 ROOF TOPS FLAT 0.21 POND 0.02 Impervious Total 0.56 Basin Total 0.68 Element Flows To: Surface Interflow Groundwater Vault 1 Vault 1 Edmonds Apts Detention 3/28/2017 4:12:43 PM Page 4 Attachment 6 Packet Pg. 116 6.1.a WQ Bypass: No GroundWater: No Pervious Land Use acre C, Lawn, Mod 0.04 Pervious Total 0.04 Impervious Land Use acre PARKING MOD 0.27 POND 0.01 Impervious Total 0.28 Basin Total 0.32 Element Flows To: Surface Interflow Groundwater Surface retention 1 Surface retention 1 Edmonds Apts Detention 3/28/2017 4:12:43 PM Page 5 Attachment 6 Packet Pg. 117 6.1.a Routing Elements Predeveloped Routing Edmonds Apts Detention 3/28/2017 4:12:43 PM Page 6 Attachment 6 Packet Pg. 118 6.1.a Mitigated Routing Vault 1 Width: Length: Depth: Discharge Structure Riser Height: Riser Diameter: Orifice 1 Diameter: Orifice 2 Diameter: Element Flows To: Outlet 1 33 ft. 14 ft. 5.75 ft. 4.75 ft. 18 in. 2 in. Elevation:0 ft. 1 in. Elevation:3.2 ft. Outlet 2 Vault Hydraulic Table Stage(feet) Area(ac.) Volume(ac-ft.) Discharge(cfs) Infilt(cfs) 0.0000 0.010 0.000 0.000 0.000 0.0640 0.010 0.000 0.027 0.000 0.1280 0.010 0.001 0.038 0.000 0.1920 0.010 0.002 0.047 0.000 0.2560 0.010 0.002 0.054 0.000 0.3200 0.010 0.003 0.061 0.000 0.3840 0.010 0.004 0.067 0.000 0.4480 0.010 0.004 0.072 0.000 0.5120 0.010 0.005 0.077 0.000 0.5760 0.010 0.006 0.082 0.000 0.6400 0.010 0.006 0.086 0.000 0.7040 0.010 0.007 0.091 0.000 0.7680 0.010 0.008 0.095 0.000 0.8320 0.010 0.008 0.099 0.000 0.8960 0.010 0.009 0.102 0.000 0.9600 0.010 0.010 0.106 0.000 1.0240 0.010 0.010 0.109 0.000 1.0880 0.010 0.011 0.113 0.000 1.1520 0.010 0.012 0.116 0.000 1.2160 0.010 0.012 0.119 0.000 1.2800 0.010 0.013 0.122 0.000 1.3440 0.010 0.014 0.125 0.000 1.4080 0.010 0.014 0.128 0.000 1.4720 0.010 0.015 0.131 0.000 1.5360 0.010 0.016 0.134 0.000 1.6000 0.010 0.017 0.137 0.000 1.6640 0.010 0.017 0.140 0.000 1.7280 0.010 0.018 0.142 0.000 1.7920 0.010 0.019 0.145 0.000 1.8560 0.010 0.019 0.147 0.000 1.9200 0.010 0.020 0.150 0.000 1.9840 0.010 0.021 0.152 0.000 2.0480 0.010 0.021 0.155 0.000 2.1120 0.010 0.022 0.157 0.000 2.1760 0.010 0.023 0.160 0.000 2.2400 0.010 0.023 0.162 0.000 2.3040 0.010 0.024 0.164 0.000 2.3680 0.010 0.025 0.167 0.000 2.4320 0.010 0.025 0.169 0.000 Edmonds Apts Detention 3/28/2017 4:12:43 PM Page 7 Attachment 6 Packet Pg. 119 6.1.a 2.4960 0.010 0.026 0.171 0.000 2.5600 0.010 0.027 0.173 0.000 2.6240 0.010 0.027 0.175 0.000 2.6880 0.010 0.028 0.178 0.000 2.7520 0.010 0.029 0.180 0.000 2.8160 0.010 0.029 0.182 0.000 2.8800 0.010 0.030 0.184 0.000 2.9440 0.010 0.031 0.186 0.000 3.0080 0.010 0.031 0.188 0.000 3.0720 0.010 0.032 0.190 0.000 3.1360 0.010 ❑.033 0.192 0.000 3.2000 0.010 ❑.033 0.194 0.000 3.2640 0.010 0.034 0.203 0.000 3.3280 0.010 0.035 0.207 0.000 3.3920 0.010 0.036 0.211 0.000 3.4560 0.010 0.036 0.215 0.000 3.5200 0.010 0.037 0.219 0.000 3.5840 0.010 0.038 0.222 0.000 3.6480 0.010 0.038 0.225 0.000 3.7120 0.010 0.039 0.228 0.000 3.7760 0.010 0.040 0.231 0.000 3.8400 0.010 0.040 0.234 0.000 3.9040 0.010 0.041 0.237 0.000 3.9680 0.010 0.042 0.240 0.000 4.0320 0.010 0.042 0.242 0.000 4.0960 0.010 0.043 0.245 0.000 4.1600 0.010 0.044 0.248 0.000 4.2240 0.010 0.044 0.250 0.000 4.2880 0.010 0.045 0.253 0.000 4.3520 0.010 0.046 0.255 0.000 4.4160 0.010 0.046 0.258 0.000 4.4800 0.010 0.047 0.260 0.000 4.5440 0.010 0.048 0.262 0.000 4.6080 0.010 0.048 0.265 0, 000 4.6720 0.010 0.049 0.267 0.000 4.7360 0.010 0.050 0.269 0.000 4.8000 0.010 0.050 0.450 0.000 4.8640 0.010 ❑.051 0.885 0.000 4.9280 0.010 0.052 1.460 0.000 4.9920 0.010 0.052 2.129 0.000 5.0560 0.010 0.053 2.850 0.000 5.1200 0.010 0.054 3.582 0.000 5.1840 0.010 0.055 4.281 0.000 5.2480 0.010 0.055 4.908 0.000 5.3120 0.010 0.056 5.434 0.000 5.3760 0.010 0.057 5.844 0.000 5.4400 0.010 0.057 6.147 0.000 5.5040 0.010 0.058 6.449 0.000 5.5680 0.010 0.059 6.707 0.000 5.6320 0.010 0.059 6.955 0.000 5.6960 0.010 0.060 7.194 0.000 5.7600 0.010 0.061 7.425 0.000 5.8240 0.009 0.051 7.650 0.000 Edmonds Apts Detention 3/28/2017 4:12:43 PM Page 8 Attachment 6 1Packet Pg. 120 6.1.a Bioretention 1 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: Underdrain used Underdrain Diameter (feet): Orifice Diameter (in.): Offset (in.): Flow Through Underdrain (ac-ft.): Total Outflow (ac-ft.): Percent Through Underdrain: Discharge Structure Riser Height: 1 ft. Riser Diameter: 6 in. Element Flows To: Outlet 1 Outlet 2 27.00 ft. 8.00 ft. 1.7 SMMWW 12 in/hr 1 Sand 0 GRAVEL 0.5 1 0 105.494 115.105 91.65 Bioretention Hydraulic Table Stage(feet) Area(ac.) Volume(ac-ft.) Discharge(cfs) Infilt(cfs) 0.0000 0.0050 0.0000 0.0000 0.0000 0.0462 0.0050 0.0001 0.0000 0.0000 0.0923 0.0050 0.0002 0.0000 0.0000 0.1385 00050 0.0003 0.0000 0.0000 0.1846 0.0050 0.0004 0.0000 0.0000 0.2308 0.0050 0.0005 0.0000 0.0000 0.2769 0.0050 0.0006 0.0000 0.0000 0.3231 0.0050 0.0007 0.0001 0.0000 0.3692 0.0050 0.0008 0.0001 0.0000 0.4154 0.0050 0.0009 0.0001 0.0000 0.4615 0.0050 0.0010 0.0002 0.0000 0.5077 0.0050 0.0012 0.0002 0.0000 0.5538 0.0050 0.0013 0.0002 0.0000 0.6000 0.0050 0.0014 0.0003 0.0000 0.6462 0.0050 0.0015 0.0003 0.0000 0.6923 0.0050 0.0016 0.0005 0.0000 0.7385 0.0050 0.0017 0.0005 0.0000 0.7846 0.0050 0.0018 0.0006 0.0000 0.8308 0.0050 0.0019 0.0007 0.0000 0.8769 0.0050 0.0020 0.0007 0.0000 0.9231 0.0050 0.0021 0.0009 0.0000 0.9692 0.0050 0.0022 0.0010 0.0000 1.0154 0.0050 0.0023 0.0011 0.0000 1.0615 0.0050 0.0024 0.0013 0.0000 1.1077 0.0050 0.0025 0.0014 0.0000 1.1538 0.0050 0.0026 0.0016 0.0000 1.2000 0.0050 0.0027 0.0017 0.0000 1.2462 0.0050 0.0028 0.0019 0.0000 1.2923 0.0050 0.0029 0.0022 0.0000 1.3385 0.0050 0.0030 0.0022 0.0000 1.3846 0.0050 0.0031 0.0025 0.0000 Edmonds Apts Detention 3/28/2017 4:12:43 PM Page 9 Attachment 6 Packet Pg. 121 6.1.a 1.4308 0.0050 0.0032 0.0027 0.0000 1.4769 0.0050 0.0033 0.0029 0.0000 1.5231 0.0050 0.0035 0.0033 0.0000 1.5692 0.0050 0.0036 0.0033 0.0000 1.6154 0.0050 0.0037 0.0037 0.0000 1.6615 0.0050 0.0038 0.0039 0.0000 1.7077 0.0050 0.0039 0.0042 0.0000 1.7538 0.0050 0.0040 0.0046 0.0000 1.8000 0.0050 0.0040 0.0047 0.0000 1.8462 0.0050 0.0041 0.0052 0.0000 1.8923 0.0050 0.0042 0.0055 0.0000 1.9385 0.0050 0.0043 0.0057 0.0000 1.9846 0.0050 0.0044 0.0063 0.0000 2.0308 0.0050 0.0045 0.0064 0.0000 2.0769 0.0050 0.0046 0.0069 0.0000 2.1231 0.0050 0.0047 0.0073 0.0000 2.1692 0.0050 0.0048 0.0076 0.0000 2.2154 0.0050 0.0049 0.0083 0.0000 2.2615 0.0050 0.0050 0.0084 0.0000 2.3077 0.0050 0.0050 0.0090 0.0000 2.3538 0.0050 0.0051 0.0095 0.0000 2.4000 0.0050 0.0052 0.0098 0.0000 2.4462 0.0050 0.0053 0.0106 0.0000 2.4923 0.0050 0.0054 0.0107 0.0000 2.5385 0.0050 0.0055 0.0116 0.0000 2.5846 0.0050 0.0056 0.0116 0.0000 2.6308 0.0050 0.0057 0.0116 0.0000 2.6769 0.0050 0.0058 0.0116 0.0000 2.7000 0.0050 0.0058 0.0116 0.0000 Bioretention Hydraulic Table Stage(feet)Area(ac.)Volume(ac-ft.)Disc harge(cfs)To Amended(cfs)Infilt(cfs) 2.7000 0.0050 0.0058 0.0000 0.0116 0.0000 2.7462 0.0050 0.0061 0.0000 0.0116 0.0000 2.7923 0.0050 0.0063 0.0000 0.0116 0.0000 2.8385 0.0050 0.0065 0.0000 0.0116 0.0000 2.8846 0.0050 0.0067 0.0000 0.0116 0.0000 2.9308 0.0050 0.0070 0.0000 0.0116 0.0000 2.9769 0.0050 0.0072 0.0000 0.0116 0.0000 3.0231 0.0050 0.0074 0.0000 0.0116 0.0000 3.0692 0.0050 0.0077 0.0000 0.0116 0.0000 3.1154 0.0050 0.0079 0.0000 0.0116 0.0000 3.1615 0.0050 0.0081 0.0000 0.0116 0.0000 3.2077 0.0050 0.0083 0.0000 0.0116 0.0000 3.2538 0.0050 0.0086 0.0000 0.0116 0.0000 3.3000 0.0050 0.0088 0.0000 0.0116 0.0000 3.3462 0.0050 0.0090 0.0000 0.0116 0.0000 3.3923 0.0050 0.0093 0.0000 0.0116 0.0000 3.4385 0.0050 0.0095 0.0000 0.0116 0.0000 3.4846 0.0050 0.0097 0.0000 0.0116 0.0000 3.5308 0.0050 0.0099 0.0000 0.0116 0.0000 3.5769 0.0050 0.0102 0.0000 0.0116 0.0000 3.6231 0.0050 0.0104 0.0000 0.0116 0.0000 3.6692 0.0050 0.0106 0.0000 0.0116 0.0000 3.7154 0.0050 0.0109 0.0101 0.0116 0.0000 3.7615 0.0050 0.0111 0.0801 0.0116 0.0000 3.8077 0.0050 0.0113 0.1774 0.0116 0.0000 3.8538 0.0050 0.0115 0.2743 0.0116 0.0000 Edmonds Apts Detention 3/28/2017 4:12:43 PM Page 10 Attachment 6 1Packet Pg. 122 6.1.a 3.9000 0.0050 0.0118 0.3465 0.0116 0.0000 3.9462 0.0050 0.0120 0.3869 0.0116 0.0000 3.9923 0.0050 0.0122 0.4257 0.0116 0.0000 4.0385 0.0050 0.0125 0.4581 0.0116 0.0000 4.0846 0.0050 0.0127 0.4883 0.0116 0.0000 4.1308 0.0050 0.0129 0.5168 0.0116 0.0000 4.1769 0.0050 0.0132 0.5438 0.0116 0.0000 4.2000 0.0050 0.0133 0.5695 0.0116 0.0000 Edmonds Apts Detention 3/28/2017 4:12:43 PM Page 11 Attachment 6 Packet Pg. 123 6.1.a Surface retention Element Flows To: Outlet 1 Outlet 2 Bioretention 1 Edmonds Apts Detention 3/28/2017 4:12:43 PM Page 12 Attachment 6 Packet Pg. 124 6.1.a Analysis Results POC 1 u 002 0.02 0 J IL O01 11 � ° CwnWWve PiaE¢NiIdY a cot 10E-4 10E3 10E-2 10E.1 f 10 f00 ` I I nwo Paroonc Time Mxo Ima 4Ll i t A H /] u W is ■ N its sk + Predeveloped x Mitigated Predeveloped Landuse Totals for POC #1 Total Pervious Area: 0.67 Total Impervious Area- 0 Mitigated Landuse Totals for POC #1 Total Pervious Area- 0.12 Total Impervious Area: 0.56 Flow Frequency Method: Log Pearson Type III 17B Flow Frequency Return Periods for Predeveloped. POC #1 Return Period Flow(cfs) 2 year 0.011369 5 year 0.017644 10 year 0.021049 25 year 0.024511 50 year 0.026567 100 year 0.028257 Flow Frequency Return Periods for Mitigated. POC #1 Return Period Flow(cfs) 2 year 0.104126 5 year 0.126233 10 year 0.140786 25 year 0.1592 50 year 0.17299 100 year 0.186876 Annual Peaks Annual Peaks for Predeveloped and Mitigated. POC #1 Year Predeveloped Mitigated 1902 0.016 0.100 1903 0.006 0.109 1904 0.010 0 125 1905 0.006 0.081 1906 0.003 0.086 1907 0.018 0.120 1908 0.011 0.101 1909 0.012 0.106 1910 0.019 0.119 1911 0.010 0.105 Edmonds Apts Detention 3/28/2017 4A Z43 PM Page 13 Attachment 6 Packet Pg. 125 6.1.a 1912 0.034 0.173 1913 0.017 0.082 1914 0.004 0.168 1915 0.006 0.083 1916 0.009 0.112 1917 0.004 0.083 1918 0.011 0.093 1919 0.008 0.075 1920 0.010 0.096 1921 0.011 0.080 1922 0.012 0 101 1923 0.008 0 097 1924 0.005 0.102 1925 0.005 0.074 1926 0.010 0.112 1927 0.013 0.099 1928 0.008 0.087 1929 0.018 0.120 1930 0.011 0.123 1931 0.011 0.087 1932 0.007 0.097 1933 0.009 0.091 1934 0.025 0.129 1935 0.009 0.086 1936 0.015 0.085 1937 0.012 0.112 1938 0.012 0.090 1939 0.001 0.102 1940 0.010 0.131 1941 0.010 0.118 1942 0.015 0.118 1943 0.005 0.118 1944 0.012 0.158 1945 0.011 0.128 1946 0.010 0.087 1947 0.007 0.097 1948 0.023 0.119 1949 0.019 0.128 1950 0.010 0.080 1951 0.012 0.100 1952 0.033 0.184 1953 0.030 0.172 1954 0.009 0.103 1955 0.008 0.089 1956 0.005 0.072 1957 0.013 0.092 1958 0.031 0.122 1959 0.019 0.104 1960 0.007 0.092 1961 0.019 0.172 1962 0.010 0.102 1963 0.005 0.073 1964 0.009 0.145 1965 0.023 0.115 1966 0.004 0.081 1967 0.009 0.089 1968 0.012 0.085 1969 0.008 0.099 Edmonds Apts Detention 3/28/2017 4:13:55 PM Page 14 Attachment 6 1Packet Pg. 126 6.1.a 1970 0.013 0.105 1971 0.024 0.131 1972 0.016 0.208 1973 0.018 0.130 1974 0.010 0.118 1975 0.026 0.160 1976 0.012 0.129 1977 0.007 0.077 1978 0.022 0.128 1979 0.006 0.098 1980 0.011 0.093 1981 0.011 0.113 1982 0.008 0.083 1983 0.018 0.109 1984 0.005 0.119 1985 0.011 0.099 1986 0.009 0.083 1987 0.018 0.102 1988 0.014 0.090 1989 0.011 0.086 1990 0.014 0.084 1991 0.010 0.131 1992 0.016 0.137 1993 0.013 0.122 1994 0.023 0.108 1995 0.006 0.077 1996 0.026 0.097 1997 0.012 0.084 1998 0.011 0.112 1999 0.001 0.099 2000 0.009 0.115 2001 0.006 0.095 2002 0.016 0.134 2003 0.012 0.097 2004 0.013 0.118 2005 0.016 0.147 2006 0.008 0.084 2007 0.009 0.114 2008 0.012 0.093 2009 0.007 0.098 2010 0.006 0.124 2011 0.008 0.076 2012 0.010 0.140 2013 0.009 0.096 2014 0.006 0.095 2015 0.023 0.132 2016 0.003 0.074 2017 0.018 0.145 2018 0.032 0.119 2019 0.034 0.136 2020 0.010 0.112 2021 0.015 0.122 2022 0.005 0.123 2023 0.012 0.120 2024 0.027 0.185 2025 0.010 0.085 2026 0.018 0.107 2027 0.008 0.109 Edmonds Apts Detention 3/28/2017 4:13:55 PM Page 15 Attachment 6 Packet Pg. 127 6.1.a 2028 0.004 0.063 2029 0.013 0.096 2030 0.025 0.123 2031 0.007 0.070 2032 0.005 0.080 2033 0.006 0.078 2034 0.007 0 090 2035 0.028 0.129 2036 0.014 0.086 2037 0.003 0.099 2038 0.014 0.106 2039 0.001 0.125 2040 0.005 0.102 2041 0.008 0.104 2042 0.029 0.142 2043 0.013 0.122 2044 0.017 0.104 2045 0.011 0.089 2046 0.013 0.095 2047 0.008 0.114 2048 0.011 0.113 2049 0.010 0.119 2050 0.007 0.097 2051 0.011 0.146 2052 0.007 0.090 2053 0.012 0.094 2054 0.015 0.145 2055 0.005 0.094 2056 0.004 0.110 2057 0.008 0.086 2058 0.009 0.113 Ranked Annual Peaks Ranked Annual Peaks for Predeveloped and Mitigated. POC #1 Rank Predeveloped Mitigated 1 0.0344 0.2076 2 0.0343 0.1854 3 0.0334 0.1839 4 0.0315 0.1725 5 0.0312 0.1724 6 0.0296 0.1718 7 0.0287 0.1685 8 0.0276 0.1598 9 0.0267 0.1577 10 0.0261 0.1467 11 0.0258 0.1457 12 0.0250 0.1451 13 0.0246 0.1450 14 0.0244 0.1447 15 0.0232 0.1424 16 0.0232 0.1400 17 0.0229 0.1365 18 0.0225 0.1360 19 0.0225 0.1344 20 0.0194 0.1319 21 0.0194 0.1310 22 0.0191 0.1308 23 0.0190 0.1306 Edmonds Apts Detention 3/28/2017 4:13:55 PM Page 16 Attachment 6 1Packet Pg. 128 6.1.a 24 0.0185 0.1296 25 0.0184 0.1294 26 0.0183 0.1294 27 0.0182 0.1292 28 0.0180 0.1284 29 0.0177 0.1280 30 0.0175 0.1276 31 0.0174 0.1255 32 0.0170 0.1249 33 0.0160 0.1242 34 0.0159 0.1231 35 0.0159 0.1228 36 0.0158 0.1226 37 0.0157 0.1225 38 0.0153 0.1222 39 0.0153 0.1221 40 0.0148 0.1216 41 0.0148 0.1204 42 0.0143 0.1204 43 0.0143 0.1196 44 0.0139 0.1194 45 0.0137 0.1190 46 0.0132 0.1188 47 0.0131 0.1188 48 0.0129 0.1187 49 0.0129 0.1184 50 0.0128 0.1184 51 0.0127 0.1181 52 0.0126 0.1178 53 0.0126 0.1176 54 0.0125 0.1153 55 0.0125 0.1153 56 0.0124 0.1139 57 0.0123 0.1135 58 0.0123 0.1132 59 0.0122 0.1129 60 0.0122 0.1128 61 0.0122 0.1122 62 0.0120 0.1120 63 0.0120 0.1119 64 0.0117 0.1117 65 0.0116 0.1117 66 0.0115 0.1104 67 0.0115 0.1093 68 0.0114 0.1090 69 0.0113 0.1086 70 0.0112 0.1075 71 0.0111 0.1065 72 0.0110 0.1062 73 0.0110 0.1060 74 0.0110 0.1049 75 0.0109 0.1047 76 0.0109 0.1042 77 0.0109 0.1038 78 0.0108 0.1036 79 0.0107 0.1035 80 0.0106 0.1024 81 0.0104 0.1024 Edmonds Apts Detention 3/28/2017 4:13:55 PM Page 17 Attachment 6 Packet Pg. 129 6.1.a 82 0.0103 0.1019 83 0.0103 0.1016 84 0.0103 0.1015 85 0.0103 0.1011 86 0.0102 0.1009 87 0.0102 0.1002 88 0.0101 0.0998 89 0.0101 0.0994 90 0.0100 0.0994 91 0.0100 0.0994 92 0.0099 0.0992 93 0.0099 0.0991 94 0.0099 0.0980 95 0.0098 0.0979 96 0.0093 0.0973 97 0.0092 0.0971 98 0.0092 0.0971 99 0.0092 0.0970 100 0.0090 0.0969 101 0.0090 0.0966 102 0.0090 0.0965 103 0.0089 0.0964 104 0.0086 0.0956 105 0.0086 0.0954 106 0.0085 0.0953 107 0.0084 0.0947 108 0.0082 0.0944 109 0.0081 0.0941 110 0.0081 0.0935 111 0.0081 0.0934 112 0.0081 0.0929 113 0.0080 0.0916 114 0.0079 ❑.0915 115 0.0077 0.0911 116 0.0076 0.0900 117 0.0076 0.0900 118 0.0076 0.0899 119 0.0074 0.0897 120 0.0074 0.0894 121 0.0072 0.0892 122 0.0070 0.0885 123 0.0069 0.0873 124 0.0068 0.0871 125 0.0068 0.0871 126 0.0067 0.0864 127 0.0066 0.0864 128 0.0064 0.0861 129 0.0062 0.0859 130 0.0061 0.0857 131 0.0060 0.0851 132 0.0059 0.0848 133 0.0058 0.0847 134 0.0057 0.0845 135 0.0055 0.0840 136 0.0055 0.0837 137 0.0055 0.0834 138 0.0055 0.0832 139 0.0055 0.0832 Edmonds Apts Detention 3/28/2017 4:13:55 PM Page 18 Attachment 6 1Packet Pg. 130 6.1.a 140 0.0055 0.0826 141 0.0053 0.0815 142 0.0052 0.0811 143 0.0050 0.0808 144 0.0048 0.0805 145 0.0047 0.0802 146 0.0046 0.0796 147 0.0045 0.0776 148 0.0044 0.0772 149 0.0041 0.0767 150 0.0040 0.0762 151 0.0038 0.0753 152 0.0031 0.0741 153 0.0028 0.0736 154 0.0026 0.0730 155 0.0013 0.0724 156 0.0008 0.0699 157 0.0006 0.0627 Edmonds Apts Detention 3/28/2017 4:13:55 PM Page 19 Attachment 6 Packet Pg. 131 6.1.a Duration Flows Flow(cfs) Predev Mit Percentage Pass/Fail 0.0057 53283 446898 838 Fail 0.0059 49011 438145 893 Fail 0.0061 45136 429722 952 Fail 0.0063 41756 421630 1009 Fail 0.0065 38640 413758 1070 Fail 0.0067 35805 406106 1134 Fail 0.0070 33228 398894 1200 Fail 0.0072 30911 391958 1268 Fail 0.0074 28868 385187 1334 Fail 0.0076 26942 378636 1405 Fail 0.0078 25174 372250 1478 Fail 0.0080 23429 366084 1562 Fail 0.0082 21866 359974 1646 Fail 0.0084 20336 354138 1741 Fail 0.0086 18915 348578 1842 Fail 0.0088 17666 342963 1941 Fail 0.0091 16493 337513 2046 Fail 0.0093 15458 332228 2149 Fail 0.0095 14451 327164 2263 Fail 0.0097 13498 322209 2387 Fail 0.0099 12595 317310 2519 Fail 0.0101 11803 312575 2648 Fail 0.0103 11071 308116 2783 Fail 0.0105 10432 303657 2910 Fail 0.0107 9854 299198 3036 Fail 0.0110 9331 294904 3160 Fail 0.0112 8797 290720 3304 Fail 0.0114 8307 286592 3450 Fail 0.0116 7845 282353 3599 Fail 0.0118 7399 278389 3762 Fail 0.0120 7035 274591 3903 Fail 0.0122 6672 270792 4058 Fail 0.0124 6347 267104 4208 Fail 0.0126 6045 263470 4358 Fail 0.0129 5747 259837 4521 Fail 0.0131 5484 256314 4673 Fail 0.0133 5229 252901 4836 Fail 0.0135 4995 249598 4996 Fail 0.0137 4755 246240 5178 Fail 0.0139 4538 243047 5355 Fail 0.0141 4334 239909 5535 Fail 0.0143 4125 236716 5738 Fail 0.0145 3940 233688 5931 Fail 0.0148 3777 230716 6108 Fail 0.0150 3632 227743 6270 Fail 0.0152 3497 224770 6427 Fail 0.0154 3369 221908 6586 Fail 0.0156 3258 218990 6721 Fail 0.0158 3147 216182 6869 Fail 0.0160 3054 213375 6986 Fail 0.0162 2965 210732 7107 Fail 0.0164 2877 208200 7236 Fail 0.0167 2781 205668 7395 Fail 0.0169 2681 203190 7578 Fail Edmonds Apts Detention 3/28/2017 4:13:55 PM Page 20 Attachment 6 Packet Pg. 132 6.1.a 0.0171 2588 200658 7753 Fail 0.0173 2494 198236 7948 Fail 0.0175 2391 195924 8194 Fail 0.0177 2279 193612 8495 Fail 0.0179 2182 191300 8767 Fail 0.0181 2082 188987 9077 Fail 0.0183 1997 186730 9350 Fail 0.0186 1928 184473 9568 Fail 0.0188 1866 182326 9770 Fail 0.0190 1790 180234 10068 Fail 0.0192 1719 178253 10369 Fail ^v.^v194 i 664 176106 i 0583 rail 0.0196 1596 174069 10906 Fail 0.0198 1538 172087 11189 Fail 0.0200 1483 170105 11470 Fail 0.0202 1420 168178 11843 Fail 0.0204 1362 166307 12210 Fail 0.0207 1298 164435 12668 Fail 0.0209 1242 162618 13093 Fail 0.0211 1188 160857 13540 Fail 0.0213 1146 159095 13882 Fail 0.0215 1100 157334 14303 Fail 0.0217 1045 155572 14887 Fail 0.0219 1000 153865 15386 Fail 0.0221 954 152214 15955 Fail 0.0223 917 150617 16424 Fail 0.0226 877 148966 16985 Fail 0.0228 830 147314 17748 Fail 0.0230 788 145718 18492 Fail 0.0232 754 144177 19121 Fail 0.0234 710 142690 20097 Fail 0.0236 666 141149 21193 Fail 0.0238 627 139718 22283 Fail 0.0240 595 138176 23222 Fail 0.0242 555 136745 24638 Fail 0.0245 516 135313 26223 Fail 0.0247 464 133827 28842 Fail 0.0249 423 132341 31286 Fail 0.0251 392 130854 33381 Fail 0.0253 360 129478 35966 Fail 0.0255 334 128102 38353 Fail 0.0257 306 126726 41413 Fail 0.0259 286 125294 43809 Fail 0.0261 264 123973 46959 Fail 0.0264 247 122652 49656 Fail 0.0266 233 121331 52073 Fail The development has an increase in flow durations from 1/2 Predeveloped 2 year flow to the 2 year flow or more than a 10% increase from the 2 year to the 50 year flow. The development has an increase in flow durations for more than 50% of the flows for the range of the duration analysis. Edmonds Apts Detention 3/28/2017 4:13:55 PM Page 21 Attachment 6 1Packet Pg. 133 6.1.a Water Quality Water Quality BMP Flow and Volume for POC #1 On-line facility volume: 0 acre-feet On-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 Apts Detention 3/28/2017 4:13:55 PM Page 22 Attachment 6 Packet Pg. 134 6.1.a LID Report LIDTechnique Usedfor Total Volume Volume tniltralton Cumulative Percent WalerOuallty Percent Comment Treatment'? Needs Through Volume volume Volume Water Quality Treatment Facility (ac A) Infiltration Infiltrated Treated (acft) (ac-ft) Credlt Vault 1 POC 0 210.54 0 0.00 Total Volume Infiltrated 210.54 0.0o 0.00 0.00 0.00 0% No Treat Credit Compliance with LID DurationAnalysi Standard 8% of 2-yt to 50% of s Result Failed Edmonds Apts Detention 3/28/2017 4:13:55 PM Page 23 Attachment 6 1Packet Pg. 135 6.1.a Model Default Modifications Total of 0 changes have been made. PERLND Changes No PERLND changes have been made. IMPLND Changes No IMPLND changes have been made. Edmonds Apts Detention 3/28/2017 4:14:48 PM Page 24 Attachment 6 Packet Pg. 136 6.1.a Appendix Predeveloped Schematic Edmonds Apts Detention 3/28/2017 4:14:48 PM Page 25 Attachment 6 1Packet Pg. 137 6.1.a Mitigated Schematic ran Am Edmonds Apts Detention 3/28/2017 4:14:48 PM Page 26 Attachment 6 Packet Pg. 138 6.1.a Predeveloped UCI File RUN GLOBAL WWHM4 model simulation START 1901 10 01 RUN INTERP OUTPUT LEVEL RESUME 0 RUN 1 END GLOBAL END 2058 09 30 3 0 UNIT SYSTEM FILES <File> <Un#> 1 < ----------- File Name--------- --------------------->*** *** OPN SEQUENCE INGRP INDELT 00:15 PERLND 11 COPY 501 DISPLY 1 END INGRP END OPN SEQUENCE DISPLY DISPLY-INFO1 # - #----------- Title ----------- >***TRAN PIVL DIG1 FIL1 1 Basin 1 MAX END DISPLY-INFO1 END DISPLY COPY TIMESERIES # - # NPT NMN *** 1 1 1 501 1 1 END TIMESERIES END COPY GENER OPCODE # # OPCD *** END OPCODE PARM # # K *** END PARM END GENER PERLND GEN-INFO PYR DIG2 FIL2 YRND 1 2 30 9 <PLS ><------- Name ------- >NBLKS Unit -systems Printer *** # - # User t-series Engl Metr *** in out *** 11 C, Forest, Mod 1 1 1 1 27 0 END GEN-INFO *** Section PWATER*** ACTIVITY <PLS > ************* Active Sections ***************************** # - # ATMP SNOW PWAT SED PST PWG PQAL MSTL PEST NITR PHOS TRAC *** 11 0 0 1 0 0 0 0 0 0 0 0 0 END ACTIVITY PRINT -INFO <PLS > ***************** Print -flags ***************************** PIVL PYR # - # ATMP SNOW PWAT SED PST PWG PQAL MSTL PEST NITR PHOS TRAC ********* 11 0 0 4 0 0 0 0 0 0 0 0 0 1 9 END PRINT -INFO Edmonds Apts Detention 3/28/2017 4:14:49 PM Page 27 Attachment 6 Packet Pg. 139 6.1.a PWAT-PARM1 <PLS > PWATER variable monthly parameter value flags *** # - # CSNO RTOP UZFG VCS VUZ VNN VIFW VIRC VLE INFC HWT *** 11 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 11 0 4.5 0.08 400 0.1 0.5 END PWAT-PARM2 PWAT-PARM3 <PLS > PWATER input info: Part 3 # - # ***PETMAX PETMIN INFEXP 11 0 0 2 END PWAT-PARM3 PWAT-PARM4 <PLS > PWATER input info: Part 4 # - # CEPSC UZSN NSUR 11 0.2 0.5 0.35 END PWAT-PARM4 AGWRC 0.996 *** INFILD DEEPFR BASETP AGWETP 2 0 0 0 *** INTFW IRC LZETP *** 6 0.5 0.7 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 11 0 0 0 0 2.5 1 END PWAT-STATEI END PERLND IMPLND GEN-INFO <PLS ><------- Name ------- > END GEN-INFO *** Section IWATER*** Unit -systems Printer *** User t-series Engl Metr *** in out *** ACTIVITY <PLS > ************* Active Sections ***************************** # - # ATMP SNOW IWAT SLD IWG IQAL *** END ACTIVITY PRINT -INFO <ILS > ******** Print -flags ******** PIVL PYR # - # ATMP SNOW IWAT SLD IWG IQAL ********* END PRINT -INFO IWAT-PARM1 <PLS > IWATER variable monthly parameter value flags *** # - # CSNO RTOP VRS VNN RTLI *** END IWAT-PARM1 IWAT-PARM2 <PLS > IWATER input info: Part 2 *** # - # *** LSUR SLSUR NSUR RETSC END IWAT-PARM2 I V; AT - PARM3 <PLS > IWATER input info: Part 3 *** # - # ***PETMAX PETMIN END IWAT-PARM3 IWAT-STATEI <PLS > *** Initial conditions at start of simulation # - # *** RETS SURS END IWAT-STATEI Edmonds Apts Detention 3/28/2017 4:14:49 PM GWVS 0 Page 28 Attachment 6 Packet Pg. 140 I 6.1.a END IMPLND SCHEMATIC <-Source-> <--Area--> <-Target-> MBLK *** <Name> # <-factor-> <Name> # Tbl# *** Basin 1*** PERLND 11 0.67 COPY 501 12 PERLND 11 0.67 COPY 501 13 ******Routing****** 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 <-Volume-> <-Grp> <-Member-><--Mult-->Tran <-Target vols> <-Grp> <-Member-> *** <Name> # <Name> # #<-factor->strg <Name> # # <Name> # # *** END NETWORK RCHRES GEN-INFO RCHRES Name Nexits Unit Systems Printer *** # - #<------------------ >< --- > User T-series Engl Metr LKFG *** in out *** END GEN-INFO *** 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 ********* 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 * * * * * * * * * * * * * * *** 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 <------><-------- > <---><---><---><---><---> *** <---><---><---><---><---> END HYDR-INIT END RCHRES SPEC -ACTIONS END SPEC -ACTIONS FTABLES END FTABLES EXT SOURCES <-Volume-> <Member> SsysSgap<--Mult-->Tran <-Target vols> <-Grp> <-Member-> *** <Name> # <Name> # tem strg<-factor->strg <Name> # # <Name> # # *** WDM 2 PREC ENGL 1 DIV PERLND 1 999 EXTNL PREC WDM 2 PREC ENGL 1 DIV IMPLND 1 999 EXTNL PREC Edmonds Apts Detention 3/28/2017 4:14:49 PM Page 29 Attachment 6 Packet Pg. 141 6.1.a WDM 1 EVAP ENGL 0.76 PERLND 1 999 EXTNL PETINP WDM 1 EVAP ENGL 0.76 IMPLND 1 999 EXTNL PETINP END EXT SOURCES EXT TARGETS <-Volume-> <-Grp> <-Member-><--Mult-->Tran <-Volume-> <Member> Tsys Tgap Amd *** <Name> # <Name> # #<-factor->strg <Name> # <Name> tem strg strg*** COPY 501 OUTPUT MEAN 1 1 48.4 WDM 501 FLOW ENGL REPL END EXT TARGETS MASS -LINK <Volume> <-Grp> <-Member-><--Mult--> <Target> <-Grp> <-Member->*** <Name> <Name> # #<-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 END MASS -LINK END RUN Edmonds Apts Detention 3/28/2017 4:14:49 PM Page 30 Attachment 6 Packet Pg. 142 0 6.1.a Mitigated UCI File RUN GLOBAL WWHM4 model simulation START 1901 10 01 RUN INTERP OUTPUT LEVEL RESUME 0 RUN 1 END GLOBAL END 2058 09 30 3 0 UNIT SYSTEM FILES <File> <Un#> OPN SEQUENCE 1 < ----------- File Name--------- --------------------->*** *** INGRP INDELT 00:15 PERLND 17 IMPLND 1 IMPLND 4 IMPLND 14 IMPLND 12 RCHRES 1 RCHRES 2 RCHRES 3 COPY 1 COPY 501 DISPLY 1 END INGRP END OPN SEQUENCE DISPLY DISPLY-INFO1 # - #<---------- Title ----------- >***TRAN PIVL DIG1 FIL1 1 Vault 1 MAX END DISPLY-INFO1 END DISPLY COPY TIMESERIES # - # NPT NMN *** 1 1 1 501 1 1 END TIMESERIES END COPY GENER OPCODE # # OPCD *** END OPCODE PARM # # K *** END PARM END GENER PERLND GEN-INFO PYR DIG2 FIL2 YRND 1 2 30 9 <PLS ><------- Name ------- >NBLKS Unit -systems Printer *** # - # User t-series Engl Metr *** in out *** 17 C, Lawn, Mod 1 1 1 1 27 0 END GEN-INFO *** Section PWATER*** ACTIVITY <PLS > ************* Active Sections ***************************** # - # ATMP SNOW PWAT SED PST PWG PQAL MSTL PEST NITR PHOS TRAC *** 17 0 0 1 0 0 0 0 0 0 0 0 0 Edmonds Apts Detention 3/28/2017 4:14:49 PM Page 31 Attachment 6 Packet Pg. 143 6.1.a END ACTIVITY PRINT -INFO <PLS > ***************** Print -flags ***************************** PIVL PYR # - # ATMP SNOW PWAT SED PST PWG PQAL MSTL PEST NITR PHOS TRAC ********* 17 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 *** 17 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 17 0 4.5 0.03 400 0.1 0.5 0.996 END PWAT-PARM2 PWAT-PARM3 <PLS > PWATER input info: Part 3 # - # ***PETMAX PETMIN INFEXP 17 0 0 2 END PWAT-PARM3 PWAT-PARM4 <PLS > PWATER input info: Part 4 # - # CEPSC UZSN NSUR 17 0.1 0.25 0.25 END PWAT-PARM4 *** INFILD DEEPFR BASETP AGWETP 2 0 0 0 *** INTFW IRC LZETP *** 6 0.5 0.25 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 17 0 0 0 0 2.5 1 END PWAT-STATEI END PERLND IMPLND GEN-INFO <PLS ><------- Name ------- > 1 ROADS/FLAT 4 ROOF TOPS/FLAT 14 POND 12 PARKING/MOD END GEN-INFO *** Section IWATER*** Unit -systems Printer *** User t-series Engl Metr *** in out *** 1 1 1 27 0 1 1 1 27 0 1 1 1 27 0 1 1 1 27 0 ACTIVITY <PLS > ************* Active Sections ***************************** # - # ATMP SNOW IWAT SLD IWG IQAL *** 1 0 0 1 0 0 0 4 0 0 1 0 0 0 14 0 0 1 0 0 0 12 0 0 1 0 0 0 END ACTIVITY PRINT -INFO <ILS > ******** Print -flags ******** PIVL PYR # - # ATMP SNOW IWAT SLD IWG IQAL ********* 1 0 0 4 0 0 0 1 9 4 0 0 4 0 0 0 1 9 14 0 0 4 0 0 0 1 9 12 0 0 4 0 0 0 1 9 END PRINT -INFO Edmonds Apts Detention 3/28/2017 4:14:49 PM GWVS 0 Page 32 Attachment 6 Packet Pg. 144 6.1.a IWAT-PARM1 <PLS > IWATER variable monthly parameter value flags *** # - # CSNO RTOP VRS VNN RTLI *** 1 0 0 0 0 0 4 0 0 0 0 0 14 0 0 0 0 0 12 0 0 0 0 0 END IWAT-PARM1 IWAT-PARM2 <PLS > IWATER input info: Part 2 *** # - # *** LSUR SLSUR NSUR RETSC 1 400 0.01 0.1 0.1 4 400 0.01 0.1 0.1 14 400 0.01 0.1 0.1 12 400 0.05 0.1 0.08 END IWAT-PARM2 IWAT-PARM3 <PLS > IWATER input info: Part 3 *** # - # ***PETMAX PETMIN 1 0 0 4 0 0 14 0 0 12 0 0 END IWAT-PARM3 IWAT-STATEI <PLS > *** Initial conditions at start of simulation # - # *** RETS SURS 1 0 0 4 0 0 14 0 0 12 0 0 END IWAT-STATEI END IMPLND SCHEMATIC <-Source-> <--Area--> <-Target-> MBLK *** <Name> # <-factor-> <Name> # Tbl# *** Basin 1*** PERLND 17 0.12 RCHRES 1 2 PERLND 17 0.12 RCHRES 1 3 IMPLND 1 0.33 RCHRES 1 5 IMPLND 4 0.21 RCHRES 1 5 IMPLND 14 0.02 RCHRES 1 5 WQ*** PERLND 17 0.04 RCHRES 2 2 PERLND 17 0.04 RCHRES 2 3 IMPLND 12 0.27 RCHRES 2 5 IMPLND 14 0.01 RCHRES 2 5 ******Routing****** PERLND 17 0.12 COPY 1 12 IMPLND 1 0.33 COPY 1 15 IMPLND 4 0.21 COPY 1 15 IMPLND 14 0.02 COPY 1 15 PERLND 17 0.12 COPY 1 13 RCHRES 2 1 RCHRES 3 8 RCHRES 1 1 COPY 501 16 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 Edmonds Apts Detention 3/28/2017 4:14:49 PM Page 33 Attachment 6 Packet Pg. 145 6.1.a <-Volume-> <-Grp> <-Member-><--Mult-->Tran <-Target vols> <-Grp> <-Member-> *** <Name> # <Name> # #<-factor->strg <Name> # # <Name> # # *** END NETWORK RCHRES GEN-INFO RCHRES Name Nexits Unit Systems Printer *** # - #<------------------ ><---> User T-series Engl Metr LKFG *** in out *** 1 Vault 1 1 1 1 1 28 0 1 2 Surface retentio-010 3 1 1 1 28 0 1 3 Bioretention 1 1 1 1 1 28 0 1 END GEN-INFO *** Section RCHRES*** ACTIVITY <PLS > ************* Active Sections ***************************** # - # HYFG ADFG CNFG HTFG SDFG GQFG OXFG 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 3 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 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 0 0 0 0 2 2 2 2 2 3 0 1 0 0 4 0 0 0 0 0 0 0 0 0 2 2 2 2 2 END HYDR-PARM1 HYDR-PARM2 # - # FTABNO LEN DELTH STCOR KS DB50 *** <------><-------->< -------- ><-------- >< -------- >< -------- ><-------- > *** 1 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 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 <------><-------- > <--- ><--- ><--- >< --- ><---> *** <--- ><--- ><--- ><--- ><---> 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 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 END SPEC-AC'T'IONS FTABLES FTABLE 1 91 4 Depth Area Volume Outflowl Velocity Travel Time*** (ft) (acres) (acre-ft) (cfs) (ft/sec) (Minutes)*** 0.000000 0.010606 0.000000 0.000000 0.064000 0.010606 0.000679 0.027461 0.128000 0.010606 0.001358 0.038835 0.192000 0.010606 0.002036 0.047563 Edmonds Apts Detention 3/28/2017 4:14:49 PM Page 34 Attachment 6 Packet Pg. 146 6.1.a 0.256000 0.010606 0.002715 0.054921 0.320000 0.010606 0.003394 0.061404 0.384000 0.010606 0.004073 0.067264 0.448000 0.010006 0.004752 0.072654 0.512000 0.010006 0.005430 0.077670 0.576000 0.010606 0.006109 0.082382 0.640000 0.010606 0.006788 0.086838 0.704000 0.010606 0.007467 0.091076 0.768000 0.010606 0.008145 0.095126 0.832000 0.01060G 0.008824 0.099010 0.896000 0.010606 0.009503 0.102748 0.960000 0.010606 0.010182 0.106354 1.024000 0.010606 0.010861 0.109842 1.088000 0.010006 0.011539 0.113223 1.152000 0.010606 0.012218 0.116505 1.216000 0.010606 0.012897 0.119698 1.280000 0.010606 0.013576 0.122807 1.344000 0.01060G 0.014255 0.125840 1.408000 0.010606 0.014933 0.128801 1.472000 0.010606 0.015612 0.131696 1.536000 0.010606 0.016291 0.134529 1.600000 0.010606 0.016970 0.137303 1.664000 0.010606 0.017648 0.140022 1.728000 0.010606 0.018327 0.142689 1.792000 0.010606 0.019006 0.145307 1.856000 0.010606 0.019685 0.147879 1.920000 0.010606 0.020364 0.150407 1.984000 0.01060G 0.021042 0.152894 2.048000 0.010606 0.021721 0.155340 2.112000 0.010606 0.022400 0.157749 2.176000 0.010606 0.023079 0.160121 2.240000 0.010006 0.023758 0.162459 2.304000 0.010006 0.024436 0.164763 2.368000 0.010606 0.025115 0.167036 2.432000 0.010606 0.025794 0.169278 2.496000 0.010606 0.026473 0.171491 2.560000 0.010606 0.027152 0.173676 2.624000 0.010606 0.027830 0.175833 2.688000 0.010606 0.028509 0.177964 2.752000 0.010606 0.029188 0.180071 2.816000 0.010606 0.029867 0.182152 2.880000 0.010606 0.030545 0.184211 2.944000 0.010606 0.031224 0.186246 3.008000 0.010606 0.031903 0.188260 3.072000 0.010606 0.032582 0.190252 3.136000 0.010606 0.033261 0.192224 3.200000 0.010606 0.033939 0.194175 3.264000 0.010606 0.034618 0.202972 3.328000 0.010606 0.035297 0.207729 3.392000 0.010606 0.035976 0.211806 3.456000 0.010606 0.036655 0.215523 3.520000 0.010606 0.037333 0.219004 3.584000 0.010606 0.038012 0.222312 3.648000 0.010606 0.038691 0.225486 3.712000 0.010606 0.039370 0.228551 3.776000 0.010606 0.040048 0.231524 3.840000 0.010606 0.040727 0.234418 3.904000 0.010606 0.041406 0.237243 3.968000 0.010606 0.042085 0.240006 4.032000 0.010606 0.042764 0.242714 4.096000 0.010606 0.043442 0.245371 4.160000 0.010606 0.044121 0.247982 4.224000 0.010606 0.044800 0.250551 4.288000 0.010606 0.045479 0.253080 4.352000 0.010606 0.046158 0.255571 4.416000 0.010606 0.046836 0.258029 4.480000 0.010606 0.047515 0.260453 4.544000 0.010606 0.048194 0.262846 4.608000 0.010606 0.048873 0.265211 4.672000 0.010606 0.049552 0.267547 Edmonds Apts Detention 3/28/2017 4:14:49 PM Page 35 Attachment 6 Packet Pg. 147 6.1.a 4.736000 0.010606 0.050230 0.269856 4.800000 0.010606 0.050909 0.449992 4.864000 0.010606 0.051588 0.885171 4.928000 0.010606 0.052267 1.460393 4.992000 0.010606 0.052945 2.129389 5.056000 0.010606 0.053624 2.850827 5.120000 0.010606 0.054303 3.582262 5.184000 0.010606 0.054982 4.281146 5.248000 0.010606 0.055661 4.908564 5.312000 0.010606 0.056339 5.434558 5.376000 0.010606 0.057018 5.844607 5.440000 0.010606 0.057697 6.147050 5.504000 0.010606 0.058376 6.449427 5.568000 0.010606 0.059055 6.707313 5.632000 0.010606 0.059733 6.955356 5.696000 0.010606 0.060412 7.194607 5.760000 0.010606 0.061091 7.425945 END FTABLE 1 FTABLE 3 60 4 Depth Area Volume Outflowl (ft) (acres) (acre-ft) (cfs) 0.000000 0.004959 0.000000 0.000000 0.046154 0.004959 0.000105 0.000000 0.092308 0.004959 0.000209 0.000003 0.138462 0.004959 0.000314 0.000008 0.184615 0.004959 0.000419 0.000013 0.230769 0.004959 0.000523 0.000033 0.276923 0.004959 0.000628 0.000036 0.323077 0.004959 0.000733 0.000064 0.369231 0.004959 0.000837 0.000091 0.415385 0.004959 0.000942 0.000109 0.461538 0.004959 0.001047 0.000169 0.507692 0.004959 0.001151 0.000181 0.553846 0.004959 0.001256 0.000246 0.600000 0.004959 0.001361 0.000310 0.646154 0.004959 0.001465 0.000340 0.692308 0.004959 0.001570 0.000454 0.738462 0.004959 0.001675 0.000484 0.784615 0.004959 0.001779 0.000589 0.830769 0.004959 0.001884 0.000706 0.876923 0.004959 0.001989 0.000745 0.923077 0.004959 0.002093 0.000924 0.969231 0.004959 0.002198 0.000981 1.015385 0.004959 0.002302 0.001126 1.061538 0.004959 0.002407 0.001312 1.107692 0.004959 0.002512 0.001353 1.153846 0.004959 0.002616 0.001605 1.200000 0.004959 0.002721 0.001703 1.246154 0.004959 0.002826 0.001884 1.292308 0.004959 0.002930 0.002156 1.338462 0.004959 0.003035 0.002190 1.384615 0.004959 0.003140 0.002525 1.430769 0.004959 0.003244 0.002675 1.476923 0.004959 0.003349 0.002888 1.523077 0.004959 0.003454 0.003263 1.569231 0.004959 0.003558 0.003281 1.615385 0.004959 0.003663 0.003704 1.661538 0.004959 0.003768 0.003922 1.707692 0.004959 0.003859 0.004158 1.753846 0.004959 0.0039--�l 0.004645 1.800000 0.004959 0.004042 0.004655 1.846154 0.004959 0.004134 0.005164 1.892308 0.004959 0.004225 0.005465 1.938462 0.004959 0.004317 0.005717 1.984615 0.004959 0.004409 0.006304 2.030769 0.004959 0.004500 0.006355 2.076923 0.004959 0.004592 0.006925 2.123077 0.004959 0.004683 0.007325 2.169231 0.004959 0.004775 0.007582 Velocity Travel Time*** (ft/sec) (Minutes)*** Edmonds Apts Detention 3/28/2017 4:14:49 PM Page 36 Attachment 6 Packet Pg. 148 6.1.a 2.215385 0.004959 0.004866 0.008275 2.261538 0.004959 0.004958 0.008379 2.307692 0.004959 0.005049 0.009004 2.353846 0.004959 0.005141 0.009519 2.400000 0.004959 0.005232 0.009771 2.446154 0.004959 0.005324 0.010575 2.492308 0.004959 0.005416 0.010744 2.538462 0.004959 0.005507 0.011594 2.584615 0.004959 0.005599 0.011594 2.630769 0.004959 0.005690 0.011594 2.676923 0.004959 0.005782 0.011594 2.700000 0.004959 0.012238 0.011594 END FTABLE 3 FTABLE 2 34 6 Depth Area Volume Outflowl Outflow2 outflow 3 Velocity Travel Time*** (ft) (acres) (acre-ft) (cfs) (cfs) (cfs) (ft/sec) (Minutes)*** 0.000000 0.004959 0.000000 0.000000 0.000000 0.000000 0.046154 0.004959 0.000229 0.000000 0.011594 0.000000 0.092308 0.004959 0.000458 0.000000 0.011594 0.000000 0.138462 0.004959 0.000687 0.000000 0.011594 0.000000 0.184615 0.004959 0.000915 0.000000 0.011594 0.000000 0.230769 0.004959 0.001144 0.000000 0.011594 0.000000 0.276923 0.004959 0.001373 0.000000 0.011594 0.000000 0.323077 0.004959 0.001602 0.000000 0.011594 0.000000 0.369231 0.004959 0.001831 0.000000 0.011594 0.000000 0.415385 0.004959 0.002060 0.000000 0.011594 0.000000 0.461538 0.004959 0.002289 0.000000 0.011594 0.000000 0.507692 0.004959 0.002517 0.000000 0.011594 0.000000 0.553846 0.004959 0.002746 0.000000 0.011594 0.000000 0.600000 0.004959 0.002975 0.000000 0.011594 0.000000 0.646154 0.004959 0.003204 0.000000 0.011594 0.000000 0.692308 0.004959 0.003433 0.000000 0.011594 0.000000 0.738462 0.004959 0.003662 0.000000 0.011594 0.000000 0.784615 0.004959 0.003891 0.000000 0.011594 0.000000 0.830769 0.004959 0.004120 0.000000 0.011594 0.000000 0.876923 0.004959 0.004348 0.000000 0.011594 0.000000 0.923077 0.004959 0.004577 0.000000 0.011594 0.000000 0.969231 0.004959 0.004806 0.000000 0.011594 0.000000 1.015385 0.004959 0.005035 0.010119 0.011594 0.000000 1.061538 0.004959 0.005264 0.080126 0.011594 0.000000 1.107692 0.004959 0.005493 0.177386 0.011594 0.000000 1.153846 0.004959 0.005722 0.274281 0.011594 0.000000 1.200000 0.004959 0.005950 0.346488 0.011594 0.000000 1.246154 0.004959 0.006179 0.386942 0.011594 0.000000 1.292308 0.004959 0.006408 0.425716 0.011594 0.000000 1.338462 0.004959 0.006637 0.458094 0.011594 0.000000 1.384615 0.004959 0.006866 0.488329 0.011594 0.000000 1.430769 0.004959 0.007095 0.516799 0.011594 0.000000 1.476923 0.004959 0.007324 0.543781 0.011594 0.000000 1.500000 0.004959 0.007438 0.569485 0.011594 0.000000 END FTABLE 2 END FTABLES EXT SOURCES <-Volume-> <Member> SsysSgap<--Mult-->Tran <-Target vols> <-Grp> <-Member-> *** <Name> # <Name> # tem strg<-factor->strg <Name> # # <Name> # # *** WDM 2 PREC ENGL 1 DIV PERLND 1 999 EXTNL PREC WDM 2 PREC 7NGL 1 DIV IMPLND 1 999 EXTNL PREC WDM 1 EVAP ENGL 0.76 PERLND 1 999 EXTNL PETINP WDM 1 EVAP ENGL 0.76 IMPLND 1 999 EXTNL PETINP WDM 2 PREC ENGL 1 DIV RCHRES 2 EXTNL PREC WDM 1 EVAP ENGL 0.5 RCHRES 2 EXTNL POTEV WDM 1 EVAP ENGL 0.76 RCHRES 3 EXTNL POTEV END EXT SOURCES EXT TARGETS Edmonds Apts Detention 3/28/2017 4:14:49 PM Page 37 Attachment 6 Packet Pg. 149 6.1.a <-Volume-> <-Grp> <-Member-><--Mult-->Tran <-Volume-> <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 1001 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 END EXT TARGETS MASS -LINK <Volume> <-Grp> <-Member-><--Mult--> <Target> <-Grp> <-Member->*** <Name> <Name> # #<-factor-> <Name> <Name> # #*** MASS -LINK 2 PERLND PWATER SURO 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 IVOL END MASS -LINK 5 MASS -LINK 8 RCHRES OFLOW OVOL 2 RCHRES INFLOW IVOL END MASS -LINK 8 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 SURO 0.083333 COPY INPUT MEAN END MASS -LINK 15 MASS -LINK 16 RCHRES ROFLOW COPY INPUT MEAN END MASS -LINK 16 END MASS -LINK END RUN Edmonds Apts Detention 3/28/2017 4:14:49 PM Page 38 Attachment 6 Packet Pg. 150 6.1.a Predeveloped HSPF Message File Edmonds Apts Detention 3/28/2017 4:14:49 PM Page 39 Attachment 6 Packet Pg. 151 6.1.a Mitigated HSPF Message File Edmonds Apts Detention 3/28/2017 4:14:49 PM Page 40 Attachment 6 Packet Pg. 152 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 0 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 Apts Detention 3/28/2017 4:14:49 PM Page 41 Attachment 6 Packet Pg. 153 6.1.a EDMONDS APARTMENTS: PRELIMINARY TECHNICAL INFORMATION REPORT APPENDIX B — DOWNSTREAM STUDY Attachment 6 1Packet Pg. 154 6.1.a Edmonds Apartments DOWNSTREAM DRAINAGE ANALYSIS CITY OF EDMONDS FILE NO. Prepared by: Ed McCarthy, P.E., P.S. 9957 171 st Avenue SE Renton, WA 98059 Tel. (425) 271-5734 Fax (425) 271-3432 Submitted to. City of Edmonds Development Services Department 121 5t" Ave N Edmonds, WA 98020 4 -1-16 April 1, 2016 Updated April 28, 2017 WAs,, S �War Attachment 6 Packet Pg. 155 6.1.a TABLE OF CONTENTS Task 1: Study Area Definition and Maps............................................................................1 Task2: Resource Review.....................................................................................................1 Task3: Field Inspection.......................................................................................................2 Task 4: Drainage System Description and Problem Descriptions.......................................2 Task 5: Mitigation of Existing or Potential Problems.........................................................3 References..........................................................................................................................10 Appendix A. Photos of the Site and Downstream System LIST OF TABLES Table 1. Description of Downstream Conveyance System................................................8 LIST OF FIGURES Figure1. Vicinity Map........................................................................................................4 Figure2. Soils Map.............................................................................................................5 Figure3. Basin Map............................................................................................................6 Figure 4. Downstream Drainage Course.............................................................................7 r Edmonds Apartments Attachment 6 Packet Pg. 156 6.1.a TASK 1: STUDY AREA DEFINITION AND MAPS Site Description The Edmonds Apartments site is located at 38509 2441h Street SW in Edmonds, Washington (Tax Parcel No. 00463303200303) (Figure 1). The 0.67-acre property includes two single-family residential structures. Access to the site is provided by a paved driveway from 2441h Street SW. The site is bordered on the south, north and west by multi -family residential complexes. A commercial property is located along the east property boundary. Cover types on the site include two single-family residential structures, paved driveways, and areas of lawn and landscape. The site is flat to moderate in gradient and generally slopes downward from the west to the east property boundary. The elevation of the site ranges from about 458 feet (NAVD 88) in the west portion of the site to a low point of 440 feet in the southeast corner. Based on the Snohomish County Soil Survey (U.S. Department of Agriculture, 1983) the site and surrounding area consists of Alderwood soils (Figure 2). The site is located within the Edmonds Way basin (Figure 3). No stormwater infrastructure currently exists on the property. The proposal for development includes constructing two apartment buildings and a separate garage including stormwater infrastructure, utilities, parking lot and landscaping. Stormwater facilities will be constructed to meet the city's design requirements (City of Edmonds, Development Services Department, January 2017). TASK 2: RESOURCE REVIEW Based on a review of available resources, including the City's GIS database, the site and downstream system are characterized as follows: ■ Critical Drainage Areas Runoff from the site drains to Edmonds Way basin. This conveyance route leads to Puget Sound and is largely a piped system. The conveyance system is considered a direct discharge route to Puget Sound. ■ Floodplain/Floodway (FEMA) Maps The site is not within a mapped 100-year floodplain. x Basin Plans The site is within the Edmonds Way basin. Stormwater flow control and water quality standards for this basin will be adopted for the site design (City of Edmonds, Development Services Department, January 2017). • Sensitive Area Information Based on the city's GTS data, the site is not located within a 100-year floodplain, seismic, landslide, erosion hazard, or inventoried wetland area. The downstream drainage course for the site's west basin is tributary to Edmonds Way basin (Figure 3). Edmonds Apartments Attachment 6 Packet Pg. 157 6.1.a ■ Drainage Complaints No complaints along the site's downstream drainage courses, that are relevant to the proposed project, were on file at the city. Snohomish County Soils Map Based on the Snohomish County Soil Survey (U.S. Department of Agriculture, 1983) the site and surrounding area consist of Alderwood soils (Figure 2). TASK 3: FIELD INSPECTION A downstream drainage analysis for the site is presented in this section. The site has a single threshold discharge area that drains to a storm conveyance system tributary to Edmonds Way (Figure 3). The drainage course from the site was assessed on 3/31/16. The downstream conveyance system is described below and illustrated in Figure 4. Further descriptions of drainage features are summarized in Table 1. Upstream Drainage An area of approximately 0.2 acre of landscape from properties to the south and west of the subject site contribute runoff onto the project site (Location 1 in Figure 4). Runoff from these upstream tributary areas sheet flows onto the subject property. Onsite Drainage The subject property currently has two single-family residential structures with driveways, lawn and landscaping (Photos 1 and 2 in Appendix A). Stormwater moves across the property mainly in the form of sheet flow and interflow. No engineered drainage system exists on the property. A shallow depression is located in the area of lawn in the north central portion of the site (Location 2). This depression was likely created when the property to the north was developed. Runoff from this area would likely sheet flow both to the condominium complex to the north and to the site's east property line. Stormwater from the southeast corner of the site sheet flows to the adjacent parking lot to the east. Established flow paths conveying flows across the site were not identified in the field reconnaissance. Stormwater leaving the property converges into the drainage course described below. Downstream Drainage Course — Edmonds Way Basin Sheet flow from the southeast corner of the site (Location 3; Photo 3) follows the paved access driveway that enters the site and then flows to an adjacent parking lot to the east (Location 4; Photo 4). Stormwater flows in a northerly direction across the parking lot and is collected in a Type 1 catch basin (Location 5). An 8-inch diameter pipe conveys stormwater to the north to an outfall along the north edge of the parking lot (Location 6; Photo 5). The pipe outfall is in an area of dense briars and flows towards a parcel that was deeded from WSDOT to Snohomish County for a pedestrian trail. Stormwater flowing across the parking lot that bypasses the CB at Location 5 would collect in a low section of the parking lot located further to the east (Location 7). This portion of the parking lot has 2 Edmonds Apartments Attachment 6 Packet Pg. 158 6.1.a no outlet catch basin and stormwater would accumulate and eventually overflow from the parking lot to the north. Overflow from this location would merge with other flows from the site at Location 6. Surface drainage conditions are poor at Location 6. No pipe system or defined swale exist in the immediate area to collect and convey stormwater. Rather, stormwater is conveyed as shallow flow along an asphalt pedestrian path (Location 8; Photo 6). Stormwater flows to the northwest along the asphalt pedestrian path and is then collected in a grass -lined swale located between the asphalt path and Edmonds Way interchange (Location 9; Photo 71). At one location, there appears to be a high point in the swale (Location 10) that could direct stormwater to the shoulder of the interchange roadway. The swale continues in a northwest direction (Location 1 l) and conveys Stormwater to a catch basin inlet (Location 12; Photo 8). A 24-inch diameter pipe conveys drainage from Location 12 to the main conveyance pipe along Edmonds Way (Location 13). The field investigation was ended at 240t" Street. SW, '/4 mile downstream from the subject site. TASK 4: DRAINAGE SYSTEM DESCRIPTION AND PROBLEM DESCRIPTIONS The outfall at Location 6 is located in an area with poor surface drainage. The asphalt path in this area appears to serve as a conveyance path. The path has sections of upheaved pavement caused by the roots of adjacent trees. The raised sections of pavement have been marked with paint as if being identified for repair. TASK S: MITIGATION OF EXISTING OR POTENTIAL PROBLEMS Proposed Stormwater Design Flow control standards based on the Stormwater Code Supplement to Edmonds Community Development Code Chapter 18.30 (City of Edmonds, January 2017) will be applied in designing the project's stormwater facilities. Adopting these flow control standards requires matching predicted developed flow durations from the site to forested conditions and will result in reduced flow rates from the site relative to existing conditions. Under proposed developed conditions for the site, the majority of stormwater from the proposed improvements will be collected and detained onsite in a system of stormwater detention chambers prior to being discharged to the drainage course that flows to the pipe system along Edmonds Way. The drainage plan includes constructing a stormwater chambers located in the eastern portion of the site. Flow control best management practices (BMPs), including soil amendments and rain gardens, will play a role in managing stormwater on the site. Water Quality Treatment Water quality treatment will be provided for stormwater collected from pollution -generating surfaces. Stormwater discharging to the Edmonds Way Basin requires Basic Water Quality treatment standards. A bioretention swale will be used to provide water quality treatment. 3 Edmonds Apartments Attachment 6 Packet Pg. 159 09L '6d 4O)IOed ainri: VCL94LZ (SZV) :OU04d IeO= UO36ults8M'SPUOWP3 69086 U0l6Ul4sLM'UOv08 00z, 6 0 SISAJOUV > 3S OnUQAV ISU L966 eftuieja weeilsumo(] sluaw:pedV sPuOwP3 9M 0 =r s doW MU131A m -u Z 7— ms leeils L417t7z 60996:88aippv logroid CA) C/) 110f, L N V3. 1; A-1 I N I N �, f pt pil m lu Jmm, N 3 JC] m ;S 1101 14 00 IS I ;kl = zz 'oe z Fj =AV017 N OWL. m 0. 3 0 Q. ItA U) < AMA I (4101?z 3 TV m ims ld JISz Ln cn N m iD Z�6 T --p � r- 2 U140H AX; IS 71ZZ s,j an < MS iS #51 ex OD m n cz v MS 1S ki)OU L pu 7v733V -2 MS FT > 72 < rp :E AAS id 14 Z ms L" V9 m Ed McCarthy, PE, PS ■=a Ed McCarthy, PE, PS Attachment 6 6.1.a CD 00 T N N C d t C� R r Q t 3 O Q. m c� r Co CO) LO O O O T O N Z J IL c m E Q Packet Pg. 163 Table 1. Description of Downstream Conveyance System Basin: Onsite Features Site Visit on 3/30/16 Weather: Clear, 60 deg F Location Drainage Drainage Slope Distance from Existing Potential Observations of Field ID Component Type, Component Site Discharge Problems Problems Inspector, Resource Name, and Size Description Reviewer, or Resident See Fig. 4 Type: sheet flow, swale, drainage basin, 1/4 mile=1,320 ft constrictions, under capacity, ponding, tributary area, likelihood of stream, channel, pipe. vegetation, cover, depth, M (FT) overtopping, scouring, bank sloughing, problem, overflow Size: diameter, width type of sensitive area sedimentation, incision, other erosion pathways, potential impacts 1 Offsite tributary basin — Sheet flow from 4 - No signs of sheet flow to site approximately 0.2 AC erosion of adjacent offsite landscape 2 Onsite sheet flow— Lawn/landscape 0-2 - No evidence of a flow shallow depression path leaving site 3 Onsite — sheet flow— Residential structure 2-4 - No evidence of a flow east portion of site path leaving site 4 Access driveway — Pavement 4 0-60 Runoff from site sheet sheet flow flows to adjacent parking lot to east 5 Type 1 CB 8—inch diameter pipe 0-10 60-160 Outlet pipe is 40 in from south; 8—inch I percent filled with diameter pipe out to sediment north Pipe outfall OutfalI is in an area of 0-2 160 Outfall not found — 6 dense briars dense briars 7 Parking lot catchment Pavement 0 250 Low area in parking lot collects water- overflows to north 8 Sheet/shallow flow Asphalt pedestrian 0-2 160-260 Poor conveyance Asphalt is in poor path capacity at condition; upheaved parking lot outfall from tree roots/possibly location; affected by poor stormwater flows drainage along asphalt path Attachment: PLN20160053 Staff Report with Attachments (2189 : PLN20160053 Edmonds Vista Apartments Design Review Public Hearing) Table 1 (continued) Basin: Northeast Subbasin — Molasses Creek Location Drainage Drainage Slope Distance from Existing Potential Observations of Field 1D Component Type, Component Site Discharge Problems Problems Inspector, Resource Name, and Size Description Reviewer, or Resident See Fig. 4 Type: sheet Mow, swalc. drainage basin. 114 mile-1,320 fl I constrictions. under capacity. pondiing, tributary area, likelihood of stream, channel. pipe. vegetation, cover, depth, (°/0) (FT") avertopping scouring, bank sloughing, problem, overflow Sire: diameter, width type of sensitive area sedimentation, incision, other erosion pathways. potential impacts 9 Shallow flow - grass- ROW conveyance 2 260-400 lined swale system Bot. Width=2' Depth=l.5' Side Slo a=5:1 10 Shallow flow - grass- ROW conveyance 2 400-550 High point in swale; lined swale system runoff likely flows to shoulder of interchange 11 Shallow flow - grass- ROW conveyance 2 550-765 lined swale system Bot. Width=3-4' Depth=l.5' Side Slo a=5:1 12 Inlet CB 24-inch diameter CP 2 765-1,015 connects to pipe system along Edmonds Way 13 Storm pipe: Edmonds Way storm 2 1,015-1,320 36-inch diameter I system Attachment: PLN20160053 Staff Report with Attachments (2189 : PLN20160053 Edmonds Vista Apartments Design Review Public Hearing) 6.1.a REFERENCES City of Edmonds, Development Services Department, March 2016. GIS Stormwater Inventory. Edmonds, Wash. City of Edmonds, Development Services Department, January 2017. Addendum to Edmonds Community Development Code Chapter 18.30. Edmonds, Wash. U.S. Department of Agriculture, Soil Conservation Service, 1983. Soil Survey of Snohomish County Area, Washington. Seattle. 10 Edmonds Apartments Attachment 6 Packet Pg. 166 6.1.a Appendix A. Photos of the Site and Downstream System Edmonds Apartments Attachment 6 Packet Pg. 167 Appendix A. Photos of the Site and Downstream System ■ Photo Number 1 Date of Photo: 3-30-16 Location: Central portion of site, looking west. Description: The property has two residential structures with driveways, landscape and lawn. ■ Photo Number 2 Date of Photo: 3-30-16 Location: East portion of site looking northeast. Description: Existing residential structure. The site currently has no stormwater flow control or treatment. Attachment: PLN20160053 Staff Report with Attachments (2189 : PLN20160053 Edmonds Vista Apartments Design Review Public Hearing) Appendix A. Photos of the Site and Downstream System ♦ Photo Number 3 ♦ Photo Number 4 Date of Photo: 3-30-16 Date of Photo: 3-30-16 Location: Location 3 in Figure 4, looking southeast. Location: Location 4 in Figure 4, looking south. Description: Runoff from the east portion of the site sheet Description: Stormwater from the site is collected in flows to a driveway that then flows to the a Type 1 CB in the parking lot located adjacent parking lot to the east. off the east nronerty boundarv. Attachment: PLN20160053 Staff Report with Attachments (2189 : PLN20160053 Edmonds Vista Apartments Design Review Public Hearing) Appendix A. Photos of the Site and Downstream System ■ Photo Number 5 Date of Photo: 3-30-16 Location: Location 6 in Figure 4, looking north. Description: The parking lot storm drain discharges to an area of dense briars located north of the parking lot. T Photo Number 6 Date of Photo: 3-30-16 Location: Location 8 in Figure 4, looking northwest. Description: Water appears to flow along an asphalt pedestrian path adjacent to the SR-99 interchange before being collected in a grass -lined swale. Attachment: PLN20160053 Staff Report with Attachments (2189 : PLN20160053 Edmonds Vista Apartments Design Review Public Hearing) Appendix A. Photos of the Site and Downstream System ■ Photo Number 7 Date of Photo: 3-30-16 Location: Location 9 in Figure 4, looking north. Description: Stormwater is conveyed in a grass -lined swale, having varying capacity, between the asphalt pedestrian path and the SR-99 interchange. ♦ Photo Number 8 Date of Photo: 3-30-16 Location: Location 12 in Figure 4. Description: Catch basin inlet to the storm drain system along Edmonds Way. Attachment: PLN20160053 Staff Report with Attachments (2189 : PLN20160053 Edmonds Vista Apartments Design Review Public Hearing) 6.1.a EDMONDS APARTMENTS: PRELIMINARY TECHNICAL INFORMATION REPORT APPENDIX C — GEOTECHNICAL REPORT PROVIDED SEPARATELY TO CITY Attachment 6 Packet Pg. 172 6.1.a EDMONDS APARTMENTS: PRELIMINARY TECHNICAL INFORMATION REPORT APPENDIX D — SITE & DRAINAGE PLANS Attachment 6 Packet Pg. 173 $$ SW114 OF SEC.31, T27N, R4E, W M., SNOHOMISH COUNTY, WA I , It 1 lam+•..-.. .�u.q. _ - EX. RESIDENTIAL —" BUILDING 1 { I S DENNY'S I f ' f I I 1 1I � I I , 1 I x I f � � LEGEND ixsPic SW 244TH STREET w n� PROPERTY INFO PARCEL N0: OBa6330]]00]0] EGeL o¢scemncN 'T 4,'I"- PUT"' m 0"(ILOPIC6-�uc A N LC7RANRBR S�NnNCIII w:A ALTS WID T ,u. E•rtn rW a ,e qua- -W I" R%M NO""IASi CORNCB 05 C�VC "As[T1"N I x vcumE � r; fTl1CCfO, v w++s am rr wr ztn p a�T� n. an am nw PROJECT DATA 317E AREA: 29,217 SP (067 AC) LMri}Ed LM SBOLRAOCLUE= 4'11 Y 5 eI• RRIEe I,1f z1M:1Y nr�NP�cJ�R:A Ae-A. 2111111 PEgR4tc PROPER, PBLINE � �"r WAUNENI CRc011C CONTOUR SPOT III SAAL ORABFE RREAK R BAN SEATR VAIN • — STOR BRAIN • EIRE NYBRANT a WATCR NCIIR H — I'Ll • scAIR VAN— . s"eN LB 5T"RN RARECLE —b TERRAFoRMA (a) a I k PIP DESIGNGROUP,INC. Us SITE• ` VICINITY MAP SCALE N T S 5W PROJECTTEAM ` N GML sr a R9A s oN,1�N5WR"LP INL c) m SONTACT PA 961]6 L : E) 9-05-0 AM •{ ORAL [pm F Q U) 0— L oa'6AR.'olprmp.ezq prpuP _ W ROY N CI PHONE: (20R) 6B2A5000 coM 0 o C, 2 GOVERNING AGENCIES GO Z W Cl AVENUESN"R"N p P-ANN AS 11RVEN L�l C 9 ENG11N roe.,l .d. ra,q am d 9 GQ gT�R.9EER Ka %Rz arslra 30 238i11 sTRLCTCT sw W PoIONC (925) n� )6L59 SHEETINDEX 0 C1 CIVIL COVER SHEET C2 GRADING & DRAINAGE PLAN H— M T C3 UTILITY PLAN C4 GIVIL DETAILS W W Z C/O Attachment: PLN20160053 Staff Report with Attachments (2189 : PLN20160053 Edmonds Vista Apartments Design Review Public Hearing) CO N N Q N SLR '3d 40313ed EE ® o 0 s® 0 k D rt }9 Z- asFri a g ra z r o t I e .■ x— p¢6 r N6 rII T I 1 oI I 00 C s a I 0 r XX o �a I it T z k j mR Fi �_- -x a a?i j: — 3 a - - •- J 6 - 0 _ I — t I II K • I -' a S IIIr t3 s I t � i 1 t € a i t~ .0 a J 1-1-5 I tj 10 -w vt�; e, L- i T •� � a �a $ I o I ' 1 1�• � _ � a rn •� c E a � f s ..e A y- " g p 0 ' oho z m = - n . i C Q PRELIMINARY SHEET TITLE' GRADING & DRAINAGE PLAN EDMONDS APARTMENTS I n •• Cornerstone 1V 8509244th ST SW RCIt :CTUPAI 09OaP DATE: 5/26/17 PROJECT No: 931401 E ele+rrE »enrx ar+o+ F:: moan E?' L'q REVISIONS' i"YIIiA Ci `V '+"'n"•"�"Yp1pA °m1° '^"e1i°�"�^ 9LL '113d 40313ed Ir 1 o l 1 ' 2.T 1 a, . z a[ 9 I• I 1 I m ; =1 I E• I I 1 A .ZJ O I 1 1---------- I IE l E} 1 1 I J pqm II 11 I — Sj 1 _ Mai I ±i , 1 r0 p ,z�i 1 T Z �.-- I� I' I Pi ' A I a G _ 1 L T - II I o , C PRELIMINARY '� SHEET TITLE UTILITY PLAN � n EDMONDS APARTMENTS �:, I Cornerstone 8509 244th STJSW �. •RCIIiTEtr11RAL GROUP DATE 5/26/17 PROJECT No: 931401 G/�y�,p�., y�g/_ ! �sr mn w.w w.wl I+a,. x+e�xeccc p''V'9 ::T REVISIONS `f1��CCa•t'ii�IPf V 10114101''w""p1e10K0" `°`m" LLB 'i3d 40)13ed =0 n o cn m cn O D r r PRELIMINARY SHEET TITLE: CIVIL DETAILS DATE: 5/26/17 PROJECT NO 931401 REVISIONS �m ii1111 • S a � $ ) �a m _ n m�N aAAo o m� �.;•^ �g n�am��Ay9a g� mYNNIN ��cym➢� ti Am �- O EDMONDS APARTMENTS 8509 244th ST SW qk"efi i' "ff6 l+a Cornerstone 1 •RC—TECTU"AL 006UP K�Wmh1 a�e�r�cnen101n r+ot n suaueaw 2',16' TABLE 1- VEHICULAR TRIP GENERATION EDMONDS APARTMENTS - EDMONDS SEPA - TRAFFIC IMPACT ANALYSIS WORKSHEET Time Period Size (X) TG Rate Enter % I Enter Trips Exit % Exit Trips j Total (T) .Apartments (ITE LUC 220; 11- net new units) Weekday 111 6.65 1 50% 1 371 50% 1 37 73 AM peak hour 111 0.51 1 20% 1 11 80% 1 4 6 PM peak hour Ill 0.62 1 65% 1 41 35% 1 2 7 T = trips, X - number of units A vehicle trip is defined as a single or one direction vehicle movement with either the origin or destination (exiting or entering,' inside the study site. The above trip generation values account for all the site trips made by all vehicles for all purposes, including commuter, visitor, recreation, and service and delivery vehicle trips. C jjp� Sep �jo- Attachment 7 1Packet Pg. 178 201 City of Edmonds Traffic Impact Analysis Worksheet Name of Proposed Project: i= l" ' . 14),` e fi %, 1 Owner/Applicant Ro►# Gars r' Gwrx I; foc��'�Mr�E�•f Name Ss 05 V S" �� . s L-) . Street/Mailing Address ynn..3 a eo 7 City State Zip Applicant Contact Person: Sf ,r,rc �F r•, �r Cr4 G Name o0� l Nr /7r+' .s'!-rc4 f.;-Ie /ok Street/Mailing Address keo^z" .,)QC_ 1--)o4sd�U City State Zip Telephone: V2 S-..2/c). S'_f'6 2 Telephone: Zoo6 • 5s0. ci 20; I 70 C. 6r 2-. S-Z a 0 e Traffic Engineer who prepared the Traffic Impact Analysis (if applicable): Firm Name Contact Name Telephone: E-mail: THRESHOLD LEVELS OF ANALYSIS Project Traffic Levels Sections to Complete I. Less than 25 peak -hour trips generated 1 and 7 only (Worksheet/Checklist) II. More than 25 peak -hour trips generated All sections 1. PROJECT DESCRIPTION a. Location - Street address: 1?30 5 Z IY q �v S �_ • S i-3 a vicinity map and site plan.) b. Specify existing land use: 9 M c. Specify proposed type and size of development: / 5 r-Pr ,�r �• K ( v n 1 'f' r (# of residential units andlor square footage of building) Revised on 6124110 E82 - Traffic Impact Analysis Worksheet Page I of S Attachment 7 1Packet Pg. 179 6.1.a d. Date construction will begin and be completed: . —%//--% 0-�% e-r 2 c� e. Define proposed access locations: off e,,ce-rr st-4 s� ' f. Define proposed sight distance at site egress locations: 4 e'er z'S-" e lyA J7`tr. r C �r G o as'C .Ste - AAf �. d'J� ��ft•# sir a.a ? �. �-�5�� t 2. TRIP GENERATION Source shall be the Eighth Edition of the Institute of Transportation Engineers (ITE) Trip Generation manual. For independent fee calculations, the current edition of the ITE manual may be used. ADT = Average Daily Traffic PM Peak -hour trips (AM, noon or school peak may also apply as directed by the City Engineer) a. Existing Site Trip Generation Table: Land Use Daily (ADT) PM Peak -Hour Trips IN OUT b. Proposed Project Trip Generation Table. PM Peak -Hour Trips Land Use Daily (ADT) IN OUT c. Net New Project Trip Generation Table: Land Use Daily (ADT) PM Peak -Hour Trips IN OUT d. State assumptions and methodology for internal, link -diverted or passby trips: Revised on 6124/10 E82 - Trafftc Impact Analysis Worksheet Page 2 of 5 Attachment 7 Packet Pg. 180 6.1.a 3. TRIP DISTRIBUTION Prepare and attach a graphic showing project trip distribution percentages and assignments. For developments that generate over 75 peak -hour trips, the City Fngineer reserves the right to require trip distribution to be determined through use of the City traffic model. 4. SITE ACCESS ROADWAY/DRIVEWAYS AND SAFETY a. Have sight distance requirements at egress location been met per AASHTO requirements? b. Intersection Level of Service (LOS) Analysis: Intersections to be evaluated shall be determined by the City of Edmonds Traffic Engineer Existing Conditions LOS Delays Year of Opening LOS Delays Five Years Beyond Change of LOS Delays Land Use c. Describe channelization warrants: (Attach striping plan.) d. Vehicle Storage/Queuing Analysis (calculate 50% and 95 % queuing lengths): 50 % 95 % Existing Conditions Year of Opening Five Years Beyond Change of Land Use e. If appropriate, state traffic control warrants (e.g. stop sign warrants, signal warrants): f. Summarize local accident history2 (only required for access to principal and minor arterials): Available upon request at City of Edmonds development Services Department 2 Available upon request at City of Edmonds Police Department Revised on 6124110 E82 - 7,gffrc Impact Analysis Works -heel Page 3 of5 Attachment 7 Packet Pg. 181 6.1.a 5. TRAFFIC VOLUMES Provide the following and other planned development traffic within the city. I a. Describe existing ADT and peak -hour counts (less than two years old), including turning movements, on street adjacent to and directly impacted by the project. b. Describe the estimated ADT and peak -hour counts, including turning movements, the year the project is fully open (with and without project traffic). e. Describe the estimated ADT and peak -hour counts, including turning movements, five years after the project has been fully open (with and without project traffic). d. State annual background traffic growth factor and source: 6. LEVEL OF SERVICE (LOS) ANALYSIS a. Summarize Level of Service Analysis below and attach supporting LOS analysis documentation. Provide the following documentation for each arterial street or arterial intersection impacted by ten or more peak -hour trips. Other City -planned developments must also be factored into the LOS calculations. LOS LOS Existing Conditions Existing Delays Year of Opening With Project Without Project Five Years Beyond Change of Land Use With Project Without Project b. Note any assumptions/variations to standard analysis default values and justifications: 1 A list of planned developments are available at the City upon request for public records Revised on 6124110 E82 - Traffic Impact Analysis Worksheel Page 4 of 5 Attachment 7 Packet Pg. 182 6.1.a 7. MITIGATION RECOMMENDATIONS State recommended measures and fees required to mitigate project specific traffic impacts. Traffic impact fee shall be calculated from the Edmonds Road Impact Fee Rate Study Table 4 (attached) and as identified in ECDC 18.82.120, except as otherwise provided for independent fee calculations in ECDC 18.82.130. ,7 CHANGE IN USE Fee for prior use shall be based on fee established at the time the prior use was permitted. If the previous use was permitted prior to the adoption of Ordinance 3516 (effective date: 09/12/04), the 2004 ECDC 18.82.120 impact fee shall be used. ITE Land Use Category Per Unit Fee Rate New Use Z 2 v $ ?F6. Sr6 Prior Use ZZ o J ,,, f $ J"`Y Units in square feet, Fee # of dwelling, of , etc. X 5 $ /,YY. X _[—$ Y, 3 w. New Use Fee: $ - Prior Use Fee: $ NEW DEVELOPMENT ITE Land Use Category New Use El OTHER Per Unit Fee Rate $ IX Units in square feet, # of dwelling, vfD. etc. INDEPENDENT FEE CALCULATION: $200.00 (+ TOTAL TRAFFIC IMPACT FEE] $ City of Edmonds, Engineering Division Approval Date ' No impact fees will be due, nor will a credit be given, for an impact fee calculation resulting in a net negative. Revised on 6124110 E82 - Traffic Impact Analysis Worksheet Page 5 q/'5 Attachment 7 1Packet Pg. 183 VOL '13d 40MOed - i rt 3 ' f0 O� tJl y W rt ! rt CD 00 sr IP rn • r -� r O \ r W m -+ CL ' � �'•'' R1 i � f Am aft 1 4 tia y • ' r � ' �.'. �� ; ,'��.: ' ,' •'= •�!+.:� �' � �:.-'ems 1 •iCD + i o 64 " r cC � �' •s%.+ram �• � � � s � � T� 'r y ice' �' 6'9 �f ,�r ► yr' ' :+� SOL 'i3d 40)13ed CD =r CD rt Co w CY) 0 0 I IV, I,! F- Attachment 7 6.1.a #E82 A 0 City of Edmonds Development Information TRAFFIC IMPACT ANALYSIS REQUIREMENTS Growth and development within the City creates additional demands and needs for public facilities. A proportionate share of the cost for these facilities shall be mitigated through the payment of traffic impact fees. Traffic impact fees are regulated under Edmonds Community Development Code (ECDC) Chapter 18.82. Traffic irnp&ct, fees shall becollected from any applicant seeking development approval from the city as provided in 18.82.030. This shall include, but is not limited to, the development of residential, commercial, retail, office, and industrial land, and includes the expansion or change of existing uses that create a demand for additional public facilities. TiminE and calculation of fees: Impact fees shall be assessed based upon the road impact fee rates in effect at the time of issuance of the building permit, including but not limited to, change of use permit or remodel permit. In the event the development activity does not require a building permit, traffic impact fees will be assessed at the time of issuance of the business license. The 2009-Impact Fee Rate Table (pg 3 of handout) shall be used to determine the applicable ITE Land Use Category and associated per unit impact fee rate.t — Calculating impact fees for a than a in use: For a change in use of an existing building or dwelling unit, including any alteration, expansion, replacement or new accessory building, the impact fee shall be the applicable impact fee for the ITE land use of the new use, less an amount equal to the applicable impact fee for the ITE land use of the prior use, established at the time the prior use was permitted. If the previous use was permitted prior to 9/12/04 (adoption of Ordinance 3516), the 2004-Impact Fee Rate Table (pg 4 of handout) shall be used. Impact Fee for NEW use — Impact fee for PREVIOUS use = Impact fee Z — independent Fee Calculation: An Independent Fee Calculation may be submitted in accordance with ECDC 18.82.130 if none of the fee categories or fee amounts set forth in the 2009-Impact Fee Rate Table describe or capture the impacts of a new development. Traffic Iniyact Analysis Workshe.et: Complete the Traffic Impact Analysis (TIA) Worksheet or prepare a traffic impact analysis report that complies with and addresses the City of Edmonds TIA Checklist. The TIA worksheet is attached to this handout and is available on line. Payment of fees: Impact fees shall be paid at the time of issuance of the building permit or city business license. Exemptions: ECDC 18.82.040 identifies particular development activities in which exemptions may apply. Please refer to this code section for additional information. The director shall make the final determination as to whether the exemption applies. ' Impact fee rates can also be referenced in ECDC 18.82.120. 2 No impact fees will be due, nor will a credit be given. For an impact fee calculation resulting in a net negative. $200 review fee required plus actual cost of outside consultant review if required by City. Revised on 6124110 E82 - Thiflic Impact Analysis Page I of 4 Attachment 7 1Packet Pg. 186 6.1.a PROJECT EXAMPLES Types of yLojects that DO NOT trigger impact fees: The following list is intended to provide examples of projects that are exempted from the payment of traffic impact fees as identified in ECDC 18.82.040. The examples provided do not involve a change in use and do not expand the usable space or add any residential units and therefore, do not create additional demand on the roadway system. Traffic impact fees will not be required as a condition of development approval for these types of projects. ❑ A project that involves demolition of one single family residential unit and replacement with one new single family residential unit on the same lot. ❑ A residential remodel that does not increase the number of residential units. ❑ A residential addition (e.g. garage, etc.) that does not increase the number of residential units. ❑ Decks, fences, retaining walls, etc. Accessory dwelling unit (ADU). (Approval of an ADU is regulated by the Edmonds Community Development Code, which limits the total number of individuals living at the property to one "family" as defined in the code) Types of prgiects that DO trimer impact. fees: The following project examples do increase the number of residential units or involve commercial or other activity using the roadway system and therefore, do create additional demand on the roadway system. Traffic impact fees shall be required as a condition of development approval for these types of projects. ❑ Construction of a single family residence on a previously undeveloped, vacant or subdivided lot. ❑ Demolition of a single family residence and construction of a commercial, mixed -use or multi -family facility or duplex on the same property. ❑ A tenant improvement that changes the use from general office to medical office. ❑ Remodel of an existing multi -family building that increases the number of residential units. Note: This information should not be used as a substitute for City codes and regulations. The Edmonds Community Development Code (ECDC) may be viewed at rv►vw.ci.eclmoncls.-A,a.tis/codes.stin. The applicant is responsible for ensuring compliance with the fees and regulations that are applicable at the time of submittal. If you have a specific question about a certain aspect of your project, please contact the Engineering Division at 121 Fifth Avenue North, (425) 771-0220. Please note that other local, state, and/or federal permits or approvals may be required. Revised on 6124110 E82 - Traffic Impact Analysis Page 2 of 4 Attachment 7 1Packet Pg. 187 6.1.a 2009 - Impact Fee Rate Table f'dnionds Stroah; and Rriads IM17act Fee R010 510dV TABLE 4 IMPAC I' FEE RATES (1) (2) (3) (4) (5) (6) .Trip ITE ITE Land Use Trip % New Length Net New 'Trips per Impact: Fee Per Unit P Code 'Category Ratet Tr, O Factor* Unit of Measure S1.049.4 1 per Trip 110 Light Industrial 0.97 100% 1.47 1.43 1,000 sq ft 1.S0 per square foot 140 Manufacturing 0.73 100% 1.47 1.07 1,000 sq ft ii 1.12 per square foot 151 Mini -warehouse 0.26 100%1 1,47 0.38 1,000 SQ ft i 0.40 per square foot 210 Singly: family House 1.01 100% 1.13 1.14 dwelling 1,196.33 per dwelling unit 220 Apartment 0.62 100% 1.20 0.74 dwelling 1 776.56 par dwelling unit 230 Condominium 0,52 100% 1.15 0.60 dwelling 629.65 per dwellin unit 240 Mobile Home 0,59 10O% 1.09 O.G4 dwelling 671.62 per dwelling unit 251 Senior Housing 0.16 100% 0.93 1.11 dwelling 157.41 per dwelling unit 320 Motel 0.47 100% 1.27 1 0.6O room 629.65 per room 420 Manna 0.19 100% 1 0.97 0.18 beach 168.89 per boat berth 444 Movie Theater 3.80 85% 1 0.73 2.36 1,000 sq ft 2.48 per square foot 49r i4eai -int'nos Club 3.53 759fi 1. )0 2.,65 1,000 sq ft 2.78_per square foot 530 1.1i] t Scheid 0.97 80%.' 1.00 0,78 1,000 sq ft O.A2 per square foot 56O Church 0.55 100% 1.20 0.66 1,000 sq ft 0.69 per square foot _565 _Day Cara Cantor 12.46 75% 0.67 6.26 1,000 sq ft 6.57 per square foot 62.0 Nursing Home 0.22 1 OM6 ii O,87 0.19 bed 199,39 per bed 710 General Office 1.49 90%i 1.47 1.97 1,000 sq ft 2.07 per square foot 72_0 Medical Office 3.46 75-A 1 1-40 3.63 1,000 sq ft_ 3.81 per square fool _ 0.93 per square foot _ 814 Specialty Rotail 2.71 55%' 0.60 0.89 1,000 sq ft 820 Shopping Center 3.73 6S% 0.53 1.28 1,000 sq ft 1.34 per square foot 85O Supermarket _ 10.50 34.57 _65% _ 40% 0.C7 4,57 1,000 N ft _41.80. per squaw: foot 5.90 per square foot 852. Convenience mkt 0.40 5.53 1,000 sq ft 15-16 hours 912 Drive-in bank 2S.82 5S% 0.47 6.67 1,000 sq ft 7.00 per square foot 932 Restaurant: sit- 11.15 55% 0.73 4.48 1,000 sq ft 4.70 per square foot down _ 26.15 509b 9.10 per square foot 933 Fast food, no 0.67 8.76 1,000 sq ft drive -up 934 Fast food, w/ 33,84 51 % 0.62 10.70 1,000 sq ft 11.23 per square foot give -up 935 Coffee/Donut 40.75 20% 0.67 5.46 1,000 sq ft 5.73 par square foot Shop. no drive -up 938 Coffee/Donut 75.00 20% 0.67 10.06 1,000 sq ft i 10.55 per square foot Shop, drive -up, no indoor seating 945 Gas station 13.38 45% 0.53 3.19 vtp 3,347.62 per vfpa w/convenience IIE trip Gonoration (Sth Edition); 4.6 PM Peak Flour Trip Ends ' Excludes press -try Pips: see 'Trip Generation Hoodbook; An ITE Opposed 1leconimended Prnctice" (1988) Q0110 to averago trip Inngft^, 'vfa: vehicto forssrig posillon Hencioison, City of Edmonds, Washington YoungCompanyOctober P EFFECTIVE 5/1/2010 Page 21 Revised on 6124110 E82 - Traffic hnpact Analysis Page 3 of 4 Attachment 7 1Packet Pg. 188 6.1.a 2004 - Impact Fee Rate Table Lrfri t�lic]s [�Vad inlf)rn:1 i f-c Rote Study _. TABLE 4 - IMPACT FEE 11ATEs...._-- di� (1) (4) Trip 11 L II E Land Ilse Trip 96 New I_sltyth Net Mery Trips per Inipact Fee Pei Unit CP $ Crxie Cade or IlaiW Iri s' factor' Unit of Measure 763.66 per 1'ri 'I10 Light Industrial 0.98 100% 1.59 1.56 1,000 sq ft 1.113 l.vr square foot 140 Manufactuainity 0.74 100% 1.59 1.18 1,f-100 sq ft 0.90 trr square foot 151 Mini -warehouse O.M _'I00% 1.59 _ 0.4 1 1,000 S(I ft 2.32Y--1 square feet p _ 210 Single family 1,01 100% 1.00 1,10 dwelling B40.72 fray dwelling unit Housc F 20 Apa•trrmA O.G2 100% 1.1 S 0.71 dwelling 5114.49 fret dwelling unit 230 Condominium 0.54 100% 1.15 0.62 dwellinr 474.24 per dwelling unit 240 Mobile Home 0.56 100% 1.0St 0.61 dwelling 466.14 per dwelling trait 310 hotel 0.61 100% 1.25 0.76 room 5f3 .79 per roam 32,0 Motul 0.47 "100% 125 0.59 room �l18.65 er room 420 Marina 0.19 100% 0.97 0.18 berth 140,74 per boat bcith 430 Gulf course 0.30 100% 1.00 0.30 acre 229.10 per acre: 444 Mavis Tbeater 1 3.80 100% 0.77 T...74 1,000 sq f1 1.36 :er s<uRre foot 4J2 ftacquet club 1.83 100% 0.97 1.78 1,000 sq it 3.58 per square foot 5 31 Q High School 1.02 100% 0.62 0.63 1,000 sq it 0.48 per square foot 550 Church 0.66 100% Ms 0-76 1.00 sq ft W 0.58_per square foot �610 Hospital � 0.92 100% 1,56 1.44 1,000 sq it 1.10 per square foul 620 IJursing horric. 0.20 100% 0.87 0.17 bed 132,88 per bed 710 Geiwtal Uffife 1.49 100%i 1.51-1 2.37 1,000 5(1 it 1,81 rer square fool 720 Me6cal ofrice 3.66 1OOCYU 1.50 5.49 1,000 scl ft 4.19 per square foot 870 Shnaping Center 3.i4 8 1 % O 40 1.21 1,000 sq ft 0,93 per square: foot 832 Pestaut'nnt: nit 10.86 56% 1.06 6.45 1,000 sq ft 4-92 per square toot 833 fast food, no2fi-'15 5?°1, 0.f>e'. F3.4:3 1,t.)00 sal fr 1 6.44 per square foot drive -up 834 Tns, food, w/ 33.48 51 % 0.62 10.59 1,000 sq ft 8.08 per square foot drive -up 844 Gas station 14.5,6 60% 0,53 4.63 22m1r 31535.82 per of 84a Gas station 13.38 47n+ 0.53 3,33 pump 2,545,26 per vfp' tv/Gonvenlence 850 Supermarket 11.51 55IY4 0.65 4.11 1,000 sq ft: 3.14 per square foot 851 Corwenience 53,73 39% 0.40 8.38 1,000 sq it 6.40 per square foot market-24 hr 912 Dri%:e-in Bank 51,77 Sufi 0.47 13.13 1,000 sq ft 10.03 per square foot ITF. irlf,) t ene7ro ion (6th Edition): 49-6 Plot Pook Hour Up Ends ' Excludes pass -by kips: ree "frlp GenetCation Hcmdoc ok-, An HE Proposed Recorrtr. pride d I'loc:ticol, (19813) Rutir to ctvatage trip lenCith, ' .,fp: vol-1clo lue-ling po5tliort Hendetson, City ref Frlrmnds, Washlr)Uton yount, & AprA 15, 2003 (xirripuray EFFECTIVE 9/12/2004 Pago 18 Revised on 6124/10 E82 - Traffic Impac! Analysis Page 4 of 4 Attachment 7 1Packet Pg. 189 7D Q z Q w Q / / UJ E Q Q 0 w w Q 0 w w 0 0 w Q z c� z Q 0 00 0 In 0 w Q a 0 w w ��'1i1► 6.1.a �a ®E L� t `0 Il c6 W U N o Cl� ¢ re 2 8 X X X X X C X X -8X ' 4 2 ��, 15 13 -5 57'" 1 - 5' -0" 7 H ° ° 2 1.3 U ° ° ° IIN ° ao. a ° A l ° I a ° �p o 15 ° ° a - W ° d°d p (O ° 4 q.. I 4. ° a Q ° a ° ° p I ° ° °da° d° �° 4 8 °� a.d° I �15 11 a ° a a p ° 40_ ®00 d 15 O 5 0 p o ° d 00 U CO p Q ° a n �/ (n 09 d ° ° 12'-4" R K R _ _ _ ° as _ ° 15 �aQa° 2 a F P E RI A I `° a o `� c E a ^ 0 N (n 4 I I ° o °�{ 15 ° I ° Ia p I °a I °a Q a° Q� Wai zO a � I °° ° � r E a a 2 I , g °. ° O 12 4 ° ° p I a I I a a © CORNERSTONE ARCHITECTURAL GROUP -6 6-4 -�Oa 4-5 4-6 !II'i4l 1 I' II' 11rFill ` p , u 2 , » r �, , n °, » � ��i 1; 11. .. rl ul. A M T � ,� Iu11111111111pII1011111I1ryI1111YI11InInIpllllnun1uI111111111111A1Pn I' II I f:; I,;illlel:�� 11E::1�II (� III d ^2 � I p �° I' I,i ' 1 J � 1111111111111111 1 11•III• ,b N a 2 ° 2 �I ��I ��Il�lu,�l ��allroc;,'ll,�llh�ll.611j�,1r11 4 -0 I Yi Illf rl .. Q � I � . � 4:.Ilad`!''I II°II& II�Y01 II,I�I'•.. ':ji3'In1,0 J'1 ,1, AI.. . 1 Vi•• 1mi :I — 1 i ❑ a ° a ° ° I O � N YIj II.; II 6 �t o1 II.1 1E.1 1..14 Ilrd I II I i �Y �t III 11161: C I Ir �I 113' I'; dll �l'lIP1Yl d I i li hi RI R i,9 a a b a I a p sl I.. °° Q InrinuuY�I} I , IelII111111Ppp»IIn IIp°nllellYIIIIIIII»IIIIIIItlI O llmnullnel n .d p. d ° ° ° ° ° .. ° _ _ . °„a ° Q ° Q °4 °. -° a. q�17 EJ Q ° LO q 15 in ° 15 ° ° . ° 15 ° ° a 15 ° ° � 15 p �I° ° ° G 2 ... ° I° . 2 ..... — J .. 2. 9.. 5 9 3 SITE PLAN NOT S 2 E E R E _. ..... 8 $ O O ASPHALT PAVING. SEE CIVIL. N ❑ .. .... .. TYP.. O O g .......... I d . . . . . . . . . . . . . . . . . . . 3 . . . . . . . . . . . . . . TYP.. 7 7 2 CONCRETE WALK PER DETAI 2 & 4/A1.2. Lm . . . . . Vl 0 O 3 CONCRETE CURB PER DETAI 0 I I COMPAC CO ACT. .COMPACT. .COMPACT COMPACT.".COM"PACT COMPACT. .COMPACT. . .COMPACT. .COMPACT CQMPACT COMPACT. .COMPACT . ............. a ........................................ .. 4 CONCRETE APRON PER DET I 2/A1.2. 17._7u .4,- >, �,. . . . . . . . . . . . . (8) SPACES Q 8'-0., _ 64'-0" . . . . . �,�. , ,.. . . . . . . . . . . . . . . . . ,. ,. ; ,; ❑ I ° (5) SPACES 0 8 -0 40 0 . . . � � , 2» _9; I 5 CURBCUT WITH TACTILE WARNING STRIP PER DETAIL 5/A1.2. RA 1 I 8_0. 8=0 8- o d I I 3 . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 WHITE PAINTED TRAFFIC ARROW, PARKING LINE & STRIPING Q 15 I I . . . . . . . PARKING HT Q� . PER 6&8/A1.2. `° x� 5 N .. da ..... �. _ �36—g a I o o Q `. O7 HC SYMBOL &STRIPING AT ACCESSIBLE PARKING PER O N . . . . . ..I. . . . . . N . . . . . . 136'_9„ 6 DETAIL 6/A,.3. ° a . . . . . . . . N 16 . . . . . . . . _ . .I o Oro vJ 00 E 3 NO PARKING d .. 8 WHITE PAINTED PARKING STRIPING PER DETAIL 8/A1.2. SEE 4'a0" ; TURN AROUND SPAC NUMBER OF PARKING SPACE MARKED THUS '� : O M a G E 17 -7 1 8 -6 5 -0 (6) SPACES .® 8,_0„ _ .51,_0„ 5,_6„ . . . . . 7) SPACES ®8'=6" 59,_6„ ° �' �^ Q ° Lo ............. 15 — . . . . . . . . . . . . . . . . . . . . . . �2, . . . . . . . . . . . . . — — — 5�_0»ol O HC PARKING SIGN PER DETAIL 10/A1.2 AND POLE PER V J r °� I . . . . . . . . . . . . . . . . �9, . . . . . . . . 40. . . 11 /A1.2. c ❑ °d ° N I ° - ��. 10 6„ BOLLARD PER DETAIL 1 /A1.2. �^^" J � v) a ° a "J./ . 5 �'11 TRASH ENCLOSURE WITH STEEL GATE PER DETAIL 1/A1.3. 0 0, .� co N° „ ° >r g ©.U) ........... ..... . . 3 . 8 a° 12 BIKE RACK PER DETAIL 4/A1.3. z 6 - 4 -0 I TYP. (n 4 13 STOP SIGN. SEE DETAIL 10/A1.2 FOR SIGN TYPE. SEE DETAIL O TYP: 3 . . . . . . . . . ° . . . -1y °° a° d ,0 3 ° . — . .. ...... ....... I `D . °d 11/A1.2 FOR SIGN POST INSTALLATION. O E °. 3 ...... 3 3 1 ° a 3.12 . . . . "*,. � . . ' . ". 2 I 14 SEGMENTAL RETAINING WALLS LESS THAN 4' HIGH. SEE CIVIL. � Q Zz �4 z Lo ° 00 15 6' HIGH HORIZONTAL CEDAR FENCING. w 14 2 442 ° I 16 UNDERGROUND CONCRETE DETENTION VAULT. SEE CIVIL. Ej . o as 17 12" WIDE WHITE PAINTED TRAFFIC STOP BAR W. PAINTED 14 � 1 � ° � LANE LINE. 17 co 1 2 ° ° a 18 SITE LIGHTING. LIGHT STANDARD BASE SEE 7 A1.2. co 14El 8 . . . :o a Q ccoo �2 ILo Q [� . . I` a I N . OOOp �444 —� E 3 Ia 5 00 . . . X X - �4 NORTH . . SITE PLAN 01 » ti° XX.DWG SCALE: 1"= 10'-0" 13 24. w SITE DATA SITE AREA: 29,217 sf ZONING RM1.5 (MULTI FAMILY, 1,500 SF OF LOT AREA PER UNIT) 29,217/1,500 = 19 UNITS TAX ACCOUNT #: 00463303200303 SETBACKS: 10' ALL SIDES FOR LANDLOCKED LOT BUILDING HT: 25' + 5' SLOPED ROOF BUILDING GROUND COVERAGE: 7,491 sf LOT COVERAGE: 7,491/29,217 = 26% 41- I. . w \ EX. 40' ACCESS 0017 \� = UTILITY ESMT 1 APARTMENTS AND PARKING BUILDING DATA P I ®® ONE BEDROOM APARTMENTS 684 SF = 4 ONE BEDROOM APARTMENTS 618 SF = 1 OCCUPANCY: R-2 I StO1">'1 TWO BEDROOM APARTMENTS 773 SF = 1 CONSTRUCTION TYPE VB, FULLY SPRINKLERED CD TWO BEDROOM APARTMENTS 745 SF = 11 010 / THREE BEDROOM W/GARAGE 1,293 SF & 1,278 SF = 2 O-) TOTAL NUMBER OF APARTMENTS & TOWNHOUSES = 19 LANDSCAPING ISLAND CALCULATIONS APARTMENTS AND PARKING REQUIRED ISLAND PLANTERS: 30x17.5 SF = 525 SF (5) 1 BEDROOM UNITS ® 1.5 SPACES/UNIT 50.5 = 7.5 ISLAND PLANTERS PROVIDED: 578 SF (12) 2 BEDROOM UNITS ® 1.8 SPACES/UNIT 12x1.8 = 21.6 (2) 3 BEDROOM UNITS ® 2 SPACES/UNIT 2x2= 4.0 TOTAL PARKING REQUIRED = 33.1 PARKING PROVIDED = 33 tittacnment o 4' 8 24. z LLJ Cn J Lu Lu U) O C') 0) 0 z U Lu ■ Packet Pg. 190 OF EDP Purpose of Checklist. 6.1.a #P71 Off, f4N CITY OF EDMONDS N,V,7 QF�T ENVIRONMENTAL 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: Edmonds Apartments 2. Name of applicant: Steve Barnes/ Cornerstone Architectural Gropp 3. Address and phone number of applicant and contact person: Cornerstone Architectural Group 6161 NE 175"' Street, ste 101 Kenmore, WA 98028-4800 4. Date checklist prepared: 11-1-16 5. Agency requesting checklist: City of Edmonds Revised on 9116116 P7A - SEP risen€is§doc Packet Pg. 191 6.1.a 6. Proposed timing or schedule (including phasing, if applicable): Start construction summer of 2017 to be finished spring of 2018. (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. No future -plans for this site. (STAFF COMMENTS) 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. There are no known environmental concerns for this site and a soils study has been prepared For this project. (STAFF COMMENTS) 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. None that we know of. (STAFF COMMENTS) Revised on 9119116 P711- SEEP Checn�st oc j�j�ei Packet Pg. 192 6.1.a 10. List any government approvals or permits that will be needed for your proposal, if known. Building and land use penuiis, electrical permits, mechanical permits, fire marshal permits, coordination with sewerlwater district. (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. Remove 8 apartment units situated in two buildings and construct 19units_ in two buildings along with garages and on grade parking. Construct small (Iess than 4 feet (all) rockeries to flatten out site, underground vault_ for storm water retention paving -for parking. circulation and building entries. Each unit wilI be accessed directly from outside. Units located on the ground floor will be designed to be type A or B accessible units. (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. 8509 244"' Street SW, Edmonds, WA 98026. Site is located one lot off of Highway 99 behind two restaurants Denny's and Alphies. Site is accessed via an access easement off 244th and does not front on any right of ways. (STAFF COMMENTS) Revised on9119116 P7, ttachmenitsgloc j� i yy Packet Pg. 193 6.1.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: Site is terraced wilh high area on west and low on east. Site to the south is at a higher elevation and site to the north is at a lower elevation. Site to the east is also at a lower elevation and there are rockeries on the edges of the ro krt y to transition from the different elevations. Buildings along the west side of the site will have da li ht basement. areas used for on grade apartments and garages. (STAFF COMMENTS) b. What is the steepest slope on the site (approximate percent slope)? Approximately 1 Q% slope between terraces. (STAFF COMMENTS) rC G 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. Site is generally underolaved with Vashon Lodgement Till. Thk is a hi consolidated soil with is suitable for building foundations but is not suitable for infiltration. This site has long been used for multi -family residential use and is not suitable fora icultural uses. Revised on 9119116 P711- SeEP Cheeclk�liist oc jj�� ii Packet Pg. 194 6.1.a d. e. f. 9. h. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. There is no histoEy of unstable soils in the immediated vicinity. (STAFF COMMENTS) Describe the purpose, type, total area and approximate quantities and total affected area of any filling, excavation, and grading proposed. Indicate source of fill. Topsoil will be stripped and sifted to be reused for landscaping. Site gradining is intended to be moved from cut areas and used as fill in fill areas. There will be some excess soil and organic materials that will be taken to approved disposal locations such as Pacific Topsoils. Estimated subgrade cut_ is 44.64_BCY, ubgrade fill is 726 BCY, and site stripping is 339 BCY. (STAFF COMMENTS) Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Site is mostly cleared already and erosion will be controlled with the use of standard erosions control measures. (STAFF COMMENTS) About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Existing site is 0.6706 acres, with 0.3474 acres impervious = 52% impervious. (STAFF COMMENTS) Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Erosions control measures will be used during construction. Storm water leaves the site on to WSDOT right of way and this water way will be maintained. Water quality will be addressed with storm water quality measures and retention and metering of outfall from the site. (STAFF COMMENTS)u- Revised on 9119116 "„ I I ` ttk. rftl YOc Packet Pg. 195 6.1.a 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. Construction odors teiWorarity. (STAFF COMMENTS) b. Are there any off -site sources of emissions or odor that may effect your proposal? If so, generally describe. No. (STAFF COMMENTS) C. Proposed measures to reduce or control emissions or other impacts to the, if any: N/A (STAFF 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. N/A Revised on 9119116 P71 SSE ffi W& f 14oc //'1�� CC II II`` Packet Pg. 196 6.1.a (STAFF (3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill .! material. ' N/A (STAFF 1 (4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. N/A (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. 4 No (STAFF COMMENTS) b. Ground: Revised on 9119116 P �rdP�lACenc idoc Packet Pg. 197 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. None, site is on public sewers and refuse removal. (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. Storm water leaves the site on to WSDOT right of way and this water way will be maintained. Water quality willbe addressed with storm water quality measures and retention and metering of outfall from the site. (STAFF COMMENTS) (2) Could waste materials enter ground or surface waters? If so, generally describe. No (STAFF COMMENTS) Revised on 9119116 P71 SEP,, ier t J-c Packet Pg. 198 6.1.a (3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. (STAFF COMMENTS) d. Proposed measures to reduce or control surface, ground, runoff water, and drainage pattern impacts, if any: Water will be collected and stored on site then outfall will be metered. 4. Plants a b. Check or circle types of vegetation found on the site: X deciduous tree: alder, maple, aspen, other: X evergreen tree: fir, cedar, pine, other: X shrubs X grass pasture crop or Grain Orchards, vineyards or other permanent crops wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other: water plants: water lily, eelgrass, milfoil, other: other types of vegetation: (STAFF COMMENTS) What kind and amount of vegetation will be removed or altered? Revised on 9119116 P7A,. SE N eckiis4loc Packet Pg. 199 6.1.a d. e. Site will be stripped. Perimeter.tre will be saved. (STAFF COMMENTS)- C List threatened or endangered species known to be on or near the site. (STAFF COMMENTS) Proposed landscaping, use of native plants, or other materials to preserve or enhance vegetation on the site, if any: Native plants will be used for landscaping. (STAFF CO MENTS) 1 A C a Yl r List all noxious weeds and invasive species known to be on or near the site. None (STAFF COMMENTS) Revised on 9/19/16 P71-tfEC,�_ Cheecklltt6oc fTfll l Packet Pg. 200 6.1.a 5. Animals a. List any birds and other animals that have been observed on or near the site or are known to be on or near the site. Examples include: birds: hawk, heron, eagle, songbirds, other: Songbirds mammals: deer, bear, elk, beaver, other: fish: bass, salmon, trout, herring, shellfish, other: (STAFF COMMENTS) b. List any threatened or endangered species known to be on or near the site. None (STAFF COMMENTS) C. Is the site part of a migration route? If so, explain. No (STAFF COMMENTS) D vts,n. S d. Proposed measures to preserve or enhance wildlife, if any: N/A (STAFF COMMENTS) i N�' Revised on 9119116 P'Adtc' h( en€is °° Packet Pg. 201 e. List any invasive animal species known to be on or near the site. N/A (STAFF COMMENTS)_ 6. Energy and Natural Resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed project's energy needs? Describe whether it will be used for heating, manufacturing, etc. Development will primarily use electric for nower needs fors ace and water heating. (STAFF COMMENTS) b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. There are few opportunities in this communit for solar because of large ever reed trees that are on most of the Dronerties around the site. (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: Building design is energy efficient windows are primarily oriented to the south and east with nvnunal windows on north and west. Buildin s are deli ned to allow corner windows in living areas improving natural lighting — Revised on 9119116 P7]k[fEP. Cheec1k`�j- ll�st �(oc �j�� ` Packet Pg. 202 6.1.a (STAFF COMMENTS) 7. Environmental Health a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so describe. No (STAFF COMMENTS) _ (1) Describe any known or possible contamination at the site from present or past uses. None known and site has been owned by current property owner for a long time. _ (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. None (STAFF (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 other than paint when the building is being painted but all paint will be latex. Revised on 9119116 P7Att&Hr fib fs9toc Packet Pg. 203 6.1.a (STAFF COMMENTS) (4) Describe special emergency services that might be required. None (STAFF COMMENTS) (5) Proposed measures to reduce or control environmental health hazards, if any: None required. _ (STAFF COMMENTS) Noise (1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Traffic noise from Highway 99 to the east. (STAFF COMMENTS) (2) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hour's noise would come from the site. Construction noise during relzular working hours allowed by the city. Revised on 9119116 P71Affiivxkl. tgoc I II I ICI I` Packet Pg. �2O4 6.1.a (STAFF COMMENTS) _ (3) Proposed measures to reduce or control noise impacts, if any: N/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. Existing use of the site is multifamily. There are multi -family deveIapments on 3 sides of the site and _commercial (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? Q1 (STAFF COMMENTS) (1) Will the proposal affect or be affected by surrounding working farm or forest land normal business operations, such as oversize equipment access, the application of pesticides, tilling, and harvesting? If so, how: No Revised on 9/19/16 P7 *, &ffc]l6�j 116C /��`d�' I CCI� �I l` Packet Pg. 205 6.1.a (STAFF C. Describe any structures on the site. Two existing wood frame 4 unit apartment_ buildings. (STAFF COMMENTS) d. Will any structures be demolished? If so, what? Yes, existing buiE_ im-gs will be removed. They are old and not in very good shape. (STAFF COMMENTS) e. What is the current zoning classification of the site? RM1.5 (STAFF COMMENTS) f. What is the current comprehensive plan designation of the site? Urban (STAFF COMMENTS) —1:10,� 'CY) g. If applicable, what is the current shoreline master plan designation of the site? N/A Revised on 9119116 P7ARNP 6 heec[figoc Packet Pg. 206 6.1.a (STAFF COMMENTS) h. Has any part of the site been classified critical area by the city? If so, specify. IL4 i. Approximately how many people would reside or work in the completed project? About 30-40. (STAFF COMMENTS)` j. Approximately how many people would the completed project displace? k. Proposed measures to avoid or reduce displacement impacts, if any: N/A (STAFF COMMENTS) 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: Buildings have been designed to be residential in character to fit in with ad'acent multi-fanffly develo ments. Revised on 9119116 P7d# F� hecj i doc Packet Pg. 207 6.1.a in. Proposed measures to reduce or control impacts to agricultural and forest lands of long-term commercial significance, if any: N/A (STAFF COMMENTS) 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. 19 middle. (STAFF COMMENTS) b. Approximately how many units, if any would be eliminated? Indicate whether high, middle, or low-income housing. 8 middle. (STAFF COMMENTS) C. Proposed measures to reduce or control housing impacts, if any: AT/ A (STAFF COMMENTS) Revised on 9119116 P71WM�igc( Vi oc I II I ICI Il Packet Pg. 208 6.1.a 10. Aesthetics 11. a. What is the tallest height of any proposed structure(s), not including antennas; what is the principle exterior building material(s) proposed? b. Just under 25 feet. What views in the immediate vicinity would be altered or obstructed? None. new buildings are going where there are existing bw Idings. (STAFF COMMENTS) C. Proposed measures to reduce or control aesthetic impacts, if any: Building will be much nicer looking and cleaner than existing development. (STAFF COMMENTS) Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Vehicle traffic for cars entering the site and parking. Cars are se crated from adiacent site on north and west with buildings between the parking tot and neighbors, south site is significantly higher than our site so glare from headlights will not travel on to neighboring site. East side of site is a parking lot. (STAFF COMMENTS) b. Could light or glare from the finished project be a safety hazard or interfere with views? Revised on 9119116 P7 t F i doc Packet Pg. 209 6.1.a (STAFF COMMENTS)- C . What existing off -site sources of light or glare may affect your proposal? None (STAFF COMMENTS) d. Proposed measures to reduce or control light and glare impacts, if any: New light fixtues will be cut off e to eliminate light travelling off the site. (STAFF COMMENTS) 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? The area to the west is residential and contains schools and parks. _ (STAFF COMMENTS) b. Would the proposed project displace any existing recreation uses? If so, describe. No Revised on 9119116 P7�k`"` P��I' S '' II � ¢�i�tJJ pc Packet Pg. �21O 6.1.a (STAFF Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: N/A (STAFF COMMENTS) 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 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. C. (STAFF COMMENTS) Describe the methods used to assess the potential impacts to cultural and historic resources on or near the project site. Examples include consultation with tribes and the Department of Archeology and Historic Preservation, archaeological surveys, historic maps, GIS date, etc. N/A Revised on 9/19/16 PA"&rh!}g� lec l�I I CI I`` Packet Pg. 211 6.1.a d. (STAFF COMMENTS) � Proposed measures to avoid, minimize, or compensate for loss, changes to, and disturbance to resources. Please include plans for the above and any permits that may be required. N/A 14. Transportation a. b. C. 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. Site is served by community transit on 244"' just south of the site. (STAFF COMMENTS) 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? Yes, there is a bus stop within '/ mile of the site. (STAFF COMMENTS) How many additional parking spaces would the completed project or nonproject proposal have? How many would the project or proposal eliminate? Revised on 9/19/16 P71 S��.�,_,�(tdNtt6oc l� f' I' I ICCI'll Packet Pg. 212 6.1.a Project will have the minimum ntunber required which_is 33. There is existing_ parking on site for existing. apartments but they are in a gravel parking lot that isn't striped. (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 (STAFF COMMENTS) e. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. (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? There will not be any commercial traffic on this site. There are currently apartments on the site and this will continue to be the case. (STAFF COMMENTS) Revised on 9119116 P7 SEPArri e c i ydoc Packet Pg. 213 6.1.a 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: N/A (STAFF COMMENTS) 15. Public Services a. Would the project result in an increased need for public services (for example: fire protection, police protection, public transit, health care, schools, other)? If so, generally describe. No (STAFF COMMENTS) b. Proposed measures to reduce or control direct impacts on public services, if any: N/A (STAFF COMMENTS) Revised on 9119116 P71WAEC�Cl�heecfkli�t.�c Packet Pg. 214 6.1.a 16. Utilities a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone. sanitary sewer, septic system, other: Electricity, natural gas, water, refuse service, telephone, sanitary sewer. (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. Olympic sewer and water district Mvide sewer and water to the site, PSE eroyides gas and power to the site. waste management provides refuse service. (STAFF COMMENTS) C. SIGNATURE I declar pens perjury laws that the above answers are true and correct to the best of my knowledge. I understanc t e lead ag c is rel ng on the to make its decision. Signature of Proponent C) �- �- I7 Date Submitted Revised on 9119116 P71 - SEPA Checklist.doc Page 25 0 27 Attachment 9 F Packet Pg. 215 6.1.a a� c m x 2 a 3 a� a� c T .y d N C N E R Q Q O N i N C O E W CO) LO O O t0 r O N Z J IL rn 00 r N N C N t V Q t 3 O a m ca M Ln O O O r O N Z J d r C N E L V O Q Attachment 9 Packet Pg. 216 CITY OF EDMON DS ENA Iy0u 121 5TH AVENUE NORTH, EDMONDS, WA 98020 (425) 771-0220 DETERMINATION OF NONSIGNIFICANCE Description of proposal: The applicant is proposing to construction a 19-unit multi -family development and associated parking. The 19 units are proposed to be divided between two structures, three units will have garages with the remainder of the parking being provided in a surface parking area. The property is zone RM-1.5 (Multi -family residential; one dwelling unit for every 1,500 square feet of lot area). Proponent: Roy Gursli Location of proposal, including street address if any: 8509 - 244th Street SW, Edmonds, WA. Tax Parcel Number 00463303200303 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 WA 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 June 28, 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 Date: L` 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 . July 5, 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 June 14, 2017 , at the Edmonds Public Library and Edmonds Public Safety Building. Published in the Everett Herald. Emailed to the Department of Ecology SEPA Center (SEPAunitCa7ecy_wa.gov). Mailed to property owners within 300 feet of the site. XX Distribute to "Checked" Agencies below. The SEPA Checklist, project plans, location map, and DNS are available at htti)sit/permits.edmondt.wa.us/citizell. Search for file number PLN20160053. 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. Page 1 of 2 SEPA DETERMINATION 6/13/17 SEPA Attachment 10 Packet Pg. 217 6.1.a Notice Mailed to the following: XX COMCAST Outside Plant Engineer, North Region 1525 751h St. SVV Ste 200 Everett, WA 98203 XX Washington State Dept. of Transportation Attu; Ramin Pazooki SnoKing Developer Services, MS 221 15700 Dayton Ave. N. PO Box 330310 Seattle, WA 98133-9710 XX Tulalip Tribal Council 6700 Totem Beach Road Marysville, WA 98270 XX Snohomish County Fire District No. 1 Headquarters Station No. 1 Attn.: Director of Fire Services 12310 Meridian Avenue South Everett, WA 98208-5764 XX City of Shoreline Attn.: Permit Services Manager 17500 Midvale Avenue North Shoreline, WA 98133-4905 Attachments pc: File No. PLN20160053 SEPA Notebook XX Edmonds School District No. 15 20420 68th Avenue West Lynnwood, WA 98036-7400 XX Community Transit Attn.: Kate Tourtellot 7100 Hardeson Road Everett, WA 98203 XX Olympic View Water & Sewer District 8128 2281h St. SW Edmonds, WA 98026 XX Department of Archaeology & Historic Perservation PO Box 48343 Olympia, WA 98504-8343 XX Puget Sound Energy Attn: David Matulich PO Box 97034, M/S BOT-1 G Bellevue, WA 98009-9734 david.matulich se.com XX M. L. Wicklund Snohomish Co. PUD PO Box 1107 Everett, WA 98206-1107 SEPA DETERMINATION 6/13/17, SEPA Page 2 of 2 Attachment 10 Packet Pg. 218 6.1.a May 25, 2017 Jennifer MacKinnon Sunrise Edmonds Condominium 8612 242" d St SW Edmonds, WA 98026 RE: _ Edmonds Apartments, 8609 244'h St. SW Notice of intent to provide a storm water easement Vista REI LLC, owner of the property located at 8509 240 St. SW, Edmonds, WA 98026, is requesting that you allow their storm water outfall pipe be tied into your existing storm drainage system. This will allow our storm water to get to the city's storm water collection system. Due to the fact that our site is landlocked we need to cross adjacent property to interface with storm drains in the public right of way. The following activities and agreements will be a part of this agreement when written: 1. A storm drain outfall pipe will be installed from a catch basin on our site to the existing southern -most catch basin in your driveway. 2. The rockery and fencing where the pipe goes between properties will be modified as required to get the pipe between properties and returned to it a finished condition. 3. Your existing parking area storm drainage system will be cleaned through your driveway down to the right of way at 242 . 4. Paved area to the south of the catch basin we tie into will be repaired and sealed to extend its life. 5. A maintenance agreement will be developed for both properties to participate in future corrections, repairs or maintenance required for the long term life of the storm drainage system, Attached is a diagram showing how the storm water pipe will run through your property and where it will tie into the existing system. Please sign this document acknowledging that an easement will be granted once all of the details have been worked out. We will prepare the legal document for your review and signature and the easement will be recorded in Snohomish County and become a part of the title for both properties. 4rnfllf + t x cKinnon Roy Gursli Vista REI LLC Date 5-22-17 Date: 5-22-17 Attachment 11 Packet Pg. 219 6.1.a EX. SSMH RIM= 442.87 IE(8"W,N)= 435. 7 225.14 4a ft442.4 = 444.40 F7 445.50'p 0 i i i 1 \ o \ \ o \ \t� \ \G \ 02 \ \ Z \ OY \ \ o \ \ 44.2.7 I �44, /442.0± 435CT 34 5. Cn a 445.4ff R-445.45— L GR�44b95 �45.50 _ 444J5� EDMONDS APARTMENTS 8509 244TH STREET SW, EDMONDS, WA by: Pedro DeGuzman, PE Terraforma Design Group, Inc. Z / / /—I., tr. 2-lr IWa 44230 !r 434S0 201: I 4 1.6 01) f co M I N —4 'i I "I!!� 0 20 1 inch = 20 ft. STORM OUTFALL THRU CONDO SITE DATE: 5/19/17 Attachment 11 Packet Pg. 220 6.1.a 8606 > 2380 8506 o i N 23808 23814 Q 0 00 EB �SP2381 U LAOZ 23820 2382 CHURCH - 23828 2390423904OREAN LnPRESBYTERIAN X-MISISON TACO TIM 239 3912 05 8725 874 , N Cn M CHURCH 23916 z N 85 5 392 23920 39 8721 8421 23926 > Q 23930 Z40TH ST SW 240TH ST SW rr� 8 00 00 18702B7710() 8700 0� g 8410 M 8 � GEENERY 24019 qq CONDO RM 1.5 16 24028 24027 8418 Doti 3 r .0 24104 NJ a t- 24108 24114 ^^ 24105 Q� 24116 tib 11 24110 24111 411 17 24118 ^ o0 24119 N 2411 00 Pr t Location 25 8725 24127 00o 8605 242ND ST SW 11 873 86 870 8624 861- 17 �130 0 8622 8610 N 871dRS3 88620 �p� LO �a 7 8726 8710 8630 8616 24314 Zb 00 0 N 3431 24320 4 24317 8621 a3Y'S 24326 ^ ti8625 I_••�5�. °° •SSAL.._.._.._.._.._.._.._.._.._.._.._.._.._-.aA-1 <ac. 1 g9l 238' 23825 TRAVEL LODGE 23905 ST. FRANCI MOTEL 23821 WHSE K & E MOTEL 8115 23931 BURLING' COAT FACTOF 24111 1. 0) 01 AUTO REPAIR 24329 8115 CLu CAMPBELL 0 24325 Q NELSON 8129 vw 8219 a 8225 8201 00 _.._.._.. s�IIF.._.._.._.._.._.._.._.._.._.._.._Ey4KE•._. Shoreline Zoning and Vicinity Map PLN20160053 Edmonds Vista Apartments Attachment 12 QP� c Scale a 1 inch = 300 feet Packet Pg. 221 6.1.a FILE NO.: PLN20160053 Applicant: Gursli DECLARATION OF MAILING On the 16th day of December, 2016, 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 16th day of December, 2016, at Edmonds, Washington. Signed: {BFP747887.DOC;1\00006.900000\ } Attachment 13 Packet Pg. 222 6.1.a FILE NO.: PLN20160053 Applicant: Gursli DECLARATION OF POSTING On the 16th day of December, 2016, 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 16th day of December, 2016, at Edmonds, Washington. i / ' , t Signed: {BFP747893.D0C;1\00006.900000\ } Attachment 13 Packet Pg. 223 6.1.a CITY OF EDMONDS NOTICE OF APPLICATION PROJECT DESCRIPTION: The applicant is proposing to construction a 19-unit multi -family development. The 19 units are proposed to be divided between two structures and a third structure would also provide parking for 3 to 4 cars. The remainder of the parking spaces would be surface parking spaces. The property is zone RM-1.5 (Multi -family residential; one dwelling unit for every 1,500 square feet of lot area). PROJECT LOCATION: 8509 - 244th Street SW, Edmonds, WA. Tax Parcel Number 00463303200303 NAME OF APPLICANT: Roy Gursli FILE NUMBER: PLN20160053 DATE OF APPLICATION: November 10, 2016 DATE OF COMPLETENESS: December 7, 2016 DATE OF PUBLIC NOTICE: December 16, 2016 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: December 30, 2016 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 PLN20160053. CITY CONTACT: Kernen Lien, Senior Planner kernen.lien@edmondswa.gov 425-771-0220 Attachment 13 Packet Pg. 224 6.1.a w 2380 Q = 2381 UD �� 8506 CHU o v 00 CH N N -0 1 23808 23814 23820 23828 KdREAN 23904 LO 72V 240TH ST SW 8700 It-24104 24019 RxM r' 5 2402 L, d 24108 24105 11 24110 24111 �- 2411 17 24118 00 24119 N co 25 8725 24127 0�0 8605 242N❑ ST SW 11 873 w 8624 8614 8700 17 � o 1 8622 8610: 8711 IRS—�$s .20 44' 8710 � 8630 8616 'be e� 004 000 N Z 4 24317 i8621 ry � 8625 Q1 URCH 239 3912 -:: D5 r8421 2 23920 wi 23926 d 240TH ST SW rr 00 �D P r t Lvcati on Shoreline Zoning and Vicinity Map PLN20160053 Edmonds Vista Apartments -v' ' Attachment 13 MOTEL FAvTs%0 241{ _1 LL 8 2 : 9 E Scale a 1 inch = 300 feet Packet Pg. 225 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 EDH735812 PLN20160053 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 12/16/2016 and ending on 12/16/2016 and that said newspaper was regularly distributed to its subscribers during all of said period. The amount of the fee for such publication is $77.40. Subscribed and sworn before me on this day of (N Notary Public in and for the State of Washington. Ciry of Edmonds - LEGAL ADS 114101416 KERNEN LIEN DEBRA ANN GRIGG Notary Public State of Washington My Commission Expires October 31, 2017 Attachment 13 Packet Pg. 226 6.1.a CITY OF EDMONDS NOTICE OF APPLICATION PROJECT DESCRIPTION! T h e applicant to proposing to construalion a 19-unit mulll-family devaiopmeni. Tha 19 units nra proposed to be divided between two slruciures and a Third sture would also provide parking lot 3 to 4 cars, The romatructnder of the parttrnq spaces would be surface parking space9. The progprty is :one RM-1.5 (Multi-lamiiy residential; one OWN[ ng unit for evof�11,500 square feet o1 lot a+ea1. PROJECT LOCATION: 8a00.2441h $tract SW. Edmonds. WA. Tax Parcel Nunlbirr 00463309200303 .NAME OF APPLICANT: Rooyy Gursk FILE NUMBER: PLN20160053 DATE OF APPLICATION;Novembar 10, 2016 DATE OF COMPLETENESS: December 7, 2016 DATE OF PUBLIC NOTICE: December 16.2016 REOUESTED PERMIT: Design Review [Type 111-8 Polmll Process]. A pubtic hearing before the Architectural Design Board will be schoduiod at 9 Trilure dale. A Notice of Public Hearing will bo iissuoo once the ADB data has been scheduled. OTHER REOUIRED PERMITS: Building vrysrmlts SEPA Oelmnrination EXISTING CNVIFIONMENTAL DOCVMEN7S: Cril+cal Area I7eierrntoction, $EPA Checklist COMMENTS ON PROPOSAL DUE:Odcomber 30, 2016 Anyy porson has Iho rlghl to comment on Ihis appitcation during qpu611c comment pertdd, re691ye notice Strip participate in any hearings, end rogues[ a Copy of Iha dodlsion an the application. The Ctty may occepl public cometo nt . at any Itme prtQ[ to the cloeing of the +ecerd of an open record p+edaclslan hearing, it any, or, it no open record pradmisian hooting Is provided, prior to the decl51W1 vo 1110 project pe;mll. only parties of iecolrd ns deintod in ECOC 211.07,003 have standing la inh4jo an edmintstrathie uppeaf lnformolion on Inis development appllcatlon can be Viewed or obtalnod at the Cily of Edmonds Development Services Deparlrnenl, 121 - WIT Avo North. Edmonds, WA 90420 between ft hours a18,00 A.M. and 4:30 RM. Moeday,Tue9 , Thursday and Friday: betw8an the hours OI 8:3I3 AM an Noon on Wednesday; of online through the Clty's websfte as mvw.edmcnpyyy�ylg7t through the Online Parmits link. Search far perntit PLN20160053. CITY CONTACT: Yemen Lien. Sentor Planner kernen.lien 6edntondswa.9ov 425.771.0220 Ifublished: Oircemlwr 16, 20TG. EDH7aWt Q Attachment 13 Packet Pg. 227 6.1.a FILE NO.: PLN20160053 Applicant: Gursli DECLARATION OF MAILING On the 14th day of June, 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. 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 14th day of June, 2017, at Edmonds, Washington. Signed:` {BFP747887.DOC;1\00006.900000\ } Attachment 14 1Packet Pg. 228 6.1.a FILE NO.: PLN20160053 Applicant: Gursli DECLARATION OF POSTING On the 14th day of June, 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 correct this 14th day of June, 2017, at Edmonds, Washington. �� 1 0 {BFP747893.DOC;1\00006 900000\ } Attachment 14 Packet Pg. 229 6.1.a CITY OF EDMONDS NOTICE OF PUBLIC HEARING AND SEPA THRESHOLD DETERMINATION ,/1C. 1891J PROJECT DESCRIPTION: The applicant is proposing to construction a 19-unit multi -family development and associated parking. The 19 units are proposed to be divided between two structures, three units will have garages with the remainder of the parking being provided in a surface parking area. The property is zone RM-1.5 (Multi -family residential; one dwelling unit for every 1,500 square feet of lot area). PROJECT LOCATION: 8509 - 244th Street SW, Edmonds, WA. Tax Parcel Number 00463303200303 NAME OF APPLICANT: Roy Gursli FILE NO.: PLN20160053 REQUESTED PERMIT: Design Review (Type III-B Permit Process). COMMENTS ON PROPOSAL DUE: July 5, 2017 Any person has the right to comment on this application during public comment period, receive notice and participate in any hearings, and request a copy of the decision on the application. The City may accept public comments at any time prior to the closing of the record of an open record predecision hearing, if any, or, if no open record predecision hearing is provided, prior to the decision on the project permit. Only parties of record as defined in ECDC 20.07.003 have standing to initiate an administrative appeal. Information on this development application can be viewed or obtained at the City of Edmonds Development Services Department, 121 5th Ave North, Edmonds, WA 98020 between the hours of 8:00 A.M. and 4:30 P.M. Monday, Tuesday, Thursday and Friday; between the hours of 8:30 AM and Noon on Wednesday; or online through the City's website at Izttps://permits. edmonds.wa.u_s citizen. Search for permit PLN20160053. 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 July 5, 2017 at 7 p.m. in the Council Chambers located at 250 — 5th Avenue North, Edmonds, WA 98020 5EPA 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: June 14, 2017 SEPA COMMENTS: Comments regarding the SEPA determination are due June 28, 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 July 5, 2017 by 4:00 p.m. CITY CONTACT: Kernen Lien, Senior Planner kernen.lien@edmondswa.gov 425-771-0220 Attachment 14 Packet Pg. 230 6.1.a 8725 8717 8721 06 00 k"' IM 8702 8700 3 a6 24028 3 24104 W 11 24110 0^o 17 24118 8725 2IS 87 8606 uJ 2380 M N 23808 a 8506 00 SEO� 2381 COao 23814 B {� 2382. �� 23820 19 CHURCH h3 23828 rn K REAN 23904 m L+ PRESBYTERIAN C,4 M CHURCH 239 3912 ?� "+ 85 5 392 23920 Lu 8421 23926 d 240TH ST SW 240TH ST SW 00 8700 24019 cc 24027 !4105 A 24108 tt'a .4111 2411 Q 04119 N °D Pr t Location 24127 0w0 8605 242ND ST SW •9 8624 8614; ti � 8706 - 00 8622 861 Q Fli S--' 862 2610 1 8630 1 861 4 3 0 4 2d317 8621 6 �� 8625 00 ..... •nC is,,)" d, Shoreline 1Y,. ' III A1+E L LC1 DC E. S7, FRANC11. E !4}C?EL 'yl BURLING ON � COAT FACTOR 24111 i i S 7L - r c4 ELL 732 hIEL.5t7lr.' 8225 8215 8 �. Zoning and Vicinity Map PLN20160053 Edmonds Vista Apartments Attachment 14 QPF r c E Scale a 1 inch = 300 feet Packet Pg. 231 6.1.a Everett Daily Herald Affidavit of Publication State of Washington } County of Snohomish } ss Dicy Sheppard being first duly sworn, upon oath deposes and says: that he/she is the legal representative of the Everett Daily Herald a daily newspaper. The said newspaper is a legal newspaper by order of the superior court in the county in which it is published and is now and has been for more than six months prior to the date of the first publication of the Notice hereinafter referred to, published in the English language continually as a daily newspaper in Snohomish County, Washington and is and always has been printed in whole or part in the Everett Daily Herald and is of general circulation in said County, and is a legal newspaper, in accordance with the Chapter 99 of the Laws of 1921, as amended by Chapter 213, Laws of 1941, and approved as a legal newspaper by order of the Superior Court of Snohomish County, State of Washington, by order dated June 16, 1941, and that the annexed is a true copy of EDH762716 PLN20160053 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 06/14/2017 and ending on 06/14/2017 and that said newspaper was regularly distributed to its subscribers during all of said period. The amount of the fee for such publication is $87.7 3h& caj VV Subscribed and sworn before me on this day of ary Public in and or the State of Washington. City of Edmonds -LEGAL ADS 114101416 KERNEN LIEN Attachment 14 Packet Pg. 232 6.1.a I CITY OF EDMONDS NOTICE OF PUBLIC HEARTNGAND SEPA THRESHOLD bETE RMi NAT ION PROJECT DESCRIPTIONI The applicant is proposing to CO nsl ruclidll a 19-unit mulil•tam lty developmonr and associated parking. The 19 units are proposed to he divided between two structures, three units will have garages with the remainder of the parking Bain{1 provided in a surface parking area. The ptoporty ra zone RM-1.5 (Mviti•lamily mwdanlmk an0 dwolling unit for every 1,500 square feel 01101 area). PROJECT LOCATION: 8609.244th Slreal SW, Edmonds, WA Tax Parcel Number 00463303200303 NAME OF APPLICANT: Roy GurWr rlt.F NO.: Pt.fv20160053 REQUESTED PERMIT Design Review (Typ811I B Perm l Pieter 3}. COMMENTS ON PROPOSRL OUE: July 6. 2DII Any person has the right to Comment on this applicabois durinp ppublic comment period, receive Douce and participate in any ftiearinga, and request a copy of the dec(siorr on Iho appllCalfon. The Crty may Docepl public comments at any time prior to the closing of the record of an open fecord predecislon hoaxing, II any, or, if no open record predecfsion hearing is provided, prior to Ina decision on the project permit. Onlyy ppartles of record as defined in ECDC 20.07.003 have standing 10 Initiale an adminlstralive appaal, InldrmaNan on Ibis developmanf application can be viewed or obtainer; at the Cify of Edmonds Aavolopmanf ServlCes Department, 121 61h Ave North, Edmonds. WA 9802.0 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; of Onhn6 through the CiVs. wabstla at Search lot permit PLN2016(f053. A Copy of tiro slaft report wlli be available at least seven dayys ppddr to the hearing, PUBLIC IiEAFIING fNFORMATION: A public hearing will be held belorc the Atchlloctural Design Board on July S. 2017 at 7 p.m, in the Council Chambers 100104 a12$0 - 51h Avenue North. Edmonds, WA08020 SEPADETERMINATION:Noiice is Hereby Given that the City of Ednwndu has issued a Determination of Nonsignificance under WAG 197-11-340 for the above project. DATE OF ISSUANCE: June 14, 2017 SEPA COMMENTS: Comments regarding the SEPA determination are due June 28, 2017. SEPA APPEAL: This SEPA determination may oa appealed by Sll(ng a written appeal clung the spacilrc reasons for appeal with the required appeat tee no War than Duty 5, 2017 by 4:00 pm. CITY CONTACT; Karnan Lien. Senior Marmot kernen.lien@edmondswa.gov 425-771-0220 Published: June 14, 2017. EDH762716 a� c W x 2 a 3 1v 1v c T N 1v 0 CAI w c a� E L Q Q ft5 r-+ to to C O E W M LO O CD (p CD N Z J IL a) 00 N C N E t V t3 Q t i O f2 d to M to O CD to r O N Z J d r C d E t V t4 Attachment 14 Packet Pg. 233 CITY OF EDMONDS - PLANNING DIVISION COMMENT FORM ❑ PW-Engineering ❑ Fire ❑ PW - Maintenance 6.1.a ❑ Parks & Rec. d Building S ❑ Economic Dev. ❑ Parks Maintenance Project Number: PLN20160053 Applicant's Name: Gursll Family Property Location: 8509 244th St SW Date of Application: 11.10.16 Date Form Routed: 11.16.16 Zoning: RM-1.5 Project Description: Edmonds Vista Apartments, 19-Unit Multi Family Development "PER ECDC 20.02.005 ALL COMMENTS MUST BE SUBMITTED WITHIN 15 DAYS OF THE DATE THIS FORM WAS ROUTED: DUE BY 11/24/2016 If you have any questions or need clarification on this project, please contact: Responsible Staff: KERNEN LIEN Ext. x1223 Name of Individual Submitting Comments: Title: 91 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): The following conditions should be attached to this permit to ensure compliance with the requirements of this department (please attach memo if additional space is needed): Date: I Iz A to Signature: n�� Phone/E-mail: ' Attachment 15 Packet Pg. 234 6.1.a Lien, Kernen From: Sent: To: Subject: Attachments: See attached. Reference our conversation: Zweber, Kevin (Fire District Address) Wednesday, May 17, 2017 9:41 AM Lien, Kernen Fire turn around standard + Notes - PLN20160053 Fire Turnaround detail.pdf Adjust 16' radius at turn -around to 20' (our standard is 25') Turn -around depth is approximately 54' (our standard is 60'), 54' is approved for this project. Fire Department Connections (FDC's) to be located in the landscape island on the eastern edge of the southern parking isle. Kevin Zweber Deputy Chief - Fire Marshal Fire Prevention Services Snohomish County Fire District 1 Proudly serving the Cities of Brier, Edmonds, and Mountlake Terrace 425-771-0213 Office 425-231-3644 cell Attachment 16 Packet Pg. 235 6.1.a MEMORANDUM Date: June 7, 2017 To: Kernen Lien, Senior Planner From: Jeanie McConnell, Engineering Program Manager Robert Edwards, Stormwater Engineer Subject: PLN20160053 — Design Review Gursli — Edmonds Apartments — 8509 244th St SW Engineering has reviewed the design review application for the subject project. The information provided is consistent with Title 18 Edmonds Community Development Code & Engineering standards. The project proposes a storm drainage outfall to the north through an adjacent property. A notice of intent to provide easement was signed by both parties on May 22, 2017 and provided to the City. Compliance with Engineering codes and construction standards will be reviewed with the building permit application for development of the site. Approval of the design review phase of the project does not constitute approval of the improvements as shown on the submitted plans. Thank you. City of Edmonds Attachment 17 Packet Pg. 236 6.1.a SNOHOMISH COUNTY PUBLIC UTILITY DISTRICT NO. 1 Kernen Lien City of Edmonds 121 5th Avenue North Edmonds, WA 98020 Dear Mr. Lien: Reference No Providing quality water, power and service at a competitive price that our customers value June 19, 2017 VV �� PLAAWI,VG bEPr Edmonds Apartments at 8509 244th Street SW District DR Number: 17-131 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, r Edward Pride Interim Senior Manager Planning, Engineering, & Technical Services Cc: Tom Hovde — E2 1802 — 75t1 Street S.W. • Everett, WA • 98203 / Mailing Address: P.O. Box 1107 • Everett, WA • 98206-1107 425-783-4300 • Toll -free in Western Washington at 1-877-783-1000, ext. 4300 • www.snopud.com Attachment 18 Packet Pg. 237 6.1.a Lien, Kernen From: MELISSA WEISSMAN <chloeweiss@outlook.com> Sent: Wednesday, December 28, 2016 5:19 PM To: Lien, Kernen Subject: Proposed apartment complex behind Denny's Follow Up Flag: Flag for follow up Flag Status: Completed Good afternoon Mr. Lien, There are enough apartment complexes in that area. Please consider building a complex somewhere you don't have to remove any trees. It's bad enough that trees were removed to make space for the new homes by the Woodhaven Veterinary Clinic. On top of that, new homes are about to be built next door to my duplex. They had to remove 50+ trees to make space for them. My boyfriend and I moved to Edmonds to enjoy the peace and quiet and the park like setting. So, every time someone removes a bunch of trees, there goes the park like setting we've come to enjoy. Thank you. Melissa Weissman A concerned Edmonds resident 1 Attachment 19 Packet Pg. 238