Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
2017-10-18 Architectural Design Board Packet
�1 o� NJI Agenda Edmonds Architectural Design Board "" Ixyo COUNCIL CHAMBERS 250 5TH AVE NORTH, EDMONDS, WA 98020 OCTOBER 18, 2017, 7:00 PM 1. CALL TO ORDER 2. APPROVAL OF MINUTES 1. Approval of Draft Minutes of August 2, 2017 3. APPROVAL OF AGENDA 4. AUDIENCE COMMENTS 5. MINOR PROJECTS 6. PUBLIC HEARINGS 1. Phase 2 District -Based Design Review for HomeStreet Bank (PLN20170024) 7. CONSOLIDATED PERMIT APPLICATIONS 1. Port of Edmonds Marine Retail Building- Design Review Recommendation (PLN20170030) and Shoreline Substantial Development Permit (PLN20170029) 2. Westgate Woods Townhomes Design Review Recommendation (PLN20160061) and Variance Application (PLN20160060) 8. ADMINISTRATIVE REPORTS / ITEMS FOR DISCUSSION 9. ADB MEMBER COMMENTS 10. ADJOURNMENT Edmonds Architectural Design Board Agenda October 18, 2017 Page 1 2.1 Architectural Design Board Agenda Item Meeting Date: 10/18/2017 Approval of Draft Minutes of August 2, 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: ADB170802d Packet Pg. 2 2.1.a CITY OF EDMONDS ARCHITECTURAL DESIGN BOARD Minutes of Regular Meeting August 2, 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 b Avenue North, Edmonds, Washington. Board Members Present Tom Walker, Chair Lauri Strauss, Vice Chair Brian Borofka Lois Broadway Cary Guenther Joe Herr APPROVAL OF MINUTES Board Members Absent Athene Tarrant (excused) Staff Present Mike Clugston, Senior Planner Jen Machuga, Planner Karin Noyes, Recorder BOARD MEMBER BROADWAY MOVED THAT THE MINUTES OF JULY 5, 2017 BE APPROVED AS SUBMITTED. BOARD MEMBER GUENTHER SECONDED THE MOTION, WHICH CARRIED UNANIMOUSLY. APPROVAL OF AGENDA VICE CHAIR STRAUSS MOVED THAT THE AGENDA BE ACCEPTED AS PRESENTED. BOARD MEMBER GUENTHER 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: Revisions to Beach Walk Apartments located at 303 and 311 Edmonds Street and Zoned BD2 (File #PLN20150036) Ms. Machuga presented the Staff Report, noting that a 2-phase design review was conducted in the fall of 2015 for the 9- unit apartment building at 303 Edmonds Street and minor architectural improvements to the existing building at 311 Edmonds Street. The property is located in the BD2 zone. Following the 2-phase review, the Architectural Design Board (ADB) approved the project. However, during review of the Building Permit application for the project, staff found that the applicant proposed a number of changes to the exterior of the building design and landscaping from what was reviewed and approved by the ADB. Although the majority of the changes appear to be minor when looked at individually, staff would like feedback from the Board on whether the cumulative impact of the changes is consistent with their original decision or if the proposed changes would require the project to go through the design review process again. Architectural Design Board Meeting Minutes of Regular Meeting August 2, 2017 Page 1 of 10 Packet Pg. 3 2.1.a For comparison purposes, Ms. Machuga provided visuals of the original plan (Attachment 1) approved by the ADB and the current plan proposed by the applicant. She also reminded the Board of the five conditions that were attached to the Board's approval (Attachment 2), which mostly related to minor exterior improvements to the existing building. She reviewed the proposed changes as follows: • Site Plan. The footprint of the building is generally the same, with one exception. The bump out on the northern side was originally inset into the building. As per the current proposal, the bump out would extend out from the building towards the northern property line in order of the applicant to provide secondary access to the building, as required by the City. • Landscape Plan. The raised planters that were part of the original plan were eliminated from the project, but the applicant is still proposing plantings in these locations. Some changes were proposed to species throughout the site, as well. • South FaVade. The applicant is proposing changes to the size and shape of the windows, but they would still be located in the same general locations. Some of the changes were made for building code requirements and others for aesthetic reasons. Also, the architectural detail at the roof overhang would be less prominent, and the deck railings were changed from metal to glass. • North FaVade. Again, a bump out was provided in the center of the building to accommodate secondary access. Because the bump out would extend to the property line, the applicant is proposing that the windows on this section of the facade be eliminated to meet code requirements. The siding materials would be changed to horizontal lap siding, and changes were made to the size and location of the windows, as well. • East Fagade. This fagade faces the existing building, and the applicant is proposing that some of the windows be eliminated. In addition, the location and size of the remaining windows was changed. Changes to the roofline were also made. • West FaVade. In addition to changing the location and size of the windows, the applicant is proposing that the architectural detail at the roof overhang be less prominent. A different railing style would be used, and the masonry veneer at the base of the building would extend higher on the central portion of the building. • Existing Building. Conditions of approval stated that additional interest should be added to the existing building by extending the painted beltcourse around all four building facades. It also specified that the paint scheme shown in Exhibit 13 should be followed. The plan submitted as part of the Building Permit application shows the painted beltcourse around the existing building, but is it much narrower than what was shown in Exhibit 13, and it was raised up the side of the building to be in line with the base of the windows. It also includes a jog on the east facade. The awning is proposed to be cedar slats instead of steal as was originally proposed. The applicant has also proposed to reverse the colors of the building so the top would be the beige color and the bottom the blue color. Two conditions of approval were related to the screening wall on the exterior stairwell, and the applicant has revised the plan to follow the angle of the slope of the stairs. The new plan shows that the planter would be removed, but in -ground landscaping would still be provided. Ms. Machuga concluded that, based on the Board's advice, staff can make a decision on the proposal as part of the Building Permit process. However, if it is determined that the changes are not consistent with the ADB's original decision, the applicant will need to re -apply for full design review. Board Member Borofka noted that the size of the windows on the eastern fagade was reduced because of the new building's proximity to the existing building. He cautioned that reducing window coverage would result in more blank space on the fagade. He pointed out that changes to the existing building are covered under a different permit, and it is Architectural Design Board Meeting Minutes of Regular Meeting August 2, 2017 Page 2 of 10 Packet Pg. 4 2.1.a possible that the applicant may decide to demolish rather than refurbish the existing building due to structural concerns, etc. If that happens, the east facade would be visible and more prominent. Ms. Machuga responded that the applicant has submitted two Building Permit applications: one for the new 9-unit building and another for the minor changes to the existing building. It is possible to condition the Building Permit for the new building to make sure the applicant does the proposed improvements to the existing building, but there is no guarantee that the existing building would remain forever. At some point, the owner's plans may change, and the City does not have the ability to require that it be retained. It is a valid concern that the eastern facade of the new building could be more visible if the existing building is removed. Board Member Herr suggested the Board consider whether or not they would have approved the current proposal for the new building if it had been presented as part of the original design. He expressed his belief that the proposed design would not be out of character with the surrounding neighborhood. Rather than comparing the two designs, he suggested the Board stick with reviewing the merits of the current proposal. Ms. Machuga commented that the Board would likely have approved most of the proposed changes if they had been presented as part of the original proposal, but she felt it was appropriate for the Board to have an opportunity to review the cumulative impact to make sure it is in line with what they approved. Ms. Machuga advised that Building Permit review is a staff decision, but the Board can advise staff and provide input as to how they feel about the changes. She invited the Board Members to provide input on what the applicant might do to keep the project in line with what was originally approved, and she could make those recommendations to the applicant. However, if the Board decides the changes are no longer consistent with what they reviewed and approved, the project would need to come back for another design review. Board Member Borofka asked how the Board could advise staff in a more formal way. Ms. Machuga responded that the Board's comments would be included as part of the public record. Rather than making a formal motion, the Board could provide suggestions for her to consider when reviewing the Building Permit application. Vice Chair Strauss asked if the code requires the applicant to provide a certain percentage of widow coverage. If so, does the revised design meet the requirement. Ms. Machuga answered that there is no minimum or maximum requirement for windows for this particular project, but there are building code requirements that limit the size of the openings, and that is something the project architect could talk about in his presentation. As far as the slight changes to the window sizes and shapes, the design would still meet the applicable design standards. The largest concern would be the east facade where windows would be eliminated. There are codes about avoiding blank building facades, and using different materials and a variety of windows are typically how developers meet the requirement. Phil Frisk, PWF Architecture, Seattle, said he was present to represent the applicant. He explained the reasons for the proposed design changes as follows: • South Elevation. Subtle changes were made to the sloping roof overhangs, as what was originally depicted could not feasibly be constructed without additional modifications. Some of the window sizes were adjusted to accommodate the required structure and to facilitate construction. Transom windows were added to the top floor unit on the right, given the vaulted ceiling that was added, and this adds aesthetic value to the design. • West Elevation. The windows were changed slightly to improve the overall appearance of the building given the relatively minor modulation in the original design. The location of the windows was changed to match up with the actual cabinet layout in the kitchen areas of the units. The sloped roof overhang was reduced on the right side, since what was depicted would have required a variance, as it was projecting over the public right-of- way. None of the exterior siding materials or colors were changed. Architectural Design Board Meeting Minutes of Regular Meeting August 2, 2017 Page 3 of 10 Packet Pg. 5 2.1.a • North Elevation. The bump out was changed to accommodate a second exit, which the code requires. In addition to providing space for the secondary exist, the bump out would also accommodate the sprinkler riser room. Because this is at the back of the building, it is not highly visible, and it actually increases the building modulation resulting in a small aesthetic improvement. However, no windows are proposed on the bump out given its close proximity to the property line. Lap siding would be used to tie in with the more visible right side of the north elevation. The windows were revised to meet building code requirements, as they were previously too large given the proximity of the property line. • East Elevation. The windows were reduced in size from what was originally drawn due to the fagade's proximity to the existing building. In addition, the original windows exceeded their allowable area of wall surface. However, because the existing building is only 10 feet away, the eastern fagade will not be highly visible. The sloping roof trim was extended along the wall to provide a larger -scale architectural feature, allowing the two types of siding to have an angled line of intersection. Landscaping. Street trees would be provided along Edmonds Street. However, the planters along the south building elevation were removed at the direction of the City, since they were in the public right-of-way. Landscaping will still be provided in these locations. Existing Building. Most of the changes proposed for the existing building are aesthetic. The horizontal trim band was moved to make it look less random by connecting it to the existing window trim. It ends up dividing the building into thirds to make it appear more balanced rather than top heavy. Board Member Herr asked if there would still be fences in front of the new building for privacy, and Mr. Frisk answered affirmatively. Chair Walker asked if landscaping would be provided inside the fenced areas along the front fagade of the building, and Mr. Frisk answered affirmatively. Chair Walker invited the architects on the Board to comment on the proposal to change the location of the band on the eastern elevation of the existing building. He commented that it appears more aesthetically appealing to have the band go straight across. Board Member Broadway expressed her perspective that the band location can be less than center. Chair Walker also asked about the materials that would be used for the two buildings, and Mr. Frisk responded that the same brick veneer product would be used on the new building as specified in the original design. Board Member Broadway observed that when deciding whether or not the proposed changes are "substantial," the Board should consider how significant the changes to footprint, height, materials and articulation are. When considering these factors, she does not believe that the proposed changes would be considered significant. Chair Walker agreed. Board Member Guenther agreed that the changes should not be considered substantial, as the overall materials and form are nearly the same as the original proposal. However, he agreed it is appropriate to consider their cumulative impact on the overall design. The remainder of the Board concurred and thanked staff for bringing the proposal to them for comment given the large number of changes proposed by the applicant. The Board agreed that staff could move forward with Building Permit review of the current proposal, and the project does not need to come back for additional design review. PUBLIC MEETING: Phase 1 District -Based Design Review for HomeStreet Bank (File #PLN20170024) Chair Walker reviewed the rules and procedures for the hearing and then opened the hearing. Mr. Clugston advised that the applicant is proposing a new commercial building at 614 — 616 5th Avenue South. The project will include a new 2-story office building with a HomeStreet Bank Branch and drive -through on the 1st floor and leasable office space on the 2 d floor. The site will be developed with surface parking and a retaining wall, as well as Architectural Design Board Meeting Minutes of Regular Meeting August 2, 2017 Page 4 of 10 Packet Pg. 6 2.1.a new landscaping and site utilities. The two existing commercial buildings will be demolished to make room for the project. He explained that, because the site is located in the Downtown Convenience Commercial (BD3) zone, district - based design review is required. Mr. Clugston explained that, because of the size of the project, it triggered a threshold determination under the State Environmental Policy Act (SEPA) and must be reviewed as part of a 2-phased public hearing process before the Architectural Design Board (ADB). The process for the review is outlined in Edmonds Community Development Code (ECDC) 20.12. Tonight's hearing is Phase 1, where the applicant provides a preliminary conceptual design, as well as a description of the property to be developed, noting all significant characteristics. The ADB will use this information to make factual findings regarding the particular characteristics of the property and will prioritize the Design Guidelines Checklist (Attachment 4) based upon these facts in addition to the design objectives of the City's Comprehensive Plan and within the ECDC. Following public testimony and completion of the Design Guidelines Checklist, the public hearing must be continued to a date certain, not to exceed 120 days from the Phase 1 hearing. Mr. Clugston further explained that the purpose of Phase 2 is to allow the applicant to design and redesign the initial concept to address the input of the public and the ADB by complying with the prioritized Design Guideline Checklist criteria. Once this is done, the design will be submitted to staff, who will review the proposal and schedule the project for final review. At the Phase 2 hearing, the ADB will further review the design and make the final decision at the conclusion of the hearing. Mr. Clugston advised that the proposed commercial uses are permitted primary uses in the BD3 zone. The drive - through is allowed as a secondary use, with a conditional use permit. He provided an aerial view of the subject site, showing the proposed footprint of the new building and how it fits in with the existing surrounding uses. He noted that the applicant has provided a number of drawings to give additional perspective, as well. Mr. Clugston commented that, because the project is immediately adjacent to Multifamily Residential (RM) zoned property on the west, it must maintain a 15-foot setback from the west property line. The required setback is shown on the Architectural Site Plan in Attachment 3. The maximum height in the BD3 zone is 30 feet above average original grade. While height calculations were not provided with Phase 1 submittal, the exterior elevation drawings in Attachment 3 show a maximum parapet height at the northeast corner of the proposed building at 30 feet above the finished floor. It appears that the building will comply with the applicable height requirements, but height calculations must be submitted with the Phase 2 submittal in order to verify the proposal is consistent. The ground floor height requirement of 12 feet for the first 45 feet of commercial space must also be maintained. Mr. Clugston stated that no parking is required for any floor area in any building with a total footprint of less than $4,800 square feet, and the applicant is proposing a building footprint of only about 3,500 square feet. However, the applicant is proposing a surface parking lot with 20 stalls. Mr. Clugston reminded the Board that at least 5% of the lot area of the project must be devoted to open space. Given that the lot area is 17,187 square feet, about 859 square feet of open space is required. The applicant is currently proposing 860 square feet of open space in the northeast corner of the development. The space appears to be a public plaza with seating that is accessible from the sidewalk. This arrangement appears to meet the design standard for open space. Mr. Clugston advised that a 15-foot setback is required on the west side of the project adjacent to the residentially -zoned parcel, and the area must be landscaped with trees and ground cover and permanently maintained by the property owner. In addition, a 6-foot minimum fence, wall, or solid hedge must be provided at some point in the setback. The west retaining wall supporting the parking lot would seem to satisfy this requirement, but some type of fencing is also proposed along the setback area. A detailed landscaping plan and a description of the fencing will be submitted as part of Phase 2. Architectural Design Board Meeting Minutes of Regular Meeting August 2, 2017 Page 5 of 10 Packet Pg. 7 2.1.a Mr. Clugston invited the Board to conduct the public hearing and consider all applicable design guidelines and standards referenced throughout the report, complete the Design Guidelines Checklist, and prioritize all applicable design guidelines and objectives. The Board should also request that all height calculations and a building cross-section be provided with the Phase 2 submittal in order to verify the proposal's consistency with the maximum building height and ground floor street front height requirement for the BD3 zone. Board Member Borofka asked if signage is proposed as part of the application. Mr. Clugston answered no. He said signage would be presented as a separate application. Henry Kurasaki, Vice President of Architecture and Construction, HomeStreet Bank, said the bank looks forward to locating in Edmonds and being part of the community. Brad Barbee, MG2 Architects, Seattle, provided an overall aerial view of the subject parcels, noting that the main fagade is on the east elevation, which faces 5"' Avenue. A secondary entrance will be located on the north elevation facing the required open space to serve as an entrance from the parking area. The majority of the parking will be located behind the building. The drive -through entrance will be located on the north side of the building, and the exit will be on the south side. He noted that concern was raised at the pre -application meeting about the location of the drive -through. To address these safety issues, the exit was made narrower as it approaches 5"' Avenue. In addition, the windows at that corner could provide some transparency for people in cars to see pedestrians on the sidewalk. Mr. Barbee reviewed the proposed floor plan for the new building, noting the location of the lobby and teller area, the significant glazing, and the open space that would be available for public use. The intent is that HomeStreet Bank would occupy the ground floor space, and the upper floor is being designed as a future tenant space. A canopy would be provided around the building in all of the pedestrian areas, including a covered area for people coming from the parking lot. Mr. Barbee provided a visual of the front fagade, noting that the entrance would be located at the center of the building, and the front ground floor elevation was designed to meet the City's 75% glazing requirement by extending the glass all the way to the corner. The north elevation will be off of the open space, and more details about the open space design will be presented at the Phase 2 hearing. However, the intent is that the open space be a community gathering area, and the project will also include a meeting room that can be used by clubs and other community groups. Because the back fagade is located close to the property line, Mr. Barbee advised that windows are not an option. Instead, the applicant will likely propose a screening element that echoes the pattern of the windows on the other three elevations. The intent is to prevent the creation of a blank wall. The ground floor portion of the wall will remain blank, but it will be covered with landscaping. Mr. Barbee provided colored renderings of the proposed building, noting the main entrance, the corner glazing, the drive -through, the solid steel canopy, and the banding to match the dark brown storefront. For materials, they are looking at a stone veneer system that is dark grey in color, cement plaster in both light and dark colors, and exposed steel columns at the south and north elevations. Signage will be addressed as a separate permit. Mr. Barbee advised that, in order to accommodate the parking area, it is necessary to grade the back portion of the lot, and the applicant is proposing a retaining wall on the south, west and north property lines. More details about the retaining wall will be presented at the Phase 2 hearing. Nancy Peterson, Edmonds, said she is one of the owners in the Park Twin Condominiums directly west of the proposed new building. She asked how much setback would be required between the proposed parking for the new building and the existing condominiums. Mr. Clugston referred to the site plan and advised that a 15-foot setback would be required from the west property line of the bank property to the actual bank structure. The applicant is also proposing a retaining wall after the 15-foot setback, and the area in between would be heavily landscaped to provide a buffer. He Architectural Design Board Meeting Minutes of Regular Meeting August 2, 2017 Page 6 of 10 Packet Pg. 8 2.1.a referred to the aerial photograph, noting that the existing green strip indicates the 15-foot landscaped setback area. Ms. Peterson asked if the existing alley would be impacted by the proposed drive -through. Mr. Clugston answered that the bank owns the alley property, as well. A retaining wall would be constructed along the edge of the drive -through, but there should be no change to the alleyway, itself. Board Member Herr pointed out that a person would have to walk quite far to get from the parking area to the main entrance. He voiced concern that people would cut through the drive -through area, thus creating a safety hazard. Mr. Barbee responded that a paved sidewalk would extend along the west side of the building, but he agreed that people might still want to walk across the drive -through to access the front entrance. He commented that the applicant will propose a signage package that will include directional signs throughout the parking area to point people to the entrance. Board Member Herr asked if the secondary access could be used by the bank during business hours. Mr. Barbee said it is likely that the signage would direct bank customers to the main entrance on 5t11 Avenue. The secondary entrance is meant to serve the community room. However, during non -operating hours, the bank area could be blocked off so that the secondary use could be utilized more. Vice Chair Strauss noted that the applicant is proposing 20 parking spaces, when none are required. She asked if the applicant anticipates that all of the spaces will be utilized. Mr. Barbee said his client wants to maximize parking for the bank, as well as any future tenant that occupies the upper floor. Vice Chair Strauss asked if the proposed project would retain the existing street trees on 5th Avenue, and Mr. Barbee answered no. However, he noted that new street trees would be planted as required by the City. He noted that the existing trees are actually located on the subject property rather than in the public right-of-way. Vice Chair Strauss pointed out that people often use the existing bench, and the trees provide shade. Mr. Barbee suggested that it might be possible to retain the tree that is currently in front of the Baskin Robbins building as part of the proposed open space. Vice Chair Strauss pointed out that the alley on the south side of the property where the drive -through exit is proposed already has limited site distance. Extending the retaining wall all the way out to the street could make it even harder for cars exiting from the alley to see pedestrians on the sidewalk. Mr. Barbee suggested that one option would be to pull back the retaining wall a distance from the sidewalk to provide better site vision. Vice Chair Strauss voiced concern that the retaining wall at the back of the subject property could end up being enormous. Mr. Barbee said it would likely be eight to ten feet tall. Vice Chair Strauss suggested that the parking lot could be sloped a bit in order to reduce the height of the retaining wall. Mr. Barbee advised that adjustments were made to the drive -through exit after the pre -application meeting based on the Traffic Engineer's concern about safety. The original plan was to have a straight shot through to the street, but the plan was revised so that the exit aisle funnels away from the building to improve visibility. He agreed that the retaining wall could be modified to provide for better site distance. Board Member Broadway said she appreciates the site triangle that is proposed on the drive -through exit, but she questioned how effective the southeast corner glazing would be in providing additional site distance, since the City cannot regulate what takes place inside the building, and the window may be covered. She expressed her belief that retaining the landscaped site triangle is imperative because the City cannot control what happens to glazing on the inside of the building. The Board reviewed the Design Guidelines Checklist as follows: Architectural Design Board Meeting Minutes of Regular Meeting August 2, 2017 Page 7 of 10 Packet Pg. 9 2.1.a A. Site Planning 1. Reinforce existing site characteristics Low It was noted that the existing site is developed Priority with two old buildings with a parking lot in the middle. 2. Reinforce existing streetscape characteristics High Priority 3. Entry clearly identifiable from the street High Priority 4. Encourage human activity on street High Priority 5. Minimize intrusion into privacy on adjacent sites High Board Member Broadway pointed out that the Priority applicant has not addressed lighting for the parking area. She is torn between the idea of making sure the area is well lit for safety reasons, and ensuring that the lighting is not intrusive to the residents of the adjacent condominium. 6. Use space between building and sidewalk to provide Low security, privacy and interaction (residential projects) Priority 7. Maximize open space opportunity on site (residential N/A projects) 8. Minimize parking and auto impacts on pedestrians High and adjoining property Priority 9. Discourage parking in street front N/A It was discussed that all of the parking for the proposed project would be located behind the building. 10. Orient building to corner and parking away from High corner on public street fronts (corner lots) Priority B. Bulk and Scale 1. Reinforce existing site characteristics High Priority C. Architectural Elements and Materials 1. Complement positive existing character and/or N/A respond to nearby historic structures 2. Unified architectural concept High Priority 3. Use human scale and human activity High Priority 4. Use durable, attractive and well -detailed finish High materials. Priority 5. Minimize garage entrances High Priority D. Pedestrian Environment Architectural Design Board Meeting Minutes of Regular Meeting August 2, 2017 Page 8 of 10 Packet Pg. 10 ti 0 N N a� Q 0 N N r c cc 0 0 cc 0 a a a N 0 ao 0 ti m 0 Q c m E 0 Q 2.1.a 1. Provide convenient, attractive and protected High pedestrian entry Priority 2. Avoid blank walls High The Board requested that the applicant identify Priority the retaining wall width and height in the landscape plan. It was discussed that vines or some other type of landscaping could be used to soften the blank wall. 3. Minimize height of retaining walls High It was suggested that the applicant could slope Priority back the parking lot to minimize the height of the retaining wall at the rear of the parcel, as well as the retaining wall along the alley. Board Member Herr cautioned that this would be difficult given the current ADA requirements. He also cautioned that there is not enough room to drop the elevation of the parking lot by a few feet. Mr. Barbee pointed out that the elevation of the parking area was designed to minimize the amount of grading needed. By doing some grading and terracing the setback area, it may be possible to reduce the height of the retaining wall. Mr. Clugston pointed out that the code allows structures up to three feet high to be located in the setback area, which means that one 3-foot retaining wall could be used to terrace the setback area into two sections. It was also suggested that undulating the retaining wall could help break up its mass. 4. Minimize visual and physical intrusion of parking High lots on pedestrian areas Priority 5. Minimize visual impact of parking structures N/A 6. Screen dumpsters, utility and service areas High Priority 7. Consider personal safety High Priority E. Landscaping 1. Reinforce existing landscape character of Low It was noted that there is not a lot of attractive neighborhood Priority landscaping in the area now, with the exception of street trees. 2. Landscape to enhance the building or site High Priority 3. Landscape to take advantage of special site High It was noted that there are no special site conditions Priority conditions. CHAIR WALKER MOVED TO CONTINUE THE PUBLIC HEARING TO OCTOBER 4, 2017. BOARD MEMBER GUENTHER SECONDED THE MOTION, WHICH CARRIED UNANIMOUSLY. CONSOLIDATED PERMIT APPLICATIONS (No Public Participation): Architectural Design Board Meeting Minutes of Regular Meeting August 2, 2017 Page 9 of 10 Packet Pg. 11 There were no consolidated permit applications. ADMINISTRATIVE REPORTS/ITEMS FOR DISCUSSION: Mr. Clugston reported that Mr. Chave is working to schedule a joint meeting between the Planning Board and ADB to discuss design issues. There are no other projects coming before the Board for review at this time. Mr. Clugston advised that staff is in the process of researching the possibility of whether or not it is possible for Board Member Tarrant to switch roles to assume one of the non-resident positions on the Board. ARCHITECTURAL DESIGN BOARD MEMBER COMMENTS: There were no Board Member comments. ADJOURNMENT: The meeting was adjourned at 8:32 p.m. Architectural Design Board Meeting Minutes of Regular Meeting August 2, 2017 Page 10 of 10 Packet Pg. 12 6.1 Architectural Design Board Agenda Item Meeting Date: 10/18/2017 Phase 2 District -Based Design Review for HomeStreet Bank (PLN20170024) Staff Lead: Mike Clugston Department: Planning Division Prepared By: Mike Clugston Background/History The Board opened Phase 1 of the public hearing on the HomeStreet Bank project on August 2, 2017 and continued it until October 4, 2017. Due to lack of quorum on October 4, the meeting was continued again until October 18. The staff report and minutes from Phase 1 are included here as Exhibits 1 and 2. Staff Recommendation Pursuant to ECDC 20.12.020, when approving proposed development applications, the ADB is required to find that the proposed development is consistent with the zoning ordinance, the design objectives of the Comprehensive Plan, and the specific design criteria identified by the ADB during Phase 1 of the public hearing. Based on the findings, analysis, conclusions, and exhibits of the staff report dated September 27, 2017, staff recommends that the Architectural Design Board APPROVE the proposal under File No. PLN20170024 with conditions as stated in the following recommended motion: THE ARCHITECTURAL DESIGN BOARD ADOPTS THE FINDINGS, CONCLUSIONS AND ANALYSIS OF THE STAFF REPORT AND FINDS THAT THE PROPOSAL IS CONSISTENT WITH THE ZONING ORDINANCE, THE DESIGN OBJECTIVES OF THE COMPREHENSIVE PLAN, THE DESIGN CRITERIA IDENTIFIED DURING PHASE 1 OF THE PUBLIC HEARING, AND THE DESIGN STANDARDS OF ECDC 22.43, AND APPROVES THE PROPOSAL WITH THE FOLLOWING CONDITIONS: 1. 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 Architectural Design Board as long as the design is substantially similar to that originally approved. 2. If the Photinia hedge is removed from the 15' landscaped setback at the west property line during redevelopment, full compliance with the Type I planting standards found in ECDC 20.13.030.A is required for that space. Narrative As reviewed at Phase 1 of this public hearing on August 2, 2017, architect Brad Barbee, representing HomeStreet Bank, submitted an application for a new commercial building at 614 - 616 5t" Avenue South. According to the applicant: "The project will include a new two-story office building with a HomeStreet Bank branch and drive -through on the 15t floor and leasable office space on the 2nd floor. The site will be developed with surface parking and retaining wall as well and new landscaping and site utilities." Two existing commercial buildings built in the 1970s and a shared parking lot will be demolished to make room for the proposed project. Packet Pg. 13 6.1 As noted in Phase 1, projects within the Downtown Business zones are subject to district -based design review under the regulations of Edmonds Community Development Code (ECDC) Chapter 20.12. According to ECDC 20.01.003 and 20.12.010, district -based design review applications that trigger SEPA review are Type III-B decisions, which require a two-phase public hearing and design decision by the Architectural Design Board (ADB). The Phase 1 portion of the two-phase public hearing process was conducted before the ADB on August 2, 2017. During that meeting, the hearing was continued for Phase 2 until October 4, 2017. According to ECDC 20.12.005.B, the purpose of the continuance of the hearing is to allow 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 Applicant provided a cover letter with responses to the prioritized design guideline checklist (Exhibit 3) and updated project plans (Exhibit 4) for the Board's review. Attachments: Phase 2 Staff report Exhibit 1- ADB Phase 1 staff report and attachments Exhibit 2 - ADB Phase 1 hearing minutes Aug 4 2017 Exhibit 3 - Applicant's design checklist response Exhibit 4 - Phase 2 plan set (19 sheets) Exhibit 5 - Courtesy notice Exhibit 6 - Engineering Phase 2 HomeStreet comments Ex 7 - Courtesy Notice 2 Packet Pg. 14 6.1.a ,f1C. 1 syv CITY OF EDMONDS 121 5th Avenue North, Edmonds WA 98020 Phone: 425.771.0220 ■ Fax: 425.771.0221 • Web: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION PLANNING DIVISION'S REPORT & RECOMMENDATION TO THE ARCHITECTURAL DESIGN BOARD "PHASE 2" DISTRICT -BASED DESIGN REVIEW Project: HomeStreet Bank File Number: PLN20170024 Date of Report: Septemberr2�2//7.�, 2017 Staff Contact: Mike Clugston, AICP, Associate Planner ADB Meeting: Wednesday — October 4, 2017 at 7:00 P.M. Edmonds Public Safety Complex: Council Chambers 250 51h Avenue North, Edmonds WA 98020 I. PROJECT PROPOSAL As reviewed at Phase 1 of this public hearing on August 2, 2017, architect Brad Barbee, representing HomeStreet Bank, submitted an application for a new commercial building at 614 — 616 5th Avenue South. According to the applicant: "The project will include a new two-story office building with a HomeStreet Bank branch and drive -through on the 15t floor and leasable office space on the 2nd floor. The site will be developed with surface parking and retaining wall as well and new landscaping and site utilities." Two existing commercial buildings built in the 1970s and a shared parking lot will be demolished to make room for the proposed project. As noted in Phase 1, projects within the Downtown Business zones are subject to district -based design review under the regulations of Edmonds Community Development Code (ECDC) Chapter 20.12. According to ECDC 20.01.003 and 20.12.010, district -based design review applications that trigger SEPA review are Type III-B decisions, which require a two-phase public hearing and design decision by the Architectural Design Board (ADB). The Phase 1 portion of the two-phase public hearing process was conducted before the ADB on August 2, 2017. During that meeting, the hearing was continued for Phase 2 until October 4, 2017. According to ECDC 20.12.005.13, the purpose of the continuance of the hearing is to allow 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 ADB will complete Packet Pg. 15 HomeStreet Bank File No. PLN20170024 6.1.a their review of the design of the project and make the final decision on the design proposal at the conclusion of the Phase 2 portion of the hearing process. The following Exhibits are included with this Phase 2 staff report: 1. Phase 1 staff report and attachments 2. Minutes for Phase 1 of the public hearing from August 2, 2017 3. Applicant's Design checklist response 4. Phase 2 project materials (19 sheets), submitted September 6, 2017 5. Courtesy Notice of Continued Public Hearing 6. Engineering Division comments The following represents staff's findings of fact, analysis, conclusions and recommendation to the Architectural Design Board on Phase 2 of the district -based design review process for the proposed project. II. FINDINGS & CONCLUSIONS A. NEIGHBORHOOD CHARACTERISTICS The subject property is located near the southern end of the Edmonds downtown business area on 5th Avenue South and is at the southern end of the Downtown Alliance Boundary. The property is zoned BD3 (Downtown Convenience Commercial) as are the parcels directly to the north and south. To the west and east are multi- and single-family zoned and developed properties. B. PUBLIC NOTICE AND COMMENTS Since the hearing was continued to a date certain during the Phase 1 portion of the hearing process, no additional public notice of the Phase 2 portion of the hearing process is required. However, a "Courtesy Notice of Continued Public Hearing" (Exhibit 5) was mailed to property owners within 300 feet of the site. This courtesy notice was also posted at the subject site, Public Safety Complex, Development Services Department, and at the Library. At Phase 1 of the public hearing, Nancy Peterson asked about the setback between the proposed project and the existing multifamily development to the west. She also wanted to know whether the alley would be affected by the proposed redevelopment. Staff noted that there is a required 15' setback along the western property line of the project site and that the setback area must be landscaped. No changes to the alley are proposed (Exhibit 2, pages 6 & 7). No other public comments have been received as of the date of this report. C. TECHNICAL REVIEW COMMITTEE COMMENTS The Phase 1 portion of the subject application was reviewed and evaluated by Snohomish County Fire District #1, Public Works Department, Building Division, and Engineering Division. Page 2 of 17 Packet Pg. 16 6.1.a HomeStreet Bank File No. PLN20170024 Initial comments by these reviewers were included with the August 2, 2017 report to the ADB (Exhibit 1). The Engineering Division also reviewed the Phase 2 resubmittal. It was noted that the information provided was consistent with the ECDC Title 18 (Public Works) requirements. Stormwater management must occur in accordance with ECDC 18.30 and the 2017 Stormwater Addendum. Traffic impact fees will be assessed at the time of building permit issuance (Exhibit 6). A detailed review of the entire scope of work will take place during the building permit review process and additional comments may be provided by other reviewing groups at that time. D. COMPREHENSIVE PLAN The Comprehensive Plan designation for this site is "Downtown Convenience" and the site is also within the "Downtown/Waterfront Activity Center" overlay. Goals and policies from the City of Edmonds Comprehensive Plan for the Downtown/Waterfront Activity Center related to this project include: Downtown/Waterfront Area Goal A. Promote downtown Edmonds as an attractive setting for retail, office, entertainment and associated businesses supported by nearby residents and the larger Edmonds community and as a destination for visitors from throughout the region. A.1 Ensure that the downtown/waterfront area continues — and builds on — its function as a key identity element for the Edmonds community. A.2 Enhance Edmonds' visual identity by continuing its pedestrian -scale of downtown development, enhancing its shoreline character, and protecting and building on the strong visual quality of the "Sth and Main" core. A.3 Encourage a more active and vital setting for new retail, office, entertainment and associated businesses supported by nearby residents and the larger Edmonds community, downtown commercial activity and visitors from throughout the region. Downtown/Waterfront Area Goal D. Define the downtown commercial and retail core along streets having the strongest pedestrian links and pedestrian -oriented design elements, while protecting downtown's identity. D.1 Encourage opportunities for new development and redevelopment which reinforce Edmonds' attractive, small town pedestrian oriented character. The Comprehensive Plan also provides the following specific goal for the Downtown Mixed Use designation: Downtown Mixed Commercial. This is the south end of 5th Ave, south of Walnut. Commercial uses would be required on the first floor, but auto -oriented uses would be permitted in addition to general retail and service uses. To encourage a vibrant downtown, first floor spaces should be designed with adequate ceiling height to accommodate a range of retail and commercial uses. Weather protection would still Page 3 of 17 Packet Pg. 17 HomeStreet Bank File No. PLN20170024 6.1.a be required, but to a lesser degree than the retail core and only when the building was adjacent to the sidewalk. Height and design of buildings shall conform to the standards of the Downtown Mixed Commercial District. When the rear of a property adjoins a residentially -designated property, floor area that is located behind the commercial street frontage may be appropriate for residential use. Design objectives for the downtown area addressing site design, building form, and building facade are provided in the Comprehensive Plan (pages 125-127). Urban Design Goal B: Downtown/Waterfront Activity Center. Design objectives and standards should be carefully crafted for the Downtown/Waterfront Activity Center to encourage its unique design character and important place -making status within the city. B.1 Vehicular Access and Parking. Driveways and curb cuts should be minimized to assure a consistent and safe streetscape for pedestrians. When alleys are present, these should be the preferred method of providing vehicular access to a property and should be used unless there is no reasonable alternative available. Configuration of parking should support a "park and walk" policy that provides adequate parking while minimizing impacts on the pedestrian streetscape. Findings: The existing buildings at the project site share a joint parking lot with a central access. This arrangement would not be feasible for the redevelopment since a drive -through bank is proposed (unlike the other Downtown Business zones, drive -through is a primary permitted use in the BD3 zone). The centralized curb cut will be replaced by a curb cut near the northern edge of the site at 5th Avenue and another on the south end of the site at 5th. Staff inquired about using the alley to the south of the site but the grades involved prohibit the use of the alley for either ingress or egress to the site. Parking is located behind the building to the rear of the site to minimize impacts on the pedestrian streetscape (Exhibit 4, Site Section). B.2 Pedestrian Access and Connections. Improve pedestrian access from the street by locating buildings close to the street and sidewalks, and defining the street edge. Cross walks at key intersections should be accentuated by the use of special materials, signage or paving treatments. Transit access and waiting areas should be provided where appropriate. Findings: The proposed building will be constructed up to the property line and the sidewalk along 5th Avenue. Pedestrian connections to the building and open space plaza are directly accessible from the sidewalk (Exhibit 4, 3D Model Views). B.3 Building Entry Location. Commercial building entries should be easily recognizable and oriented to the pedestrian streetscape by being located at sidewalk grade. Findings: The main pedestrian entry to the building is recognizable off of 5th Avenue by the recessed entry and steel canopy above. ECDC 16.43.030.B.5 requires commercial entries within the designated street front to be within 7 inches of the sidewalk grade. The entry from 5th Avenue is located at sidewalk grade as is the secondary entry off of the north side of the building at the plaza. Page 4 of 17 Packet Pg. 18 Homestreet Bank File No. PLN20170024 6.1.a B.4 Building Setbacks. Create a common street frontage view with enough repetition to tie each site to its neighbor. Encourage the creation of public spaces to enhance the visual attributes of the development and encourage outdoor interaction. In the Waterfront area west of the railroad, buildings should be set back from the waterfront to preserve and provide a buffer from existing each areas. In the Waterfront area, site layout should be coordinated with existing buildings and proposed improvements to provide views of the water, open spaces, and easy pedestrian access to the beach. Findings: The new building will contribute to a common street front at 5th Avenue. Since it is being built to the street property line, the building will blend in well with the existing developments to the north and south. The plaza area in the northeast corner creates a public space which encourages outdoor interaction adjacent to the pedestrian streetscape (Exhibit 4, Vicinity Map). B.5 Building/Site Identity. In the downtown area, retain a connection with the scale and character of downtown through the use of similar materials, proportions, forms, masses or building elements. Encourage new construction to use designs that reference, but do not replicate historic forms or patterns. Findings: The building is consistent with the scale, proportion and character of other buildings in the downtown area. The proposed structure is a two-story building within the 30-foot height limit of the BD3 zone (Exhibit 4, Contextual Street Elevation). B.6 Weather Protection. Provide a covered walkway for pedestrians traveling along public sidewalks or walkways. Findings: The canopies over 5th Avenue will provide cover at the main building entry and over a portion of the sidewalk (Exhibit, Site Plan). An Encroachment Permit will be required since they project into the right-of-way. B.7Signage. Lighting of signs should be indirect or minimally backlit to display lettering and symbols or graphic design instead of broadly lighting the face of the sign. Signage using graphics or symbols or that contributes to the historic character of a building should be encouraged. Findings: Signage is shown for reference only on the submitted plans but signage is not being reviewed or approved at this time. Signage will be reviewed by staff with subsequent building permit applications for signs. It should be noted that Washington State requires specific minimum lighting for automated teller machines as is shown on the Photometric Site Plan in Exhibit 4. The plan shows that light spill off the site is minimized through the use of cut-off LED fixtures. Site lighting will be more intense at the pedestrian entries and less intense along the sidewalk at 5th Avenue and in the parking lot and drive -aisles. B.8 Art and Public Spaces. Public art and amenities such as mini parks, flower baskets, street furniture, etc., should be provided as a normal part of the public streetscape. Whenever possible, these elements should be continued in the portion of the private streetscape that adjoins the public streetscape. In the 4th Avenue Arts Corridor, art Page 5 of 17 Packet Pg. 19 Homestreet Bank File No. PLN20170024 6.1.a should be a common element of building design, with greater design flexibility provided when art is made a central feature of the design. Findings: An open space plaza is proposed near the northeast corner of the site adjacent to 5th Avenue. An existing memorial bench and hanging flower basket are being relocated within the sidewalk area near the plaza as part of the redevelopment (Exhibit 4, Site Plan). B.9 Building Height. Create and preserve a human scale for downtown buildings. Building frontages along downtown streetscapes should be pedestrian in scale. Findings: The proposal is for a two-story building consistent with the 30-foot height limit of the BD3 zone (Exhibit, Contextual Street Elevation). B.1O Massing. Large building masses should be subdivided or softened using design elements that emphasize the human scale of the streetscape. Building facades should respect and echo historic patterns along downtown pedestrian streets. Findings: The mass of the building is subdivided vertically and horizontally. The building displays a distinct top and bottom. Window variation, canopies and sunscreens, and roof form also help to break up the building's mass (Exhibit 4, 3D Model Views). B.11 Building Fagade. Provide a human scale streetscape, breaking up long facades into defined forms that continue a pattern of individual and distinct tenant spaces in commercial and mixed use areas. Avoid blank, monotonous and imposing building facades using design elements that add detail and emphasize the different levels of the building (e.g. the top or cornice vs. the pedestrian level or building base). Findings: As shown in the 3D Model Views (Exhibit 4), the building provides variation in materials and form along 5th Avenue as well as the other facades. B.12 Window Variety and Articulation. In the downtown retail and mixed commercial districts, building storefronts should be dominated by clear, transparent glass windows that allow and encourage pedestrians to walk past and look into the commercial space. Decorative trim and surrounds should be encouraged to add interest and variety. Upper floors of buildings should use windows as part of the overall design to encourage rhythm and accents in the fagade. Findings: Ample glass is present on the ground floor along 5th Avenue as well as on the north and south facades (Exhibit 4, 3D Model Views). Windows of different shapes and sizes are shown for the upper level as well. It appears that an anodized metal frames will be used throughout. Metal sunscreens are also proposed within several portions of the window system. As conditioned, staff finds the proposal is consistent with the above goals and design objectives of the Comprehensive Plan. E. DESIGN GUIDELINES CHECKLIST During the Phase 1 portion of the public hearing before the Board on August 2, 2017, the ADB established design priorities for the subject application based on the characteristics of the site and the surrounding area. The minutes for that meeting are in Exhibit 2, which contain a Page 6 of 17 Packet Pg. 20 HomeStreet Bank File No. PLN20170024 6.1.a summary of the checklist findings. The Applicant responded specifically to each of the prioritized elements in Exhibit 3. F. APPLICABLE CODES 1. ECDC 16.43 — Downtown Business Zone BD3 A. ECDC 16.43.020 Uses The site is located in the Downtown Business (Downtown Convenience Commercial), BD3, zone and is subject to the requirements of ECDC 16.43. The proposal is for a building containing commercial uses, a drive -through, and off-street parking. These are permitted uses in the BD3 zone pursuant to ECDC 16.43.020. B. ECDC 16.43.030 Site Development Standards Pursuant to ECDC 16.43.030, development standards in the BD3 zone are as follows: Minimum Zone Lot Area (Sq. Ft.) BD3 None Minimum Minimum Minimum Minimum Lot Street Width Setback None 0' ' Side I Rear Setback' Setback' d Minimum Height of Maximum Ground Floor Height2 within the Designated Street Front4 30' 12' ' The setback for buildings and structures located at or above grade (exempting buildings and structures entirely below the surface of the ground) shall be 15 feet from the lot line adjacent to residentially (R) zoned property. z Specific provisions regarding building heights are contained in ECDC 16.43.030(C). 4 "Minimum height of ground floor within the designated street -front" means the vertical distance from top to top of the successive finished floor surfaces for that portion of the ground floor located within the designated street front (see ECDC 16.43.030(B)); and, if the ground floor is the only floor above street grade, from the top of the floor finish to the top of the ceiling joists or, where there is not a ceiling, to the top of the roof rafters. "Floor finish" is the exposed floor surface, including coverings applied over a finished floor, and includes, but is not limited to, wood, vinyl flooring, wall-to-wall carpet, and concrete, as illustrated in Figure 16.43-1. Figure 16.43-1 shows an example of a ground floor height of 15 feet; note that the "finished" ceiling height is only approximately 11 feet in this example Setbacks: The project site is immediately adjacent to Multiple Residential (RM-2.4) zoned property on the west. As a result, the proposed development must maintain a 15' setback from the west property line. The setback is shown on the Site Plan in Exhibit 4. Height: The maximum allowed height in the BD3 zone is 30 feet above average original grade. Certain height exceptions are provided for in ECDC 16.43.030.C.3 and the definition of "height" in ECDC 21.40.030. The Building Elevation sheets in Exhibit 4 indicate the building will be less than 30' in height. Height will be verified again during building permit review and during construction through inspections. Page 7 of 17 Packet Pg. 21 HomeStreet Bank File No. PLN20170024 6.1.a Minimum Height of Ground Floor: Pursuant to ECDC 16.43.030.13, the designated street front for the subject site is 45 feet measured perpendicular from 5th Avenue South. Development within the designated street front in the BD3 zone must only consist of commercial uses. The portion of the proposed building within the designated street front area will be occupied by HomeStreet Bank. In addition to the requirement for the designated street front to be occupied by a commercial use, there is also a minimum ground floor height requirement of 12 feet within the designated street front. A Site Section was provided in Exhibit 4 which indicates 13' 2" between the finish first floor and the second floor. Pairing: Pursuant to ECDC 16.43.030.D, no parking is required for any floor area in any building with a total footprint of less than 4,800 square feet. Since the proposed building footprint is only about 3,500 sq. ft., no parking is required by code. However, a surface parking lot with 20 stalls is proposed (Exhibit 4, Site Plan). Open Space: In accordance with ECDC 16.43.030.E, at least five percent of the lot area of the project must be devoted to open space. With a lot area of 17,187 square feet, 859.35 square feet of open space is required. The proposal provides 860 sq. ft. of open space at the northeast corner of the project. The space is a landscaped plaza with seating which is accessible from the sidewalk; that arrangement satisfies the design standard for open space (Exhibit 4, Site Plan & Landscape Plan). Screening: Per ECDC 16.43.030.H, the required setback from the R-zoned property to the west must be landscaped with trees and groundcover. The Landscaping Plan in Exhibit 4 shows a variety of landscaping in the area. An existing overgrown Photinia hedge will be retained and maintained. Ground covers will separate the hedge from the low planter next to the retaining wall. The planter will contain a mix of trees, shrubs and ground covers. A six-foot minimum height fence, wall or hedge must also be provided at some point within the setback. Chain -link fencing is indicated on Landscaping Plan, east of the Photinia hedge to the retaining wall. The proposal does not appear to conflict with the applicable zoning standards of ECDC 16.43. As always, the project will be reviewed for compliance with all applicable development standards during the building permit review process. 2. ECDC 22.43 Design Standards for the BD Zones Design standards applicable to the BD zones are provided in ECDC Chapter 22.43. The Applicant responded to many of the standards in their cover letter from the Phase 1 submittal (Exhibit 1, Attachment 2). Staff's analysis of the standards follows (the Applicant's are included here, as provided, for ease of reference). The Building Elevation and 3D Model View sheets in Exhibit 4 show the proposed building and facades. A. ECDC 22.43.010 Massing and Articulation. Intent — To reduce the massiveness and bulk of large box -like buildings, and articulate the building form to a pedestrian scale. Page 8 of 17 Packet Pg. 22 6.1.a Homestreet Bank File No. PLN20170024 1. Buildings shall convey a visually distinct base and top. A "base" can be emphasized by a different masonry pattern, more architectural detail, visible plinth above which the wall rises, storefront, canopies, or a combination. The top edge is highlighted by a prominent cornice, projecting parapet or other architectural element that creates a shadow line. Applicant Comment: "The building has been designed with a distinct base and top which is emphasized by the steel belt course and steel canopies that separate the 1st and 2nd floors of the building. The 1st floor elevations of the building will also have larger sections of glazing and exterior stone cladding that forms the base of the building. The 2nd level of the building is also defined by wood siding as well as window sizes and spacing that will create a more residential appearance to the design." Staff Comment: Staff concurs. The building is somewhat boxy but the use of different materials, canopies and parapets of different heights create a distinct top/base feel. 2. Building facades shall respect and echo historic patterns. Where a single building exceeds the historic building width pattern, use a change in design features (such as a combination of materials, windows or decorative details) to suggest the traditional building widths. Applicant Comment: "The mass of the building has been broken down into three vertical sections as well as three different parapet heights to create a more pedestrian friendly scale." Staff Comment: Staff concurs. The three vertical sections are reminiscent of traditional building widths in the downtown area. B. ECDC 22.43.020 Orientation to Street. Intent — To reinforce pedestrian activity and orientation and enhance the liveliness of the street through building design. 1. Building frontages shall be primarily oriented to the adjacent street, rather than to a parking lot or alley. Applicant Comment: "The main fagade is the East Elevation which faces 5th Avenue. A secondary entrance will be located on the North Elevation facing the required open space to serve as an entrance from the parking area." Staff Comment: Staff concurs. 2. Entrances to buildings in the BD1, BD2 and BD4 zones shall be visible from the street and accessible from the adjacent sidewalk. Applicant Comment: "Although not a requirement for BD3 zones the main entrance will be located on 5th Ave and visible from the street." Staff Comment: Staff concurs. 3. Entrances shall be given a visually distinct architectural expression by one or more of the following elements: Page 9 of 17 Packet Pg. 23 HomeStreet Bank File No. PLN20170024 6.1.a a. Higher bay(s); b. Recessed entry (recessed at least three feet); c. Forecourt and entrance plaza. Applicant Comment: "The main entry doors will be recessed Y from the sidewalk and face of the building along 5th Avenue." Staff Comment: Staff concurs. C. ECDC 22.43.030 Ground Level Details. Intent — To reinforce the character of the streetscape by encouraging the greatest amount of visual interest along the ground level of buildings facing pedestrian streets. 1. Ground floor, street facing facades of commercial and mixed -use buildings shall incorporate at least five of the following elements: a. Lighting or hanging baskets supported by ornamental brackets; b. Medallions; c. Belt courses; d. Plinths for columns, e. Bulkhead for storefront window; f. Projecting sills; g. Tile work, h. Transom or clerestory windows, i. Planter box, j. An element not listed here, as approved, that meets the intent. Applicant Comment: "Belt course, plinths for columns, transom and clerestory windows, stone masonry wall finish, street level landscaping at main entry" Staff Comment: Staff concurs. 2. Ground floor commercial space is intended to be accessible and at grade with the sidewalk, as provided for in ECDC 16.43.030. Applicant Comment: "The ground floor will beat sidewalk grade and will provide a fully accessible building entry." Staff Comment: Staff concurs. The ground floor commercial space is directly accessible from and at the grade with 5th Avenue (Exhibit 4, Site Section). D. ECDC 22.43.040 Awnings/Canopies and Signage. Intent-1) To integrate signage and weather protection with building design to enhance business visibility and the public streetscape. 2) To provide clear signage to identify each business or property, and to improve way finding for visitors. 3) To protect the streetscape from becoming cluttered, and to minimize distraction from overuse of advertisement elements. 1. Structural canopies are encouraged along pedestrian street fronts. If a canopy is not provided, then an awning shall be provided which is attached to the building using a metal or other framework. Page 10 of 17 Packet Pg. 24 HomeStreet Bank File No. PLN20170024 6.1.a Staff Comment: Steel canopies are proposed around the building, including over the pedestrian entrances and at 5t" Avenue. No awnings are proposed but aluminum sunscreens are proposed to provide shading to areas of glazing (Exhibit 4, Roof Plan). 2. Awnings and canopies shall be open -sided to enhance visibility of business signage. Front valances are permitted. Signage is allowed on valances, but not on valance returns. Staff Comment: All canopies are open -sided. 3. Marquee, box, or convex awning or canopy shapes are not permitted. Staff Comment: No awnings are proposed. 4. Retractable awnings are encouraged. Staff Comment: No awnings are proposed. 5. Awnings or canopies shall be located within the building elements that frame storefronts, and should not conceal important architectural details. Awnings or canopies should be hung just below a clerestory or transom window, if it exists. Staff Comment: The proposed canopies define the building entries and use areas (over the ATM and drive -through) while the sunscreens will provide shade in areas of glazing. Neither element conceals architectural details. 6. Awnings or canopies on a multiple -storefront building should be consistent in character, scale and position, but need not be identical. Staff Comment: Not applicable —this is not a multiple -storefront building. 7. Nonstructural awnings should be constructed using canvas or fire-resistant acrylic materials. Shiny, high -gloss materials are not appropriate; therefore, vinyl or plastic awning materials are not permitted. Staff Comment: No nonstructural awnings are proposed. 8. Signage should be designed to integrate with the building and street front. Combinations of sign types are encouraged, which result in a coordinated design while minimizing the size of individual signs. Staff Comment: Signage is not being reviewed and approved with this design review. However, the applicant has clearly thought about how signage may look on the building and included possible elements on the Building Elevations in Exhibit 4 for context. Signage will be reviewed for compliance with the applicable design standards of ECDC 22.43.040 and the sign code requirements of ECDC 20.60 when a sign application is submitted. 9. Blade or projecting signs which include decorative frames, brackets or other design elements are preferred. Projecting signs (including blade signs) of four square feet or less are permitted and are not counted when calculating the Page 11 of 17 Packet Pg. 25 HomeStreet Bank File No. PLN20170024 6.1.a amount of signage permitted for a business in ECDC 20.60. This type of detail can be used to satisfy one of the required elements under ECDC 22.43.030(8). Staff Comment: Signage will be reviewed for compliance with the applicable design standards of ECDC 22.43.040 and the sign code requirements of ECDC 20.60 when a sign application is submitted. 10. Use graphics or symbols to reduce the need to have large expanses of lettering. Staff Comment: Signage will be reviewed for compliance with the applicable design standards of ECDC 22.43.040 and the sign code requirements of ECDC 20.60 when a sign application is submitted. 11. Instead of broadly lighting the face of the sign, signage should be indirectly lit, or backlit to only display lettering and symbols or graphic design. Staff Comment: Signage will be reviewed for compliance with the applicable design standards of ECDC 22.43.040 and the sign code requirements of ECDC 20.60 when a sign application is submitted. 12. Signage should be given special consideration when it is consistent with or con- tributes to the historic character of sites on the National Register, the Edmonds Register of Historic Places, or on a city council -approved historic survey. Staff Comment: Not applicable. The subject site is not on the National Register, the Edmonds Register of Historic Places, nor on a city council -approved historic survey. 13. Signage shall include decorative frames, brackets or other design elements. An historic sign may be used to meet this standard. Staff Comment: Signage will be reviewed for compliance with the applicable design standards of ECDC 22.43.040 and the sign code requirements of ECDC 20.60 when a sign application is submitted. E. ECDC 22.43.050 Transparency at Street Level. Intent — To provide visual connection between activities inside and outside the building. 1. The ground level facades of buildings that face a designated street front shall have transparent windows covering a minimum of 75 percent of the building fagade that lies between an average of two feet and 10 feet above grade. Applicant Comment: "The ground level of the building will meet the 75% glazing requirement as shown in the elevation above and calculated below: Total wall square footage from 2'-0" above grade up to 10'-0" = 521 SF Total glazing provided from 2'-0" above grade up to 10'-0" = 408 SF 408/521 =. 783 (78% glazing) Page 12 of 17 Packet Pg. 26 6.1.a Homestreet Bank File No. PLN20170024 166'a FF aff Comment: Staff concurs. 2. To qualify as transparent, windows shall not be mirrored or darkly tinted glass, or prohibit visibility between the street and interior. Staff Comment: The 3D Model Views in Exhibit 4 appear to show transparent window glass at the ground floor along 5th Avenue. 3. Where transparency is not required, the facade shall comply with the standards under ECDC 22.43.060. Staff Comment: Compliance with the standards of ECDC 22.43.060 is discussed below. 4. Within the BD1 zone, ground floor windows parallel to street lot lines shall be transparent and unobstructed by curtains, blinds, or other window coverings intended to obscure the interior from public view from the sidewalk. Staff Comment: Not applicable since the site is not located within the BD1 zone. F. ECDC 22.43.060 Treating Blank Walls. Intent — To ensure that buildings do not display blank, unattractive walls to the abutting street. 1. Walls or portions of walls on abutting streets or visible from residential areas where windows are not provided shall have architectural treatment (see standards under ECDC 22.43.050). At least five of the following elements shall be incorporated into any ground floor, street facing facade: a. Masonry (except for flat, nondecorative concrete block); b. Concrete or masonry plinth at the base of the wall; c. Belt courses of a different texture and color; d. Projecting cornice; e. Decorative tile work; f. Medallions; g. Opaque or translucent glass; h. Artwork or wall graphics; i. Lighting fixtures; j. Green walls; k. An architectural element not listed above, as approved, that meets the intent. Page 13 of 17 Packet Pg. 27 HomeStreet Bank File No. PLN20170024 6.1.a Staff Comment: No blank building walls are proposed which abut streets or are visible from residential areas. The retaining wall supporting the parking lot is not a blank building wall but the Applicant has proposed a stone -texture treatment to improve the appearance of the wall. The wall is topped by a metal guard rail (Exhibit 4, Retaining Wall Elevations). G. ECDC 22.43.070 Building HVAC Equipment. Intent — To ensure that HVAC equip- ment, elevators, and other building utility features are designed to be a part of the overall building design and do not detract from the streetscape. 1. Rooftop HVAC equipment, elevators and other rooftop features shall be designed to fit in with the materials and colors of the overall building design. These features shall be located away from the building edges to avoid their being seen from the street below. If these features can be seen from the adjoining street, building design shall use screening, decoration, plantings (e.g., rooftop gardens), or other techniques to integrate these features with the design of the building. Staff Comment: The building elevator is located within the slightly taller northeast corner of the building. The rooftop HVAC equipment is to be screened as shown on the Roof Plan (Exhibit 4). Both features fit well within the overall project. 2. When HVAC equipment is placed at ground level, it shall be integrated into building design and/or use screening techniques to avoid both visual and noise impacts on adjoining properties. Staff Comment: Rooftop building HVAC is proposed. A new electric transformer and the trash enclosure will be screened at the southwest corner of the parking area (Exhibit 4, Landscape Plan). Based on the above analysis, staff feels that the proposal, as conditioned, is consistent with design standards contained within ECDC Chapter 22.43. 3. ECDC 20.13 Landscaping Requirements ECDC 20.13 contains specific landscaping requirements for new development, which the ADB may alter in accordance with the design review chapter. The Landscape Plan (Exhibit 4) shows landscaping throughout the site. Type I would be appropriate in the west setback adjacent to the multifamily residential parcel to create a visual barrier between the new development and the existing. Type V landscaping is required within the parking lot. Street trees that meet the City's Street Tree Plan are required at 5th Avenue. A. ECDC 20.13.030.A —Type I Landscaping Type I Landscaping. Type I 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 Page 14 of 17 Packet Pg. 28 HomeStreet Bank File No. PLN20170024 6.1.a 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. As proposed, the landscaping within the required setback adjacent to the multifamily development to the west does not fall into one of the above categories. However, the arrangement of existing and new vegetation appears to meet the intent of the code by creating a dense visual screen between the two sites. The existing Photinia hedge is overgrown but dense and in excess of 6' in height; this will be retained and maintained. Keeping this hedge will provide continuity between the existing multifamily development and the new development. Further to the east in the landscaped area, a raised planter proposed adjacent to the retaining wall will contain a mix of evergreen and deciduous trees along with shrubs and ground covers. The evergreen Serbian Spruce and deciduous Autumn Brilliance Serviceberry along with the proposed shrubs will buffer the retaining wall and the proposed building as they mature. It is recommended that the ADB approve the landscaping in this area as shown on the Landscaping Plan since it meets the intent of the landscaping chapter in ECDC 20.13.030.A as well as the screening requirement for the BD zone in ECDC 16.43.030.H. However, a condition is proposed to ensure that if the Photinia hedge is removed during redevelopment of the site, full compliance with the Type I landscaping standards is required for the 15' setback area. B. ECDC 20.13.030.E —Type V Landscaping 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. 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. Page 15 of 17 Packet Pg. 29 HomeStreet Bank File No. PLN20170024 6.1.a 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 four feet 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. A series of landscaped islands and other planting areas are shown in and around the parking lot on the Landscape Plan. The amount of landscaping and its arrangement appears to be consistent with the Type V requirements but this will be verified at building permit. C. Street Trees Street trees are required along 5th Avenue consistent with the City's Street Tree Plan. Three Scarlet Sentinel Maples are shown in tree pits at a spacing which appears to be consistent with the Street Tree Plan. As conditioned, staff feels that the proposed landscaping is consistent with the requirements of ECDC 20.13 and the Street Tree Plan. 4. ECDC 20.60 Signs While signage was shown on the project plans, this was for reference only; no signage is being approved with this review. Signs require separate building permits and are regulated in ECDC 20.60 and subject to the specific design standards applicable to signs in the BD zones (ECDC 22.43.040). III. RECOMMENDATION Pursuant to ECDC 20.12.020, when approving proposed development applications, the ADB is required to find that the proposed development is consistent with the zoning ordinance, the design objectives of the Comprehensive Plan, and the specific design criteria identified by the ADB during Phase 1 of the public hearing. Based on the findings, analysis, conclusions, and exhibits of this report, staff recommends that the Architectural Design Board APPROVE the proposal under File No. PLN20170024 with conditions as stated in the following recommended motion: THE ARCHITECTURAL DESIGN BOARD ADOPTS THE FINDINGS, CONCLUSIONS AND ANALYSIS OF THE STAFF REPORT AND FINDS THAT THE PROPOSAL IS CONSISTENT WITH THE ZONING ORDINANCE, THE DESIGN OBJECTIVES OF THE COMPREHENSIVE PLAN, THE DESIGN CRITERIA Page 16 of 17 Packet Pg. 30 HomeStreet Bank File No. PLN20170024 6.1.a IDENTIFIED DURING PHASE 1 OF THE PUBLIC HEARING, AND THE DESIGN STANDARDS OF ECDC 22.43, AND APPROVES THE PROPOSAL WITH THE FOLLOWING CONDITIONS: 1. 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 Architectural Design Board as long as the design is substantially similar to that originally approved. 2. If the Photinia hedge is removed from the 15' landscaped setback at the west property line during redevelopment, full compliance with the Type I planting standards found in ECDC 20.13.030.A is required for that space. IV. PARTIES OF RECORD City of Edmonds 121— 5th Ave North Edmonds, WA 98020 Brad Barbee MG2 Corporation 1102 Second Ave., Suite 100 Seattle, WA 98101 Linda Danielson 630 51h Ave. S Edmonds, WA 98020 Page 17 of 17 Susan Ferriby HomeStreet Bank 901 Union St., Suite 2000 Seattle, WA 98101 Edward Pride Snohomish County PUD PO Box 1107 Everett, WA 98206 Nancy Peterson 519 4th Ave. S, Unit D Edmonds, WA 98020 Packet Pg. 31 6.1.a N O O r O N Z J d Y C m d N L r N E 0 2 L 0 3 m m c aM N w 0 m c� m .L N d N R t IL r- 0 a m L N d N fC L d C N E t V a+ Q Packet Pg. 32 '11 c . 1 S 9., CITY OF EDMONDS 121 51h Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.JZoy DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION PLANNING DIVISION MEMORANDUM "PUBLIC HEARING: PHASE 1" To: The Architectural Design Board (ADB) From: Mike Clugston, AICP, Associate Planner Project: HomeStreet Bank (File No. PLN20170024) Date of Report: July 26, 2017 Public Hearing: Wednesday —August 2, 2017 at 7:00 P.M.* (Phase 1) Edmonds Public Safety Complex: Council Chambers 250 - 5th Avenue North, Edmonds, WA 98020 * Note: The public hearing will be continued to a date certain for Phase 2 of the two -phased design review process. PROJECT PROPOSAL Architect Brad Barbee, representing HomeStreet Bank, submitted an application for a new commercial building at 614 — 616 5th Avenue South. The site is located within the Downtown Business - Downtown Convenience Commercial (BD3) zone. According to the applicant: "The project will include a new two-story office building with a HomeStreet Bank branch and drive -through on the 15t floor and leasable office space on the 2nd floor. The site will be developed with surface parking and retaining wall as well and new landscaping and site utilities." Two existing commercial buildings built in the 1970s and a shared parking lot will be demolished to make room for the proposed project. The land use application, applicant's cover letter describing the proposal, and the preliminary project plans are included as Attachments 1— 3. II. ADB REVIEW PROCESS Because the proposed project is located in the BD3 zone, district -based design review is required. Since the project triggered a threshold determination under the State Packet Pg. 33 Environmental Policy Act (SEPA), it is reviewed as part of a two -phased public hearing process before the Architectural Design Board (ADB). This process is described in Edmonds Community Development Code (ECDC) Chapter 20.12 and is summarized below. The subject land use application begins Phase 1 of the two -phased ADB public hearing process. Pursuant to ECDC 20.12.005.A, for Phase 1 of the process, the applicant must provide a preliminary conceptual design and must also provide a description of the property to be developed noting all significant characteristics. The ADB will use this information to make factual findings regarding the particular characteristics of the property and will prioritize the design guideline checklist (Attachment 4) based upon these facts in addition to the design objectives of the City's Comprehensive Plan and within the Edmonds Community Development Code. Following public testimony at the Phase 1 hearing and completion of the design guideline checklist by the ADB, the public hearing must be continued to a date certain, not to exceed 120 days from the Phase 1 hearing date. Pursuant to ECDC 20.12.005.6, the purpose of the continuance of the hearing to Phase 2 is to allow 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. Once this is done, the design will be submitted to staff, who will review the proposal and schedule the project for final review (Phase 2). Staff will provide a more detailed analysis of the proposal's compliance with the prioritized design guidelines as well as all applicable zoning standards in advance of the Phase 2 hearing. The ADB will further review the design of the project and will make the final decision on the design proposal at the conclusion of Phase 2 of the public hearing. This ADB process has been developed in order to provide for public and design professional input at an early point in the process. If/when approved, the applicant would then submit a building permit application for the project. Compliance with all applicable design and development standards are reviewed by staff as part of the building permit application. Ill. NATURAL ENVIRONMENT 1. Topography: The general area slopes down east -west toward Puget Sound. The subject site was graded in the past to create a level area on the east where the existing buildings and parking lot are located. A small slope to the west of the parking area leads down to a separate flat undeveloped area. 2. Critical Areas: A Critical Areas Checklist was reviewed in under File No. CRA20170073 and it was determined that no critical areas were located on nor adjacent to the site, and a "Waiver" was issued. 3. SEPA Review: Review under the State Environmental Policy Act (SEPA) was required for this project because the proposed project exceeds 4,000 square feet of new building area. A SEPA checklist was submitted with the application and a Determination of Nonsignificance was issued on July 11, 2017 (Attachment 8). HomeStreet Bank PLN20170024 — Phase I Page 2 of 7 Packet Pg. 34 Notice of the SEPA determination was included with the Notice of Application and Public Hearing for the project (Attachment 9). IV. DEPARTMENTAL TECHNICAL COMMENTS The Phase 1 portion of the subject application was reviewed and evaluated by Snohomish County Fire District #1, Public Works Department, Building Division, and Engineering Division (Attachment 10). Snohomish County Fire District #1 and the Building and Engineering Divisions did not have comments at this stage in the review process. The Public Works Department's Recycling Coordinator reviewed the project and noted that the proposed location of the trash enclosure near the southwest corner of the site was adequate. Additional review will be conducted by all applicable departments at the time of the Phase 2 submittal as well as at the time of building permit review. Additional comments may be provided by other departments during these reviews. V. DEVELOPMENT CODE AND COMPREHENSIVE PLAN ANALYSIS 1. ECDC 16.43 — Downtown Business Zone BD3) A. ECDC 16.43.020 Uses The site is located in the Downtown Business - Downtown Convenience Commercial (BD3) zone and is subject to the requirements of ECDC 16.43 (Attachment 5). The current proposal is for a commercial building, drive - through, surface parking, and related site improvements. These are all permitted primary or secondary uses in the BD3 zone. B. Pursuant to ECDC 16.43.030, development standards in the BD3 zone are as follows: Minimum Height of Ground Minimum Minimum Minimum Minimum Minimum Maximum Floor Zone Lot Area Lot Street Side Rear Height2 within the (Sq. Ft.) Width Setback Setback' Setback' Designated Street Front4 BD3 None None 0' 0' 0' 30' 12' 1 The setback for buildings and structures located at or above grade (exempting buildings and structures entirely below the surface of the ground) shall be 15 feet from the lot line adjacent to residentially (R) zoned property. 2 Specific provisions regarding building heights are contained in ECDC 16.43.030(C). HomeStreet Bank PLN20170024 — Phase I Page 3 of 7 Packet Pg. 35 6.1.b 4 "Minimum height of ground floor within the designated street -front" means the vertical distance from top to top of the successive finished floor surfaces for that portion of the ground floor located within the designated street front (see ECDC 16.43.030(B)); and, if the ground floor is the only floor above street grade, from the top of the floor finish to the top of the ceiling joists or, where there is not a ceiling, to the top of the roof rafters. "Floor finish" is the exposed floor surface, including coverings applied over a finished floor, and includes, but is not limited to, wood, vinyl flooring, wall-to-wall carpet, and concrete, as illustrated in Figure 16.43- 1. Figure 16.43-1 shows an example of a ground floor height of 15 feet; note that the "finished" ceiling height is only approximately 11 feet in this example. C. Setbacks. The project site is immediately adjacent to Multiple Residential (RM- 2.4) zoned property on the west. As a result, the proposed development must maintain a 15' setback from the west property line. The setback is shown on the Architectural Site Plan in Attachment 3. D. Height. The maximum allowed height in the BD3 zone is 30 feet above average original grade. Certain height exceptions are provided for in ECDC 16.43.030.C.3 and the definition of "height" in ECDC 21.40.030. While height calculations were not provided with the Phase I submittal, the Exterior Elevations drawings in Attachment 3 do show a maximum parapet height at the northeast corner of the proposed building at 30' above finished floor. While it appears that the proposed building will comply with the applicable height requirements, height calculations should be provided with the Phase 2 review submittal in order to verify the proposal is consistent with the height requirements. E. Minimum Height of Ground Floor. Pursuant to ECDC 16.43.030.6, the designated street front for the subject site is 45 feet measured perpendicular from 5th Avenue South. Development within the designated street front in the BD3 zone must only consist of commercial uses. The portion of the proposed building within the designated street front area will be occupied by HomeStreet Bank. In addition to the requirement for the designated street front to be occupied by a commercial use, there is also a minimum ground floor height requirement of 12 feet within the designated street front. Building cross -sections showing floor heights should be provided with the Phase 2 review submittal in order to verify the proposal is consistent with the floor height requirements. F. Parking. Pursuant to ECDC 16.43.030.D, no parking is required for any floor area in any building with a total footprint of less than 4,800 square feet. Since the proposed building footprint is only about 3,500 sq ft, no parking is required by code. However, a surface parking lot with 20 stalls is proposed (Attachment 3, Site Plan). G. Open Space. In accordance with ECDC 16.43.030.E, at least five percent of the lot area of the project must be devoted to open space. With a lot area of 17,187 square feet, 859.35 square feet of open space is required. The proposal provides 860 sq ft of open space at the northeast corner of the development. The space HomeStreet Bank PLN20170024 — Phase I Page 4 of 7 Packet Pg. 36 appears to be a public plaza with seating which is accessible from the sidewalk; that arrangement satisfies the design standard for open space (Attachment 3, Site Plan). 2. ECDC 20.12 District -Based Design Guidelines A. Pursuant to ECDC 20.12.070.A, the ADB must use the design guidelines and design review checklist applicable to the district -based design review process for its review. These guidelines and checklist are included for reference as Attachment 4. The ADB will use the checklist to prioritize the design guidelines for the subject proposal. B. Compliance with the district -based design guidelines will be reviewed by the ADB during Phase 2 of the review process. 3. ECDC 20.13 Landscaping Requirements A. ECDC 20.13 contains specific landscaping requirements for new developments, which the ADB is allowed to interpret and modify according to ECDC 20.13.000 B. As noted previously, a 15' setback is required on the west side of the project since it is adjacent to a residentially -zoned parcel in that location. According to ECDC 16.43.030.H, the required setback from R-zoned property shall be landscaped with trees and ground cover and permanently maintained by the owner of the BD lot. A six-foot minimum height fence, wall or solid hedge shall be provided at some point in the setback. The west retaining wall supporting the parking lot would seem to satisfy that requirement (Attachment 3, Southwest 3D view) but some type of fencing is also proposed around the setback area (Attachment 3, Site Plan). A landscaping plan and a description of fencing materials will be submitted for the Phase 2 review to evaluate the vegetation within the 15' setback area and around the remainder of the site. C. Street trees will be required that comply with the City's Street Tree Plan. 4. ECDC 22.43 Design Standards for the BD Zones A. Design standards applicable to the BD zones are provided in ECDC Chapter 22.43 (Attachment 6). B. The cover letter in Attachment 2 describes how the applicant believes the project meets the standards. Compliance with the BD design standards will be reviewed by the ADB in detail during Phase 2 of the review process. 5. Comprehensive Plan Urban Design Obiectives A. In addition to the design guidelines applicable to the district -based design review process and the BD -zone design standards, the proposal must also comply with the applicable downtown design objectives of the Comprehensive Plan because the site is designated "Downtown Convenience" and within the "Downtown/Waterfront Activity Center" overlay. Refer to Pages 125 through HomeStreet Bank PLN20170024 — Phase I Page 5 of 7 Packet Pg. 37 6.1.b 127 of the December 2016 Comprehensive Plan for the downtown design objectives (Attachment 7). B. Compliance with the downtown design objectives of the Comprehensive Plan will be reviewed by the ADB during Phase 2 of the review process. VI. PUBLIC NOTICE A "Notice of Application, Public Hearing, and SEPA Determination" was issued on July 11, 2017. This notice was posted at the subject site, Public Safety Complex, Community Development Department, and at the Library. The notice was also mailed to property owners within 300 feet of the site and published in the Everett Herald. The public notice materials are included as Attachment 9. The City has complied with the noticing provisions of ECDC 20.03. Two comments have been received to date. Edward Pride from the Snohomish County Public Utilities District #1 noted that there is sufficient electrical system capacity for the proposed development (Attachment 11). He noted that any new or upgrade work must meet District policy and will be paid for by the developer. Linda Danielson, a resident at 630 5th Ave. S, questioned the need for another bank in Edmonds (Attachment 12). As was noted previously in this report, banks and drive- thrus are allowed uses in the BD3 zone where the site is located. While a number of other uses are also allowed, a bank is requested and there is nothing in code that would give preference to one allowed use versus another. Traffic from the proposed uses will be mitigated through collection of traffic impact fees (Attachment 13), which will be assessed at issuance of the future building permit. VII. CONCLUSION AND RECOMMENDATION Pursuant to ECDC 20.12.020.A.1, the purpose of Phase 1 of the public hearing process is for the ADB to identify the relative importance of design criteria that will apply to the project proposal during the subsequent design review. The basic criteria to be evaluated are listed on the design guideline checklist. In identifying the relative importance of the design criteria, the ADB must use the applicable design criteria of the BD3 zone, the downtown design objectives in the Comprehensive Plan, and any relevant district -specific design objectives of ECDC Chapters 20.12 and 20.13. Staff recommends that the ADB conduct the following after the public comment portion of the Phase 1 public hearing: 1. Consider all applicable design guidelines and standards referenced throughout this report and must complete the design guidelines checklist in Attachment 4, prioritizing all applicable design guidelines and objectives. 2. Request that height calculations and a building cross-section be provided with the Phase 2 review submittal in order to verify the proposal's consistency with the maximum building height and ground floor street front height requirements for the BD3 zone. HomeStreet Bank PLN20170024—Phase I Page 6 of 7 Packet Pg. 38 3. The public hearing must be continued to a date certain for Phase 2 of the public hearing process, not to exceed 120 days from the Phase 1 meeting date. VIII. PARTIES OF RECORD City of Edmonds 121 5th Ave N Edmonds, WA 98020 Susan Ferriby HomeStreet Bank 901 Union St., Suite 2000 Seattle, WA 98101 Edward Pride Snohomish County PUD PO Box 1107 Everett, WA 98206 IX. ATTACHMENTS Brad Barbee MG2 Corporation 1101 Second Ave., Suite 100 Seattle, WA 98101 Linda Danielson 630 5th Ave. S Edmonds, WA 98020 1. Land Use Application 2. Applicant's Cover Letter 3. Preliminary Project Plans (Phase 1) 4. Design Guideline Checklist 5. ECDC 16.43: BD — Downtown Business 6. ECDC 22.43: Design Standards for the BD Zones 7. Comprehensive Plan Excerpt Urban Design Goal B: Downtown/Waterfront Activity Center 8. SEPA Checklist and Determination of Nonsignificance 9. Public Notice Materials for Phase 1 10. Departmental technical comments 11. PUD comment 12. Danielson comment 13. Traffic impact analysis HomeStreet Bank PLN20170024—Phase I Page 7 of 7 Packet Pg. 39 6.1.b City of Edmonds Land Use Application MAY 3 0 2017 t'ilELUhWENT SERVIGES COUNTER ARCHITECTURAL DESIGN REVIEW ❑ COMPREHENSIVE PLAN AMENDMENT ❑ CONDITIONAL USE PERMIT FILE # rPL�0ti?� ZONE b ❑ HOME OCCUPATION DATE '5�30 17 REC'D BY ❑ FORMAL SUBDIVISION f 25 2j, El SHORT SUBDIVISION FEE RECEIPT # ❑ LOT LINE ADJUSTMENT HEARING DATE ❑ PLANNED RESIDENTIAL DEVELOPMENT ❑ OFFICIAL STREET MAP AMENDMENT ❑ HE ❑STAFF ❑ PBDB ❑ CC ❑ STREET VACATION ❑ REZONE ❑ SHORELINE PERMIT ❑ VARIANCE / REASONABLE USE EXCEPTION ❑ OTHER: 0 PLEASE NOTE THAT ALL INFORMATION CONTAINED WITHIN THE APPLICATION IS A PUBLIC RECORD • PROPERTY ADDRESS OR LOCATION 614-616 5TH AVENUE SOUTH, EDMONDS. WA 98020 PROJECT NAME (IF APPLICABLE) HOMESTREET BANK - EDMONDS BRANCH PROPERTY OWNER HOMESTREET BANK PHONE # 206-389-6314 ADDRESS 601 UNION STREET. SUITE 2000 SEATTLE WA 98101 E-MAIL SUSAN.FERRIBY(cDHOMESTREET.COM FAX # 206-389-6351 TAX ACCOUNT # 27032600-100900, 27032600-102900, 27032600-102300 SEC. 26 TWP. 27 RNG. 03 DESCRIPTION OF PROJECT OR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY) REFER TO ATTACHED COVER LETTER DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY) REFER TO ATTACHED COVER LETTER APPLICANT BRAD BARBEE PHONE # 206-962-6639 ADDRESS 1101 SECOND AVENUE, SUITE 100, SEATTLE WA 98101 E-MAIL BRAD.BARBEE@ MG2.COM FAX # N/A CONTACT PERSON/AGENT BRAD BARBEE PHONE # 206-962-6639 ADDRESS 1101 SECOND AVENUE, SUITE 100, SEATTLE WA 98101 E-MAIL BRAD.BARBEE@ MG2.COM FAX # N/A 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 attorneys 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 exhibits herewith submitted are true and correct to the best of my knowledge and that I am authorized to file this application an the behalf of the owner as listed below- SIGNATURE OF APPLICANT/AGENT DATE 05/03/2017 Proper , Owner's A thorizat9on I, 1 eie certify under the penalty of perjury under the laws of the State of Washington that the following is a true and correct statement: I have authorized the above Applicant/Agent to apply for the subject land use application, and grant my permission for the public officials and the staff of the City of Edmonds to enter the subject property for the purposes of in ction and postin attendant to this application. SIGNATURE OF OWNER DATE v73 I estivns Call (425) 771-0220. Revised on 8122112 B - Land Use Application Page 1 of 1 Packet Pg. 40 6.1. b MG2 Corporation lldl Second Ave, Ste 100 Seattle, WA 98101 MEMO 206 962 6500 MG2.com To Mike Clugston Date May 30th, 2017 City of Edmonds Project HomeStreet Bank Planning Division Edmonds, WA 121 5th Ave N Project Number 15-5117-01A Edmonds, WA 98020 From Brad Barbee, Applicant Cc File RE Summary of Design Conformance for Zone BD3 (ADB Review Phase 1) HomeStreet Bank - 614-616 Sth Avenue South Permit #: PRE #20170003 Dear Mr. Clugston, The attached drawing package is being submitted for Architectural Design Board Phase 1 Review of the HomeStreet Bank in Edmonds, WA at 614-616 5th Avenue South. The project includes the demolition of two existing commercial buildings and parking lot. The project will include a new two-story building with a HomeStreet Bank branch and drive -through on the 1st floor and leasable office space on the 2nd floor. The site will be developed with surface parking and retaining wall as well and new landscaping and site utilities. The site is located within the BD3 (Downtown Convenience Commercial) which allows for office/retail as well as drive-in/through businesses. The project meets zoning requirements as follows: Setback - a 15' setback is being provided along the western edge adjacent to the residential area Height - 30' max, building is currently designed for 30' Building massing - see comments below under massing and articulation Open space - a 860 SF open space is being provided: 00 Lot area: 17,187 SF x .05 = 859.35 Below are how we are addressing the requirements listed in the Edmonds Community Development Code for BD Zones: 1 22.43.10 Massing and articulation. 1. Buildings shall convey a visually distinct base and top. A "base" can be emphasized by a different masonry pattern, more architectural detail, visible plinth above which the wall rises, storefront, canopies, or a combination. The top edge is highlighted by a prominent cornice, projecting parapet or other architectural element that creates a shadow line. Mir -Iqpr,- Packet Pg. 41 6.1. b o-. a— ❑ The building has been designed with a distinct base and top which is emphasized by the steel belt course and steel canopies that separate the 1st and 2" d floors of the building. The 1st floor elevations of the building will also have larger sections of glazing and exterior stone cladding that forms the base of the building. The 2" d level of the building is also defined by wood siding as well as window sizes and spacing that will create a more residential appearance to the design. 2. Building facades shall respect and echo historic patterns. Where a single building exceeds the historic building width pattern, use a change in design features (such as a combination of materials, windows or decorative details) to suggest the traditional building widths. 00 The mass of the building has been broken down into three vertical sections as well as three different parapet heights to create a more pedestrian friendly scale. 22.43.20 Orientation to street. 1. Building frontages shall be primarily oriented to the adjacent street, rather than to a parking lot or alley. 00 The main fagade is the East Elevation which faces 51" Avenue. A secondary entrance will be located on the North Elevation facing the required open space to serve as an entrance from the parking area. 2. Entrances to buildings in the BD1, BD2 and BD4 zones shall be visible from the street and accessible from the adjacent sidewalk. cc Although not a requirement for BD3 zones the main entrance will be located on 51" Ave and visible from the street. 3. Entrances shall be given a visually distinct architectural expression by one or more of the following elements: Higher bay(s); Recessed entry (recessed at least three feet); Forecourt and entrance plaza. 00 The main entry doors will be recessed Y from the sidewalk and face of the building along 5ht Avenue 22.43.30 Ground level details. 1. Ground -floor, street -facing facades of commercial and mixed -use buildings shall incorporate at least five of the following elements: Lighting or hanging baskets supported by ornamental brackets; Medallions; Belt courses; Plinths for columns; Bulkhead for storefront window; Projecting sills; Tile work; Transom or clerestory windows; Planter box; An element not listed here, as approved, that meets the intent. 00 Belt course, plinths for columns, transom and clerestory windows, stone masonry wall finish, street level landscaping at main entry 2. Ground floor commercial space is intended to be accessible and at grade with the sidewalk, as provided for in ECDC 16.43.030. 00 The ground floor will be at sidewalk grade and will provide a fully accessible building entry. Page 2 of 3 Packet Pg. 42 1 22.43.40 22.43.050 Transparency at street level. 1. The ground level tacades of buildings that Lace a designated street tront shall have transparent windows covering a minimum of 75 percent of the building facade that lies between an average of two feet and 10 feet above grade. w7w ---'- OEM "- 11V T. 7 V 00 The ground level of the building will meet the 75% glazing requirement as shown in the elevation above and calculated below: Total wall square footage from 2' 0" above grade up to 10' 0" = 521 SF Total glazing provided from 2'-0" above grade up to 10'-0" = 408 SF 408 / 521 = .783 (78% glazing) We feel that the City of Edmonds will find this project to be beneficial to the community as well as complementary to the existing neighborhood. Please let me know if you have any questions. Sincerely, — 1� ��" 125- Brad Barbee Associate, MG2 Page 3 of 3 Packet Pg. 43 1101 Second Ave, Ste 100 Seattle, WA 98101 206 962 6500 MG2.com .----- ` - - Il�t�tllilrilflr'-�'flxlllril�tllHNl�r�rirNl 'AUVAM pp- �►F IL i ,a �I r�•,�� �r.y_ I Nil F'� Jil pie wi4"a •l��I: rTAK III pm •�� 1. � ':� ►1 I l PIL we w '�"! _ _ � �� �rrt�tt,tttttrrtitrr«4tttttt r . JJ i Ah Ad A I D I Ows Mw ■ff► ►► BUS STOP 6.1.b SHELLABARGER CREEK .� /ti ► L . . - , - -, I - I _. wOwl a! I ? .. ~ N ter' ■ "�. _ [..►�... M ■ ~A ; t • 1' Y \r�� ■ `i,'#a' {■ =Fyn ■� .: � � � � � ■ � � . � 1 ■ �• i� �r ti . , . . r.•.. I ■ - - ■ ~ - ! �'•+■* fir■ 147 r � � 1 r- _ - ■ • ! • ��� - IV ■ yr �" �1,,� I - ^ _ 11 7 ` + 1 �� i •'' �� ... ^ � �. - f•'v...� +L• �� � _ 01 ' + i �.►■■rr■,�•■ti.rr � - Y --� � d C r r+i+a����������+•■+r+ „.. r ,A � �.� _ • �` �, •� 4 �_ 4�^ ..•� , + IF jr � .,• ate- �---.. .. Zr .: , + � - 11Ap ., :►s\ .•• r,.. +. �• .►+■ �'"■■�. _ .iba r. �• -. •fir r*► '1' . ` '1 J •� + y f`�'Air �+rfl■r'�Tr't' - Jr'(� �_�� r � •�■ - - `� L� y � I rr � `�■ � � ! � y . �� ■ • • - y ' t j - If e � . � �� � •r ��•--■ =.�� - ` j •- vr► ~fir �� ' �.� .. _ � ` . , t i a r T �.• .r ���► •` '"t . w w ra ■ ry„ - . �' +1' ��+ ■ 1 � tom• �'•� _ .h •r . _ 'v �db _.• - •.. In 41 r'7 •♦��...t• a "R . �' rr 7r . + ••� . �n � •M�.+ � . •.. � � lit t �' � r �• • ' ! .� -'r "y.�� •v;•« , ■r � wr -T _ MOW 4 �F - r - + .: � Y 'ti ■ t � ' • r � ■� • � - «�� ` `� 1 � � , _ •r' ,C • • �+rlT'' � f 1= • � ;�;' � Rw'� �. `M"�i a � �� ��_• ' ,3" i.� ti ���t`• r • ■ ,4• r 1���rrrh •+r �. I ;� 7r '�'�~� ���1 1 R •� � }� 1i * • , * 1� 1; , ,� ♦ • . • �r ' ` • y� } _ 1�� r•y �� .tires r \►l - 401 .r r;-, ` • .�_ - .r. ! ir}► r y -r _ AW . ... �S . qb 1 - _ ^ .■•■ •�r�+ i , i - •I ► • • - w I t .rr r nn n - rL+� - - 4 r —jw . • ~ _ y -t♦ L.,own' M r Aw .411 _ .� '�`� � ' �- •"•' r' — F I %I - � .r _- w - � tom! ►r1� �1...4��_ r r . � ♦� . �♦ • � , f..—, - ••� . \ • � Y •+ . - _ `� �'�' 0 r � yR"oo � Y om 70 -__mw_k It Aftft • r� p -01 tAll r` 0.0 ANt J ` 71 . a.� j •' - 1 ` `w� l ' ,1 �i'' • wr � � 1 . � ' t � .1 l.r► r1 � ■� � - - •L'' '�'r OF '014 If z7o 01 Lobo ".t • ' aa�� •r ► ti �.+ �� r r 1 `. �-r dI yr r y 1 • i 4�i�►■ ' ! • ~ - �► 7 do ddQ A • 1 rIWIN r► �r ti �� } 1 � L � T� � •� a et i.+�rrr � �y r .► r rTy•�+ ;• ♦• 1 Opp ram. �. . • - ' . • ♦ rdip • `� ,��• r - �r -� - r.. • � _ ■•r- : Sys.•.. � � . ' : rr � - 'r•. ., Tad rj r; - ' ` y s � -' �� ■- `. f .. - do • ! _• , _ • y _ - __ •zjr. qw lb - • •�rti 1 . "f'� \�!.iE - •- . r T ~ - n .� i r - ^ '-i♦ L - IL w Jr` -y.a� +r~. - - - , _ _+► . w�•OL HomeStreet SCALE: 111 = 8W-V PROPOSED HOMESTREET BANK SITE H TR T BANK 614 - 616 5TH AVE S, EDMONDS, WA 98929 5.08.2017 a ADB REVIEW PACKAGE -VICINITY MAP O 6.1. b i I I I I --J GATE I FENCING PROP\QSED RETAONG WALL \ \ \ \ \ \ \ GATE \ \ \ \ I \ I \ I � I O 60. 18'-4" LANDSCAPING 15'-0" ■ U 61 18'-4 EXISTING BUILDING SFTE-I OUNDARY J' s I I I I I I I I I I I I I I I I 5'-0" It ►I I ENTRY ONLY j I � O \ HC o � N N i EXISTING /\\ RELOCATED MEMORIAL BENCH ;t / ti \ \ OPEN SPACE 8'-6" ; ,p 860SF MIN. ° N N I I ED cb I I I I ( \ 1 O \ o I /04 � ENTRY I / � I � ► ND I , ACCESSIBLE CURB RAMP ► ATM ; " J a c�j LANDSCAPING I %Y ;' Q % CDHOMELAND DR. w � CV W I W LJJ H coTQ 2'-9" I z 0 2 54'-5" � I I ENTRY ► Q z I co TWO STORY (-7087 GROSS SF) o BUILDING FOOTPRINT m -3479 SF U o 0 /I \ N I I � \ LANDSCAPING 110'-011 z � \ \ I PNEUMATIC TUBE SYSTEM AT i \ DRIVE -THROUGH doCN / L \ ti5 - I / C 4 \ I I / \ DRIVE-THRU 0 o I \ � oo / N �I _ EXITSk j cP� ONLY 80 I , I LL _J LANDSCAPING o \ I \ I SITE BOUNDARY I oO oil I I I SETBAI'\ K LANDSCAPING / I I N � REFUSE ENCLOSUREco I EXISTING ALLEY \\ II I TRANSFORMER �� HomeStreet] Bank IT1.h 0 4' 8' 16' 1/4' = 1'-0" PROJECT DATA PROJECT ADDRESS: 614-616 5TH AVE S EDMONDS, WA 98020 PARCEL NUMBERS: 27032600100900,27032600102900 PROJECT SCOPE: TWO STORY BANK WITH 2ND FLOOR FUTURE OFFICE TENANT SPACE. BANK INCLUDES A DRIVE-THRU ATM AND TELLER MACHINE. WORK INCLUDES STRUCTURAL PARTITIONS, EXTERIOR MATERIALS, INTERIOR NON-STRUCTURAL PARTITIONS, SUSPENDED CEILINGS AND INTERIOR FINISHES, SITE DEVELOPMENT, MECHANICAL, ELECTRICAL & PLUMBING SITE AND BUILDING DATA: BUILDING TYPE: V-B (NO SPRINKLERS) IBC OCCUPANCY TYPE: GROUP B ZONING: BD3 LOT AREA: 17,187 SF TOTAL HOM STR T BANK 614 - 616 5TH AVE S, EDMONDS, WA 98020 5.08.2017 ADB REVIEW PACKAGE - ARCHITECTURAL SITE PLAN a Packet Pg. 46 6.1. b r--------------------------------------� I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I L - - O K 1 o I I I I I I I I I I I I I I I I I I L----------------------------------------- J HomeStreet] Bank 2' 4' 8' ------------------------------------------------------ I I I I I I I I I I I I I I i r I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I ------------ J I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I OFFICE I I I I I L I 1 I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I J HOM STR T BANK 614 - 616 5TH AVE S, EDMONDS, WA 98020 5.08.2017 2 r X W E u a r Y a ADB REVIEW PACKAGE - FIRST FLOOR PLAN Packet Pg. 47 6.1.b [ Homestreet] Bank I A :h 0 2' 4' 8' 1/8" = 1'-0" HOM STR T BANK 614 - 616 5TH AVE S, EDMONDS, WA 98020 5.08.2017 AIDB REVIEW PACKAGE - SECOND FLOOR PLAN Packet Pg. 48 6.1. b [ HomeStreetl Bank 0 2' 4' 8' 1 /8" = 1'-0" ROOF PLAN KEYNOTES 1-11ROOFTOP MECHANICAL UNITS [2] ROOF DRAINS [3] ROOF ACCESS [4] STEEL CANOPY BELOW [5] ALUMINUM SUNSCREEN BELOW HOM STR T BANK 614 - 616 5TH AVE S, EDMONDS, WA 98020 5.08.2017 Y Q I A � ADB REVIEW PACKAGE - ROOF PLAN Packet Pg. 49 6.1. b 5TH AVENUE SOUTH r•--►ter �rrrnrrr�r --y �.w� •u ^• •- z -T: - . L V f� f� C R O Q L a. m 0 a x W E u a Hom STR T BANK HomeStreet Bank� 614 - 616 5TH AVE S, EDMONDS, WA 98020 5.08.2017 I VAT-"4 � ADB REVIEW PACKAGE -CONTEXTUAL STREET ELEVATION Packet Pg. 50 6.1. b -0T.O. PARAPET 2 27'-10" A. F. F. T.O. PARAPET 1 26'-6" A.F.F. T.O. PARAPET 2 2T-10" A.F.F. -0�T.O. PARAPET 1 26'-6" A. F.F. T.D. DOOR 8'-0" A.F. F. EAST ELEVATION - SCALE: 1 / S" = 1'-D" WEST ELEVATION - SCALE: 1 /S" = 1'-0" TO.PARAPET 3 30'-0" A. F. F. T.O. CANOPY 11'-0" A. F. F. T.O. DOOR 8'-0" A. F. F. OPY�k. F. F. MATERIALS LEGEND SIDING 2-- STONE 3. CEMENT PLASTER 4. DARK BRONZE STOREFRONT 5. DARK BRONZE PAINTED STEEL HomESTREET BANK HomeStreet 614 - 616 5TH AVE S, EDMONDS, WA 98020 611INW411rA a I VAT-CY4 I ADB REVIEW PACKAGE -EXTERIOR ELEVATIONS Packet Pg. 51 6.1. b T.O. PARAPET 3 Erl ro NORTH ELEVATION - SCALE: 1/8" = 1'-0" SOUTH ELEVATION - SCALE: 1/ 8" = 1'-0" T 2�F. OPY k. F. F. MATERIALS LEGEND 0 0 0 14. SIDING STONE CEMENT PLASTER DARK BRONZE STOREFRONT DARK BRONZE PAINTED STEEL HomESTREET BANK HomeStreet 614 - 616 5TH AVE S, EDMONDS, WA 98020 5.08.2017 0 L r M. W a x w E a a IifA Th� � ADB REVIEW PACKAGE -EXTERIOR ELEVATIONS O 6.1. b VIEW - SOUTHEAST CORNER HomeStreet HOM STR T BANK 6'i 4 - 616 5TH AVE S, EDMONDS, VITA 98626 alllKsTm I�I .h ADB REVIEW PACKAGE - 3D VIEWS Packet Pg. 53 6.1. b VIEW - DRIVING SOUTH ON STH AVE HomeStreet HOM STR T BANK 614 - 66 5TH AVE S, EDMONDS, VITA 98020 alllwolm I�I .h ADB REVIEW PACKAGE - 3D VIEWS Packet Pg. 54 6.1. b VIEW - DRIVING NORTH ON 5TH AVE HomeStreet HOM STR T BANK 6'f 4 - 66 5TH AVE S, EDMONDS, VITA 98629 alllwolm I�I .h ADB REVIEW PACKAGE - 3D VIEWS Packet Pg. 55 6.1.b VIEW -CANOPY W/ SIGNAGE OVER EAST ENTRY HomeStreetBank HOM STR T BANK 614 - 616 5TH AVE S, EDMONDS, VITA 98626 welllwolm m E c 0 a m L y N N t a m 0 Q s x w d E s c� Q ADB REVIEW PACKAGE - 3D VIEWS Packet Pg. 56 6.1. b VIEW - NORTHWEST CORNER OF BUILDING HomeStreetBank HOM STR T BANK 614 - 616 5TH AVE S, EDMONDS, VITA 98629 alllKsTm Y Q ADB REVIEW PACKAGE - 3D VIEWS Packet Pg. 57 1101 Second Ave, Ste 100 Seattle, WA 98101 205 962 6500 MG2.com L� r r ri = sir[ .••f•{111II1111111111111111111111111�111flll�lfllfll�lllfff�l�'•�'�,�II. tr �•�+s+tt1+, 1i{1fi{11{{11{11111{111111 rEm, --mmaw 019l■:LT► A�'It![ll:40fa:S! 1 0) i -8 , =m*bi 9 M, m L Plot Mou �ffffsi. - ~w—....�, op /III � �I 11 j �..�.���'" -----I II I I..� jW+r r,f jry ",7 i WFAMM IrldrAi Applying the Design Guidelines When designing projects and issuing permits for new developments, applicants and City staff will rely on these guidelines to help define specific design conditions that will be required for project approval. As these design guidelines get applied to particular development projects, some important things to remember are: 1. Each project is unique and will pose unique design issues. Even two similar proposals on the same block may face different design considerations. With some projects, trying to follow all of the guidelines could produce irreconcilable conflicts in the design. With most projects, reviewers will find some guidelines more important than others, and the guidelines that are most important on one project might not be important at all on the next one. The design review process will help designers and reviewers to determine which guidelines are most important in the context of each project so that they may put the most effort into accomplishing the intent of those guidelines. 2. Project must be reviewed in the context of their zoning and the zoning of their surroundings. The use of design guidelines is not intended to change the zoning designations of land where projects are proposed; it is intended to demonstrate methods of treating the appearance of new projects to help them fit their neighborhoods and to provide the Code flexibility necessary to accomplish that. Where the surrounding neighborhood exhibits a lower development intensity than is current zoning allow, the lower -intensity character should not force a proponent to significantly reduce the allowable size of the new building. 3. Many of the guidelines suggest using the existing context to determine appropriate solutions for the project under consideration. In some areas, the existing context is not well defined, or may be undesirable. In such cases, the new project should be recognized as a pioneer with the opportunity to establish a pattern or identity from which future development can take its cues. In light of number 2 above, the site's zoning should be considered an indicator of the desired direction for the area and the project. 4. Each guideline includes examples and illustrations of ways in which that guidelines can be achieved. The examples are just that — examples. They are not the only acceptable solution. Designers and reviewers should consider designs, styles and techniques not described in the examples but that fulfill the guideline. 5. The checklist which follows the guidelines (Checklist) is a tool for determining whether or not a particular guideline applies to a site, so that the guidelines may be more easily prioritized. The checklist is neither a regulatory device, nor a substitute for evaluating a sites conditions, or to summarize the language of examples found in the guidelines themselves. Page 1 of 22 Revised by ADB 3/1 /06 Attachment 4 1 Packet Pg. 59 Considering the Site Edmond's Land Use Code sets specific, prescriptive rules that are applied uniformly for each land use zone throughout the city. There is little room in the Code's development standards to account for unique site conditions or neighborhood contexts. A project architect can read the Code requirements and theoretically design a building without ever visiting the site. However, to produce good compatible design, it is critical that the project's design team examine the site and its surrounding, identify the key design features and determine how the proposed project can address the guidelines' objectives. Because they rely on the project's context to help shape the project, the guidelines encourage an active viewing of the site and its surroundings. For a proposal located on a street with a consistent and distinctive architectural character, the architectural elements of the building may be key to helping the building fit the neighborhood. On other sites with few attractive neighboring buildings, the placement of open space and treatment of pedestrian areas may be the most important concerns. The applicant and the project reviewers should consider the following questions and similar ones related to context when looking at the site: ■ What are the key aspects of the streetscape? (The street's layout and visual character) ■ Are there opportunities to encourage human activity and neighborhood interaction, while promoting residents' privacy and physical security? ■ How can vehicle access have the least effect on the pedestrian environment and on the visual quality of the site? ■ Are there any special site planning opportunities resulting from the site's configuration, natural features, topography etc.? ■ What are the most important contextual concerns for pedestrians? How could the sidewalk environment be improved? ■ Does the street have characteristic landscape features, plant materials, that could be incorporated into the design? ■ Are there any special landscaping opportunities such as steep topography, significant trees, greenbelt, natural area, park or boulevard that should be addressed in the design? ■ Do neighboring buildings have distinctive architectural style, site configuration, architectural concept? Page 2 of 22 Revised by ADB 3/1 /06 Attachment 4 1 Packet Pg. 60 Design Guidelines Checklist This checklist is intended as a summary of the issues addressed by the guidelines. It is not meant to be a regulatory device or a substitute for the language and examples found in the guidelines themselves. Rather, it is a tool for assisting the determination about which guidelines are the most applicable on a particular site. A. Site Planning N/A Lower Priority Higher Priority 1. Reinforce existing site characteristics ❑ ❑ ❑ 2. Reinforce existing streetscape characteristics ❑ ❑ ❑ 3. Entry clearly identifiable from the street ❑ ❑ ❑ 4. Encourage human activity on street ❑ ❑ ❑ 5. Minimize intrusion into privacy on adjacent sites ❑ ❑ ❑ 6. Use space between building and sidewalk to provide security, privacy and interaction (residential projects) ❑ ❑ ❑ 7. Maximize open space opportunity on site (residential projects) ❑ ❑ ❑ 8. Minimize parking and auto impacts on pedestrians and adjoining property ❑ ❑ ❑ 9. Discourage parking in street front ❑ ❑ ❑ 10. Orient building to corner and parking away from corner on public street fronts (corner lots) ❑ ❑ ❑ B. Bulk and Scale N/A Lower Higher Priority Priority 1. provide sensitive transitions to nearby, less- ❑ ❑ ❑ intensive zones Page 3 of 22 Revised by ADB 3/1 /06 Attachment 4 1 Packet Pg. 61 C. Architectural Elements and Materials N/A Lower Priority Higher Priority 1. Complement positive existing character and/or respond to nearby historic structures ❑ ❑ ❑ 2. Unified architectural concept ❑ ❑ ❑ 3. Use human scale and human activity ❑ ❑ ❑ 4. Use durable, attractive and well -detailed finish materials ❑ ❑ ❑ 5. Minimize garage entrances ❑ ❑ ❑ D. Pedestrian Environment N/A Lower Priority Higher Priority 1. Provide convenient, attractive and protected pedestrian entry ❑ ❑ ❑ 2. Avoid blank walls ❑ ❑ ❑ 3. Minimize height of retaining walls ❑ ❑ ❑ 4. Minimize visual and physical intrusion of parking lots on pedestrian areas ❑ ❑ ❑ 5. Minimize visual impact of parking structures ❑ ❑ ❑ 6. Screen dumpsters, utility and service areas ❑ ❑ ❑ 7. Consider personal safety ❑ ❑ ❑ E. Landscaping N/A Lower Higher Priority Priority 1. Reinforce existing landscape character of ❑ ❑ ❑ neighborhood 2. Landscape to enhance the building or site ❑ ❑ ❑ 3. Landscape to take advantage of special site ❑ ❑ ❑ conditions Page 4 of 22 Revised by ADB 3/1 /06 Attachment 4 1 Packet Pg. 62 A-1: Responding to Site Characteristics The siting of buildings should respond to specific site conditions and opportunities such as non -rectangular lots, location on prominent intersections, unusual topography, significant vegetation and other natural features. Explanations and Examples Site characteristics to consider in project design include: 1) Topography • Reflect, rather than obscure, natural topography. For instance, buildings should be designed to "step up" hillsides to accommodate significant changes in elevation. • Where neighboring buildings have responded to similar topographic conditions in their sites in a consistent and positive way, consider similar treatment for the new structure. • Designing the building in relation to topography may help to reduce the visibility of parking garages. 2) Environmental constraints • Site buildings to avoid or lessen the impact of development on environmentally critical areas such as steep slopes, wetlands and stream corridors. 3) Solar orientation • The design of a structure and its massing on the site can enhance solar exposure for the project and minimize shadow impacts on adjacent structures and public areas. 4) Existing vegetation • Careful siting of buildings can enable significant or important trees or other vegetation to be preserved. 5) Existing structures on the site Where a new structure shares a site with an existing structure or is a major addition to an existing structure, designing the new structure to be compatible with the original structure will help it fit in. A-2: Streetscape Compatibility The siting of buildings should acknowledge and reinforce the existing desirable spatial characteristics of the right-of-way. Explanation and Examples The character of a neighborhood is often defined by the experience of traveling along its streets. We often perceive streets within neighborhoods as individual spaces or "rooms." How buildings face and are set back from the street determine the character and proportion of this room. Page 5 of 22 Revised by ADB 3/1 /06 Attachment 4 1 Packet Pg. 63 A-3: Entrances Visible from the Street Entries should be clearly identifiable and visible from the street. Explanation and Examples Entries that are visible from the street make a project more approachable and create a sense of association among neighbors. A-4: Human Activity New development should be sited and designed to encourage human activity on the street. Explanation and Examples Livelier street edges make for safer streets. Ground floor shops and market spaces providing services needed by residents can attract market activity to the street and increase safety through informal surveillance. Entrances, porches, awnings, balconies, decks, seating and other elements can promote use of the street front and provide places for neighborly interaction. Siting decisions should consider the importance of these features in a particular context and allow for their incorporation. Also, architectural elements and details can add to the interest and excitement of buildings and spaces. Elements from the following list should be incorporated into all projects. Projects in pedestrian oriented areas of the City should include an even greater number of these details due to the scale of the buildings and the proximity of the people that will experience them. ■ Lighting or hanging baskets supported by ornamental brackets ■ Belt courses ■ Plinths for columns ■ Kickplate for storefront window ■ Projecting sills ■ Tilework ■ Transom or clerestory windows ■ Planter box ■ Variations in applied ornament, materials, colors or trim. ■ An element not listed here, as approved, that meets the intent. Page 6 of 22 Revised by ADB 3/1 /06 Attachment 4 1 Packet Pg. 64 In pedestrian oriented areas, ground floor commercial space is encouraged to be at grade with the sidewalk. If the entrance can not be located at the grade of the sidewalk, special care must be taken to ensure that there is both a visual and physical connection between the pedestrian way and the entrance that enhances the pedestrian orientation of the building. The ground level fagades of buildings that are oriented to street fronts in the CW, BC, BN, and BP zones shall have transparent windows to engage the public. To qualify as transparent, windows shall not be mirrored or darkly tinted glass, or prohibit visibility between the street and interior. Where transparency is not provided, the fagade shall comply with the guidelines under the section 'Treating Blank Walls'. In the Downtown Commercial Core The ground level fagades of buildings that are oriented to streets should have a substantial amount of transparent windows, especially in the retail core. A primary function of the pedestrian oriented retail core is to allow for the visual interaction between the walking public and the goods and services businesses located on the first floor are providing. To qualify as transparent, windows shall not be mirrored or darkly tinted glass, or prohibit visibility between the street and interior. Where transparency is not provided, the fagade shall comply with the guidelines under the section 'Treating Blank Walls'. Buildings that are entirely residential do not have a specific transparency requirement. However, all -residential buildings shall be treated as if they have blank walls facing the street and must comply with the guidelines under the section 'Treating Blank Walls'. That portion of Ground level spaces that opens up to the sidewalk through means of sliding or roll up doors shall be considered to comply with any transparency requirements regardless of the amount of glass in the opening. Awnings are encouraged along pedestrian street fronts. They may be structural (permanently attached to and part of the building) or non-structural (attached to the building using a metal or other framework). To enhance the visibility of business signage retractable awnings are encouraged and should be open -sided. Front valances are permitted and signage is allowed on valances, but not on valance returns. Marquee, box, or convex awning shapes are not permitted. Awnings should be located within the building elements that frame storefronts, and should not conceal important architectural details. Awnings should also be hung just below a clerestory or "transom" Page 7 of 22 Revised by ADB 3/1 /06 Attachment 4 1 Packet Pg. 65 window, if it exists. Awnings on a multiple -storefront building should be consistent in character, scale and position, but need not be identical. Non-structural awnings should be constructed using canvas or fire-resistant acrylic materials. Shiny, high - gloss materials are not appropriate; therefore, vinyl or plastic awning materials are not permitted. Structural Awnings should be designed to incorporate natural light. Artificial lighting should only be used at night. Signage should be designed to integrate with the building and street front. Combinations of sign types are encouraged which result in a coordinated design while minimizing the size of individual signs. Blade or projecting signs which include decorative frames, brackets or other design elements are encouraged. This type of detail is consistent with the design elements mentioned above that enhance the interest of the area. Use graphics or symbols to reduce the need to have large expanses of lettering. Signage in the "Arts Center Corridor" defined in the Comprehensive Plan is required to include decorative sign frames or brackets in its design. Instead of broadly lighting the face of the sign, signage should be indirectly lit, or backlit to only display lettering and symbols or graphic design. Signage should be given special consideration when it is consistent with or contributes to the historic character of sites on the National Register or the Edmonds Register of Historic Places A-5: Respect for Adjacent Sites Buildings should respect adjacent properties by being located on their sites to minimize disruption of the privacy and outdoor activities of residents in adjacent buildings. Explanation and Examples One consideration is the views from upper stories of new buildings into adjacent houses or yards, especially in less intensive zones. This problem can be addressed in several ways. ■ Reduce the number of windows and decks on the _ proposed building overlooking the neighbors. ■ Step back the upper floors or increase the side or rear setback so that window areas are farther from the property line. ■ Take advantage of site design which might reduce impacts, for example by using adjacent ground floor area for an entry court. ■ Minimize windows to living spaces which might infringe on the privacy of adjacent residents, but consider comfort of residents in the new building. ■ Stagger windows to not align with adjacent windows. Page 8 of 22 Revised by ADB 3/1 /06 Attachment 4 1 Packet Pg. 66 A-6: Transition Between Residence and Street For residential projects, the space between the building and the sidewalk should provide security and privacy for residents and encourage social interaction among residents and neighbors. Explanation and Examples The transition between a residential building and the street varies with the depth of the front setback and the relative elevation of the building to the street. A-7: Residential Open Space Residential projects should be sited to maximize opportunities for creating usable, attractive, well -integrated open space. Examples and Explanations Residential buildings are encouraged to consider these site planning elements: ■ Courtyards which organize architectural elements, while providing a common garden or other uses. ■ Entry enhancement such as landscaping along a common pathway. A-8: Parking and Vehicle Access Siting should minimize the impact of automobile parking and driveways on the pedestrian environment, adjacent properties and pedestrian safety. Explanation and Examples Techniques used to minimize the impacts of driveways and parking lots include: ■ Locate surface parking at rear or side lots. ■ Break large parking lots into smaller ones. ■ Minimize number and width of driveways and curb cuts. ■ Share driveways with adjacent property owners. • Locate parking in lower level or less visible portions of site. • Locate driveways so they are visually less dominant. Access should be provided in the following order of priority: i) If there is an alley, vehicular access should use the alley. Where feasible, the exit route should use the alley. -%6ae5•f ,-1YFX A era Page 9 of 22 Revised by ADB 3/1 /06 Attachment 4 1 Packet Pg. 67 ii) For corner parcels, access should be off the secondary street rather than the primary street. iii) Share the driveway with an adjacent property. This can be a driveway with two-way traffic. iv) A driveway serving a single project is the least preferred option. Drive -through facilities such as, but not limited to, banks, cleaners, fast food, drug stores, espresso stands, etc., should comply with the following: i) Drive -through windows and stacking lanes shall not be located along the facades of the building that face a street. ii) Drive -through speakers shall not be audible off -site. iii) The entrance and exit from the drive -through shall be internal to the site, not a separate entrance and/or exit to or from the street. A-9: Location of Parking on Commercial Street Fronts Parking on a commercial street front should be minimized and where possible should be located behind a building. Explanation and Examples Parking located along a commercial street front where pedestrian traffic is desirable lessens the attractiveness of the area to pedestrians and compromises the safety of pedestrians along the street. A-10: Corner Lots Building on corner lots should be oriented to the corner and public street fronts. Parking and automobile access should be located away from corners. Explanation and Examples Corner lots offer unique opportunities because of their visibility and access from two streets. (above and below) Corner lot treatments. Page 10 of 22 Revised by ADB 3/1/06 Attachment 4 1 Packet Pg. 68 B-1: Bulk, and Scale Compatibility Projects should be compatible with the scale of development anticipated by the applicable Land Use Policies for the surrounding area and should be sited and designed to provide a sensitive transition to near -by, less intensive zones. Projects on zone edges should be developed in a manner that creates a step in perceived bulk, and scale between anticipated development potential of the adjacent zones. Explanation and Examples For projects undergoing Design Review, the analysis and:-� mitigation of bulk and scale impacts will be accomplished through the Design Review process. Careful siting and design treatment based on the technique described in this and other design guidelines will help to mitigate some bulk and scale impacts; in other cases, actual reduction in the bulk and scale of a project may be necessary to adequately mitigate impacts. Design Review should not result in significant reductions in a project's actual bulk and scale. Bulk and scale mitigation may be required in two general circumstances: 1. Projects on or near the edge of a less intensive zone. A substantial incompatibility in scale may result from different development standards in the two zones and may be compounded by physical factors such a s large development sites, slopes or lot orientation. 2. Projects proposed on sites with unusual physical characteristics such as large lot size, or unusual shape, or topography where buildings may appear substantially greater in bulk and scale than that generally anticipated for the area. Factors to consider in analyzing potential bulk and scale impacts include: • distance from the edge of a less intensive zone ■ differences in development standards between abutting zones (allowable building width, lot coverage, etc.) ■ effect of site size and shape • bulk and scale relationships resulting from lot orientation (e.g. back lot line to back lot line vs. back lot line to side lot line) • type and amount of separation between lots in the different zones (e.g. separation by only a property line, by an alley or street, or by other physical features such as grade changes). Page 11 of 22 Revised by ADB 3/1/06 Attachment 4 1 Packet Pg. 69 In some cases, careful siting and design treatment may be sufficient to achieve reasonable transition and mitigation of bulk and scale impacts. Some techniques for achieving compatibility are as follows: ■ use of architectural style, details (such as roof lines or fenestration), color or materials that derive from the less intensive zone. (See also Guideline C-1: Architectural Context.) ■ creative use of landscaping or other screening ■ location of features on -site to facilitate transition, such as locating required open space on the zone edge so the building us farther from the lower intensity zone. ■ treating topographic conditions in ways that minimize impacts on neighboring development, such as by using a rockery rather than a retaining wall to give a more human scale to a project, or stepping a project down a hillside. ■ in a mixed -use project, siting the more compatible use near the zone edge. In some cases, reductions in the actual bulk and scale of the proposed structure may be necessary in order to mitigate adverse impacts and achieve an acceptable level of compatibility. Some techniques which can be used in these cases include: ■ articulating the building's facades vertically or horizontally in intervals that conform to existing structures or platting pattern. ■ increasing building setbacks from the zone edge at ground level ■ reducing the bulk of the building's upper floors • limiting the length of, or otherwise modifying, facades • reducing the height of the structure ■ reducing the number or size of accessory structures. C-1: Architectural Context New buildings proposed for existing neighborhoods with a well-defined and desirable character should be compatible with or complement the architectural character and siting pattern of neighboring buildings. Explanation and Examples Paying attention to architectural characteristics of surrounding buildings, especially historic buildings, can help new buildings be more compatible with their neighbors, especially if a consistent pattern is already established by similar: ■ building articulation • building scale and proportion ■ or complementary architectural style ■ or complementary roof forms • building details and fenestration patterns • or complementary materials Even where there is no consistent architectural pattern, building design and massing can be used to complement certain physical conditions of existing development. In some cases, the existing context is not so well-defined, or may be undesirable. In such cases, a new project can become a pioneer with the opportunity to establish a pattern or identity from which future development can take its cues. Page 12 of 22 Revised by ADB 3/1/06 Attachment 4 1 Packet Pg. 70 In most cases, especially in the downtown commercial area, Buildings shall convey a visually distinct 'base' and 'top'. Abase' can be emphasized by a different masonry pattern, more architectural detail, visible 'plinth' above which the wall rises, storefront, canopies, or a combination. The top edge is highlighted by a prominent cornice, projecting parapet or other architectural element that creates a shadow line. Architectural Features Below are several methods that can help integrate new buildings into the surrounding architectural context, using compatible: ■ architectural features ■ fenestration patterns, and ■ building proportions. Building Articulation Below are several methods in which buildings may be articulated to create intervals which reflect and promote compatibility with their surroundings: ■ modulating the facade by stepping back or extending forward a portion of the facade ■ repeating the window patterns at an interval that equals the articulation interval • providing a porch, patio, deck or covered entry for each interval ■ providing a balcony or bay window for each interval ■ changing the roofline by alternating dormers, stepped roofs, gables or other roof elements to reinforce the modulation or articulation interval ■ changing the materials with a change in the building plane • providing a lighting fixture, trellis, tree or other landscape feature with each interval C-2: Architectural Concept and Consistency Building design elements, details and massing should create a well-proportioned and unified building form and exhibit an overall architectural concept. Buildings should exhibit form and features identifying the functions within the building. In general, the roofline or top of the structure should be clearly distinguished from its facade walls. Explanation and Examples This guideline focuses on the important design consideration of organizing the many architectural elements of a building into a unified whole, so that details and features can be seen to relate to the structure and not appear as add-ons. The other objective of this guideline is to promote buildings whose form is derived from its function. Buildings which present few or no clues through their design as to what purpose they serve are often awkward architectural neighbors. For example, use of expansive blank walls, extensive use of metal or glass siding, or extremely large or small windows in a residential project may create architectural confusion 0 0 M E Itop middle base Page 13 of 22 Revised by ADB 3/1/06 Attachment 4 1 Packet Pg. 71 or disharmony with its neighbors. Conversely, commercial buildings which overly mimic residential styles might be considered inappropriate in some commercial neighborhoods. Often times, from an architectural design perspective buildings will convey a visually distinct base' and 'top'. A 'base' can be emphasized by a different masonry pattern, more architectural detail, visible plinth' above which the wall rises, storefront, canopies, or a combination. The top edge is highlighted by a prominent cornice, projecting parapet or other architectural element that creates a shadow line. Other architectural features included in the design of a building may include any number of the following: ■ bil uding modulatirti on or aculation ■ bay windows ■ corner accent, such as a turret ■ garden or courtyard elements (such as a fountain or gazebo) ■ rooflines ■ building entries ■ building base Architectural details may include some of the following: ■ treatment of masonry (such as ceramic tile inlay, paving stones, or alternating brick patterns) ■ treatment of siding (such as wood siding combined with shingles to differentiate floors) ■ articulation of columns ■ sculpture or art work ■ architectural lighting ■ detailed grilles and railings log ■ special trim details and moldings ■ a trellis or arbor so ■! top base Page 14 of 22 Revised by ADB 3/1/06 Attachment 4 1 Packet Pg. 72 C-3: Human Scale The design of new buildings should incorporate architectural features, elements and details to achieve a good human scale. Explanation and Examples The term "human scale" generally refers to the use of human -proportioned architectural features and site design elements clearly oriented to human activity. A building has a good human scale if its details, elements and materials allow people to feel comfortable using and approaching it. Features that give a building human scale also encourage human activity. The following are some of the building elements that may be used to achieve better human scale: ■ pedestrian -oriented open space such as a courtyard, garden, patio, or other unified landscaped areas ■ bay windows extending out from the building face that reflect an internal space such as a room or alcove ■ individual windows in upper stories that o are approximately the size and proportion of a traditional window o include a trim or molding that appears substantial from the sidewalk o are separated from adjacent windows by a vertical element ■ windows grouped together to form larger areas of glazing can have a human scale if individual window units are separated by moldings or jambs ■ windows with small multiple panes of glass ■ window patterns, building articulation and other treatments that help to identify individual residential units in a multi -family building ■ upper story setbacks ■ a porch or covered entry ■ pedestrian weather protection in the form of canopies, awnings, arcades or other elements wide enough to protect at least one person ■ visible chimneys C-4: Exterior Finish Materials Building exteriors should be constructed of durable and maintainable materials that are attractive even when viewed up close. Materials that have texture, pattern, or lend themselves to a high quality of detailing are encouraged. Explanation and Examples The selection and use of exterior materials is a key ingredient in determining how a building will look. Some materials, by their nature, can give a sense of permanence or can provide texture or scale that helps new buildings fit better in their surroundings. Page 15 of 22 Revised by ADB 3/1/06 Attachment 4 1 Packet Pg. 73 Materials typical to the northwest include: ■ clear or painted wood siding ■ shingles ■ brick • stone ■ ceramic and terra-cotta tile Many other exterior building materials may be appropriate in multifamily and commercial neighborhoods as long as the materials are appropriately detailed and finished, for instance, to take account of the northwest's climate or be compatible with nearby structures. Some materials, such as mirrored glass, may be more difficult to integrate into residential or neighborhood commercial settings. D-1: Pedestrian Open Spaces and Entrance Convenient and attractive access to the building's entry should be provided. To ensure comfort and security, paths and entry areas should be sufficiently lighted and entry areas should be protected from the weather. Opportunities for creating lively, pedestrian -oriented open space should be considered. Explanation and Examples If a building is set back from the sidewalk, the space between the building and public right-of-way may be conducive to pedestrian or resident activity. In business districts where pedestrian activity is desired, the primary function of any open space between commercial buildings and the sidewalk is to provide visual and physical access into the building and perhaps also to provide a space for additional outdoor activities such as vending, resting, sitting or dining. Street fronts can also feature art work, street furniture and landscaping that invite customers or enhance the building's setting. Where a commercial or mixed -use building is set back from the sidewalk a sufficient distance, pedestrian enhancements should be considered in the resulting street front Examples of desirable features to include: ■ visual and pedestrian access (including barrier -free access) into the site from the public sidewalk ■ walking surfaces of attractive pavers • pedestrian -scaled site lighting ■ areas for vendors in commercial areas • landscaping that screens undesirable elements or that enhances the space and architecture • signage which identifies uses and shops clearly but which is scaled to the pedestrian • site furniture, artwork or amenities such as fountains, benches, pergolas, kiosks, etc. Examples of features to avoid are: asphalt or gravel pavement adjacent unscreened parking lots adjacent chain -link fences Page 16 of 22 Revised by ADB 3/1/06 Attachment 4 1 Packet Pg. 74 ■ adjacent blank walls without appropriate screening The following treatment of entrances can provide emphasis and interest: ■ special detailing or architectural features such as ornamental glazing, railings and balustrades, awnings, canopies, decorative pavement, decorative lighting, seats, architectural molding, planter boxes, trellises, artwork signs, or other elements near the doorway. • visible signage identifying building address ■ Higher bay(s) ■ Recessed entry (recessed at least 3 feet) • Forecourt D-2: Blank Walls — See pages 8-9 from guidelines blank walls Buildings should avoid large blank walls facing the street, especially near sidewalks. Where blank walls are unavoidable they should receive design treatment to increase pedestrian comfort and interest. Explanation and Examples A wall may be considered "large" if it has a blank surface substantially greater in size than similar walls of neighboring buildings. The following examples are possible methods for treating blank walls: • installing vertical trellis in front of the wall with climbing vines or plants materials ■ setting the wall back and providing a landscaped or raised planter bed in front of the wall, including plant materials that could grow to obscure or screen the wall's surface ■ providing art (mosaic, mural, decorative masonry pattern, sculpture, relief, etc.) over a substantial portion of the blank wall surface • employing small setbacks, indentations, or other means of breaking up the wall's surface • providing special lighting, a canopy, horizontal trellis or other pedestrian -oriented features that break up the size of the blank wall's surface and add visual interest ■ An architectural element not listed above, as approved, that meets the intent D-3: Retaining Walls lighting fixture opaque glass medallion windows projecting cornice masonry belt course metal canopy -- recess # plinth Blank walls shall be treated with architectural elements to provide visual interest. Retaining walls near a public sidewalk that extend higher than eye level should be avoided where possible. Where higher retaining walls are unavoidable, they should be designed to reduce their impact on pedestrian comfort and to increase the visual interest along the streetscapes. Page 17 of 22 Revised by ADB 3/1/06 Attachment 4 1 Packet Pg. 75 Explanation and Examples The following are examples of methods to treat retaining walls: ■ any of the techniques or features listed under blank walls above ■ terracing and landscaping the retaining walls ■ substituting a stone wall, rockery, modular masonry, or special material ■ locating hanging plant materials below or above the wall D-4: Design of Parking Lots Near Sidewalks Parking lots near sidewalks should provide adequate security and lighting, avoid encroachment of vehicles onto the sidewalk, and minimize the visual clutter of parking lot signs and equipment. Explanation and Examples The following examples illustrate some considerations to address in highly visible parking lots: Treatment of parking area perimeter O the edges of parking lots pavement adjacent to landscaped areas and other pavement can be unsightly and difficult to maintain. Providing a curb at the perimeter of parking areas can alleviate these problems. Security lighting ■ provide the appropriate levels of lighting to create adequate visibility at night Evenly distributed lighting increases security, and glare -free lighting reduces impacts on nearby property. Encroachment of cars onto the sidewalk without wheel stops or a low wall, parked cars can hang over sidewalks. One technique to protect landscaped and pedestrian areas from encroachment by parked cars is to provide a wide wheel stop about two feet from the sidewalk. Another technique is to widen a sidewalk or planting bed basically "building in" a wheel stop into the sidewalk or planting bed. This is more durable than wheel stops, does not catch debris and reduces tripping hazards. Signs and equipment • reduce sign clutter by painting markings on the pavement or by consolidating signs. Provide storage that is out of view from the sidewalk and adjacent properties for moveable or temporary equipment like sawhorses or barrels. Screening of parking screening of parking areas need not be uniform along the property frontage. Variety in the type and relative amount of screening may be appropriate. screen walls constructed of durable, attractive materials need not extend above waist level. Screen walls across a street or adjacent to a residential zone could also include landscaping or a trellis or grillwork with climbing vines. screening can be designed to provide clear visibility into parking areas to promote personal safety. Page 18 of 22 Revised by ADB 3/1/06 Attachment 4 1 Packet Pg. 76 D-5: Visual Impacts of Parking Structures The visibility of all at -grade parking structures or accessory parking garages should be minimized. The parking portion of a structure should be architecturally compatible with the rest of the structure r - and streetscape. Open parking spaces and carports should be screened from the street and adjacent properties. Explanation and Examples } The following examples illustrate various methods of improving the - - appearance of at -grade parking structures: ■ incorporating pedestrian -oriented uses at street level can reduce the visual impact of parking structures in commercial areas. Sometimes a depth of only 10 feet along the front of the building is enough to provide space for newsstands, ticket booths, flower shops and other viable uses. ■ setting the parking structure back from the sidewalk and installing dense landscaping ■ incorporating any of the blank wall treatments listed in Guideline D-2 ■ visually integrating the parking structure with adjacent buildings ■ continuing a frieze, cornice, canopy, overhang, trellis or other devices at the top of the parking level ■ incorporating into the parking structure a well -lit pedestrian walkway, stairway or ramp from the sidewalk to the upper level of the building ■ setting back a portion of the parking structure to allow for the retention of an existing significant tree ■ using a portion of the top of the larking level as an outdoor deck, patio or garden with a rail, bench or other guard device around the perimeter D-6: Screening of Dumpsters, Utilities, and Service Areas Building sites should locate service elements like trash dumpsters,�� loading docks and mechanical equipment away from the street front where possible while maintaining access to utilities. When elements such as dumpsters, utility meters, mechanical units and�� service areas cannot be located away from the street front, they should be situated and screened from view and should not be Via U'pmCC located in the pedestrian right-of-way.. Explanation and Examples�;� Unsightly service elements can detract from the compatibility of new projects and create hazards for pedestrians and autos. The following examples illustrate considerations to address in locating and screening service areas and utilities: ■ plan the feature in a less visible location on the site ■ screen it to be less visible. For example, a utility meter can be located behind a screen wall so that it is not visible from the building entrance. ■ use durable materials that complement the building ■ incorporate landscaping to make the screen more effective ■ locate the opening to the area away from the sidewalk. Page 19 of 22 Revised by ADB 3/1/06 Attachment 4 1 Packet Pg. 77 ■ incorporate roof wells, utility rooms or other features to accommodate utility and mechanical equipment needs. D-7: Personal Safety and Security Project design should consider opportunities for enhancing personal safety and security in the environment under review. Explanation and Examples k Project design should be reviewed for its contribution to enhancing the real and perceived feeling of personal safety and security �- within the environment under review. To do this, the question k _ needs to be answered: do the design elements detract from or do they reinforce feelings of security of the residents, workers, „ shoppers and visitors who enter the area? Techniques that can help promote safety include the following: 4 - ■ providing adequate lighting ■ retaining clear lines of site ■ use of semi -transparent security screening, rather than opaque walls, where appropriate ■ avoiding blank, windowless walls that attract graffiti and that do not permit residents or workers to observe the street ■ use of landscaping that maintains visibility, such as short shrubs and pruning trees, so there are no branches below head height ■ creative use of ornamental grille as fencing or over ground floor windows in some locations ■ absence of structures that provide hiding places for criminal activity ■ design of parking areas to allow natural surveillance by maintaining clear lines of sight both for those who park there and for occupants of nearby buildings ■ clear directional signage ■ encouraging "eyes on the street" through placement of windows, balconies and street -level uses ■ ensuring natural surveillance of children's play areas. E-1: Landscaping to Reinforce Design Continuity with Adjacent Sites Where possible, and where there is not another overriding concern, landscaping should reinforce the character of neighboring properties and abutting streetscape. Explanation and Examples Several ways to reinforce the landscape design character of the local neighborhood are listed below: Street Trees If a street has a uniform planting of street trees, or a distinctive species, plant street trees that match the planting pattern or species. Page 20 of 22 Revised by ADB 3/1/06 Attachment 4 1 Packet Pg. 78 Similar Plant Materials When many lots on a block feature similar landscape materials, emphasis on these materials will help a new project fit into the local context. Similar construction materials, textures, colors or elements Extending a low brick wall, using paving similar to a neighbor's or employing similar stairway construction are ways to achieve design continuity. E-2: Landscaping to Enhance the Building and/or Site Landscaping, including living plant material, special pavements, approach, screen walls, planters, site furniture and similar features should be appropriately incorporated into the design to enhance the project. Examples Landscape enhancements of the site may include some of the approaches or features listed below: • Soften the form of the building by screening blank walls, terracing retaining walls, etc. I • Increase privacy and security through screening and/or sharing. • Provide a framework such as a trellis or arbor for plants to grow on. ■ Incorporate a planter guard or low planter wall as part of the architecture. • Distinctively landscape open areas created by building modulation. • Incorporate upper story planter boxes or roof planters. ■ Include a special feature such as a courtyard, fountain or pool. ■ Emphasize entries with special planting in conjunction with decorative paving and/or lighting. • Screen a building from view by its neighbors, or an existing use from the new building. E-3: Landscape Design to Address Special Site Conditions The landscape design should take advantage of special on -site conditions such as high -bank front yards, steep slopes, view corridors, or existing significant trees and off -site conditions such as greenbelts, ravines, natural areas, and boulevards. Explanation and Examples The following conditions may merit special attention. The examples suggest some ways to address the issue. High Bank Front Yard Where the building's ground floor is elevated above a sidewalk pedestrian's eye level, landscaping can help make the transition between grades. Several techniques are listed below. ■ rockeries with floral displays, live ground cover or shrubs. • terraces with floral displays, ground covers or shrubs. • low retaining walls with raised planting strips. ■ stone or brick masonry walls with vines or shrubs. Page 21 of 22 Revised by ADB 3/1/06 Attachment 4 1 Packet Pg. 79 Barrier -free Access Where wheelchair ramps must be provided on a street front, the ramp structure might include a planting strip on the sidewalk side of the elevated portions of the ramp. Steep Topography Special plantings or erosion control measures may be necessary to prevent site destabilization or to enhance the visual qualities of the site in connection with a neighborhood improvement program. Boulevards Incorporate landscaping which reflects and reinforces . Greenbelt or Other Natural Setting ■ Minimize the removal of significant trees. ■ Replace trees that were removed with new trees. ■ Emphasize naturalizing or native landscape materials. ■ Retain natural greenbelt vegetation that contributes to greenbelt preservation. ■ Select colors that are more appropriate to the natural setting. On -site Vegetation ■ Retain significant vegetation where possible. ■ Use new plantings similar to vegetation removed during construction, when that vegetation as distinctive. Page 22 of 22 Revised by ADB 3/1/06 Attachment 4 1 Packet Pg. 80 Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 1 of 17 Chapter 16.43 BD — DOWNTOWN BUSINESS Sections: 16.43.000 Purposes. 16.43.010 Subdistricts. 16.43.020 Uses. 16.43.030 Site development standards. 16.43.035 Design standards — BD zones. 16.43.040 Operating restrictions. 16.43.000 Purposes. The BD zone has the following specific purposes in addition to the general purposes for business and commercial zones listed in Chapter 16.40 ECDC: A. Promote downtown Edmonds as a setting for retail, office, entertainment and associated businesses supported by nearby residents and the larger Edmonds community, and as a destination for visitors from throughout the region. B. Define the downtown commercial and retail core along streets having the strongest pedestrian links and pedestrian -oriented design elements, while protecting downtown's identity. C. Identify supporting arts and mixed use residential and office areas which support and complement downtown retail use areas. Provide for a strong central retail core at downtown's focal center while providing for a mixture of supporting commercial and residential uses in the area surrounding this retail core area. D. Focus development between the commercial and retail core and the Edmonds Center for the Arts on small-scale retail, service, and multifamily residential uses. [Ord. 3918 § 1 (Att. 1), 2013; Ord. 3700 § 1, 2008]. 16.43.010 Subdistricts. The "downtown business" zone is subdivided into five distinct subdistricts, each intended to implement specific aspects of the comprehensive plan that pertain to the Downtown Waterfront Activity Center. Each subdistrict contains its own unique mix of uses and zoning regulations, as described in this chapter. The five subdistricts are: BD1 — Downtown Retail Core; BD2 — Downtown Mixed Commercial; Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 1 Packet Pg. 81 Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 2 of 17 BD3 — Downtown Convenience Commercial; BD4 — Downtown Mixed Residential; BD5 — Downtown Arts Corridor. [Ord. 3918 § 1 (Att. 1), 2013; Ord. 3700 § 1, 2008]. 16.43.020 Uses. A. Table 16.43-1. Permitted Uses BD1 BD1 GFSF0) BD2 BD3 BD4 BD5 Commercial Uses Retail stores or sales A A A A A A Offices A X A A A A Legal/law firms A X Financial A X Advising A X Mortgage A X Banks (without tellers) A X Accounting A X Counseling A X Architecture A X Engineering A X Advertising A X Insurance A X Fitness related business (yoga/pilates/gym/fitness club) A X Service uses A A(2) A A A A Retail sales requiring intensive outdoor display or storage areas, such as trailer sales, used car lots (except as part of a new car sales and service dealer), and heavy equipment storage, sales or services X X X X X X Enclosed fabrication or assembly areas associated with and on the same property as an art studio, art gallery, A A A A A A Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 1 Packet Pg. 82 Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 3 of 17 restaurant, microbreweries/distilleries or food service establishment that also provides an on -site retail outlet open to the public Automobile sales and service X X A A X X Dry cleaning and laundry plants which use only nonflammable and nonexplosive cleaning agents C X A A A X Printing, publishing and binding establishments C X A A A C Public markets licensed pursuant to provisions in Chapter 4.90 ECCi A A A A A A Residential Single-family dwelling A X A A A A Multiple dwelling unit(s) — must be located on second floor or behind first 45 feet from sidewalk or rights -of -way A X A A A A Other Uses Bus stop shelters A A A A A A Churches, subject to the requirements of ECDC 17.100.020 A A A A A A Primary and high schools, subject to the requirements of ECDC 17.100.050(G) through (R) A X A A A A Local public facilities, subject to the requirements of ECDC 17.100.050 C C C C A C Neighborhood parks, natural open spaces, and community parks with an adopted master plan subject to the requirements of ECDC 17.100.070 A A A A A A Off-street parking and loading areas to serve a permitted use B X B B B B Commuter parking lots in conjunction with a facility otherwise permitted in this zone B X B B B X Commercial parking lots C X C C C X Wholesale uses X X X C X X Hotels and motels A A A A A A Amusement establishments C C C C C C Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 1 Packet Pg. 83 Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 4 of 17 Auction businesses, excluding vehicle or livestock auctions C X C C C C Drive-in/through businesses (businesses with drive through facilities) X X C A C X Laboratories X X C C C X Fabrication of light industrial products not otherwise listed as a permitted use X X X C X X Day-care centers C X C C A C Hospitals, health clinics, convalescent homes, rest homes, sanitariums X X C C A X Medical uses, e.g., A X Physicians A X Dental A X Optometrist (without retail) A X Physical therapy (without retail) A X Counseling A X Other similar medical services A X Museums and art galleries of primarily local concern that do not meet the criteria for regional public facilities as defined in ECDC 21.85.033 A A A A A A Zoos and aquariums of primarily local concern that do not meet the criteria for regional public facilities as defined in ECDC 21.85.033 C X C C C A Counseling centers and residential treatment facilities for current alcoholics and drug abusers X X C C A X Regional parks and community parks without a master plan subject to the requirements of ECDC 17.100.070 C C C C C C Outdoor storage, incidental to a permitted use D X D D D D Aircraft landings as regulated by Chapter 4.80 ECC X X D D D D A = Permitted primary use B = Permitted secondary use Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 1 Packet Pg. 84 Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 5 of 17 C = Primary uses requiring a conditional use permit D = Secondary uses requiring a conditional use permit X = Not permitted NOTES: (1) BD1 Zone GFSF = Ground Floor Designated Street Frontage (first 45 feet measured from public rights-of-way/sidewalk or parks/plazas) as defined under Edmonds Community Development Code Map 16.43-1: Designated Street Front for BD Zones. Buildings set back 15 feet or more from the sidewalk shall not be subject to the BD1 Zone GFSF requirements. (2) Services — by appointment uses not providing open door retail/dining/entertainment functions as a primary component of the business are not allowed within BD1 GFSF (first 45 feet). Open door businesses, e.g., real estate offices, banks (with tellers and no drive-throughs), nail and hair salons are allowed. For conditional uses listed in Table 16.43-1, the use may be permitted if the proposal meets the criteria for conditional uses found in Chapter 20.05 ECDC, and all of the following criteria are met: 1. Access and Parking. Pedestrian access shall be provided from the sidewalk. Vehicular access shall only be provided consistent with ECDC 18.80.060. When a curb cut is necessary, it shall be landscaped to be compatible with the pedestrian streetscape and shall be located and designed to be as unobtrusive as possible. 2. Design and Landscaping. The project shall be designed so that it is oriented to the street and contributes to the pedestrian streetscape environment. Fences more than four feet in height along street lot lines shall only be permitted if they are at least 50 percent open, such as a lattice pattern. Blank walls shall be discouraged, and when unavoidable due to the nature of the use shall be decorated by a combination of at least two of the following: a. Architectural features or details; b. Artwork; c. Landscaping. B. Exception to the BD1 GSFS. The owner of a building in the BD1 zone may apply for an exception from the restrictions on offices and medical uses within the designated street front for leasable space meeting all of the following criteria: 1. The space is less than 500 square feet; Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 1 Packet Pg. 85 Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 6 of 17 2. The space does not contain direct access to the street or sidewalk; 3. The previous use was a nonconforming use (e.g., not retail); and 4. The space has been vacant for a period of more than six months. [Ord. 3955 § 1 (Att. A), 2014; Ord. 3932 § 6, 2013; Ord. 3918 § 1 (Att. 1), 2013; Ord. 3894 § 4, 2012; Ord. 3700 § 1, 2008]. 16.43.030 Site development standards. ........ ......... ......... ......... ........................ ........ ......... ......... ......... ......... ......... ......... ......... .... ........... A. Table 16.43-2. Minimum Height of Ground Floor within the Minimum Minimum Minimum Minimum Designated Sub Minimum Lot Street Side Rear Maximum Street District Lot Area Width Setback Setback' Setback' Height2 Front4 BD15 0 0 0 0 0 30' 15' BD25 0 0 0 0 0 30' 12' BD35 0 0 0 0 0 30' 12' BD43,5 0 0 0 0 0 30' 12' BD55 0 0 0 0 0 25' 12' ' The setback for buildings and structures located at or above grade (exempting buildings and structures entirely below the surface of the ground) shall be 15 feet from the lot line adjacent to residentially (R) zoned property. 2 Specific provisions regarding building heights are contained in ECDC 16.43.030(C). 3 Within the BD4 zone, site development standards listed in Table 16.43-2 apply when a building contains a ground floor consisting of commercial space to a depth of at least 45 feet measured from the street front of the building. If a proposed building does not meet this ground floor commercial space requirement (e.g., an entirely residential building is proposed), then the building setbacks listed for the RM-1.5 zone shall apply. See ECDC 16.43.030(B)(8) for further details. 4 "Minimum height of ground floor within the designated street -front" means the vertical distance Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 a Attachment 5 1 Packet Pg. 86 Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 7 of 17 from top to top of the successive finished floor surfaces for that portion of the ground floor located within the designated street front (see ECDC 16.43.030(B)); and, if the ground floor is the only floor above street grade, from the top of the floor finish to the top of the ceiling joists or, where there is not a ceiling, to the top of the roof rafters. "Floor finish" is the exposed floor surface, including coverings applied over a finished floor, and includes, but is not limited to, wood, vinyl flooring, wall- to-wall carpet, and concrete, as illustrated in Figure 16.43-1. Figure 16.43-1 shows an example of a ground floor height of 15 feet; note that the "finished" ceiling height is only approximately 11 feet in this example. 5 Site development standards for single-family dwellings are the same as those specified for the RS-6 zone. Map 16.43-1: Designated Street Front for BD Zones Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 1 Packet Pg. 87 Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 8 of 17 Designated Street Front ! {s` L �J_ f EY ST� DALEY ST � 8L72 DAYTO Iz Z 1ti ry ALDER ST # w M S d RM p HOWELL WAY I m Lu I' LU x r �- LRDER Dr BDrt y a fVAPLE ST a ALDER ST � WA(-NLJT ST f 4LLY 6R Ij �.IncN_4.4�-I!i W Jl i s M LL HE�Lora war W Figure 16.43-1: Ground Floor Height Measurement Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 a Attachment 5 Packet Pg. 88 6.1.b Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 9 of 17 B. Ground Floor. This section describes requirements for development of the ground floor of buildings in the BD zones. 1. For all BD zones, the ground floor is considered to be that floor of a building which is closest in elevation to the finished grade along the width of the side of the structure that is principally oriented to the designated street front of the building (this is normally the adjacent sidewalk). For the purposes of this section, the ground "floor" is considered to be the sum of the floor planes which, in combination, run the full extent of the building and are closest in elevation to one another. For the purposes of this chapter, the definition of "ground floor" contained in ECDC 21.35.017 does not apply. 2. Designated Street Front. Map 16.43-1 shows the streets that define the designated street front for all properties lying within the BD zones. The designated street front is defined as the 45 feet measured perpendicular to the street front of the building lot fronting on each of the mapped streets. 3. Minimum Height of the Ground Floor within the Designated Street Front. The minimum height of the ground floor specified in Table 16.43-2 only applies to the height of the ground floor located within the designated street front established in subsection (13)(2) of this section. 4. Access to Commercial Uses within the Designated Street Front. When a commercial use is located on the ground floor within a designated street front as defined in subsection (13)(2) of this Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 1 Packet Pg. 89 Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 10 of 17 section, the elevation of the ground floor and associated entry shall be within seven inches of the grade level of the adjoining sidewalk. "Grade" shall be as measured at the entry location. Portions of the ground floor outside the designated street front of the building need not comply with the access requirements specified in this section. 5. When the designated street front of a building is on a slope which does not allow both the elevation of the entry and ground floor within the designated street front to be entirely within seven inches of the grade level of the sidewalk, as specified in subsection (B)(4) of this section, the portion of the ground floor of the building located within the designated street front may be designed so that either: a. The entry is located within seven inches of the grade of the adjacent sidewalk, and the commercial portion of the ground floor located within the designated street front is within seven inches of the grade level of the entry; or b. The building may be broken up into multiple frontages, so that each entry/ground floor combination is within seven inches of the grade of the sidewalk. c. For corner lots, a primary entry shall be established for the purposes of determining where the ground floor entry rules detailed in this section shall apply. The first choice for the primary entry shall be either 5th Avenue or Main Street. In the case of the BD5 zone, the primary entry shall always be on 4th Avenue. 6. Within the BD1 zone, development on the ground floor shall consist of only commercial uses, except that parking may be located on the ground floor so long as it is not located within the designated street front. 7. Within the BD2 and BD3 zones, development on the ground floor shall consist of only commercial uses within the designated street front. Any permitted use may be located on the ground floor outside of the designated street front. 8. Within the BD4 zone, there are two options for developing the ground floor of a building. One option is to develop the ground floor with commercial space, meeting the same requirements detailed for the BD2 and BD3 zones in subsection (B)(7) of this section. As a second option, if more residential space is provided so that the ground floor does not meet the commercial use requirements described in subsection (B)(7) of this section, then the building setbacks listed for the RM-1.5 zone shall apply. In the case where RM-1.5 setbacks are required, the required street setback shall be landscaped and no fence or wall in the setback shall be over four feet in height above sidewalk grade unless it is at least 50 percent open, such as in a lattice pattern. 9. Within the BD5 zone, one option is to develop the ground floor with commercial space, Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 1 Packet Pg. 90 Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 11 of 17 meeting the same requirements detailed for the BD2 zone in subsection (13)(7) of this section. When development of the ground floor does not conform to these requirements, then development within the BD5 zone shall meet the following requirements: a. The building shall be oriented to 4th Avenue. "Orientation to 4th Avenue" shall mean that i. At least one building entry shall face 4th Avenue. ii. If the building is located adjacent to the public right-of-way, architectural details and/or applied art shall be incorporated into the building design to add interest at the pedestrian (i.e., ground floor) level. iii. If the building is set back from the street, landscaping and/or artwork shall be located between the building and the street front. b. Live/work uses are encouraged within the BD5 zone, and potential live/work space is required for new residential buildings if no other commercial use is provided on -site. i. If multiple residential uses are located on the ground floor, the building shall incorporate live/work space into the ground floor design in such a way as to enable building occupants to use portion(s) of their space for a commercial or art/fabrication use. "Live/work space" means a structure or portion of a structure that combines a commercial or manufacturing activity that is allowed in the zone with a residential living space for the owner of the commercial or manufacturing business, or the owner's employee, and that person's household. The live/work space shall be designed so that a commercial or fabrication or home occupation use can be established within the space. Figure 16.43-2. BD5 Development Building at right (foreground) shows landscaping located between building and street. Building at left (background) shows commercial space integrated with residential uses, and the entry Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 1 Packet Pg. 91 Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 12 of 17 oriented to the street. 10. Exceptions and Clarifications. The regulations for the ground floor contained in subsections (13)(1) through (9) of this section apply with the following exceptions or clarifications: a. That in all areas the provision of pedestrian access to permitted residential uses is allowed as a permitted secondary use. b. The restrictions on the location of residential uses shall not apply when a single-family use is the only permitted primary use located on the property. c. Existing buildings may be added onto or remodeled without adjusting the existing height of the ground floor to meet the specified minimum height, so long as the addition or remodel does not increase the building footprint or its frontage along a street by more than 25 percent. Permitted uses may occupy an existing space regardless of whether that space meets the ground floor requirements for height. d. Parking is not considered to be a commercial use for the purposes of satisfying the ground floor commercial use requirement within the designated street front (e.g., when the first 45 feet of a building are within a designated street front in the BD1 zone, parking may not be located within that 45 feet). e. For properties within the BD2 or BD3 zone which have less than 90 feet of depth measured from the street front, parking may be located in the rearmost 45 feet of the property, even if a portion of the parking extends into the first 45 feet of the building. In no case shall the depth of commercial space as measured from the street front of the building be less than 30 feet. f. Within the BD2, BD3 and BD4 zones, if the first 45 feet of the building as measured perpendicular to the street consist only of commercial uses and permitted secondary uses, then permitted multiple -family residential unit(s) may be located behind the commercial uses. g. Recodified as ECDC 22.43.050(8)(4). h. Within the BD1 zone, each commercial space located on the ground floor within the designated street front shall be directly accessible by an entry from the sidewalk. C. Building Height Regulations. 1. The basic height limit for each BD zone is described in Table 16.43-2 (see definition of "height" detailed in ECDC 21.40.030). 2. Within the BD5 zone, the maximum height may be increased to 30 feet if the building meets Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 1 Packet Pg. 92 Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 13 of 17 one of the following conditions. In addition, if the building is located within 15 feet of the public right-of-way, architectural details and/or applied art shall be incorporated into the building design, and the ground floor shall be distinguished from the upper portions of the building through the use of differences in materials, windows, and/or architectural forms. a. All portions of the building above 25 feet consist of a pitched roof such that the pitch of all portions of the roof is at least six-by-12 and the roof includes architectural features, such as dormers or gables of a steeper pitch, that break up the roof line into distinct segments. b. If the building does not make use of a pitched roof system as described in subsection (C)(2)(a) of this section, a building step -back shall be provided within 15 feet of any street front. Within the 15-foot step -back, the maximum building height is the lesser of 25 feet above grade at the property line (normally the back of the sidewalk) or 30 feet above the "average level" as defined in ECDC 21.40.030. For corner lots, a 15-foot step -back is required along both street fronts. If a building located on a corner lot has insufficient lot width (i.e., less than 40 feet of lot width) to enable it to provide the required step -back on both street fronts, then the step -back may be waived facing the secondary street. 3. Height Exceptions. In addition to the height exceptions listed in ECDC 21.40.030, the following architectural features are allowed to extend above the height limits specified in this chapter: a. A single decorative architectural element, such as a turret, tower, or clock tower, may extend a maximum of five feet above the specified height limit if it is designed as an integral architectural feature of the roof and/or facade of the building. The decorative architectural element shall not cover more than five percent of the roof area of the building. b. Roof or deck railings may extend a maximum of 42 inches above the specified height limit within any building step -back required under subsection (C)(2)(b) of this section; provided, that the railing is constructed so that it has the appearance of being transparent An example meeting this condition would be a railing that is comprised of glass panels. D. Off -Street Parking and Access Requirements. The parking regulations included here apply specifically within the BD zone. Whenever there are conflicts between the requirements of this chapter and the provisions contained in Chapter 17.50 ECDC, Off -Street Parking Regulations, the provisions of this chapter shall apply. 1. Within the BD1 zone, no new curb cuts are permitted along 5th Avenue or Main Street. 2. No parking is required for any commercial floor area of permitted uses located within the BD1, BD2, BD4, and BD5 zones. 3. No parking is required for any floor area in any building with a total building footprint of less Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 1 Packet Pg. 93 Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 14 of 17 than 4,800 square feet. E. Open Space Requirements. 1. For buildings on lots larger than 12,000 square feet or having an overall building width of more than 120 feet (as measured parallel to the street lot line), at least five percent of the lot area shall be devoted to open space. Open space shall not be required for additions to existing buildings that do not increase the building footprint by more than 10 percent. Open space shall be provided adjacent to the street front (street lot line). Such open space may be provided as any combination of: a. Outdoor dining or seating areas (including outdoor seating or waiting areas for restaurants or food service establishments); b. Public plaza or sidewalk that is accessible to the public; c. Landscaping which includes a seating area that is accessible to the public. 2. Required open space shall be open to the air and not located under a building story. 3. In overall dimension, the width of required open space shall not be less than 75 percent of the depth of the open space, measured relative to the street (i.e., width is measured parallel to the street lot line, while depth is measured perpendicular to the street lot line). Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 1 Packet Pg. 94 6.1.b Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 15 of 17 Figure 16.43-5: Building Sire, Width and Open Space r--------------- T--------------- 7r ----- T• Example: i • Building Is cn four Us. each 300 zfl feet_ Total Lat Area = 14A60 sq. H. • Suihding width is 121) Feet. { Building Foolprinl = 13,650 sq. ft. • Open space is S required due to k)pen Space Required u 720 sq. fty building width, and due to lot area. • Open space provided exceeds the 5% of lol area Building Width Parallel to SlreeuROw 120'-0" rgqulrgmgnt, i ------- LOI Lir)9B i •i i Building Area Open Space 750 sq. ft. 7 i 7 i r�L F. Historic Buildings. The exceptions contained in this section apply only to buildings listed on the Edmonds register of historic buildings. 1. If a certificate of appropriateness is issued by the Edmonds historic preservation commission under the provisions of Chapter 20.45 ECDC for the proposed project, the staff may modify or waive any of the requirements listed below that would otherwise apply to the expansion, remodeling, or restoration of the building. The decision of staff shall be processed as a Type 11 development project permit application (see Chapter 20.01 ECDC). a. Building step -backs required under subsection (C)(2)(b) of this section. b. Open space required under subsection (E) of this section. 2. No off-street parking is required for any permitted uses located within a building listed on the Edmonds register of historic buildings. Note that additional parking exceptions involving building expansion, remodeling or restoration may also apply, as detailed in ECDC 17.50.070(C). 3. Within the BD5 zone, if a building listed on the Edmonds register of historic buildings is retained on -site, no off-street parking is required for any additional buildings or uses located on the same property. To obtain this benefit, an easement in a form acceptable to the city shall be recorded with Snohomish County protecting the exterior of the historic building and ensuring that Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 1 Packet Pg. 95 Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 16 of 17 the historic building is maintained in its historic form and appearance so long as the additional building(s) obtaining the parking benefit exist on the property. The easement shall continue even if the property is subsequently subdivided or any interest in the property is sold. G. Density. There is no maximum density for permitted multiple dwelling units. H. Screening. The required setback from R-zoned property shall be landscaped with trees and ground cover and permanently maintained by the owner of the BD lot. A six-foot minimum height fence, wall or solid hedge shall be provided at some point in the setback, except for that portion of the BD zone that is in residential use. I. Signs, Parking and Design Review. See Chapters 17.50, 20.10, and 20.60 ECDC. Sign standards shall be the same as those that apply within the BC zone. J. Satellite Television Antennas. In accordance with the limitations established by the Federal Communications Commission, satellite television antennas greater than two meters in diameter shall be reviewed in accordance with the provisions of ECDC 16.20.050. [Ord. 3918 § 1 (Att. 1), 2013; Ord 3865 § 1, 2011; Ord. 3736 § 10, 2009; Ord. 3700 § 1, 2008]. 16.43.035 Design standards — BD zones. Design standards for the BD zones are contained in Chapter 22.43 ECDC. [Ord. 3918 § 1 (Att. 1), 2013; Ord. 3700 § 1, 2008]. 16.43.040 Operating restrictions. A. Enclosed Building. All uses shall be carried on entirely within a completely enclosed building, except: 1. Public uses such as utilities and parks; 2. Off-street parking and loading areas, and commercial parking lots; 3. Drive-in businesses; 4. Plant nurseries; 5. Public markets; provided, that when located next to a single-family residential zone, the market shall be entirely within a completely enclosed building; 6. Limited outdoor display of merchandise meeting the criteria of Chapter 17.65 ECDC; 7. Bistro and outdoor dining meeting the criteria of ECDC 17.70.040; 8. Outdoor dining meeting the criteria of Chapter 17.75 ECDC; Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 1 Packet Pg. 96 Edmonds Chapter 16.43 BD — DOWNTOWN BUSINESS Page 17 of 17 9. Motorized and nonmotorized mobile vending units meeting the criteria of Chapter 4.12 ECC. B. Nuisances. All uses shall comply with Chapter 17.60 ECDC, Property Performance Standards. C. Interim Use Status — Public Markets. 1. Unless a public market is identified on a business license as a year-round market within the city of Edmonds, a premises licensed as a public market shall be considered a temporary use. As a temporary use, the city council finds that any signs or structures used in accordance with the market do not require design review. When a location is utilized for a business use in addition to a public market, the public market use shall not decrease the required available parking for the other business use below the standards established by Chapter 17.50 ECDC. [Ord. 3932 § 7, 2013; Ord. 3918 § 1 (Att. 1), 2013; Ord. 3902 § 1, 2012; Ord. 3894 § 5, 2012; Ord. 3700 § 1, 2008]. Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 5 1 Packet Pg. 97 Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Page 1 of 11 Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Sections: 22.43.000 Applicability. 22.43.010 Massing and articulation. 22.43.020 Orientation to street. 22.43.030 Ground level details. 22.43.040 Awnings/canopies and signage. 22.43.050 Transparency at street level. 22.43.060 Treating blank walls. 22.43.070 Building HVAC equipment. 22.43.000 Applicability. The design standards in this chapter apply to all development within the BD1, BD2, BD3, and BD4 downtown zones, except for multifamily buildings in the BD4 zone. [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. 22.43.010 Massing and articulation. ............. .......................................................................................................................................................................................................................................................................................................................................... A. Intent. To reduce the massiveness and bulk of large box -like buildings, and articulate the building form to a pedestrian scale. B. Standards. 1. Buildings shall convey a visually distinct base and top. A "base" can be emphasized by a different masonry pattern, more architectural detail, visible plinth above which the wall rises, storefront, canopies, or a combination. The top edge is highlighted by a prominent cornice, projecting parapet or other architectural element that creates a shadow line. Buildings should convey a distinct base and top. Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 6 1 Packet Pg. 98 Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Page 2 of 11 T � x I%, `op base The base can be emphasized by different material(s). 2. Building facades shall respect and echo historic patterns. Where a single building exceeds the historic building width pattern, use a change in design features (such as a combination of materials, windows or decorative details) to suggest the traditional building widths. [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. 22.43.020 Orientation to street. ......... ......... ......... ......... ......... ......... ......... ......... ......... ......... ....... .. ......... ......... .. ....... ......... A. Intent. To reinforce pedestrian activity and orientation and enhance the liveliness of the street through building design. B. Standards. 1. Building frontages shall be primarily oriented to the adjacent street, rather than to a parking lot or alley. 2. Entrances to buildings in the BD1, BD2 and BD4 zones shall be visible from the street and accessible from the adjacent sidewalk. 3. Entrances shall be given a visually distinct architectural expression by one or more of the following elements: a. Higher bay(s); Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 6 1 Packet Pg. 99 6.1.b Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Page 3 of 11 b. Recessed entry (recessed at least three feet); c. Forecourt and entrance plaza. Buildings shall be oriented to the street. a � S —_za Entrances shall be given visually distinct expression. [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. 22.43.030 Ground level details. A. Intent. To reinforce the character of the streetscape by encouraging the greatest amount of visual interest along the ground level of buildings facing pedestrian streets. B. Standards. 1. Ground -floor, street -facing facades of commercial and mixed -use buildings shall incorporate at least five of the following elements: a. Lighting or hanging baskets supported by ornamental brackets; Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 6 1 Packet Pg. 100 Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Page 4 of 11 b. Medallions; c. Belt courses; d. Plinths for columns; e. Bulkhead for storefront window; f. Projecting sills; g. Tile work; h. Transom or clerestory windows; i. Planter box; j. An element not listed here, as approved, that meets the intent. 2. Ground floor commercial space is intended to be accessible and at grade with the sidewalk, as provided for in ECDC 16.43.030. Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 6 1 Packet Pg. 101 Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Page 5 of 11 Ground floor details encourage visual interest along the ground level of buildings facing pedestrian streets. [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. 22.43.040 Awnings/canopies and signage. A. Intent. 1. To integrate signage and weather protection with building design to enhance business visibility and the public streetscape. 2. To provide clear signage to identify each business or property, and to improve way -finding for visitors. 3. To protect the streetscape from becoming cluttered, and to minimize distraction from overuse of advertisement elements. B. Standards. 1. Structural canopies are encouraged along pedestrian street fronts. If a canopy is not provided, then an awning shall be provided which is attached to the building using a metal or other framework. 2. Awnings and canopies shall be open -sided to enhance visibility of business signage. Front valances are permitted. Signage is allowed on valances, but not on valance returns. 3. Marquee, box, or convex awning or canopy shapes are not permitted. 4. Retractable awnings are encouraged. 5. Awnings or canopies shall be located within the building elements that frame storefronts, and should not conceal important architectural details. Awnings or canopies should be hung just below a clerestory or transom window, if it exists. 6. Awnings or canopies on a multiple -storefront building should be consistent in character, scale and position, but need not be identical. Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 6 1 Packet Pg. 102 6.1.b Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Page 6 of 11 Open -sided nonstructural awning with front valance. Open -sided structural canopy. 7. Nonstructural awnings should be constructed using canvas or fire-resistant acrylic materials. Shiny, high -gloss materials are not appropriate; therefore, vinyl or plastic awning materials are not permitted. 8. Signage should be designed to integrate with the building and street front. Combinations of sign types are encouraged, which result in a coordinated design while minimizing the size of individual signs. 9. Blade or projecting signs which include decorative frames, brackets or other design elements are preferred. Projecting signs (including blade signs) of four square feet or less are permitted and are not counted when calculating the amount of signage permitted for a business in Chapter 20.60 ECDC. This type of detail can be used to satisfy one of the required elements under ECDC 22.43.030(B). 10. Use graphics or symbols to reduce the need to have large expanses of lettering. Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 6 1 Packet Pg. 103 Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Page 7 of 11 11. Instead of broadly lighting the face of the sign, signage should be indirectly lit, or backlit to only display lettering and symbols or graphic design. 12. Signage should be given special consideration when it is consistent with or contributes to the historic character of sites on the National Register, the Edmonds Register of Historic Places, or on a city council -approved historic survey. 13. Signage shall include decorative frames, brackets or other design elements. An historic sign may be used to meet this standard. Retractable and open -sided awnings allow signage to be visible. Examples of projecting signs using decorative frames and design Awning or canopy shapes: 4 s uffdwd Box IC / II Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 6 1 Packet Pg. 104 Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Page 8 of 11 elements. L [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. 22.43.050 Transparency at street level. _............ ......... ...... ... ......... ......... .... .......................................................................................................................................................................................... A. Intent. To provide visual connection between activities inside and outside the building. B. Standards. 1. The ground level facades of buildings that face a designated street front shall have transparent windows covering a minimum of 75 percent of the building facade that lies between an average of two feet and 10 feet above grade. 2. To qualify as transparent, windows shall not be mirrored or darkly tinted glass, or prohibit visibility between the street and interior. 3. Where transparency is not required, the facade shall comply with the standards under ECDC 22.43.060. Ground level facades of buildings should have transparent windows between two to 10 feet Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 6 1 Packet Pg. 105 Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Page 9 of 11 above grade. Windows shall provide a visual connection between activities inside and outside the building, and therefore should not be mirrored or use darkly tinted glass. 4. Within the BD1 zone, ground floor windows parallel to street lot lines shall be transparent and unobstructed by curtains, blinds, or other window coverings intended to obscure the interior from public view from the sidewalk.* [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. *Code reviser's note: Subsection (13)(4) of this section was formerly codified as ECDC 16.43.030(B) (10) (g) . 22.43.060 Treating blank walls. ......... ......... ......... ......... ......... ......................... ................ ............. ....... ......... ....... .. ......... ......... ......... ................ A. Intent. To ensure that buildings do not display blank, unattractive walls to the abutting street. B. Standards. 1. Walls or portions of walls on abutting streets or visible from residential areas where windows are not provided shall have architectural treatment (see standards under ECDC 22.43.050). At least five of the following elements shall be incorporated into any ground floor, street -facing facade: a. Masonry (except for flat, nondecorative concrete block); b. Concrete or masonry plinth at the base of the wall; c. Belt courses of a different texture and color; d. Projecting cornice; e. Decorative tile work; f. Medallions; g. Opaque or translucent glass; Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 6 1 Packet Pg. 106 Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Page 10 of 11 h. Artwork or wall graphics; i. Lighting fixtures; j. Green walls; k. An architectural element not listed above, as approved, that meets the intent. fgm'ag 6'-1 QpWua gfsss AR7 c" oo+Rrce m9sG4ry 6eN avxsa mefafranoFY Rank wad's &W be lmatad wM arcMactural a,'sUWOS lD provide +4SW hrJ19Mst Buildings shall not display blank, unattractive walls to the abutting street. [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. 22.43.070 Building HVAC equipment. ...................................................................................................................................................................................................................................................................................................................................................................................... A. Intent. To ensure that HVAC equipment, elevators, and other building utility features are designed to be a part of the overall building design and do not detract from the streetscape. B. Standards. 1. Rooftop HVAC equipment, elevators and other rooftop features shall be designed to fit in with the materials and colors of the overall building design. These features shall be located away from the building edges to avoid their being seen from the street below. If these features can be seen from the adjoining street, building design shall use screening, decoration, plantings (e.g., rooftop gardens), or other techniques to integrate these features with the design of the building. Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 6 1 Packet Pg. 107 Edmonds Chapter 22.43 DESIGN STANDARDS FOR THE BD ZONES Page 11 of 11 2. When HVAC equipment is placed at ground level, it shall be integrated into building design and/or use screening techniques to avoid both visual and noise impacts on adjoining properties Rooftop equipment should be screened from view. [Ord. 3918 § 2 (Att. 2), 2013; Ord. 3697 § 2, 2008]. Fhe Edmonds City Code and Community Development Code are current through Ordinance 4064, passed April 4, 2017 Attachment 6 1 Packet Pg. 108 6.1.b Design Objectives for Building Facade. Building facade objectives ensure that the exterior of a building — the portion of a building that defines the character and visual appearance of a place — is of high quality and demonstrates the strong sense of place and integrity valued by the residents of the City of Edmonds. A.18 Building Facade Design. Encourage building facades that reinforce the appearance and consistency of streetscape patterns while supporting diversity and identity in building design. A.19 Window Variety and Articulation. Use window size and placement to help define the scale and character of the building. Use the organization and combinations of window types to reinforce the streetscape character or to provide variation in a facade, as well as provide light and air to the building interior. A.20 Variation in Facade Materials. Employ variation in materials, colors or design elements on building facades to help define the scale and style of the structure. Variation in facade materials can help reduce the apparent bulk of larger buildings while allowing variety and individuality of building design. Urban Design Goals & Policies for Specific Areas In addition to the general design goal and objectives described above under Goal A, supplemental design objectives are outlined below for specific areas or districts within the city. Each key goal in this element (or section) is identified by an alphabet letter (for example, "D"). Goals are typically followed by associated policies and these are identified by the letter of the goal and a sequential number (for example, "D.2") Urban Design Goal B: Downtown/Waterfront Activity Center. Design objectives and standards should be carefully crafted for the Downtown/Waterfront Activity Center to encourage its unique design character and important place -making status within the city. B.1 Vehicular Access and Parking. Driveways and curb cuts should be minimized to assure a consistent and safe streetscape for pedestrians. When alleys are present, these should be the preferred method of providing vehicular access to a property and should be used unless there is no reasonable alternative available. Configuration of parking should support a "park and walk" policy that provides adequate parking while minimizing impacts on the pedestrian streetscape. B.2 Pedestrian Access and Connections. Improve pedestrian access from the street by locating buildings close to the street and sidewalks, and defining the street edge. Cross walks at key intersections should be accentuated by the use of special materials, signage or paving treatments. Transit access and waiting areas should be provided where appropriate. Community Culture and Urban Design 125 Attachment 7 Packet Pg. 109 6.1.b B.3 Building Entry Location. Commercial building entries should be easily recognizable and oriented to the pedestrian streetscape by being located at sidewalk grade. d Building Setbacks. Create a common street frontage view with enough repetition to tie each site to its neighbor. Encourage the creation of public spaces to enhance the visual attributes of the development and ` encourage outdoor interaction. In the Waterfront area west of the railroad, buildings should be set back from the waterfront to preserve and provide a buffer from existing beach areas. In the Waterfront area, site layout should be coordinated with existing buildings and proposed improvements to provide views of the water, open spaces, and easy pedestrian access to the beach. B.5 Building/Site Identity. In the downtown area, retain a connection with the scale and character of downtown through the use of similar materials, proportions, forms, masses or building elements. Encourage new construction to use designs that reference, but do not replicate historic forms or patterns. B.6 Weather Protection. Provide a covered walkway for pedestrians traveling along public sidewalks or walkways. B.7 Signage. Lighting of signs should be indirect or minimally backlit to display lettering and symbols or graphic design instead of broadly lighting the face of the sign. Signage using graphics or symbols or that contributes to the historic character of a building should be encouraged. ::j Art and Public Spaces. Public art and amenities such as mini parks, flower baskets, street furniture, etc., should - be provided as a normal part of the public streetscape. Whenever possible, these elements should be continued in the portion of the private streetscape that adjoins the public streetscape. In the 4th Avenue Arts Corridor, art should be a common element of building design, with greater design flexibility provided when art is made a central feature of the design. B.9 Building Height. Create and preserve a human scale for downtown buildings. Building frontages along downtown streetscapes should be pedestrian in scale. B.10 Massing. Large building masses should be subdivided or softened using design elements that emphasize the human scale of the streetscape. Building fagades should respect and echo historic patterns along downtown pedestrian streets. Community Culture and Urban Design 126 Attachment 7 Packet Pg. 110 6.1.b B.11 Building Fagade. Provide a human scale streetscape, breaking up long facades into defined forms that continue a pattern of individual and distinct tenant spaces in commercial and mixed use areas. Avoid blank, monotonous and imposing building facades using design elements that add detail and emphasize the different levels of the building (e.g. the top or cornice vsthe pedestrian level or building base). B.12 Window Variety and Articulation. In the downtown retail and mixed commercial districts, building storefronts should be dominated by clear, transparent glass windows that allow and encourage pedestrians to walk past and look into the commercial space. Decorative trim and surrounds should be encouraged to add interest and variety. Upper floors of buildings should use windows as part of the overall design to encourage rhythm and accents in the fagade. Urban Design Goal C: Highway 99 Corridor. Additional Design Objectives for the Highway 99 Corridor should support its function as a locus of commercial and potential mixed use activity, building on the availability of multiple forms of transportation and its proximate location to surrounding neighborhoods. C.1 General Appearance and Identity. Design of buildings and spaces along Highway 99 should encourage a feeling of identity associated with different sections of the highway. C.2 Site Design. Site design should allow for vechicular access and parking as well as safe access and circulation for pedestrians. Whenever possible, sites should provide connections between adjacent businesses and between businesses and nearby residential neighborhoods. C.3 Landscaping and Buffering. Landscaping, fencing or other appropriate techniques should be used to soften the street front of sites and also used to buffer more intensive uses from adjoining less intensive use areas (e.g. buffer commercial from residential development). Urban Design Goal D: Neighborhood Commercial Areas. Design in neighborhood commercial areas should seek to support the function of the neighborhood center while paying close attention to its place within the neighborhood setting. D.1 Landscape and Buffering. Special attention should be paid to transitions from commercial development to surrounding residential areas, using landscaping and/or gradations in building scale to provide compatible development. Community Culture and Urban Design 127 Attachment 7 Packet Pg. 111 CITY OF EDMONDS 121 5TH AVENUE NORTH, EDMONDS, WA 98020 (425) 771-0220 DETERMINATION OF NONSIGNIFICANCE Description of proposal: Application for design review of a new two story building with a drive -through, surface parking, and related site improvements. The ground floor will be occupied by HomeStreet Bank while the upper floor will be office space for a future tenant. (File Number PLN20170024) Proponent: Brad Barbee Location of proposal, including street address if any: 614-616 5th Ave. S., Tax Parcel Numbers 27032600100900,27032600102900 & 27032600102300 Lead agency: City of Edmonds The lead agency has determined that the requirements for environmental analysis and protection have been adequately addressed in the development regulations and comprehensive plan adopted under chapter 36.70A RCW, and in other applicable local, state, or federal laws or rules, as provided by RCW 43.21C.240 and WAC 197-11-158 and/or mitigating measures have been applied that ensure no significant adverse impacts will be created. An environmental impact statement is not required under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. There is no comment period for this DNS. XX This 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 July 25, 2017 Project Planner: Mike Clugston, Associate Planner Responsible Official: Rob Chave, Planning Manager Contact Information: City of Edmonds 1 121 5th Avenue North, Edmonds WA 98020 1 425-771-0220 —r— Date: t1/'Q_ Z9 ?(--' 7 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 August 1,_ 2017. You should be prepared to make specific factual objections Contact Rob Chave to read or ask about the procedures for SEPA appeals. XX Posted on July 11, 2017. at the Edmonds Public Library and Edmonds Public Safety Building. Published in the Everett Herald. Emailed to the Department of Ecology SEPA Center (SEPAunit@ecy.wa.gov). Mailed to property owners within 300 feet of the site. XX Distribute to "Checked" Agencies below The SEPA Checklist, project plans, and DNS are available at https://permits.edmonds.wa.us/citizen. x Search for file number PLN20170024. These materials are also available for viewing at the Planning w Division — located on the second floor of City Hall: 121 5th Avenue North, Edmonds WA 98020. CD z U r Q Page 1 of 2 SEPA DETERMINATION 6/29/17 SEPA Packet Pg. 112 Notice Mailed to the following: XX COMCAST XX Department of Archaeology & Historic Outside Plant Engineer, North Region Preservation 1525 75"' St. SW Sle 200 PO Box 48343 Everett, WA 98203 Olympia, WA 98504-8343 XX Tulalip Tribal Council XX Puget Sound Energy 6700 Totem Beach Road Attn: David Matulich Marysville, WA 98270 PO Box 97034, M/S BOT-1G Bellevue, WA 98009-9734 XX Snohomish County Fire District No. 1 david.matulich a�pse.com Headquarters Station No. 1 Attn.: Director of Fire Services XX M. L. Wicklund 12310 Meridian Avenue South Snohomish Co. PUD Everett, WA 98208-5764 PO Box 1107 Everett, WA 98206-1107 XX Community Transit Attn.: Kate Tourtellot 7100 Hardeson Road Everett, WA 98203 pc: File No. SEPA Notebook Page 2 of 2 SEPA DETERMINATION 6/29/17.SEPA Packet Pg. 113 IND z:-_ - 3 m BUS STOP SHELLABARGER CREEK (D may- _ Al Co t N .y.....jl�'.t' � •-•' r� d fl _ n' at�ilC E _ t Q - = a Co PROPOSED HOMESTREET BANK SITE r HOMESTREET BAWuj HomeStreet SCALE: 1" = 80'-0" 614 - 616 5TH AVE S. EDMONDS, WA 980 5,08201 E iA �� ADB REVIEW PACKAGE -VICINITY MAF m FILE # PLN2017002 a Packet Pg. 114 W71 RFCEI 6.1.b MAY 3 ® 2017 CITY OF E1�MONDS �I l�COUNT REI�'�s ENVIRONMENTAL CHECKLIST Purpose of Checklist: The State Environmental Policy Act (SETA), 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: Home Street Bank Edmonds 2. Name of applicant: MG2 3. Address and phone number of applicant and contact person: 1101 S cond Ave- Suite 100 Seattle. WA, 98101 Brad Barbee - 206.962. 639 4. Date checklist prepared: Aoril 6 2017 5. Agency requesting checklist: City ofEdmonds Revised on 9116116 HSB Edmonds SEPA Checklist -DRAFT PACE COMMENTS. doex Page 1 of 26 Packet Pg. 115 6. Proposed timing or schedule (including phasing, if applicable): Con5truction beginning comjpJeted in May-2019 _[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 at this time _(STAFF COMMENTS) 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. Hazardous Building Materials Survey dated August 2015 Oy Med-Tox Northwest Geotechnical Engineer Retort dated February 4. 2016 by Zi er Geo Associate LLC PhaseJ Environmental Assessment Re, ort da ed July 15. 2015 by Pacific Cr 5t Environmental ALTA Survey dated July 17 2015 by Pace Engineers Inc Transportation Imipact Analysis Worksheet (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 known (STAFF COMMENTS) Revised on 9119116 HSB Edmonds SEPA_Checkhsi-DRAFT PACE COMMENTS docx Page 2 of 26 Packet Pg. 116 10. List any government approvals or permits that will be needed for your proposal, if known. SEPA DeterminatiQln,f Edmonds Architectural Desion Bgard ar)praval.Demolition Plan for xis i r t r s 8 it in P ' M c i s r it E ri 1 P r it P+ in rrni Signage 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. Dernofition o existing I - story commercial stru r s totaling aoryoximateivr feet on a 23,387 sauare foot proUertyri f threQ (3) sep!arat-e r)arcels-andconstruction of a new 2-story 6.763 sauare foot oi b n w ri h n rkin all Th ro os will include a bank ands eculative offices ace _(STAFF CO}MM ENTS)_ C 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. 614 and 616 5th Ave S. Fdrnonds. WA 98020 Parcel #' • 270,32600100900, 270326001 2900 & 270326001023 0 Section 26 Township 27 Range 03 East _(STAFF COMMENTS) TO BE COMPLETED BY APPLICANT B. ENVIRONMENTAL ELEMENTS Earth a. General description of the site (circle one): Flat, rolling hilly steep slopes, mountainous, other: Fully v ned site witvi wo sinalg- ry commercial buildings and a surface pain!2lot adiac o f r hew 4� F f the r is Revised on 9119116 HSB Edmonds SEPA Checklist -DRAFT PACE COMMENTS. docx Page 3 of 26 Packet Pg. 117 6.1.b (STAFF COMMENTS) b. What is the steepest slope on the site (approximate percent slope)? 85% along man-made bank west of existing t)ar ing lot. _(STAFF COMMENTS) T kC 511C r .,n r C , r.�i' 1 �. 0 J'.', 1 L>w 1' C rJrYl .� r' t C � Li . � Y'� � 1 % [ !�C'r S C. Wh t genera types o 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. Sky sand. silt and, _gravel. No ayr�cuktui' I land of long term significance is_present an the site Tw.-Q- distingti ri identified he NRCS Soil Survey for nobomish County:half identified as Ald rwood urban land complex. and the west half is Everett very_grayelly sandk loam Both are consistent with the general descriotir,n herein - (STAFF COMMENTS) d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. None Known - _(STAFF COMMENTS) e. Describe the purpose, type, total area and approximate quantities and total affected area of any filling, excavation, and grading proposed. Indicate source of fill. Con-struction will reciuire apQroximate 800 cubic pf structural raise r o f the we I er f the siteo the grade. This lmr)acts about A re e r a. Additionally apur-oximately 20Q cubic yards of gravel will be required for bagkfill.gaaving bases building read material and other structural supiport. _(STAFF COMMENTS) f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Erosion cou Id occur between the time the site is IatialIy gleared until the final imgervi pus surfaces are installed. Revised on 9119116 HSB Edmonds SEPA Checklist -DRAFT PACE COMMENTS. docx Page 4 of 26 Packet Pg. 118 9. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Aporo.ximately 68% -(STAFF COMMENTS)-- h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: Erosion control measures meeting the reauir ments of Federal, State and local laws regarding erosion control will be installed or! r to land disturbance and will remain in place through the duration of construction. (STAFF COMMENTS} 2. AIR a. What types of emissions to the air would result from the proposal (i.e., dust, automobile, odors, and industrial wood smoke) during construction and when the project is completed? If any, generally describe and give approximate quantities if known. During construction, typicaI emissiOn S from construction yehlcles and eauirament would result from the project. After construction. tyraicaI em i ssio ns from light traffic on the ._Ui-o{-ertywou I d_ result from the protect - _ (STAFF COMMENTS) b. Are there any off -site sources of emissions or odor that may effect your proposal? If so, generally describe. None known (STAFF COMM C. Proposed measures to reduce or control emissions or other impacts to the, if any: All construction actiyitie$ will be performed in comruliance with Federal. State and local regulations regarding air pollution (STAFF COMMENTS) Revised on 9119116 HSB Edmonds SEPA Checklist -DRAFT PACE COMMENTS. docx Page 5 of 26 Packet Pg. 119 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. None known _(STAFF COMMENTS) (2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. (STAFF COMMENTS) (3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. N/A _(STAFF COMMENTS) (4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. _(STAFF COMMENTS) (5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. No _(STAFF COMM (6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No Revised on 9119116 HSB Edmonds SEPA Checklist -DRAFT PACE COMMENTS. docx Page 6 of 26 Packet Pg. 120 _(STAFF COMM b. Ground- (1) Will ground water be withdrawn from a well for drinking water or other purposes? If so, give a general description of the well, proposed uses and approximate quantities withdrawn from the well Will water be discharged to ground water? Give general description, purpose, and approximate quantities if known. No (STAFF COMM (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 anticipated (STAFF COMM C. Water Runoff (including storm water): (1) Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. ` t rmwater will be the sole runoff source. Stormwater will be collected in a storm drain system and routedthrough detention facifty before being isc r into the existi municipal storm sewer located at the southwest corner of the site. _(STAFF COMMENTS) 'fk P4 L✓;"'jhr- id . A4 ri1 ,; I ovivoA 1C (2) Could waste materials enter ground or surface waters? If so, generally describe. accidental spill could discharge waste m l inIQ -5-urfacg waters. This potentipt exists with the site's current use and the roiect will not increase the risk. _(STAFF COMMENTS} Revised on 9119116 HSB Edmonds SEPA Checklist -DRAFT PACE COMMENTS. docx Page 7 of 26 Packet Pg. 121 (3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. No Existing drainage patterns will be preserved. _(STAFF COMMENTS) d. Proposed measures to reduce or control surface, ground, runoff water, and drainage pattern impacts, if any: Site improvements will include st-ormwater Facilities to (a) treat runoff. Cb7 detain or control larger v n ksand grovide onsitestorrnwatgr n m limit the imoacts of urbanization- It should be noted that e cLjrrent site,whi y developed- does not_grrovl any stormwater control measures- -(STAFF COMM 4. Plants a. Check or circle types of vegetation found on the site: X deciduous tree: alder, maple, aspen, other: 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) b. What kind and amount of vegetation will be removed or altered? II of the deciduouss and some gf the r ill be removed f the (STAFF COMMENTS) Revised on 9119116 HSB Edmonds SEPA Checklist -DRAFT PACE COMMENTS. docx Page 8 of 26 Packet Pg. 122 C. List threatened or endangered species known to be on or near the site. None are known (STAFF COMMENTS) . d. Proposed landscaping, use of native plants, or other materials to preserve or enhance vegetation on the site, if any: All pervious areas h haye been disturbed by constrUction will Ue planted with landsca in e. List all noxious weeds and invasive species known to be on or near the site. None known (STAFF COMM 5. Animals a. List any birds and other animals that have been observed on or near the site or are known to be on or near the site. Examples include: birds: hawk, heron, eagle, songbirds other: mammals: deer, bear, elk, beaver, other:None known fish: bass, salmon, trout, herring, shellfish, other: Revised on 9119116 HSB Edmonds SEPA Checklist -DRAFT PACE COMMENTS. docx Page 9 of 26 Packet Pg. 123 (STAFF COMMENTS) b. List any threatened or endangered species known to be on or near the site. None known (STAFF COMMENTS) _ c. Is the site part of a migration route? If so, explain. The site lies within the Pacific Flvway (STAFF COM d. Proposed measures to preserve or enhance wildlife, if any: None are necessary. No impacts to wildlife are anticipated e. (STAFF COM List any invasive animal species known to be on or near the site. None known Revised on 9119116 HSB Edmonds __SEPA Checklist -DRAFT PACE COMMENTS.docx Page 10 of 26 Packet Pg. 124 (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. The oroi would require electricity for lighting and power and would require riatu�l gfor space heating (STAFF COMMENTS)- b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. m (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: The building will camply with the energy code adopted by the City of Edmonds in effect at the time of ipermit submittal (STAFF COMMENTS) 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. A hazardous materials survey found asbestos containing materials and lead 1�gd paint Revised on 9119116 HSB Edmonds SEPA Checklist -DRAFT PACE COMMENTS.docx Page 11 of 26 Packet Pg. 125 6.1.b (STAFF COMMENTS) (1) Describe any known or possible contamination at the site from present or past uses. Lead based paint asbestos containing materials (STAFF COMMENTS) (2) Describe existing hazardous chemicals/conditions that might affect project development and design. This includes underground hazardous liquid and gas transmission pipelines located within the project area and in the vicinity. NnnP (STAFF COMMENTS) (3) Describe any toxic or hazardous chemicals that might be stored, used, or produced during the project's development or constructions, or at any time during the operating life of the project. None anticipated (STAFF COMMENTS) (4) Describe special emergency services that might be required. No pedal emergency service re uirements are antici-aal:ecl (STAFF COMMENTS Revised on 9119116 HSB Edmonds _SEPA_. Checklist -DRAFT PACE COMMENTS. docx Page 12 of 26 Packet Pg. 126 b. (5) Noise (1) (2) (3) Proposed measures to reduce or control environmental health hazards, if any: Prior to -demolition. all hazardous materials identified [n the Hazardous Materials Survey will be_mitiaated o remove on accord nce with Federal. State an local Ipws_re garding the removal or remediation of hazardous materials. (STAFF COMMENTS] What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Existing soWrces of noiseinclude traffic on adiacent streets- There is no anticipated im act on the ro'ect from noise. (STAFF COMMENTS) What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hour's noise would come from the site. Short- e m noise ! s l from ructi n ivities an w l 1 eel expected for a si i! r tyoe of construction proo ct. Lana -term noise would be generated from traffic h site-allevels similar thQ exIsling adiacent to the site. (STA FF COM M ENTS) Proposed measures to reduce or control noise impacts, if any: Construction activities will only occur during hours as allowedby _the Edmonds City Code. (STAFF COMMENTS} 4r a et I" �. 1 I S Revised on 9119116 HSB Edmonds SEPA Checklist -DRAFT PACE COMMENTS. docx Page 13 of 26 Packet Pg. 127 8. Land and Shoreline Use a. What is the current use of the site and adjacent properties? Will the proposal affect current land uses on nearby or adjacent properties? If so, describe. The urrent u � of the site is office and retail The a jacent or-werrty t t� 1 re tl a retail use and the adiacent oroberties to the east south and west are currently residential uses. The nro►aosal will replace the existing on -site uses with office use and is not anticil2ated to affect nearby or adiacent iproperties with regards to land use. b. Has the project site been used as working farmlands or working forest lands? If so, describe. How much agricultural or forest land of long-term commercial significance will be converted to other uses as a result of the proposal, if any? If resource lands have not been designated, how many acres in farmland or forest land tax status will be converted to nonfarm or nonforest use? No (STAFF 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 (STAFF COMM C. Describe any structures on the site. The site u r n l has a l-storyretail in r 1 f and a 1-story f buildina with a basement of approximately 3,900 sf (STAFF COMM Revised on 9119116 HSB Edmonds SEPA Checklist -DRAFT PACE COMMENTS. docx Page 14 of 26 Packet Pg. 128 6.1.b d. Will any structures be demolished? If so, what? All structures on site will be demolished. [STAFF COMMENTS} e. What is the current zoning classification of the site? The site is currently zoned BD3 - Downtown Convenience Commercial (STAFF COMMENTS) f. What is the current comprehensive plan designation of the site? The current.r h n ive plan designation of the site ien e h Downtown Waterfront Activity Center overlay. (STAFF COMM g. If applicable, what is the current shoreline master plan designation of the site? The site does not lie within 20❑ ft of a waterody and is therefore nod a ❑art of the currant shoreline master plan (STAFF COMM h. Has any part of the site been classified critical area by the city? If so, specify. The City_ GIS mapping indicates the site contains Erosion Hazard Area due_te the presence of Alderwood or Everett soil series on slopes exceeding 15% (EMC23 $0.020). This exists on the 7-foot tall bank that droos from the west edge off existing parking lot. Revised on 9119116 HSB Edmonds _SEPA_Checklist-DRAFT PACE COMMENTS. docx Page 15 of 26 Packet Pg. 129 (STAFF rs Pv5'eoN tit o w n (Il s �rif` (�a� c_ ;! r1 i. Approximately how many people would reside or whrk in the completed roject? Aipr).roximatey 25 people would work in the completed project (STAFF COMMENTS) j. Approximately how many people would the completed project displace? The completed, project would displace 0 workersExisting buildings are vacant (STAFF COMMENTS) k. Proposed measures to avoid or reduce displacement impacts, if any: Nerve proposed as the project resuli<s in a net _c�ain in ' bs. (STAFF COMMENTS) 1. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The ipr000wd prolgctconsistent i current site zoning si n and current reh nsive lan deli n tion of h site (STAFF COMM M. Proposed measures to reduce or control impacts to agricultural and forest lands of long-term commercial significance, if any: N /A Revised on 9119116 HSB Edmonds SEPA Checklist -DRAFT PACE COMMENTS. docx Page 16 of 26 Packet Pg. 130 6.1.b (STAFF COMMENTS) 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. None (STAFF COMMENTS) b. Approximately how many units, if any would be eliminated? Indicate whether high, middle, or low-income housing. NlnnA (STAFF COMMENTS)- C . Proposed measures to reduce or control housing impacts, if any: N/A (STAFF COMMENTS) 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principle exterior building material(s) proposed? T lie ta I I es r d j re is a pp ro i maWy 3 Q feet, The prin i ol e exterior building materials are rmosed to be stone, fiber -cement siding, stucco and glass. Revised on 9119116 HSB Edmonds _SEPA_Checklist-DRAFT PACE COMMENTS.docx Page 17 of26 Packet Pg. 131 (STAFF COMME'' 14i 0 1IM` r L o 40 41,7 b. What views in the immediate vicinity would be altered or obstructed? Views to the sound and Olympic M unta s from residenfiiai properties to the east �c� i�ld be altered by the oro►aosal (STAFF COMM C. Proposed measures to reduce or control aesthetic impacts, if any: The proposal will be designed in conformance with the regulations contained in the Edmonds Citv Code (STAFF COM 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? T he pro oosal w il I orodc I i g ht t vp i Ca I of an offi ce biji Idin of i mi la r size and u s w be groduces in the eveninaand early morningh ur . A dgwNight producing 10fc oct 94/7 over the ATM aloha the public sidewalk per RCW 19-174.050, (STAFF COM M b. Could light or glare from the finished project be a safety hazard or interfere with views? No - (STAFF COMMENTS)- C What existing off -site sources of light or glare may affect your proposal? None known Revised on 9119116 HSB Edmonds SEPA Checklist -DRAFT PACE COMMENTS. docx Page 18 of 26 Packet Pg. 132 6.1.b (STAFF COMMENTS) d. Proposed measures to reduce or control light and glare impacts, if any: None prooased as no light or glare impacts are anticioated. (STAFF COMMENTS) 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? Edmonds City Park lies two (2) blocks west of the proposal. (STAFF COMMENTS] b. Would the proposed project displace any existing recreation uses? If so, describe. No (STAFF COMMENTS) C. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be w provided by the project or applicant, if any: c None br000s d as the QLQject does not anticipate any impacts n rec[pational opportunities. � E z M Q Revised on 9119116 HSB Edmonds SEPA__Checklist-DRAFT PACE COMMENTS.docx 11Page 19 of26 Packet Pg. 133 6.1.b (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. One wo existing buildings an the site is aver 45 years old, but is not currently listed-0r eliaible W be listed Qn any preservation registers (STAFF COMM 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. None known. (STAFF COMMENTS) c. Describe the methods used to assess the potential impacts to cultural and historic resources on or near the project site. Examples include consultation with tribes and the Department of Archeology and Historic Preservation, archaeological surveys, historic maps, GIS date, etc. None as -the o rQposa I has a low roabiIity of impacts to c u[turaI and historic resources on or near the proiect site. (STAFF COMMENTS) d. Proposed measures to avoid, minimize, or compensate for loss, changes to, and disturbance to resources. Please include plans for the above and any permits that may be required. Revised on 9119116 HSB Edmonds SEPA. Checklist -DRAFT PACE COMMENTS. docx Page 20 of 26 Packet Pg. 134 6.1.b The contractor will implement procedures For the inadvertent discovery and treatment of archeolog"cal or historic artifacts or human remains. Archeological cal and/or cultural resources are not likely to be discovered on the site. (STAFF COMMENTS) 14. Transportation a. Identify public streets and highways serving the site or affected geographic area, and describe proposed access to the existing street system. Show on site plans, if any. The site is seryed by 5�1' Ave S and_ the proposal anticipates twa driveways to access S at then rtheast and southeast corners of the prolperty. (STAFF COMMENTS) b. Is the site or affected geographic area currently served by public transit? If so, generally describe. If not, what is the approximate distance to the nearest transit stop? The site is current I Y served by Community Transitroutes 130 and 416. T lie nea re u thbounn transit stop is approximately 150 feet to the north of the -site and the nearest r h ❑ nd transit stop is aiporoximately 400 feet to the north of the site. (STAFF COMM C. How many additional parking spaces would the completed project or nonproject proposal have? How many would the project or proposal eliminate? The rrogosed oraiect would have 20 parking stalls The proposal would eliminate aooroximately 16 stalls for a net gain of four 4) parking stalls. d. Will the proposal require any new or improvements to existing roads, streets, pedestrian, bicycle or state c transportation facilities not including driveways? If so, generally describe (indicate whether public or E private). U r Q Revised on 9119116 HSB Edmonds SEPA Checklist -DRAFT PACE COMMENTS. doex Page 21 of 26 Packet Pg. 135 (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 COMM How many vehicular trips per day would be generated by the completed project? If known, indicate when peak volumes would occur and what percentage of the volume would be trucks (such as commercial and passenger vehicles). What data or transportation models were used to make these estimates? The Project is forecast to generate up to 130 trips per day. During the PM peak hour the Project is forecast to generate 22 new trips. The PM peak hour period occurs between 4 and 6 PM. Truck traffic during this time -period is negligible. The 911 Edition of the ITE Trip Generation Manual was used to forecast trip generation. 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. 101 (STAFF COMMENTS) h. Proposed measures to reduce or control transportation impacts, if any: Revised on 9119116 HSB Edmonds _SEPA_Checklist-DRAFT PACE COMMENTS. docx Page 22 of 26 Packet Pg. 136 6.1.b The proiect proponents will pay trafficaassessed—ayi f Edmonds i acQor nc with h i dLu traffic ies conducted the oroponent. (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: None prwosed as ther are no anticipated im a is to public services (STAFF COMMENTS) 16. Utilities a. Circle utilities currently available at the site: irefuse service e!c hone [sanitary sewer, septic system, other: (STAFF COMM 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. I t i Sn h nsolid i n of twoi nci sery i ces to a sJn I w s r i to the site Natural PS co—n1idation Qf two existing rvi single rvi he Revised on 9119116 HSB Edmonds SEPA Checklist -DRAFT PACE COMMENTS. docx Page 23 of 26 Packet Pg. 137 Water,r Sewer, St r r in C[ty of Edmonds consolidation and rgyisions t existing services to the site Refuse Service / Sound isr)asal / Construction of a new trash endQau-ra-o-n-s-it-e- Teleph❑ ne Multi ol e D rovil idat n and r vi si on s to exi stin r ices ta thesite. (STAi+ F COMM C. SIGNATURE I declare under penalty of perjury laws that the above answers are true and correct to the best of my knowledge. I understand that the lead agency is re yuig on them to make its decision. V36117 Signature of Proponent Date Submitted Revised on 9119116 HSB Edmonds _SEPA Checklist -DRAFT PACE COMMENTS. docx Page 24 of 26 Packet Pg. 138 CITY OF EDMONDS 121 5th Avenue North, Edmonds WA 98020 Phone: 425.771.0220 ■ Fax: 425.771.0221 • Web: www.edmondswa.gov_ DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION June 27, 2017 Brad Barbee 1101 Second Avenue, Suite 100 Seattle, WA 98101 Subject: Letter of Completeness — HomeStreet Bank (PLN20170024) Dear Brad, I have reviewed the application for design review of the proposed HomeStreet Bank at 614-616 5th Avenue South for completeness pursuant to Edmonds Community Development Code (ECDC) 20.02.002. It has been determined that the application meets the procedural submission requirements and therefore is complete. Please accept this letter as the City's notice to the applicant of the determination of completeness pursuant to ECDC 20.02.003. While the application is procedurally complete, please note that additional information and clarifications may be needed as review of the application continues. As you know, this application requires a two-phase public hearing before the Architectural Design Board. The first phase of the public hearing will be held on August 2 —the date of the second phase will be determined on August 2. The Board meets on the first Wednesday of each month and can meet the third Wednesday as well. Since the application has been determined to be complete, a notice of application will be posted on the subject property and mailed to adjacent property owners within the next two weeks consistent with ECDC 20.03.002. A SEPA determination for the project will be issued at the same time as the notice of application. If you have any questions, please contact me at 425-771-0220 or via email at michael.clugston@edmondswa.gov. Sincerely, Mike Clugston, AICP Associate Planner Packet Pg. 139 6.1.b `"?C. I - g 1.) - Notice of Application, Public Hearing and SEPA Determination - File Number PLN20170024 NOTICE OF APPLICATION Description of Proposal: Application for design review of a new two story building with a drive -through, surface parking, and related site improvements. The ground floor will be occupied by HomeStreet Bank while the upper floor will be office space for a future tenant. District -based design review applications that trigger SEPA review are Type III-B decisions, which require a two-phase public hearing and decision by the Architectural Design Board (ADB). The site is located within the Downtown Business (13133) zone. Name of Applicant: Brad Barbee Location: 614-616 5t" Avenue South, Edmonds, WA File No.: PLN20170024 Date of Application: May 30, 2017 Date of Notice: July 11, 2017 Requested Permits: District Design Review Date of Completeness: June 27, 2017 Other Required Permits: Building Permit Required Studies: None known Existing Environmental Documents: Critical Areas Determination and Environmental Checklist Comments on Proposal Due: August 2, 2017 (see public hearing information below) Any person has the right to comment on this application during the public comment period, receive notice and participate in any hearings, and request a copy of the decision on the application. The City may accept public comments at any time prior to the closing of the record of an open record predecision hearing, if any, or, if no open record predecision hearing is provided, prior to the decision on the project permit. Only parties of record as defined in ECDC 20.07.003 have standing to initiate an administrative appeal. Information on this development application can be viewed or obtained at the City of Edmonds Development Services Department, 121 - 5th Ave. N, Edmonds, WA 98020. Office hours are Monday - Fridays from 8:00 a.m. to 4:30 p.m. (8:30 a.m. to noon only on Wednesdays) or online through the City's website at littps://perinits.edmonds.wa.us/citizen. Search for permit PLN20170024. City Contact: Mike Clugston, (425) 771-0220, michael.clugston@edmondswa.gov PUBLIC HEARING INFORMATION A public hearing before the Architectural Design Board (ADB) will be held on Wednesday, August 2.2017 -at 7:00 pail. in the Council Chambers located at 250 - 5th Ave. N, Edmonds, WA 98020. A copy of the staff report will be available at least seven days prior to the hearing. *SEPA NOTICE ON REVERSE SIDE* Packet Pg. 140 *NOTICE OF APPLICATION AND PUBLIC HEARING ON REVERSE SIDE* STATE ENVIRONMENTAL POLICY ACT (SEPA) NOTICE DETERMINATION OF NONSIGNIFICANCE Lead Agency: The City of Edmonds is SEPA lead agency for the proposed mixed -use building at 614-616 5"' Avenue South (File No. PLN20170024). SEPA Determination: Notice is hereby given that the City of Edmonds has issued a Determination of Nonsignificance (DNS) under WAC 197-11-340(2) for the above project. Date of Issuance: July l 1, 2017 SEPA Comments: July 25, 2017 SEPA Appeal Deadline: August 1. 2017 at 4:00 p.m. Appeals must be filed in writing citing the specific reasons for appeal with the required fee to the City of Edmonds Planning Division, 121 — 5th Ave. N, Edmonds, WA 98020. or 4NEPPMEW Packet Pg. 141 Smooth Feed SheetsTM Use template for 6.1.b 27032600102900 00720000110400 00720000120600 HOMESTREET BANK BENITEZ RICARDO J HUGHES DAVID & BELINDA 601 UNION ST STE 2000 630 5TH AVE S UNIT 104 630 5TH AVE S UNIT 206 SEATTLE, WA 98104 EDMONDS, WA 98020-3448 EDMONDS, WA 98020-3453 00409600200200 00720000110500 00720000120700 533 EDMONDS LLC ZEILE LOUISE ZEIL OUISE A 533 4TH AVE S PO BOX 15620 PO B 5620 EDMONDS, WA 98020-4140 SEATTLE, WA 98115 SEATTLE, WA 98115 00409600200300 00720000110600 00720000120800 PNT PROPERTIES LLC STRAUSS LAURA DANIELSON LINDA J 9792 EDMONDS WAY #225 630 5TH AVE S UNIT 106 630 5TH AVE S UNIT 208 EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020-3453 00409600200400 00720000110700 00720000301900 LANG JACK A CHAN MAN HOI BIGLER LINDA 541 4TH AVE S 4380 E MARSHALL COURT 25449 S KINGSTON RD NE EDMONDS, WA 98020-4189 GILBERT, AZ 85297 KINGSTON, WA 98346 00409600200500 00720000110800 00906500010100 PAULSON GILLIAN MCINTYRE JESSAMYN A FILIBECK MORGAN/KLINE SCOTT 547 4TH AVE S 630 5TH AVE S UNIT 108 654 5TH AVE SOUTH UNIT 101 EDMONDS, WA 98020-4189 EDMONDS, WA 98020-3448 EDMONDS, WA 98020 00720000000400 00720000120100 00906500010200 BEDDALL BRADLEY WILES JOHN D SCOTT LAMAR & CATHY L 19515 27TH N W 18626 16TH NE 8745 GREENWOOD AVE N APT 31' SEATTLE, WA 98177 SEATTLE, WA 98155 SEATTLE, WA 98103 00720000100100 00720000120200 00906500010300 VANDER LINDEN JOY M FUREY DANIEL J CHAN CONSTANCE C & GEORGE F 630 5TH AVE S # 1A 116 CLALLAM BAY ST 1758 43RD AVE EDMONDS, WA 98020 SEQUIM, WA 98382 SAN FRANCISCO, CA 94122 00720000110100 00720000120300 00906500020100 FRANCIS ROGER A LEESE WAYNE PERRY PAMELA ELIZABETH 630 5TH AVE S # 101 PSC 477 BOX 29 654 5TH AVE S UNIT 201 EDMONDS, WA 98020 FPO, AP 96306 EDMONDS, WA 98020 00720000110200 00720000120400 00906500020200 PAINE SUSAN HAMMRICH GREGORY F KRUEGER JOHN & JEAN REVOCAB TRUST 1005 5TH AVE S UNIT 102 630-5TH AVE S # 204 654 5TH AVE S UNIT 202 EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020-3619 00720000110300 00720000120500 00906500020300 HUDDLESTON JEAN MARIE KIRK MARY ELLEN WRIGHT DIANE R 630 FIFTH AVE S UNIT 103 630 5TH AVE S UNIT 205 PO BOX 2831 EDMONDS, WA 98020 EDMONDS, WA 98020-3453 SEQUIM, WA 98382 Q Packet Pg. 142 AVERY0 Address Labels Las 51 WE, Smooth Feed SheetsTM Use template for 6.1.b 27032600100800 00409600101400 00649300100300 ONE BALLARD LLC DRULLINGER MARK A EASTERBROOK ALLA L ^ Iq 8746 MARY AVE NW #2 544 4TH AVE S 517 4TH AVE S UNIT C N 0 SEATTLE, WA 98117 EDMONDS, WA 98020-4110 EDMONDS, WA 98020-4137 0 0 N Z 27032600102500 00409600101300 00649300100400 a EDMONDS CENTER LP LARSON GREGG & DARCIE PEDERSON NANCY CHERMAK Y 403 HOWELL WAY 554 4TH AVE S 517 4TH AVE S UNIT D EDMONDS, WA 98020 EDMONDS, WA 98020-4110 EDMONDS, WA 98020-4137 m aD m L 00649300200100 27032600100300 00880600010100 FAIRCHILD FAMILY REVOCABLE E OLYMPIC & SOUND VIEW LLC BANKSTON JOHN K & SHERILYN M LIVING TRUST = 12625 4TH AVE W STE 200 400 HOWELL WAY UNIT 101 519 4TH AVE S UNIT A L 03 EVERETT, WA 98204 EDMONDS, WA 98020 EDMONDS, WA 98020-4138 ' m 00409600101901 00880600010200 00649300200200 NOGGINS DALE E & DONNA L WILLIAMS MARK & JACQUELINE DAY CHARLES D & SANDRA A 21826 95TH AVE W 400 HOWELL WAY UNIT 102 24220 89TH PL W EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98026-9010 a� 00409600101902 00880600010300 00649300200300 m REGENT CONSTRUCTION INC KURTH JANICE J SIMPSON JEAN H 2 .L 22624 105TH AVE W 400 HOWELL WAY UNIT 103 519 4TH AVE S UNIT C y_ EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020-4138 N d N 00872700051400 00880600020100 00649300200400 a FARMER JAMES R & PATRICIA W CARROLL WILKENING ROBERT 514 4TH AVE S WAY UNIT 201 400 HOWELL WAHOWELL 400 519 4TH AVE S UNIT D y EDMONDS, WA 98020 EDMONDS, WA 98020 EDMONDS, WA 98020-4110 00872700051800 00880600020200 27032600102300 GRIGNON DIANE H CROAN CAROLE LIVING TRUST HOME RE BANK 518 4TH AVE S 400 HOWELL WAY UNIT 202 601 UN ST STE 2000 1 f° ` EDMONDS, WA 98020 5 E WA 98104 EDMONDS, WA 98020-4110 0 L 00409600101700 00880600020300 00409600200100 HOLLINGBERY AARON R & JAMIE P PETfIGREW THOMAS & TEDDI FOURTH STREET APARTMENTS LL r 520 4TH AVE S 400 HOWELL WAY UNIT 203 624 ELM PL u°'i EDMONDS, WA 98020-4110 EDMONDS, WA 98020-4190 EDMONDS, WA 98020-4646 a m 0 00409600101600 00649300100100 00409600201200 Q MT BAKER ASSOCIATES LP ROMATOWSKI RICHARD L PK REAL PROPERTY LLC w PO BOX 1329 9402 51ST AVE NE 2724 98TH AVE NE EDMONDS, WA 98020 MARYSVILLE, WA 98270-2338 BELLEVUE, WA 98004 x w 00409600101500 00649300100200 27.032600100900 c E OKESON RUD H JOCHIMSEN LAVERE E & KATHRYN C HO TREE BANK � 534 4TH AVE S 517 4TH AVE S UNIT B 501 U 5T STE 2000 EDMONDS, WA 9802-4110 EDMONDS, WA 98020-4137 5 LE, A 98104 Q -- Packet Pg. 143 �� AVERYO Address labels Smooth Feed Sheets TM Use template for 6.1.b 00906500020400 27032500215300 CHAN DAVID C & NAKAGAWA JANE R COLUMBIA CITY PARTNERS LLC 654 5TH AVE S UNIT 204 4201 6TH AVE S EDMONDS, WA 98020-3619 SEATTLE, WA 98108 00906500030000 MSJ PROPERTIES LLC 2560 DEXTER AVE N SEATTLE, WA 98109 00906500040100 HOFFMAN SHERRY R 654 5TH AVE S UNIT 401 EDMONDS, WA 98020-3617 00906500040200 BRADLEY DRAKE R 654 5TH AVE S UNIT 402 EDMONDS, WA 98020 00906500040300 LALLY ANN M 654 5TH AVE S UNIT 403 EDMONDS, WA 98020-3617 00906500040400 DAHLSTROM TIMOTHY & MURPHY DONNA 654 5TH AVE S UNIT 404 EDMONDS, WA 98020-3617 00906500040500 SWINDLER KATHRYN E 654 5TH AVE S UNIT 405 EDMONDS, WA 98020-3617 00906500040600 SURPRENANT VALERIE A & LEWIS DAVID R 654 5TH AVE S UNIT 406 EDMONDS, WA 98020 27032500210500 APPLE TWO LLC 14227 EVERGREEN WAY STANWOOD, WA 98292 27032500210400 CURTIS CHESTER B & DOLORES B PO BOX 1087 EDMONDS, WA 98020 27032500215200 RODRIGUES ADLER F & MERCEDES F 521 HEMLOCK WAY EDMONDS, WA 98020 27032500218300 PETERSON JEFFREY J & MCKIMMIE HEATHER 527 HEMLOCK WAY EDMONDS, WA 98020 27032500218400 SHAPPACHER THOMAS & MELISSA A 539 HEMLOCK WAY EDMONDS, WA 98020 00477300000400 RICHARD RITA 609 5TH AVE S EDMONDS, WA 98020-3452 00477300000300 ]ONES MICHAEL F & LORIE L 510 HOMELAND DR EDMONDS, WA 98020-4026 00477300000500 BAKKEN ]AN 0 516 HOMELAND DR EDMONDS, WA 98020-4026 00477300000600 KETTEL RICHARD G & SARA E 524 HOMELAND DR EDMONDS, WA 98020 00477300000200 POWER LEE A & MELANIE L 511 HOMELAND DR EDMONDS, WA 98020-4026 00477300001800 DOLAN MICHAEL W & MARY K 515 HOMELAND DR EDMONDS, WA 98020-4026 00477300001702 HUDLOW KARMEN L 523 HOMELAND DR EDMONDS, WA 98020 00477300001501 DAWSON WES C 539 HOMELAND DR EDMONDS, WA 98020-4026 00477300000100 POOLE CECELIA A 537 5TH AVE S EDMONDS, WA 98020-3458 27032500208000 MT OLYMPUS HOLDINGS LLC 533 5TH AVE S EDMONDS, WA 98020 27032500208200 URSINO DANIEL A 17814 73RD PL W EDMONDS, WA 98026-5520 27032500207900 F- BARRETT STEVEN P .. 510 HOLLY DR EDMONDS, WA 98020 00843900010000 c TOBY1 LLC c PO BOX 13393 MILL CREEK, WA 98082 0 Q. a� L 00843900020100 N BENSON DAVID A PO BOX 681 EDMONDS, WA 98020 a m 0 00843900020200 Q MCKAY GRETA / LIGHTFOOT LIND 504 HOLLY DR UNIT 202 EDMONDS, WA 98020 w c 00843900030100 E SCHIPPERS JOHAN M & ANTONETTh u 504 HOLLY DR UNIT 301 EDMONDS, WA 98020-3498 Q A AVERY@ Address Labels Las Packet Pg. 144 Smooth Feed SheetsTM Use template for 6.1.b 00843900030200 CUBBIN FRANCES A 504 HOLLY DR UNIT 302 EDMONDS, WA 98020-3498 00843900030200 LYONS JOHN A.L/CAROL S 19828 47TH AVE NE LAKE FOREST PARK, WA 98155 00843900030300 KWAK KUM TRUST 504 HOLLY DR UNIT 303 EDMONDS, WA 98020 00843900030400 BRADBURY WARREN E 504 HOLLY DR UNIT 304 EDMONDS, WA 98020 AVERY@ Address Labels Packet Pg. 145 6.1.b ADJACENT PROPERTY OWNERS LIST Attach this notarized declaration to the adjacent property owners list. On my oath, I certify that the names and addresses provided represent all properties located within 300 feet of the subject property. Sign ure of A plicant or pplicant s Representative Oib di sworn to before me this day of •I ,,'t t f� �w `'',� Notary Public in an r the State of Washington c3AI.Ks04 -eVAPJS Residing at ���� V VE I w A Revised on 9130111 P2 - Adjacent Property Owners List Page 2 of 2 Packet Pg. 146 FILE NO.: PLN20170024 APPLICANT: HOMESTREET BANK DECLARATION OF MAILING NOTICE OF APPLICATION, PUBLIC HEARING & SEPA On the 11th day of July, 2017, the attached Notice of Application, Public Hearing & 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 11th day of July, 2017 at Edmonds, Washington. Signed: Lo� Packet Pg. 147 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 EDH766990 PLN20170024 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 07/11/2017 and ending on 07/11/2017 and that said newspaper was regularly distributed to its subscribers during all of said period. The amount of the fee for such publication is $108.36at&a(i `,'j11111 U tlllr�r��, K P Subscribed and sworn before me on this�.`� ��a '�Ssto+� tx •.'4,� '�� 1Z day of �- "_ - U �01AR PLJ B07- =a 29-2 OFl IW Notary Public in and for the State of Washington. City orEdmm& - LEGAL ADS 114101416 DUNE CUNNINGHAM Packet Pg. 148 6.1.b 4 CITY OF EDMONDS Notice of Application. Public Hwrinn99 and SEPA Determination File Number IllN2t]170024 NOTICE OF APPLICATION 0.0itifJ Apphualtun (of design rewaw of a new two etary hug 1ng wits a ".-through. slotacR polking, +Ind Polished alte PnlpfdVdmQl516. 7ho ground floor will be o=ovied by HomeStrool Dank while Ira Wpor floe( will he Wire space lot a future tehgnt. ❑Is1ricl-basod design rovloW approallons that trigger SEPA review are type f11•9 cscleion5; which mqulre a two-phaso pUWIG I1000119 atnd tMCP5idn by the ArGhitoclural De.61-40 Board (ADO). Thu sits 4 located within Ilse Downtown aua+nasa (03) zone, Name -ply ,vkag grad Bruaee f rr_a_d'MOLI 616 51h Avenue South, Edmonds, WA L May V. 2017 !g= dJng 27, 2017 y 11.2017 L Disinel design Review 1Lmu0: auot&ng Pernof Molls known nental Docbdl¢r]U: Critical Areas Determination 1P4IIU1hdALiod YlslmaollTye. AegtPal 2. 20 t 1 (sea puWic naarinp inlorMikin billow) Anyy imrson has lho rfoht to comnPont. on this a potation d1111119 lha puhk'c commnnl period, roouhPe nollco and flattletpnte, In Any hoatinga. and feauaet a copy of Ise decisiofl on Ihn appikcalign The City may accn{r1 public Granmedts of any 11nPg prior to the dlgaing of the radord al all open record prodeclslgn heBling, II any, or, 11 no dpbn P"Olrl pPadecVelun hvdring IS pr0vld`K Into' In the 005ion on the prOlacl pormll. 0n1y patties of raCOfd as dor'ned in 6Gflc 20.01.003 have xfowing Iglrtll'nr Io an sovilkotrallve a pool. 1 rlfofm a n on bfP 1111s d•O r elopmenI applicallon can be viewed Pr ab I l is elf it 1I10 City o1 E rim on dS 0evelayy In Sat Se y1Ge5 Dopar lmern, 121 • 6m Ave N. Edmond a, WA MON.Olfie6hovfs are Motlrlay - Fridays Iforn 8:00 a.m. to 410 p,tn. (6;30 a -in , 10 noon only On Wadngstlays) or online Ihrtauph Iha city'd Weball4 at I+tSp�llpHr7DtIi,9 LdUiCdI I- aafiGh cn loWr perrral PLN20170024. City Contacb M1keCla Sign, (425) 771-0220. Mir PUBLIiC r-A IINNOINFa ur6 A public hoarmg bolnfe Iha Ar(,.hiwn juraf Doslgn goal -1{Ar113} ndl be field Ins Wadnusday, AuDus12. 20' 7 at 7:00 p.m. UP 1119 Cnuncll Chambers located al 260 - 51h Ave. N. EdmOnds, WA 49020. A "11 Of the SIAII report WIII be avaltable at least seven days. ptipr 10 Iha heaPingg, 37ATE>=NVIRUNMENTAlhrt7llCY ACi IlSkPIA1)N[YTIC L pETEAMJ NAY IDN OF NONSh)NI FICANC t L �jm%Th0 CIly of Fdmonas Is BE PA lead agency for 11to pprOpoSad mixed-u4e bnllding al 01a-Ut4 5th Avenue South IFill N7 PLNPOly00241- S PA..SZIgS@L7lYiCid11p1� Notice is hereby gPvon 1f1a1 (no (;If M Edmondk has Issued a 1Dll &Wj 11A1lafLpLNOA8if7O&RA&�: QUI ndoo WAC 197-11.340(2) for the above pro�aw. ;July 11. 2017 $SPA Commsats. JUIIy 2S, 201Y f AuoP1a1 I_2077 at -Ug o:M. Appeals must da I led n willing oiling IotB.o is reasons ioP api-eal with file required fee to Iha egy,. hf Edmonds Planning DIVWon. 19.1 - Sth Mv, N, E1lmo . . kmAE901p. �P11tilfafiad holy 11.2017 EDH766990 Ic Vol 01 Packet Pg. 149 CITY OF EDMONDS - PLANNING DIVISION STAFF COMMENT FORM 8 PW-Engineering 8 Fire ❑ PW - Maintenance 8 Building Project Number: PLN20170024 Applicant's Name: HOMESTREET BANK Property Location: 614 - 616 5TH AVENUE SOUTH Date Application Received. 5.30.17 Date Application Routed: 6.01.17 Zoning: BD3 - DOWNTOWN BUSINESS Project Description:_ BANK ON 1 ST FLOOR NEW 2-STORY COMMERCIAL BLDG, DRIVE THRU, If you have any questions or need clarification on this project, please contact: Responsible Staff: MIKE CLUGSTON, AICP Ext. 1330 Name of Individual Submitting Comments: Kevin ZWeber Title: Fire Marshal 8 1 have reviewed this land use proposal for my department and 1 do not have any comments. My department may also review this project during the building permit process (if applicable) and reserves the right to provide additional comments at that time. Date: 6/5/17 ❑ 1 have reviewed this land use proposal for my department and have the following comments or conditions: Packet Pg. 150 CITY OF EDMONDS — PLANNING DIVISION STAFF COMMENT FORM ❑ PW-Engineering ❑ Fire ❑ PW - Maintenance ® Building Project Number Applicant's Name: Property Location PLN20170024 HOMESTREET BANK 614 - 616 5TH AVENUE SOUTH Date Application Received: Zoning: 5.30.17 Date Application Routed: BD3 - DOWNTOWN BUSINESS Project Description: BANK ON 1 ST FLOOR 6.01.17 NEW 2-STORY COMMERCIAL BLDG, DRIVE THRU, If you have any questions or need clarification on this project, please contact: Responsible Staff: MIKE CLUGSTON, AICP Name of Individual Submitting Comments: Leif Bjorback Title: Building Official 8 I have reviewed this land use proposal for my department and 1 do not have any comments. My department may also review this project during the building permit process (if applicable) and reserves the right to provide additional comments at that time. Ext. 1330 Date: 6/23/2017 ❑ 1 have reviewed this land use proposal for my department and have the following comments or conditions: Packet Pg. 151 Review status 3 121 5th Ave, Edmonds Washington - Phone: (425) 771-0220 C i� 10 - Engineering Review Review Complete? YES o 06/14/2017 Action: REVIEW COMPLETE By: ZULAUF Original Due Date: 06/26/2017 Minutes: 60 No comments at this time. U) m Total Time: 60 2 30 - Fire Review Review Complete? YES y 06105/2017 Action. REVIEW COMPLETE By: KZWEBER Original Due Date: 06/26/2017 Minutes: 45 13 Approved. N m Total Time: 45 N t a. 4400 - Traffic Engineer Review Review Complete? YES y 06/27/2017 Action: REVIEW COMPLETE By: CLUGSTON Original Due Date: 06/14/2017 Minutes: 0 d No comments at this time E 5020 - TRASH ENCLOSURE 06/26/2017 Action: REVIEW COMPLETE By: FISHER Original Due Date: Proposed trash enclosure pre -approved. Complete review upon building permit submittal. 60 - Planning Review 70 - Building Review 06123/2017 Action: 7/25/2017 10:13:39 AM REVIEW COMPLETE Approved. Assigned: CLUGSTON - 7/26/2017 By: BJORBACK Original Due Date: Total Time: 0 Review Complete? YES 06/26/2017 Minutes: 11 Total Time: 11 Review Complete? NO Total Time: 0 Review Complete? YES 06/26/2017 Minutes: 0 Total Time: 0 Total Reviews: 6 Total Time: 116 Page 1 of 1 Q Packet Pg. 152 6.1.b SNC)"c3mrSH CC)IJNTY PUBLIC UTILITY dISTR[Cis, Mike Clugston City of Edmonds 121 5th Avenue North Edmonds, WA 98020 Dear Mr. Clugston: Providing quality water, power and service at a competitive price that our customers value July 20, 2017 v�A 4 L317 DEVELC i M�__NT SMVIC' Reference No.: Homestreet Bank Building, 614 - 616 5th Avenue South District DR Number: 17-149 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. t�, P-"4 Edward Pride Interim Senior Manager Planning, Engineering, & Technical Services 1802 — 7511 Street S.W. • Everett, WA • 98203 l 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 Packet Pg. 153 6.1.b Packet Pg. 155 APPENDIX 6.1.b Page 1 of 2 Transportation Impact Analysis Worksheet PERMITTING & DEVELOPMENT ENGINEERING DIVISION 121 5th Avenue N P: 425.771.0220 www.edmondswa.gov Name of Proposed Project: HomeStreet Bank Edmonds Owner/Applicant HomeStreet Bank - Applicant Name Applicant Contact Person: Henry Kurasaki Name Street/Mailing Address Street/Mailing Address City State Zip City Telephone: Telephone: 206-576-2818 Traffic Engineer who prepared the Traffic Impact Analysis (if applicable): Transportation Solutions, Inc. Jeff Hee Firm Name Telephone: 425-883-4134 1. PROJECT DESCRIPTION a. Location - Street address: 614-615 5th Avenue S Contact Name E-mail: Jeffh@tsinw.com State Zip (Attach a vicinity map and site plan.) b. Specify existing land use: Baskin Robins and Retail buidling 2-story building: 1 st floor Drive-in Bank with one drive-in lar c. Specify proposed type and size of development: and 2nd floor 3,550-square feet of Office (# of residential units and/or square footage of building) d. Date construction will begin and be completed: 2018 e. Define proposed access locations: 5th Ave - one-way circulation north to south, see site plan Packet Pg. 156 6.1.b APPENDIX A Page 2 of 2 f. Define proposed sight distance at site egress locations: sight access locations will satisfy sight distance requirements 2. MITIGATION RECOMMENDATIONS State recommended measures and fees required to mitigate project specific traffic impacts. Traffic impact fee shall be calculated from the attached Impact Fee Rate Tables and as identified in ECDC 18.82.120, except as otherwise provided for independent fee calculations in ECDC 18.82.130. ❑ 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. Units in ITE Land Use Category Per Unit square feet, Fee Rate # of dwelling, vfp, etc. New Use $ X Prior Use $ X Fee $ i New Use Fee: $ - Prior Use Fee: $ ❑ NEW DEVELOPMENT Units in ITE Land Use Category Per Unit square feet, Fee Rate # of dwelling, vfp, etc. New Use $ X X OTHER Fee MITIGATION FEE RECOMMENDATION: 59,239.20 INDEPENDENT FEE CALCULATION: $240.00 + consultant fee $ 240.00 + con TOTAL TRANSPORTATION IMPACT FEE $ 59,479.20 + 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. alt fee )nsult f Packet Pg. 157 6.1.b 2017-2019 - Impact Fee Rate Table Fee 2017 2018 (w/ 4,036.61 2019 and beyond ITE Land Use Code - Description Calculation (w/ $2 543.01 costper (w/ $5,530.21 cost per trip) cost per trip) 110 - Light Industrial per sq. foot $3.64 $5.77 $7.91 140 - Manufacturing per sq. foot $2.72 $4.32 $5.92 151 - Mini -warehouse per sq. foot $0.97 $1.54 $2.10 210 - Single-family house per dwelling unit $2 873.60 $4,561.37 $6,249.14 220 - Apartment per dwelling unit $1,881.83 $2,987.09 $4,092.36 230 - Condominium per dwelling uni240 $1,525.81 $2,421.97 $3,318.13 - Mobile home per duet ling $1,627.53 $2,583.43 $3,539.33 251 - Senior Housing per dwelling $584.89 $928.42 $1,271.95 unit 320 - Motel per room $1,525.81 $2,421.97 $3,318.13 420 - Marina per boat berth $457.74 $726.59 $995.44 444 - Movie theater per screens $31,905.90 $50,645.37 $69,384.85 492 - Health/fitness club per sq. foot $6.74 $10.98 $14.66 530 - High school per sq. foot $1.98 $3.15 $4.31 560 - Church per sq. foot $1.68 $2.67 $3.65 565 - Day care center per sq. foot $15.77 $25.02 $34.29 620 - Nursing home per bed $483.17 $766.96 $1,050.74 710 - General office per sq. foot $5.01 $7.95 $10.89 720 - Medical office per sq. foot $9.54 $15.14 $20.74 820 - Shopping center per sq. foot $3.26 $5.17 $7.08 826 - Specialty retail per sq. foot $2.06 $3.27 $4.48 850 - Supermarket per sq. foot $10.50 $16.84 $22.84 850 - Convenience market 15-16hrs per sq. foot $14.07 $22.38 $30.58 912 - Drive-in bank per sq. foot $15.97 $25.41 $34.73 932 - Restaurant: sit-down per sq. foot $10.04 $15.95 $21.84 933 - Fast food, no drive -up per sq. foot $22.28 $35.36 $48.44 934 - Fast food with drive -up per sq. foot $26.24 $41.66 $57.07 936 - Coffee/donut shop, no drive- per sq. foot $13.88 $22.04 $30.19 UP 938 - Coffee/donut shop, drive -up, per sq. foot $25.56 $40.37 $55.58 no indoor seating per vehicle 945 - Gas station with convenience fueling $6,916.99 $10,979.58 $15,042.18 position EFFECTIVE EFFECTIVE EFFECTIVE 1/1/2017 1/1/2018 1/1/2019 N O O ti 0 N z J a c m c a� d c� m �L A a N d 0 M t a w c m E c 0 V_ 0 a m L .r y a� Cn R t a m 0 Q t x w c d t c� Q Packet Pg. 158 6.1.b 2009 - Impact Fee Rate Table Edn,orrds ,Stree Is and J?Oods Impact Fee Rote Study TABLE 4 IMPACT FEE PATES (1) (2) 0) (4) (5) I [ ) Trip ITE ITE Land tlse Trip % New Length Net New Trips per Impact Fee Per Emit @ Code Cat Rate' Trips' Factor Unit of Leasure $1 049,41 perTri 110 Light lnduwial 0.97 100% 1,47 1,43 1.000 sq ft 1.50 per square Foot 140 Manufacturing 0.73 100% 1.47 1.07 1.000 sq ft. 1.12 per square Foot 151 MinirwarchDu;a 0.26 100% 1,47 0,38 1.000 sq ft 0.40 per square foot 210 Single family House 1.01 100% 1,13 1,14 dwelling 1,196.33 per dwelling unit 220 Apartment 0.62 100% 1 1,20 0,74 dwelling 776.56 per dwelling unit 230 rondominium 0.52 100% 1,15 0,60 dwelling 629.65 per dwelling unit 240 Mobile Home 0.59 100% 1.09 0.54 dwelling 671.62 per dwelling unit 251 Senior Housing 0.16 100% 0.93 0,15 dwelling 157.41 per dwelling unit 320 Motel 0.47 100% 1.27 4,50 room 629.55 per room 420 Marina 0.19 100% 0,97 0.18 berth 188.89 per boat keirth 444 Movie Theater 3.80 85% 0,73 L36 1,000 sel Ft 2.40 per square foot 492 Health/ itnesClub 3.53: 75% 1,00 2.65 1,000 Sq Ft 2,75 per s !c q foot 530 High Schaal D.q r F50% 1,00 0,78 1,000 sq ft 0,82 per square foot 560 Church 0.5.E f 001A 1.20 046 1,000 sq Ft 0,69 per square foot 565 Day Care Center 12.46 ` r°t�Al 0.67 6,26 1,000 Sol ft 6,57 pers are foot 620 Nursing Herne 0.221 1003N 0,87 0.19 begs 199.39 per bed 710 General Office 1.49 903� 1 A7 1.97 1,000 sq ft 2.()7 por sq ara foot 720 Medical Office 3.45 7.5�h. 1.40 �_33'L s;.G0 3.63 1,000 &q ft 3,81 per s are foul 814 Specialtynctail 2.71 0.89 1,000sgFt 0,93 per square foot 820 Shopping Center 3.73 6S3h ?..:;:5 1.28 1,000 s!j "t 1,34 por square foot 850 Supermarket 10.50 65 . {;..Er7 40% 0-40 4.57 1 000 f,q _ t 4.80 per square foot 852 Convenience mkt 34.57 5.53 1,0Co sq -t 5-80 per square foot 15-16 hours 912 Drive-in Bank 25.82 55% 0.17 6.67 1,000 sq =t 7.CO per square fnot< 932 Restaurant, sit- 11.15 55% 0.73 4.43 1,0C30 ;q =t 4.'l0 persquare foDt down 26.1 S SO% 0,67 9.39 per square foot 933 Fast food. rpo 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 drive -up 936 Coffee/0onu� 40,75 20% 0.67 5.46 1,000 sq ft 5,73 per square foot %O , rio drive-L 938 Coffee/Donut 7S.00 20% Q.67 10.05 1,400 sq ft M0 5 per square foot Shop, drrva-up, ro indoor seating 945 Gas station 1 3.3F 45% 0-53 3.19 vfp 3,347.62 per vfp' wlconvenience 2ITE Trip Genc-iti:)n 'Pth Fd-ion}; 4-6 PM Paok HourTrlp Ends 3 Excludes puss-bv fiipb; see: `Trip eneraflon Handbcyok; An ITE Proposed Recommended Procllce" (1988) 1114:1tio to avc: og,,: -r p lengtr. vfp: vehlcle .,Ac„ig pAtior1 HortClgMON �,91yofEdmands. Washington Young & October 29r 2009 company EFFECTIVE 5/1/2010 Rage 21 Packet Pg. 159 2004 - Impact Fee Rate Erimorids Rocicf (rf por:f Fef? ROae 5fudy TAW 4 IMPACT FEE RATES {1) (2) (3) (4) (5) (G) Trip I E ItE Land UsQ `rip % New Length Net New `1-rlps por Impact Foe Per Unit P $ Codp Cate o Rate' TO 0 I-actorl Unit of Measwt 763.66 per Trip 110 Ught loduatrizil 0.98 100% 1.SS 1.5G 1,000 sq ft 1.79 per square foot 140 Marrufacturing 0-74 100% 1.59 1.10 1,OD0 sq ft 0.90 per square foot 151 HinFWarahouse 0.26 100% 1, 58 CI-41 1 000 s ft 0,32 square foot 210 51ng6a Family 1.01 To 0% 1.69 1.10 dwaillog E340.72 per dwelling unit Hause 220 Apa'tlnent 0,62 100% 1.15 f1.71 dwelling 54r4.49 per dwelling unit 230 Condornin ffn 0.54 10Q% 1-15 O-GZ dwellin 474.24 r dwe0ii� unit 240 MnbWe Home 0.56 100% 1.f]r3 0.61 dweiling 466.1;4 per dwelling unit ;310 HDUI 4.61 100% 1,25 0.76 roan, SK-09 per roam 320 0401:21 DA7 100% 1,25 0.50 rogm 4418,65 Uor room 420 Marina 0.1.9 100-A 0.97 0.18 bL-rth 140,74 Enf boat berth 430 Golf course 0.30 1 DO% 1.04 0.30 acre 2 B.10 der acte 444 WAY Tllealv-r 3.60 100% 0.7Z 2,74 1,000 sq Ft 1.36 ,er s uaro hNG1 42 Racquet olu4 1.83 100% 0,97 1.75 1,000 sq Ft 3.513 per square foot 5�0 fllgh Schaal 1,02 1D096 0.62 0.63 1.000 sq ft 0.43 pw square foul 560 Church 0.96 100% 1,7 5 C1-76 1 Ob4 ft b-50 per uare foot 610 Hospital 0.92 100% 1.56 1.44 1,OUQ s+q ft 1.10 pa+ square Foot G20 NoWng name 0.26 1009E 0-87 OA 7 bed 132_9B par Lied 710 Geneml Office 1.A9 30096 1,59 2,37 1.000 z-:rt 1,81 per rgwamu foot 720 McLic:al urfice 3.6t, 1009E 1-50 5-49 1,000 sq (t 4-19 per square foot 820 ShoapingCenter 3-74 81% 0A0 1,21 1,Q00 sq ft 01 93 per square foci R32 acrrkaurarlt. sit. 10.8C6 5696 1,06 6.45 11000 sq ft 4.92 per square foot ll4hhrl a3:r Fasi fanrtr FIO RGA 5 57ik, (LG? 8.43 1,000 941 ft 6.44 persGtmre toot drier± -up 834 Fast food, W 33.48 51 % 0-62 10,59 1,000 sq Ft 8-08 per square foot drf�,e-tip 844 6aa station 14,56 609E 0-53 4_63 purnrk 3 535.132 of v1 E145 Gas station 13.38 47% 0.53 3.33 pump 21545,26 pet vFp' wlconvuOTROce 85D Sgrp+eRmarket 11,51 55% 0,65 4A 1 11000 sq ft 3.14 perr squad± foot 851 CornreWeilce 5�L73 i 91A OAO $.315 1,OW sq ft 6.40 per squaw Foot Wr2rkot-24 bp 912 Drlwe-hi Rank 54Y 7, 51 % 0.47 13.13 1 rUdQ .q ft, ' Q.03 per square rant I1E Trip Ganerotlon (bth Edition), 4-6 P M Poo k Hour iflp Ends ` Excludes pass-hy IMPS: See ,rrlp Geneiniinn Handbook. Arl ITE f topose-d Rl;rr;orr-mended Pr4ncfll;p° 09B6) ' RV1ia Fo Overage lrlp lefluth. 6 vfp. vat'Icle- Waling poevon FIenOe-rson. clly of fdMzInds. +Nn hIngton YouerC & AprN 1Fj, 2003 corrrpar7y Page+ 18 EFFECTIVE 9/12/2004 Packet Pg. 160 TS1on Solutions, Inc. 8250 - 165th Avenue NE Suite 100 Redmond, WA 98052-6628 T 425-883-4134 F 425-867-0898 www.tsinw.com To: Henry Kurasaki, HomeStreet Bank From: Jeff Hee, TSI Subject: HomeStreet Bank Edmonds Trip Generation 614-615 5th Avenue S, Edmonds, WA 98020 May 25, 2017 This memorandum summarizes the trip generation forecast for redevelopment of 614-615 5th Avenue S to a HomeStreet Bank. A vicinity map is attached. Project Description The proposal in the downtown Edmonds and the underlying property is zoned Downtown Convenience Commercial. The proposal would redevelop land parcels 27032600100900 and 27032600102900, occupied by two commercial buildings totaling just under 3,000 square feet in gross building area. We understand that you are proposing construction of a two-story building, including a drive-in bank with one drive-in lane on the first floor and approximately 3,550-square feet of office space on the second floor. A conceptual site plan showing the proposed site accesses and one-way onsite circulation is attached. The proposal is anticipated to be built -out by 2019. Trip Generation The proposed site is an infill development within Edmonds' downtown commercial district. The local area is walkable, bike -able, conveniently accessible by transit, and includes compatible commercial, residential, retail, civic and cultural land uses in downtown Edmonds. It is noted that the commercial area surrounding the site functions as a retail center. Table 1 summarizes the trip generation forecast. Trip rate information is based on data compiled by ITE. Table 1: Trip Generation Land Use Size Trip Pass -By Distribution Trips Generated_ (ITE Land Use) Rate' Rate %in %out In Out Total New Bank (LU 912) 1 drive-in lane 139.25 35% 50% 50% 46 46 91 New Office (LU 710) 3.550 K SF 11.03 0% 50% 50% 20 20 39 Ex. Retail (LU 826) 2.940 K SF (44.32) 34% 50% 50% (43) (43) (86) Weekday Trips 22 22 44 New Bank (LU 912) 1 drive-in lane 33.24 35% 49% 51% 11 11 22 New Office (LU 710) 3.550 K SF 1.49 0% 17% 83% 1 4 5 Ex. Retail (LU 826) 2.940 K SF (2.71) 34% 44% 56% (2) (3) (5) PM Trips 10 12 22 1. Average trip rate, from ITE Trip Generation Manual, 9th Edition (2012) 2. Pass -by rates, from ITE Average trip rate, from ITE Trip Generation Handbook, 3rd Edition (2014) Edmonds Form #E82 Transportation Impact Analysis Requirements states that a change in use generating less than 25 peak -hour trips shall complete Appendix A of the attached worksheet. Packet Pg. 161 TS1 Henry Kurasaki, HomeStreet Bank HomeStreet Bank Edmonds Trip Generation May 25, 2017 Transportation Solutions, Inc. Page 2 of 2 Edmonds staff provided a copy of the trip generation analysis for the Edmonds Way KeyBank development, from the Edmonds Way KeyBank Traffic Impact Analysis, dated July 22, 2011, and prepared by Jake Traffic Engineering, Inc. The KeyBank study compiled data from eight Washington bank branches over twelve days between 2005 and 2009 and concluded that an average PM peak hour trip rate for a drive-in bank was 10.17 PM peak hour trips per 1,000 SF of drive-in bank area. Using the 2011 PM peak hour trip rate recommendation, a 3,550 SF drive-in bank is calculated to generate 23 PM peak hour non -pass -by trips [=3,550 SF drive-in bank X 10.17 trips/1,000 SF X (1— 35% pass -by rate)]. This is similar to the forecasted 22 PM peak hour non -pass -by trips forecast for the proposed development [=1 drive-in lane X 33.24 trips/drive-in lane X (1— 35% pass -by rate)]. This shows that the forecasted trip generation is reasonable. We trust this analysis is sufficient to support redevelopment of this property to support the proposal in Edmonds' downtown commercial district. Packet Pg. 162 6.1.b TS1iTransportation Solutions, Inc. LUMUNU5 DOWNTOWN ALLIANCE OUNDARY - rar_ _ ANTEM PSI I . A � r F7 AN ti Ilh film Exhibit 1: Vicinity Map .* Packet Pg. 163 6.1.b TS1iTransportation Solutions, Inc. :IIE 3'-r, —W. J JY. LYKLGAF. IVAKI aI�be FWTPMkL" Exhibit 2: Conceptual Site Plan Packet Pg. 164 TS1ion Solutions, Inc. 8250 - 165th Avenue NE Suite 100 Redmond, WA 98052-6628 T 425-883-4134 F 425-867-0898 www.tsinw.com To: Henry Kurasaki, HomeStreet Bank From: Jeff Hee, TSI Subject: HomeStreet Bank Edmonds Independent Mitigation Fee Estimate 614-615 5th Avenue S, Edmonds, WA 98020 May 31, 2017 This memorandum summarizes our independent mitigation fee estimate for HomeStreet Bank, based on drive-in bank trip generation data. Protect Description Existing land parcels, to be redeveloped: • 27032600100900 — 990 sf ice cream (Baskin Robins) • 27032600102900 —1,950 sf retail building Proposed development: • 3,550 sf drive-in bank with 1 drive-in lane • 3,550 sf office On May 25, 2017, a trip generation memorandum was prepared to show the proposed redevelopment generates fewer than 25 new PM peak hour trips to the local area. This analysis focuses on the independent mitigation fee estimate for the proposed drive-in bank use. "Local" Drive -In Bank PM Trip Rate Edmonds staff provided a copy of the trip generation analysis for the Edmonds Way KeyBank development, from the Edmonds Way KeyBank Traffic Impact Analysis, dated July 22, 2011, and prepared by Jake Traffic Engineering, Inc. (JTE). The KeyBank study compiled data from eight Washington bank branches over twelve days between 2005 and 2009. The study documented an average PM peak hour trip rate for a drive-in bank was 10.17 PM peak hour trips per 1,000 SF of drive-in bank area. Excerpts from the JTE study, showing the trip generation data and results are attached. The JTE PM peak hour rate (10.17 trips per 1,000 sf) is 58% lower than the current ITE PM peak hour trip rate (24.30 trips per 1,000 sf) for a drive-in bank. The local drive-in bank trip rate is recommended as the basis for an independent fee calculation for the proposed HomeStreet Bank development. Drive -In Bank Mitigation Fee Estimate Table 1 summarizes the fee estimate for the proposed 3,550 sf, with one drive-in lane, HomeStreet Bank based on Edmonds Impact Fee Rate Schedule and fee estimate using the PM peak hour trip generation rate data from JTE. Packet Pg. 165 Henry Kurasaki, HomeStreet Bank TS1 HomeStreet Bank Edmonds Independent Mitigation Fee Estimate May 31, 2017 Transportation Solutions, Inc. Page 2 of 2 Table 1: ITE LU 912, Drive -In Bank Mitigation Fee Estimate (Edmonds Fee Schedule and Proposed Fee) Land Use Trip %New Trip New Trips Impact Fee Proposed Mitigation Rate' Trips Z Length per 1,000 sf' per Unit at Size (sf) Fee Estimate' Factor $4,036.61 per trips Drive -In Bank 24.3 55% 0.47 5.60 $25.41 per sf 3,550 $90,205.50 HomeStreet Bank 10.17 55% 0.47 2.63 $10.62 per sf 3,550 $37,701.00 Footnotes: Drive -In Bank 1. ITE Trip Generation (8th Edition) 2. Excludes pass -by trips, from fee schedule 3. Ratio to average trip length, from fee schedule 4. _ "Trip Rate" X "%New Trips" X "Trip Length Factor" 5. 2018 Impact Fee Schedule (Fee per Trip) _ "New Trips per 1,000 sf' X $4,036.61 per trip 6. _ "Fee per Unit" X 3,550 sf drive-in bank Mitigation Fee Estimate Summary Proposed Bank 2011 Trip Rate from Jake Traffic Engineering, Inc. (JTE) Excludes pass -by trips, from fee schedule Ratio to average trip length, from fee schedule _ "Trip Rate" X "%New Trips" X "Trip Length Factor" 2018 Impact Fee Schedule (Fee per Trip) _ "New Trips per 1,000 sf" X $4,036.61 per trip _ "Fee per Unit" X 3,550 sf drive-in bank Table 2 summarizes the fee estimate for the full development using the conclusions from above. Table 2: Mitigation Fee Estimate ITE Code Land Use Size (sf) Impact Fee per Unit Mitigation Fee Estimate NA Proposed HomeStreet Bank 3,550 $10.62 per sf' $37,701.00 710 Proposed General Office 3,550 $7.95 per sfz $28,222.50 820 Existing Shopping Center 1,950 $(0.93 per sf) 3 $(1,813.50) 832 Existing Restaurant: sit-down 990 $(4.92 per sf) 3 $(4,870.80) Fee Estimate: $59,239.20 Add Independent Fee Review Cost: $240.00 (+ consultant fee) 1. See Table 1 2. 2018 Fee Rate 3. 2004 Fee Rate This analysis is focuses on providing Edmonds staff with our independent estimate of mitigation fees for the proposed drive-in bank component of the redevelopment. This analysis does not change trip generation forecast or conclusions documented in the May 25, 2017 trip generation memorandum. We trust this analysis is sufficient for the City of Edmonds to approve a reduced mitigation fee for Edmonds HomeStreet Bank. Packet Pg. 166 6.1.b Edmonds EDMONDS WAY KEYBANK TRAFFIC IMPACT ANALYSIS July 22, 2011 JTE . Jake Traffic Engineering, Inc. Mark J. Jacobs, PE, PTOE, President 2614 391h Ave SW - Seattle, WA 98116 - 2503 Tel. 206.762.1978 - Cell 206.799.5692 E-mail iaketraffic@comcast.net Y1 if>'erq M...M. ..nA:W.lAlv.f Y.}dhw.•rein'w....wMan�Yt�'e:Y..LA�ctie%.f�<A�.+. � r. r� APPROVED By ENGINEERING r 't . ryy:N' ywt,.#-.!a, i3vC'SR,HI.ANv��NkwlrMs�l�aj}►;Mi;31.���csM ':"::ter-!R:�a RE EIVEE: DEC 12 2011 DEVELOPMENT SERVICES CTF CITY OF EDMONDS Packet Pg. 167 JTE, Inc. Cassandra Rowan, IIDA, Director CALLISON July 22, 2011 Page -5- Typically an accident rate of less than one is generally considered to indicate that an intersection is operating satisfactorily, one to two is typical, and over two requires further review. The analysis intersection experiences a rate of less than one thus operates satisfactorily. The City data also indicates that 11 incidents may be associated with the westernmost and northernmost driveways servingthe existing Shell Gasoline/service Station. These 2 driveways are to be removed in conjunction with the KeyBank site re -development. HORIZON YEAR CONDITIONS "WITHOUT" THE PROJECT Figure 5 shows the projected 2016 PM peak hour through traffic volumes "without" the project. A growth factor of two percent per year was applied to ensure a conservative analysis. Per the Annual Traffic Report, 2010 the historical traffic volumes on SR - 104 in the vicinity of 1001h Ave. W. remained relatively constant between 2007 and 2010. Therefore the use of a two percent per year growth factor ensures a conservative analysis. STREET IMPROVEMENT PROJECTS Per my correspondence with the City and review of City's web site, I am not aware of any City street improvement projects in the immediate vicinity of the subject KeyBank re -development project. Review of the WSDOT web site did not reveal any improvements planned on SR - 104. TRIP GENERATION Definitions A vehicle trip is defined as a single direction vehicle movement with either the origin or destination inside the study site. Traffic generated by development projects consists of the following: Pass -By Trips: Trips made as intermediate stops on the way from an origin to a primary trip destination. Diverted Linked Trips: Trips attracted from the traffic volume on a roadway within the vicinity of the generator but which require a diversion from that roadway to another roadway in order to gain access to the site. Captured Trips: Site trips shared by more than one land use in a multi -use development. Packet Pg. 168 JTE, Inc. Cassandra Rowan, IIDA, Director CALLISON July 22, 2011 Page -6- Primary Trips: Trips made for the specific purpose of using the services of the project. The Institute of Transportation Engineers (ITE) TripGeneration provides trip generation rates for a variety of land uses. All site trips made by all vehicles for all purposes, including commuter, visitor, and service and delivery vehicle trips are included in the trip generation values. As iterated earlier the trip generation rates contained in the Trip Generation for a financial institution are outdated in that the data does not account for further use of on-line banking, bank machines and direct payroll deposit. We have conducted an independent trip study that includes data from 8 facilities (3 - JTE, Inc. sites and 5 - from Colleagues). The data collected are for three weekdays (Tuesday, Wednesday and Thursday). The JTE, Inc. data was collected for KeyBank's in Kent, Covington and Maple Valley, Washington. The Maple Valley KeyBank is inordinately large (11,528 sf) versus the average size of 4,000 sf; thus the analysis uses 4,000 sf that assures a conservative trip generation estimate. Correspondence with colleagues (Geri Reinart, PE and Bill Popp Jr. of Bill Popp & Associates) identified that they also have performed similar studies for banks in Washington. The data is for 5 sites that included drive up service, 2 in Kirkland 3 in Burlington and included Friday data that is outside the typical data analyzed. Traffic data is traditionally collected on a typical weekday; Tuesday, Wednesday and Thursday. The following table summarizes the germane data points from the collected trip generation data: SUMMARY DRIVEWAY COUNTS PM PEAK HOUR (STREET PEAK) Location/Bank Name PM peak hour TM's size in sf TM's/ksf day of the week Kirkland/Wells Fargo 68 5,130 13.26 Tuesday 09.20.2005 Kirkland/Frontier Bank Burlington/Horizon 32 32 _ 4,192 4,000 7.63 8.00 Thursday 09.15.2005 Wednesday 05.11.2005 62 4,000 15.50 Thursday 05.12.2005 Burlington/Skagit 35 3,000 11.67 Wednesday 05.11.2005 24 3,000 8.00 Thursday 05.12.2005 Burlington/Whidbey 98 6.118 16,02 Wednesday 05.11.2005 61 6,118 9.97 Thursday 05-11.2005 Key Bank/Maple Valley (1) 29 4,000 7.25 Thursday 04.09.2009 27 4,000 6.75 Tuesday 04.21.2009 Key Bank/Kent _ 19 3,420 5.56 Wednesday 06.24.2009 Key Bank/Covington 33 4,174 7.91 Thursday 06.18.2009 Ayge 43.83 4,262.67 10.17 All Studied (1) -The bank size. is 11,528 sf that is overry large, the size used Tor anaryss IS w,wu sl me national average size. cl", Ul (/4 r rr,, Packet Pg. 169 JTE, Inc. Cassandra Rowan, IIDA, Director CALLISON July 22, 2011 Page -7- The collected trip generation data indicates that drive in financial institutions generate 10.17 PM peak hour trips (PMPHT's) per 1,000 sf for banks in the Puget Sound Region. And the data shows that KeyBank's tend to generate even less traffic! Financial institutions also tend to attract a significant amount of pass -by traffic. Table 5.20 contained in the ITE Trip Generation Handbook Second Edition, June 2004 provides pass -by data for financial institutions. The table (copy attached) identifies the average pass -by rate for financial institutions with drive up service at 47 percent. Thus the projected trip generation for the 2,740 sf KeyBank is 28 to 71 PM peak hour trips. Accounting for pass -by traffic the net new is 15 to 38 net new PMPHT's. Per the Institute of Transportation Engineers Trip Generation, Eighth Edition for Drive in Bank (ITE Land Use Code 912) 50% of the traffic enters and 50% exits the site during the PM peak hour. The project site is presently developed with a Shell Gasoline/Service Station that is to be removed to make way for the proposed development. The existing site use generates significantly more traffic than the proposed KeyBank. Trio Distribution Figure 6 shows the site generated traffic assigned to the street system. Trips to and from the site were distributed to the surrounding street network based on the characteristics of the network, existing traffic volume patterns and the location of likely trip origins and destinations (residential, business, shopping, social and recreational opportunities). HORIZON YEAR CONDITIONS "WITH" THE PROJECT Traffic Volumes Figure 7 shows the 2014 PM peak hour traffic volumes "with" the proposed project at the site access intersection. The site generated PM peak hour traffic volumes shown on Figure 6 were added to the projected background traffic volumes shown on Figure 5 to obtain the Figure 7 volumes. Level of Service Table 1 shows the calculated LOS for the horizon year (2016) "with" and "without" project conditions at the W. Edmonds Way/100th Ave. W. intersection. Based on our analysis the analysis intersection would continue to operate at LOS'D' or better "with" and "without" project conditions. W. Edmonds Way (SR - 104) is exempt from concurreney that is moot since the intersection operates at LOS 'D' that meets the City's criterion. Via Traffic Engineering inspection the site accesses would operate satisfactorily. Packet Pg. 170 6.1.c North Elevation. The bump out was changed to accommodate a second exit, which the code requires. In addition to providing space for the secondary exist, the bump out would also accommodate the sprinkler riser room. Because this is at the back of the building, it is not highly visible, and it actually increases the building modulation resulting in a small aesthetic improvement. However, no windows are proposed on the bump out given its close proximity to the property line. Lap siding would be used to tie in with the more visible right side of the north elevation. The windows were revised to meet building code requirements, as they were previously too large given the proximity of the property line. East Elevation. The windows were reduced in size from what was originally drawn due to the fagade's proximity to the existing building. In addition, the original windows exceeded their allowable area of wall surface. However, because the existing building is only 10 feet away, the eastern facade will not be highly visible. The sloping roof trim was extended along the wall to provide a larger -scale architectural feature, allowing the two types of siding to have an angled line of intersection. Landscaping. Street trees would be provided along Edmonds Street. However, the planters along the south building elevation were removed at the direction of the City, since they were in the public right-of-way. Landscaping will still be provided in these locations. Existing Building. Most of the changes proposed for the existing building area aesthetic. The horizontal trim band was moved to make it look less random by connecting it to the existing window trim. It ends up dividing the building into thirds to make it appear more balanced rather than top heavy. Board Member Herr asked if there would still be fences in front of the new building for privacy, and Mr. Frisk answered affirmatively. Chair Walker asked if landscaping would be provided inside the fenced areas along the front facade of the building, and Mr. Frisk answered affirmatively. Chair Walker invited the architects on the Board to comment on the proposal to change the location of the band on the eastern elevation of the existing building. He commented that it appears more aesthetically appealing to have the band go straight across. Board Member Broadway expressed her perspective that the band location can be less than center. Chair Walker also asked about the materials that would be used for the two buildings, and Mr. Frisk responded that the same brick veneer product would be used on both buildings as specified in the original design. Board Member Broadway observed that when deciding whether or not the proposed changes are "substantial," the Board should consider how significant the changes to footprint, height, materials and articulation are. When considering these factors, she does not believe that the proposed changes would be considered significant. Chair Walker agreed. Board Member Guenther agreed that the changes should not be considered substantial, as the overall materials and form are nearly the same as the original proposal. However, he agreed it is appropriate to consider their cumulative impact on the overall design. The remainder of the Board concurred and thanked staff for bringing the proposal to them for comment given the large number of changes proposed by the applicant. The Board agreed that staff could move forward with Building Permit review of the current proposal, and the project does not need to come back for additional design review. PUBLIC MEETING: Phase 1 District -Based Design Review for HomeStreet Bank (File #PLN20170024) Chair Walker reviewed the rules and procedures for the hearing and then opened the hearing. Mr. Clugston advised that the applicant is proposing a new commercial building at 614 — 616 5th Avenue South. The project will include a new 2-story office building with a HomeStreet Bank Branch and drive -through on the I' floor and leasable office space on the 2nd floor. The site will be developed with surface parking and a retaining wall, as well as Architectural Design Board Meeting 2 Minutes of Regular Meeting Q August 2, 2017 Page 4 of 10 Packet Pg. 171 6.1.c new landscaping and site utilities. The two existing commercial buildings will be demolished to make room for the project. He explained that, because the site is located in the Downtown Convenience Commercial (BD3) zone, district - based design review is required. Mr. Clugston explained that, because of the size of the project, it triggered a threshold determination under the State Environmental Policy Act (SEPA) and must be reviewed as part of a 2-phased public hearing process before the Architectural Design Board (ADB). The process for the review is outlined in Edmonds Community Development Code (ECDC) 20.12. Tonight's hearing is Phase 1, where the applicant provides a preliminary conceptual design, as well as a description of the property to be developed, noting all significant characteristics. The ADB will use this information to make factual findings regarding the particular characteristics of the property and will prioritize the Design Guidelines Checklist (Attachment 4) based upon these facts in addition to the design objectives of the City's Comprehensive Plan and within the ECDC. Following public testimony and completion of the Design Guidelines Checklist, the public hearing must be continued to a date certain, not to exceed 120 days from the Phase 1 hearing. Mr. Clugston further explained that the purpose of Phase 2 is to allow the applicant to design and redesign the initial concept to address the input of the public and the ADB by complying with the prioritized Design Guideline Checklist criteria. Once this is done, the design will be submitted to staff, who will review the proposal and schedule the project for final review. At the Phase 2 hearing, the ADB will further review the design and make the final decision at the conclusion of the hearing. Mr. Clugston advised that the proposed commercial uses are permitted primary uses in the BD3 zone. The drive - through is allowed as a secondary use, with a conditional use permit. He provided an aerial view of the subject site, showing the proposed footprint of the new building and how it fits in with the existing surrounding uses. He noted that the applicant has provided a number of drawings to give additional perspective, as well. W. Clugston commented that, because the project is immediately adjacent to Multifamily Residential (RM) zoned property on the west, it must maintain a 15-foot setback from the west property line. The required setback is shown on the Architectural Site Plan in Attachment 3. The maximum height in the BD3 zone is 30 feet above average original grade. While height calculations were not provided with Phase 1 submittal, the exterior elevation drawings in Attachment 3 show a maximum parapet height at the northeast corner of the proposed building at 30 feet above the finished floor. It appears that the building will comply with the applicable height requirements, but height calculations must be submitted with the Phase 2 submittal in order to verify the proposal is consistent. The ground floor height requirement of 12 feet for the first 45 feet of commercial space must also be maintained. Mr. Clugston stated that no parking is required for any floor area in any building with a total footprint of less than $4,800 square feet, and the applicant is proposing a building footprint of only about 3,500 square feet. However, the applicant is proposing a surface parking lot with 20 stalls. Mr. Clugston reminded the Board that at least 5% of the lot area of the project must be devoted to open space. Given that the lot area is 17,187 square feet, about 859 square feet of open space is required. The applicant is currently proposing 860 square feet of open space in the northeast corner of the development. The space appears to be a public plaza with seating that is accessible from the sidewalk. This arrangement appears to meet the design standard for open space. Mr. Clugston advised that a 15-foot setback is required on the west side of the project adjacent to the residentially -zoned parcel, and the area must be landscaped with trees and ground cover and permanently maintained by the property owner. In addition, a 6-foot minimum fence, wall, or solid hedge must be provided at some point in the setback. The west retaining wall supporting the parking lot would seem to satisfy this requirement, but some type of fencing is also proposed along the setback area. A detailed landscaping plan and a description of the fencing will be submitted as part of Phase 2. Architectural Design Board Meeting 2 Minutes of Regular Meeting Q August 2, 2017 Page 5 of 10 Packet Pg. 172 6.1.c Mr. Clugston invited the Board to conduct the public hearing and consider all applicable design guidelines and standards referenced throughout the report, complete the Design Guidelines Checklist, and prioritize all applicable design guidelines and objectives. The Board should also request that all height calculations and a building cross-section be provided with the Phase 2 submittal in order to verify the proposal's consistency with the maximum building height and ground floor street front height requirement for the BD3 zone. Board Member Borofka asked if signage is proposed as part of the application. Mr. Clugston answered no. He said signage would be presented as a separate application. Henry Kurasaki, Vice President of Architecture and Construction, HomeStreet Bank, said the bank looks forward to locating in Edmonds and being part of the community. Brad Barbee, MG2 Architects, Seattle, provided an overall aerial view of the subject parcels, noting that the main facade is on the east elevation, which faces 5th Avenue. A secondary entrance will be located on the north elevation facing the required open space to serve as an entrance from the parking area. The majority of the parking will be located behind the building. The drive -through entrance will be located on the north side of the building, and the exit will be on the south side. He noted that concern was raised at the pre -application meeting about the location of the drive -through. To address these safety issues, the exit was made narrower as it approaches 5th Avenue. In addition, the windows at that corner could provide some transparency for people in cars to see pedestrians on the sidewalk. Mr. Barbee reviewed the proposed floor plan for the new building, noting the location of the lobby and teller area, the significant glazing, and the open space that would be available for public use. The intent is that HomeStreet Bank would occupy the ground floor space, and the upper floor is being designed as a future tenant space. A canopy would be provided around the building in all of the pedestrian areas, including a covered area for people coming from the parking lot. Mr. Barbee provided a visual of the front facade, noting that the entrance would be located at the center of the building, and the front ground floor elevation was designed to meet the City's 75% glazing requirement by extending the glass all a the way to the corner. The north elevation will be off of the open space, and more details about the open space design I- will be presented at the Phase 2 hearing. However, the intent is that the open space be a community gathering area, and N the project will also include a meeting room that can be used by clubs and other community groups. le a) M Because the back facade is located close to the property line, Mr. Barbee advised that windows are not an option. w Instead, the applicant will likely propose a screening element that echoes the pattern of the windows on the other three +; elevations. The intent is to prevent the creation of a blank wall. The ground floor portion of the wall will remain blank, 'c but it will be covered with landscaping. E a� c Mr. Barbee provided colored renderings of the proposed building, noting the main entrance, the corner glazing, the M drive -through, the solid steel canopy, and the banding to match the dark brown storefront. For materials, they are a) looking at a stone veneer system that is dark grey in color, cement plaster in both light and dark colors, and exposed steel columns at the south and north elevations. Signage will be addressed as a separate permit. s a Mr. Barbee advised that, in order to accommodate the parking area, it is necessary to grade the back portion of the lot, CO and the applicant is proposing a retaining wall on the south, west and north property lines. More details about the a retaining wall will be presented at the Phase 2 hearing. N Nancy Peterson, Edmonds, said she is one of the owners in the Park Twin Condominiums directly west of the z proposed new building. She asked how much setback would be required between the proposed parking for the new w building and the existing condominiums. Mr. Clugston referred to the site plan and advised that a 15-foot setback would be required from the west property line of the bank property to the actual bank structure. The applicant is also proposing E a retaining wall after the 15-foot setback, and the area in between would be heavily landscaped to provide a buffer. He Architectural Design Board Meeting Minutes of Regular Meeting Q August 2, 2017 Page 6 of 10 Packet Pg. 173 6.1.c referred to the aerial photograph, noting that the existing green strip indicates the 15-foot landscaped setback area. Ms. Peterson asked if the existing alley would be impacted by the proposed drive -through. Mr. Clugston answered that the bank owns the alley property, as well. A retaining wall would be constructed along the edge of the drive -through, but there should be no change to the alleyway, itself. Board Member Herr pointed out that a person would have to walk quite far to get from the parking area to the main entrance. He voiced concern that people would cut through the drive -through area, thus creating a safety hazard. Mr. Barbee responded that a paved sidewalk would extend along the west side of the building, but he agreed that people might still want to walk across the drive -through to access the front entrance. He commented that the applicant will propose a signage package that will include directional signs throughout the parking area to point people to the entrance. Board Member Herr asked if the secondary access could be used by the bank during business hours. Mr. Barbee said it is likely that the signage would direct bank customers to the main entrance on 5th Avenue. The secondary entrance is meant to serve the community room. However, during non -operating hours, the bank area could be blocked off so that the secondary use could be utilized more. Vice Chair Strauss noted that the applicant is proposing 20 parking spaces, when none are required. She asked if the applicant anticipates that all of the spaces will be utilized. Mr. Barbee said his client wants to maximize parking for the bank, as well as any future tenant that occupies the upper floor. Vice Chair Strauss asked if the proposed project would retain the existing street trees on 5th Avenue, and Mr. Barbee answered no. However, he noted that new street trees would be planted as required by the City. He noted that the existing trees are actually located on the subject property rather than in the public right-of-way. Vice Chair Strauss pointed out that people often use the existing bench, and the trees provide shade. Mr. Barbee suggested that it might be possible to retain the tree that is currently in front of the Baskin Robbins building as part of the proposed open space. Vice Chair Strauss pointed out that the alley on the south side of the property where the drive -through exit is proposed already has limited site distance. Extending the retaining wall all the way out to the street could make it even harder for cars exiting from the alley to see pedestrians on the sidewalk. Mr. Barbee suggested that one option would be to pull back the retaining wall a distance from the sidewalk to provide better site vision. Vice Chair Strauss voiced concern that the retaining wall at the back of the subject property could end up being enormous. Mr. Barbee said it would likely be eight to ten feet tall. Vice Chair Strauss suggested that the parking lot could be sloped a bit in order to reduce the height of the retaining wall. Mr. Barbee advised that adjustments were made to the drive -through exit after the pre -application meeting based on the Traffic Engineer's concern about safety. The original plan was to have a straight shot through to the street, but the plan was revised so that the exit aisle funnels away from the building to improve visibility. He agreed that the retaining wall could be modified to provide for better site distance. Board Member Broadway said she appreciates the site triangle that is proposed on the drive -through exit, but she questioned how effective the southeast corner glazing would be in providing additional site distance, since the City cannot regulate what takes place inside the building, and the window may be covered. She expressed her belief that retaining the landscaped site triangle is imperative because the City cannot control what happens to glazing on the inside of the building. The Board reviewed the Design Guidelines Checklist as follows: Architectural Design Board Meeting 2 Minutes of Regular Meeting Q August 2, 2017 Page 7 of 10 Packet Pg. 174 6.1.c A. Site Planning 1. Reinforce existing site characteristics Low It was noted that the existing site is developed Priority with two old buildings with a parking lot in the middle. 2. Reinforce existing streetscape characteristics High Priority 3. Entry clearly identifiable from the street High Priority 4. Encourage human activity on street High Priority 5. Minimize intrusion into privacy on adjacent sites High Board Member Broadway pointed out that the Priority applicant has not addressed lighting for the parking area. She is torn between the idea of making sure the area is well lit for safety reasons, and ensuring that the lighting is not intrusive to the residents of the adjacent condominium. 6. Use space between building and sidewalk to provide Low security, privacy and interaction residentialprojects) Priority 7. Maximize open space opportunity on site (residential N/A projects) 8. Minimize parking and auto impacts on pedestrians High and adjoining roe Priority 9. Discourage parking in street front N/A It was discussed that all of the parking for the proposed project would be located behind the building. 10. Orient building to corner and parking away from High corner on public street fronts corner lots Priority B. Bulk and Scale 1. Reinforce existing site characteristics High Priority C. Architectural Elements and Materials 1. Complement positive existing character and/or N/A respond to nearby historic structures 2. Unified architectural concept High Priority 3. Use human scale and human activity High Priority 4. Use durable, attractive and well -detailed finish High materials. Priority 5. Minimize garage entrances High Priority Architectural Design Board Meeting 2 Minutes of Regular Meeting Q August 2, 2017 Page 8 of 10 Packet Pg. 175 6.1.c D. Pedestrian Environment 1. Provide convenient, attractive and protected High pedestrian entry Priority 2. Avoid blank walls High The Board requested that the applicant identify Priority the retaining wall width and height in the landscape plan. It was discussed that vines or some other type of landscaping could be used to soften the blank wall. 3. Minimize height of retaining walls High It was suggested that the applicant could slope Priority back the parking lot to minimize the height of the retaining wall at the rear of the parcel, as well as the retaining wall along the alley. Board Member Herr cautioned that this would be difficult given the current ADA requirements. He also cautioned that there is not enough room to drop the elevation of the parking lot by a few feet. Mr. Barbee pointed out that the elevation of the parking area was designed to minimize the amount of grading needed. By doing some grading and terracing the setback area, it may be possible to reduce the height of the retaining wall. Mr. Clugston pointed out that the code allows structures up to three feet high to be located in the setback area, which means that one 3-foot retaining wall could be used to terrace the setback area into two sections. It was also suggested that undulating the retaining wall could help break up its mass. 4. Minimize visual and physical intrusion of parking High lots on pedestrian areas Priority 5. Minimize visual impact of parking structures N/A 6. Screen dumpsters, utility and service areas High Priority 7. Consider personal safety High Priority E. Landscaping 1. Reinforce existing landscape character of Low It was noted that there is not a lot of attractive neighborhood Priority landscaping in the area now, with the exception of street trees. 2. Landscape to enhance the building or site High Priority 3. Landscape to take advantage of special site High It was noted that there are no special site conditions Priority conditions. CHAIR WALKER MOVED TO CONTINUE THE PUBLIC HEARING TO OCTOBER 4, 2017. BOARD MEMBER GUENTHER SECONDED THE MOTION, WHICH CARRIED UNANIMOUSLY. Architectural Design Board Meeting 2 Minutes of Regular Meeting Q August 2, 2017 Page 9 of 10 Packet Pg. 176 6.1.d MG2 Corporation 1101 Second Ave, Ste 100 Seattle, WA 98101 MEMO 206 962 6500 MG2.com To Mike Clugston Date September 6th, 2017 City of Edmonds Project HomeStreet Bank Planning Division Edmonds, WA 121 5th Ave N Project Number 15-5117-01A Edmonds, WA 98020 From Brad Barbee, Applicant Cc File RE Summary of Design Conformance for Zone B1133 (ADB Review Phase 2) HomeStreet Bank - 614-616 Sth Avenue South Permit #: PLN #20170024 Dear Mr. Clugston, The attached drawing package is being submitted for Architectural Design Board Phase 2 Review of the HomeStreet Bank in Edmonds, WA at 614-616 5th Avenue South. The proposed project includes the demolition of two existing commercial buildings and parking lot as well as a new two- story building with a HomeStreet Bank branch and drive -through on the 1st floor and leasable office space on the 2nd floor. The proposed site will be developed with surface parking and a concrete retaining wall with new landscaping and site utilities. The site is located within the BD3 (Downtown Convenience Commercial) which allows for office/retail as well as drive-in/through businesses. The project meets zoning requirements as follows: Setback - a 15' setback is being provided along the western edge adjacent to the residential area Height - 30' max, building is currently designed for 30' Building massing - see comments below under massing and articulation Open space - a 860 SF open space is being provided: 00 Lot area: 17,187 SF x .05 = 859.35 On the following page is our response to the Design Guidelines Checklist based on the feedback from the board members during our Phase 01 review. him Packet Pg. 177 6.1.d Design Guidelines Checklist A. Site Planning 1. Reinforce existing site characteristics: LOW PRIORITY 00 The existing site will be cleared and rebuilt as a new development. However some existing characteristics such as street trees, public seating and open space will be provided in the new proposed design. 2. Reinforce existing streetscape characteristics: HIGH PRIORITY 00 The existing site has two buildings located at the northeast and southeast corners of the property with a paved parking lot for approximately 14 cars at the center of the site. This leaves a large gap along the street front since both structures address the parking area more so than the street elevation. The proposed design would move the parking area to the west side of the site allowing the building to better address the street on the east elevation along 51" Avenue. 3. Entry clearly identifiable from the street: HIGH PRIORITY 00 The new building will be situated and designed to address the public street front with the main entry located on 51" Avenue and accessed directly from the sidewalk and clearly visible at the center of the proposed east building elevation. 4. Encourage human activity on street: HIGH PRIORITY 00 The proposed building will have canopies that extend over the sidewalk 5'-0" to provide weather protection for pedestrians as well as customers using the ATM. The proposed project will also have a plaza that is designed to be an inviting open space accessed directly off the public sidewalk along 51" Avenue to encourage community interaction. 5. Minimize intrusion into privacy on adjacent sites: HIGH PRIORITY 00 The proposed site design provides the required 15'setback along the west edge of the property where it is adjacent to residential buildings. This area will be landscaped and secured with an 8' 0" chain link fence. The proposed site lighting will utilize directional shields to prevent overflow of light spilling onto the adjacent residential properties. 6. Use space between building and sidewalk to provide security, privacy and interaction (residential): LOW PRIORITY The proposed site design will have a small area of landscaping between the building entry and sidewalk as well as an open and inviting plaza space for public interaction. 7. Maximize open space opportunity on site (residential projects). N/A �0 N/A. 8. Minimize parking and auto impacts on pedestrians and adjoining property: HIGH PRIORITY The site has been designed to locate the parking area behind the building on the west side of the property. This will provide safer access to the building from the public sidewalk and hides the parking area from view along 5r" Avenue. 9. Discourage parking in street front: N/A It was discussed during Phase 01 that all of the parking for the proposed project would be located behind the building. 10. Orientate building to corner and parking away from corner on public streets (corner lots): HIGH PRIORITY 00 The proposed design orientates the building towards the public street front instead of towards a parking area. The parking area would be located to the west away from 51" Avenue street front. B. Bulk and Scale 1. Reinforce existing site characteristics: HIGH PRIORITY The following elements are being proposed on the current design to help reduce the bulk and scale of the project: a) 3 different parapet heights are being proposed to help break down the scale and overall building height b) Vertical setbacks of the building facades will help breakdown the overall scale of the building N O O ti T- O N z J IL c m m 0) U) m E 0 x L w 3 m m c a� a� 0 m .r .L N d ca a d N c 0 Q. N d L N Y m t c a� m c 0 .Q Q. 2 x w c d E z U 0 r r Q Page 2 of 5 Packet Pg. 178 6.1.d c) Large areas of glazing are also being proposed on the ground floor on the north, east and south facades to provide transparency and light. d) Multiple building materials including stone, plaster, siding and steel are being proposed on all facades which help break down the scale of the building and alleviate blank walls. e) Landscaping including elevated planting beds and vines are being proposed around the concrete retaining wall to help soften the height of the wall at the alley and adjacent to residential properties to the west. f) The concrete retaining wall will also be finished with a stone texture finish to help soften the overall size of the wall. C. Architectural Elements and Materials 1. Complement positive existing character and/or respond to nearby historic structures: N/A 00 N/A. 2. Unified architectural concept: HIGH PRIORITY The building has been designed with a distinct base and top which is emphasized by the steel belt course and steel canopies that separate the 1st and 2rld floors of the building. The 1st floor elevations of the building will also have larger sections of glazing and exterior stone cladding that forms the base of the building. The 2 nd level of the building is also defined by siding as well as window sizes and spacing that will create a more residential appearance to the design and help break down the scale of the fa ade. 3. Use human scale and human activity: HIGH PRIORITY �0 The following elements are being proposed on the current design to help break down the scale of the building: a) An open public plaza is proposed next to the 30'-0" high corner `tower' b) The 211 floor will incorporate smaller windows with multiple panes of glazing and mimic the scale and proportion of a more traditional residential window. c) 5'-0" canopies are proposed around the north and east elevations for pedestrian protection d) The design also incorporates multiple exterior finishes such as stone, siding and cement plaster to help give a more human scale to the elevations. 4. Use durable, attractive and well detailed finish materials: HIGH PRIORITY �0 The building is being proposed with a durable stone veneer system that will form the base of the majority of the structure except at glazed storefront areas. A cement plaster wall system with two color finishes is also being proposed for the fagade. A siding material is also being proposed at the 2 nd floor of the building which will have a stained wood appearance. Some exposed steel which will be part of the structural frame of the building will also be exposed and painted to match the storefront system. 5. Minimize garage entrances: HIGH PRIORITY 30 There are no proposed garage entrances for this project. D. Pedestrian Environment 1. Provide convenient, attractive and protected pedestrian entry: HIGH PRIORITY Both the main entry located on 51" Avenue and the North Entry located off the open plaza are protected by 10'-0" high and 5'-0" deep canopies. Both public entries will be accessible and well illuminated. Both public entries will be part of the glazed storefront system providing clear views into the entry lobbies on the interior. 2. Avoid blank walls: HIGH PRIORITY �0 The proposed building design incorporates faux window elements along the West Elevation that will mimic the spacing and proportions of the windows provided at the 2rld floor. 3. Minimize height of retaining walls: HIGH PRIORITY 30 Due to the existing grading of the site a retaining wall will need to be built in order to provide an efficiently designed parking area that can be located behind the building and out of view from 5t" Avenue. The following items have been implemented in the proposed design to help minimize the height of the retaining walls: a) Parking lot grading drops to the west in order to keep retaining wall as low as possible. b) A 3'-0" high retaining wall will also be provided within the 15' setback area along the west x w c d E z U 0 r r Q Page 3 of 5 Packet Pg. 179 6.1.d elevation in order to soften the height of the wall. c) Landscaping including Boston Ivy will be included around perimeter of retaining wall. d) A natural stone or stone block finish will be applied to the face of the concrete retaining wall in order to break down the height of the wall and provide a textured finish. 4. Minimize visual and physical intrusion of parking lots on pedestrian areas: HIGH PRIORITY Surface parking is being proposed on the west side of the property behind the proposed building and screened from view along 51" Avenue. 5. Minimize visual impact of parking structures: N/A 30 N/A 6. Screen dumpsters, utility and service areas: HIGH PRIORITY 00 The refuse area will be located away from 51" Avenue in the southwest corner of the site and fully screened and gated from view. The electrical transformer will be located at the same corner of the site behind the refuse area and screened from view by the retaining wall and refuse area enclosure. 7. Consider personal safety: HIGH PRIORITY 00 The following items have been implemented into the proposed design and will help contribute to a safe environment for customers, employees and citizens: a) Lighting at the ATM and Night Drop will meet the requirements of RC W 19.174.050 which require 2fc at 50'-0" and 10fc at 5'-0". Parking lot lighting will also be provided at an average level of 2fc b) Guardrails will be provided per code at the required height of 42" around the perimeter retaining wall around the parking area. c) Interior site lines will be kept open to allow employees of the bank to have unobstructed views of the main entry doors and the public sidewalk, open plaza and street. d) The lower 15'-0" setback area will be kept secure by an 8'-0" chain link fence to keep out trespassers on the property. e) The open plaza area will be separated from the drive -way entry by a landscaped area with trees to protect pedestrians from cars in the plaza area. E. Landscaping 1. Reinforce existing landscape character of neighborhood: LOW PRIORITY co All existing landscaping on the property will be removed and replaced with new. 2. Landscape to enhance the building or site: HIGH PRIORITY Landscaping including trees and boulders are proposed along the north edge of the open plaza to help buffer the plaza from the adjacent drive entry off of 5t" Avenue. Stone benches and a textured/colored concrete plaza is also being proposed to provide an inviting entry to the building and a visual connection to the historic downtown Edmonds fountain and public plaza. 3. Landscape to take advantage of special site conditions: HIGH PRIORITY Due to the existing grading of the site and the need for a retaining wall, landscaping will be provided around the perimeter of the retaining wall to help soften the height. A 3'-0" tall raised landscape area is also proposed along the west elevation of the retaining wall to help visually lower the height of the wall against the adjacent residential properties. Landscaping including trees and boulders are proposed along the north edge of the open plaza to help buffer the plaza from the adjacent drive entry off of 5t" Avenue. Stone benches and a textured/colored concrete plaza is also being proposed to provide an inviting entry to the building. N O O ti 0 N z J a c m m 0 U) 0 E 0 x 0 w 3 m m c a� a� 0 m �L r T) a N 0 ca a d N C 0 Q. N N L N Y m t c a� m c 0 .Q Q. x w c d E z U 0 r r Q Page 4 of 5 Packet Pg. 180 6.1.d We feel that the City of Edmonds will find this project to be beneficial to the community as well as complementary to the existing neighborhood. Please let me know if you have any questions. Sincerely, Brad Barbee Associate, MG2 Page 5 of 5 Packet Pg. 181 6.1.e Homestreet] Bank �' ADB Review Package (Phase 2) J a Edmonds, WA m Sheet Index: L 1. Cover Sheet 2. Vicinity Map 0 = 0 3. Context Photos 3 a� 4. Site Plan o: 5. Conceptual Landscape Plan �, 6. Conceptual Engineering Plan N o 7. Photometric Site Plan y 8. First Floor Plan co 9. Second Floor Plan y 0 10. Roof Plan N a y 11. Site Section a 12. Contextual Street Elevation 13. Retaining Wall Elevations 14. Building Elevations 15. Building Elevations y 16. 3D Model Views a 17. 3D Model Views 18. 3D Model Views y a 19. 3D Model Views Iq r x w a� E #PLN 2017 00 u 41 14. HomeStreet HOMESTREET BANK 614 - 616 5TH AVE S, EDMONDS, WA 9802 09.06.201 ITS L"4 1 ADB REVIEW PA Packet Pg. — } 7 =jam ;T;S N"� •!"" - _ f� SHELLABARGER CREEK bl. �r � �� /� .4 • M1 _M'l - .ter � + — ... F� � • Bus STOP *! ��� � _ - -_ . :Y.,�.�.,'.r• ``� �:.,� - _ '� � to :, i � � •'i � -� .. --��� 1 _-� � s _ �- r .� ' T ' .. � .ram '--�ra `g •.w` ter•'•-- 1rL - IF . fir'-ri�.?• _ - _� � r• � - s�`.-'•T�a •.il � 1 � I � �S—� ^ � •�f _ I LLL Inn R - I �"4-iyY• HomeStreet] Bank' All dal PROPOSED HOMESTREET BANK SITE HOMESTREET BAND 614 - 616 5TH AVE S, EDMONDS, WA 9802 09.06.201' N O 0 0 N Z J a m CD L d 0 2 CD .; NNCD C .y d cn m 00 r V �L cn 6 N CD N R a N cn N c �a a N 0 N m t a t x W E r a IA 0 40' 80' 160• 1 " � 8TV AD B REVIEW PAC KAG E- V I C I N I T Packet Pg. 183 Existing SW Site Corner Existing NW Site Corner Existing 5th Ave Elevation HomeStreet Existing Setback Looking North Existing Alley Looking East Existing 5th Ave Looking South 6.1.e Existing Setback Looking South Existing Building Alley Existing 5th Ave Elevation HOMESTREET BANK 614 - 616 5TH AVE S, EDMONDS, WA 9802 L1101XIM1N ITA L� ADB REVIEW PACKAGE - CONTEXT P Packet Pg. 184 6.1.e HomeStreet PROJECT DATA PROJECT ADDRESS: 614-616 5TH AVE S EDMONDS, WA 98020 PARCEL NUMBERS: 27032600100900,27032600102900 PROJECT SCOPE: TWO STORY BANK WITH 2ND FLOOR FUTURE OFFICE TENANT SPACE. BANK INCLUDES A DRIVE-THRU ATM AND TELLER MACHINE. WORK INCLUDES STRUCTURAL PARTITIONS, EXTERIOR MATERIALS, INTERIOR NON-STRUCTURAL PARTITIONS, SUSPENDED CEILINGS AND INTERIOR FINISHES, SITE DEVELOPMENT, MECHANICAL, ELECTRICAL & PLUMBING SITE AND BUILDING DATA: BUILDING TYPE: V-B (NO SPRINKLERS) IBC OCCUPANCY TYPE: GROUP B ZONING: BD3 LOT AREA: 17,187 SF TOTAL HOMESTREET BANK 614 - 616 5TH AVE S, EDMONDS, WA 9802 9 8' 16' 37 IA L 1116" = V-0" ADB REVIEW PACKAGE - SIT PaMi cketA KI 6.1.e TREES: SHRUBS: PERENNIALS: GROUNDCOVER: CORNUS 'EDDIE'S WHITE WONDER' / CORNUS SERICEA'KELSEYI' / HERMEROCALLIS / DAILILLY RUBUS PENTALOBUS / HYBRID WHITE FLOWERING DOGWOOD KELSEYI DOGWOOD CREEPING TAIWAN BRAMBLE A GATE TREES: TSUGA MERTENSIANA / MOUNTAIN HEMLOCK CHAMAECYPARIS NOOTKATENSIS / ALASKA WEEPING CEDAR j SHRUBS: I JUNIPERUS SQUAMATA'BLUE STAR' / BLUE STAR JUNIPER u ' t HYDRANGEA MACROPHYLLA'PIN / w COMPACT MOPHEAD HYDRANGEA Y z 3 r VIBURNUM DAVIDII / DAVID VIBURNUM t Z GRASSES: = F HELICTOTRICHON SEMPERVIRENS / rr -I BLUE OAT GRASS �f 3 w GROUNDCOVE"R: Z ¢ = F OPHIOPOGON JAPONICUS / MONDO o z x GRASS -, ju m �+ ROCK MULCH <a y � I, LOW i 1GROUNDCOVERS TREES: REES: = SHRUBS: x PICEA OMORIKA / SERBIAN SPRUCE ACER RUBRUM 'SCARSEN7 SENTINEL MAPLE PINUS MUGO VAR- PUMILIO / SCARLET DWARF MUGO PINE AMELANCHIER X GRANDIFLORA 'AUTUMN BRILLIANCE'/ AUTUMN �gi GROUNDCOVER: PERENNIALS: SHRUBS: BRILLIANCE SERVICEBERRY { TREE GRATES EXISTING P LAVAN DULA AN GUSTI FOLIA 'HI DCOTE HEDGE (OVERGROWN) SHRUBS: BLUE' / ENGLISH LAVENDER ARBUTUS UNEDO / STRAWBERRY TREE , CK ENTRANCE GRASSES: z VIBURNUM TINUS'SPRING BOUQUET' / HELICTOTRICHON SEMPERVIRENS / w LAURESTINUS SHRUBS: — BLUE OAT GRASS HEBE 'EMERALD GEM') HEBE - EUONYMUS ALATUS / BURNING BUSH GROUNDCOVER. Z Z " PERENNIALS: 4. ROCK MULCH = w a GROUNDCOVER: LAVANDULAANGUSTIFOLIA'HIDCOTE p: w u _� ARCTOSTAPHYLOS UVA-URSI / KINNIKINNICK � BLUE' I ENGLISH LAVENDER 3 Z uil GROUNDCOVER: r ROCK MULCH GROUNDCOVER: r f` ERICA CARNEA c _ r rr SHRUBS: `VIVELLII' / — � HE$E 'EMERALD GEM'/ HEBE WINTER HEATH OPHIOPOGON �j /}J PERENNIALS: JAPONICUS / HEMEROCALLIS 1 DAYLILLY MONDO GRASS I GROUNDCOVER: T _ _ I I 1 OPHIOPOGON JAPONICUS / MONDO GATE I GRASS V OPH€OPOGON JAPONICUS NIGRESCENS' / VINE: GROUNDCOVER: - BLAGK MONDO GRASS PEE PARTHENOCISSUS FRAGARIA [STRAWBERRY An EnSrvCm ne TRICUSPIDATA/ CHILOENSIS/BEACH BOSTONIVY HomeStreet Bank` 0 6 16' 32' Ill 0N4=&� N O O ti O SHRUBS Z /J rt y IL cn GRASSES GROUND COVERS E O 3 LD s > PERENNIALS y r d = m v ,'. L In BASALT COLUMNS BASALT BENCHES N O t to O� O t a LANDSCAPE BOULDERS �* t t, W ' m t C1 f0 r Q HOMESTREET BANK 614 - 616 5TH AVE S, EDMONDS, WA 9802 09.06.201 ADB REVIEW PACKAGE - CONCEPTUAL LANDSCAP PacketPg.186 / I 11 1 I II / 614 5TH AYE S\ ' I 11 1 1 I TAX PA EL i I i i I i l 270326-00100900 ' FG=82.10 I I I I I I I I I I 1 1 STORMFILTER CATCH BASIN I d i l l I I I I I I 1 r I II TO ADDRESS WATER QUALITY 1 I I I I I / 11 ollill �I � °III III ' IIII I � itI 11 l i I I I I ` \ \ ° IIII 1 IIIII I CONTECH STORM CHAMBER \ - - MODULAR DETENTION SYSTEM V / (3) ROWS 50" x 100" CHAMBERS \ W 210 FEET TOTAL LENGTH-11 II II \ o - 28.5' ° CONFIRM STORM LOCATION \ / 8.33' o I III I I Z REMOVE OR RELOCATE AS W APPROPRIATE II Q A v // �iliill ,— / I I TOTAL DETENTION VOLUME',000 -6,500 CUBIC FEET TO MEET r FLOW CONTROL REQUIREMENT \ d l l l l 111 I II I \ 1 A � STORMFILTER CATCH BASIN TO ADDRESS WATER QUALITY \ \ 1 I \ \\ I UP R D D r _ I I N. UT I _ 131.37' _ ___—__— \\o FG=82.10 \ I �> �I AV 1 A 11� / 1 \ PRt POSED / TRANSFORMER / Lo ss ss ss ss 1 s; \ ss \ ss Igs ss s I / s D—�o so so /Q so —1 soso I A I DETENTION OUT i $TRUCTURE MANHOLE , I s89•54'0a"E I ' ` — I 261.37' I I \ \ I ---------------- —.ice \ � \ � / 5 _1 CONNECT TO EX STORM DRAIN PACE An Engineering Services Company HomeStreet 0 10' 20, w ADB REVIEW PACKAG I I I ERMINATE EXIST NG 1 � ATER SERVICE 1 I II I I / I l I q II I o I I / II -� N �� --- --mIII O / \ p �r ® REMOVE EX POW R \ I r ROUTE ROO w / �\ FROM SNOPIID VA LT p \v DRAINS INTO/ \ j N DETENTION \ J 1 CON IRM STORM OCATI N \\ AN�REMOVE OR ELOC TE \ \ 1 THE TWO TAX PARCELS WITHIN "PARCE I A", ASAPPROPRIATE �� m (A SINGLE LEGAL LOT) TO BE CONSOLID*TED / " \� o AS PART OF THIS PROJECT. / Im / j " 0 V, /I— — — — 5D / [_ rM W C sD �I TAX PARCEL BOUNDARY " ss 0 W SEWER OUTLET - AT BATHROOMS /AD \ Q > os DRY UTILITY /616 STF AVE $ T ENTRANCES / TAX PARCEL r E = 270326-00102900 (j I ONNECT TO EX \ G 11 3 RIMARY POWER / /- -k ENTRANCE SERVICE / NEW WATER METER I / / \ y m // UP P 1 s- RMINATE EXISTI G " I (,� ATER SERVICE 'y \ I CD CONNECT TO EX (/) WATER SERVICE SUP UP j P „\ / NEW UNDERGROU D I a )UTE ROOF / ° PRIMARY POWER ZAINS INTO " _TENTION ++ / 4) I Ulf I I \ -CONNECT TO EX P�OPOSED/BURIED� STORM DRAIN / P ONE LlCL f 1 1 I I FXISTING 6" CONCRETE I TAX P I CE I 1 I \ I ' I N SIDE SEWER 270 26-00102300 1 \ J / 1 \ le i i K Q HOMESTREET BANS 614 — 616 5TH AVE S, EDMONDS, WA 9802 09.06.201 E - CONCEPTUAL ENGINEERIN PacketPg.187 0.2 0.3 3.0 3.1 3.0 2.8 2.6 2.5 2.4 2.5 2.6 2.9 3.2 3.5 3.7 �5.1 4.5 3.9 3.0 2.5 2. .7 1.4 0.3 0.4 3.E. 3.5 3.2 2.9 2.7 2.7 2.7 2.9 3.2 3.7 4.2 4.6 �5.9 3.2 4.3 3.6 3.0 2. 4 .9 1.5 3.7 4.2 4.3 4.0 3.6 3.3 3.0 2.9 3.0 3.2 3.7U16 6.0 3.1 4.2 3.5 2.2 1.7 -BK0.4 0.2 4.7 3EH-A0.4 4 4.2 3.9 3.5 3.2 3.1 3.3 3.7 4.36.6 3.9 t.1 4.2 3. 2.6 1.9 c 0.6 4.7 4.9 4.5 4.1 3.7 3.4 3.4 3 4.6 .912.0 9.9 to 6.1 t. �.5 2.3 0.4 0.6 0 4.5 4.8 4.5 4.1 3.8 3.6 .7 ,.. 1.- 22-2- �2�4-18:8, 11f& -IO'7 - J.. -.8 3.1 1 I 9 I 10 11 12 I 3 I -4 1 0.4 0.6 4.5 �.9 4.0 3.8 3 9 4.2 914 EL EL EL 1 �.5 4.4 S4.2 1 8 E 1 *L 1 0.9 0.7 4.3 4.2 4.0 3.8 3.7 �7.6 514 MAINTAIN 10fc AT 5'-0" FROM ATM AND AHD D.3 4.5 NIGHT DROP AND 2fc AT 50'-0" PER RCW �19.174.050 ATM D 0.9 0.8 �O4 4.1 3.9 3.2 3.1 6.5 11.1 - A.(U i 4.0 0.5 0.9 4.1 4.3 4. 3.6 3.3 3.1 3.1 6. 10.5 EG 12.14.E 6.3 161 ELI ... 0.9 4.3 4.5 4.9 3.8 3.6 3.4 3.9 6.2 9.7 2 9 19.3 172.3 9.4 ELI 0.2 1.0 4.6 4.9 4.5 4.2 4.1 4.3 0.0 3.9 3.2 4 8 181 ELq,g . 2 .5 D 191 0.9 1.2 .1 3.2 4.9 4.5 4.6 t.0 6. t7.1 9.0 9 1 ELI 49.E 201 EL 10.7 .3 1.0 1.3 �5.0 4.7 4.8 3.8 6.9 14.0 .9 18.3 I EL1.3 9.3 Nt.4 2221 0.9 5 �5A �5 4.7 4.5 .7 3.3 2. EG 10.8 EL1.1 43.6 6.5 _ J }.. 1.3 t.2 3.3 .l 4.8 4.3 4.0 .6 3.2 2. I 3.7 3.8 1.0 1.3 4.8 3.0 �5.0 4.9 4.8 4.6 3. 3. I 1 I 3.2 2.6 L J L _ _ - 1 1.0 1.3 .3 4.6 4.9 3.0 6.1 6.0 3.0 4. .6 8.0 9.90;. 3.5 3.0 2.9 3.0 3.0 2.9 L 2 2.8 2.9 23 L-- - - EL J - 1.0 1.4 3.9 �.3 4.7 �5.1 3.4 3.4 3.4 0.8 8.2 9.5 6.1 3.7 3.3 3.2 3.3 3.5 3 3. 2.9 0.9 1.9 3.5 4.0 4. �.1 3.6 3.8 �5.7 �5.4 3.9 3.6 3.8 4.0 3. .1 1.2 5 EH -A 0.6 1.0 2.7 3.5 J1 4.7 �5.3 3.0 4.6 4.2 3.8 3.9 3.2 3.3 3.5 3.8 4.1 4.3 6 E 3. - .1 0.3 /� 'VI) �0�3 � 0.6� 0 1.5 1.7 1.7 1.7 1.8 1.4 1.2 1.9 2. 4.0 0 0., 0.3 0.1 0.3 0.5 0.8 1.0 1.2 1.3 1.4 1.2 1.6 1.6 1.6 1.6 1.7 1.9 2.1 2.5 2.9 3.3 3.5 0.9 0. 0.0 0.2 0.1 0.1 0.3 0.5 0.7 0.9 1.0 1.1 1.2 1.3 1.3 1.4 1.4 1.5 1.6 1.9 2.2 2.5 2.7 1.1 0.4 0. 0.3 0.2 0.0 0.1 0.2 0.3 0.5 0.6 0.7 0.8 0.9 1.0 1.0 1.1 1.2 1.3 1.9 0. 0.2 0.1 1.6 1.8 1.9 1.1 0.3 0.2 HomeStreet Bank` 0 w 16, 3z 1 L(�1 111E"=1'-0� AD B REVIEW PAC KAG Lisminaire Schedule le Symbol Qty Label Arrang-t Total Lam{o Lumens LLF Description O 0 16 EL SINGLE N.A. 0,9$0 G [} 2 EG SINGLE N.A. 0.980 4 EH -A SINGLE N.A. 0.980 r o-0 1 EH-B RACK -HACK N.A. 1 0.980 1 Q N Z Luminaire Location S-ary LumN0 Label Z Orient 1 EG 8 180 2 EG 8 90 3 ER -A 23 0 4 EE-A 23 0 5 EE-A 23 90 6 EE-A 23 135 7 EE-B 23 0 8 EL 10.75 90 9 EL 10.75 0 10 EL 10.75 0 11 EL 10.75 0 12 EL 10.75 0 13 EL 10.75 0 14 EL 10.75 0 15 EL 10.75 90 16 EL 10.75 90 17 EL 10.75 90 18 EL 10.75 90 19 EL 10.75 90 20 EL 10.75 90 21 EL 10.75 90 22 EL 10.75 90 23 EL 10.75 0 i Calculation Summary Label Caldrype Units Avg Max hliI 0 CalcPts 1 Illuminance Fc 4.20 24.8 0.0 1 I t K W i N E i V y+ Q HOMESTREET BANK 614 - 616 5TH AVE S. EDMONDS, WA 9802 09.06.201 E - PHOTOMETRIC SIT Packet Pg. 188 ------------------- - HomeStreet IA L U 4' 8' IV L J N O O O N Z J d Y _ cc m G1 N L d E O L Q 3 as m as .N m 0 m N m t,, �L y.+ N 0 N N N t d N r G1 G1 t N CD d N _ Q N G1 N t a x w _ CD E m u 1.4 HOMESTREET BANS 614 - 616 5TH AVE S, EDMONDS, WA 9802 09.06.201 ADB REVIEW PACKAGE - FIRST FLOG M Eni A K I 11 Packet Pg. 189 6.1.e HomeStreet IA Lam! HOMESTREET BANS 614 - 616 5TH AVE S, EDMONDS, WA 9802 09.06.201 U 4' 8' IV ���� ADB REVIEW PACKAGE - SECOND FLOO Packet Pg. 190 6.1.e HomeStreet ROOF PLAN KEYNOTES �1 ROOFTOP MECHANICAL UNITS ROOF DRAINS �3 ROOF ACCESS �4 STEEL CANOPY BELOW �5 ALUMINUM SUNSCREEN BELOW �B LOUVERED ROOFTOP SCREENING HOMESTREET BANK 614 - 616 5TH AVE S, EDMONDS, WA 9802 j ■L ADB REVIEW PACKAGE - ROO Packet Pg. 191 0T 0•PARAPET 2 27'-10"AFF SETBACK 10"-12" THICK CONCRETE I RETAINING WALL WITH STONE TEXTURE FINISH I � `- - - - - - - - - - - O J ML I 15'-0" WEST P OPERTY LINE 130'-0" HomeStreet] Bank- 0 5' 10, 20' 1' = 10'-0" EXISTING ASPHALT PARKING LOT — N O O r- O N Z J a c m m aD m L rt+ E O T.O. PARAPET 3 OL0 30'-0" AFF `� T.O. PARAPET 26'-6-6" AFF � C Im .y d p N SECOND FLOOR m m 13'-2" AFF r v 'L T.O. CANOPY _y Ill -0" AFF p N aD 5TH AVE S 6" CURB a FIRST FLOOR N 0'-0" AFF Cn EAST PROPERTY LINE HOMESTREET BANK ADB REVIEW PACKA N C _R Q N N t a t x w m E u �a r 1 G 614 - 616 5TH AVE S, EDMONDS, WA 9802 09.06.201' E— SITE SE I Packet Pg. 192 6.1.e m OR mm M■ m Wow 7 - - ,..ti� ;, , ..... 5TH AVENUE SOUTH HOmeStreet HOMESTREET BANK 614 - 616 5TH AVE S, EDMONDS, WA 9802 09.06.201 ITS L"4 1 ADB REVIEW PACKAGE - CONTEXTUAL STREET ELE P-rlf g.11 T.O. PARAPET 3 ROOFTOP MECHANICAL SCREENING ----------------- ------'----T_O.PARAPET2 27 T. .OPARAPET - - - - 26'-6"A.EF. DASHED LINE REPRESENTS PARKING AREA GRADE - - - T.O. CANOPY ELEVATION BEYOND - - - _ STONE TEXTURED CONCRETE Y-0" A.F.F. RETAINING WALL WITH METAL - �`$� GUARD RAIL ABOVE - T.O. WALL '- r FINISH FLOOR 0'-0" A.F.F. _ L HomeStreet] Bank' IA - ___---_ B.O.WAL 14'-5" A.F.F. WEST RETAINING WALL ELEVATION - SCALE 1/16" = 190" SOUTH RETAINING WALL ELEVATION - SCALE 1/16" = 11 0" T.O. PARAPET 3 I 30'-0"A.F.FF / T.O. PARAPET - , - - 27'-10" A.F.F. T.O. PARAPET 26'-6" A.F.F. T.O. CANOPT - - - - 11'-0" A.F.F. FINISH FLOOT - - - - 0'-0" A.F.F. 4� HOMESTREET BANS 614 - 616 5TH AVE S, EDMONDS, WA 9802 u a' ,s' sz' 09.06.201' ,f,s. ADB REVIEW PACKAGE — RETAINING WALL ELEV Packet Pg. 194 6.1.e -0T.O. PARAPET 2 2T-10'A,F.F. ------ Ah f T.D. PARAPET 1 6'-6" A.F.F. SECOND FLOOR O� 13'-7' A.F.F. -o T.O. CANOPY 11'-0" A.F.F. FINISH FLOOR 0'-0"A.F.F. r - T.Q. PARAPET 2 27'-17A.FF. --- T.D. PARAPET 1 26:-6': A.F.F. SECOND FLOOR 13'-2"A.F.F.-o T.O. CANOPY 11'-0" A.F.F.— - — - T.O. ❑OOR B v A.F.F. - — - FINISH FLOOR 0INIS F.F. HomeStreet MEN R,-ICI57 •I'1 ri ' Ell MOM EAST ELEVATION - SCALE 1/8" = 1'0" WEST ELEVATION - SCALE 1/8" = 1'0" - T_O. PARAPET 3� N O O r- O N Z J a C m CD L m 0 x L 0 3 D CD P .y d to m m r v 'L N d to t4 t a CD t to MATERIALS LEGEND cn r to . SIDING Q N 2, ® STONE y �a CEMENT t a 3 PLASTER DARK BRONZE 4' - STOREFRONT w DARK BRONZE � 5' - PAINTED STEEL E t u m r HOMESTREET BANK �+ 614 - 616 5TN AVE S, EDMONDS, WA 9802 09.06.201 0 4' 8' 16, 1,6, AD B REVIEW PAC KAG E - BUILDING E L Ell Packet Pg. 195 6.1.e T.O. PARAPET 3 lip T.O. PARAPET 2 IV El:r HomeStreet l l 'c! 2 -F R F. y F. R F. NORTH ELEVATION - SCALE 1/8" = 1 ' u R F. SOUTH ELEVATION - SCALE 1/8" = 1'0" N O O r- O N Z J a c m m CD m L CD E O L 0 CD .5 CD C P .y a� 0 N m m r V 'L N d N R t a CD t N MATERIALS LEGEND cn r N j, SIDING R CL N 2. STONE N CEMENT t a 3. PLASTER DARK BRONZE 4' - STOREFRONT x Lu BRONZE -DARK PAINTED STEEL E t v m r Q HOMESTREET BANK 614 - 616 5TN AVE S, EDMONDS, WA 9802 09.06.201 fl 4' 8' 16, „$' AD B REVIEW PAC KAG E - BUILDING E L EV Pack�ai 1101 Sccoiid Ave. SlP 100 I ,; lo.. WA 98 161 206 962 6500 MG2.cG, kk 0 — 16---w m At Ak yak A no AIR- - 01 LIFA I =I I Z 0 I 6.1.e VIEW - DRIVING NORTH ON 5TH AVE HomeStreet HOMESTREET BANK 614 - 616 5TH AVE S, EDMONDS, WA 9802 11101XIM1Ta ITS L"4 ADB REVIEW PACKAGE - 3D MODEL PacketPg.1981 - Y� F7,r = � m� r M- _'-i-y„�, r 1101 Sccoild Ave. SlP 100 Snniifn. WA 98101 206 962 6500 MG2.coiu 1111 nn...I.................. l VIEW - DRIVING UP ALLEY HomeStreet IA L p N tl O E� O O N I a I Y q m I C �° Y I - � 14 HOMESTREET BANK 614 - 616 5TH AVE S, EDMONDS, WA 9802 09.06.201 ADB REVIEW PACKAGE - 3D MODEL PacketPg.200 6.1.f OV E D,yo+ Courtesy Notice of Continued Public Hearing File # PLN20170024 NAME OF APPLICANT: Brad Barbee DATE OF COURTESY NOTICE: September 27, 2017 PROJECT LOCATION: 614-616 5th Ave. S, Edmonds, WA 98020 PROJECT DESCRIPTION: Application for design review of a new two story building with a drive - through, surface parking, and related site improvements. The ground floor will be occupied by HomeStreet Bank while the upper floor will be office space for a future tenant. District -based design review applications that trigger SEPA review are Type III-B decisions, which require a two-phase public hearing and decision by the Architectural Design Board (ADB). The site is located within the Downtown Business (BD3) zone. PUBLIC COMMENTS DUE: October 4, 2017 Any person has the right to comment on this application during the public comment period, receive notice and participate in any hearings, and request a copy of the decision on the application. The City may accept public comments at any time prior to the closing of the record of an open record predecision hearing, if any, or, if no open record predecision hearing is provided, prior to the decision on the project permit. Only parties of record as defined in ECDC 20.07.003 have standing to initiate an administrative appeal. Information on this development application can be viewed at the City of Edmonds Development Services De- partment, 121 - 5th Ave. N, Edmonds, WA 98020. Office hours are Monday - Fridays from 8:00 a.m. to 4:30 p.m. (8:30 a.m. to noon only on Wednesdays) or online through the City's website at hops: permits.edmonds.wa.us/citizen. Search for permit PLN20170024. PUBLIC HEARING INFORMATION: During the Phase 1 portion of the two-phase hearing process before the Architectural Design Board (ADB) on August 2, 2017, the hearing was continued to Wednesday, October 4, 2017 at 7:00 p.m. for the Phase 2 portion of the hearing in the Council Chambers located at 250 - 5th Ave North, Edmonds, WA 98020. This is a courtesy notice of the continued public hearing. A A A J City of Edmonds Development Services Department Planning Division 121 5th Avenue North Edmonds, WA 98020 LA Project Planner: Mike Clugston, Associate Planner michael.clugston@edmondswa.gov 425.771.0220 www.edmondswa.gov NOTE: This courtesy notice was mailed to owners within 300 feet of the site, posted on site, and posted at the Public Safety Complex, Library, and at City Hall. Q Packet Pg. 201 BUS STOP SHELLA IGER CREEK 0 if Co Alf . 711 05 MTr 71t j ri 17 2L!%off', M Cq V7. Lo PROPOSED HOMESTREET BANI TE x Lu HOMESTREET ANK E HomeStreet SCALE: I" = 80'-0" 614 - 616 5TH AVE S- E E)S, WA 98020 5.08,2017 ADB REVIEW PACKAGE - VICINI a'MAP Packet Pg. 202 1 6.1.g Date: To: From: Subject: 11l 1011I us] 7_1\11ULVA I September 25, 2017 Mike Clugston, Associate Planner JoAnne Zulauf, Engineering Technician PLN20170024 — Design Review Homestreet Bank 614 5t' Ave S Engineering has reviewed the design review application for the proposed bank building for the location of 614 5th Ave S. Approval of the design review application shall not be interpreted to mean approval of the improvements as shown on the preliminary plans. The information provided is consistent with Title 18 Edmonds Community Development Code & Engineering standards. The comments noted by the Engineering Division in the memo dated June 14, 2017 have been adequately addressed for design review purposes. Stormwater management shall be consistent with ECDC 18.30 and the 2017 Stormwater Addendum. Traffic Impact fees will be assessed at the time of building permit issuance. Compliance with Engineering Division standards will be verified during the building permit process. Thank you. City of Edmonds Packet Pg. 203 CITY OF EDMONDS NOTICE OF CONTINUED PUBLIC HEARING `,Ic. 189 PROJECT DESCRIPTION: Application for design review of a new two story building with a drive -through, surface parking, and related site improvements. The ground floor will be occupied by HomeStreet Bank while the upper floor will be office space for a future tenant. District - based design review applications that trigger SEPA review are Type III-B decisions, which require a two-phase public hearing and decision by the Architectural Design Board (ADB). The site is located within the Downtown Business (BD3) zone. PROJECT LOCATION. 614 — 616 5th Avenue S, Edmonds, WA. Tax Parcel Numbers 27032600100900 and 27032600102900 NAME OF APPLICANT: Brad Barbee FILE NO.: PLN20170024 REQUESTED PERMIT: Design Review COMMENTS ON PROPOSAL DUE: October 18, 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 https:l/germits.edmonds.wa.us citizen. Search for permit PLN20170024. PUBLIC HEARING INFORMATION: During the Phase 1 portion of the two-phase hearing process before the Architectural Design Board (ADB) on August 2, 2017, the hearing was continued to Wednesday, October 4, 2017 for the Phase 2 portion of the hearing. The ADB lacked a quorum on October 4th, so the Phase II portion of the public hearing has been continued to October 18, 2017 at 7 p.m. in the Council Chambers located at 250 - 5th Ave North, Edmonds, WA 98020. CITY CONTACT: Michael Clugston, Associate Planner michael.clugston@edmondswa.gov 425-771-0220 Packet Pg. 204 7.1 Architectural Design Board Agenda Item Meeting Date: 10/18/2017 Port of Edmonds Marine Retail Building- Design Review Recommendation (PLN20170030) and Shoreline Substantial Development Permit (PLN20170029) Staff Lead: Kernen Lien Department: Planning Division Prepared By: Kernen Lien Background/History N/A Staff Recommendation Provide the Hearing Examiner with a recommendation of approval with conditions. Narrative The Port of Edmonds has submit an application for a new 6,650 square foot marine retail building intended for boat sales and maintenance. The project site is located on a portion of parcel number 2703200415800 with an address of 471 Admiral Way and is zoned Commercial Waterfront (CW). The site is also located within the Urban Mixed Use II shoreline designation. Two applications have been submitted at this time. One of the applications is for a shoreline substantial development permit (PLN20170029) and the second application is for the design review of project (PLN20170030). Since the scope of work triggered review under the State Environmental Policy Act (SEPA), design review by the Architectural Design Board (ADB) is required. Projects subject to design review are considered Type III-B decision pursuant to Edmonds Community Development Code (ECDC) 20.01.003. Shoreline Substantial Development Permits are Type III -A decisions when a public hearing is required in accordance with ECDC 24.80.100. Since SEPA triggers a public hearing before the ADB, the subject shoreline application requires a public hearing pursuant to ECDC 24.80.100.A.4 and thus is a Type III -A permit decision. The two applications are being combined pursuant to ECDC 20.01.002. When applications are combined, the ADB's review of the design review aspects of the proposal will result in a recommendation to the Hearing Examiner who will make the decision on both design review and the shoreline permit following a public hearing. The ADB's review will be via a public meeting with no public comment taken (state law prohibits two open record public hearings). The Hearing Examiner will hold a public hearing to take public comment on the proposal as a whole. The public hearing before the Hearing Examiner has been tentatively scheduled for October 26, 2017. Attachments: PLN20170030 ADB Staff Report with Attachments Packet Pg. 205 7.1.a 10 %j CITY OF EDMONDS 121 5th Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.4ov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION PLANNING DIVISION REPORT & RECOMMENDATION TO THE ARCHITECTURAL DESIGN BOARD Project: Port of Edmonds' Marine Retail Building File Number: PLN20170029 (Shoreline) and PLN20170030 (Design Review) Date of Report: tember 26, 201 Staff Contact: rA�I:Z-� K nen Lien, Sen fanner ADB Meeting: Wednesday — October 4, 2017at 7:00 P.M. Edmonds Public Safety Complex: Council Chambers 250 - 5t" Avenue North, Edmonds WA 98020 I. SUMMARY OF PROPOSED ACTION The Port of Edmonds has submit an application for a new 6,650 square foot marine retail building intended for boat sales and maintenance (Attachments 1— 6). The project site is located on a portion of parcel number 2703200415800 with an address of 471 Admiral Way (Attachment 9) and is zoned Commercial Waterfront (CW). The site is also located within the Urban Mixed Use II shoreline designation (Attachment 10). Two applications have been submitted at this time. One of the applications is for a shoreline substantial development permit (PLN20170029) and the second application is for the design review of project (PLN20170030). Since the scope of work triggered review under the State Environmental Policy Act (SEPA), design review by the Architectural Design Board (ADB) is required. Projects subject to design review are considered Type III-B decision pursuant to Edmonds Community Development Code (ECDC) 20.01.003. Shoreline Substantial Development Permits are Type III -A decisions when a public hearing is required in accordance with ECDC 24.80.100. Since SEPA triggers a public hearing before the ADB, the subject shoreline application requires a public hearing pursuant to ECDC 24.80.100.A.4 and thus is a Type III -A permit decision. The two applications are being combined pursuant to ECDC 20.01.002. When applications are combined, the ADB's review of the design review aspects of the proposal will result in a recommendation to the Hearing Examiner who will make the decision on both design review and the shoreline permit following a public hearing. The ADB's review will be via a public meeting with no public comment taken (state law prohibits two open record public hearings). The Hearing Examiner will hold a public hearing to take public comment on the proposal as a whole. The public hearing before the Hearing Examiner has been tentatively scheduled for October 26, 2017. Packet Pg. 206 7.1.a File Nos. PLN20170029/PLN20170030 Port of Edmonds Marine Retail Building The following represents staff's findings of fact, analysis, conclusions, and recommendation with regard to the design review portion of the project. II. FINDINGS & CONCLUSIONS A. GENERAL INFORMATION 1. Applicant: Robert McChesney, Port of Edmonds Executive Director 2. Applicant's Agent: Shawn Rafferty, Jackson Main Architecture 3. Owner: Port of Edmonds 4. Tax Parcel Number: 27032300415800 (the project site is a portion of this parcel)_ 5. Location: 471 Admiral Way, Edmonds WA 98020 (Attachment 9) 6. Size: The project site is approximately 20,500 square feet. 7. Zoning: Commercial Waterfront (CW), subject to ECDC Chapter 16.55. 8. Proposed Use: New 6,650 square foot boat sales and repair shop. 9. Existing Use: The site is currently a gravel/paved parking area. 10. Process: Design review of the project is a Type III-B decision while the shoreline permit is a Type III -A decision. The two applications are being combined pursuant to ECDC 20.01.002. When applications are combined, the ADB's review of the design review aspects of the proposal will result in a recommendation to the Hearing Examiner who will make the decision on both design review and the shoreline permit following a public hearing. The ADB's review will be via a public meeting with no public comment taken (state law prohibits two open record public hearings). The Hearing Examiner will hold a public hearing to take public comment on the proposal as a whole. The public hearing before the Hearing Examiner has been tentatively scheduled for October 26, 2017. B. SEPA THRESHOLD DETERMINATION Review under the State Environmental Policy Act (SEPA) is required for this project because the proposed building exceeds 4,000 square feet of new commercial area and because the project will include over 20 parking stalls. The Port of Edmonds acted as lead agency for SEPA review of the project reviewing the SEPA checklist (Attachment 7) and issued a Determination of Non -Significance (DNS) on July 10, 2017 (Attachment 11). Thus, the applicant has complied with SEPA requirements. C. NOTICE A "Notice of Application" was published in the Herald Newspaper, posted at the subject site, as well as the Public Safety Complex, Community Development Department, and the Library on August 9, 2017. This notice was also mailed to property owners within 300 feet of the site using an adjacent property owners list provided by the applicant on August 9, 2107 and published in the Everett Herald on August 10, 2017 (Attachment 11). The comment period for the Notice of Application ran for 30 days and ended on September 10, 2017. To date, no written public comments have been received on the subject applications. Page 2 of 16 Packet Pg. 207 7.1.a File Nos. PLN20170029/PLN20170030 Port of Edmonds Marine Retail Building D. TECHNICAL REVIEW COMMITTEE This application was reviewed and evaluated by Snohomish County Fire District No. 1, Building Division, and the Engineering Division. Snohomish County Fire District No. 1 submitted comments noting provisions of the International Fire Code that will be applicable to the project (Attachment 12). Compliance with these provisions will be reviewed with the building permit application for the project. The Building Division noted the project site is located within Flood Zone AE per the preliminary FEMA flood maps and the structure must be designed and constructed to resist the effect of flood hazards and flood loads (A further description of the flood plain is provided in Section II.E.3 below). Buildings comments are provided in Attachment 13. The Engineering Division preliminarily approves the design of the proposed development noting the information provided is consistent with the Engineering standards of Title 18 ECDC. Compliance with Engineering Division standards will be verified during the building permit process. E. NATURAL ENVIRONMENT 1. Topography: The subject site is relatively level (refer to page 2 of Attachment 3 for existing topography). 2. Soils: According to the Soil Survey of Snohomish County Area, Washington, the soils on the site consist of "Urban land" soils. 3. Critical Areas: A critical areas determination was made under File No. CRA20170095 for the parcel containing the proposed development site (Attachment 15). The critical area determination found the site to contain or be adjacent to wetlands (the Edmonds Marsh), frequently flooded areas, geologically hazardous areas (seismic hazard), and fish and wildlife habitat conservation areas (Willow Creek). Edmonds Marsh and Willow Creek: During the Shoreline Master Program update the Edmonds Marsh was determined to be a Category II estuarine wetland. Pursuant to ECDC 24.40.020.E, the buffer for a Category II estuarine wetland is 110 or 150 feet depending on whether certain mitigation measures are implemented. Willow Creek is an anadromous fish bearing stream with a buffer of 100 feet pursuant to ECDC 23.90.040.D. The Edmonds Marsh and Willow Creek are separated from the subject property via the Burlington Northern railroad right-of-way. ECDC 23.40.220.C.4 allows development within an interrupted stream or wetland buffer where it is demonstrated a project is functionally isolated from the stream or wetland. The applicants submitted a Wetland/Waterway Critical Areas Assessment prepared by Steve Quarterman of Landau Associates (Attachment 6) demonstrating the proposed project is functionally isolated from the Edmonds Marsh and Willow Creek by the railroad right-of-way. Frequently Flooded Areas: As noted in the Building Divisions comments above, the subject property is located within Flood Zone AE according to draft FEMA flood plain maps. While the FEMA maps are draft, ECDC 23.70.010.13 allows the City of Edmonds discretion in using the most up to date information in determining whether the site is within the flood plain and subject to flood plain development restrictions. Given the draft FEMA maps will likely become effective in 2018, the City of Edmonds has determined that all development applications within the Coastal High Hazard Areas Page 3 of 15 Packet Pg. 208 7.1.a File Nos. PLN20170029/PLN20170030 Port of Edmonds Marine Retail Building and Coastal A Flood Zones in the draft FEMA flood insurance rate map will be subject to the requirements of the International Building Code amendments in ECDC 19.00.025.13 (Attachment 16). This also has implications for height calculations which are discussed below in Section II.J.1.b of this staff report. Seismic Hazard: The subject site is located within a mapped liquefaction hazard area. A geotechnical report will be required during the building permit review to ensure the structure is designed and constructed to standards related to liquefaction seismic hazards. 4. Wildlife: Wildlife associated with the property is typical of an urban environment. The site may be visited by song birds and small mammals; however, the site is primarily gravel/paved, so it is not currently providing any significant habitat value. 5. Vegetation: The site contains very limited existing vegetation since the majority of the site is gravel/paved and is utilized as a parking lot. There are existing street trees located between the site and Admiral Way. 6. Shoreline: The subject site is located within the Urban Mixed Use II shoreline designation of the Shoreline Master Program (Attachment 10). Due to the project's location within 200 feet of the shoreline, the proposal is subject to the requirements of the City's Shoreline Master Program (Title 24 ECDC). Compliance with the Shoreline Master Program will be reviewed by the Hearing Examiner following the ADB's recommendation on the design aspects of the proposal. The public hearing before the Hearing Examiner has been tentatively scheduled for October 26, 2017. F. NEIGHBORHOOD CHARACTERISTICS This property is located in the Commercial Waterfront (CW) zone. The surrounding sites to the north, west, and southwest of the subject site are also zoned Commercial Waterfront (CW). These surrounding sites are developed with various uses including parking areas, marina, restaurants, Yacht Club, Port of Edmonds offices, a work yard, and vacant land. The BNSF railroad is located directly southeast of the subject property. To the east of the subject site (on the opposite side of the BNSF railroad) is the Harbor Square complex, which is zoned General Commercial (CG) under a contract rezone (R-1979-4) and is developed with various commercial uses including breweries, gym, hotel, and offices. To the southeast of the project site (on the opposite side of the BNSF railroad) is the Edmonds Marsh, which is within the Open Space (OS) zone. A zoning map is provided for reference as Attachment 9. G. COMPREHENSIVE PLAN The Comprehensive Plan designation for this site is "Master Plan Development" and the site is also within the "Downtown/Waterfront Activity Center" overlay. Goals and policies from the City of Edmonds Comprehensive Plan for the Downtown/Waterfront Activity Center related to this project include: Downtown/Waterfront Area Goal A. Promote downtown Edmonds as an attractive setting for retail, office, entertainment and associated businesses supported by nearby residents and the larger Edmonds community and as a destination for visitors from throughout the region. Page 4 of 16 Packet Pg. 209 7.1.a File Nos. PLN20170029/PLN20170030 Port of Edmonds Marine Retail Building A.1 Ensure that the downtown/waterfront area continues — and builds on — its function as a key identity element for the Edmonds community. A.2 Enhance Edmonds' visual identity by continuing its pedestrian -scale of downtown development, enhancing its shoreline character, and protecting and building on the strong visual quality of the "5th and Main" core. A.3 Encourage a more active and vital setting for new retail, office, entertainment and associated businesses supported by nearby residents and the larger Edmonds community, downtown commercial activity and visitors from throughout the region. A.4 Enhance shoreline features to include a full spectrum of recreational activities, park settings, natural features (such as the Edmonds Marsh), and marina facilities. Improve public access to the shoreline and link waterfront features by establishing a continuous esplanade along the shoreline. The esplanade will be constructed over time through public improvements and Shoreline Master Program requirements placed on private development. A.5 Support the development and retention of significant public investments in the downtown/waterfront area, including government and cultural facilities that help draw residents and visitors to downtown. A.5 Provide greater residential opportunities and personal services within the downtown, especially to accommodate the needs of a changing population. Downtown/Waterfront Area Goal D. Define the downtown commercial and retail core along streets having the strongest pedestrian links and pedestrian -oriented design elements, while protecting downtown's identity. D.1 Encourage opportunities for new development and redevelopment which reinforce Edmonds' attractive, small town pedestrian oriented character. Downtown/Waterfront Area Goal E. Identify supporting arts and mixed use residential and office areas which support and complement downtown retail use areas. Provide for a strong central retail core at downtown's focal center while providing for a mixture of supporting commercial and residential uses in the area surrounding this retail core area. Emphasize and plan for links between the retail core and these supporting areas. E.1 Support a mix of uses downtown which includes a variety of housing, commercial, and cultural activities. The Comprehensive Plan also provides the following specific goal for the Master Plan Development designation: Master Plan Development. The waterfront area south of Olympic Beach, including the Port of Edmonds and the Point Edwards and multi modal developments. This area is governed by master plans for the Port of Edmonds, Point Edwards, and the Edmonds Crossing project as described in an FEIS issued on November 10, 2004. These areas are also developed consistent with the City's Shoreline Master Program, as it applies. (2016 Comprehensive Plan, page 56-57) Page 5 of 16 Packet Pg. 210 7.1.a File Nos. PLN20170029/PLN20170030 Port of Edmonds Marine Retail Building The proposal's compliance with the Port's Master Plan is addressed in Section 11.1 of this report. Design objectives for the downtown area addressing site design, building form, and building fagade are provided in the Comprehensive Plan (pages 125-127). Urban Design Goal B: Downtown/Waterfront Activity Center. Design objectives and standards should be carefully crafted for the Downtown/Waterfront Activity Center to encourage its unique design character and important place -making status within the city. B.1 Vehicular Access and Parking. Driveways and curb cuts should be minimized to assure a consistent and safe streetscape for pedestrians. When alleys are present, these should be the preferred method of providing vehicular access to a property and should be used unless there is no reasonable alternative available. Configuration of parking should support a "park and walk" policy that provides adequate parking while minimizing impacts on the pedestrian streetscape. Findings: The proposed development would not result in any new driveway or curb cuts. Existing curb cuts on Admiral Way will be used to access the parking located at the rear to the structure. B.2 Pedestrian Access and Connections. Improve pedestrian access from the street by locating buildings close to the street and sidewalks, and defining the street edge. Cross walks at key intersections should be accentuated by the use of special materials, signage or paving treatments. Transit access and waiting areas should be provided where appropriate. Findings: The proposed building will be constructed up to approximately 5 feet from the property line and the sidewalk. Pedestrian connections to the building are directly accessible from the sidewalk. B.3 Building Entry Location. Commercial building entries should be easily recognizable and oriented to the pedestrian streetscape by being located at sidewalk grade. Findings: The pedestrian entrances to the building are in the northern portion of the building that is highlighted by a taller parapet which makes that portion of the building stand out. It appears there will be two pedestrian entrances. One is directly accessible off the sidewalk along Admiral Way, the second is on the north side of the building accessible from the parking lot. Both entrances are at grade. B.4 Building Setbacks. Create a common street frontage view with enough repetition to tie each site to its neighbor. Encourage the creation of public spaces to enhance the visual attributes of the development and encourage outdoor interaction. In the Waterfront area west of the railroad, buildings should be set back from the waterfront to preserve and provide a buffer from existing each areas. In the Waterfront area, site layout should be coordinated with existing buildings and proposed improvements to provide views of the water, open spaces, and easy pedestrian access to the beach. Findings: There are few buildings located on the east side of Admiral Way. The one primary structure is Jacobsen's Marine which is located approximately 450 feet to the north of the subject property. The new marine retail building will be located approximately five feet Page 6 of 16 Packet Pg. 211 7.1.a File Nos. PLN20170029/PLN20170030 Port of Edmonds Marine Retail Building from the property line and sidewalk generally in line with the Jacobsen's Marine building. While the subject site is in the waterfront area, it is not located on the waterfront side of Admiral Way. The Shoreline Master Program has specific requirements for view corridors with the Urban Mixed Use II shoreline environment. ECDC 24.40.040.B.11.a.i requires a view corridor be maintained across 30 percent of the average parcel width. The parcel on which the development site is part of is approximately 1,600 feet long. The proposed building is 100 feet wide and the Jacobsen's Marine building is 125 feet wide. Together these two structures would only block 14 percent of the parcel width leaving well above the required 30 percent view corridor. B.5 Building/Site Identity. In the downtown area, retain a connection with the scale and character of downtown through the use of similar materials, proportions, forms, masses or building elements. Encourage new construction to use designs that reference, but do not replicate historic forms or patterns. Findings: The building is consistent with the scale, proportion and character of other buildings in the Port of Edmonds marina area. The proposed structure is a single story building within the 30-foot height limit of the CW zone. B.5 Weather Protection. Provide a covered walkway for pedestrians traveling along public sidewalks or walkways. Findings: There are awnings along the walkways leading to the two pedestrian entries to the building. B.7 Signage. Lighting of signs should be indirect or minimally backlit to display lettering and symbols or graphic design instead of broadly lighting the face of the sign. Signage using graphics or symbols or that contributes to the historic character of a building should be encouraged. Findings: No signage is proposed at this time. Signage will be reviewed by staff with subsequent building permit applications for signs. B.8 Art and Public Spaces. Public art and amenities such as mini parks, flower baskets, street furniture, etc., should be provided as a normal part of the public streetscape. Whenever possible, these elements should be continued in the portion of the private streetscape that adjoins the public streetscape. In the 4th Avenue Arts Corridor, art should be a common element of building design, with greater design flexibility provided when art is made a central feature of the design. Findings: The subject property is not located within the 4th Avenue Arts Corridor. Landscaping along the front of the building and the street scape will enhance the public space. B.9 Building Height. Create and preserve a human scale for downtown buildings. Building frontages along downtown streetscapes should be pedestrian in scale. Findings: The proposed building is a single story building consistent with the 30-foot height limit of the CW zone. Awnings, significant areas of glazing, landscaping and change in materials provide pedestrian scale elements along the Admiral Way frontage. Page 7 of 16 Packet Pg. 212 7.1.a File Nos. PLN20170029/PLN20170030 Port of Edmonds Marine Retail Building B.10 Massing. Large building masses should be subdivided or softened using design elements that emphasize the human scale of the streetscape. Building facades should respect and echo historic patterns along downtown pedestrian streets. Findings: The mass of the building is subdivided vertically and horizontally. The building displays a distinct top and bottom. Window variation, awnings, and roof form also help to break up the buildings mass. B.11 Building Fagade. Provide a human scale streetscape, breaking up long facades into defined forms that continue a pattern of individual and distinct tenant spaces in commercial and mixed use areas. Avoid blank, monotonous and imposing building facades using design elements that add detail and emphasize the different levels of the building (e.g. the top or cornice vs. the pedestrian level or building base). Findings: The building provides variation in materials and form along the public frontage providing human scale elements. Ground level details include a brick base, landscaping along the western facade of the building, and variation and window display that help divide the building into smaller segments. The large storefront windows increase the visual connection from the exterior to the interior spaces and out. B.12 Window Variety and Articulation. In the downtown retail and mixed commercial districts, building storefronts should be dominated by clear, transparent glass windows that allow and encourage pedestrians to walk past and look into the commercial space. Decorative trim and surrounds should be encouraged to add interest and variety. Upper floors of buildings should use windows as part of the overall design to encourage rhythm and accents in the fagade. Findings: The street front of the proposed building is dominated by clear, transparent glass windows that allow and encourage pedestrians to look in. Awnings add differentiation to the windows and the window pattern changes along the street front with the taller northern portion of the building have a larger expanse of windows the southern portion of the structure being divided in thirds by three separate expanses of windows. Staff finds the proposal is consistent with the above goals and design objectives of the Comprehensive Plan. H. PUBLIC COMMENTS As of the writing of this staff report, no written public comments have been received. I. PORT OF EDMONDS MASTER PLAN The subject site is designated as "Mixed Use Area" in the Port of Edmonds Master Plan dated March 10, 2014. Regarding the "A land lease between the Port of Edmonds and Jacobsen's Marine has been signed and approved by the Port of Edmonds Commission. Plans for developing a 10,000 square foot building for boat sales and repair are proceeding through permit processes. Approximately 36,000 square feet of this mixed use area will be dedicated to this marine retail space. Possible uses for the remainder might include parking, Port office and/or maintenance complex, and a building for Page 8 of 16 Packet Pg. 213 7.1.a File Nos. PLN20170029/PLN20170030 Port of Edmonds Marine Retail Building community facility use." The subject proposal appears to be consistent with the above goals, as it will enhance the Port of Edmonds property consistent with the Port's Master Plan and provide a boat sales and repair business within very close proximity to the Edmonds Marina. J APPLICABLE CODES 1. ECDC 16.55 CW: Commercial Waterfront A. ECDC 16.55.010 Uses The site is located in the Commercial Waterfront (CW) zone and subject to the requirements of ECDC 16.55. Pursuant to ECDC 16.55.010.A, marine -oriented services and marine -oriented retail uses are permitted primary uses. Additionally, ECDC 16.55.030.A.2 requires that all uses be carried on entirely within a completely enclosed building except for "sales, storage, repair and limited building of boats." As such, the proposed boat sales and repair business and the outdoor boat sales/storage area are permitted uses within the CW zone. B. ECDC 16.55.020 Site Development Standards Setbacks: The minimum required setbacks for CW-zoned properties that are not immediately adjacent to R-zoned property are 15 feet landward of bulkheads for buildings and 60 feet landward of bulkheads for parking. The section of the Admiral Way right-of-way adjacent to the subject site is 60 feet wide, so the site well exceeds 60 feet landward from the bulkhead and is thus compliant with the minimum setback requirements. Additionally, the Burlington Northern Railroad right of way is approximately 100 feet wide, so parking is also more than 60 from the ordinary high water mark of the Edmonds Marsh and Willow Creek outlet. Height: The maximum allowed height in the CW zone is 30 feet. The elevation views on Sheet 9 of Attachment 3 indicate the structure will be 30 feet tall to the top of the parapet. As noted above in Section II.E.3 of this staff report, the subject development site is located within the flood plain according to the draft FEMA flood plain maps. The City of Edmonds has decided to use the draft FEMA maps to determine which properties are to be subject to the regulations with regards to flood plain development including the requirements of ECDC 19.00.025.P and the height exception provided in ECDC 21.40.030.D.1. Normally in the City of Edmonds, zoning height determined by measuring from vertical distance from the average level of the undisturbed soil of the site covered by a structure to the highest point of the structure. However, for properties within the Coastal High Hazard Areas and Coast A Flood Zones (such is this site), then height is measure from the elevation that is two feet above the base flood elevation as identified from the application FEMA flood hazard map. According to the draft FEMA flood zone map included in Attachment 16, the base flood elevation for this site is 12 feet, so zoning height will be measure from 14 feet for this development. Compliance with zoning height will be verified at time of building permit review. Maximum Coverage: There is no maximum coverage for properties within the CW zone. Staff finds the proposal to be consistent with the applicable zoning standards of ECDC 16.55. As always, the project will be reviewed for compliance with all applicable development standards during the building permit review process. Page 9 of 16 Packet Pg. 214 7.1.a File Nos. PLN20170029/PLN20170030 Port of Edmonds Marine Retail Building 2. ECDC 17.30 Fences There is an existing cyclone fence with barbwire on top of the fence surrounding the site. The application proposes to replace the fence with two types of fence. A cyclone fence with slates with be placed along the northern property boundary and wrap around the east along the railroad right of way back to the vehicle entrance to the site along the southern end of the development (Attachment 3, Sheet 13). A decorative iron fence will be installed between the walkway the outdoor display area of the site (Attachment 3, Sheet 12). Both fences are proposed to be six feet in height, and the new cyclone fence will not include a barbwire topping. Both fences are compliant with the requirement so ECDC 17.30. 3. ECDC 17.50 Off Street Parking Regulations Pursuant to ECDC 17.50.010.C.1, all new buildings within the downtown business area shall provide parking at a flat rate of one parking stall for every 500 square feet of gross floor area of building. With a proposed building size of 6,650 square feet, thirteen parking spaces are required. Twenty- four parking spaces are proposed, so the proposal exceeds the minimum number of required on - site parking stalls. 4. ECDC 20.11 General ❑esign Review ECDC 20.11.010 requires the ADB to review general design review applications that trigger review under the State Environmental Policy Act (SEPA). The subject proposal required SEPA review due to the size of the proposed building (greater than 4,000 square feet of commercial area) and the number of parking stalls (over 20 parking stalls). ECDC 20.11.030 lists the criteria for Building Design and Site Treatment that the ADB must find the proposal to be in compliance with. As noted above, since the project will also be reviewed by the Hearing Examiner, the ADB's review in this instance will be a recommendation to the Hearing Examiner. A. ECDC 20.11.030.A. Building Design. No one architectural style is required. The building shall be designed to comply with the purposes of this chapter and to avoid conflict with the existing and planned character of the nearby area. All elements of building design shall form an integrated development, harmonious in scale, line and mass. The following are included as elements of building design: 1. All exterior building components, including windows, doors, eaves, and parapets; Findings: All exterior building elements are harmonious with one another, the overall building itself, and are compatible with the existing commercial development in the vicinity of the site. 2. Colors, which should avoid excessive brilliance or brightness except where that would enhance the character of the area; Findings: The proposed colors avoid excessive brightness. Additionally, the colors are consistent with color scheme found throughout the Port's properties. 3. Mechanical equipment or other utility hardware on the roof, grounds or buildings should be screened from view from the street level, Page 10 of 16 Packet Pg. 215 7.1.a File Nos. PLN20170029/PLN20170030 Port of Edmonds Marine Retail Building Findings: Mechanical equipment has not been indicted on the elevation views. If future roof top equipment is needed, the parapet on the northern portion of the building is approximately five feet in height and could be used to screen roof top equipment. Additionally if rooftop equipment needs to be installed on the southern portion of the building, there is room within the height limit to screen the equipment from street view. Staff included a recommended condition of approval stating that 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. 4. Long, massive, unbroken or monotonous buildings shall be avoided in order to comply with the purposes of this chapter and the design objectives of the comprehensive plan. This criterion is meant to describe the entire building. All elements of the design of a building including the massing, building forms, architectural details and finish materials contribute to whether or not a building is found to be long, massive, unbroken or monotonous. a. In multifamily (RM) or commercial zones, selections from among the following or similar features are appropriate for dealing with this criterion: i. Windows with architectural fenestration; ii. Multiple rooflines or forms; iii. Architecturally detailed entries, iv. Appropriate landscaping; v. The use of multiple materials, Findings: The mass of the building is subdivided vertically and horizontally. The building displays a distinct top and bottom. Window variation, awnings, material changes, colors variation and roof form help to break up the buildings mass. 5. All signs should conform to the general design theme of the development. Findings: Signage is not proposed as part of the subject application. Signage will be reviewed for consistency with ECDC 20.60 at the time of the associated sign permit application review. As conditioned, staff finds the project is consistent with design guidelines contained within ECDC 20.11.030.A. B. ECDC 20.11.030.8. 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. Findings: The subject site is relatively level and is almost entirely covered by gravel/pavement. As such, there is no natural beauty on the site that needs to be maintained. Approximately 750 cubic years of fill will be needed to raise the building pad above the flood plain. The total quantity of impervious surfaces will be generally unchanged from existing conditions. 2. Landscape treatment shall be provided to enhance the building design and other site improvements. Page 11 of 16 Packet Pg. 216 7.1.a File Nos. PLN20170029/PLN20170030 Port of Edmonds Marine Retail Building Findings: The project's compliance with the applicable landscaping requirements of ECDC 20.13 is discussed in greater detail in Section II15 of this report. The provision of landscaping between the sidewalk and the project site as well as some landscaping within the parking area will enhance the overall site aesthetics. 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. Findings: The project's compliance with the applicable landscaping requirements of ECDC 20.13 is discussed in greater detail in Section II15 of this report. Properties within the vicinity of the project site are commercially -zoned, and there are no immediately adjacent residentially -zoned properties. No significantly different uses are located adjacent to the subject site. With the subject proposal, landscaping within the interior parking area will be improved. Additionally, street trees and landscaping adjacent to Admiral Way will aid in buffering the subject site from the street while also providing visual interest to the site. 4. Landscaping that could be damaged by pedestrians or vehicles should be protected by curbing or similar devices. Findings: All landscaping that could be damaged by pedestrians or vehicles will be protected by curbs. 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. Findings: No trash enclosure is shown on the proposed development plan. It is unknown if an area off -site will be used to collect trash for a future tenant. Should a trash collection site be added to the development site, it should be provided in a gated trash enclosure to screen view of the waste and recycling containers. A recommended condition of approval has been added for a trash enclosure if provided on the site in the future. 6. All screening should be effective in the winter as well as the summer. Findings: Slates installed in the cyclone fence will provide effective screen year round and the proposed landscaping will also provide year round interest. 7. Materials such as wood, brick, stone and gravel (as opposed to asphalt or concrete) may be substituted for planting in areas unsuitable for plant growth. Findings: There are no areas of wood, brick, stone or gravel in lieu of landscaping proposed as part of this project. 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. Findings: The applicant submitted a site lighting plan (Sheet 7 of Attachment 3). The applicants are proposing three pole mounted lights in the parking and three wall mounted lights on the building illuminating the walkway from the sidewalk along Admiral Way and the east side of the building. The proposed walkway connecting this development with the right-of-way, new landscaping and the lighting provided, this development will provide a sense of welcome and activity. During the associated building permit review, the final lighting plan will be Poge12of16 Packet Pg. 217 7.1.a File Nos. PLN20170029/PLN20170030 Port of Edmonds Marine Retail Building reviewed to ensure that the total power used for exterior lighting complies with the Washington State Energy Code and that the lighting is directed downwards onto the site. As conditioned, staff feels the proposal is consistent with design guidelines contained within ECDC 20.11.030.13. C. 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. Findings: The proposal is not for a community facility. Improvements within the public right-of-way associated within the subject proposal will be reviewed by the Engineering Division at the time of building permit review in order to ensure compliance with all applicable Engineering requirements, including compliance with any necessary upgrades to the adjacent sidewalk and/or street tree(s). 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. Findings: The Port strives for general consistency between its properties, so any future street furniture at the subject site should be compatible with that of the surrounding area. As conditioned, staff feels the proposal is consistent with design guidelines contained within ECDC 20.11.030.C. 5. ECDC 20.13 Landscaping Requirements ECDC 20.13 contains specific landscaping requirements for new developments, which the ADB may alter in accordance with the design review chapter. The subject site is located within the Commercial Waterfront (CW) zone (Attachment 1). Properties immediately adjacent to the project site are commercially -zoned, and there are no immediately adjacent residentially -zoned properties. ECDC 20.13.000 gives the ADB authority to interpret and modify the requirements of the landscaping code (ECDC Chapter 20.13), provided the modification is consistent with the purposes found in ECDC 20.10.000. Since no significantly different uses are located adjacent to the subject site, the site is part of a larger parcel, and since no side or rear setbacks are required in the CW zone, staff feels that the ADB could waive the requirement for Type III landscaping along the eastern, western, and southern site boundaries. If the ADB agrees that Type III landscaping is not necessary along these site boundaries, then two types of landscaping would apply to this project: Type IV landscaping adjacent to the street frontage and Type V landscaping within the parking area. The applicant's landscaping plan is included as Sheet L-1.0 of Attachment 7. A. ECDC 20.13.030.1) describes Type IV landscaping as: Type IV landscaping is intended to provide visual relief where clear sight is desired to see signage or into adjacent space for safety concerns. 1. Trees shall be deciduous and planted 25 feet on center and the trunk shall be free of branches below six feet in height. Page 13 of 16 Packet Pg. 218 7.1.a File Nos. PLN20170029/PLN20170030 Port of Edmonds Marine Retail Building 2. Plant materials which will cover the ground within three years, and which will not exceed three and one-half feet in height. Type IV landscaping is required along the northern project boundary adjacent to Admiral Way. The landscape plan (Sheet 4 of Attachment 3) indicates landscaping along this portion of the project site. The tree species, spacing and location of the street trees will be reviewed with civil plans for the development under the associated building permit application review. The landscaping adjacent to Admiral Way is also proposed to include a variety of shrubs and ground cover. Staff feels the proposed landscaping along the northern side of the project site is consistent with the intent and requirements of Type IV landscaping and that the proposed landscaping along the northern side of the site will provide a visual separation and soften the appearance of the building and parking area when viewed from the street. B. ECDC 20.13.030.E describes Type V landscaping as: 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 four feet 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. eioswales 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. Page 14 of 16 Packet Pg. 219 7.1.a File Nos. PLN20170029/PLN20170030 Port of Edmonds Marine Retail Building The proposal includes 24 on -site parking spaces, which pursuant to ECDC 20.13.030.E.1.a would require 420 square feet of Type V landscaping (based on a ratio of 17.5 square feet per parking space). The landscape plan on Sheet 4 of Attachment 3 indicates there will be four areas of Type V landscaping which provide approximately 440 square feet of Type V landscaping. Staff finds the proposal to be consistent with the Type V landscaping requirements of ECDC 20.13.030.D. As mentioned above, pursuant to ECDC 20.13.000, the ADB is allowed to interpret and modify the requirements of the landscaping code (ECDC Chapter 20.13), provided the modification is consistent with the purposes found in ECDC 20.10.000. Since the site is surrounded by similar uses and since no side or rear setbacks are required within the CW zone, staff feels that the ADB could waive any landscaping requirements around the eastern, western, and southern side boundaries. 6. ECDC 20.60 Signs Signs associated with the proposal will require separate building permits and are regulated by ECDC 20.60. The elevation views indicate one wall -mounted sign on the northern building fagade above the main public entrance. The applicant has not requested any deviation from the sign code requirements, and all signs will be reviewed for consistency with ECDC 20.60 during the associated sign permit application review. III. RECOMMENDATION Pursuant to ECDC 20.11.020, when approving proposed development applications, the ADB is required to find that the proposed development is consistent with the criteria listed in ECDC 20.11.030 (General Design Review), the Comprehensive Plan, and the zoning ordinance. Based on the findings, analysis, conclusions, and attachments to this report, staff recommends that the ADB recommend APPROVAL of the design for the proposed Port of Edmonds Marine Retail Building to the Hearing Examiner, files PLN20170029 and PLN20170030, 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. Street trees shall be a minimum of 3 inches in caliper. Species, location and spacing of the street trees will be determined during civil plan review with the building permit application. If a trash/recycling collection area is added to the development site, it should be provided in a gated trash enclosure to screen view of the waste and recycling containers. IV. ATTACHMENTS 1. Land Use Application 2. Application Cover Letter 3. Development Plans 4. Preliminary Stormwater Report 5. Traffic Impact Analysis Staff Report 6. Landau Associates Wetland/Waterway Critical Areas Assessment Poge15of16 Packet Pg. 220 7.1.a V. File Nos. PLN20170029/PLN20170030 Port of Edmonds Marine Retail Building 7. SEPA Checklist 8. Port of Edmonds Determination of Nonsignificance 9. Zoning and Vicinity Map 10. Shoreline Designations Map 11. Public Notice Documentation 12. Snohomish County Fire District No. 1 Comments 13. Building Division Comments 14. Engineering Division Comments 15. Critical Area Determination CRA20170095 16. Frequently Flooded Area — City Discretion and Designation Memorandum PARTIES OF RECORD Robert McChesney Port of Edmonds 336 Admiral Way Edmonds, WA 98020 City of Edmonds 121— 5th Ave North Edmonds, WA 98020 Shawn Rafferty Jackson Main Architecture 311 First Avenue South Seattle, WA 98104 Page 16 of 16 Packet Pg. 221 7.1.a City of Edmunds Land Use Application V ARCHITECTURAL DESIGN REVIEW ❑ COMPREHENSIVE PLAN AMENDMENT ❑ CONDITIONAL USE PERMIT ❑ HOME OCCUPATION ❑ FORMAL SUBDIVISION ❑ SHORT SUBDIVISION ❑ LOT LINE ADJUSTMENT ❑ PLANNED RESIDENTIAL DEVELOPMENT ❑ OFFICIAL STREET MAP AMENDMENT ❑ STREET VACATION ❑ REZONE SHORELINE PERMIT ❑ VARIANCE / REASONABLE USE EXCEPTION ❑ OTHER: FILE # f'i1�dv t !aC A ZONE G` DATE �_�� i REC'D BY FEE 4-7 3 RECEIPT # HEARING DATE ❑ HE XTAFF PB )-<ADB ❑ CC JUN 2 S DEVELOPMENT *PLEASE NOTE THAT ALL INFORMATION CONTAIIrNjE�D WITHIN THE APPLICATIONIS A PUBLIC RECORDAJUrr i lJ PROPERTY ADDRESS OR LOCATION k U� Gd 1► l U nAS 4 i A prvlP fm l L W PROJECT NAME (IF APPLICABLE) T j V �� Um PROPERTY OWNER w 9— DUmbYi IP' 1(�HONE# ADDRESS 33cv t�m►�aa W E mpn(W �S A "� b at) TAX ACCOUNT # FAX # SEC. TWP. RNG. DESCRI PTFONrOF PROJECT QS,F R PNOPp US,� (�TT CH COVER LETTER AS NECESSARY) DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY) APPLICANT VD?�Qk ADDRESS 33 (0 rn` PHONE # Q--'5 , -4T5. 1 �5 " E-MAIL FAX # _ sha�n Q�� CONTACT PERSON/AGENT PFIf�}NjIy:{{1! ADDRESS ?)" E-MAIL sh aUJ h• rQ C A sml�m �m FAX # a 06. 324. k�bb z► i 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 informat ! onAld exhibits herewith submitted are true and correct to the best of my knowledge and that I am authorized to file this applieati a air of the o kis Claw. 7 SIGNATURE OF APPLICANT/AG l.V DATE • G 1- l 7 Property Owner's Authorization I ,p—� 'E, -e yA , certify under the penalty of perjury under the laws of the State of Washington thst the followingc is a true d correct statement: I have authorized the above Applicant/Agent to apply for the subject land use application, and grant my permission for the public officials and the staff of the City of Edmonds to enter the subject property for the purpo of inspection and posting attendant to this application. SIGNATURE OF OWNER DATE Questions? Call (4 0220. Revised on 8122112 Lan Use Applicatio Page I of I Aftac`hment f IPacket Pg. 222 7.1.a JACKSON I MAIN ARCH ITECTUR E April 25, 2017 City of Edmonds Planning Department 121 5th Ave. N Edmonds, WA 98020 re: Port of Edmonds Marine Retail 336 Admiral Way Edmonds, WA 98020 JMA No. 16110 Dear Madame or Sir: JUN 2 8 2017 DEVELOPMENT SERVICES COUNTER Jackson Main Architecture is to permit a new 6,650 SF retail building, space for boat sales and maintenance. The proposal would redevelop a portion of land parcel 2703200415800 at 465 Admiral Way currently utilized as a parking lot. The proposed project is a construction of a premanufactured metal building and is within the 200' shoreline buffer. The project is also within the wetland buffer around Edmonds Marsh. ECDC 23.40.220 (C.4) identifies development proposals within interrupted stream or wetland buffers as allowed activities, in which: Adjacent areas that may be physically separated from a stream or wetland due to existing, legally established structures or paved areas may be exempted from the prescribed buffer widths if proven scientifically to be functionally isolated from the stream or wetland. The director will require the applicant to provide a site assessment and functional analysis documentation report by a qualified critical area consultant that demonstrates the interrupted buffer area is functionally isolated. The director shall consider the hydrologic, geologic, and/or biological habitat connection potential and the extent and permanence of the physical separation. We have provided a Critical Areas Assessment, written by a biologist that shows the subject property is separated from the wetland by the intervening railroad tracks. We have reviewed the guidelines in the Comprehensive Plan and Community Development Code (EDC 20.11.030). We believe our building design complies with the criteria in the following ways: • We are providing both retail and service to the port in a convenient location for both existing boat owners and perspective owners. Colors have been selected which match the existing color scheme found on various existing structures within the Port of Edmonds. The scale and height of the proposed building are such that is will not block views from the city to the Puget Sound. JACKSON I MAIN ARCHITECTURE, P.S. 311 FIRST AVENUE S. SEATTLE, WA 98104 Attachment 2 WWW.JACKSONMAIN.COM p 206.324.4800 1 f 206.322.2875 Packet Pg. 223 7.1.a JACKSON I MAIN 1F ARCH I T E C T U R E • The location of the proposed building is such that it does not block any existing building's views to the Puget Sound. ■ The proposed building is being constructed in an empty lot and will not replace any existing historical buildings. • Mechanical equipment is minimum and will be located inside the building envelope. ■ Landscaping will be added to the site per the attached plan and rendering- enhancing the lot (which is currently not landscaped). • A decorative fence and posts will be installed on the street side of the lot- per the attached renderings. Please let us know if there are any questions or additional material you need to complete your review Sincerely, /9 - Shawn Rafferty Designer r� JACKSON i MAIN Architecture, P.S. 311 First Avenue South Seattle, Washington 98104 206.324.4800 P www.iacksonm ain. corn JACKSON I MAIN ARCHITECTURE, P.S. 311 FIRST AVENUE S, SEATTLE, WA 98104 WWW.JACKSONMAIN.COM p 206 324.4800 1 f 206.322.2875 Attachment 2 Packet Pg. 224 444 Port of Edmonds Marine Retail Design Review Presentation J M J A C KS O N I MAIN 336 Admiral waAlt'adhment 3August 17, 2017 ARCHITECTURE NOHIHWI SI -AERIAL VIEW SOUTHWEST - AERIAL VIEW � {r r 1- EDMOND'S YACHT CLUB 2- PORT ADMINISTRATIVE OFFICE 3- SITE- NORTH PERSPECTIVE WEST VIEW -ADMIRAL WAY SATELLITE VIEW .r- rn O E IG r W 4- 0 r- O d 4- SITE- SOUTH PERSPECTIVE N c d E t v O r r Q t r O Q d R 5- JACOBSEN'S MARINE c� 0 0 ti r O N Z J d r C SITE CONTEXT a Packet Pg. 226 7.1.a �SO ce Base Y7 T STRAIN �� TRANS ce /+sse P As s of xu iE-s az cGHCRETE PxALT �2— O EL BOX S �4Y a colic sw iR-s. nsPxuT RII G' G =zz G* [ -------�UJ\' y ASS SS s SS SS SS SSr SS SS SS SS SS SS �S SS ADMIRiV WAY _ __,*ter W. PER R / �xG s�GH \ �25 uvH -EL RETE x - X -- X xaXR PARK �nILL _o TRExcx \ cRArEL \ \ \ LEGEND C) SHRUB """""""` BUILDING LINE y CONIFER TREE EDGE OF GRAVEL STUMP VEGETATION LINE DECIDUOUS TREE X x FENCE O TELEPHONE/COMM. MANHOLE GUARD RAIL T❑ TELEPHONE PEDESTAL P UNDERGROUND POWER LINE KQ' GAS VALVE P_ RECORD POWER LINE 0 GAS METER OHP OVERHEAD POWER LINE ® JUNCTION BOX G GAS LINE © POWER VAULT G* RECORD GAS LINE © POWER MANHOLE SD STORM DRAIN LINE ` � LIGHT POLE SD RECORD STORM DRAIN LINE ❑o POWER TRANSFORMER SS SANITARY SEWER LINE -0- UTILITY POLE SS* RECORD SANITARY SEWER O— GUY ANCHOR W WATER LINE (D STORM DRAIN MANHOLE W* RECORD WATER LINE ❑ CATCH BASIN TV CABLE TV LINE CO. CLEANOUT c COMMUNICATIONS LINE (FIBER OPTIC) U CULVERT AS NOTED UGT UNDERGROUND TELEPHONE TWI WATER VAULT RIGHT-OF-WAY R FIRE HYDRANT CENTERLINE OF ROAD WATER VALVE PAVEMENT STRIPING ® WATER METER @W WATER MANHOLE OR AS NOTED IRRm IRRIGATION VALVE HBO HOSE BIB O SANITARY SEWER MANHOLE BLRDo BOLLARD _LL SIGN O FOUND MONUMENT IN CASE • PK NAIL W/WASHER 20 10 0 20 40 SCALE IN FEET ~ \ \ I AsnwLT \ As HALT cn P \ N za RG NG GATE x 1 h SyFo / N h waE x GRAVEL GRAVEL x zi o 0 RECYCLE AREA FO O A _x X� X� P�- z------J �RwE GRwxo RGwER�HE BURLINGTON NORTHERN SANTA FE RAILROAD W* W* SURVEY NOTES DATUMS: 1. THE UTILITIES SHOWN HEREON ARE BASED ON OBSERVATION OF SURFACE FEATURES, AND RECORD UTILITY MAPS. FIELD LOCATIONS MUST BE VERIFIED HORIZONTAL DATUM: NAD 83/11 WA NORTH PRIOR TO ANY CONSTRUCTION. 2. THIS SURVEY WAS MADE WITHOUT THE BENEFIT OF A TITLE REPORT AND DOES NOT PURPORT TO SHOW ANY EASEMENTS OR OTHER ITEMS OF RECORD. 3. BASIS OF BEARINGS: WASHINGTON STATE PLANE COORDINATES, NORTH ZONE 4. SURVEY MONUMENTS WERE FIELD MEASURED USING LEICA GS14 AND LEICA 1200 CPS RECEIVERS. MONUMENT POSITIONS THAT WERE NOT DIRECTLY OBSERVED USING CPS WERE TIED TO THOSE POINTS USING A LEICA MS50 MULTI -STATION IN CONFORMANCE WITH ACCEPTED SURVEY PROCEDURES WHICH MEET OR EXCEED STATE STANDARDS SPECIFIED BY WAG 332-130 WITH REGARD TO LINEAR AND ANGULAR CLOSURES. 5. THIS SURVEY WAS CONDUCTED WITHOUT THE BENEFIT OF A TITLE REPORT AND DOES NOT PURPORT TO SHOW ALL EASEMENTS OR OTHER ITEMS OF RECORD. 6. SITE IS 360 FT +\- FROM O.H.W.M. AT THE BULKHEAD IN EDMONDS MARINA AND 110 FT +\- NORTHWEST OF WILLOW CREEK. VERTICAL DATUM: NAVE, 88 BENCHMARK: N-7, RESET 1956, BRASS DISK U.S.C.&G.S. MONUMENT SET ON TOP OF CONCRETE RETAINING WALL OF A FLOWER BED, 3.4' NORTH OF THE NORTH CORNER OF EDMONDS AMTRAK RAILROAD STATION. ELEVATION = 13.52 EXISTING CONDITIONS PLAN Packet Pg. 227 ADMIRAL WAY IRRIGATION LEGEND SYMBOL MANUFACTURER PSI RADIUS GPM LOCATION 7.1.a LANDSCAPE IRRIGATION PLAN IRRIGATION LINE AND SLEEVE SIZING 0' 5' 10, 20' 40' CLASS 200 PVC LATERAL LINE SCHEDULE 40 PVC SLEEVING 3/4" LINE UP TO 10 GPM 1 IR" LINE UP TO 10 GPM 1"LINE BETWEEN II-156PM 2"LTNE BETWEEN II-15 GPM 11/4"LINE BETWEEN I6-25 GPM 21/2"SLEEVE BETWEEN I6-25 GPM SCALE: 1"=10'-O" NORTH 4" SLEEVE BETWEEN 35-60 GPM BASE MAP FROM JACKSON MAIN ARCH.; SEATTLE,WA. POINT OF CONNECTION DETAIL 3/4 WATER METER BY OTHERS (WATER PRESSURE REDUCING VALVE - WATTS) 3/4 STOP VALVE - MUELLER M l /+T� SCHEDULE 80 PVC UNION 3/4" DBL CHECK ASSEMBLIT 1- MAIN LINE MANUAL DRAIN VALVE QUICK COUPLER 1" VALVE KEY VALVE NUMBER i� VALVE GPM (GALLONS PER MINUTE) #2 12.00-5/L ("S" Indicates Shrub Zove, "L" Indicates Lawn Zone) 30 3/4" _VALVE SIZFVAL. PSI (OPERATING PRESSURE) SCHEDULE 40 PVC MAIN LINE RAINBIRD PEB SERIES CONTROL VALVES 3/4" LINE UP TO IO GPM 3/4" VALVE UP TO 17 GPM 1"LINE BETWEEN II-15 GPM 1"VALVE BETWEEN I8-25 GPM 11/4"LINE BETWEEN I6-25 GPM * ALL MAINLINE SLEEVING TO BE MINIMUM 4" UCDC DETAIL: OUICK-GOUPLIN6 VALVE NO SCALE m.- PUCE ALL LAWN HEADS IN LAWN AREA, MIN, 1' FROM EDGE OF PAVING OR BEDLINE PUCE ALL SHRUB HEADS IN SHRUB BEDS. MIN. 3" FROM BECUNE, AND MIN. 10' FROM ALL STRUCTURES. *DO NOT CONNECT INTO 510E PORT OF HEAD DETAIL: POP-UP SPRAY SPRINKLER NO SCALE 0 NOTE: USE 6" POP-UP HEIGHT HEADS ADJACENT TO HEAD IN PARKING STALLS. USE 12" HEIGHT POP-UP HEADS IN ALL OTHER LOCATIONS. CONNECT INTO BOTTOM INLET OF 12" POP-UP HEADS. RAIN BIRD 1912 W/]OF MPR PLASTIC NOZZLE 30 10, 1.57 SHRUB RAIN B]RD 1812 W/]OH MPR PLASTIC NOZZLE 30 10' 0.78 SHRUB RAIN BIRD 1812 W/IOQ MPR PLASTIC NOZZLE 30 10' 0.39 SHRUB RAIN B]RD 1812 W/9SST MPR PLASTIC NOZZLE 30 9'x18' 1.73 SHRUB RAIN B]RD 1912 W/I 5SST MPR PLASTIC NOZZLE 30 4'x30' 1.21 SHRUB RAIN BIRD 1812 W/15EST MPR PLASTIC NOZZLE 30 4'x15' 0.61 SHRUB eRAINBIRD PEB SERIES AUTOMATIC CONTROL VALVE, SIZE PER PLAN AND PROVIDE AMETEK CONTROL BOX & MIN.2 CURT. WASHED PEA GRAVEL. O WATER PRESSURE REDUCING VALVE - WATTS SERIES U5, U5B, AS NEEDED; SIZE PER P.O.C. DETAIL eMUELLER BRASS ISOLATION VALVE, SIZE PER POINT OF CONNECTION DETAIL, INSTALL IN ROUND 6" AMETEK, PER DETAIL. ►� FEBCO DOUBLE CHECK VALVE, SIZE PER POINT OF CONNECTION DETAIL, INSTALL IN LARGE AMETEK CONTROL BOX, PER DETAIL. RAINBIRD QUICK COUPLER VALVE 44RC, ASSUME 1"UNLESS OTHERWISE NOTED ON PLAN. QC PROVIDE HOSE SWIVEL. INSTALL PER DETAIL AC RAINBIRD ESP-LX MODULAR SERIES-8 STATION AUTOMATIC CONTROLLER. EXTERIOR MOUNT, COORDINATE LOCATION PER OWNER APPROVAL. PROVIDE CONDUIT TO POWER SOURCE AND CONNECT TO POWER SOURCE. L GLEN HILTON MC MINI CLICK II RAIN SENSOR WITH BY-PASS SWITCH. INSTALL PER OWNER. 1"MAIN SCHEDULE 40 PVC MAIN LINE, SIZE PER PLAN. MIN. DEPTH 18" BELOW FINISHED GRADE. 1,CLASS 200 PVC LATERAL LINE, SIZE PER PLAN, MIN. DEPTH 12" BELOW FINISHED GRADE. _ SCHEDULE 40 PVC SLEEVING, SIZE PER PLAN, MIN. DEPTH 18" BELOW FINISHED GRADE FOR MAINLINE. -..... -SCHEDULE 40 PVC SLEEVING, SIZE PER PLAN, MIN. DEPTH 12" BELOW FINISHED GRADE FOR LATERAL LINES. ROCK SPLASH PER LANDSCAPE PLANTING PLAN, SEE SHEET L2.0. IRRIGATION NOTES L Imgation design and layout assumes minimum 401bs. static water pressure 25 GPM at point of connection. Verify PSI and GPM, if discrepancy exists report to Landscape Architect and owner before proceeding. 2. The Landscape Contractor shall inspect the site aad verify existing -Iand dimensions prior to bidding and construction. 3. Landscape Architect to have 48 hour notice to review pressure test for project Provide owner with BeckPow Certif Ufi,a for review and approval. 4. Ivigatiov plan is diagrammatic. Adjust pipe, valves and ivigation heads according to field conditions and plant locations. Report any discrepancies to Landscape Architect. 5. Coordinate inigation points of coaacc[ion and location of amomatic wntrolla with General Contractor. 3/4" Water Meter by General Commas. Coordinate all work with other trades involved. 6. All valves will be placed iv valve boxes m a manner which facilitates access for memtevavce. Locate valves m sh b and ground cover beds unless approved by Landscape Architect No valve boxes in lawn areas. 7. All components of inigation system shall be installed and adjusted IDprovide adequate coverage and no ova spiny onto buildings, windows, or I areas. Contractor is responsible for providing a complete working vfigatio¢ system. 8. Contractor is responsible foe any damages to building and infiwint um dining landscape C..stnreti... 9. Bury control cartes below mainline and tape t 6.1me every 10' D.C. l0. Flush maivlive before ivstallivg valves. Flush zone lives before iasE ivg nozzles. Test „tire system before back filling trenches. 11. Elecmc Valves and Backflow prevention assembly to be placed in below grade valve boxes and installed iv shrub beds. Verify that valve boxes not placed where plan[ materials are ro be installed. Provide sleeving under all paved surtaces. 12, Provide full coverage to all lawn and shmb beds. Install additional irrigation heads as necessary m achieve f8 coverage and water mall plantings. 13. 120 AC Electrical power source at controller location shall be provided by General Contractor. The Landscape Contractor Shall make the final Omani., from the electrical source [o the covtrolla. All wiring per L & I Codes. 14. All irrigation beads to be installed perpendicular Io finish grade unless otherwise specified. Place all lawn heads in lawn areas, 3" from edge of paving or bedline. Place all shmb heads in shmb beds, min. 4" from bedline and min. 10" from all stmetm'es. CONNECT INTO BOTTOM INLET OF 12" POP-UP HEADS. 15. Winterizing the system: The irrigation can L., shall install a manual drain valve assembly. Dmi¢i¢g the mainline shall be accomplished by introducing compressed air into the system through the quick coupler valve at the point of comation. l6. Demonstrate wohivg system to building maivtevmce manager up.v wmplaiov and acceptance. l7. Locate all vtihties before digging. Call 1-(800) 424-5555. I8. Install itrigation system in accordance with all applicable codes and ordinanI- I 9Mount Rain Sensor near top of building. Place in approved location with Landscape Architect. 20. From controller install 3M-14 gauge single strand direct bury wire (DRY) with we spare yellow wire and one Comm.. wire to each valve box wif connection' and Schedule 80 unions. All wireSplices b be for wire connections: DBY-Direct Bury Splice by 3M. 21. Cmtmctor to provide PDT File As -built drawings to Landscape Architect prior to close-out ofjob. 22. Electrical control wires to be spliced in control boxes only. 22. Asphalt and/or concrete w be removed 2" from behind extruded curb or sidewalk in planter. 23. Install rock outcrops and/or dry creek beds prior to installation of imgati.n. 24. Provide one (1) year warranty NOT parts, materials aad workmanship upon final acceptance date from owner for work completed per Inigation PER. 25. Verify ov-site undergm,,d vault location pe, Civil E¢ginea prior to construction. All maivlives to be buried min. 18" depth below grade; lateral lines to be buried min. 12" depth below grade. 26, Sprinkler heads adjacent to head in parking, to be set on parking lot snipe. DUE SPARE-YELUDw -1 7 \ Ins. DRACE -11L1 1 11E110N AMETE1 IMI RCI 11 LE 1111121 ADE/roP OP a-)uIN. 113"111 CONTROL K PRUUSU we III Eo N® LE (CLOSE) IS�w °LW CALL s EA AD NPiO'EUImD)sIDE) 4 a�o^� cLw. K (1 OF6)(( PIPE OF COMNE,iION -C UDDEU AND SCN i0 ELL . ' 3i:o-IxMHN=EDDE=IN Racers DETAIL: REMOTE CONTROL VALVE NO SCALE UVU cx LE`END scnmo¢ xeo MALE -.A I' OFE I) 80 "ION sc(I re) PIPE OF MatwLl .RUN -E DETAIL: BACKFLOW PREVENTER NO SCALE Lauchlin R. Bethune Associates, Inc. ■ Landscape Architecture & Planning, ASLA P.O. Box 1442 phone: (425) 432-9877 Maple Valley, Washington 98038 fax: (425) 432-9878 lauch@bethuneassociates.com www.bethuneass..iates.com LANDSCAPE IRRIGATION PLAN Packet Pg. 228 7.1.a NOTE: CENTER STREET TREES BETWEEN BUILDING AWNING TO PROVIDE FOR SPACE FOR TREE CANOPY. 18" WIDTH OVERHANG, TYPICAL. BUILDING ZONED:CW I8" WIDTH TW LIGHT POLE CAL. TREE ON ADJ. PROPERTY LANDSCAPE PLANTING PLAN 0' S' 10' 20' 40' SCALE: 1 "=10'-0" NORTH BASE MAP FROM JACKSON MAIN ARCH.; SEATTLE,WA. TREE STAKES: TREES 2" CAL. OR GREATER— 3 STAKES PER TREE TREES 13/4" CAL OR SMALLER— 2 STAKES PER TREE EXCAVATE AREA 2 TIMES DIAMETER OF I —BALL. MINIMUM 12" TOPSOIL AROUND ROOTBALL DETAIL: TREE PLANTING NO SCALE ADMIRAL WAY TYPE IV: STREET FRONTAGE 3 CRM LANDSCAPE BUFFER OVERHANG, TYPICAL. -- B- PLANT: REMOVE RIIRLAP& NIBS FROM TOP OF ROOT BALL N V 80IL MIX VI I) CONTAWEA PLANT: SCARIFY SIDES OF ROOTBALL C MPACTE SOIL MIX SUBGRADE 12" MIN. DETAIL: SHRUB PLANTING NO SCALE 4M1 a OTE NOTE: - I 1 ofie-- oFRTHEPROPERTY AB1str�ettm-mmIo�ppaad THE PLANT MATERIAL LEGEND Exact lacsfiav, spacing, and species will be detemdned daring the * Indicates Drought Tolerant Plant Matenal building permit phase of the project. Abrev. fQ... Common Name Botanical Name Size 2 CFP EGA BUM 3 Bowhalll Maple A— b.. "It—h.11" 1 1/2" c.L,B&B-M=hI d at 6' bmmh 25 GIFG >le CFP 2 Capital Fla —mg Pear Pyres callcryana "Capital" 1 3/4" cal.B&B-Matched at G branch EGA 2 Emerald Green Arborvitae Thy..-idemalhi "Emerald Green" 6' hgLB&B qSHC 1 Slender Hm.ki Cypress Chamaecyp.m ob— "Gracilis" 6' hgLB&B 30' * CRM 3 Colamnare Red Maple A— b.. "Colammare" 1 1/2" O d.D&B-Matched at 6' branch 2 shmbs: sbaww �e EOUN 5 Boning Bob y ush Eu..mus alam'COmpaem' 18" hgf/cool. a�G EVR 4 Evergreen Huckleberry V-moom avatmn 1211x12"/cant. * OIL72 Loyd, Laurel Room, lamocemws "Ono Luyken" 18"-21" widthB&B, Malcbed boll/ ym groan d covers �e DLYA 12 Day Lilly 1-1— calks "Chicago Apache" l gal. .m. at 24" ac at fam mlu spacing DLYB 19 Day Lilly Hemerocallis "Ha11's PiNc" 1 gal./coot. M 24" oc at triangular spacing GFJG 25 Golden Forest Japanese Gass H.m—hloa macro "All Gold" 1 gal./coot. at 24" oe at mangular spacing THIS 86 Rebus Rebus p,M.I,bus "Emerald Caryet" 1 gal./cant. at 30" at at triangular spacing 6LL11 ® EACH 66 Pachysandra Pacb,..dro tertnm.0 1 gal./coot. M 30" ac at fmgular spacing OUTDOOR SITE SPECIFIC NOTES DISPLAY QI WASHED DRAIN ROCK. Remove subgmde to 6" below pmpased finish gmd,. Place 6" depth washeddmm rock, 2" di —,over exposed subgmde. Drain rock from Pahner Coking COa1, Black Diamond, WA or approved source. 02 ALL PLANTERS PREVIOUSLY COVERED BY ASPHALT. For all plain m previously covered by asphalt, remove existing asphalt and additional 12" depth of subgmde. min Dispose ofdeb i, off -site. Scarify and place imum 12" depth topsoil per specs. Add additional topsoil to wv bed for berm, mi..1'-0", hold topsoil 3" below adjacent grade. Place 2" depth mulch per specs m planters upon installation of all plant materials. Topsoil from C-liss Materials per General Construction Notes, no subsntations. LANDSCAPE CONSTRUCTION NOTES 1. Owner to secure all necessary permits per City of Edmonds mqui mems. 2. All work pa mmoyl shall conform with the City of Edmonds, landscape and irrigation requirements, codes and specifications. 3. Locate, protect aad avoid dismption ofall above and below grade utilities and site features prior to consimc[iov. Coamo,la is LIGHT responsible for any resulting damages dnnog.mnshuetion. Ca11 before you dig at 1 (800) 424-5555. POLE 4. Land cape Contractor to I-Imodn site until Final Acccpt.., . Work W include weeding all beds and min mg debris from site. 5. Hold all plant material minimum Y-0" away from building Wallow for plant growth and maintenance around plant material. 6. Clean subgmde by removing all undesirable vegetation including grasses, weed, blackbefes, scotch broom aad poplar seedlings including roots. Leave subgmde in landcape areas minimum 9" below paving in shrub bed. Remove all debris from site. 2 7. Provide minimum 6" depth 70-30 mix ftom Curtis Resources; Enumclaw, WA, 253-891-6680, m all shmb beds. Scanty subgmde by ro milliog and add topsoil on surface. Add additional topsoil as—&d to contour shrub beds including required berms. 8. Provide minimum 2" &pN fine blend hem -fir mulch to all planting bed. Mulch fiom Sawdust Supply, New, Washington. Fill all planting beds and lawn areas [o within 1" of top of all verbs and walks. Slope all planting bed m drain. 9. Provide ove(1)yem warranty for ell plant materiels and workmanship. l0. Verify all qua s shown n the plant list and plans. Udiscrepanmes east between Ne graphic represenmtron and the numeric mmis, thegraphicreprese to—shagmle. 1 t 1. All plant materials to be specimen quality with full, symmetrical tmak aad foliage, unless otherwise rated. Fertilize all plantings 8 RBS with "Oemacote 17-7-12" plant gma 1. by Scott. ]atoll 2 cups per tree larger than 3", 1 cup per— less than 3", 1/2 cup per 5 gal., 1/4 Per 2 and 1 gal., 1/8 cup per 6" and 4" pots. Place at base ofplam after mulch bus been installed 4 OLL 12, Insure proper drainage otall planting holes pnor w installing plant materials. If planting holes do not drain or if heavy clay Boils are I BHM I evident concoct landscape architect. 13. Fill all planting beds to within Val top of all curbs and walks. Berm all planting bed and lawn areas to drain. ^ n. uo 14. Aspheltm be removed 3"from behind extruded ombin planting bed after paving is eomplRed and before plao[mamrial is installed. 2"X2" DENUDE STAKE DRIVEN TO RED -(24"MIN.) SECURETO TREE WITHNON-CORRODABLE WIRE O V PLANT CENTER ENCASED IN REINFORCED DULL H1. OF CONTACT TOTREE. POINT / ROW POSITION ROOT CROWN O E. SPACING AS NOTED ON 12" ABOVE FINISH GRD. 2" MULCH LAYER AFTER PLAN (TRIANGULAR) O SETTLEMENT (MULCH TYPE PER SPEC.) SET PLANTS @ ORIGINAL FINISH GRADE DEPTH @ FINISH GRADE, PRIOR TO SPREAD MULCH. Il�jl;�•r'': ^� 2" MULC (TYPE Pi SPECS.) REMOVE TOP THIRD OF FMI6H GRADE BURLAP FROM BALL BACKFILL SOIL MIX NOTE: MCI. PLANTING SOILMIX (MIX PER SPECS.) TEMPORA BA6M 4" —2-Il2 TR.1ES (AS SPUC.) BACKFILL EXISTING SUBGRADE FOR FIRSTDIAMETEROF INS ROOT BALL EXISTING SUBGRADE Lauchlin R. Bethune Associates, Inc. DETAIL: GROUND COVER PLANTING DETAIL: CONIFER PLANTING ■ Landscape Awhiteclwe & Planning, ASLA NO SCALE NO SCALE P.O. Be, 1442 phone: (425) 432-9877 Maple Valley, Washington 98038 fax: (425) 432-9878 lauch@bethuneassociates.com www.bcNrunea—crates c—, LANDSCAPE PLANTING PLAN Packet Pg. 229 \ CB {�154s Sb RIM=11.34 \ 6"PVC ENE IE-9.94 \ \ P BANS III���III \ \ �P BANS ❑NTRPNS 13_ r ( \ GAS V CB jj1 .32 ASPHALT — — — — — —1z— — IELE. eax RIMDI NW CONCRETE 6" DI NW IE=9.32 � —12— � Z SQ SD SD SD—� G' G — — — — — — — , — � G• GI c� CONNECT ASPHALT Gs G c� G• — \ CATCH BASIN �rz\ IE29A ASPHALT -SS SS SS SS SS SS SS SS SS SS SS SS SS 55 SS SS SS S SS SS SS 1 s MATCH EXISTING CURB, BEER AND — - — — 1 +K� mp ASPHALT ADMIRAL ° °� 13 — �TCw o -- MATCH EXISTNO L MATCHEXISTING — ASPHALT, CURB, GUTTER / Wr W. W W W' _12w_' W Wr ELEV=1 W. w, W. w• w' .1 �CEV:T2W TgOP W(� — / TOP CURB 2, 6' SWI ING GATES 6" VC S MATCH EXISTINGRIM RIM=11.51 ASPHALT / 6" PVC W E=E-31 1 ANTHONY GUEST S'i PA KIN STRIP N 1E 2"CONCSWIEE 86 � PARKING SIGN ,TRIAN / a 25 ATPH WA EL CONCRETE \ - 3 I -TOUT} PAR TOWING �5;.^._.X .--.-r•X .-.-r.x -U _ b R R O CONG 275 O ONC CONC CONC � — � b 0� GRAVELZ, ELEV•1&95 Rpm \ N G�� GRAVED UTILITY �1� UTILITY PERFORATED Rt TRENCH l TRENCH ..[ ADARAMPWITHDy,� \ ` GUARDRNL CONNECTION � J CATCH BASIN _ GE=12S _ _ _ -13— — 6 •tip. IE=92 BUILDING ASPHALT LEGEND \ \ 20' ROLLING GATE FF=14.0 caNc \ �FI N.19.5 SD STORMORAINPIPE ELEW13.75 ELEV=13.25 CONC CATCH BASIN �? STORMFILTER \ � � —RD ROOF GRAIN PIPE 2 �1 12.5 CONTOUR / GDOOR - Q SURFACE SLOPE DIRECTION 5' CH MUNK ENCE BA WIRE R .. ° RD RD RD zzAD 6' 1 CATCH BASIN V ROOF GRAN / aEV•12.75 / ELEW1&B5 IE=9.4 iv CONNECTION IE�.4 +�.+ �� ox ®DOOR AC sp EL GRAVEL 13.8 Q EL \ J,1 SID •� NO �+ 1 ELEV=I2S 50 EEW-12.5 x 0 x AC AC 0.li /6' CHAINLINK N Q� so s a IRS z z _ RECYCLE AREA F� O ° ID s fn X %- -% XXX 0 — ABOVE GROUND POWERLINE / ^ \ EIEV=12.5 Q STORMFIARNASINLTER BLOCK WALL CATCH BiN ABOVE GROUND P ERLINE ce) SHFILTER IEzQ.7 CATCH BASH In 0 GE=1225 BURLINGTON NORTHERN SANTA EE RAILROAD 'E=9' o N SCALE IN FEET 7 J 10 0 10 20 r C Preliminary Grading & Drainage Plan a Packet Pg. 230 CB #1558 — RIM=12.32 6" DI NW IE=9.32 CONCRETE / ASPHALT SS —"—Ss Iw W* I T� L '1 W* W* 7EXISTING FIRE HYDRANT ANTHONY GUEST / \€ PARKING SIGN iTRIAN / CONCRETE p 16' O1 ` O W+ V WATER METER UTILITY TRENCH 20' ROLUNG �S� RIM-11.34 \ 6"PVC ENE IE=9.94 � I S \ HTRANS®P\TRAIJS ^P TRANS �G45 P / TELE. BO% ASPHALT — — — — — —14 —_-- so y3 \ LATERAL SEWER Q SD CONNECTION TO _ _ EXISTING MAIN PER �. —12� Fc• G* Gc* c*EXISTING�MNNSSSS SS SS SS SS Si SSM&E SADDLE W OORPORATION_— — — — — — — — — N rLATERAL / / / / — _ — > G�NER ADMIRAL WAY W. W, W, W, W, W* / W. � —12— / 2, 8' SWINGING GATES I � V N 5' CHAINUNK FENCE W/ BARBWIRE o 0 0 0 0 �N �x OR RECYCLE AREA FO BURL GRAVEL SD SO —� c* c* ASPHALT SS SS SS— W* W* CB #1544 RIM=11.51 6" PVC SW IE=9.31 12"GONG NNE IE=9.21 12"GONG SW IE=8.86 LEGEND W WATER LINE IS WATER METER SS SEWER LINE • SEWER CLEANOUT PRELIMINARY UTILITIES PLAN Packet Pg. 231 -77.77.77-.777-7,77.7'7 -77 777-77,77.77777 -.7777 -.77.7777 -."77-7,77.7: 77 777771�7 . . . . . . . . . . SITE LIGHTING PLAN Packet Pg. 232 /�+, �: d��v .i„)l.Cu a �.� it"'�`" i� '� •r�C'�`; s �ir� '• i... I'V�Lop - f is C 4 lwft i Ge,�,.. _.r l✓" k',�, Ilk ----� '���el�l'Nl leer :��■■�� '�� �� + � v� tg, � r� �� yy pyy.ygR� I C 11 i - � � tJ ■ � cUI N� e:: _� — Port of Edmonds Marine Retail Design Review Presentation J M J A C KS O N I MAIN 336 Admiral WaAlt'adhment 3August 77, 2017 ARCH ITECTU R E �� 7.1.a SOUTH ELEVATION EAST ELEVATION FINISH MATERIALS 1. CORRUGATED METAL PANEL 2. HORIZONTAL SMOOTH FACE METAL PANEL 3. ROOF METAL COPING 4. STOREFRONT GLASS 5. C CHANNEL CANOPY T.O. PARAPET 30' - 6" P-0"11 6. BRICK BASE 7. WOOD PILING ROD IRON DECORATIVE FENCE WEST ELEVATION NORTH ELEVATIO ELEVATIONS N T P E. 3 V M 2' +�+ Q t r L 1[ Q Q NQi L (Q r U) m 0 a O M O 0 ti r O N Z J d r C a Packet Pg. 234 pm t s J SOUTHEAST AERIAL VIEW SOUTHWEST AERIAL VIEW C 3D CONCEPT Q Packet Pg. 235 17�le NORTHEAST AERIAL VIEW NORTHWEST AERIAL VIEW C 3D CONCEPT Q Packet Pg. 236 7.1.a i - 6 00 FENCE LOCATION VI V He Standard Heights 3', 3%, 4' 5', 6' T, 8' 0 36" Min. Footing Depth 8' O.C. Nom. - T 1.) rosL slZC uepenus un Wncc nelgnL anu Wmu luaus. See MONTAGE INDUSTRIAL- specifications for post sizing chart and setting dimensions. 2.) Third & Forth rail optional. 3.) Available in Flush Bottom. 1/4" MONTAGE II� Rail iee Cross- Section Below) Post size varies with Height (See MONTAGE INDUSTRIAL- Post -Sizing chart) O V Q 16ga Picket Bracket Options MONTAGE II- RAIL I%4' 00 E-COAT COATING SYSTEM Base Material Uniform Zinc Coating (Hot Dip) Zinc Phosphate Coating Epoxy Primer Acrylic Topcoat RAKING DIRECTIONAL ARROW Welded panel can be raked 30" over 8' with arrow pointing grade. PROFUSION-WELDI No exposed weld Good Neighbor f appearance on bola slues HEAVY INDUSTRIAL STRENGTH WELDED STEEL PANEL PRE ASSEMBLED 'iUe: MONTAGE INDUSTRIAL CLASSIC 2/3/4-RAIL DR: CI SH . lof 1 SCALE: DO NOT SCALE CK: ME Date 6/28/10 1 REV: b Al VIV I AUG 11 At11L Specially formed high strength architectural shape. 11VUUbl KlAL JW1VCL 11VUUMK1AL UIVIVDKJAL IIVUUJIK1ALrLAI BRACKET BOULEVARD BRACKET MOUNT BRACKET O � BX304 BX302/303 BX301 C d t v r Q 3 O Q m Values shown are nominal and not to be u. r installation purposes. See product specific, for installation requirements. zF 00 1555 N. Mingo Q AMERISTAR° Tulsa, OK 74116 M 1-888-333-3422 c www.ameristarfence.com r 0 N Z J d r C DECORATIVE FENCE AMERISTARCU a Packet Pg. 237 TENSION WIRE r-END & CORNER r- CHAIN LINK FENCE LOCATION END & CORNER /- CHAIN LINK POST L TENSION WIRE TRUSS ROD i it OPTIONAL, SPECIFY WHEN REQUIRED. i 10'-0" [3048MM] MAX SPACING --' L___J L__J FENCE SECTION ELEVATION WITHOUT TOP RAIL & WITHOUT BARBED WIRE H-2 B-2 GRADE FENCE SECTION ELEVATION WITH TOP RAIL & WITHOUT BARBED WIRE FENCE HEIGHT END & CORNER POSTS LINE POSTS NOMINAL HEIGHT B-1 BAR LENGTH H-1 HEIGHT ABOVE GRADE B-2 BAR LENGTH H-2 HEIGHT ABOVE GRADE 5'-0" [1524MM] 8'-0" [2438MM] 5'-0 5/8" [1540MM] 7'-8" [2337MM] 4'-8 7/8" [1445MM] 6'-0" [1829MM] 9'-0" [2743MM] 6'-0 5/8" [1845MM] 8'-8" [2642MM] 5'-8 7/8" [1749MM] 7'-0" [2134MM] 10'-0" [3048MM] 7'-0 5/8" [2150MM] 9'-8" [2946MM] 6'-8 7/8" [2054MM] 8'-0" [2438MM] 1 1'-O" [3353MM] 8'-0 5/8" [2454MM] 10'-8" [3251 MM] 7'-8 7/8" [2359MM] 9'-0" [2743MM] 12'-0" [3658MM] 9'-0 5/8" [2759MM] 11'-8" [3556MM] 8'-8 7/8" [2664MM] 10'-0" [3048MM] 13'-0" [3962MM] 10'-0 5/8" [3064MM] 12'-8" [3861 MM] 9'-8 7/8" [2969MM] 11'-O" [3353MM] 14'-0" [4267MM] 11'-0 5/8" [3369MM] 13'-8" [4166MM] 10'-8 7/8" [3273MM] 12'-0" [3658MM] 15'-0" [4572MM] 12'-0 5/8" [3674MM] 14'-8" [4470MM] 11'-8 7/8" [3578MM] i NOTES: 1. THIS DWG CORRESPONDS WITH DWGS 1 -11 10 & 1-1 130. 2. SPECIFICATIONS SHOWN CAN BE CHANGED BY MASTER HALCO ONLY. MASTER ANCHOR FENCE PRODUCTS TYPICAL HIGH FENCE WITHOUT BARBED WIRED BY. JRR DWG: 1 -1000 by Master H a I co DATE: 09-27-95 HALCO' Orange, CA REV: C LAYER: 1 COPYRIGHT©2oo1—loos MASTER HALCO, INC. Phone No.: 800-229-5615 DIMENSIONS & SPECIFICATIONS ALL RIGHTS RESERVED. www.FenceOnline.com REV DATE: 08-04-06 SCALE: 1/4" = 1'-O" ANCHOR FENCE PRODUCTS BY MASTER HALCO Packet Pg. 238 7.1.a okr--cktL- IV4�0 Preliminary Stormwater Site Plan for Port of Edmonds Marine Retail Shoreline Substantial Development Permit Owner: Port of Edmonds 336 Admiral Way Edmonds, WA 98020 August 2017 Reid Middleton Attachment 4 Packet Pg. 239 7.1.a Preliminary Stormwater Site Plan Port of Edmonds Marine Retail 2017 The engineering material and data contained in this report were prepared under the supervision and direction of the undersigned, whose seal as a registered professional engineer is affixed below. D J �c I'4 1 AW AMW k i 4137s ` .S►[INAI. �~ B/Bid Jeffrey D. Jenks, P.E. Project Engineer BZ= 728 134th Street SW, Suite 200 Everett, WA 98204 425-741-3800 File No. 222017.004 Preliminary Stormwater Site Plan Port of Edmonds Marine Retail Attachment 4 Packet Pg. 240 7.1.a Content Page No. PROJECTOVERVIEW.............................................................................................................................................1 METHODOLOGY......................................................................................................................................................1 MINIMUM REQUIREMENT #1 STORMWATER SITE PLANS........................................................................1 MINIMUMREQUIREMENT #2 SWPPP................................................................................................................2 ELEMENT # 1: MARK CLEARING LIMITS.....................................................................................................................2 ELEMENT #2: ESTABLISH CONSTRUCTION ACCESS...................................................................................................2 ELEMENT #3: CONTROL FLow RATES.......................................................................................................................2 ELEMENT #4: INSTALL SEDIMENT CONTROLS...........................................................................................................3 ELEMENT#5: STABILIZESoiLs...-............................................................................................................................3 ELEMENT#6: PROTECT SLOPES.................................................................................................................................3 ELEMENT #7: PROTECT DRAIN INLETs ............................. ELEMENT #8: STABILIZE CHANNELS AND OUTLETS ... ... ..... .... ... .................................................................3 3 ELEMENT#9: CONTROL POLLUTANTS.......................................................................................................................3 ELEMENT #10: CONTROL DE-WATERING..................................................................................................................3 ELEMENT#11: MAINTAIN BMPS...............................................................................................................................3 ELEMENT #12: MANAGE THE PROJECT......................................................................................................................3 MINIMUM REQUIREMENT #3 POLLUTION SOURCE CONTROL...............................................................4 MINIMUM REQUIREMENT #4 PRESERVATION OF NATURAL DRAINAGE............................................4 MINIMUM REQUIREMENT #5: ON -SITE STORMWATER MANAGEMENT..............................................4 MINIMUM REQUIREMENT #6: RUNOFF TREATMENT.................................................................................6 MINIMUM REQUIREMENT #7: FLOW CONTROL...........................................................................................6 MINIMUM REQUIREMENT #8: WETLANDS PROTECTION..........................................................................6 MINIMUM REQUIREMENT #9 BASIN PLANNING...........................................................................................6 MINIMUM REQUIREMENT #10: OPERATION AND MAINTENANCE.........................................................7 Appendices Appendix A — Drawings Appendix B — Calculations Appendix C — StonnFilter® Operations and Maintenance Manual Appendix D — Maintenance Schedule & Agreement Preliminary Stormwater Site Plan i Port of Edmonds Marine Retail Attachment 4 L 1ITIM, • 1 Packet Pg. 241 7.1.a PROJECT OVERVIEW This stormwater site plan report summarizes the storm drainage analysis and design for the proposed Port of Edmonds Marine Retail project. The project will construct a 6,650-square-foot retail building along Admiral Way. The existing site is a paved parking lot owned by the Port of Edmonds (Port). The project will include Low Impact Development features and water quality treatment. The project is in the planning stages and is under review for a Shoreline Substantial Development Permit. METHODOLOGY Drainage design for the project is based on Edmonds Development Code Chapter 18.30 and the Washington State Department of Ecology's (DOE) 2014 Stormwater Management Manual for Western Washington (SWMMWW). Western Washington Hydrology Model (WWHM 2012) is used for runoff calculations and stormwater management modelling. This project is a redevelopment project replacing more than 5,000 square feet of impervious area and is subject to Minimum Requirements 1-10 in the SWMMWW. The developed site will drain to the City of Edmonds' (City) storm sewer system in Admiral Way and discharge directly to salt water. MINIMUM REQUIREMENT #1 STORMWATER SITE PLANS Existing Conditions Summary The project site, 465 Admiral Way, is a 0.5-acre, Port -owned, existing parking lot on the east side of Admiral Way. The site is generally flat. A majority of the site drains by sheet flow to the parking lot recycling area to the south, and the west portion of the site drains by sheet flow to Admiral Way. The existing site is entirely hard surface, consisting of asphalt and gravel - over -asphalt areas. There is no existing storm drain infrastructure at the site. EXISTING SITE CHARACTERISTICS: Pavement/Gravel over Pavement: 0.5 acres EXSITING RUNOFF: Existing flow frequency rates from WWHM 2012: 2yr 0.16 cfs IOyr 0.26 cfs 50yr 0.37 cfs 100yr 0.42 cfs A map of existing conditions is included in Appendix A. Preliminary Stormwater Site Plan Port of Edmonds Marine Retail Attachment 4 Packet Pg. 242 7.1.a Proposed Conditions Summary The project proposes to construct a 6,650-square-foot retail building with associated 20,880-square-foot parking lot and 2,700-square-foot outdoor retail display area. The site will be generally flat, sloping gently from west to east. Stormwater runoff will be collected in a traditional catch basin and pipe system. Water quality treatment for the vehicle parking lot will be provided by media filtration catch basins. The storm drain system will outfall to the City of Edmonds' storm drain system on Admiral Way. PROPOSED SITE CHARACTERISTICS: Pavement: 0.185 acres Roof. 0.27 acers Pasture (8" Topsoil Landscape): 0.045 acres Total: 0.5 acres PROPOSED RUNOFF: Proposed flow frequency rates from WWHM 2012: 2yr 0.15 cfs 10yr 0.20 cfs 50yr 0.34 cfs 100yr 0.38 cfs A proposed drainage plan is included in Appendix A. MINIMUM REQUIREMENT #2 SWPPP A Stormwater Pollution Prevention Plan (SWPPP) will be prepared for the project at a future date. The SWPPP will provide guidance for the construction contractor to meet the requirements of the DOE's Construction Stormwater General Permit. A summary of Best Management Practices (BMPs) likely to be used at this site is listed below. Element #1: Mark Clearing Limits Silt fence will be installed along the low side of the project limits. Project limits will be marked by temporary chain link fence or plastic orange protective fence. Element #2: Establish Construction Access A construction entrance will be provided from either Admiral Way or the adjacent Port -owned property and constructed according to BMP C 105 of the Stormwater Manual. Element #3: Control Flow Rates Temporary sediment traps will be used as needed to control flow rates. Preliminary Stormwater Site Plan 2 • . , , , , Port of Edmonds Marine Retail Attachment 4 Packet Pg. 243 7.1.a Element #4: Install Sediment Controls Sediment will be controlled using BMPs from the Stormwater Manual, including construction entrances and wheel washes, temporary seeding and mulching, dust control, storm drain structure inlet and outlet protection, silt fence, and sediment traps. Element #5: Stabilize Soils Exposed soils not being worked will be hydroseeded with an appropriate seed mix outlined in BMP C 120. Alternately, mulch, blankets, or plastic sheeting will be used to stabilize soils as needed. Element #6: Protect Slopes There are no steep slopes at the project site. Element #7: Protect Drain Inlets Existing and proposed catch basins at or near the project site will be equipped with inlet protection. Element #8: Stabilize Channels and Outlets Outlets to ditches or vegetated areas will be protected with quarry spalls or erosion blankets. Element #9: Control Pollutants Demolition debris will be transported off site to an approved disposal site. Materials used on the project site will be properly stored and contained, and concrete will be handled per the guidelines in the Stormwater Manual. Element #10: Control De -Watering Dewatering will not likely be required at this site. Any dewatering will be handled the same as stormwater runoff. Element #11: Maintain BMPs Temporary and permanent erosion and sediment control best management practices (BMPs) will be maintained and repaired as needed to ensure continued performance of their intended function. Maintenance and repair shall be conducted in accordance with BMP specifications. Element #12: Manage the Project Clearing and grading activities shall be permitted only if conducted pursuant to an approved site development plan that establishes permitted areas of grading, cutting, and filling. The contractor E will be required to manage the project per the requirements of the Construction Stormwater General Permit. a Preliminary Stormwater Site Plan 3 • . , . , Port of Edmonds Marine Retail Attachment 4 Packet Pg. 244 7.1.a MINIMUM REQUIREMENT #3 POLLUTION SOURCE CONTROL Pollution Source Control BMPs will be implemented during construction to prevent pollution. Proposed BMPs will be per the requirements of the Stormwater Manual and will include but not be limited to the following: BMP C103, High Visibility Fence BMP C105, Construction Entrance BMP C106, Wheel Wash BMP C107, Construction Road/Parking Area Stabilization BMP C120, Temporary and Permanent Seeding BMP C121, Mulching BMP C123, Plastic Covering BMP C125, Topsoiling/Composting BMP C130, Surface Roughening BMP C140, Dust Control BMP C150, Materials on Hand BMP C151, Concrete Handling BMP C152, Sawcutting and Surfacing Pollution Prevention BMP C153, Material Delivery, Storage, and Containment BMP C154, Concrete Washout Area BMP C160, Certified Erosion and Sediment Control Lead (CESCL) BMP C200, Interceptor Dike and Swale BMP C201, Grass -Lined Channels BMP C207, Checkdams BMP C209, Outlet Protection BMP C220, Storm Inlet Protection BMP C233, Silt Fence BMP C241, Temporary Sediment Pond MINIMUM REQUIREMENT #4 PRESERVATION OF NATURAL DRAINAGE The project site is currently fully developed and contains no natural drainage elements. MINIMUM REQUIREMENT #5: ON -SITE STORMWATER MANAGEMENT This project is a redevelopment project that replaces more than 5,000 square feet of hard surfaces and will drain directly to salt water through the City's storm sewer system. a Preliminary Stormwater Site Plan 4 , . , Port of Edmonds Marine Retail Attachment 4 Packet Pg. 245 7.1.a Per City Code 18.30.060, Paragraph D.5.b.iv, the project does not have to meet the Low Impact Development Performance Standard but does have to evaluate the following LID BMPs: BMP T5.13 Post Construction Soil Quality and Depth BUT T5.I OA Downspout Full Infiltration Systems BMP T5.1 OB Downspout Dispersion Systems BMP T5.IOC Perforated Stub -out Connections BMP T5.11 Concentrated Flow Dispersion BUT T5.12 Sheet Flow Dispersion Evaluation of LID Features LID features are evaluated based on Infeasibility Criteria found in Appendix A of the City's Stormwater Management Code. BMP T5.13 Post Construction Soil Quality and Depth No slopes on the site exceed 33 percent, so Post Construction Soil Quality and Depth is feasible and will be used for landscape beds. BMP T5.10A Downspout Full Infiltration Systems Full downspout infiltration is infeasible, as the overflow could not be placed at least 1-foot below the pavement. The site is flat with a shallow outfall invert elevation in Admiral Way that prevents the storm drain system from being deep enough. BMP T5.10B Downspout Full Dispersion Systems Full downspout dispersion is infeasible, as there is not a vegetation flow path available. BMP T5.10 C Perforated Stub -Out Connections Perforated stub -out connections are feasible and will be implemented. BMP T5.11 Concentrated Flow Dispersion Concentrated flow dispersion is not feasible, as there is not a vegetated flow path available. BMP T5.12 Sheet Flow Dispersion Sheet flow dispersion is not feasible, as there is not a vegetated flow path available. Preliminary Stormwater Site Plan 5 • . , , . , Port of Edmonds Marine Retail Attachment 4 Packet Pg. 246 7.1.a Summary of LID Features The project will implement BMP T5.13 Post Construction Soil Quality and Depth for landscape beds. Building roof drains will be connected to the storm drain system with BMP T5. IOC Perforated Stub -Out Connections. MINIMUM REQUIREMENT #6: RUNOFF TREATMENT This project includes more than 5,000 square feet of pollution -generating hard surface and requires stormwater quality treatment per Minimum Requirement #6. This site does not require oil control, as it does not cross the threshold of 100 vehicles per day per 1,000 square feet of building. Basic treatment is required, as this site discharges to salt water through the City's MS4. Proposed treatment will be provided by two StormFilter® Catch Basins in the parking lot. Filter #1 Water Quality Flow = 0.0117cfs = 6gpm Single Catch Basin StormFilter, with 7.5 gpm capacity ZPG Media Filter Cartridge. Filter #2 Water Quality Flow = 0.0111cfs = 5gpm Single Catch Basin StormFilter, with 7.5gpm capacity ZPG Media Filter Cartridge. MINIMUM REQUIREMENT #7: FLOW CONTROL This project discharges directly to salt water through the City's MS4 and is exempt from flow control. MINIMUM REQUIREMENT #8: WETLANDS PROTECTION This project does not drain to wetlands. MINIMUM REQUIREMENT #9 BASIN PLANNING No basin planning is required for this project beyond the Stormwater Manual. Preliminary Stormwater Site Plan 6 • • , , , Port of Edmonds Marine Retail Attachment 4 Packet Pg. 247 7.1.a MINIMUM REQUIREMENT #10: OPERATION ANI] MAINTENANCE Operation and maintenance will be determined by the requirements of the Stormwater Manual and by the manufacturers of the selected water quality devices. Detail on specific maintenance and operations practices and procedures will be provided with the construction permit application. ehw\22sv\17\004 poed; admiral way prldng lot topo\desigi,\stormiwater reportWorniwaler site plan report.docx\jdj Preliminary Stormwater Site Plan 7 . , , . , Port of Edmonds Marine Retail Attachment 4 Packet Pg. 248 7.1.a Appendix A Drawings Preliminary Stormwater Site Plan Port of Edmonds Marine Retail Attachment 4 1 1 . 1 Packet Pg. 249 A3Aans JladaNnos ,s odol LS'CL .-V— .-V— A om M>•BO NO s1• Wn W lCils M A&00 L Im "M *YY uo. P V' La O 30 3HI 11~ LH19ai m sm a w s 511LL � SMM70 VMDW OW VVYML OL G&M N OGL-AV OYM ABS 03uI03dS sauwwS 31VIS 033OJC3 NO I33M HOIHM 9Nn0300Nd O>OVIILYN NYtNIN SONONm 30 am. Nl� 3N�i Ak6 � a3ld3--V HIIM 30WMOAN NI NWWY-IC" O VOI3, V ONisn sWXk! 3SOH 01 03LL 3aM Sd`J ONisn 03m3s90 Al1O3m0 d0 H!lN3N ,Y{ 'mB tl3MOlI Y JO T1YM a41■L'!.1 ION 3tl3M XVHI SNOWSOd IIf3mnO 3B W =1 CM mW *LSO VOOP ONIsN 03NNsY m Q IJ 3a3M SI wNON A3mns 'f 313tlmm 30 d01 w as IM3 n— 'S`O M-S'n 3NO2 HII%IN 'MLWON000 3NVId 31VLS NOIONIH A SaNIW3B dO SISVB 'C 6M1 SSV B 'ML 1 b L-N �MtlYNIEM3B W CA" :M01Y9 IkJNV31 'ONO03tl 30 SN tl3— NO SlN3N3SV3 AW M S Ol Olod8nd ION MOO OW INOd3tl 3,LLL V 30 09N3B 3H1 NOIWM 3 SYM —Nns SIH1 Z NIMpy 1■L 1L/(■ BYM TYL•YO 1L'1ML'1■AH NOWXItlIAdOO ANY Ol NOINd muro m ism SNOUV a W SdVN ALf1W Otl0O3tl OW 'MNM1 3NAM 30 NOLLVN SSO NO Q 3W N MH NMONS nIMIN 3H1 'L :SWniVO S3iON A3mns OVMtnIWJ 33 V1NVS Nb3H1230N NOlONnjne 1333 NI 31YOS I= a aI a 3MN[iLtl pIr�IJ 1•LMY 3NlRpMOd MINwO 1xLMx TM T'JCr� 7i 8fi ew �� awe uwk ry�k R � �� F E 1 � r a O Q r r +. »ram„ Cn _—_�_—_ ------- r—ter -� ��_ • +�_� �_ �SyJ k 2 a3H.W. n'n .. AaswcM LVYi03 eo DavI10fi � YLatl� NIM]S 1MYl11f15 wua o r,,LM Nalnw oy, 4310N r NO 3YNINM tl3lYM jam% N31311 tl3LYM is ?L�� • OYPN dp 3M,a�1N3J � - � IHYtl[V.H 3Bd V IIIA N31VM ]OIR6[ C■t'LCLRIII —LM— c L tall 7KL SKYLkptlM WQ 03ll1N r O1NNo IIpN/3U L►1 �u rrra 4 HBxa HVY� ❑ 3Nf1 N3LYM OtlOJ3tl — rw TN! ]1?MAI iYa1q MMWS - V an rlaa � C nNx A.newl otlou� —�+ 3qd AInWI o O a+k IO9i AMYIa•s —se- tl31rop35xveLL N3MW m ter. Map >geus mv+Ml — mLms 310d lHpl'I��-Q 3HIYxp 11I1 SYJ =GN 3aIXXYl1 a3Mw p � 1lN'M N3MW p W 3Nl1 SYJ 1/L tl» LVS■O1C 3NN tl3MOd atl003a M1B HWJNf11' BI tl3❑N SMJ ® \♦. 3HNA SYJ m O ]M \#M Vtl#>AN — • — 1�1 YVMN[E94 p �/ na 3— 3OH33 nwxnl nNpp/'3NOHd3T3l © L O 3Nn 9NX}1118 enNm Q C d � m 3x }yyCD Q _ � 0 04 z _ J a c m E z u a Attachment 4 Packet Pg. 250 • 7.1.a a) c fi'PVC ENE 9:•994 '� C6 �1559 ` ASPHALT — .� ��� / t ■ Qi RIM•12 J2 (Y1NpK1E � 1 \ ` —,1— — �� G• Jtt FlR9T AVEpUE O 'L A PNALTC'— , a a -pars 9t�x�pf� fe rR s-1a p �Z-- E AD M I RAL eexna �1— — } mom w --—�row=tea. 2, fi' N� �� :�„ o [9[Jpr — fi' PVC SW IE I 12'WNC NNE IE=921 }r ^ y, 12E=9 'CCNC SW IE•0.96 0 vom CCNCREfE iel�C _;'yT.r.y-s•, J- ^T•J.. X. CRAWL ow It p BUILDING 3 AsPNALTFF=14.0 '�Pw"T / 1 L15 EcoaD m yC/ 20' Rg11NG G[E VJi \ � L \ I -50- emrrnr,rs[ N \ µ a+wOMVMFLTM L' ■ aTaw. � � Q vas d' -m- mffurw� W p a ' c f arr,,�sue9re,,cx +r o � � ! ' IL m CD M 46CRAM- \ st A O N Z :I; :{• I y a Cl. t d PRELIMINAF +- RECYCLE AREA I GRADING t CD DRAINAGE E PLAN zyw„ -emu ow BURLINGTON NORTHERN SANTA EE RAILROAD Attachment 4 e `cu[iN [!P Packet Pg. 251 7.1.a Appendix B Calculations Preliminary Stormwater Site Plan Port of Edmonds Marine Retail Attachment 4 Packet Pg. 252 7.1.a WWHM FLOW FREQUENCY FOR EXISTING AND PROPOSED CONDITIONS W Anplysis 1.0 D.1 LL 0.01 Cumubfive Probability t* 0 Flaw Frequency 1.0 Flatir(cis) Predeveloped Mitigated 2 Year 0.1602 0.1460 5 Year a 0.2184 0.1991 10 Year = 0.2613 0.2382 25 Year - 0.3204 0.2921 30 Year 0.3683 0.335B 100 Year 0.4196 0.3826 + 501 aD1 0.5 1 2 5 10 20 30 50 70 80 90 95 90 9999.5 0.01 Stream Prole bn Duration I LID Duration Flow Frequency I Watez 4uaGly I Hydropraph Wattand Input Vdumes LID Report Reeha7Ra Dtxatian Recharge Redeveloped I Recharge Miggared Analyze datasets DmyaetWDM f Delete Selected 7m"O� All Datasets Flow I _Staspj Predp j Evap .,,. �_1 ] Fxxad Freq+-rency1 Mel hor Lfn Pearson Type 111 179 f' 'w'eiLul GrN--4Len Annual Peaks 1949 0.1486 0.1355 1930 0.2007 b.1833 1951 0.1709 0.15" 1952 0.1463 0.1332 2.953 0.2000 0.1820 1954 0.2482 0.2274 1955 0.1864 0.1702 1956 0.0683 0.0805 1,957 0.1500 0.1375 1938 a.3619 0.3294 1959 0.1542 0.1403 1960 0.1336 0.1217 1961 0.4059 0.4423 1962 0.1800 0.1646 1963 0.2168 0.1900 1964 0.13.48 0.1040 1963 0.1148 0.1045 1966 0.1173 0.1068 1%7 0.3936 0.3036 1960 0.1791 0.1630 1969 0.3105 Q.21706 197q 0.1270 0.1155 1971 0.1056 0.1¢91 1972 0.2376 13.2W 1973 0.19D2 0.1732 1974 0.2409 0.2192 1975 0.1820 0.1659 1976 0.1265 0.1151 c 10 Attachment 4 Packet Pg. 253 7.1.a STORMFILTER #1 FLOW RATE MAnalysis ®LAna6ly Water Quality 24 hour Volume (ac•ft) Standard Flow Rate [cfsj Stream Protection Duration LID Duration I_ Wetland I nput Volumes I I.Awp Dui Analyze datasets Compact WDM Delete Selected Standard Flow bate (cis) 0:0�66 Flow Frequency Water Recharge Attachment 4 1Packet Pg. 254 7.1.a STORMFILTER #2 FLOW RATE v 61, Run Analysis Water Quality I On -Line BMP I 24 hour Volume (ac-ft) D pp73 Standard Flow Rate (cfs) a-i}y 11 Off -Line Standard Flow Rate [cfs) Q f7063 Streaia tvteetion Duration I LID Duration j Flow Frequency Water Quaff I Hydrograph Adartlen'a;lho Vdlutnos f LID Report Recharge Durativrr RrGharge Predeveloped Recharge Mitigated Analyze datasets Compact4VDM Delete Selected Attachment 4 1Packet Pg. 255 7.1.a Appendix C Department of Ecology TAPE Approval Preliminary Stormwater Site Plan • . � . Port of Edmonds Marine Retail Attachment 4 Packet Pg. 256 7.1.a WA SHIN6TON STATE EECA0 LE0 G HY April 2017 GENERAL USE LEVEL DESIGNATION FOR BASIC (TSS) TREATMENT For CONTECH Engineered Solutions Stormwater Management StormFilterg With ZPG Media at 1 gpm/sq ft media surface area Ecoioe 's Decision: Based on the CONTECH Engineered Solutions' (CONTECH) application submissions, Ecology hereby issues a General Use Level Designation (GULD) for the Stormwater Management StormFilter® (StormFilter): 1. As a basic stormwater treatment practice for total suspended solids (TSS) removal, • Using ZPGTM media (zeolite/perlite/granular activated carbon), with the size distribution described below, Sized at a hydraulic loading rate of 1 gpm/ftz of media surface area, per Table 1, and Internal bypassing needs to be consistent with the design guidelines in CONTECH's current product design manual. Table 1. StormFilter Design Flow Rates per Cartridge Effective Cartridge Height inches 12 18 27 Cartridge Flow Rate m/cartrid e) 5 7.5 11A 2. Ecology approves StormFilter systems containing ZPGTM media for treatment at the hydraulic loading rates shown in Table 1, and sized based on the water quality design flow rate for an off-line system. Contech designs their StormFilter systems to maintain treatment of the water quality design flow while routing excess flows around the treatment chamber during periods of peak bypass. The water quality design flow rates are calculated using the following procedures: ■ Western Washington: For treatment installed upstream of detention or retention, the water quality design flow rate is the peak 15-minute flow rate as calculated using the latest version of the Western Washington Hydrology Model or other Ecology -approved continuous runoff model. CONTECH - StormFiltere GULD Maintenance Update (November 2012) P age 11 Attachment 4 Packet Pg. 257 7.1.a Eastern Washington: For treatment installed upstream of detention or retention, the water quality design flow rate is the peak 15-minute flow rate as calculated using one of the three methods described in Chapter 2.2.5 of the Stormwater Management Manual for Eastern Washington (SWMI%IEW) or local manual. • Entire State: For treatment installed downstream of detention, the water quality design flow rate is the full 2-year release rate of the detention facility. 3. This designation has no expiration date, but Ecology may amend or revoke it. Ecology's Conditions of Use: The StormFilter with ZPG media shall comply with the following conditions: 1. Design, install, operate, and maintain the StormFilter with ZPG media in accordance with applicable Contech Engineered Solutions manuals, documents, and the Ecology Decision. 2. Install StormFilter systems to bypass flows exceeding the water quality treatment rate. Additionally, high flows will not re -suspend captured sediments. Design StormFilter systems in accordance with the performance goals in Ecology's most recent Stormwater Manual and CONTECH's Product Design Manual Version 4.1(April 2006), or most current version, unless otherwise specified. 3. Owners must follow the design, pretreatment, land use application, and maintenance criteria in CONTECH's Design Manual. 4. Pretreatment of TSS and oil and grease may be necessary, and designers shall provide pre-treatment in accordance with the most current versions of the CONTECH's Product Design Manual (April 2006) or the applicable Ecology Stormwater Manual. Design pre-treatment using the performance criteria and pretreatment practices provided on Ecology's "Evaluation of Emerging Stormwater Treatment Technologies" website. 5. Maintenance: The required maintenance interval for Stormwater treatment devices is often dependent upon the degree of pollutant loading from a particular drainage basin. Therefore, Ecology does not endorse or recommend a "one size fits all" maintenance cycle for a particular model/size of manufactured filter treatment device. • Typically, CONTECH designs StormFilter systems for a target filter media replacement interval of 12 months. Maintenance includes removing accumulated sediment from the vault, and replacing spent cartridges with recharged cartridges. CONTECH - StormFilter® GULD Maintenance Update (November 2012) P a g e 2 Attachment 4 Packet Pg. 258 7.1.a ■ Indications of the need for maintenance include effluent flow decreasing to below the design flow rate, as indicated by the scumline above the shoulder of the cartridge. • Owners/operators must inspect StormFilter with ZPG media for a minimum of twelve months from the start of post -construction operation to determine site -specific maintenance schedules and requirements. You must conduct inspections monthly during the wet season, and every other month during the dry season. (According to the SWMMWW, the wet season in western Washington is October 1 to April 30. According to SWMMEW, the wet season in eastern Washington is October 1 to June 30). After the first year of operation, owners/operators must conduct inspections based on the findings during the first year of inspections. • Conduct inspections by qualified personnel, follow manufacturer's guidelines, and use methods capable of determining either a decrease in treated effluent flowrate and/or a decrease in pollutant removal ability. • When inspections are performed, the following findings typically serve as maintenance triggers: • Accumulated vault sediment depths exceed an average of 2 inches, or • Accumulated sediment depths on the tops of the cartridges exceed an average of 0.5 inches, or • Standing water remains in the vault between rain events, or • Bypass occurs during storms smaller than the design storm. • Note: If excessive floatables (trash and debris) are present, perform a minor maintenance consisting of gross solids removal, not cartridge replacement. 6. CONTECH shall maintain readily available reports listed under "Application Documents" (above) as public, as well as the documentation submitted with its previous conditional use designation application. CONTECH shall provide links to this information from its corporate website, and make this information available upon request, at no cost and in a timely manner. 7. ZPGTM media used shall conform with the following specifications: ■ Each cartridge contains a total of approximately 2.6 cubic feet of media. The ZPGTM cartridge consists of an outer layer of perlite that is approximately 1.3 cubic feet in volume and an inner layer, consisting of a mixture of 90% zeolite and 10% granular activated carbon, which is approximately 1.3 cubic feet in volume. ■ Perlite Media: Perlite media shall be made of natural siliceous volcanic rock free of any debris or foreign matter. The expanded perlite shall CONTECH - StormFilter® GULD Maintenance Update (November 2012) P a g e 13 Attachment 4 1Packet Pg. 259 7.1.a have a bulk density ranging from 6.5 to 8.5 lbs per cubic foot and particle sizes ranging from 0.09" (#8 mesh) to 0.38" (3/8" mesh). ■ Zeolite Media: Zeolite media shall be made of naturally occurring clinoptilolite. The zeolite media shall have a bulk density ranging from 44 to 50 lbs per cubic foot and particle sizes ranging from 0.13" (#6 mesh) to 0.19" (#4 mesh). Additionally, the cation exchange capacity (CEC) of zeolite shall range from approximately 1.0 to 2.2 meq/g. ■ Granular Activated Carbon: Granular activated carbon (GAC) shall be made of lignite coal that has been steam -activated. The GAC media shall have a bulk density ranging from 28 to 31 lbs per cubic foot and particle sizes ranging from a 0.09" (#8 mesh) to 0.19" (#4 mesh). ARRroved Alternate Configurations Peak Diversion StormFilter 1. The Peak Diversion StormFilter allows for off-line bypass within the StormFilter structure. Design capture flows and peak flows enter the inlet bay which contains an internal weir. The internal weir allows design flows to enter the cartridge bay through a transfer hole located at the bottom of the inlet bay while the unit routs higher flows around the cartridge bay. 2. To select the size of the Peak Diversion StormFilter unit, the designer must determine the number of cartridges required and size of the standard StormFilter using the site - specific water quality design flow and the StormFilter Design Flow Rates per Cartridge as described above. 3. New owners may not install the Peak Diversion StormFilter at an elevation or in a location where backwatering may occur. Applicant: Contech Engineered Solutions Applicant's Address: 11835 NE Glenn Widing Dr. Portland, OR 97220 Application Documents: The applicant's master report, titled, "The Stormwater Management StormFilter Basic Treatment Application for General Use Level Designation in Washington", Stormwater Management, Inc., November 1, 2004, includes the following reports ■ (Public) Evaluation of the Stormwater Management StormFilter Treatment System: Data Validation Report and Summary of the Technical Evaluation Engineering Report (TEER) by Stormwater Management Inc., October 29, 2004 Ecology's technology assessment protocol requires the applicant to hire an independent consultant to complete the following work: CONTECH - StormFilter® GULD Maintenance Update (November 2012) P a g e 14 Attachment 4 1Packet Pg. 260 7.1.a 1. Complete the data validation report. 2. Prepare a TEER summary, including a testing summary and conclusions compared with the supplier's performance claims. 3. Provide a recommendation of the appropriate technology use level. 4. Work with Ecology to post recommend relevant information on Ecology's website. 5. Provide additional testing recommendations, if needed." 6. This report, authored by Dr. Gary Minton, Ph. D., P.E., Resource Planning Associates, satisfies the Ecology requirement. • (Public) "Performance of the Stormwater Management StormFilter Relative to the Washington State Department of Ecology Performance Goals for Basic Treatment," is a summary of StormFilter performance that strictly adheres to the criteria listed in the Guidance for Evaluating Emerging Stormwater Treatment Technologies, Technology Assessment Protocol — Ecology (TAPE). • "Heritage Marketplace Field Evaluation: Stormwater Management StormFilter with ZPGTM Media," is a report showing all of the information collected at Site A as stated in the SMI Quality Assurance Project Plan (QAPP). This document contains detailed information regarding each storm event collected at this site, and it provided a detailed overview of the data and project. • "Lake Stevens Field Evaluation: Stormwater Management StormFilter with ZPGTM Media," is a report that corresponds to Site E as stated in the SMI QAPP. This document contains detailed information regarding each storm collected at this site, and includes a detailed overview of the data and project. • (Public) "Evaluation of the Stormwater Management StormFilter for the removal of SIL-CO-SIL 106, a standardized silica product: ZPGTM at 7.5 GPM" is a report that describes laboratory testing at full design flow. • "Factors Other Than Treatment Performance." • "State of Washington Installations." • "Peak Diversion Storrs Filter" is a technical document demonstrating the Peak Diversion StormFilter system complies with the Stormwater Management Manual for Western Washington Volume V Section 4.5.1. Above -listed documents noted as "public" are available by contacting CONTECH. Applicant's Use Level Request: That Ecology grant a General Use Level Designation for Basic Treatment for the StormFilter using ZPGTM media (zeolite/perlite/granular activated carbon) at a hydraulic loading rate of 1 gpmlW of media surface area in accordance with Ecology's 2011 Technical Guidance Manual for Evaluating Emerging Stormwater Treatment Technologies Technology Assessment Protocol — Ecology (TAPE). CONTECH - StormFilter® GULD Maintenance Update (November 2012) P age 15 Attachment 4 Packet Pg. 261 7.1.a Applicant's Performance Claim: The combined data from the two field sites reported in the TER (Heritage Marketplace and Lake Stevens) indicate that the performance of a StormFilter system configured for inline bypass with ZPGTM media and a hydraulic loading rate of 1 gpm/ft2 of media surface area meets Ecology performance goals for Basic Treatment. Ecology's Recommendations: Based on the weight of the evidence and using its best professional judgment, Ecology finds that: StormFilter, using ZPGTM media and operating at a hydraulic loading rate of no more than 1 gpm/ft of media surface area, is expected to provide effective stormwater treatment achieving Ecology's Basic Treatment (TSS removal) performance goals. Contech demonstrated this is through field and laboratory testing performed in accordance with the approved protocol. StormFilter is deemed satisfactory with respect to factors other than treatment performance (e.g., maintenance; see the protocol's Appendix B for complete list). Findings of Fact: • Influent TSS concentrations and particle size distributions were generally within the range of what Ecology considers "typical" for western Washington (silt -to -silt loam). • Contech sampled thirty-two (32) storm events at two sites for storms from April 2003 to March 2004, of which Contech deemed twenty-two (22) as "qualified" and were therefore included in the data analysis set. • Statistical analysis of these 22 storm events verifies the data set's adequacy. • Analyzing all 22 qualifying events, the average influent and effluent concentrations and aggregate pollutant load reduction are 114 mg/L, 25 mg/L, and 82%, respectively. ■ Analyzing all 22 qualifying events based on the estimated average flow rate during the event (versus the measured peak flow rate), and more heavily weighting those events near the design rate (versus events either far above or well below the design rate) does not significantly affect the reported results. • For the 7 qualifying events with influent TSS concentrations greater than 100 mg/L, the average influent and effluent concentrations and aggregate pollutant load reduction are 241 mg/L, 34 mg/L, and 89%, respectively. If we exclude the 2 of 7 events that exceed the maximum 300 mg/L specified in Ecology's guidelines, the average influent and effluent concentrations and aggregate pollutant load reduction are 158 mg/L, 35 mg/L, and 78%, respectively. • For the 15 qualifying events with influent TSS concentrations less than 100 mg/L, the average influent and effluent concentrations and aggregate pollutant load reduction are 55 mg/L, 20 mg/L, and 61%, respectively. If the 6 of 15 events that fall below the minimum 33 mg/L TSS specified in Ecology's guidelines are excluded, the average CONTECH - StormFilter® GULD Maintenance Update (November 2012) Attachment 4 Packet Pg. 262 7.1.a influent and effluent concentrations and aggregate pollutant load reduction are 78 mg/L, 26 mg/L, and 67%, respectively. For the 8 qualifying events with peak discharge exceeding design flow (ranging from 120 to 257% of the design rate), results ranged from 52% to 96% TSS removal, with an average of 72%. Due to the characteristics of the hydrographs, the field results generally reflect flows below (ranging between 20 and 60 percent of) the tested facilities' design rate. During these sub -design flow rate periods, some of the cartridges operate at or near their individual full design flow rate (generally between 4 and 7.5 GPM for an 18" cartridge effective height) because their float valves have opened. Float valves remain closed on the remaining cartridges, which operate at their base "trickle" rate of 1 to 1.5 GPM. Laboratory testing using U.S. Silica's Sil-Co-Sil 106 fine silica product showed an average 87% TSS removal for testing at 7.5 GPM per cartridge (100% design flow rate). Other relevant testing at I-5 Lake Union, Greenville Yards (New Jersey), and Ski Run Marina (Lake Tahoe) facilities shows consistent TSS removals in the 75 to 85% range. Note that the evaluators operated the I-S Lake Union at 50% 100% and 125% of design flow. SMI's application included a satisfactory "Factors other than treatment performance" discussion. Note: Ecology's 80% TSS removal goal applies to 100 mg11 and greater influent TSS. Below 100 mg/L influent TSS, the goal is 20 mg/L effluent TSS. Technology Description: The Stormwater Management StormFiltero (StormFilter), a flow -through stormwater filtration system, improves the quality of stormwater runoff from the urban environment by removing pollutants. The StormFilter can treat runoff from a wide variety of sites including, but not limited to: retail and commercial development, residential streets, urban roadways, freeways, and industrial sites such as shipyards, foundries, etc. Operation: The StormFilter is typically comprised of a vault that houses rechargeable, media -filled, filter cartridges. Various media may be used, but this designation covers only the zeolite- perlite-granulated activated carbon (ZPGTM) medium. Stormwater from storm drains percolates through these media -filled cartridges, which trap particulates and may remove pollutants such as dissolved metals, nutrients, and hydrocarbons. During the filtering process, the StormFilter system also removes surface scum and floating oil and grease. Once filtered through the media, the treated stormwater is directed to a collection pipe or discharged to an open channel drainage way. This document includes a bypass schematic for flow rates exceeding the water quality design flow rate on page 8. CONTECH - StormFilter® GULD Maintenance Update (November 2012) P a g e 17 Attachment 4 Packet Pg. 263 7.1.a StormFilter Configurations: Contech offers the StormFilter in multiple configurations: precast, high flow, catch basin, curb inlet, linear, volume, corrugated metal pipe, drywell, and CON/Span form. Most configurations use pre -manufactured units to ease the design and installation process. Systems may be either uncovered or covered underground units. The typical precast StormFilter unit is composed of three sections: the energy dissipater, the filtration bay, and the outlet sump. As Stormwater enters the inlet of the StormFilter vault through the inlet pipe, piping directs stormwater through the energy dissipater into the filtration bay where treatment will take place. Once in the filtration bay, the stormwater ponds and percolates horizontally through the media contained in the StormFilter cartridges. After passing through the media, the treated water in each cartridge collects in the cartridge's center tube from where piping directs it into the outlet sump by a High Flow Conduit under -drain manifold. The treated water in the outlet sump discharges through the single outlet pipe to a collection pipe or to an open channel drainage way. In some applications where you anticipate heavy grit loads, pretreatment by settling may be necessary. CONTECH - StormFilter® GULD Maintenance Update (November 2012) Page IF Attachment 4 Packet Pg. 264 7.1.a 5TORMGATE ANHOLE, HIGH FLOW (3YPA55 EFFECTIVE CARTRIDGE HEIGHT 1 0 18' 1 27' CARTRIDGE FLOW RATE (gWrRkart) 5 7.5 11 1.3 DGE JW) *me 00MIRCH Bbnffmior adkdmm CONTMO STORMFILTER WITH STORMGATE STORK YYAM SCHEMATIC DETAIL 1 PLAN VIEW ,N ppy ��Fftlnl f3k11�1mm6 ACtcrolakc FILE WME: 0f,4- h91.1 f-01 LC,l PMYMlMM CHUXEdCiIX)[ Figure 1. Stormwater Management StormFilter Configuration with Bypass CONTECH - StormFilterO GULD Maintenance Update (November 2012) Page 19 Attachment 4 Packet Pg. 265 7.1.a AIR LOCK CAP WITH CNCCK VALVE, I FILTER MEDIA . CENTER TUBE SCRUBBING REGULATOR UI{illlit[31 HYI=ii4 UNDER -DRAIN MANIFOLD FIUEREU WATER UNDER -DRAIN h!A?,i , •.: CAST INTO VAULT FLOOR Cartridge Operation: UrrING TAB FLOAT VALVE OUTER MESH HOOD UNFILTERED WATER T : T VAULT FLOOR Figure 2. The StormFilter Cartridge As the water level in the filtration bay begins to rise, stormwater enters the StormFilter cartridge. Stormwater in the cartridge percolates horizontally through the filter media and passes into the cartridge's center tube, where the float in the cartridge is in a closed (downward) position. As the water level in the filtration bay continues to rise, more water passes through the filter media and into the cartridge's center tube. Water displaces the air in the cartridge and it purges from beneath the filter hood through the one-way check valve located in the cap. Once water fills the center tube• there is enough buoyant force on the float to open the float valve and allow the treated water to flow into the under -drain manifold. As the treated water drains, it tries to pull in air behind it. This causes the check valve to close, initiating a siphon that draws polluted water throughout the full surface area and volume of the filter. Thus, water filters through the entire filter cartridge throughout the duration of the storm, regardless of the water surface elevation in the filtration bay. This continues until the water surface elevation drops to the elevation of the scrubbing regulators. At this point, the siphon begins to break and air quickly flows beneath the hood through the scrubbing regulators, causing energetic bubbling between the inner surface of the hood and the outer surface of the filter. This bubbling agitates and cleans the surface of the filter, releasing accumulated sediments on the surface, flushing them from beneath the hood, and allowing them to settle to the vault floor. Adjustable cartridge flow rate: Inherent to the design of the StormFilter is the ability to control the individual cartridge flow rate with an orifice -control disc placed at the base of the cartridge. Depending on the treatment requirements and on the pollutant characteristics of the influent stream as CONTECH - StormFiltere GULD Maintenance Update (November 2012) Page 110 Attachment 4 1Packet Pg. 266 7.1.a specified in the CONTECH Product Design Manual, operators may adjust the flow rate through the filter cartridges. By decreasing the flow rate through the filter cartridges, the influent contact time with the media is increased and the water velocity through the system is decreased, thus increasing both the level of treatment and the solids removal efficiencies of the filters, respectively (de Ridder, 2002). Recommended research and development: Ecology encourages CONTECH to pursue continuous improvements to the StormFilter. To that end, CONTECH recommends the following actions: Determine, through laboratory testing, the relationship between accumulated solids and flow rate through the cartridge containing the ZPGTM media. Completed 11/05. Determine the system's capabilities to meet Ecology's enhanced, phosphorus, and oil treatment goals. ■ Develop easy -to -implement methods of determining that a StormFilter facility requires maintenance (cleaning and filter replacement). Contact Information: Applicant Contact: Jeremiah Lehman Contech Engineered Solutions 11835 NE Glenn Widing Drive Portland, OR, 97220 503-258-3136 'lehman conteches.com Applicant Web link lam://www.conteches.com/ CONTECH - StormFilter® GUILD Maintenance Update (November 2012) Page ill Attachment 4 1Packet Pg. 267 7.1.a Ecology web link: ht!p://www.ecy.wa.p-oy/progams/wq/stormwater/newtech/index.html Ecology Contact: Revision Histo Douglas C. Howie, P.E. Department of Ecology Water Quality Program (360) 407-6444 dou glas.howie@ccy.wa.gov Date Revision Jan 2005 Original Use Level Designation Dec 2007 Revision Ma 2012 Maintenance requirements updated November 2012 Design Storm and Maintenance requirements updated January 2013 Updated format to match Ecology standard format September 2014 Added Peak Diversion StormFilter Alternate Configuration November 2016 Revised Contech contact information April 2017 Revised sizing language to note sizing based on Off-line calculations CONTECH - StormFilter® GULD Maintenance Update (November 2012) Page 112 Attachment 4 1Packet Pg. 268 7.1.a Appendix D Maintenance Schedule &Agreement (TO BE PROVIDED WITH BUILDING PERMIT APPLICATION) Preliminary Stormwater Site Plan W. Port of Edmonds Marine Retail Attachment 4 Packet Pg. 269 7.1.a Attachment 4 Packet Pg. 270 7.1.a 2 ov F:1]_4 City of Edmonds DEVELO COENT UNTER SERVICES Traffic Impact Analysis Worksheet Name of Proposed Project: Owner/Applicant Port of Edmonds Marine Retail Robert McChesney, Port of Edmonds Name 336 Admiral Way Street/Mailing Address Edmonds WA 98020 Cary Telephone: 425-775-4588 State zip Applicant Contact Person: Shawn Rafferty, Jackson Main Architecture, P.S. Name 311 First Avenue South Street/Mailing Address Seattle WA 98104 City State zip Telephone. 206-324-4800 Traffic Engineer who prepared the Traffic Impact Analysis (if applicable): Transportation Solutions, Inc. Jeff Hee / Jake Pi Firm Name Contact Name Telephone: 425-883-4134 THRESHOLD LEVELS OF ANALYSIS E-mail: jeffh@tsinw.com Project - - Less than 25 peak -hour trips generated II. More than 25 peak -hour trips generated 1 and 7 only (Worksheet/Checklist) All sections 1. PROJECT DESCRIPTION a. Location - Street address: Please refer to vicinity map attached. (Attach a vicinity reap and site plan.) b. Specify existing land use: Boat Repairs and Sales c. Specify proposed type and size of development: 6,650 sf retail sales building (# of residential units and/or square footage of building) Revised on 6124110 E82 - Traffic Impact Analysis Worksheet Page I of S Attachment 5 1Packet Pg. 271 7.1.a d. Date construction will begin and be completed: 2017-2018 e. Define proposed access locations Admiral Way f. Define proposed sight distance at site egress locations: Access will be designed to meet sight distance requirements. 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 Parking Lot b. Proposed Project Trip Generation Table: Land Use Daily (ADT) PM Peak -Hour Trips IN OUT Boat Repair and Sales 55 3 3 c. Net New Project Trip Generation Table: Land Use Daily (ADT) PM Peak -Hour Trips IN OUT Boat Repair and Sales 55 3 3 d. State assumptions and methodology for internal, link -diverted or passby trips: See attached trip generation and fee calculation. Revised on 6124110 E82 - Traffic Impact Analysis Worksheet Attachment 5 Page 2 of 5 Packet Pg. 272 7.1.a 3. TRIP DISTRIBUTION N/A Prepare and attach a graphic showing project trip distribution percentages and assignments. For developments that generate over 75 peak -hour trips, the City Engineer reserves the right to require trip distribution to be determined through use of the City traffic model.' 4. SITE ACCESS ROADWAY/DRIVEWAYS AND SAFETY N/A 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 - Traffic Impact Analysis Worksheet Page 3 of 5 Attachment 5 1Packet Pg. 273 7.1.a 5. TRAFFIC VOLUMES N/A Provide the following and other planned development traffic within the city.1 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). c. 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 N/A 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 Worksheet Page 4 of S Attachment 5 Packet Pg. 274 7.1.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. ❑ 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. Per Unit ITE Land Use Category Fee Rate New Use $ Prior Use $ X R Units in square feet, # of dwelling, vfn. etc. Fee New Use Fee: $ - Prior Use Fee: $ = $ ' X NEW DEVELOPMENT ITE Land Use Category New Use I N/A (see atta calculation) OTHER Per Unit Fee Rate $ 2,543.01 1 X Units in square feet, # of dwelling, vfp, etc. 6 trips Fee 15,258.06 INDEPENDENT FEE CALCULATION: $200.00 + consultant fee 240.00 TOTAL TRAFFIC IMPACT FEE $ 15,498.06 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. Q Revised on 6124110 E82 - Traffic Impact Analysis Worksheet Page S of 5 Attachment 5 Packet Pg. 275 7.1.a TS1on Solutions, Inc. 8250.165th Avenue NE Suite 100 Redmond, WA 98052.6628 T 425.883.4134 F 425-867.0898 www.tsinw.com To: Robert McChesney, Executive Director for Port of Edmonds From: Jake Pi and Jeff Hee, TSI Subject: Port of Edmonds Marine Retail Trip Generation March 27, 2017 This technical analysis supports the City of Edmonds Traffic Impact Analysis Worksheet for the proposed Port of Edmonds Marine Retail site located off Admiral Way across from Anthony's HomePort restaurant in Edmonds, Washington. The proposal is located on a portion of parcel 2703200415800 and is currently used as a parking lot. The site is about 0.49 acres in size and includes a 6,650-square foot retail sales building, space for boat repair, detailing and sales. This proposal is similar in its business model to the Edmonds Jacobsen's Marine business, also located off Admiral Way, and is about half the size of Jacobsen's Marine. A vicinity map is attached for reference. Technical Summary Port of Edmonds Marine Retail is proposed off Admiral Way and includes a 6,650-square foot retail sales building, space for boat repair, detailing and sales. The development is forecast to generate 55 weekday daily trips and 6 PM peak hour trips. The development's impact fee is estimated at $15,258.06 Trip Generation For this study trip generation was collected at the former Jacobsen's Marine and at Performance Marine businesses on Wednesday and Thursday, February 12-13, 2014. Data collection included monitoring pedestrian activity at the sales main entrance, reducing the pedestrian data to vehicle trips, and noting any additional vehicle trips observed accesses the boat repair and sales areas. Data was collected between 8:00 AM and 6:00 PM. The former Jacobsen's Marine was located in West Seattle and included a 7,200-square foot retail sales office and a 2,400-square foot detached garage (for service, detailing and repair). The site was served primarily via on -street parking on Harbor Ave SW. Exhibit A identifies the main entrance and gated area off-street area where the boat repair occurred. Weekday business hours were from 8:30 AM to 5:00 PM. Performance Marine is located at 930 W Marine View Drive, in Everett, Washington. The existing business was identified as being most similar in operations to Jacobsen's Marine. Performance Marine is located in a 37,888- square foot building and the main business area is estimated at about 12,000 square feet. Boat repair, detailing and sales areas are located to the rear of the main building. Exhibit B provides an aerial of the Everett site. Weekday business hours are from 8:30 AM to 5:00 PM. Table 1 summarizes the data collected at each site. A copy of the data collected in fifteen minute increments is attached. A copy of the February 19, 2014 Jacobsen's Marine Edmonds Traffic Impact Analysis is also attached. Attachment 5 Packet Pg. 276 7.1.a TS1 A Transpo tir lutions, Inc. Robert McChesney Port of Edmonds Marine Retail; Trip Generation March 27, 2017 Page 2 of 2 Table 1: Trip Generation Study (February 2014) Time Interval Jacobsen's Marine West Seattle Performance Marine IEverett Trips -In Trips -Out Total Trips -In Trips -Out Total 8-9 AM 7 2 9 5 2 7 9-10 AM 4 4 8 7 8 15 10-11 AM 4 2 6 5 5 10 0 N 11-noon 3 4 7 6 7 13 12-1 PM 7 5 12 3 1 4 LL 1-2 PM 8 4 12 4 6 10 a 2-3 PM 6 5 11 5 5 10 M 3-4 PM 0 2 2 3 4 7 d 4-5 PM 7 5 12 1 2 3 a 3 5-6 PM 0 5 5 0 4 4 Other Hours' 2 10 12 7 2 9 Total 48 48 96 41 41 82 8-9 AM 6 1 7 6 4 10 9-10 AM 7 3 10 6 3 9 10-11 AM 2 5 7 3 3 6 N 11-noon 4 3 7 4 3 7 It 12-1 PM 5 4 9 5 5 10 1-2 PM 4 5 9 3 4 7 vLL 2-3 PM 1 3 4 6 3 9 v 3-4 PM 5 5 10 4 6 10 12 4-5 PM 3 5 8 1 2 3 L ~ 5-6 PM 0 2 2 1 3 1 4 Other Hours' 2 3 5 2 5 7 Total 39 39 78 41 41 82 1. Estimate of trips outside of business hours (such as cleaners and staff who arrive and depart before and after closing) The former Jacobsen's Marine generated 12 average weekday PM peak hour trips, and 87 average daily trips. Performance Marine generated 6 average weekday PM peak hour trips, and 87 average daily trips. Table 2 includes the weekday daily and PM peak hour trip generation forecast for the proposed development as derived from the results of the trip generation study. Table 2: Jacobsen's Marine (Edmonds) Trip Generation Site Size (sq. ft.) WeekDally Trips(ADT1 PM Peak Hour Tri s Feb.13 Feb.14 1 Trip Rate Feb.13 Feb.14 Trip Rate Jacobsen's Marine West Seattle 9 600 96 78 9.06 16 8 1.25 Performance Marine Everett 12 000 92 82 7.25 6 5 0.46 Average 8.16 0.86 Marine Retail (Edmonds) 6.650 Trips: 55 1 Trips: 6 1. Expressed as Trips per 1,000 sq. ft. The proposed Port of Edmond's Marine Retail site is forecast to generate 55 weekday daily trips and 6 PM peak hour trips, split 45% in and 55% out. Traffic Impact Fee Based on the current Impact Fee Schedule the fee rate per trip in the City of Edmonds is $2,543.01. The fee estimate for the proposal is $15,258.06 (6 new PM peak hour trips X $2,543.01 per new trip). As the applicant, you will be responsible for the impact fee payment, $240 administrative fee, and the cost of any required consultant time to review this study. Attachment 5 1Packet Pg. 277 TS1Transportation Solutions, Inc. OF Vicinity Map Attachment 5 Packet Pg. 278 7.1.a TS1 Transportation Solutions, Inc. 8250 -165th Avenue NE Suite 100 Redmond, WA 98052.6628 T 425.883.4134 F 425.867.0898 www.tsinw.com To: Greg Jacobsen, Jacobsen Marine From: Jeff Hee, Transportation Solutions, Inc. Subject: Jacobsen's Marine Edmonds, Washington Traffic Impact Analysis February 19, 2014 This technical analysis supports the City of Edmonds Traffic Impact Analysis Worksheet for Jacobsen's Marine, a boat sales and service business, proposed at 345 Admiral Way, Edmonds, Washington. This document specifically supports an independent traffic impact fee study as request by Edmonds staff. Jacobsen's Marine is proposed at the Port of Edmonds. The site which is about an acre in size area includes a 10,000 sq. ft. sales building and space for boat repair and sales. A vicinity map and a site plan are attached. Jacobsen's Marine currently operates out of West Seattle at 2625 Harbor Ave SW, and is proposing to relocate Edmonds. The current business model shows limited customer traffic during the PM peak hour. Edmonds staff, in an email sent on Monday, December 23, 2013, indicated that an independent fee calculation would be required for the proposal since there is no similar land use category to address the proposed business in the City's traffic impact fee chart. The following includes a review of the trip generation and the independent traffic impact fee analysis for the proposed development. The scope for the data collection was reviewed with Edmonds staff. Executive Summary • Jacobsen's Marine is proposed at the Port of Edmonds to include a 10,000 sq. ft. sales building. • City staff requested an independent fee study for the proposed use. • Trip generation was collected over two days each at the existing Jacobsen's Marine, in West Seattle, and at Performance Marine, in Everett. • The development is forecast to generate 82 weekday daily trips and 9 PM peak hour trips. • The development's impact fee is estimated at $9,444.59. Trip Generation For this study trip generation was collected at the existing Jacobsen's Marine and at Performance Marine businesses on Wednesday and Thursday, February 12-13, 2014. Data collection included monitoring pedestrian activity at the sales main entrance, reducing the pedestrian data to vehicle trips, and noting any additional vehicle trips observed accesses the boat repair and sales areas. Data was collected between 8:00 AM and 6:00 PM. Attachment 5 Packet Pg. 279 7.1.a TS1 Greg Jacobsen Jacobsen's Marine Edmonds, Washington; Traffic Impact Analysis Transportation Solutions, Inc. February 19, 2014Page 2 of 3 The existing Jacobsen's Marine is located in West Seattle and includes a 7,200 sq. ft. sales office and a 2,400 sq. ft. detached garage (for service and repair). There is very limited on -site parking with much of the on -site area is dedicated to boat repair and some sales. The site is served primarily via on -street parking on Harbor Ave SW. Exhibit A identifies the main entrance and gated area off-street area where the boat repair occurs. Weekday business hours are from 8:30 AM to 5:00 PM. Performance Marine is located at 930 W Marine View Drive, in Everett, Washington. This existing business was identified as being most similar in operations to Jacobsen's Marine. Performance Marine is located in a 37,888 sq. ft. building and the main business area is estimated at about 12,000 sq. ft. Boat repair and sales areas are located to the rear of the main building. Exhibit B provides an aerial of the Everett site. Weekday business hours are from 8:30 AM to 5:00 PM. Table 1 summarizes the data collected at each site. A copy of the data collected in fifteen minute increments is attached. Table 1: Trip Generation Study Jacobsen's Marine Performance Marine Time Interval Inbound Outbound Total Inbound Outbound Total 8-9 AM 7 2 9 5 2 7 9-10 AM 4 4 8 7 8 15 c 10-11 AM 4 2 6 5 5 10 m 11-noon 3 4 7 6 7 13 '-' 12-1 PM 7 5 12 3 1 4 LL 1-2 PM 8 4 12 4 6 10 > 2-3 PM 6 5 11 5 5 10 N 3-4 PM 0 2 2 3 4 7 c 4-5 PM 7 5 12 1 2 3 v w 3 5-6 PM 0 5 5 0 4 4 Other Hours 1 2 10 12 7 2 9 Total 48 48 96 41 41 82 8-9 AM 6 1 7 6 4 10 9-10 AM 7 3 10 6 3 9 10-11 AM 2 5 7 3 3 6 N 11-noon 4 3 7 4 3 7 12-1 PM 5 4 9 5 5 10 1-2 PM 4 5 9 3 4 7 2-3 PM 1 3 4 6 3 9 M m 3-4 PM 5 5 10 4 6 10 V 4-5 PM 3 5 8 1 2 3 5-6 PM 0 2 2 1 3 4 Other Hours 1 2 3 5 2 5 7 Total , 39 39 78 1 41 41 82 1. Estimate of trips outside of business hours (such as cleaners and staff who arrive and depart before and after closing) The existing Jacobsen's Marine site generated 16 PM peak hour trips on Wednesday (split 6 in and 10 out) and 8 PM peak hour trips on Thursday (split 3 in and 5 out). The Wednesday PM peak hour was between 4:15 and 5:15 PM and the Thursday PM peak hour was between 4:00 and 5:00 PM. Attachment 5 1Packet Pg. 280 7.1.a TS1on Solutions, Inc. Greg Jacobsen Jacobsen's Marine Edmonds, Washington; Traffic Impact Analysis February 19, 2014 Page 3 of 3 The Performance Marine site generated 6 PM peak hour trips on Wednesday (split 0 in and 6 out) and 5 PM peak hour trips on Thursday (split 1 in and 4 out). The PM peak hour for this site was between was between 4:15 and 5:15 PM and the Thursday PM peak hour was between 4:45 and 5:45 PM. Table 2 includes the weekday daily and PM peak hour trip generation forecast for the proposed development as derived from the results of the trip generation study. Table 2: Jacobsen's Marine (Edmonds) Trip Generation Site Size (sq, ft.)rips Weekday Daily Trips (ADT) per Feb. 13 Feb.Feb.14 1,000 sq. ft. PM Peak Hour Trips Trips per Feb.13 Feb.14 1,000 sq. ft. Jacobsen's Marine 9,600 96 78 9.06 16 8 1.25 (West Seattle) Performance Marine 12,000 92 82 7.25 6 5 0.46 (Everett) I _ Average 8.16 0.86 Proposed Jacobsen's 10,000 Trips: 82 Trips: 9 Marine (Edmonds) The proposed Jacobsen's Marine site is forecast to generate 82 weekday daily trips and 9 PM peak hour trips, split 45% in and 55% out. Traffic Impact Fee Based on the current Impact Fee Schedule the fee rate per trip in the City of Edmonds is $1,049.41. The fee estimate for the proposal is $9,444.59 (9 new PM peak hour trips X $1,049.41 per new trip). As the applicant, you will be responsible for the impact fee payment, $200 processing fee, and the cost of any required consultant time to review this study. Thank you and sincerely, Transportation Solutions, Inc. rey . K. Hee, P.E. Project Engineer Attachment 5 Packet Pg. 281 7.1.a L c Pinup SaIon ■; 7,� U I ' c]1'y1'ti Sea -Way Marine � lacobsen's Jacobsen's Marine Marine crs L Y_. L ' F r Exhibit A: Existing Jacobsen's Marine D F4 N cn S C Attachment Packet Pg. 282 7.1.a Performance Marine Count Date: 2/12/2014 Time I In Out 12:00 AM 12:15 AM 12:30 AM 12:45 AM 1:00 AM 1:15 AM 1:30 AM 1:45 AM 2:00 AM 2:15 AM 2:30 AM 2:45 AM 3:00 AM 3:15 AM 3:30 AM 3:45 AM 4:00 AM 4:15 AM 4:30 AM 4:45 AM 5:00 AM 5:15 AM 5:30 AM 5:45 AM 6:00 AM 6:15 AM 6:30 AM 6:45 AM 7:00 AM 7:15 AM 7:30 AM 7:45 AM 8:00 AM 8:15 AM 2 1 8:30 AM 2 8:45 AM 1 1 9:00 AM 3 5 9:15 AM 3 2 9:30 AM 1 9:45 AM 1 10:00 AM 1 1 10:15 AM 2 1 10:30 AM 1 1 10:45 AM 1 2 11:00 AM 2 2 11:15 AM 2 1 11:30 AM 1 2 11:45 AM 1 2 Time 1In Out 12:00 PM 1 12:15 PM 12:30 PM 1 1 12:45 PM 1 1:00 PM 1 2 1:15 PM 1:30 PM 1 2 1:45 PM 2 2 2:00 PM 1 1 2:15 PM 1 2 2:30 PM 2 2 2:45 PM 1 3:00 PM 1 3:15 PM 1 1 3:30 PM 2 2 3:45 PM 4:00 PM 4:15 PM 4:30 PM 1 4:45 PM 2 5:00 PM 1 5:15 PM 5:30 PM 3 5:45 PM 6:00 PM 6:15 PM 6:30 PM 6:45 PM 7:00 PM 7:15 PM 7:30 PM 7:45 PM 8:00 PM 8:15 PM 8:30 PM 8:45 PM 9:00 PM 9:15 PM 9:30 PM 9:45 PM 10:00 PM 10:15 PM 10:30 PM 10:45 PM 11:00 PM 11:15 PM 11:30 PM 11:45 PM Count Date: 2/13/2024 Time In I Out 12:00 AM 12:15 AM 12:30 AM 12:45 AM 1:00 AM 1:15 AM 1:30 AM 1:45 AM 2:00 AM 2:15 AM 2:30 AM 2:45 AM 3:00 AM 3:15 AM 3:30 AM 3:45 AM 4:00 AM 4:15 AM 4:30 AM 4:45 AM 5:00 AM 5:15 AM 5:30 AM 5:45 AM 6:00 AM 6:15 AM 6:30 AM 6:45 AM 7:00 AM 7:15 AM 7:30 AM 7:45 AM 8:00 AM 1 8:15 AM 4 1 8:30 AM 1 2 8:45 AM 1 9:00 AM 9:15 AM 1 1 9:30 AM 2 1 9:45 AM 3 1 10:00 AM 1 2 10:15 AM 10:30 AM 10:45 AM 2 1 11:00 AM 1 1 11:15 AM 2 11:30 AM 1 2 11:45 AM Total 1 23 22 16 1 22 Total 19 13 Da 1 39 44 Da 2 39 36 Time IIn Out 12:00 PM 2 3 12:15 PM 1 1 12:30 PM 1 1 12:45 PM 1 1:00 PM 2 2 1:15 PM 1:30 PM 1 1:45 PM 1 1 2:00 PM 2 1 2:15 PM 1 2:30 PM 1 2 2:45 PM 2 3:00 PM 2 3 3:15 PM 1 1 3:30 PM 1 2 3:45 PM 4:00 PM 1 1 4:15 PM 4:30 PM 4:45 PM 1 5:00 PM 1 1 5:15 PM 5:30 PM 2 5:45 PM 6:00 PM 6:15 PM 6:30 PM 6:45 PM 7:00 PM 7:15 PM 7:30 PM 7:45 PM 8:00 PM 8:15 PM 8:30 PM 8:45 PM 9:00 PM 9:15 PM 9:30 PM 9:45 PM 10:00 PM 10:15 PM 10:30 PM 10:45 PM 11:00 PM 11:15 PM 11:30 PM 11:45 PM 20 1 23 Attachment 5 Packet Pg. 284 7.1.a Jacobsen's Marine Count Mute: 2/12/2014 Time In I Out 12:00 AM 12:15 AM 12:30 AM 12:45 AM 1:00 AM 1:15 AM 1:30 AM 1:45 AM 2:00 AM 2:15 AM 2:30 AM 2:45 AM 3:00 AM 3:15 AM 3:30 AM 3:45 AM 4:00 AM 4:15 AM 4:30 AM 4:45 AM 5:00 AM 5:15 AM 5:30 AM 5:45 AM 6:00 AM 6:15 AM 6:30 AM 6:45 AM 7:00 AM 7:15 AM 7:30 AM 7:45 AM 8:00 AM 3 8:15 AM 1 8:30 AM 1 8:45 AM 2 2 9:00 AM 2 1 9:15 AM 1 9:30 AM 1 1 9:45 AM 1 1 10:00 AM 2 10:15 AM 2 1 VAMJ 3 Time I lip Out 12:00 PM 1 1 12:15 PM 3 2 12:30 PM 1 12:45 PM 3 1 1:00 PM 2 2 1:15 PM 1 1 1:30 PM 1 1:45 PM 4 1 2:00 PM 1 2 2:15 PM 3 2:30 PM 2 2:45 PM 2 1 3:00 PM 1 3:15 PM 1 3:30 PM 3:45 PM 4:00 PM 1 4:15 PM 1 2 4:30 PM 2 4:45 PM 3 3 5:00 PM 5 5:15 PM 5:30 PM 5:45 PM 6:00 PM 6:15 PM 6:30 PM 6:45 PM 7:00 PM 7:15 PM 7:30 PM 7:45 PM 8:00 PM 8:15 PM 8:30 PM 8:45 PM 9:00 PM 9:15 PM 9:30 PM 9:45 PM 10:00 PM 10:15 PM 10:30 PM 10:45 PM 11:00 PM 11:15 PM 11:30 PM 11:45 PM Count Date: 2/13/2014 Time in I Out 12:00 AM 12:15 AM 12:30 AM 12:45 AM 1:00 AM 1:15 AM 1:30 AM 1:45 AM 2:00 AM 2:15 AM 2:30 AM 2:45 AM 3:00 AM 3:15 AM 3:30 AM 3:45 AM 4:00 AM 4:15 AM 4:30 AM 4:45 AM 5:00 AM 5:15 AM 5:30 AM 5:45 AM 6:00 AM 6:15 AM 6:30 AM 6:45 AM 7:00 AM 7:15 AM 7:30 AM 7:45 AM 8:00 AM 1 8:15 AM 2 8:30 AM 2 8:45 AM 1 1 9:00 AM 2 1 9:15 AM 1 1 9:30 AM 1 9:45 AM 3 1 10:00 AM 1 1 10:15 AM 1 2 10:30 AM 1 10:45 AM 1 11:00 AM 2 11:15 AM 1 11:30 AM 2 1 11:45 AM I 1 Total 18 1 12 28 1 26 Total 19 1 12 Da 1 46 38 Da 2 37 36 Time IIn Out 12:00 PM 1 12:15 PM 1 12:30 PM 4 1 12:45 PM 2 1:00 PM 2 2 1:15 PM 1 1:30 PM 1 1:45 PM 2 1 2:00 PM 1 2:15 PM 1 2 2:30 PM 2:45 PM 3:00 PM 1 3:15 PM 3 1 3:30 PM 1 2 3:45 PM 1 1 4:00 PM 1 1 4:15 PM 4:30 PM 4:45 PM 2 4 5:00 PM 1 5:15 PM 1 5:30 PM 5:45 PM 6:00 PM 6:15 PM 6:30 PM 6:45 PM 7:00 PM 7:15 PM 7:30 PM 7:45 PM 8:00 PM 8:15 PM 8:30 PM 8:45 PM 9:00 PM 9:15 PM 9:30 PM 9:45 PM 10:00 PM 10:15 PM 10:30 PM 10:45 PM 11:00 PM 11:15 PM 11:30 PM 11:45 PM 18 1 24 Attachment 5 Packet Pg. 285 7.1.a Technical Memorandum TO: Shawn Rafferty FROM: Steven Quarterman JUN 2 8 2017 DATE: June 21, 2017 01-VELOPMENT : RE: Wetland/Waterway Critical Areas Assessment COUNT Port of Edmonds Marine Retail Property Edmonds, Washington Project No. 1527002.010.012 Introduction The Port of Edmonds (Port) wishes to develop the vacant lots located on Snohomish County Parcel No. 27032300415800 at 305, 317, 345, 375, 445, 465, and 471 Admiral Way in Edmonds, Washington (subject property) for retail purposes. The Port's pre -application consultation with the City of Edmonds (City) resulted in Critical Areas Reconnaissance Report #CRA19940162 (City of Edmonds 2013), which documents the subject property's proximity to critical areas, including a seismic hazard area, wetland, and stream. The City requires completion of a critical areas report(s) that satisfies the criteria set forth in the City of Edmonds' Community Development Code (ECDC), which references minimum report requirements and additional requirements specific to the type of critical area(s) affected. Landau Associates, Inc. (LAI), under contract to Jackson Main Architecture, conducted a site reconnaissance to help the Port determine the approximate location of wetlands, waterways, and/or buffers that may be regulated by local, state, and/or federal agencies. Additionally, LAI evaluated critical areas compliance in accordance with ECDC Title 23. Our evaluation was limited to accessible areas within the subject property. Presence of wetland/waterway habitat extending beyond the subject property and within 200 feet (ft; i.e., the study area) was estimated by visual assessment and with the use of public domain resources. This technical memorandum identifies the presence of wetlands/waterways in the study area, documents buffer conditions in the vicinity of the subject property, and evaluates these critical areas in relation to the subject property. Assessment of seismic hazard areas will be documented in a separate report prepared by LAI. Background Information Review Consistent with Critical Areas Reconnaissance Report #CRA19940162, the City of Edmonds' Critical Areas Mapping identifies portions of Willow Creek and Edmonds Marsh outside of the subject property, but within the study area (Figure 1). As mapped, the approximately 21-acre marsh is identified by the City as a Category 1 wetland, a shoreline regulated under the Shoreline Management Act, and state priority habitat. In accordance ll LANDAU J,t ASSOCIATES 130 2nd Avenue South • Edmonds, Washington 98020 • (425) 778-0907 Attachment 6 Packet Pg. 286 7.1.a Landau Associates with ECDC Chapter 23.50.040, Category 1 wetlands are prescribed a standard buffer between 75 ft and 225 ft, depending on their wetland rating habitat score and applicable special characteristics (e.g., estuarine wetlands, bogs, etc). Edmonds Marsh is primarily freshwater wetland with a small area of saltmarsh along its western edge (City of Edmonds 2007). As described in the City of Edmonds' Shoreline Master Program Update Shoreline Inventory and Characterization (City of Edmonds 2007), the downstream area of Edmonds Marsh includes a channelized section of Willow Creek. As it approaches the culvert under the Burlington Northern Santa Fe (BNSF) railroad, which runs along the western edge of Edmonds Marsh, the channel is characterized as a ditch with a bottom composed entirely of silt. The ditch is connected to a culvert and discharges into the subtidal zone off Marina Beach Park. Hydrology of Edmonds Marsh is supported, in part, by Shellabarger Creek, Willow Creek, and fluctuations of tidal elevations. The Washington Department of Fish & Wildlife's interactive map PHS (Priority Habitats and Species) on the Web (WDFW 2017) identifies occurrence/migration of resident cutthroat trout (Oncorhynchus clarkii) and coho salmon (O. kisutch). As a result, Willow Creek is classified as a Type F stream in accordance with ECDC Chapter 23.90.010. The ECDC further expands classification of Type F streams to include "anadromous fish -bearing streams adjacent to reaches with anadromous fish access," "anadromous fish -bearing streams adjacent to reaches without anadromous fish access," and "non- anadromous fish -bearing streams." ECDC Chapter 23.90.040.1) prescribes a standard buffer of 100 ft for Type F anadromous fish -bearing streams adjacent to reaches with anadromous fish access. Floodplain associated with Puget Sound is mapped along portions of the subject property's western boundary (Figure 1). Summary of Existing Conditions LAI biologist Steven Quarterman conducted a site reconnaissance on June 14, 2017. The weather during the site reconnaissance was overcast. The subject property is developed with a commercial building (Jacobson's Marine) and asphalt and gravel parking (Attachment 1). The subject property is bordered by Admiral Way, West Dayton Street, and BNSF railroad. Adjacent to but outside of the project area, a segment of Willow Creek was observed flowing west between culverts associated with the railroad and Admiral Way (Figure 1). This section of creek is bordered by existing impervious surfaces. The view of Edmonds Marsh/Willow Creek from the subject property is obscured by perimeter fencing and the BNSF railroad, but they can be observed from a viewing platform adjacent to Harbor Square (Figure 1). Edmonds Marsh appears to extend to the base of fill associated with the BNSF railroad, and Willow Creek appears to be channelized parallel to the BNSF right-of-way. Vegetation observed in Edmonds Marsh includes, but is not limited to, cattail (Typha latifolia), bulrush Wetland/Waterway Critical Areas Assessment Port of Edmonds Retail Property 2 June 21, 2017 Attachment 6 Packet Pg. 287 Landau Associates 7.1.a (Schoenoplectus acutus), reed canary grass (Phalaris arundinacea), yellow flag iris (Iris pseudacorus), and curly dock (Rumex crispus). Critical Areas Compliance Evaluation ECDC 23.40.220 (C.4) identifies development proposals within interrupted stream or wetland buffers as allowed activities, in which: Adjacent areas that may be physically separated from a stream or wetland due to existing, legally established structures or paved areas may be exempted from the prescribed buffer widths if proven scientifically to be functionally isolated from the stream or wetland. The director will require the applicant to provide a site assessment and functional analysis documentation report by a qualified critical area consultant that demonstrates the interrupted buffer area is functionally isolated. The director shall consider the hydrologic, geologic, and/or biological habitat connection potential and the extent and permanence of the physical separation. The ECDC also identifies a buffer as "a designated area immediately next to and part of a stream or wetland that is an integral part of the stream or wetland ecosystem." Given the existing BNSF railroad right-of-way and impervious surfaces on the subject property, the functional buffer of Willow Creek and Edmonds Marsh does not extend onto the subject property, and any buffer areas overlapping the subject property are effectively separated from the Willow Creek/Edmonds Marsh and not an integral part of the stream and wetland (i.e., have no influence on habitat or water quality). Any proposed development on the subject property will be located within the footprint of the existing development (i.e., within an area covered by asphalt and/or gravel). As a result, the proposed development will be located in an area of interrupted wetland and stream buffer and will not result in impacts to the functional buffer associated with Willow Creek/Edmonds Marsh. This technical memorandum was prepared for the use of Jackson Main Architecture, the Port of Edmonds, and the City of Edmonds. No other party is entitled to rely on the information, conclusions, and recommendations included in this document without the express written consent of LAI. Furthermore, the reuse of information, conclusions, and recommendations provided herein for extensions of the project or for any other project, without review and authorization by LAI, shall be at the user's sole risk. Wetland/Waterway Critical Areas Assessment Port of Edmonds Retail Property Attachment 6 June 21, 2017 Packet Pg. 288 7.1.a Landau Associates We appreciate this opportunity to be of service to Jackson Main Architecture and the Port of Edmonds. If you have questions or if we may be of further assistance, please contact the undersigned at (425) 329-0321. LANDAU ASSOCIATES, INC. -- Steven Quarterman Senior Associate SJQ/mcs [P.\1527\002\R\WETLAND-WATERWAYS CRITICAL AREAS ASSESSMENT\WE n AND -WATERWAY CRITICAL AREAS ASSESSMENT.00CX] References City of Edmonds. 2017. Edmonds City Code and Community Development Code: A Codification of the General Ordinances of the City of Edmonds, Washington. Current through Ordinance 4069, passed May 16, 2017. City of Edmonds. 2013. Critical Areas Reconnaissance Report; CRA19940162. December 16. City of Edmonds. 2007. Shoreline Master Program Update: Shoreline Inventory and Characterization. November. WDFW. 2017. PHS on the Web. Washington Department of Fish & Wildlife, Priority Habitats and Species Program. http://wdfw.wa.gov/mapping/phs/ Attachments: Figure 1. Study Area Map Attachment 1. Selected Site Photographs Wetland/Waterway Critical Areas Assessment Port of Edmonds Retail Property 4 June 21, 2017 Attachment 6 Packet Pg. 289 7.1.a 0 150 300 Scale In Feet �a m r C �L lC� G l N O W _ yQ.1 L Q C c� C 0 � a a� m ' O M O O ti T N 1. Black and white reproduction ofthis cc Z original may reduce its effectiveness an J lead to incorrect interpretation. d Figur Area Map 1 r t V R a Attachment 6 Packet Pg. 290 7.1.a ATTACH M ENT Selected Site photograph; Attachment 6 Packet Pg. 291 1. Gravel parking at north end of subject property. 2. Paved parking at south end of subject property. Port of Edmonds Retail LANDAU Property ASSOCIATES Edmonds, Washington Selected Site Photographs 7.1.a Figure A-1 Attachment 6 1Packet Pg. 292 3. Daylight section of Willow Creek adjacent to south end of subject property. 4. Edmonds Marsh adjacent to the subject property from viewing platform. Port of Edmonds Retail LANDAU Property ASSOCIATES Edmonds, Washington Selected Site Photographs 7.1.a Figure A-2 Attachment 6 Packet Pg. 293 7.1.a SEPA ENVIRONMENTAL CHECKLIST Purpose of checklist: RISC, 1 , Governmental agencies use this checklist to help determine whether the environmental impacts of your proposal are significant. This information is also helpful to determine if available avoidance, minimization or compensatory mitigation measures will address the probable significant impacts or if an environmental impact statement will be prepared to further analyze the proposal. Instructions for applicants: This environmental checklist asks you to describe some basic information about your proposal. Please answer each question accurately and carefully, to the best of your knowledge. You may need to consult with an agency specialist or private consultant for some questions. You may use "not applicable" or "does not apply" only when ,you can explain why it does not apply and not when the answer is unknown. You may also attach or incorporate by reference additional studies reports. Complete and accurate answers to these questions often avoid delays with the SEPA process as well as later in the decision - making process. 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. Instructions for Lead Agencies: Please adjust the format of this template as needed. Additional information may be necessary to evaluate the existing environment, all interrelated aspects of the proposal and an analysis of adverse impacts. The checklist is considered the first but not necessarily the only source of information needed to make an adequate threshold determination. Once a threshold determination is made, the lead agency is responsible for the completeness and accuracy of the checklist and other supporting documents. Use of checklist for nonproject proposals: For nonproject proposals (such as ordinances, regulations, plans and programs), complete the applicable parts of sections A and B plus the SUPPLEMENTAL SHEET FOR NONPROJECT ACTIONS (part ❑). Please completely answer all questions that apply and note that the words "project," "applicant," and "property or site" should be read as "proposal," "proponent," and "affected geographic area," respectively. The lead agency may exclude (for non -projects) questions in Part B - Environmental Elements that do not contribute meaningfully to the analysis of the proposal. A. Background 1. Name of proposed project, if applicable: Port of Edmonds Marina Development 2. Name of applicant: Shawn Rafferty- Jackson I Main Architecture 3. Address and phone number of applicant and contact person: 311 First Avenue S Seattle, WA 98105 (206)324.4800 SEPA Environmental checklist (WAC 197-11-960) July 2016 Page 1 of 12 Attachment 7 Packet Pg. 294 7.1.a 4. Date checklist prepared: 5.23.17 5. Agency requesting checklist: City of Edmonds 6. Proposed timing or schedule (including phasing, if applicable): Shoreline Substantial Development Permit approval by October 2017. Building permit approval by Spring 2018, Construction beginning spring_2g18- Spring2019. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. A biologist report which determines the subject property is physically separated and functionally isolated from the wetlands to the east by the railroad tracks running between the wetlans and the subject property. 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. No 10. List any government approvals or permits that will be needed for your proposal, if known. City of Edmonds Shoreline Substantial Development Permit and Architectural Design Review Approval. 11. Give brief, complete description of your proposal, including the proposed uses and the 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. (Lead agencies may modify this form to include additional specific information on project description.) Development of a portion of the Port of Edmonds property currently being used as a parking lot. The new development will be for marine related safes and_ include a 6,650 sf Pre - Engineered Metal Building on a 20 880 sf site. 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 the range or boundaries of the site(s). Provide a 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. Port of Edmonds PropertVr Parcel #27032300415800. Located directly across dmirai Way from the Anthony's Restaurant. B. ENVIRONMENTAL ELEMENTS 1. Earth a. General description of the site: (circle one): Flat, rolling, hilly, steep slopes, mountainous, other SEPA Environmental checklist (WAC 197-11-960) July 2016 Page 2 of 12 Attachment 7 1Packet Pg. 995 7.1.a b. What is the steepest slope on the site (approximate percent slope)? less than 1 % c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, 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. Geotechnical report to confirm. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. No. e. Describe the purpose, type, total area, and approximate quantities and total affected area of any filling, excavation, and grading proposed. Indicate source of fill. Minimum cut and fill. Balance site. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Doubtful. Flat site. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? approximately 90% h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: A temporary erosion and sediment control plan will be developed per City of Edmonds best management practices and it will be followed throughout_ construction. Upon_projectcompletion, a permanent stormwater drainage system along with landscaping improvements will be in place to control erosion. 2. Air a. What types of emissions to the air would result from the proposal during construction., operation, and maintenance when the project is completed? If any, generally describe and give approximate quantities if known. Exhaust from vehicles will be produced during construction. Dust and other airborne emissions may occur during grading and other construction activities. b. Are there any off -site sources of emissions or odor that may affect your proposal? If so, generally describe. No c. Proposed measures to reduce or control emissions or other impacts to air, if any: Contractor shall implement best management practices for any diesel -operated equipment to reduce emissions and shall implement dust suppression measures as needed. 3. Water a. Surface Water: 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, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. Yes. SEPA Environmental checklist (WAC 107-11-960) July 2016 Page 3 of 12 Attachment 7 1Packet Pg. 296 7.1.a Puget Sound is located within 200' west of the subject property. Edmonds Marsh (wetlands) is located to across the railroad tracks to the east of the property. 5hellabarper Creek is located across the railroad tracks to the east of the property. 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. Yes 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. None 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No 5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. No 6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No b. Ground Water: 1) Will groundwater 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 groundwater? Give general description, purpose, and approximate quantities if known. No 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 c. Water runoff (including stormwater): SEPA Environmental checklist (WAC 197-11-960) July 2016 Page 4 of 12 Attachment 7 Packet Pg. 297 7.1.a 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. On -site stormwater runoff from pollution generating surfaces will be routed an on -site water --- -- quality catch basin and filtered before discharging to an existing Port of Edmonds conveyance system 2) Could waste materials enter ground or surface waters? If so, generally describe. No 3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. No d. Proposed measures to reduce or control surface, ground, and runoff water, and drainage pattern impacts, if any: On -site storm_water runoff from pollution generating surfaces will be routed an on -site water quality catch basin and filtered before discharging to an existing Port of Edmonds conveyance system 4. Plants a. Check the types of vegetation found on the site: deciduous tree: alder, maple, aspen, other evergreen tree: fir, cedar, pine, other shrubs grass pasture crop or grain Orchards, vineyards or other permanent crops. wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other water plants: water lily, eelgrass, milfoil, other other types of vegetation b. What kind and amount of vegetation will be removed or altered? None c. List threatened and endangered species known to be on or near the site. None d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: Landscaping will be added to the site per City of Edmonds standards SEPA Environmental checklist (WAC 197-11-960) July 2016 Page 5 of 12 Attachment 7 1Packet Pg. 298 7.1.a e. List all noxious weeds and invasive species known to be on or near the site. None 5. Animals a. List any birds and other animals which 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: Seabird colony mammals: deer, bear, elk, beaver, other: fish: bass, salmon, trout, herring, shellfish, other: Chinook Salmon, Bull T Surf Smelt and Dungeness Crab b. List any threatened and endangered species known to be on or near the site. None known c. Is the site part of a migration route? If so, explain. Yes, migratory birds in adjacent wetlands d. Proposed measures to preserve or enhance wildlife, if any: Wetlands will not be effected by this project e. List any invasive animal species known to be on or near the site. 6. Energy and Natural, Resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed projecVs energy needs? Describe whether it will be used for heating, manufacturing, etc. Electrical and natural gas for heating, cooling, lighting and power b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No 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 will be fufly insulated to reduce heating and cooling loads 7. Environmental Health SEPA Environmental chaddlet (WAC 197-11-960) July 2016 Page 6 of 12 Attachment 7 Packet Pg. 299 7.1.a a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur as a result of this proposal? If so, describe. No 1) Describe any known or possible contamination at the site from present or past uses. Present use is a parkir7g lot. There could be oil from leaking cars. Minimum, if any. 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 3) Describe any toxic or hazardous chemicals that might be stored, used, or produced during the project's development or construction, or at any time during the operating life of the project. None 4) Describe special emergency services that might be required. Fire, police and amhulanre_ 5) Proposed measures to reduce or control environmental health hazards, if any: None b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? None 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)? Indi- cate what hours noise would come from the site. Short term noise will be from construction vehicles. Construction will occur only during construction operation hours as defined by the City of Shoreline. Long term, the facility will be accessible during business hours and minimal vehicular noise from patrons may occur. 3) Proposed measures to reduce or control noise impacts, if any: Short term construction noise will be limited to within City prescribed construction operation hours. ^ 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. Parking and boat dry storage. No effect on existing uses. 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, SEPA Environmental checklist (WAC 197-11-960) July 2016 Page 7 of 12 Attachment 7 1Packet Pg. 300 7.1.a how many acres in farmland or forest land tax status will be converted to nonfarm or nonforest use? No 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 c. Describe any structures on the site. (1) existing shed d. Will any structures be demolished? If so, what? (1) existing shed e. What is the current zoning classification of the site? Commercial Waterfront tCW) f. What is the current comprehensive plan designation of the site? Master Plan Development g. If applicable, what is the current shoreline master program designation of the site? Marine related activities h. Has any part of the site been classified as a critical area by the city or county? If so, specify. No L Approximately how many people would reside or work in the completed project? TBD. No residents. Estimated 5-15 employees of future businesses. j. Approximately how many people would the completed project displace? None k. Proposed measures to avoid or reduce displacement impacts, if any: None L. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: The project will be designed to fit into the surrounding area. The project will directly/ indirectly serve the nearby marina. The project will be submitted for design review m. Proposed measures to reduce or control impacts to agricultural and forest lands of long-term commercial significance, if any: NA SEPA Environmental checklist (WAC 197-11-960) July 2016 Page 8 Of 12 Attachment 7 Packet Pg. 301 7.1.a 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, mid- dle, or low-income housing. None b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. None c. Proposed measures to reduce or control housing impacts, if any: None 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? 30'. Glass, masonry and metal siding b. What views in the immediate vicinity would be altered or obstructed? None c. Proposed measures to reduce or control aesthetic impacts, if any: Exterior color schemes and building materials to match existing Port of Edmonds buildings and standards 11. Light and Glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? JtLeM The proposed structure aims to maintain the outdoor lighting requirements of the commercial waterfront zone. It will provide illumination of the parking lot and outdoor display areas, and will feature architectural accent lighting. All lighting not to exceed the horizontal pfane. All lighting will include daylight sensors to determine appropriate times of the day to illuminate as the seasons change. b. Could light or glare from the finished project be a safety hazard or interfere with views? No c. What existing off -site sources of light or glare may affect your proposal? Exisitng street lights on Admiral Way d. Proposed measures to reduce or control light and glare impacts, if any: All lights are to remain below the horizontal plane and to adhere to the commercial waterfront code of the City of Edmonds. SEPA Environmental checklist (WAC 197-11-960) July 2016 Page 9 of 12 Attachment 7 Packet Pg. 302 7.1.a 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? Boating, fishing, shopping and restaurants b. Would the proposed project displace any existing recreational uses? If so, describe. No c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: Potential clients may lease moorage slips in marina and caring more recreation to the area 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. none known c. Describe the methods used to assess the potential impacts to cultural and historic resources on or near the project site. Examples include consultation with tribes and the department of archeology and historic preservation, archaeological surreys, historic maps, GIS data, etc. N/A d. Proposed measures to avoid, minimize, or compensate for loss, changes to, and disturbance to resources. Please include plans for the above and any permits that may be required. N/A 14. Transportation hl elal a. Identify public streets and highways serving the site or affected geographic area and describe proposed access to the existing street system. Show on site plans, if any. Admiral Way. Access to site will be from existing adjacent parking lot. No new curia cuts onto Admiral Way. b. Is the site or affected geographic area currently served by public transit? If so, generally describe. If not, what is the approximate distance to the nearest transit stop? Bus routes 110, 114, 115, 115, 131, 404 and 870 run to ferry terminal north of area SEPA Environmental checklist (WAC 197-11-960) July 2016 Page 10 of 12 Attachment 7 1Packet Pg. 303 7.1.a c. How many additional parking spaces would the completed project or non -project proposal have? How many would the project or proposal eliminate? There are currently 14 striped arki n-q stalls on the propeqy. The new level❑ ment will have 24 Parkin stall fora ain of 10 additional parking stalls. 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). Addition of new concrete sidewalk and street trees along Admiral Way e. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. Site approximately'/z mile south of Edmonds -Kingston ferry terminal, adjacent to railroad. Neither twill be utilized f. How many vehicular trips per day would be generated by the completed project or proposal? If known, indicate when peak volumes would occur and what percentage of the volume would be trucks (such as commercial and nonpassenger vehicles). What data or transportation models were used to make these estimates? Estimated 40-55 trips to and from the site (including employees) per day with a peak volumn of 3. 5 tripslhr between 8am-5pm. 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 h. Proposed measures to reduce or control transportation impacts, if any: Provide pedestrian access via sidewalk to possible cut down on vehicular trips to site. 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. Yes, police and fire protection b. Proposed measures to reduce or control direct impacts on public services, if any. Securi fencinq will be provided around submect property to deter theft and vandalism. 16. Utilities a. Circle utilities currently available at the site: electricity, natural gas, water, refuse service, telephone, sanitary sewer, septic system, other SEPA Environmental checklist (WAC 197-11-960) July 2016 Page 11 Of 12 Attachment 7 Packet Pg. 304 7.1.a b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. The project will utilize electric, gas, phone, storm sewer, sanitary sewer and refuse service C. Signature The above answers are true and complete to the best of my knowledge. I understand that the lead agency is rely'n on them to snake its decision. /'a ; , _ Signature: Name of signee: Shawn C Rafferty � Position and Agency/Organization: Designer, Jackson I Main Architecture Date Submitted: 5/26/2017 SEPA Environmental checklist (WAC 197-11-960) July 2016 Page 12 of 12 Attachment 7 1Packet Pg. 305 7.1.a Preliminary Grading & Drainage Plan Page Descriorron Attachment 7 Packet Pg. 306 7.1.a DO RT OF E 0 M 0 N D S 336 Admiral Way - Edmonds, WA 98020-7214 - (425) 774-0549 • FAX (425)774-7837 • www.portofedmonds.org DETERMINATION OF NONSIGNIFICANCE Description of proposal: The Port of Edmonds wishes to develop a portion of Port property currently being used as a parking lot. The new development will be for marine related sales and include a 6,650sf Pre -Engineered Metal Building on a 20,880sf site. Proponent: Port of Edmonds Location of proposal, including street address if any: Located at 305, 317, 345, 375, 445, 465, and 471 Admiral Way on Port of Edmonds property. Tax Parcel Number: #27032300415800 Lead agency: Port of Edmonds The lead agency has determined that the requirements for environmental analysis and protection have been adequately addressed In the development regulations and comprehensive plan adopted under chapter 36.70A RCW, and In other applicable local, state, or federal laws or rules, as provided by RCW 43.21C.240 and WAC 197-11-158 and/or mitigating measures have been applied that ensure no significant adverse Impacts will be created. An environmental impact statement is not required under RCW 43.21C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. There is no comment period for this DNS. XX This 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 July 24.2017. Project Planner: Robert McChesney, Executive Director Responsible Official: Robert McChesney, Executive Director Contact Information: Port of Edmonds 1 336 Admiral Way, Edmonds WA 98020 1 425-774-0549 1 r� e Date: ` LD,�c71 r _ Signature:_ XX You may appeal this determination to Robert McChesney, Executive Di ctor, at 336 Admiral Way, Edmonds WA 98020, by filing a written appeal citing the specific reasons for the appeal no later than July 31, 2017. You should be prepared to make specific factual objections. Contact Robert McChesney to read or ask about the procedures for SEPA appeals. XX Posted July 10, 2017 on the Port of Edmonds website and in the Port of Edmonds Administration office. Published in the Everett Herald. Emailed to the Department of Ecology SEPA Center (SEPAunit ecy.wa. ❑v). 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 for viewing at the Port of Edmonds Administration office — located on the second floor 336 Admiral Way, Edmonds WA 98020, Attachment 8 1Packet Pg. 307 7.1.a Notice Mailed to the following. XX Environmental Review Section Department of Ecology P.O. Box 47703 Olympia, WA 98504.7703 Email; SEPA uni aQec�wa.gov XX Departmt16018 Fish ardo MilnCoreek 8 ule Mill Creek, WA 98012 XX DNR SEPA Center P.O. Box 47015 Olympia, WA 98504.7015 SEPACENTER DNR.WA. OV XX Tulalip Tribal Council 6700 Totem Beech Road Marysville, WA 98270 XX Snohomish County Planning & Development Services 3000 Rockefeller Everett, WA 98201 XX Snohomish County Public Works 3000 Rockefeller MIS 607 Everett, WA 98201 XX Snohomish County Fire District No. 1 Headquarters Station No. i Attn.: Director of Fire Services 12310 Meridian Avenue South Everett, WA 98208-5764 XX Town of Woodway Attn.! Clerk -Treasurer 23920 113th Place West Woodway, WA 98020 XX BNSF Railway General Manager 2454 Occidental Avenue South Suite 1A Seattle, WA 98134-1451 XX Puget Sound Efua rgy Attn: David Matulich PO Box 97034, M/S BOT-1 G Bellevue, WA 98009-9734 delvid.!]lMuIrd lC;nse.com XX M. L. Wicklund Snohomish Co, PUD PO Box 1107 Everett, WA 98206-1107 XX Donna I Bunten Department of Ecology Shorelands & Environ. Assist. Program PO Box 47600 Olympia, WA 98504-7600 Attachment 8 Packet Pg. 308 7.1.a .,7e. 1 gyl Zoning and Vicinity Map PLN20170029/PLN20170030 Port of Edmonds Marine Retail Building 0 Scale 1 inch = 500 feet Attachment 9 Packet Pg. 309 7.1.a SMP Designations Aquatic I Aquatic 11 Conservancy Natural Shoreline Residential I Shoreline Residential 11 Shoreline Residential III Urban Mixed Use I Urban Mixed Use 11 M Urban Mixed Use III ® Urban Mixed Use IV Urban Railroad ♦♦�' 0 Da , tioo 0�pG ♦I �a ry� � 0De �e < ♦♦/ ,y1 T �oP 1, 6 0 �♦', S o � y° �a ♦ R o .♦'♦ Eg �03� ��P V e Q ,♦♦ P 305 R MP OQ #17.4 Pra�ect Locatio y� 790 33)S �� #1 7p •�• �ti6 POD\ ay S ♦. n v L K �u 4S .�♦♦ � O� F OT � O C 4 .�• H J 61 a 0y .,♦ P��� yy b P ♦ G o� F Rye e E Qp? D C B PG`t'� Oco goo � EDMO S MARINA BEACH PT EDWARDS PARK o0 11720 RD 1 BEACH ACCESS BLDG 5 51 61 9 �O 0 0b4 BLDG 855 C? BNRR 17 Q+1' 45 65 BLDG 4 71e 31 C! 4,00 p AME I vp BLDG W 50 75 �v CT 6<a BLDG 3 .�.. �..�..� .. 21 P c7oe 21603 POI 21605 OOD A , 21616 21612 21805 21700 m N 2 21720 `,7c. 1 g9l Shoreline Designations PLN20170029/PLN20170030 Port of Edmonds Marine Retail Building Attachment 10 0 sp �� �� ary �TO� ^1077-1 O >7&' m QPP > LU in ' - - - i. m w SALISH CROSSING EDM LAN � W DAYTON ST DAYT 120 MALL BANK Q W #2 #a 4 a 3z RB >�O #6 Q 160 THLETIC CLUB #9 ^g0 #6 Q o rc 154 HRF J JD Q Z 2 U W M v v \AMENI 95 0 J CTR 1 Z 85 g3 T vyy 0 21631 MAKAH RD 21�p1 n o 0 C E Scale Q 1 inch = 500 feet Packet Pg. 310 7.1.a FILE NO.: PLN20170029/30 Applicant: Port of Edmonds DECLARATION OF MAILING On the 9th day of August, 2017, the attached Notice of Application was mailed by the City to property owners within 300 feet of the property that is the subject of the above -referenced application. I, Kernen Lien, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 9t13 ay of August 2017, at Edmonds, Washington. L Si {BFP747887.DOC;1\00006.900000\ ) Attachment 11 Packet Pg. 311 7.1.a FILE NO.: PLN20170029/30 Applicant: Port of Edmonds DECLARATION OF POSTING On the 9th day of August, 2017, the attached Notice of Application was posted at the subject property, Civic Hall, Library and Public Safety buildings. I, Kernen Lien, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 9 day of April, 2017, at Edmonds, Washington. !43 Signed: {BFP747893.DOC;1\00006.900000\ } Attachment 11 Packet Pg. 312 7.1.a CITY OF EDMONDS NOTICE OF APPLICATION C . 146 91, PROJECT DESCRIPTION: The applicant is proposing to construct a 6,650 square foot building to be used as a marine retail facility. The property is zone in the Commercial Waterfront zone and the Urban Mixed Use II shoreline environment. Design review projects which trigger SEPA are Type III-B decisions and shoreline permits that otherwise require a public hearing are Type III -A decisions. Pursuant to ECDC 20.01.002.6, the applications are being combined and the hearing examiner will issue the decision regarding both design review and the shoreline substantial development permit. PROJECT LOCATION: 471 Admiral Way, Edmonds, WA. Tax Parcel Number 27032300415800, NAME OF APPLICANT: Port of Edmonds FILE NUMBER: PLN20170029 (Shoreline Substantial Development) & PLN20170030 (Design Review) DATE OF APPLICATION: June 28, 2017 DATE OF COMPLETENESS: July 26, 2017 DATE OF PUBLIC NOTICE: August 10, 2017 REQUESTED PERMIT: Shoreline Substantial Development and Design Review. Notice of Public Hearing will be provided once a date has been scheduled. OTHER REQUIRED PERMITS: Building permits. EXISTING ENVIRONMENTAL DOCUMENTS: Critical Areas Determination, SEPA Environmental Checklist, SEPA Determination, Critical Area Assessment, and Traffic Impact Analysis COMMENTS ON PROPOSAL DUE: September 10, 2017 Any person has the right to comment on this application during public comment period, receive notice and participate in any hearings, and request a copy of the decision on the application. The City may accept public comments at any time prior to the closing of the record of an open record predecision hearing, if any, or, if no open record predecision hearing is provided, prior to the decision on the project permit. Only parties of record as defined in ECDC 20.07.003 have standing to initiate an administrative appeal. Information on this development application can be viewed or obtained at the City of Edmonds Development Services Department, 121 - 51h Ave North, Edmonds, WA 98020 between the hours of 8:00 A.M. and 4:30 P.M. Monday, Tuesday, Thursday and Friday; between the hours of 8:30 AM and Noon on Wednesday; or . Information can also be viewed online through the City's website at https://Permits.edmonds.wa.us. Search for permit PLN20170029. CITY CONTACT: Kernen Lien, Senior Planner kernen.lien@edmondswa.gov 425-771-0220 Attachment 11 Packet Pg. 313 7.1.a Q Attachment 11 Packet Pg. 314 7.1.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 EDH771845 PLN20170029 & 0030 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 08/10/2017 and ending on 08/10/2017 and that said newspaper was regularly distributed to its subscribers during all of said period. The amount of the fee for such publication is $94,2 0\11111111111///1/1 P.K PN1 ,/ s Ffi eo d' •� Subscribed and sworn before me on this =U �1OTARy 0"'. Lle nowday of Notary Public in an for the State of Washington. city orl!d—ds - LEGAL ADS 114101416 I ERNEN LIEN Attachment 11 1Packet Pg. 315 7.1.a CITY OF EDMON.DS NOTICE OF APPLICATION PROJECT DESCRIPTION: The a plfcOnt Is proposing to conslruel a 6,650 squara foot Wilding to to used as a marine MIMI facalty. Tho pr arty 1s zono in the Commercial Walerlront zone and the Urban Us. Use li shoreline environment. Destgn review projects which trl0g8r $EPA are Type III.9 decisions and shoreline parinitS Intl olherwfse require a puhlie hearing Ore Type III -A decisions. Pursuant to ECDC 20.01.002.6, the appllcalfo" art being combined and the hearing axamfner will ssuo thedeciafon regarding both design ravlaw and the shorellne substantial development permil. PROJECT LOCATION: 471 Admiral Way £tlmonds. WA. Tax Parcel Nombor27032800415800. NAME OF APPLICANT: Port of Edmonds FILE NUMBEA. PLN20110M (Shorelino Substantial Devofopm d PLN20170030 CesiaanRW ") DATE OP APPLICATION: 28, 2017 DATE OF COMPLETENESS: duly 20, 2017 DATE OF PUBLIC NOTICE: August 10.2DI7 REQUESTED PERMIT: Shoreline Substantial Development and DesIn Review. Notice of PubOc Hearing will be prcvidod once a data as been scheduled. OTHER REQUIRED PERMITS: Runding permfls. EXISTING ENVIRONMENTAL DOCUMENTS: Critical Areas ❑etermiliMlon. SEPA Environmental Checklist, SEPA Oalerminatfon. Critical Area Assessment, and Traffic Impact Anal COM NTS ON PROPOSAL DUE: Sepidmber 10, 2017 Anyy Person has the right to comment on Ibis eppticallon during ppuhI c comment period, receive notice and partrclpale in any hearingqss, and request a copy of the decision on the applicalion The CfIV 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 prsdinision hearlog is provided, prior to the decision on the project permit Onlyy parties of record as defined in ECOC 20.07.003 have standing to Initialc an edmimlatrative apptW- Informalipn on this development application can bB viewed or obtalnad et the City of Edmonds Development Services Daparlment, 121 - 51h Ave North, Edmonds, WA 80020 between the hours of 8:00 A,M, and 4:30 P.M. Monday. Tuesday, Thilrsday and Friday; between the rrovrs of 8:30 AM antl Noon on Wodnesday; or. Informalion Carr also be viewed coilne through the. Ci{{yy'o websils at httos:Iloermlts.ed01�?11ds.wa,us.Search lot permis PL.N2D470020. CITY CONTACT: Kernen Lien, Senior Planner kernon.lien@edmondswa.gov 425-771-0220 uMOW: August 10, 2017. EDH7718 T- Attachment 11 Packet Pg. 316 7.1.a car ED f �d July 25, 2017 CITY OF EDMONDS DEPARTMENT OF FIRE PREVENTION MEMORANDUM To: Kernen Lien, Senior Planner From: Kevin Zweber, Fire Marshal Re: Plan Check: PLN20170030 Address: 336 Admiral Way, Edmonds Project: Port of Edmonds Marine Retail Scope: New Commercial After review of the preliminary plans for the above project, it was found that the following will be required. 1. Fire access must comply with IFC 503 and Dept. of Fire Prevention fire access standard. See attached. 2. Fire hydrant quantity and placement will be dependent upon the fire flow requirements. Fire flow requirement are determined from square footage and construction type. IFC Appendix B and C. 3. General Storage, IFC 315.4 Outside Storage. Outside storage of combustible materials shall not be located within 10' of a lot line. IFC 315.4.2 Storage in the open shall not exceed 20 feet height. Kevin Zweber Deputy Chief — Fire Marshal City of Edmonds, Department of Fire Prevention Attachment 12 Packet Pg. 317 DIES. T�Rl�� Updated: April 2017 EDq� 7.1.a r 0 NOTE: Detailed plans must be submitted, and approved, prior to painting any new fire lane or modifying any existing fire lane. Fire Lanes must: 1) Be a minimum unobstructed width of 20 feet and minimum unobstructed vertical clearance of 13 feet, 6 inches. *Fire lanes shall be a minimum of 26 feet wide in the immediate vicinity of any building over 30 feet in height above grade. Such fire lanes shall be located a minimum of 15 feet and a maximum of 25 feet from the building. 2) Provide Fire Department access to within 150 feet of any portion of an un-sprinkled building. In buildings that provided with an automatic sprinkler, access may be increased, at the discretion of the Fire Marshal. 3) Provide Fire Department access to all on -site fire hydrants and fire department connections (FDC) for sprinkler and standpipe. A hydrant must be located to within 25' of a fire department connection (or as approved by the Fire Marshal) and must not block fire access roads when connected. 4) Have adequate turning radius to allow maneuvering of fire apparatus: inside radius 25 feet; outside radius 45 feet. 5) Be circulating or have an approved turn -around if over 150 feet long. Have grades of no more than 14%. 6) Be paved with asphalt or approved equivalent and be capable of supporting the imposed loads of fire apparatus. 7) Be marked with words "FIRE LANE — NO PARKING." Words to be painted on the pavement inside the lane. Letters to be a minimum of 12" high, 2" stroke, yellow in color, and alternately spaced every 50 feet. 8) Have perimeter striping/curbing to delineate the boundaries of the Fire Lane. Striping to be a minimum of 4 inches wide and striping/curbing to be yellow in color. 9) When required by the Fire Marshal, signs shall be used in addition to or in lieu of striping. Signs, when approved, shall meet the following requirements: a) Size: 18" high x 12" wide (min.) b) Mounting: Bottom of sign 48" to 60" above grade. c) Style: Industry standard (Vulcan %7-6-9, Rainbow 01-527, EMED TC 18816 or approved equivalent). d) Color: Red lettering on white background e) Spacing: 50' between signs or as required by Fire Marshal. 10)Fire lanes shall be established by these requirements to provide access to buildings during construction, alteration or demolition. Fire Code Supplemental Rules and Regulations are designated interpretations of the adopted International Fire Code, Edmonds Community Development Code and national standards allowed by IFC 102.7.102.8 and 102.9 and ECDC 19.25 which provide specifics and details to aid in conformance with the intent of the governing laws, statutes, ordinances and fire- and life safety -related requirements. Page 1 of 1 Attachment 12 1Packet Pg. 318 7.1.a Date: To: From: Subject: July 24, 2017 Kernen Lien, Senior Planner Leif Bjorback, Building Official Port of Edmonds Marine Sales Building 471 Admiral Way PLN2017-0030 The City of Edmonds Building Division has performed a preliminary building code review of the plans that were submitted under the referenced application number, and have the following comments. 1. The site is located within Flood Zone AE as per the preliminary FEMA flood maps and the structure will need to be designed and constructed to resist the effects of flood hazards and flood loads. Applicable building code references include ECDC 19.00.025P and IBC 1612. 2. The south wall of the building appears to be approximately 5 feet from the property line which will require fire rated construction of the south wall and possible limitations on exterior projections and openings. 3. Other building code requirements may be identified during the plan review and inspection process for this project. Thank you. City of Edmonds c-e Building Department Attachment 13 1Packet Pg. 319 7.1.a Date: To: From: Subject: 11l 1011I us] 7_1\11ULVA I September 25, 2017 Kernen Lien, Senior Planner JoAnne Zulauf, Engineering Technician PLN20170029/30 — Design Review Port Marine Retail Building 471 Admiral Way Engineering has reviewed the design review application for the proposed marine retail building for the location of 471 Admiral Way. Approval of the design review application shall not be interpreted to mean approval of the improvements as shown on the preliminary plans. The information provided is consistent with Title 18 Edmonds Community Development Code & Engineering standards. Compliance with Engineering Division standards will be verified during the building permit process. The comments noted by the Engineering Division in the memo dated July 26, 2017 have been adequately addressed for design review purposes. A downstream analysis may be required to allow for stormwater direct discharge (flow control will not be required.). Traffic impact fees will be assessed at the time of bulding permit issuance. Thank you. City of Edmonds Attachment 14 Packet Pg. 320 7.1.a CITY OF EDMONDS 121 5ch Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION `'7c. 189" Critical Area Determination (CRA20170095) Based on a review and inspection of the subject site, staff has determined that one or more critical areas are located on or near the site. Critical areas are ecologically sensitive or hazardous areas that are protected in order to maintain their functions and values. Site Location 471 Admiral Way Tax Account Number 27032300415800 Property Owner Port of Edmonds Applicant Bob McChesney Critical Area(s) Present ❑X Wetlands (ECDC 23.50) ❑X Frequently Flooded Areas (ECDC 23.70) ❑X Geologically Hazardous Areas (ECDC 23.80) ❑ Erosion Hazard Areas ❑ Landslide Hazard Areas ❑X Seismic Hazard Areas ❑X Fish & Wildlife Habitat Conservation Areas (ECDC 23.90) ❑X Streams Site Description The subject property lies between Admiral Way and the Burlington Northern Railroad Right-of-way. The Edmonds Marsh is on the east side of the railroad right-of-way from the subject property and the Willow Creek outlet from the marsh also runs along the east side of the railroad. The proscribed buffer widths in the critical area regulations from Willow Creek and the Edmonds Marsh may extend across the railroad right-of-way onto the subject property. The property is in a mapped liquefaction hazard area and thus is a potential seismic hazard area pursuant to ECDC 23.80. FEMA is in the process of updating its FIRM maps, and the draft maps identify this property is being within the 100-year flood plain with a base flood elevation of 12-feet. While the FEMA FIRM maps are not officially effective yet (current schedule is Winter 2018), the identified 12-foot base flood elevation has been shown on the draft FIRM maps for the past few years and is more than likely to be the flood elevation once the maps become effective. Pursuant to ECDC 23.70.010.13, the City is considering the draft FIRM maps the most recent information and any development within the area will be subject to the flood plain development regulations. Attachment 15 Packet Pg. 321 7.1.a What does this mean? The critical area regulations are only triggered when an alteration is proposed to a critical area or its buffer. However, once an alteration in or near critical area is proposed, critical area studies and City review and approval may be required. What is an `Alteration'? According to Section 23.40.005 of the Edmonds Community Development Code (ECDC): "Alteration" means any human -induced action which changes the existing conditions of a critical area or its buffer. Alterations include, but are not limited to: grading, filling; dredging; draining; channelizing; cutting, pruning, limbing or topping, clearing, relocating or removing vegetation; applying herbicides or pesticides or any hazardous or toxic substance; discharging pollutants; paving, construction, application of gravel; modifying for surface water management purposes; or any other human activity that changes the existing landforms, vegetation, hydrology, wildlife or wildlife habitat value of critical areas. Kernen Lien, Senior Planner June 30, 2017 Name, Title Signature Date Cited sections of the Edmonds Community Development Code (ECDC) can be found at http://www. codepublishing. com/WA/Edmonds Environmentally Critical Areas General Provisions (ECDC 23.40) Wetlands (ECDC 23.50) Frequently Flooded Areas (ECDC23.70) Geologically Hazardous Areas (ECDC 23.80) Fish and Wildlife Habitat Conservation Areas (ECDC 23.90) Building permits — Earth Subsidence and Landslide Hazard Areas (ECDC 19.10) City of Edmonds GIS map tool with approximate location of critical areas: http://Mops.edmondswa.gov Page 12 Attachment 15 1Packet Pg. 322 ' "M Seismic nazard Areas ! '�,♦et� O♦♦e♦e`�♦�eA�`G�`' ♦e♦��♦e6♦P'e♦r ROD Owetlan e�♦ee♦�♦♦♦�e1 •s edaw c WIN e♦♦♦•e .qeO . e . ♦♦♦♦ e♦eee♦�.; 4177 > �e♦♦♦t ►� o� ♦ tee♦♦ ♦♦♦♦.>♦�,. ¢° 54w��� �.♦e♦♦eAtt��s,►♦ee�b O •`��♦♦A �0♦♦♦ee��esvy�ct�i♦� �,� h; y>f, r ,.q��,Os�Og^,��sss®'�'� �.♦♦♦wA♦♦♦♦S•iy♦®eO�w ♦♦♦Pi �I►'L ♦♦♦♦♦♦♦♦'�� JJ�.��♦e♦e♦� �� ;�` s�sA�Q�1�7♦��r� �Lr �>♦♦♦♦A♦♦♦♦♦♦♦♦e♦1,�1 ♦♦♦ee♦e�,�,t�� ` e♦♦♦e♦♦,�A<;�a�s'i.�►e���t! �� » rtei�l�`�@'v-,�y,> ise♦♦e�w>®♦♦♦e♦��►eiise♦♦ O♦♦♦eeeeee♦�e0 a♦�♦♦e♦i•��4rI W ♦VAAI- Oe• .'� ♦►e,,. ♦♦ems �i♦esi �e♦e♦e0 O♦♦♦O.♦ s♦evo c �t�" �s►�� w>ii� ►�1, i r'e♦♦~�'9ise♦♦e��-`�eeeeee♦♦ ♦♦e♦♦♦e♦^C�>�*♦Ae`�♦eel�e♦� `� A244! ee rOer ♦ee♦�i♦ee�► �►A♦A ♦ee♦< •, `♦♦♦ �? �e ♦ >kWE ,� ^,'+®♦♦♦�°� s� >O♦�si�♦'1e♦,'eis�'.' r+�wJ♦♦O ♦Oe♦♦O♦♦<A�'°!► "!♦!O'1� �.w " ��>44�4 ��s�l� J,�Oee1,�j.ae��i♦t�e�C�1 , e •�i♦ ♦`,A♦♦♦e�►A,®`lO�i�i♦♦♦♦��►��� 'Si �� i�ev �►�� •'!~1�Vv>�'''�♦♦�^w�%�t� :� A '- d 'w 0 ♦ets.�lse«liw�!.. •� `rG Is�ii► J ��t� r F''0�Q w. �i A i f ee♦♦A®t��i�O�1�w����. r�e`��, a�`PwA �♦� s ��JOeel w �� •`> Q�r�',�;' ♦♦♦e♦♦1f�`�♦,i9eA _�$ �..ii.. r30Od �,9 >NR<,+""s1►�PO >♦ #♦t i♦ ♦♦♦♦Jt.�✓oa° .��..MENNEN �pt kAMAOew��J'°e>•`w�w����t. ►>O�♦A♦Arw#�'� a♦♦e♦ee♦ ��i:� iiiiii MEMEMEMEME s�eP >4� •�eA�� �yw♦♦e♦lees♦e�♦♦l�A� ��♦ee� A�wO ♦v♦� ♦♦♦ ♦s✓ �i.�............... 1� : e♦ �♦O > �Ae Oe♦♦e1,, a .rj��.lO�♦e>��♦♦ ♦♦♦e♦♦♦ <��i.�............MENNEN �Q1•,;�sA>eO.!= � ��ev♦S►e ♦�♦♦♦,�i N w„ 0�s%�♦J w♦e♦♦♦w...............MENNEN t .e4.►.► Ae ,'>�ee'►J♦♦A♦`'e ♦e♦♦♦elys.<< r,�> A•Qv®�. i,���♦ AGy,>♦♦e♦®e♦�a.................... . �i♦eavdCA�1♦�ir�Ay�,et4 EMOe♦E �®e♦e♦♦e ♦oN-0,1 ®wA♦e�,�,�,ve♦♦O ew♦a♦♦♦♦♦OO�iiiiiiiiiiiiiiiiiiiiMO y`ee♦ese�'.►�1!�*♦eO�i`><� ♦♦�tO�e~�,♦♦ss'ts �Oe `,♦e�i`iee♦♦ ♦�♦♦♦♦ el....................r....... ® 3►+a>♦♦♦♦♦♦^"♦♦i♦i►>♦e3�"d►A®`�o�9♦♦�♦A>OA�i,��1:���♦e�,<'>>♦♦♦e►♦e♦♦a♦�e�iiiiiiMimi iiiiiiiiiii�iiiiiiiii ce♦e♦ ♦Jee♦ NONE e♦W 7VION^�A�� ♦♦� ree ♦♦e♦i e�................... oil! lill ... ♦♦♦ee♦♦e♦�P♦ ♦♦�.�i f♦e� ♦♦(`JA♦O f� O♦♦� - i�e♦eew♦ee�►♦e♦w♦a♦♦�Y�►eeAA>4♦a♦♦♦eOt♦ee♦♦1���►i♦♦e�<;'►♦<1♦♦ ♦♦♦�♦e♦POeO AN .................. �......... A♦♦♦ s >�t ♦♦♦ew♦A� 1♦<♦♦v ♦Pevt A .......... �w♦♦♦<it>f'O'O♦♦a♦e>♦♦e♦♦Oe♦�A♦`'e♦%.!♦eA♦♦e ♦e♦♦Oe��O♦♦O°► ♦♦♦eA♦♦eOO♦� �i..................... �.......... � ��e♦e♦♦v>♦e�►♦♦O♦♦e�O♦e♦e♦e♦♦♦ee♦. �,c�e♦♦♦e♦ ♦.le♦♦♦e♦♦ee.�♦ ♦♦♦♦♦♦♦♦1♦♦� ca..................... �.......... � ;�♦e♦e♦eAA♦`���♦'gee♦e♦e♦s,►e♦♦♦A♦�,;eee♦A♦♦ �y♦♦♦A♦♦♦A♦e♦e a♦♦�e♦e♦,�el�� ::::::::::::::::::::::::::::::: ♦♦♦♦e♦e<O♦,�♦ese����r�♦eel ��♦A♦e♦�1e♦♦ee♦ eye♦♦♦e♦♦thy%e a♦♦♦e♦�►�.�®�' ♦ee`` ��♦e♦e♦♦♦ ♦♦A♦e ��i♦e♦ >♦♦eA♦!+' Aeei®<.+`ice = � iiiMENEM ♦�*♦; €►♦♦♦♦♦t �►,♦ee♦e♦e♦a♦ripe ♦ee♦�w0♦e♦�O a♦♦♦e e� 'C•���...�..MENEM ....... �............ ►era �e♦eO♦� y♦♦♦ee9i ♦Oe.".�►' ♦e♦ w.,r �i���oo�.�.�........... �.......EEN ♦�'`:+F , �o♦♦♦♦ta►e<,���eee♦♦♦e♦♦♦e�s��' ♦♦♦♦♦♦♦�,. >�e' e♦♦O♦♦♦�♦,�� ,fs�w.�.��►.�..........�............. ®i.�vc� i►♦e.�A♦A♦A♦i♦ ♦e9e�► ♦♦♦ Oar pis ♦��-���..�...► .............. �7i`^�® !fie♦♦♦♦,dab♦♦♦♦♦♦♦♦♦♦♦♦et ♦ ♦t�>�♦l4re ♦0♦A♦♦♦O ♦�ii �ii♦t �♦!>l............... '�,>^0e♦e♦♦♦�♦♦ee♦♦ee�,J�� ♦`��`�eO♦� ♦ee♦♦e♦ ♦<si� �e��` �`��`�� �iiiiiiiiiiiiiiiiiiii �w0 �,>��♦♦e♦e♦♦♦e♦♦♦e�+9e♦� ♦ ♦e��e��>�. a♦e♦e♦♦♦ a♦s!o �'eQ♦•� ���.................... -®0ie♦e♦e�e♦e♦e ♦e♦ev. ♦♦♦♦ ♦•, �ele. •ee- ................... ��.!.?.A.e.9!.!w��eA♦A 0 ♦♦♦ei♦i'�� ♦♦ieAeiei�♦i! ��eie�.'ei •Oe�� - .................. ell, • ��i�e�e�O►�♦�e�♦� ♦e ♦♦�♦♦�♦�♦�♦wss �4e®®�e�♦A��'�` s'i 'e ♦��. �,�*`�>` `e .r............... A♦ ♦♦e♦♦♦♦ t �� ♦♦♦♦♦♦! ,°.e♦ee��i,� « ! ^����►:� w1 �iiiiiiiiiiiii x c�' 1e♦A♦♦♦♦ a ♦♦♦A♦e• ♦!♦♦♦ >�e♦> c " , �........... ♦Ae♦♦♦♦env ♦e ♦♦e♦ e,♦e♦ +�. ,i♦e♦♦ . ♦� *� �o ......... ♦v♦♦♦♦♦♦♦e�♦♦♦♦♦ ♦ ♦,.♦♦♦egg ee♦e♦♦♦♦♦e.* ♦ `, �. s "MENNE■ ee♦e♦e♦e♦e♦♦e♦A e,.e♦e�.v♦e♦e♦e♦♦♦♦e`►v ,.e rw4 ♦e♦sAe♦♦♦♦O♦♦♦♦♦♦e♦♦♦e♦♦e v♦♦♦♦� e�ss♦♦♦♦♦♦eO,�s i' �Ae♦♦♦♦♦♦♦♦♦♦♦♦♦e♦♦♦e♦♦♦e♦♦♦eA� !w s� Jwee♦wee♦♦ee♦♦e♦♦♦e♦�►e♦t' Q♦OsO♦��sA♦♦e r��� y®♦♦Oe♦e♦♦je♦♦je♦♦je♦♦jej♦je♦♦Oe♦�'A'P>i Q♦`� ' ♦♦♦♦♦♦♦♦♦ ♦ Nei♦♦ ; J♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦=� Q�� ♦e. ► �. e♦♦♦♦♦♦♦♦♦♦ ♦ri♦♦♦ ♦� a♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦e O♦ a`e ,r♦♦e♦ee♦♦ee♦Ow0♦1eO pie♦♦e♦♦®,off � �„�♦♦♦e♦♦♦e♦♦♦e♦a♦♦♦e♦♦♦e♦♦♦e♦♦♦e♦♦♦e♦♦♦e♦e♦`t, ���®. ���1, e♦♦♦eee♦ ♦♦APi e♦e♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦♦e�.�e• .. 'a!�yAieiei♦ie�e e`giei♦iei♦iei♦iei♦ieieieieieiei♦iei♦iei♦ie�s'e�>eieieiei♦ie6 `.0�. -� �,�s♦e♦♦Oe♦♦O♦♦♦Oe♦e♦♦♦e♦♦♦e♦♦♦e♦♦♦e♦♦Oe♦eO♦♦e♦♦♦e♦♦..c�♦e♦♦♦e♦♦O♦e♦ ,�,.®.� 0 .; 1255000 FT 122' 24' 22" 47' 48' 45" , 300000 FT 1260000 FT 122' 22' 30" 47° 48' 45" 7.1.a 295000 FT 290000 FT 47° 46' 52" � 122' 24' 22" FLOOD HAZARD INFORMATION SEE FIS REPORT FOR ZONE DESCRIPTIONS AND INDEX MAP THE INFORMATION DEPICTED ON THIS MAP AND SUPPORTING DOCUMENTATION ARE ALSO AVAILABLE IN DIGITAL FORMAT AT HTTP://MSC.FEMA.GOV Without Base Flood Elevation (BFE) Zone A,V, A99 With BFE or Depth zone AE, AO, AH, VE, AR SPECIAL FLOOD Fir Regulatory Floodway HAZARD AREAS 0.2%Annual Chance Flood Hazard, Areas of 1% annual chance flood with average depth less than one foot or with drainage areas of less than one square mile zone x = Future Conditions 1% Annual Chance Flood Hazard zone x OTHER AREAS OF Area with Reduced Flood Risk due to Levee FLOOD HAZARD See Notes. Zone X NO SCREEN Areas Determined to be Outside the OTHER 0.2% Annual Chance Floodplain zone x AREAS Area of Undetermined Flood Hazard zone D ------------- Channel, Culvert, or Storm Sewer mTmTmTmTffTffm Accredited or Provisionally Accredited GENERAL Levee, Dike, or Floodwall STRUCTURES Non -accredited Levee, Dike, or Floodwall OTHER FEATURES (0:::t182 Cross Sections with 1% Annual Chance Water Surface Elevation (BFE) - - - - Coastal Transect --- - Coastal Transect Baseline - Profile Baseline Hydrographic Feature ^^^^N 513^^^^N Base Flood Elevation Line (BFE) Limit of Study Jurisdiction Boundary 545000m E 546000mE NOTES TO USERS For information and questions about this map, available products associated with this FIRM including historic versions of this FIRM, how to order products or the National Flood Insurance Program in general, please call the FEMA Map Information eXchange at 1-877-FEMA-MAP (1-877-336-2627) or visit the FEMA Map Service Center website at http://msc.fema.gov. Available products may include previously issued Letters of Map Change, a Flood Insurance Study Report, and/or digital versions of this map. Many of these products can be ordered or obtained directly from the website. Users may determine the current map date for each FIRM panel by visiting the FEMA Map Service Center website or by calling the FEMA Map Information eXchange. Communities annexing land on adjacent FIRM panels must obtain a current copy of the adjacent panel as well as the current FIRM Index. These may be ordered directly from the Map Service Center at the number listed above. For community and countywide map dates refer to the Flood Insurance Study report for this jurisdiction. To determine if flood insurance is available in the community, contact your Insurance agent or call the National Flood Insurance Program at 1-800-638-6620. Base map information shown on this panel was provided by the USDA-FSA Aerial Photography Field Office. This information was derived from digital orthophotography at a scale of 1:12,000 and 1-meter pixel resolution from photography dated 2009. SCALE i Map Projection: NAD 1983 StatePlane Washington North FIPS 4601 Feet; Western Hemisphere; Vertical Datum: NAVD 88 1 inch = 500 feet 1:6,000 0 500 0 125 PANEL LOCATOR 1,000 2,000 Feet Meters 250 500 1305 1315 * PANEL NOT PRINTED 5295000mN 5294000mN 5293000mN U 47° 46' 52" 122' 22' 30" W � s �U. 4F i '01M ME X - ap- ��- �rradr NATIONAL FLOOD INSURANCE PROGRAM FLOOD INSURANCE RATE MAF SNOHOMISH COUNTY, WASHINGTON (AND INCORPORATED AREAS) 0�4AR b,1,� PANEL 1292 of 1575 ° x S 'IND S�GJ4 vEMA Panel Contains: COMMUNITY NUMBER PANEL SUFFIX EDMONDS, CITY OF 530163 1292 F SNOHOMISH COUNTY 535534 1292 F WOODWAY, TOWN OF 530308 1292 F VERSION NUMBER 2.3.2.1 MAP NUMBER 53061C1292F EFFECTIVE DATE Httacnment -i 5 Packet Pg. 324 7.1.a MEMORANDUM Date: July 25, 2017 To: Shane Hope, Developmen 5 rvices Director From: Kernen Lien, Senior Planne Cc: Planning and Building Divisions Subject: Frequently Flooded Area — City Discretion and Designation During the 2016 Critical Area Ordinance Update, new provisions were added to the Building Code and definition of height that relate to development within frequently flooded areas within the City of Edmonds. Within the building code the following section was added: ECDC 19.00.025.P IBC Section 1612.4.1, Lowest Floor Elevation, is added and reads: For buildings in all structure categories located in the Coastal High Hazard Areas and Coastal A Flood Zones, the elevation of the lowest floor shall be a minimum of two feet above the base flood elevation, as determined from the applicable FEMA flood hazard map. Prior to this amendment, not all structures within flood hazard areas were required to be constructed with the lowest floor elevation two feet above base flood elevation. Some structures could have been constructed with the lowest floor level at the base flood elevation. Planning for sea level rise and increased coastal flooding, the City Council adopted this provision so new structures within the near water front area would be less impacted by flooding events. To compensate for this new requirement for structures to be constructed with the lowest floor two feet above the base flood elevation, the following exception was added to the definition of height: ECDC 21.40.030. D.1 For all properties located within the Coastal High Hazard Areas and Coastal A Flood Zones, height is measured from the elevation that is two feet above base flood elevation as identified from the applicable FEMA flood hazard map. Generally, frequently flooded areas are determined by the FEMA flood insurance maps (ECDC 23.70.010.A). However, pursuant to ECDC 23.70.010.B, the City of Edmonds has some discretion in designating frequently flooded areas. ECDC 23.70.010.E provides: Page 1 of 2 Attachment 16 1Packet Pg. 325 7.1.a City Discretion and Designation. Flood insurance maps and the city's critical areas inventory are to be used as a guide for the city of Edmonds development services department, project applicants and/or property owners, and the public and should be considered a minimum designation of frequently flooded areas. As flood insurance maps may be continuously updated as areas are reexamined or new areas are identified, newer and more restrictive information for flood hazard area identification shall be the basis for regulation. The city of Edmonds shall retain the right to designate and identify areas known to be prone to flooding outside of the 100-year floodplain and subject them to the provisions and protections of this title and the current editions of the International Residential Code and International Building Code, as adopted in ECDC Title 19. In 2011, FEMA began a study of Snohomish County's coast line in order to update the FEMA flood insurance maps. The draft FEMA flood insurance rate maps were initially made available in 2014. The draft FEMA flood insurance rate maps identify most of the near water front area as being within the 100-year floodplain with a base flood elevation of 12 feet. These updated maps were initially intended to become effective in 2016; however, the coastal flood map update got combined with the riverine flood map update which has slowed down the maps' adoption and effective date. An issue with the riverine flood map update that has slowed down the adoption of the updated maps has to do with uncertified dikes and levels. FEMA is still working out how to designate floodplain areas behind the uncertified dikes and levels. The latest update from FEMA (July 5, 2017) identifies a potential effective date of winter 2018. The City of Edmonds has received one application for development within the 100-year floodplain of draft FEMA flood insurance rate map and at least one other application within this area is imminent. Given the intent of the recently added provisions to the building code and exceptions, and the discretion provided by ECDC 23.70.010.13 to use newer more restrictive information, all development applications within the Coastal High Hazard Areas and Coastal A Flood Zones in the draft FEMA flood insurance rate map (attached) will be subject to the requirements of ECDC 19.00.025.13 and may use the height exception provided by ECDC 21.40.030.D.1 based on the flood elevation identified on the draft FEMA flood insurance rate map. Page 2 of 2 Attachment 16 Packet Pg. 326 1255000 FT 122' 24' 22" 47' 48' 45" , 300000 FT 1260000 FT 122' 22' 30" 47° 48' 45" 7.1.a 295000 FT 290000 FT 47° 46' 52" � 122' 24' 22" FLOOD HAZARD INFORMATION SEE FIS REPORT FOR ZONE DESCRIPTIONS AND INDEX MAP THE INFORMATION DEPICTED ON THIS MAP AND SUPPORTING DOCUMENTATION ARE ALSO AVAILABLE IN DIGITAL FORMAT AT HTTP://MSC.FEMA.GOV Without Base Flood Elevation (BFE) Zone A,V, A99 With BFE or Depth zone AE, AO, AH, VE, AR SPECIAL FLOOD Fir Regulatory Floodway HAZARD AREAS 0.2%Annual Chance Flood Hazard, Areas of 1% annual chance flood with average depth less than one foot or with drainage areas of less than one square mile zone x = Future Conditions 1% Annual Chance Flood Hazard zone x OTHER AREAS OF Area with Reduced Flood Risk due to Levee FLOOD HAZARD See Notes. Zone X NO SCREEN Areas Determined to be Outside the OTHER 0.2% Annual Chance Floodplain zone x AREAS Area of Undetermined Flood Hazard zone D ------------- Channel, Culvert, or Storm Sewer mTmTmTmTffTffm Accredited or Provisionally Accredited GENERAL Levee, Dike, or Floodwall STRUCTURES Non -accredited Levee, Dike, or Floodwall OTHER FEATURES (0:::t182 Cross Sections with 1% Annual Chance Water Surface Elevation (BFE) - - - - Coastal Transect --- - Coastal Transect Baseline - Profile Baseline Hydrographic Feature ^^^^N 513^^^^N Base Flood Elevation Line (BFE) Limit of Study Jurisdiction Boundary 545000m E 546000mE NOTES TO USERS For information and questions about this map, available products associated with this FIRM including historic versions of this FIRM, how to order products or the National Flood Insurance Program in general, please call the FEMA Map Information eXchange at 1-877-FEMA-MAP (1-877-336-2627) or visit the FEMA Map Service Center website at http://msc.fema.gov. Available products may include previously issued Letters of Map Change, a Flood Insurance Study Report, and/or digital versions of this map. Many of these products can be ordered or obtained directly from the website. Users may determine the current map date for each FIRM panel by visiting the FEMA Map Service Center website or by calling the FEMA Map Information eXchange. Communities annexing land on adjacent FIRM panels must obtain a current copy of the adjacent panel as well as the current FIRM Index. These may be ordered directly from the Map Service Center at the number listed above. For community and countywide map dates refer to the Flood Insurance Study report for this jurisdiction. To determine if flood insurance is available in the community, contact your Insurance agent or call the National Flood Insurance Program at 1-800-638-6620. Base map information shown on this panel was provided by the USDA-FSA Aerial Photography Field Office. This information was derived from digital orthophotography at a scale of 1:12,000 and 1-meter pixel resolution from photography dated 2009. SCALE i Map Projection: NAD 1983 StatePlane Washington North FIPS 4601 Feet; Western Hemisphere; Vertical Datum: NAVD 88 1 inch = 500 feet 1:6,000 0 500 0 125 PANEL LOCATOR 1,000 2,000 Feet Meters 250 500 1305 1315 * PANEL NOT PRINTED 5295000mN 5294000mN 5293000mN U 47° 46' 52" 122' 22' 30" W � s �U. 4F i '01M ME X - ap- ��- �rradr NATIONAL FLOOD INSURANCE PROGRAM FLOOD INSURANCE RATE MAF SNOHOMISH COUNTY, WASHINGTON (AND INCORPORATED AREAS) 0�4AR b,1,� PANEL 1292 of 1575 ° x S 'IND S�GJ4 vEMA Panel Contains: COMMUNITY NUMBER PANEL SUFFIX EDMONDS, CITY OF 530163 1292 F SNOHOMISH COUNTY 535534 1292 F WOODWAY, TOWN OF 530308 1292 F VERSION NUMBER 2.3.2.1 MAP NUMBER 53061C1292F EFFECTIVE DATE Httacnment -ib Packet Pg. 327 7.2 Architectural Design Board Agenda Item Meeting Date: 10/18/2017 Westgate Woods Townhomes Design Review Recommendation (PLN20160061) and Variance Application (PLN20160060) Staff Lead: Kernen Lien Department: Planning Division Prepared By: Kernen Lien Background/History N/A Staff Recommendation Provide the Hearing Examiner with a recommendation of approval with conditions. Narrative The applicant is proposing to construct a 10-unit townhouse development at 9511 and 9513 Edmonds Way. The 10 units are proposed to be divided between two structures with each with five units in each building. Each townhouse will unit contain a two car garage and an additional two parking spaces on site for visitor parking. The applicant is also seeking a height variance for each structure due to special circumstances at the subject property. Access to the proposed development will be taken off 228th Street SW. Design review projects which trigger SEPA and variance applications are both Type III-B decisions. Pursuant to ECDC 20.01.002.B, the applications are being combined and the hearing examiner will issue the decision regarding both design review and the variance requests. The site is located within the RM- 1.5 zone (One dwelling unit per 1,500 square feet of lot area). Attachments: PLN20160061 Design Review Staff Report with Attachments Packet Pg. 328 7.2.a 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 III C. I gqV PLANNING DIVISION REPORT AND RECOMMENDATION ARCHITECTURAL DESIGN BOARD Project: Westgate Woods Townhomes File Number: PLN20160060 (Variance) and PLN20160061 (Design Review) Date of Report: Se ember 28, 201 0 Staff Contact: IC rnen Lien, Sen' lanner Public Hearing: Wednesday — October 4, 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 10-unit townhouse development at 9511 and 9513 Edmonds Way (Attachments 1 — 5). The 10 units are proposed to be divided between two structures with each with five units in each building. Each townhouse will unit contain a two car garage and an additional two parking spaces on site for visitor parking. The applicant is also seeking a height variance for each structure due to special circumstances at the subject property. Access to the proposed development will be taken off 228th Street SW. Design review projects which trigger SEPA and variance applications are both Type III-B decisions. Pursuant to ECDC 20.01.002.6, the applications are being combined and the hearing examiner will issue the decision regarding both design review and the variance requests. The site is located within the RM-1.5 zone (One dwelling unit per 1,500 square feet of lot area). II. GENERAL INFORMATION 1. Owner: Westgate Woods, LLC 2. Applicant: Bill Booth, Westgate Woods LLC 3. Tax Parcel Number: 27033600101400 and 27033600100200 Packet Pg. 329 7.2.a 4. Location: 9511 and 9513 Edmonds Way (Attachment 6) 5. Size: The subject property contains approximately 25,327 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: The site is currently vacant. 8. Proposed Use: The applicant is proposing to construct a 10-unit townhouse development at 9511 and 9513 Edmonds Way. The 10 units are proposed to be divided between two structures with each unit containing a two car garage and an additional two parking spaces on site for visitor parking. 9. Process: Pursuant to ECDC 20.01.003, design review projects which trigger SEPA and variance applications are both Type III-B decisions. Pursuant to ECDC 20.01.002.13, the applications are being combined and the hearing examiner will issue the decision regarding both design review and the variance requests. A public hearing before the Hearing Examiner is tentatively scheduled for October 26, 2017. 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 7. The City of Edmonds determined that the requirements for environmental analysis and protection have been adequately addressed in the development regulations and comprehensive plan adopted under chapter 36.70A RCW, and in other local, state, or federal laws or rules, as provided by RCW 43.21C.240 and WAC 197-11-158 and issued SEPA Determination of Nonsignificance on February 2, 2017 (Attachment 8). The City did not receive any appeals of the SEPA determination. IV. PUBLIC NOTICE AND COMMENTS A "Notice of Application and SEPA Determinations" 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 February 2, 2017. Notices were also mailed to property owners within 300 feet of the site. See Attachment 9 for public notice documentation regarding the Notice of Application and SEPA Determination. Three written comments have been submitted on the proposal; from Snohomish County PUD, Community Transit and from Mark Cooper. 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 require upgrading. PUD noted any relocation, alteration or removal of district facilities to accommodate this project shall be at the expense of the developer and must be coordinated with PUD in advance (Attachment 10). Page 2 of 15 Packet Pg. 330 7.2.a 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. Community Transit noted the existing bus pull out on Edmonds Way and requested a Type 4 Shelter Pad be included with frontage improvements. Community Transit also requested the developer contact them if the bus stop must be temporarily closed during construction (Attachment 11). Staff Response: The applicant has proposed replacing the existing sidewalk with a four foot wide sidewalk and there is not enough space for a shelter pad to be constructed. It will be the applicant's responsibility to contact Community Transit if the bus stop has to be temporarily closed during construction. Mr. Cooper submitted comments during the Notice of Application and SEPA comment period with five specific questions regarding 1) information in the notice, 2) frontage improvements on 228th, 3) safety of the site on the corner of Edmonds Way, 4) parking along 228th, and 5) the three way stop at 228th Street SW and 96th Avenue W (Attachment 12). Staff Response: 1) Mr. Cooper mentioned there was no mention of the variance in the Notice of Application and SEPA Notice. The requested height variance was noted in the Notice of Application and SEPA notice (Attachment 9). 2) The original application did not include sidewalks on 228th. Subsequent submittals provide for a new side walk on 228th Street SW as well as sidewalk improvements along 96th Avenue W and Edmonds Way. 3) Washington State Department of Transportation and the City of Edmonds have been working on making improvements for traffic safety along Edmonds Way. It is not the developer's responsibility to provide any additional safety features on this corner. The development will be taking access to the site off 228th Street SW. 4) There will be no on - street parking along 228th Street. The applicants have provided parking on site consistent with the City's parking standards and have provided an additional two space above the parking requirements for guest parking. 5) The three way stop at 228th Street SW and 96th Avenue is not a temporary feature and will remain. V. TECHNICAL COMMITTEE This application was reviewed by Snohomish County Fire District #1, the Building Division and the Engineering. Neither Snohomish County Fire District nor the Building Division had any comments on the proposal (Attachments 13 - 14). The Engineering Division preliminarily approves the design of the proposed development noting the information provided is consistent with the Engineering standards of Title 18 ECDC (Attachment 15). Approval of the design review phase of the project does not constitute approval of the improvements as shown on the submitted plans. Compliance with Engineering Division standards will be verified during the building permit process. At the time of the drafting of this staff report, the Engineering Division is considering a Page 3 of 15 Packet Pg. 331 7.2.a request to waive the five foot sidewalk width requirement. A decision on this request should be made by the October 4th ADB meeting. The sidewalk width should not have any impact on the overall site design of the proposed project. VI. COMPREHENSIVE PLAN The Comprehensive Plan designation for the site is "Edmonds Way Corridor." Commercial Development Goal E. The Edmonds Way Corridor consists of portions of Edmonds Way between the 100th Avenue West intersection and Highway 99. This corridor serves as a key transportation corridor, and also provides a key link between Edmonds and Interstate 5. Established residential areas lie on both sides of the corridor. An established pattern of multiple family residential development lies along much of the corridor, while small-scale businesses can be found primarily near intersections. A major concern is that the more intensive development that occurs along the corridor should not interfere with the flow of through traffic or intrude into adjoining established communities. E.1 Permit uses in planned multiple family or small-scale business developments that are designed to minimize contributing significantly to traffic congestion. E.2 Provide for transit and pedestrian access to development. E.3 Use design review to encourage the shared or joint use of driveways and access points by development onto SR-104 in order to support the movement of traffic in a safe and efficient manner. Site access should not be provided from residential streets unless there is no feasible alternative. E.4 Use design review to ensure that development provides a transition to adjacent residential neighborhoods. For uses in transitional areas adjacent to single family neighborhoods, use design techniques such as the modulation of facades, pitched roofs, stepped -down building heights, multiple buildings, and landscaping to provide designs compatible with single family development. Make use of natural topography to buffer incompatible development whenever possible 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 provided 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 design, building form, and building facade contained in the Comprehensive Plan's Urban Design Chapter. Comprehensive Plan 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 Page 4 of 15 Packet Pg. 332 7.2.a 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 Findings: The subject property is a corner lot with frontage on three streets; 228th Street SW, 95th Place W, and Edmonds Way (SR-104). Access to the site will be via a single driveway accessed off 228th Street SW. The driveway is placed as far west of the intersection of 228th Street SW and 95th Place W as possible which provides the safest access point to the property from the adjacent streets. 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 property is a corner lot with three street frontages. The buildings are placed near the street setback lines. The majority of the parking will be located within the two car garages provided with each unit. Two additional parking spaces are being provided for guest parking outside the setback and adjacent to the biorention cell along the Edmonds Way frontage. 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: Sidewalks will be added along 228th Street SW which will wrap around the property to Edmonds Way and provide direct access to the transit stop along the south side of the property on Edmonds Way. Additionally, 228th Street SW is identified as a minor arterial just east of the site and improvements to 228th Street SW corridor provide a direct access to the Montlake Terrace Interstate-5 transit center. 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 individual units is from the internal drive aisle for the development. Topography makes it difficult to provide direct connections to the pedestrian walkways on the adjacent streets. No gathering space is intended for the development. 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 5 of 15 Packet Pg. 333 7.2.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 which will provide some green spaces. While this landscaping will enhance the visual attributes of the site, it is 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. Each building is a three story building with a garage on the ground floor and living space above. Each townhouse unit is identified by a slightly different color than the adjacent unit. The addition of the sidewalk along 228th Street SW and sidewalk improvements along 951n Place W and Edmonds Way will help improve pedestrian access. A.8 Weather Protection. Provide covered walkways and entries for pedestrian weather protection. Staff Findings: Covered entries for each unit 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 Finding : No lighting details were provided in the application materials. The applicants have been advised that they should be prepared to discuss lighting at the ADB meeting. 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: No trash enclosure is proposed for the development as the intent is to have residents subscribe to individual garbage and recycle services (Attachment 16). A transformer will be placed on the west side of the driveway at the entrance to the site and generally screened with landscaping. Page 6 of 15 Packet Pg. 334 7.2.a A.12Integrating Site Features. Integrate natural landscape features and unique landforms — such as rocky outcroppings or significant trees — into site design whenever possible. 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.D 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 reduced 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 up the masses of the buildings both vertically and horizontally. Page 7 of 15 Packet Pg. 335 7.2.a Design Objectives for Building Facade. Building facade objectives ensure that the exterior of a building — the portion of a building that defines the character and visual appearance of a place — is of high quality and demonstrates the strong sense of place and integrity valued by the residents of the City of Edmonds. A.18 Building Facade Design. Encourage building fagades that reinforce the appearance and consistency of streetscape patterns while supporting diversity and identity in building design. Staff Findings: The subject property is the only property zoned for multifamily development along on this block of 228th Street SW (Attachment 6). The existing development on this block consists of single family residences. The townhouses will add diversity of design to the streetscape while the scale of the buildings and there location below the street elevation will fit in with the character of the neighborhood. A.19 Window Variety and Articulation. Use window size and placement to help define the scale and character of the building. Use the organization and combinations of window types to reinforce the streetscape character or to provide variation in a facade, as well as provide light and air to the building interior. Staff Findings: Windows are typical of residential development. The windows help provide variation to the facade and should provide light and air into the interior of the residences. 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 facade 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 up 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. Page 8 of 15 Packet Pg. 336 7.2.a ECDC 16.30.030 Development Standards Minimum Lot Area Minimum Subdistrict per Street Dwelling Setback Unit (Sq. Ft.) Minimum Side Setback Minimum Maximum Rear Height Setback Maximum Coverage RM-1.5 1,500 15' 10, 15' 25" 45% ' 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 — Density: The subject property contains 25,237 square feet of lot area. With a density of one dwelling unit for every 1,500 square feet of lot area, a maximum of 16 dwelling units can be constructed. The proposal is for 10 dwelling units among two structures so the proposal is consistent with the density requirements of the RM- 1.5 zone. Staff Findings — Setbacks: The subject property is a corner lot with street setbacks on three sides (north, south and east) and side setbacks along the western property boundary. The development site currently consists of two parcels. Building B would straddle the property boundary of these parcels. In order to comply with setbacks, either a lot line adjustment must be applied for to combine the lots, or alternatively, the applicants may apply for a unit lot subdivision to create fee simple units for the townhouses. Prior to the issuance of a building permit for the structures, the applicant must either complete a lot line adjustment or apply for a unit lot subdivision consistent with the requirements of ECDC 20.75.045. Staff has added a proposed condition of approval to address the lot line and setback issue. As proposed, both of the structures are compliant with the required zoning setback requirements for the exterior of the development site (meeting the street setbacks and the side setback for the eastern property boundary). As conditioned, the proposal is consistent with the setback requirements of the RM-1.5 zone. Staff Findings — Height: The applicant is seeking a height variance for both of the proposed building due to special circumstances with the property related to shape, size, topography and the location of the site. The Hearing Examiner will review the variance criteria and make a decision regarding the requested variance. In short the site is essentially down in a hole and fill will be required in order to provide adequate driveway slope into the property and provide appropriate slope for connections to utilities in the adjacent right-of-ways. Since height is measured from the average grade of the undisturbed soil, this negatively impacts the potential heights of the structure. The proposed buildings are designed to be 30 feet in height from finished grade. A design aspect of the height standards in ECDC 16.30.030 is that the 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. So above the Page 9 of 15 Packet Pg. 337 7.2.a 25 foot elevation, the roof must have 4:12 pitch. The proposed buildings have been designed with a 4:12 pitch above the 25-foot elevation of the buildings. 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 8,160 square feet for a coverage of 32.33% of the 25,237 square foot lot. The proposal is consistent with the coverage requirements of the RM-1.5 zone. 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 Required parking spaces per dwelling unit 1.2 1.5 2 bedrooms 1 1.8 3 or more bedrooms i Number of units in proposal 0 0 0 2.0 1 10 Total Spaces Required Number of parking spaces required 9 The proposal provides 22 parking spaces. Each of the proposed townhouse units contains a two car garage and there are an additional two parking spaces for guests on the internal drive aisle. 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 Page 10 of 15 Packet Pg. 338 7.2.a 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. 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 3). 3. Mechanical equipment or other utility hardware on the roof, grounds or buildings should be screened from view from the street level, Staff Findings: A transformer will be placed on the west side of the driveway at the entrance to the site and generally screened with landscaping. 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 up 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 20.11.030.8 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 development site sites down in a hole relative to the surrounding area. Significant fill will be required to develop the site and meet driveway slope requirements and provide utility connections to the utilities in the right-of-way. This is part of the reason for the variance request associated with this development which will be heard before the Hearing Examiner. 2. Landscape treatment shall be provided to enhance the building design and other site improvements. Page 11 of 15 Packet Pg. 339 7.2.a 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.D 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. 4. Landscaping that could be damaged by pedestrians or vehicles should be protected by curbing or similar devices. Staff Findings: Landscaping adjacent to the internal drive aisle 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: No trash enclosure is proposed for the development as the intent is to have residents subscribe to individual garbage and recycle services (Attachment 16). 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: No lighting details were provided in the application materials. The applicants have been advised that they should be prepared to discuss lighting at the ADB meeting. 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, Page 12 of 15 Packet Pg. 340 7.2.a 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. Two types of landscaping are required for the proposed develop. Type II landscaping is required along the western property boundary to buffer the site from the adjacent single family property and Type III landscaping is required along the northern, eastern, and southern property boundaries. ECDC 20.13.030 provides the requirements for each landscaping type. Type 11 Landscaping. Type 11 landscaping is intended to create a visual separation between similar uses. 1. Evergreen and deciduous trees, with no more than 30 percent being deciduous, a minimum of six feet in height, and planted at intervals no greater than 20 feet on center, and 2. Shrubs, a minimum of three and one-half feet in height and other plant materials, planted so that the ground will be covered within three years. Staff Findings: Landscaping generally consistent with the Type II landscaping requirements is proposed (Attachment 5). The trees proposed for the Type II landscape trees are emerald green arborvitae. The Type II landscaping area is also back by a six-foot board fence. Arborvitae a typically used more as a hedge than trees, but the arborvitae together with the fence, shrubs and ground cover will create a visual separation between the subject property and the adjacent single family property. Pursuant to ECDC 20.13.000, the ADB and Hearing Examiner are allowed to interpret and modify the landscaping requirements. Staff feels the proposed landscaping along the western property is consistent with intent of Type II landscaping. 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 Page 13 of 15 Packet Pg. 341 7.2.a 3. If planted to buffer a parking area, access, or site 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. 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, eastern and southern property boundaries. 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 approving proposed development applications, the ADB is required to find that the proposed development is consistent with the criteria listed in ECDC 20.11.030 (General Design Review), the Comprehensive Plan, and the zoning ordinance. Based on the findings, analysis, conclusions, and attachments to this report, staff recommends that the ADB recommend APPROVAL of the design for the proposed Westgate Woods Townhomes to the Hearing Examiner, file PLN20160061, with the following conditions: 1. PRIOR TO THE ISSUANCE OF A BUILDING PERMIT FOR THE STRUCTURES, THE APPLICANT MUST EITHER COMPLETE A LOT LINE ADJUSTMENT OR APPLY FOR A UNIT LOT SUBDIVISION CONSISTENT WITH THE REQUIREMENTS OF ECDC 20.75.045. IX. PARTIES OF RECORD City of Edmonds 121— 51h Ave N. Edmonds, WA 98020 John Bissell Harmsen Associates 125 East Main Street Monroe, WA 98272 Bill Booth Westgate Woods LLC 2817 NW 941h St Seattle, WA 98117 Mark Cooper 22628 — 96th Ave W Edmonds, WA 98020 Page 14 of 15 Packet Pg. 342 7.2.a X. ATTACHMENTS 1. Land Use Application 2. Application Cover Letter 3. Architectural Plans 4. Preliminary Civil Plans 5. Landscape Plan 6. Zoning and Vicinity Map 7. SEPA Checklist 8. SEPA Determination of Nonsignificance 9. Public Notice Documentation 10. Snohomish County PUD Letter 11. Community Transit Letter 12. Mark Cooper Email 13. Snohomish County Fire District No. 1 Comment Form 14. Building Division Comment Form 15. Engineering Division Preliminary Design Approval 16. Steve Fisher, City of Edmonds Recycling Coordinator, Email Page 15 of 15 Packet Pg. 343 7.2.a City of Edmonds ` Land Use Application Rl ARCHITECTURAL DESIGN REVIEW ❑ COMPREHENSIVE PLAN AMENDMENT ❑ CONDITIONAL USE PERMIT FILE # L 1 .ONEam-1-15 ❑ HOME OCCUPATION (DATE REC' D BY ' 1 ex, M . CI FORMAL SUBDIVISION ❑ SHORT SUBDIVISION FEE RLCE-IPT# ❑ LOT LINE ADJUSTMENT HEARING OA'i E TP--� ❑ PLANNED RESIDENTIAL DEVELOPMENT ❑ OFFICIAL STREET MAP AMENDMENT AHE ❑ STAFF ❑ PB ❑ ADB ❑ CC ❑ STREET VACATION ❑ REZONE ❑ SHORELINE PERMIT K VARIANCE/REASONABLE USE EXCEPTION Edmonds l.Day OTHER: //� , '"I 5 11 — R 5 1 • PLEASE NOTE THAT ALL INFORMATION CONTAINED WITHIN THE APPLICATION IS A PUBLIC RECORD + PROPERTY ADDRESS OR LOCATION West of 95th PI W. South f 228th St SW, north of Edmonds Way y PROJECT NAME (IF APPLICABLE) Westgate Woods Townhomes PROPERTY OWNER Westgate Woods, LLC PHONE # 206 854 8822 ADDRESS 2817 NW 94th St., Seattle, Washington 98117 E-MAIL northbeachweb@msn.com FAX # TAX ACCOUNT # 27033600100200, 27033600101400 SEC. 36 TWp, 27 RNG, 03 DESCRIPTION OF PROJECT OR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY) 10 unit townhouse project in two five unit builidngs + a height varaince due to special circumstances See project description cover letter and variance criteria document DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY) See attached Cover Letter and Plan Sets APPLICANT BIII Booth/Westgate Woods LLC PHONE # 206 854 8822 ADDRESS 2817 NW 94th St, Seattle, WA 98117 E-MAIL northbeachweb@msn.com FAX # CONTACT PERSON/AGENT John Bissell, AICP 131I0WF. # 206 498 3610 ADDRESS Harmsen Associates, 125 East Main St. STE 104, Monroe, WA 98272 E-MAIL, John@johnbissell.com 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 famished by the applicant, his/her/its agents or employees. By my signature, I certify that the information and exhibits herevrqh submitk7l are true and correct to the best of my knowledge and that I am authorized to file this applicatio I the behalf I 'h ownei isied below. l l SIGNATURE OF APPLICANT/AGENT r vC DATE Property Owner's Authorization I, certify under the penalty of perjury under the laws of the State of Washington that the following is a true and correct statement: I have authorized the above Applicant/Agent to apply for the subject land use application, and grant my permission for the public officials and the staff of the City of Edmonds to enter the subject property for the purposes of inspection and posting attendant to this application. SIGNATURE OF OWNER DATE 1 2' �G Questions? Call (425) 771-0220. Revised on 8122112 B - Land Use Application Page I of I Attachment 1 Packet Pg. 344 7.2.a City of Edmonds Land Use Application X ARCHITECTURAL DESIGN REVIEW fLJ COMPREHENSIVE PLAN AMENDMENT CONDITIONAL USE PERMIT HOME OCCUPATION FORMAL SUBDIVISION F� SHORT SUBDIVISION LOT LINE ADJUSTMENT ❑ PLANNED RESIDENTIAL DEVELOPMENT ❑ OFFICIAL STREET MAP AMENDMENT ❑ STREET VACATION ❑ REZONE ❑ SHORELINE PERMIT X VARIANCE / REASONABLE USE EXCEPTION OTHER: FILE #PLAI'Z k G)G1u] ZONE DATE 1:r]JI& REC'D BY /A . FEE RECEIPT # HEARING DATE V'9T\ ❑ HE ❑ STAFF ❑ PB >JfADB ❑ CC • PLEASE NOTE THAT ALL INFORMATION CONTAINED WITHIN THE APPLICATION IS A PUBLIC RECORD a PROPERTY ADDRESS OR LOCATION West of 95th PI W. South f 228th St SW, north of Edmonds Way PROJECT NAME (IF APPLICABLE) Westgate Woods Townhomes PROPERTY OWNER Westgate Woods, LLC ADDRESS 2817 NW 94th St., Seattle, Washington 98117 E-MAIL northbeachweb@msn.com TAX ACCOUNT # 27033600100200, 27033600101400 PHONE # 206 854 8822 FAX # SEC. 36 TWP. 27 RNG. 03 DESCRIPTION OF PROJECT OR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY) 10 unit townhouse project in two five unit builidngs + a height varaince due to special circumstances See project description cover letter and variance criteria document DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY) See attached Cover Letter and Plan Sets APPLICANT Bill Booth/Westgate Woods LLC PHONE # 206 854 8822 ADDRESS 2817 NW 94th St, Seattle, WA 98117 E-MAIL northbeachweb@msn.com CONTACT PERSON/AGENT John Bissell, AICP FAX # I'Iit]Nli# 2064983610 ADDRESS Harmsen Associates, 125 East Main St. STE 104, Monroe, WA 98272 E-MAIL John@johnbissell.com 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 exhibits hurcyr4hsubmjtt Ott are true and correct to the best of my kn wledgc and that I am authorized to file this appl icatioti T. the behalf of Th 0VwAn I fisted below. . f OF APPLICANT/AGENT :r� / �� �l DATE'' �£ 2— SIGNATURE +' Property Owner's Authorization I, , certify under the penalty of perjury under the laws of the State of Washington that the following is a true and correct statement: I have authorized the above Applicant/Agent to apply for the subject land use application, and grant my permission for the public officials and the staff of the City of Edmonds to enter the subject property for the purposes of inspection and posting aticndant to this application. ��/ � �' SIGNATURE OF OWNER DAT _W/ 7rrrl Questions? Call (425) 77I-0220. Revised on 822112 R - Land Use Applicalion Page I of I Attachment 1 Packet Pg. 345 7.2.a LAND SURVEYING December 28, 2016 City Review Staff City of Edmonds Development Services Department 121 5th Ave N Edmonds, WA 98026 *KARMSEN OCIATES INC RE: ADB, Preliminary, Engineering and Height Variance for Westgate Woods, a 10-unit town home project Review Team: CIVIL ENGINEERING The applicant — Westgate Woods LLC, is applying for ADB of a new townhouse project. The project will have 10 units in two buildings. Site Description: The site is located at the intersection of 228th Ste SW, 95th Place West, and Edmonds Way and is comprised of two tax lots. The project site area is 25,237 square feet (0.58 acres). The site is zoned RM 1.5. The site is bounded on three sides by developed rights of way, is triangularly shaped and is almost entirely below the elevations of the surrounding streets and properties. The vegetation is a combination of grasses, tress and both native and ornamental plantings that have not been maintained in decades. The site is currently vacant other than an old house foundation. There is evidence of previous filling and excavation, probably related to a quarry project in the late 1800's that affected the Edmonds Way Corridor from around the intersection of 100th Ave West to near the intersection of 232nd St SW. The quarry operation was followed by road way development around the site, which appears to have affected the site, then the development and subsequent removal of a house on the site, followed by the redevelopment of Edmonds Way, which raised the south property line elevation of the subject site. Development proposal (including stormwater considerations): The applicant is proposing to develop the site with two five -unit townhouse buildings. This development will require the installation of an access drive aisle, stormwater management and utilities. Due to the odd shape and topography of the site, the installation of the access and stormwater will require elevating the site, which will in turn affect building heights and subsequently affect roof design. The applicant is submitting preliminary storm, grading and utility plans as well as a height variance with this application. The storm design has been developed using the DOE's western Washington 2012 (2014 update) manual. As of the date of this application the City of Edmonds has not yet adopted that manual. However, we understand that the application types proposed do not vest, and the City is required by DOE to adopt the new manual by the first day of 2017. Since this project will be reviewed in 2017, we felt it was appropriate to use that manual. As the site is lower than the road, stormwater was a particular concern. In this case, the geotechnical engineer recommended infiltration. The applicant is pursuing infiltration in this case, but also is proposing an adequate overflow. The existing 36-inch concrete stormwater pipe located in Edmonds Way has an invert depth low enough for us to connect for adequate overflow for large storm events. C:\Users\johnb\Dropbox\Projects\Westgate Woods\201612 201st Submittal set\Narrative\Narrative docx ISLAND COUNTY 840 SE Sth Avenue, Ste. 102 Oak Harbor, Washington 98277 tel: (360) 675-5973 / fnx: (360) 675-7155 SNOHOMISH COUNTY 125 East Main Street Ste. 104 Monroe, Washington 98272 tel: (360) 794-7811 / fax: (360) 805-9731 Anticipate / Understand / Guide / Deliver ATH sen'lpr2 SKAGIT COUNTY 603 South First Street Mount Vernon, Washington 98273 tel: (360) 336-9199 / fnx: (360) 981-2637 Packet Pg. 346 Westgate Woods Narrative 7.2.a 12/23/2016 PAGE 2OF3 Clearing and Grading Preliminary Grading calculations indicate approximately 700 cubic yards cut and 1,900 cubic yards fill will be required to construct the proposed project. For the purposes ensuring that the threshold determination addresses the highest possible impact, we are adding a 100% factor of safety for the purpose of SEPA review. Thus we estimate 1,400 cubic yards of cut and 3,800 cubic yards of fill for the purposes of SEPA review. This number is not reflected on the development plans or application forms because the purpose of those plans is to produce the closest estimate of yards to be graded based on the submitted information. The site shape, right of way locations and topography conspire along with the City's anticipated density to require the complete site to be graded. A reduction in the site disturbance area will result in, not only fewer dwelling units, but likely no development of the site at all. Thus all vegetation on the site will most likely need to be removed. The landscape plan anticipates the clearing of the site and the need to replant vegetation with species meeting the intent of the landscape code and the comprehensive plan. Compliance with the Design Guidelines and Comprehensive Plan: This site is challenging as most side of all development face a right of way, and as the grading design limited roof design choices. For safety reasons site access is limited to eh western end of the 228th St SW frontage. This access point then requires a safe transition down into site at a slope that still allows the building vehicle access to function. This requires a six-inch finished floor elevation separation between units. However, roof lines cannot effectively be constructed with six inch separations in elevation. Because of this the roofline of the western building is broken once instead of four times to help with visual relief. The buildings' fenestration ties the facades together and there is ample architectural interest on the facades of each building. Variance: The site characteristics lead us to a building height variance for several reasons. First, the fact that the property is below street level leads to access problems. The access solutions require filling of the site at the location for the drive aisle, which effectively sets a finished floor elevation for the garage floors, which effectively sets a required low point for each dwelling unit. This sets the dwelling unit well above the original grade, handicapping the development in a way no other property in the same zone in the same vicinity is handicapped. Second, the site characteristics force the building to be stepped. Since the height is measured from original grade, and since it is measured as an average of the building site, the average elevation ends up lower than the finished floor elevation as the building works its way up the slope. Third, in addition to making the drive aisle slope work, fill is required at the south end and at the east end of the drive aisles to force positive flow into the bio-infiltration cell. The grading to achieve positive drainage effetely raises finished floors of both buildings, once again handicapping this project in a way that others in the same zone and in the vicinity would not be handicapped. Because of each of these circumstances the building heights are proposed at an elevation greater than the code allows. Building A (the western building) will have a roof elevation of 300.75 (per survey elevations), where a maximum height of 293.6 would be allowed, and building B proposes a roof elevation of 301.5 where a maximum roof elevation of 295.5 height of Future Applications and SEPA concerns: The current application is for ADB review, preliminary grading and drainage review and a building height variance. The applicant also recognizes that the completed development will require building and site development permits. Additionally applicant is would like to propose Town House or Unit Lot Subdivision that would be subject to a SEPA Threshold Determination. The City is in the process of adopting the ordinance for this process, but the process is incomplete. Due to time constraints, the applicant will apply for the code amendment so that the ordinance for a townhouse or unit lot subdivision can be approved in time for this application. Therefore, the applicant is including a 10 lot Unit Lot Formal Subdivisions in the SEPA threshold determination request. We recognize that the code amendment would also require a SEPA Threshold determination, but since that determination would be city wide, it seems inappropriate to include a C:\Users\johnb\Dropbox\Projects\Westgate Woods\201612201st Submittal set\Narrative\Nar ftachment 2 Packet Pg. 347 Westgate Woods Narrative 7.2.a 12/23/2016 PAGE 3OF3 site -specific application with that code amendment. Therefore, the applicant will submit a separate checklist with the code amendment request. A complete list of the permits that we expect to be covered by the SEPA Threshold Determination can be found in the SEPA checklist. Geotech In preparation for the application, the applicant requested a geotechnical study for the site. The Geotech found that the subsurface materials consist of top soils (duff) over unconsolidated human created fill. Under the fill material that native soil is a sandy gravel consistent with Advance Outwash. (See submitted Geotech report) Traffic This project is small enough that no transportation or traffic report is required, and so the applicant has not consulted with a transportation engineer. The current ITE estimates of townhouse traffic varies depending on several factors from less than 6 ADT per DU to nearly (but just under) 10 ADT per DU, with on AM and or PM daily peak trip per DU. In this case ten units are proposed, and therefore the new ADT will be between 60 and 100 trips with 10 peak hour trips. Project Contacts: Applicant and property owner: Westgate Woods, LLC C/O Bill Booth 2817 NW 94th St. Seattle, WA 98117 Contact for the project: John Bissell, AICP Harmsen & Associates, Inc. 125 East Main Street Ste. 104 Monroe, WA 98272 206-498-3610 (preferred) 360-794-7811 (office) johnb@harmseninc.com john@johnbissell.com Thank you for your considered review of this project. Please contact me at your earliest convenience with any questions or concerns. Sincerely �J ohn Bissell, Al Planning Director Harmsen & Associates, Inc. C:\Users\johnb\Dropbox\Projects\Westgate Woods\201612201st Submittal set%Narrative\Alitadiment 2 Packet Pg. 348 7.2.a Attachment 3 FPacket Pg. 349 7.2.a II:\ ■ ■J1■� ■ � .�. Ili\. _ Vv■ �\ I�■��■■\. ' ' � - • .1 II■\. .�■ 1■\ I■■1 ■■\. .�■■■N■■■\ I■■■■■■■■■\. .�■ 1■\� I■■1 ■■\. .�■■■J■■■► I■■■■■■■■■\. .�■■■■■■■■■■■► .ONION\. .�■NONE■■► I■■■■■■■■■\. .�■■■■■■■■■■■► I■■■■■■■■■■■■■\. , .�■■■J■■■► I■■■■■■■■■\. .�■■■■■■■■■■■► I■■■■■■■■■■EMEN ■■■\, _ MEN ■■E LE ME ■■ ■■ oil NO mmmll M mum MEN Wn IMENE NJ 0 Elm N IMP � � I l; ■ ei � � � s HARDIEPLANK LAP SIDING 7" REVEAL W?v ELDORADO STONE STACKED STONE SLATE GRAY ELEV 265.30 0 Ell 11 ■ ■ _ ■_, ELEV 265.80 MEN I MEN MIMEMEME ELEV 266.30 BUILDING'A' AVERAGE GRADE = 263.60' 1 ���� � 1 ■ ■ NOON ====III1I==== ELEV 266.80 i ELEV 267.30 FRONT ELEVATION 1/4" = 1'-0" BUILDING'A' ELEV 266.80 i ELEV 267.30 FRONT ELEVATION 1/4" = 1'-0" BUILDING'A' N MAX BUILDING HEIGHT 30' FROM AVERAGE NATURAL GRADE = el. 293.60 a-------- -- — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — ------------------------------ --------- — — — —— — — — — — — — - — — — — —— — — — — — — — — — — — — — — — — — — — — - -— — — — — —— ——————— — — — — —E 25YR. ARCHITECTURAL COMP. ROOFING Q ---- --------------------------------------------------------------- --------------------- s _ _ _ _BUILDING'A'_ _ MAX PLATE HEIGHT 25' FROM AVERAGE NATURAL GRADE = el. 288.60 -------------------------- 3 - -------ICI --------- -- -- -------- -- -- - - -- --------- -- - -- -- --------------- aCIO ME 0 ME IMMEME ME IMMEME ME ON ME ON 1111011111111 ON ME ME Ell ME ME NO ME �II�IIIIIIIIf1I11111111�1111111111�0 M_ _�.�.,_,.,.,...a,�-�-,-,-,-,--,-�-�—� -, E ME REAR ELEVATIO N Z J a r 0-IIIIIIIIlI11111�1111111111111q0lllllllllll��ll0 Immml_11 i�i�i 1/4" = 1'-0" ------------------------- AVERAGE GRADE = 263.60' ------------ -------------------------- tr 2221 Everett Avenue Suite #104 Everett WA. 98201 Ph: 425.259.0661 ARCHITECTURAL DESIGN www•arch-design.net ASSOCIATES PS 1 5537 REGISTERED ARCHITECT NAMES A. THOMAS STATE OFWASHINGTON These plans are the copyrighted material of ARCHITECTURAL DESIGN ASSOCIATES, P.S. any plans that do not bear an architect's stamp signed in blue ink are unauthorized copies and may be in violation of copyright laws. Proposed Multi -Family for: Westgate Woods, LLC REVISIONS DRAWING NAME Date: 05 05 17 Building WESTGATE WOODS 9511 EDMONDS WAY EDMONDS, WASHINGTON FRONT & REAR ELEVATION AlnO ©Copyright 2016 ARCHITEMN DESIGN ASSOCIATES, P.S. Attachment 3 Packet Pg. 350 7.2.a _ _ _ BUILDIN_G'A' MAX BUILDING HEIGHT 30' FROM AVERAGE NATURAL GRADE = el.293.60 _BUIL_DING'A' _ MAX PLATE HEIGHT 25' FROM AVERAGE NATURAL GRADE = el.288.60 AVtKAUt UKAUt = LbJ.bU' LEFT ELEVATION 1/4" = V-0" TDP nF RMF al 995 n7 BUILDING'A' AVERAGE GRADE = 263.60' RIGHT ELEVATION 1/4" = V-0" 2221 Everett Avenue Suite #104 Everett, WA. 98201 Ph: 425.259.0661 ARCHITECTURAL DESIGN www•arch-design.net ASSOCIATES PS 7 5537 REGISTERED ARCHITECT ATHOMASthat OFWASHINGTON These plans are the copyrighted material of ARCHITECTURAL DESIGN ASSOCIATES, P.S. any plans thatdo not bear an stamp signed in blue ink are unauthorized copies and may be a violation of copyright laws. Proposed Multi -Family for: Westgate Woods, LLC REVISIONS DRAWING NAME Date: 05 05 17 Building g A WESTGATE WOODSVAMES.TATE 9511 EDMONDS WAY EDMONDS, WASHINGTON SIDE ELEVATION 2016-14 Alml ©Copyright 2016 ARCMRE .L DESIGN A..G TES, P.S. Attachment 3 Packet Pg. 351 7.2.a 25YR. ARCHITECTURAL COMP. ROOFING _____ _BUIL_DIN_G'B'______ HARDIESHI_NGLE — ----- ®------------®® ®®--------------------------------------------------------------------------------------------------------- ®---------- MAX BUILDING HEIGHT30' SIDING HARDIEPLANK LAP SIDING 7" REVEAL .�■ 1�\ IM■1 ■■\. .�■■■J■■�\ It■■■■■■■■\. .�■■■■■■■■■■M\ GRADE D - • ►ii■II■■\. .I■■■J■■■\ I■■■■■■■■■\. .�■■■■■■■■■■■\ I■■■■■■■■■■■■■\. 1 1■■■J■■■\ I■■■■■■■■■ ■■■■■■■■■■\ I■■■■■■■■■■■■■\. ---------------------- MEN ON ■■■■■■■■■■\ I■■■■■■■■■■■■■\. 1■■■■■■■■■MENOMONEE A INMENNEN W, Va.. BUILDING'B' MAX PLATE HEI HT 25' FROM AVERAGE NATURAL LEI M ■■ ■■ �' ■■ - - ■■ I I =15 INN ■® ELDORADO STONE STACKED STONE SLATE GRAY ------------ ==== == = == == ELEV 266.50 ELEV 266.00 �IN&M ELEV 267.00 BUILDING'B' AVERAGE GRADE = 265.50' 0 ELEV 267.50 lMENI11111111 ME 0111 -------------LE�Ev26&-00-- FRONT ELEVATION 1/4" = 1'-0" _ BUILDING'B' , -------------------------------------------------------------------------------------------------------------- — — — —- MAX BUILDING HEIGHT 30' --------------- FROM AVERAGE NATURAL 25YR. ARCHITECTURAL s GRADE = el. 295.5 COMP. ROOFING Q ----------------------------- ------------------------------------------------------------------- s ------------------------------------------------------------------ 3 BUILDING'B'______________________________________________________________ ----- -- --- -- -- — --- --- -- -- ---� --- --- -- —-®®®®®® -- -- ----------------®®®®®_------------ ,,,,, c M d FROM AVERAGE NATURALAX PLATE HEIGHT 25' Ito LJ1 LD :d LLL==xL�J I E _j LLJ. I > c aM N ---------------------=--------------------------------- d ---------------------------------------------_________________= o ------------------------------- LJ------------------ ----------------------------------- I ----- ---------------------- - — — — — — — — — ------------EL-E1-2-98900-------------------------------- — — — — — — — — — - — — — — — — — — -————— — — — — —- ELEV 267.50 1 BUILDING'B' LAVERAGE GRADE = 265.50' ELEV 267.00 ELEV 266.50 REAR ELEVATION 1/4" = 1'-0" i ELEV 266.00 2221 Everett Avenue Suite 4104 Everett, WA. 98201 Ph: 425.259.0661 ARCHITECTURAL DESIGN www•arch-design.net ASSOCIATES PS 7 5537 REGISTERED ARCHITECT ATHOMASthat OFWASHINGTON These plans are the copyrighted material of ARCHITECTURAL DESIGN ASSOCIATES, P.S. any plans thatdo not bear an stamp signed in blue ink are unauthorized copies and may be in violation of copyright laws. Proposed Multi -Family for: Westgate Woods, LLC REVISIONS DRAWING NAME Date: 12 22 16 Buildin B g WESTGATE WOODSVAMES.TATE 9511 EDMONDS WAY EDMONDS, WASHINGTON FRONT & REAR ELEVATION 2016-14 Alm2 ©Copyright 2016 ARCHITECTURAL DESIGN ASSOCIATES, P.S. Attachment 3 Packet Pg. 352 7.2.a as BUILDING'B' AVERAGE GRADE = 265.50' LEFT ELEVATION 1/4" = 1'-0" TOP OF ROOF el 297 77 C? GV M 4 1� BUILDING'B' AVERAGE GRADE = 265.50' RIGHT ELEVATION 1/4" = 1'-0" 2221 Everett Avenue Suite #104 Everett, WA. 98201 Ph: 425.259.0661 ARCHITECTURAL DESIGN www•arch-design.net ASSOCIATES PS 111114 5537 REGISTERED V__� ARCHITECT A. THOMASATE OF WASHINGTON \JAMES These plans are the copyrighted material of G ARCHITECTURAL DESIGN ASSOCIATES, P.S. any plans that do not bear an that stamp signed in blue ink are unauthorized copies and maybe in violation of copyright laws. Proposed Multi -Family for: Westgate Woods, LLC REVISIONS DRAWING NAME Date: 12 22 16 Building B WESTGATE WOODS 9511 EDMONDS WAY EDMONDS, WASHINGTON SIDE ELEVATION 2016-14 Aln3 ©Copyright 2016 ARCHITECTURAL DESIGN ASSOCIATES, P.S. r Q Attachment 3 Packet Pg. 353 7.2.a 0 co 120'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" N O O O CV CV CV 4'-0" 19W 1 /2" j 3'-6 1 /2" 19'-8 1 /2" 3'-6 1 /2" 19'-8 1 /2" 3'-6 1 /2" 19'-8 1 /2" j 3'-6 1 /2" 20'-1 " GARAGE GARAGE GARAGE GARAGE GARAGE CV CV N M M M N N N V V V co La co t ----------------------- T ----------------------- I- ------------------------ ------------------------ -------------------------- 2'-3" 3'-8 3/4" 16-0" 2'-0 1/4" 2'-2" 3'-10" 16-0" 2'-0" 2'-2" 3'-10" 16-0" 2'-0" 2'-2" 3'-10" 16-0" 2'-0" 2'-2" 3-8 3/4" 16'-0" 2'-1 1/4" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 120'-0" 1 LOWER FLOOR PLAN 0 M 2221 Everett Avenue Suite #104 Everett, WA. 98201 Ph: 425.259.0661 ARCHITECTURAL DESIGN www•arch-design.net ASSOCIATES PS 5537 REGISTERED � ARCHITECT A. THOMASATE OFWASHINGTON \JAMES These plans are the copyrighted material of ARCHITECTURAL DESIGN ASSOCIATES, P.S. any plans that that do not bear an stamp signed in blue ink are unauthorized copies and may be in violation of copyright laws. Proposed Multi -Family for: Westgate Woods, LLC REVISIONS DRAWING NAME Date: 12 22 16 Building A & B WESTGATE WOODS 9511 EDMONDS WAY EDMONDS, WASHINGTON LOWER FLOOR PLAN 2016-14 ■ 0 ©Copyright 2016 ARCHI=UC L DESIGN ASSOCIATES, P.S. Attachment 3 Packet Pg. 354 7.2.a O O M v co T ED co ti O N 120'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 12'-0 1/2" 11'-11 1/2" 12'-0 1/2" 11'-11 1/2" 12'-0 1/2" 11'-11 1/2" 12'-0 1/2" 11'-11 1/2" 11'-11 1/2" 12'-0 1/2" 2'-5 1/2" 3'-6" 3'-T 2'-T 4'-7 1 /4" 7'-4 1 /4" 2'-5 1/2" 3'-6" 3'-T 2'-7" 4'-7 1 /4" 7'-4 1 /4" 2'-5 1/2" 3'-T 3'-T 2'-T 4'-7 1 /4" 7'-4 1 /4" 2'-5 1/2" 3'-6" 3'-T 2'-T 4'-7 1 /4" 7'-4 1 /4" 2'-4 1/2" 3'-F 3'-F 2'-T 4'-7 1 /4" 7'-5 1 /4" 0 DECK O DECK ® O DECK ® O N DECK ® O N N DECK 0 [®]D ® r I r I r I r I r I KITCHEN KITCHEN KITCHEN KITCHEN — — f KITCHEN N M DINING DINING DINING DINING DINING M 14'-0 1 /4" 4'-0" 3' 10 3/4" 1'-8 1/2", M D-9 77�\ PWDI PWD PWDI PWD PWD M CO LIVING ROOM LIVING ROOM LIVING ROOM LIVING ROOM LIVING ROOM N ------------------------ 2'-81/4" 2'-3 3/4" 4'-0 3/4" 5'-5 3/4" 5'-5 3/4" 3'-11 3/4" 2'-81/4" 2'-3 3/4" 4'-0 3/4" 5-5 3/4" 5-5 3/4" 3'-11 3/4" 2'-81/4" 2'-3 3/4'. 4'-0 3/4" 5-5 3/4" 5-5 3/4" 3'-11 3/4" 2'-2" 2'-9" 4'-0" 5-5 3/4" 5-5 3/4" 4'-1 1/2" 4'-0" 5-5 3/4" 2'-Y 2'-9" 5-5 3/4" 4'-0 1/2" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 120'-0" 1 MAIN FLOOR PLAN N co 2221 Everett Avenue Suite #104 Everett, WA. 98201 Ph: 425.259.0661 ARCHITECTURAL DESIGN www•arch-design.net ASSOCIATES PS 5537 REGISTERED ARCHITECT A. THOMASATE OFWASHINGTON \JAMES These plans are the copyrighted material of G ARCHITECTURAL DESIGN ASSOCIATES, P.S. any plans that that do not bear an stamp signed in blue ink are unauthorized copies and may be in violation of copyright laws. Proposed Multi -Family for: Westgate Woods, LLC REVISIONS DRAWING NAME Date: 12 22 16 Building A & B WESTGATE WOODS 9511 EDMONDS WAY EDMONDS, WASHINGTON MAIN FLOOR PLAN 2016-14 ■ 1 ©Copyright 2016 ARCHI=UC L DESIGN ASSOCIATES, P.S. Attachment 3 Packet Pg. 355 7.2.a 0 N M L9 O N 120'-0" 24'-0" 24'-0" 24'-0" 24'-0" 24'-0" 5-7 1 /4" 5-5 1 /4" 2'-3 1/2" 5-13/4" 5-6 1 /4" 5-6 1 /4" 5-5 1 /4" 2'-3 1/2" 5-13/4" 5-7 1 /4" 5-6 1 /4" 5-5 1 /4" 2'-3 1/2" 5-13/4" 5-7 1 /4" 5-6 1 /4" 5-5 1 /4" 2'-3 1/2" 5-13/4" 5-7 114" 5-6 1 /4" 5-5 1 /4" 2'-3 1/2" 5-13/4" 5-7 1 /4" g CM eM _ V M BEDROOM 1 N 9'-2" 1'-7" _ N (p BEDROOM 2 8'-7 1/2" BEDROOM 1 BEDROOM 2 0 ii BATH TR TH Ec I ________� �I MSTR. MSTR. BEDROOM W.I.C. 4'-11" 7'-8 3/4" 3'-7 1/2" 7'-8 3/4" BEDROOM 1 BEDROOM 2 0 ii BATH TR ,. TH U I _------_-4 I MSTR. MSTR. BEDROOM W.I.C. 4'-11" 7'-8 3/4" 3'-7 1/2" 7'-8 3/4" BEDROOM 1 BEDROOM 2 0 ii j BATri TR ,. El TH 0 �I MSTR. MSTR. BEDROOM W.I.C. 4'-11" 7'-8 3/4" 3'-7 1/2" 7'-8 3/4" BEDROOM 1 BEDROOM 2 0 BATH � I TR ,. TH 0 _______-� �I MSTR. MSTR. BEDROOM W.I.C. 4'-11" 7'-8 3/4" 3'-7 1/2" 7'-8 3/4" JZ-_3 1 /2" V '-11 1/2" 4'-0" 5-3 1/2" 5'-5= 1/2" " N V C'7 CV 3'-3 1/2" 7" CN M M M TR TH 0 0 N N O � BATH ii ,. El MSTR . BEDROOM -----__-� C.O M TR. S W.I.C. N L- - - - - - - - - M- F_ - 3'-7 1/2" 7'-7 3/4" 5-0" 7'-8 3/4" 24'-0" Ir 24'-0" 24'-0" 24'-0" 24'-0" 120'-0" 1 UPPER FLOOR PLAN 0 M 2221 Everett Avenue Suite #104 Everett, WA. 98201 Ph: 425.259.0661 ARCHITECTURAL DESIGN www•arch-design.net ASSOCIATES PS 5537 REGISTERED ARCHITECT A. THOMASATE OFWASHINGTON \JAMES These plans are the copyrighted material of G ARCHITECTURAL DESIGN ASSOCIATES, P.S. any plans that that do not bear an stamp signed in blue ink are unauthorized copies and may be in violation of copyright laws. Proposed Multi -Family for: Westgate Woods, LLC REVISIONS DRAWING NAME Date: 12 22 16 Building A & B WESTGATE WOODS 9511 EDMONDS WAY EDMONDS, WASHINGTON UPPER FLOOR PLAN 2016-14 ■ 2 ©Copyright 2016 ARCHI=UC L DESIGN ASSOCIATES, P.S. Attachment 3 Packet Pg. 356 7.2.a B=2651�T ' E=2640, A=264.45 GF 2572 } HEIGHT CALCULATIONS BUILDING 'A': A = 264.25' B = 265,50' C = 262.00' D = 262,50' 1,054.25' _ 4 = 263.60 AVERAGE GRADE = 263.601 MAX HEIGHT = 30.00' MAX BLDG HEIGHT = 293.60' *ALL HEIGHT CALCULATION ARE BASED ON EXIST. GRADE C=262.00' SCALE: 1" = 40'-0" 4 2P' , 40' AD/ L�� 2 aF 2557 3 OF 2552 a DF 255 7 WN 5 3F 2552 a� BENCHMARK DATUM 0 MANHOLE 267.56' -� 3 0 0 .w1♦ C, S,�. F a% N 10 a0i As = 68.00, 3 j CL "O! HEIGHT CALCULATIONS 2 r BUILDING 'B': E = 264.00' 0 F = 263.00' 21 _ J °'qpk 128+00 G = 268.00 as T h5,,►' H = 267.00' 1,062.00' + 4 = 265.50 c p=262.25` w /� %DAI AVERAGE GRADE = 265.50'w MAX HEIGHT = 30.00' c MAX BLDG HEIGHT = 295.50' z HEIGHT CALCULATION a y ARE BASED ON EXIST. GRADE 0 Attachment 3 m� avam�v[ria pplflTYOt hekldl �YMI r osed Mutd-FamUy for: WeSVM Woods, LLC cud r WESTGATE WOODS 9511 AY EDHOND Packet Pg. 357 7.2.a N M NE1/4, NE1/4, SEC 36, TWN 27 N, RNG 3 E, WM, EDMONDS WA I I I 11 � I I OHP 0 LT OSSWAL STRIPING STOP AHEAD SIGN ASPHALT I � w w — --- — --- — --- — GRAVEL --- — --- — --- — --- ASPHALT --- — --- — --- — -- I 4 W DRIVEWAY DRIVEWAY 411 W �� �� W W I w 228th _ --- CD _ __ ---- --CD ------------------- i I FOUND MIC, TAC I - — CONSTRUCTION REFERENCE C/L T N of IN LEAD, DOWN 1. ' ---------------------------- �, FOUND 10-08-09 +1 -EOA TYP I---------------------------- -------------- -- r�- 5ACISOENC-CWALK L13K - ------------- -- 5SIDEWALK _ - OHP N -"-"---"-"____ SIGN 25 _ _ --�----�---- 137.43' EX STOP G SECTION LINE POH __ - SIGN o , 86.48' ■ 125' PROPOSED 1 , - N 881227E INSIDE 24' x 30' UNITS r m - BUILDING 1 2628.55 DR AISLE j PARKING (TYP) CO OVERHANG (TYP) 0' 'ems 30' RIW 31 Cn CLF POST PAD MOUNTED - �II 11 14' (TYP) ----- - --� -_ - - - - -----, P2 a TRANSFORMER FO ND MIC BRASS - - -- - - - / � SCALE: 1 " = 20' 0 10, 20' 40' A FOUND MIC, BRASS CAP W/ CENTER PUNCH, DOWN 1.Y S 18012'34" W 0.07' �4 W 4 W FROM CALCO " INTERSECTION FOUND 10-08-09 Z p N - — - — - — - — - — - - W ------ C1L------------ Ni � p IW 00 Cq 25 30 _ OHP - - -- - — — — - -- 36 31 G FOUND MIC, BRASS CAP W/ CENTER PUNCH, DOWN 0.7' S 11 °23'06" W 0.08' FROM CALC'D 4 INTERSECTION FOUND 10-08-09 U, II - ----------------- _ ----- 50" DISK W/'X' PUNCH ----------- - - - - - - - - ---- p -.--T DOWN 0.3 FOUND i 0- - EXTRUDED 4 z w 10-08-09 � rFl r I CON YCPURB. / ,° •07 I ( ) / n cn z 2 - T �N OU PROPOSED & HIGH S rl� I WOOD FENCE ALONG WEST P/L jl QI r 8�8� o II m of ° -- -- --- - a ---- - cv - -- °. es BUILDING OVERHANG (TYP) t O ^ 02 10 IIF z I PROPOSED WALL / PED w 6+46 I HANDRAIL ON TOP � 6+00 -2: � ° 5 00 \5+50 DRIVE AISLE 'B' - - ctr I-_-� F0+89.46 - _ cm LK u CROSSW ISTRIPING l G PRELIMINARY FIRE ^IA/KIEn WESTGATE WOODS, LLC 2817 NW 94TH ST, SEATTLE, WA 98117 APPLICANT WESTGATE WOODS, LLC c/o BILL BOOTH 2817 NW 94th ST, SEATTLE, WA 98117 PH: 206-854-8822 r%^KITAP+T W -- JOHN BISSELL, AICP HARMSEN & ASSOCIATES, INC. - 6" G 125 E MAIN ST, SUITE 104 N u o 2-STALLS -r GR I o MONROE, WA 98272 a,I I T± 8.5'x16.5' - o 498-3610 EM: j 06-b@ arrmseninc.com ° g0° �60 P3 TRAFFIC SIGNAL 10, BSBL -11i O �\OR�( 690SF �. _ ° / POLE W/ 3 HEADS ,, I O / o ll ), ° °may ACD �P G / Y a — -- N__---- C) I I _ _ i.� W\�- o `� 6' �� — FOUND MIC CONIC W/ PIN, DOWN 0.5' N 02049'17" W 0.05' d G� 128+50 FROM CALGD INTERSECTION I 53 C ROOF INFILTRATION ) (300 S) ° "NO PARKING WP�� i. FIRE LANE" / EX SIGN (TYP) i o � P,4 i / 126+50 1 / FOUND MON IN / WATER VALVE CASE, 2" IP W/ LEAD PLUG. / PRC 126+26.58 BUILDING LOT COVERAGE: BUILDING LOT COVERAGE INCLUDES BUILDING FOOTPRINT, CANTILEVERED OVERHANGS AND COVERED 2nd FLOOR DECKS MAXIMUM COVERAGE ALLOWED: 45% MAX (11,356.65 SF) MAXIMUM COVERAGE PROPOSED: 32.33% (A=25,237 / 8,160 SF) ARCHITECH JAMES THOMAS ARCHITECTURAL DESIGN ASSOCIATES 2221 EVERETT AVE, STE 101, EVERETT, WA 98201 PH: 425-259-0661 SURVEYOR BRENT EBLE, PLS EMERALD LAND SURVEYING, INC. PO BOX 13694 MILL CREEK, WA 98082 PH: 425-359-7198 EM: emeraldpls@aol.com CIVIL ENGINEER MICHAEL E. RYAN, PE HARMSEN & ASSOCIATES, INC. 840 SE 8th AVE, SUITE 102 OAK HARBOR, WA 98277 PH: 360-675-5973 EM: michaelr@harmseninc.com GEOTECHNICAL ENG. EDWARDO GARCIA, PE GEOTEST, INC. 20611 - 67th AVE NE ARLINGTON, WA 98223 PH: 360-733-7318 LANDSCAPE ARCHITECT KRYSTAL LOWE ORIGIN DESIGN GROUP PH: 425-346-1905 NOTE INDIVIDUAL TRASH PICKUP (NO DUMPSTER PROPOSED) DRAWING INDEX SHEET SHEET TITLE Cl COVER SHEET / PRELIMINARY SITE PLAN C2 EXISTING CONDITIONS, DEMOLITION & SWPPP C3 PRELIMINARY ROAD, GRADING & DRAINAGE PLAN C4 PRELIMINARY DRIVE AISLE PROFILES C5 AERIAL VICINITY MAP C6 SECTION VIEW VOLUMES MAP L-1 LANDSCAPING PLAN (TREE REMOVAL) L-2 LANDSCAPING PLAN (PLANTING PLAN) L-3 LANDSCAPING PLAN (DETAILS) SITE P VICINITY MAP SCALE: 1" = 2,000 LEGAL DESCRIPTION PARCEL A THAT PORTION OF THE FOLLOWING DESCRIBED TRACY LYING WEST OF THE WEST LINE OF 60 FOOT RIGHT OF WAY CONVEYED TO SNOHOMISH COUNTY BY DEED RECORDED UNDER SNOHOMISH COUNTY RECORDED NO.977133; BEGINNING AT A POINT ON THE NORTH LINE OF THE NORTH HALF OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 36, TOWNSHIP 27 NORTH, RANGE 3 EAST, .M., RECORDS OF SNOHOMISH COUNTY, WASHINGTON, DISTANT NORTH 88°12'27" EAST 294.17 FEET FROM THE NORTHWEST CORNER OF SAID NORTH HALF AND RUNNING; THENCE SOUTH 2°54'05" EAST 139.46 FEET TO THE NORTHWESTERLY MARGIN OF THE COUNTY ROAD; THENCE NORTHEASTERLY, EASTERLY AND SOUTHEASTERLY ALONG THE SAID MARGIN ON A CURVE TO THE RIGHT HAVING A RADIUS OF 440.28 FEET, WHOSE TANGENT AT THIS POINT BEARS NORTH 57046,351, EAST A DISTANCE OF 346.15 FEET; THENCE LEAVING SAID ROAD NORTH 2°54'05" WEST 93.0 FEET TO A POINT ON THE NORTH LINE OF SAID NORTH HALF, A DISTANT SOUTH 88'12'27" WEST 685.00 FEET FROM THE NORTHEAST CORNER OF SAID NORTH HALF; THENCE SOUTH 88°12'27" WEST 335.00 FEET TO THE PLACE OF BEGINNING; EXCEPT THAT PORTION CONVEYED TO SNOHOMISH COUNTY, STATE OF WASHINGTON BY DEED RECORDED IN VOLUME 533, OFFICIAL RECORDS, PAGE 578 UNDER SNOHOMISH COUNTY RECORDING NO.22119903. PARCEL B ALL THAT PORTION OF THE NORTH HALF OF THE NORTHEAST QUARTER OF THE NORTHEAST QUARTER OF SECTION 36, TOWNSHIP 27 NORTH, RANGE 3 EAST, W.M., RECORDS OF SNOHOMISH COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF SAID SUBDIVISION; THENCE NORTH 88°12'27" EAST ALONG THE NORTH LINE OF SAID SUBDIVISION 207.69 FEET TO THE TRUE POINT OF BEGINNING; THENCE CONTINUE ALONG SAID NORTH LINE NORTH 88°12'27" EAST 86.48 FEET; THENCE SOUTH 2°54'05" EAST 139.46 FEET, MORE OR LESS, TO THE NORTHERLY MARGIN OF THE SEATTLE EDMONDS HIGHWAY; THENCE SOUTHWESTERLY ALONG THE NORTHERLY MARGIN OF SAID HIGHWAY TO A POINT WHICH BEARS SOUTH 2°54'05" EAST TO THE TRUE POINT OF BEGINNING; EXCEPT THAT PORTION LYING SOUTHEASTERLY OF THE FOLLOWING DESCRIBED LINE; BEGINNING AT A POINT 40 FEET NORTHWESTERLY AND OPPOSITE HIGHWAY ENGINEER'S STATION (HEREINAFTER REFERRED TO AS H.E.S.) 126+00 WHEN MEASURED AT RIGHT ANGLES AND/OR RADIALLY FROM THE CENTERLINE OF SR 104, EDMONDS 5TH AVENUE TO 236TH STREET SOUTHWEST; THENCE NORTHEASTERLY PARALLEL TO A DISTANCE OF 40 FEET NORTHWESTERLY WHEN MEASURED A RIGHT ANGLES AND/OR RADIALLY FROM SAID CENTERLINE TO A POINT OPPOSITE H.E.S. 126+90; THENCE NORTHEASTERLY IN A STRAIGHT LINE TO A POINT 50 FEET NORTHWESTERLY AND OPPOSITE H.E.S. 127+40 WHEN MEASURED AT RIGHT ANGLES AND/OR RADIALLY FROM SAID CENTERLINE; THENCE NORTHEASTERLY PARALLEL TO AND A DISTANCE OF 50 FEET NORTHWESTERLY WHEN MEASURED AT RIGHT ANGLES AND/OR RADIALLY FROM SAID CENTERLINE TO A POINT OPPOSITE H.E.S. 128+00 AND THE END OF THIS LINE DESCRIPTION, AS CONVEYED TO THE STATE OF WASHINGTON UNDER SNOHOMISH COUNTY RECORDING NO.2186202. SITUATE IN THE COUNTY OF SNOHOMISH, STATE OF WASHINGTON. SITE INFORMATION SITE ADDRESS: 9511 - 9513 EDMONDS WAY EDMONDS, WA 98020 TAX ACCOUNT NO'S: 27033600100200 (PARCEL A) 27033600101400 (PARCEL B) ZONING: RM 1.5 SITE AREA: 25,237 SF - 0.58 AC ALLOWED UNITS: 16.82 DU PROPOSED UNITS: 10 DU SCHOOL DISTRICT: EDMONDS SD #15 WATER SERVICE: OLYMPIC VIEW SEWER SERVICE: OLYMPIC VIEW PARKING DATA INSIDE PARKING: 20 (2 PERDU) OUTSIDE PARKING: 2 (INDIVIDUAL STALLS) TOTAL: 22 PARKING SPACES (10 DU) BENCH MARK: POINT NAME: SC31 FOUND 2" BRASS DISK IN LINE MEASURES 1" AT FULL MON CASE, ±6' S OF C/L PVMT IN EASTBOUND TRAY. LANE SIZE PLOT OF 92ND AVE W. DISK IS 0.7' BELOW PAVED SURFACE. A 4' ---1 0 IF SHEET SIZE IS OTHER THAN HIGH FNC COR BEARS S 600 W, 35.9 FROM PT. PP W/ 22"X34" ADJUST SCALE VERTICAL DATUM LUMINAIR BEARS S 45° E, 32.0 FROM PT. ELEV: 291.994. ACCORDINGLY NAVD88 a a 0 0 0 0 W W 0 0 H F- LU w a a u) cn O O N to LU 1 T- n N N 00 CM N r REVISIONS T LO M co N w0 In,Is mom Z W000 t0 0ACt0 X U. V Z WN y O W T LU H Is Q = N N V) W �tn a O � 00 a W = N Y C a 0000 O L 31261 ISTEg�� ti sS NAL 812.2/201-7 J 0J z 0W �a m LU 0 W 0 LU = Cn Wcn>- w Q W a� Z > �Q 0� (� V J ♦♦ ^^ LU Cn V♦ _ L LJ W a DRAWN BY: GTR CHKD BY: MER DATE: 12/07/2016 16-241 Know what's below. Call before you dig. C 1 Attachment 4 UNPUBLISHED WORK COPYRIGHT 2015V(HARMSEN & ASSOCIATES INC Packet Pg. 358 7.2.a NE1/451 NE1/4, SEC 36, TWN 27 N, RNG 3 E, WM, EDMONDS WA CB TYPE 1 0 GE 268.24 CB TYPE 1 It: N 263.9412" PVC I, 72" SDMH GE 265.65 IE SW 263.9912" PVC cf) GE 267.56 IE W 263.4012" PVC BTM 262.94 cn I IE N 264.8612" DI IE IE NE 263.4012" PVC E 261.76 30" CP BTM 262.25 48" SSMH IE S 261.76 30" CP RIM 267.04 IE SW 262.61 18" PVC CB TYPE 1 IE W 261.39 8" CP BTM 260.06 GE 65.42 IE N 261.39 8" CP II o 72"SDMH 48" SSMH IE W 2613.5212" PVC IE E 261.39 8" CP Rim 2168.92 IE S 263.1212" PVC IES 261.29 8" CP I E NE xxx xx 18" PVC IE W 262.87 8" CP IE E 263.2212" PVC IE E 262.32 30" CP FOUND MIC, BRASS EULVERT E 268.29 12" CP IE E 262.77 8" CP BTM 261.82 �� a6'� OHP I' IE SW 262.6218" PVC CAP W/ CENTER CULVERT CULVERT CULVERT IE W 262.12 30" CP PUNCH, DOWN 1.Y S IE W 268.8212" CP IE W 266.6212" P IE E 265.7412" PVC OSSWA� / BTM 260.32 SCALE: 1" = 20' 18012'34" W 0.07' CULVERT STOP AHEAD SIGN ASPHALT ' STRIP NG FROM CALC'D IE E 270.11 12" CP I _ - - �D_ _ W 4 INTERSECTION _ _ GRAVEL I ----� - - W ASPHALT ------------- --�-- - - I 0 10' 20' 40' FOUND 10-08-09 Z -- I DRIVEWAY DRIVEWAYW 4 W W SS S SS S S S /� O S _SSS SS �'S SS SS S------------ JGO 4�� W W 228th ST � SS SS CB TYPE 1 _ - - --- - -- ---- -- - ------ SS SS t S S SS -f SS CB TYPE 1 SS _ _ _ CRlYP_EA. _--= -- Q ---- -mac -- - -- _--= -- _ - - - o o c�' SS SS SS SS SS -1- -7 cVJ.j ------ S� - _«�_�--- - ---------------------------- IE N 263.1012" PVC I _ _ __________ �___--�- - VE - - - - GE 265.47 FO ND MIC, TAC SD w CONSTRUCTION REFERE P- CIL GE 266.19 CULVERT IE E 261.2412 ADS IE NW 264.67 8" PVC �r�6 IE N 263.1212 PVC IE E 262.9518" PVC �6, SD o� IN DEAD, DOWN 1. ' / IE W 261.52 12"_ ___ ___ _ ______ - �,I FO ND 10 08 09 a EOA ( P) IE SE 264.-- 8 PVC _ -�--------_--------------------5 IES 263.1 _12__25 30 -------- N ---- -----------� o _ _ _ SEX STOP AHED------- o ti oQ C_" SIGN : __�� --- sD-----------�P o - --- -- - -OHP - G OHP - - - - - - 36 31 OHP OHP AL6 BM$ 137.43 �L10 EX STO - - - CB TYPE 1 FOUND MIC BRASS CAP W/ 25 SECTION LINE --"P5 -- r o AL ALD12 - - a - oP ° SIGN o�, + GE 266.90 CENTER PUNCH, DOWN 0 T S °$ ° - V IE NE 263.3018 PVC 11 2306 W 0.08 FROM CALC'D D8 86.48 D12 Q AL12 7 /� AL8 AL32 w / - - N 88012'27" EE m / % o _ AL8 L 2628.55' DF20 LD16 A ° v� 1 30' R / 268 _ o BTM 261.80 INTERSECTION FOUND 10-08-09 31 �D o o S_ - X \ CLEARING / 0 CH6 ) # CLF POST / a . - e \ , 266 - - \ FOUND MIC, BRASS / , / Q" \ �, L4MIT) �i ° cs° ° EX FIRE HYDRANT �" C8 2 DISK W/'X' PUNCH / ��,�p� \ TYP / V° / AL8 C1 0 n oC DOWN 0.3' FOUND 26$' \ / EXTo�F - = TEMPORARY I C8 {�Ls / cis ���` �' o w w 10-08-09 ' � ° 0 15 x 5 ° ��� / // CLEARING NOTE: � 1 6`2�'` v r , a I o 26 N\ �pCAS CONSTR c�2 /� / ALL TREES WITHIN THE SUBJECT �) Zg6 Lls o ° ENTRANCE / PROPERTY LINES WILL BE Cie c / EX�OE °� �� �I� o 0 o AL16 I _ / DF24 Cis / w REMOVED AS NEEDED. Cia--_--_--___ i+ I I p ,bP24 O I \ f�,� o zi I1 0 AL18 _ ��6� D6 y �I �� �4� �' 0� o j CH8 i i � DF24 C12 ,, 'I� �,m \ I o q l SDMH I� Cio I AL22 ALis Ex1o� I � [ '_1 �' 30' R/W GE 270.86 UNABLE ° I ; PARCE Z CAL14 D8 o TO MEASURE T00 CONC. FOUNDATION "'e DANGEROUS rn CLEARING f� N C6 18 /;' 27033600100200'� w 6 / III C8 LIMITS ��� AL8 � o 11,915 SF I o - I� I ( P) PARCEL' B' ITD EMQVED ' ° c12 °. F24 �, - - m cis I 27033600101400 AL12 C8 CLEARING II I 13,322 SF C �\ �� \ ,,op LIMITS _ �, � �'f- � � � AL10 cn � W (TYP) U EX ci o oF� � � `, CROSS�K STRI ING \ I6 BM10 D6 G 611 G I., EMPORARGR �� o e - - STOCKPILE I `f 14� �26g - _-� D � ,'1, SSMH PER AB s \_AR A -�� RE 270.00 P3 i D TRAFFIC SIGNAL I' IE 260.77 (8" N) CAL32 _w �� - "X / � POLE W/ 3 HEADS IE 258.94 (24" E/W) � _,. � :C - Q) x SS 1-)kL 26 o ALD14 �SQ� L20 ° AL8 �� / 77CB :PE �MIC COC ci2 TO MEASURE 3 RE TUNAOO W/ P NFOUNDDOW DOWN AL8�y, / 0 SU 00 AL12 DANGEROUS N 02049"7" W 0.05 D14/,, +50 FROM CALC'D INTERSECTION AL20 c24 4 , - i / tG`I.3 P5 128+00. --_ ICI aD12 4j&_ _ _ - 268 I , a ' xI DF18 � Q) ��zl � CV ODF24 0% SS -266- (N47 S 0 4 c0 /' S , 6 CB TYPE 2 SS / GE 264.44 i 126+50� 5Oq IE 256.34 SS / / / �FOUND MON IN g°' / Z- WATER VALVE CASE, \ 2" IP W/ LEAD PLUG. PRC 126+26.58 STABILIZATION NOTES TEMPORARY ASTABILIZE PAVED AREAS WITH GRAVEL BASE STABILIZE ALL OTHER AREAS WITH SEEDING & 2 4" STRAW MULCH PERMANENT STABILIZE PAVED AREAS WITH ASPHALT PAVING PER APPLICABLE PAVING SECTION STABILIZE ALL OTHER AREAS WITH LOW MAINTENANCE, NATIVE LANDSCAPING & GRASS PRELIMINARY CLEARING LIMITS -wfl EXISTING FLOW PATH -� PROPOSED FLOW PATH OCATCH BASIN INLET PROTECTION EROSION CONTROL NOTE: THIS SITE IS A CLOSED DEPRESSION AND THEREFORE, NO SEDIMENT LADEN RUNOFF IS ANTICIPATED RESULTING FROM THE PROPOSED CONSTRUCTION ACTIVITIES. CONSTRUCTION SEQUENCE 1. ATTEND PRE -CONSTRUCTION MEETING WITH THE CITY OF EDMONDS. 2. CALL 811 FOR UNDERGROUND LOCATES PRIOR TO ANY SITE ACTIVITY. 3. DELINEATE CLEARING LIMITS IN FIELD, INSTALL FILTER FABRIC FENCING. 4. CLEAR & GRUB AREAS WITHIN CLEARING LIMITS AND FILTER FENCING. 5. STOCKPILE EXISTING TOPSOIL AND COVER. 6. PERFORM ANY NECESSARY GRADING FOR BUILDING PAD AND CONSTRUCT BUILDING. 7. SPREAD NATIVE TOPSOIL AROUND BUILDING, FINAL GRADE AND SEED. 8. INSTALL INFILTRATION TRENCHES PER PLANS. 9. REMOVE TESC MEASURES AFTER SITE IS STABILIZED AND PROJECT IS COMPLETE. 10. CALL FOR FINAL INSPECTION ON GRADING. LEGEND • FOUND REBAR WITH CAP, MARKED AS NOTED SD STORM DRAIN LINE SS SANITARY SEWER LINE FOUND IRON PIPE, MARKED AS NOTED W WATER LINE - - - - ROAD RIGHT-OF-WAY 0 FOUND CASED MONUMENT, MARKED AS NOTED RIGHT-OF-WAY CENTER LINE ADJOINING PLAT/TRACT FOUND ALUMINUM MON, MARKED AS NOTED PROPERTY LINE DITCH OR SWALE CENTER LINE I;t TEMPORARY SITE BENCHMARK WIRE FENCE, AS DESCRIBED 0 STORM DRAIN MANHOLE CHAINLINK FENCE, AS DESCRIBED 0D SANITARY SEWER MANHOLE WOOD FENCE, AS DESCRIBED ® WATER METER VEGETATION LINE WATER VALVE DECIDUOUS TREE FIRE HYDRANT b WATER FAUCET CONIFER TREE CLEANOUT FLOW DIRECTION c3 MAILBOX # FINISHED FLOOR ELEVATION STORM DRAIN CULVERT ❑ GATE POST GAS METER POWER METER -Q- UTILITY POLE WITH UNDERGROUND DROP ABBREVIATIONS AFN AUDITOR'S FILE NUMBER BLDG BUILDING CO / LP CLEANOUT / LAMPHOLE CONIC CONCRETE C/L CENTERLINE CPEP CORRUGATED PLASTIC PIPE CY CUBIC YARD DIA DIAMETER (0 ) D/W DRIVEWAY EOA EDGE OF ASPHALT EX EXISTING FT FOOT HDPE HIGH DENSITY POLYETHLYENE IE INVERT ELEVATION PROPERTY CORNERS P1 SET TACK IN LEAD W/ TAG, LS 30581 P2 SET REBAR & CAP, LS 30581 P3 SET MAG W/ TAG, LS 30581, 8' OFFSET P4 SET MAG W/ TAG, LS 30581, 1 Y OFFSET P5 SET REBAR & CAP, LS 30581 FOUND 1/2" OPEN IP, 1.32' E & 0.66' S TREE DESCRIPTIONS IN INCH LP LOW POINT MH MANHOLE PVC POLYVINYL CHLORIDE REF REFERENCE RE RIM ELEVATION R/W RIGHT-OF-WAY SD STORM DRAIN SF SQUARE FOOT SS SANITARY SEWER TYP TYPICAL UT UNDERGROUND TELEPHONE W/ WITH YB YARD BASIN D DECIDUOUS ALDER (ALNUS) AL C CEDAR (CEDRUS) R ROCK BM BIG LEAF MAPLE (ACER MACROPHYLLUM) ILL HOLLY (LLEZ AQUIFOLIUM) CH CHERRY (PRUNUS CERASUS) DF DOUGLAS FIR (PSEUDOTSUGA MENZIESII) SURVEY NOTES INSTRUMENT USED: SOKKIA SET 5 EDM METHOD USED: FIELD TRAVERSE APPROXIMATE POINT ACCURACY: ±0.05' SURVEY MEETS OR EXCEEDS STATE STANDARDS PER WAC 332-130-090. MONUMENTS SHOWN HEREON WERE VISITED ON OCTOBER 8, 2009. THE INFORMATION SHOWN ON THIS MAP REPRESENTS THE RESULTS OF A SURVEY MADE ON THE INDICATED DATE AND CAN ONLY BE CONSIDERED AS THE GENERAL EXISTING CONDITION AT THAT TIME. NO EASEMENTS, RESTRICTIONS OR RESERVATION OF RECORD WHICH WOULD BE DISCLOSED BY A TITLE REPORT ARE SHOWN. VERTICAL DATUM - NAVD 88 CONTOUR INTERVAL -2FOOT BENCH MARK: POINT NAME: SC31 Found 2" Brass Disk in Mon Case, ±6' S of c/I pvmt in eastbound tray. lane of 92nd Ave W. Disk is 0.7' below paved surface. A 4' high fnc cor bears S 600 W, 35.9 from pt. PP w/ luminair bears S 450 E, 32.0 from pt. Elev: 291.994. BENCH MARK: POINT NAME: SC31 FOUND 2" BRASS DISK IN MON CASE, ±6' S OF C/L PVMT IN EASTBOUND TRAY. LANE OF 92ND AVE W. DISK IS 0.T BELOW PAVED SURFACE. A 4' HIGH FNC COR BEARS S 60° W, 35.9 FROM PT. PP W/ LUMINAIR BEARS S 450 E, 32.0 FROM PT. ELEV: 291.994. LINE MEASURES 1" AT FULL SIZE PLOT 0 IF SHEET SIZE IS OTHER THAN 22"X34" ADJUST SCALE VERTICAL DATUM ACCORDINGLY NAVD88 00 O O W W 0 0 V U cc W cc W EL a O O cc cc ti C N n 04 N 00 N r REVISIONS r Ln cc lix cp0ION Uj 0 L9�n Z LU c~cti0 0 0 0 woo V c� Z WN V) O Uj Q N N Lis CO V) W JA 'a o o� 00 Q W = N Y O Q 00 O L 1261 IST�� ti ss NAL 8/2-22/203-7 C.) o J 0 J a cr) 0 pa 0 cn o 0 Z ad Woz v0 W a� ZJ COD a P: 0 0 cn 2 LU Cn Cn w o W W DRAWN BY: GTR CHKD BY: MER DATE: 12/07/2016 16-241 Know what's below. Call before you dig. C2___j Attachment 4 UNPUBLISHED WORK COPYRIGHT 2015V(HARMSEN & ASSOCIATES INC Packet Pg. 359 7.2.a NE1/451 NE1/4, SEC 36, TWN 27 N, RNG 3 E, WM, EDMONDS WA CB TYPE 1 0 GE 268.24 CB TYPE 1 IE N 263.9412" PVC I, 72" SDMH GE 265.65 IE SW 263.9912" PVC cn I GE 267.56 IE W 263.4012" PVC BTM 262.94 cn IE N 264.8612" DI IE IE NE 263.4012" PVC E 261.76 30" CP BTM 262.25 48" SSMH IE S 261.76 30" CP RIM 267.04 IE SW 262.61 18" PVC IE W 261.39 8" CP BTM 260.06 CB TYPE 1 GE 65.42 IE N 261.39 8" CP II, 0 72"SDMH 48" SSMH IE W 263.5212" PVC IE E 261.39 8" CP pp E 267.52 Rim 2168.92 IE S 263.12 12 PVC IE S 261.29 8" CP 41 G IE W 262.87 8" CP EIE E 263.2212" PVC CULVERT E 268.2912" CP IE E 262.77 8" CP BTM 261.82 SC CULVERT CULVERT CULVERT I E W 268.8212" CP I E W 266.6212" P IE E 265.7412" PVC CULVERT IE E 270.11 12" CP i STOP AHEAD SIGN D _ - _ _ _ IN, GRAVEL --- - ASPHALT --- - ----------- 411 ------ - -- - - - - \ DRIVEWAY DRIVEWAY W 11 W 411 W W 1 228th ST S S SS I SS SS S CB TYPE 1 �S SS _ _ _ c�YP=----_-� --- -MEN 10-- _--_-- _ - SS SS SS SS SS SS SS S S os - f S CB TYPE 1 Ss ----- ----I 11 ------ - --�r----- _ _ _ _ `- ---- - - 3.1012" PVC_� E 266.19 11 CULVERT GE 26547CONSTRUCTION REFERE CE CILSAWCUT IEE 261.2412"ADS IE NW 264.67 8" PVCIE N 263.1212 PVC 2.9518" PVC �6' SD - EDGE IE SE 264.64 8" PVC ---IEW 261_52 12" ADS_- ___ ______IE S_263.1 _12" EOA ( P) 268.4--------------------- - ---------- - y -------- - - -------------- ---- -- ----- -- _ _ _ --- -- - 5' SIDEWALK , 13 I N 9 �, I 268.5 $ SIGN s - - ------ -- - 25 OH -- - - -- T l-�- -- ---- 1g7.4 \_ ' EX STOP __ __ _ 15 SECTION LINE --_ � ��-L __-_ _ --- - 15 - - -_-- � ___�_ To_2_____ -�-- _ SIG 1 - / ROOF DRAIN - � N 88°12'27" E / 8 --I2J- 16 / GRADING - - - 31 2628.55'26� 14 1 j SDCO I DAYLIGHT COLLECTION - EXTOE' \ (TYP) CLF POST v P �. ( ) TYP / � ��; � 7 �� � " �� 266 ,------------ -- 268 26 FOUND MIC, BRASS --- � � DISK W/'X' PUNCH � ----- - ----- DOWN 0.3 FOUND / 10-08-09 SS CO / C:) I IE 263.4 I° / 9 29 i I Ln 267.5 GF ;`� Ex_�oE / 21 0 II I I I I EX TOP �' -- 268 I I I I i I 266-----------------t-°--r,�-8 -PRV'T 6" SIDE SEWER (TYP) SSMH ��Lrl - --- I' f (TYP) i 6+46 6+00 � 17 ; 5+50 DR1V\E LE 5 00 ti - - ! - ,- �- � I - 'I ; I , , SS IE: 261.6 f 0+89.46 I 138, 1% `)6,P IC SS 21 : 263.0 TW 266.4 FG 2 WALL 2 I r TW 266.8 5 -- ,I 26s E� ti ti� O ON GE6g FG 266 3 ° ♦Cn I 264.9 �xa 2 �.0� ��2�j w O \NS26�. i o \ ITW 265bo .6 i o BW 265.1 C / Q �),�yel So CB TYPE 2 l i CO / LP _ S�2 GAP 6, G/ GE 270.33 UNABLE w IE NE xxx.xx 18" PVC IE E 262.32 30" CP FOUND MIC, BRASS � OHP IE SW 262.6218" PVC CAP W/ CENTER � IE W 262.12 30" CP ' PUNCH, DOWN 1.Y S \ BTM 260.32 SCALE: 1" = 2018012'34" W 0.07' OSSWAL STRIP NG FROM CALC'D W W 4 INTERSECTION 4 FOUND 10-08-09 Z SS i S SS S SS /� N ss------------ - - - -- \�-�GO S_ ----- --- --- D I FO ND MIC, TAC SD w � of IN EAD, DOWN 1. ' FO ND 10-08-09 25 30 AD LANDING I o - - _ OHP -- - - - - OwNw- PE 1 36 31 I CB TYFOUND MIC, BRASS CAP W/ V 30' R / I 268 U a GE 266.90 CENTER PUNCH, DOWN 0.7' S IE NE 263.3018" PVC 11 02306" W 0.08' FROM CALC'D - 14 BTM 261.80 INTERSECTION FOUND 10-08-09 x II z ° o (= Ln �pp o N off, m I 30' RNV C I jw PROPOSED SADDLE cn I',� � SSMH RE 270.8 ° g" PVC SS I IE 261.0 -, U / ADA LANDING -G SDMH GE 270.86 UNABLE TO MEASURE TOO DANGEROUS - 6" G u G RIB t t so II SSMH PER AB I, RE 270.00 TRAFFIC SIGNAL IE 260.77 (8" N) -POLE W/ 3 HEADS IE 258.94 (24" E/W) SS I SS �Z SS _ FOUND MIC CONC TO MEASURE TOO W/ PIN, DOWN 0.5 a I - DANGEROUS -, "� N 0204917" W 0.05' 264.7 +50 FROM CALCD INTERSECTION S G633 S \IE260 19 128+00,--- i SS T I g - 26864 �s 2707 �- -- - - - - - I , ROOF INFILTRATION ° S _ I 1 011� (300 SF)8 ' I . � � '� o I - 5� t� ° PROPOSED FH S w' I N �,� EXwP�� NOTES: 6' x 8' x 1' THICK ROCK ENERGY DISSIPATION PAD w/ ASPHALT SPILLWAY THRU 268 101: �� J� CURB/WALL / - i�°' �' 8' x 16.5' PARKING STALLS CV s GRADING22 20 ° C ��9� , �/ O� C O CONCRETE RETAINING WALL w/HANDRAIL ON WALL, OR OPTION FORA 4' HIGH FENCE. DAYLIGHT I / "I _ �� �� / � � 4 EMERGENCY OVERFLOW VIA CB GRATE, RE = 264.00, IE = 261.2 266 (TYP) ` so -26 _ -� O AO WATER NOTE: / N / fP�� 6 - O� �/ O EXTRUDED CONCRETE CURB 36 LF -12 0 SD �G GS S 10 INDIVIDUAL WATER METERS AND A SINGLE 1" O 4" WHITE PAINT LINE EMERGENCY N IRRIGATION METER ON MANIFOLD. "SPAGHETTI 6 OVERFLOW / �g6 G S / LINE" TO INDIVIDUAL UNITS. 7 "NO PARKING - FIRE LANE" SIGN O TO PUBLIC ° P4 ° S� S STORM SYSTEM I 264 DOWNSPOUT NOTE: ®30 WIDE CURBCUT PER CITY STDS. MAINTAIN 25 DRIVE AISLE FOR 30 MEASURED CS moo, / FROM FOC TO TAPER A/P. ENDCONIC/ / ��Iy ALL BUILDING ROOF DOWNSPOUTS ARE TO BE KEPT O 6" CONC BARRIER CURB & 5' CONCRETE S/W (DEPRESSED LIP OF 0.03' AT DRIVE AISLE UPGRADE / CB TYPE 2 % SS SEPARATE (NOT TIED TOGETHER) FROM FOOTING 9 CURBCUT) / GE TYPE /y126+50/ DRAINS FOR THIS SITE PER GEOTECH / u , RECOMMENDATIONS. FOOTING DRAINS TO BE j Q ADJUST EX CB FRAME & GRATE AS NEEDED TO MATCH F/L AT FACE OF PROPOSED 09 IE 256.34 / SS , DISCHARGED DIRECTLY TO THE PUBLIC STORM CURB (PLUG 12" SD SOUTH) 262 �L SYSTEM. ( REPORT DATED JUNE 10, 2016, PAGE 9 ADA REFERENCE NOTE: FOUNDATION AND SITE DRAINAGE) FOUND MON IN CO / ADA STANDARDS: C UTILITY NOTE: / C \ WATER VALVE CASE, .���/ / 2011 PROWAG (CURRENT VERSION) / \ 2 IP W/ LEAD PLUG. / 2009 ANSI 117.1 (CURRENT VERSION) ALL UTILITIES TO BE FIELD LOCATED PRIOR TO ANY PRC 126+26.58 CONSTRUCTION ACTIVITY. LOCATIONS OF WATER, SEWER AND GAS SHOWN ON THESE PLAN ARE APPROXIMATE AND GRADING NOTE: TAKEN FROM AVAILABLE ASBUILT INFORMATION. C) SS / SS / W _ _ _ _ EX WALK G PRELIMINARY SEE GEOTECHNICAL ENGINEER S REPORT PREPARED BY GEOTEST, DATED JUNE 10, 2016 FOR SITE EARTHWORK INFORMATION AND RECOMMENDATIONS. APPROXIMATE GRADING QTY's CUT: 700 CY's STRUCTURAL IMPORT: 1,900 CY's GRADING QUANTITIES GENERATED USING CIVIL 3D SOFTWARE TO COMPARE TRIANGULATED IRREGULAR NETWORKS (TINS). A PORTION OF EXCESS CUT MATERIAL WILL BE SPREAD ON SITE. EXPORT IS EXPECTED AND SHALL BE TRANSPORTED TO A SUITABLE DUMP SITE. VOLUMES ARE FOR PERMIT ONLY. CONTRACTOR SHALL PROVIDE INDEPENDENT TAKEOFF FOR BIDDING. DRAINAGE INFORMATION POLLUTION GENERATING IMP. SURF. 8,810 SF NON -POLLUTION GENERATING IMP. SURF. 9,140 SF DISTURBANCE AREA (INCL OFFSITE): 0.65 AC NEW IMPERVIOUS (ONSITE + 228th): 17,730 SF REPLACED IMPERVIOUS (ONSITE + 228th): 220 SF NEW + REPLACED IMPERVIOUS (ONSITE + 228th): 17,950 SF ONSITE NEW + REPLACED IMPERVIOUS: 16,240 SF ONSITE TOTAL PROPOSED IMPERVIOUS: 64.3% OFFSITE NEW/REPLACED IMPERVIOUS: 1,520 SF (DRAINS TO EDMOND'S WAY BASIN) 11 EXISTING CB(s) & STORM PIPE(s) TO BE REMOVED j 2 REMOVE/REGRADE & REPLACE RAMP, LANDING AND CLEAR SPACE BEHIND EXISTING TRAFFIC CURB PER ADA/PROWAG R302, R304, & R305. 13 PROVIDE ADA COMPLIANT END OF WALKWAY TRANSITION TO EXISTING ASPHALT ROAD 260 SURFACE. 0+00 14 PROPOSED PAD MOUNDED TRANSFORMER LOCATION 15 NO PARKING" SIGN 16 REMOVE/RELOCATE EX "STOP AHEAD" SIGN 17 STORM TEE CONNECTION TO MAIN LINE 18 RECONSTRUCT LANDING TO BE A MIN OF 4' WIDE x S LONG EXCLUSIVE OF CURB TOP AND MEET WITH CURRENT ADA/PROWAG R302, R304 & R305. GRIND CONCRETE PAD AROUND LIGHT STANDARD BASE AS NEEDED PER 2009 ANSI 117.1 403.5 AND TO MATCH WIDTH AND SURFACE AROUND THE UTILITY POLE AND POLE BASE. 1 19 REPLACE APPROXIMATELY 22 LF OF EX BARRIER CURB WITH NEW BARRIER CURB AND C4 PROVIDE A MIN S x S CONCRETE ADA COMPLIANT "PASSING SPACE" PER PROWAG R302.4. SEE BARRIER CURB DETAIL 1. 20 EXISTING ASPHALT SIDEWALK BETWEEN EXISTING TRAFFIC BARRIER CURB AND EXISTING FENCE CURB TO BE REMOVED PER PLAN & REPLACED WITH CONCRETE. 2 IN ABSENCE OF A FENCE CURB, SIDEWALK SHALL BE 5 FT MIN WIDTH EXCLUSIVE C4 OF CURB TOP. SIDEWALK WIDTH SHALL COMPLY WITH PROWAG R302.3 & R302.4. 21 REPLACE GAPS IN EX CHAIN LINK FENCING WITH SIMILAR NEW FENCE AS SHOWN. 22 CB RE= 263.5, IE = 260.0 EX GROUN 1011 EX GROUND - EXTRUDED CONCRETE CURB - PLACED WHERE SHOWN ON PLAN 6 COMPACTED DEPTH GRAVEL BORROW U 20.17' I 12' LANE .5 5' S/W 10' EX 10, EX o ¢o PAVEMENT PAVEMENT w EX. PAVEMENT ! SAWCUT 1' 1.75% SLP VAR._10- VAR. 1-5%� - _ - -� ---------------- 3" THK ASPHALT 3" COMPACTED DEPTH HOT MIX 3" COMPACTED ASPHALTIC (HMA), CLASS 1/2" DEPTH CSTC 3" COMPACTED DEPTH ASPHALT COMPACTED TREATED BASE (ATB), OR HMA, SUBGRADE CLASS 1" 6" CONC. BARRIER 6" COMPACTED DEPTH GRAVEL CURB BORROW NEW ASPH PVM'T (MATCH EX SLP) CROSS - PAVEMENT SECTION q� 228th ST SW FRONTAGE SECTION N.T.S. 0 VARIES 5-11.8' -10, 10, LANE LANE CONC z D/W 2i LU NEW ASPHALT o PAVEMENT SLP VAR DRIVE AISLE PAVING -3" COMPACTED DEPTH HOT MIX ASPHALTIC (HMA), CLASS 1/2-INCH 3 COMPACTED DEPTH ASPHALT TREATED BASE (ATB), OR HMA, CLASS 1" UNIT DRIVEWAY PAVING 5 THICK CONCRETE -2" COMPACTED DEPTH CSTC COMPACTED SUBGRADE CROSS - PAVEMENT SECTION g PRIVATE DRIVE AISLE SECTION - N.T.S. 1+00 B10-RETENTION CELL SECTION SCALE: 1" = 2' V., 1" = 20' H. BENCH MARK: POINT NAME: SC31 FOUND 2" BRASS DISK IN MON CASE, ±6' S OF C/L PVMT IN EASTBOUND TRAY. LANE OF 92ND AVE W. DISK IS 0.T BELOW PAVED SURFACE. A 4' HIGH FNC COR BEARS S 60° W, 35.9 FROM PT. PP W/ LUMINAIR BEARS S 450 E, 32.0 FROM PT. ELEV: 291.994. LINE MEASURES 1" AT FULL SIZE PLOT IF SHEET SIZE IS OTHER THAN 22"X34" ADJUST SCALE ACCORDINGLY 270 260 1+47 0 VERTICAL DATUM NAVD88 00 O O � W 0 W O O U U OL W cc W EL a O O cc cc ti N n 04 N 00 N r REVISIONS cn cn rLn CC cc i N W 0 Lin Is Is Z W 0 .. C .. � Z MM MLU cn W V Z WN � O LU Q N N � VI W 'a o Iz o� W Q W = N Y O Q 00 O L G� ISTE ti ss NAL 8/z22/2017 J Z O J - p Cn a z OC Q 0 � J 0 a 0 Q W W� 00 Z W � C� a Z o 2 Ca cn (n J W WLLI cc a DRAWN BY: GTR CHKD BY: MER DATE: 12/07/2016 16-241 Know what's b@IOW. Call before you dig. Attachment 4 UNPUBLISHED WORK COPYRIGHT 2015V(HARMSEN & ASSOCIATES INC Packet Pg. 360 7.2.a 270 260 -EXISTING PAVED WALKWAY EXISTING MODULAR BLOC WALL � I I PEDESTRIAq HANDRAIL, i SR 104 ROAD OR 4'HIGF FENCE ON SURFACE TOP OF C DNC. WALL iI iI Lu C� I? �I TW 265.5 DRIVE AISLE UI TW 265.0 FG 265.0 PROPOSED RETAINING WS 264.0 WALL (TYP) II - - - - - -- BOTTO - ---- -- -- - 262.5 1.5' DEPTH 1.5:1 AMENDED SOILS 2:1 BOTTOM 261.0 BIO-RETENTION CELL 0+00 BIO-RETENTION CELL SECTION SCALE: 1" = 2' V 1" = 20' H 270 EX ASPH PVM'T EX BASE MTUs NE1/4, NE1/4, SEC 36, TWN 27 N, RNG 3 E, WM, EDMONDS WA REPLACED (NEW) ASPH PVM'T 0+00 1+00 1+90 PRELIMINARY 6" 5.5" (OR AS NEEDED) 11 n 1 /2" R .____� -. rnnno%\ IN AREA OF ADA "PASSING SPACE" 1 CONCRETE BARRIER CURB N.T.S. �v 5 THICK CONCRETE TO REPLACE EXISTING ASPHALT WALK PER PLAN COMPACTED CSTC AS NEEDED (OR EX BASE MTL) COMPACTED SUB- BASE 95% MP IA C C E r [D N 00 C7 co 24 max 610 48 min 1220 24 max 610 FIG. 403.5 CLEAR WITH OF AN ACCESSIBLE ROUTE 2009 ANSI 117.1 403.5 C C Ln �00 ^� co EX ASPH WALK DISTANCE VARIES (4'+ TYP) REPLACEMENT WIDTH TO BE PER PLAN (>4' MIN PER PROWAG R302.3 - EXCEPT FOR PROTRUSION AVOIDANCE PER ANSI 117.1 403.5 AS APPLICABLE) EX BARRIER, OR EX CONC VERTICAL CURB TO REMAIN UNDISTURBED EXCEPT NEAR ADA "PASSING SPACE" (NOT TO EXCEED 2.0%) (TYP) 1.75% SLOPE a a EX ASPH PVM'T I a 1 ° 4 d a I° 5" THICK CONCRETE EXISTING "CURB" TO REPLACE ON TOP OF WALL EXISTING ASPHALT (WHERE EXISTING) WALK PER PLAN EXISTING WALL COMPACTED CSTC (N/HERE EXISTING) AS NEEDED (OR EX BASE MTL) EX BASE MTL's ��'11 EX SUB -BASE (ALSO SEE FIG. 403.5 ABOVE) ALONG NORTH, EAST & SR 104 FRONTAGE EXCEPT IN AREA OF "PASSING SPACE" 2 CONCRETE SIDE WALK SECTION N.T.S. 4+50 5+00 6+00 6+46 OR 11 FZ-711] FN BENCH MARK: POINT NAME: SC31 FOUND 2" BRASS DISK IN MON CASE, ±6' S OF C/L PVMT IN EASTBOUND TRAV. LANE OF 92ND AVE W. DISK IS 0.7' BELOW PAVED SURFACE. A 4' HIGH FNC COR BEARS S 600 W, 35.9 FROM PT. PP W/ LUMINAIR BEARS S 450 E, 32.0 FROM PT. ELEV: 291.994. LINE MEASURES 1" AT FULL SIZE PLOT i --1 0 IF SHEET SIZE IS OTHER THAN 22"X34" ADJUST SCALE VERTICAL DATUM ACCORDINGLY NAVD88 00 0 0 0 0 W W 0 0 U U cc W cc W a a z z O O > W > W cc cc T_ T N n T N N 00 � N r REVISIONS r Ln CC CC in00N W 0 L?1�N Z W (D (D > .. C .. Z MMM W <i Z L N LA V) O r � H ti Q � Cl) N 00 t� Lu w Vn JA 'a 0 ca °0 o a W N = O Y a 00 O L CIto "A IST� � ti ss NAL s1zz1zos7 W J_ o C.) LL J 0 O O OC/i IL W 0 J O cn O a W W aW Cn C LLJ W J W a DRAWN BY: GTR CHKD BY: MER DATE: 12/07/2016 16-241 Know what's b@IOW. Call before you dig. C4___j a Attachment 4 UNPUBLISHED WORK COPYRIGHT 2015V(HARMSEN & ASSOCIATES INC Packet Pg. 361 Lo M UNPUBLISHED WORK COPYRIGHT 2015V(HARMSEN & ASSOCIATES INC Attachment 4 7.2.a a 0 O O 0 a w w O O H H U U w w a a u) cn O O in in > w > w T- N n T N 00 N N T REVISIONS T LO M co w p T Z W mom v cc W C W tC Z �M w c X a U. v Z Lcm y O W T Lu Q = CMN CO V W 0 V) W a O Q s 00 m OC = w N o Y a 000 O L CQ �t 1261 W� ISTVI ass ML 812.21201-7 Ci) C ) o J 0.1 a O v) a o � �o o Z w� �W > a� J w Cn cn a w w DRAWN BY: GTR CHKD BY: MER DATE: 12/07/2016 16-241 Know what's below. Call before you dig. C5 Packet Pg. 362 7.2.a 300 290 280 270 260 0+00 NE1/4, NE1/4, SEC 36, TWN 27 N, RNG 3 E, WM, EDMONDS WA 0 m ® a o ' p �! / --- w 2 Cn in J d J �� l() ❑ 0 0 o ----------T- ---T EX BLDG co EX RES LUI cc1 O� AU ----- EXISTING GROUND -- -------------- ®®® ®®® o 00 ® ® o 00FMI 000 o 0 00 00 o 00 0 �� 0 ----------------------------1----1-- -1---------1-------------- ---- o _ 300 290 280 270 260 0+00 PRELIMINARY EX RESIDENCE iI 1 +00 1 +00 2+00 2+00 SECTIONS VIEW VOLUME MAP SCALE: 1" = 20' V., 1" = 20' H. --------------- SECTIONS VIEW VOLUME MAP SCALE: 1" = 20' V., 1" = 20' H. NOTE: EXISTING GROUND SURFACE DATA SHOWN OUTSIDE OF THE PROJECT BOUNDARY IS APPROXIMATE. 3+00 3+00 4+00 300 290 280 270 260 5+00 300 290 w o- 280 EXISTING o wv EXISTING ROAD MODULAR SURFACE WALL >.I - - - -270 -------------------- - --- 4+00 260 5+00 LINE MEASURES 1" AT FULL BENCH MARK: POINT NAME: SC31 FOUND 2" BRASS DISK IN SIZE PLOT 0 MON CASE, ±6' S OF C/L PVMT IN EASTBOUND TRAY. LANE i ----1 OF 92ND AVE W. DISK IS 0.7' BELOW PAVED SURFACE. A 4' IF SHEET SIZE IS OTHER THAN HIGH FNC COR BEARS S 600 W, 35.9 FROM PT. PP W/ 22"X34" ADJUST SCALE VERTICAL DATUM LUMINAIR BEARS S 45° E, 32.0 FROM PT. ELEV: 291.994. ACCORDINGLY NAVD88 0 0 0 0 00 W W 0 0 F- F- U U w w a a u) cn 0 0 in in > w > w 1 T- N n T N 00 N N r REVISIONS cc 1= r LO 0 N w 0 L9 z W00 mom cc t W ILO W Z 5 ICE Lu c X a U. Z WN � O Q N N 00 t� LL w 0 Vn �y a O Q s 00 m = w Cl)Y O a ono O �E L CQ ISTEg�� l NAL 812.2/201-7 C/) C.) a J Q O J � 0 cl w O 0 J 0 W > w W a� - �a �0 z 0 C/) ~ W W u.l C) DRAWN BY: GTR CHKD BY: MER DATE: 12/07/2016 16-241 15. Know what's b@IOW. Call before you dig. C6 a Attachment 4 UNPUBLISHED WORK COPYRIGHT 2015V(HARMSEN & ASSOCIATES INC Packet Pg. 363 7.2.a GENERAL NOTES The General Contractor is to provide subgrades 4" below hard surfaces plus/minus .1 foot. All rough grading shall be positive, draining away from all structures. All stones larger than 1.5" diameter shall be removed from the growing medium. Topsoil shall be placed at a minimum depth OF 4" in all lawn and bed areas. Topsoil shall be tilled into the existing subgrade to eliminate soil interface problems. All bed areas to receive 2" of fine ground fir or hemlock bark, composition mulches are not an acceptable alternative. Trees and shrubs are to be planted at a depth 3/4" higher than the level that they were grown in the nursery. Bark mulch is not to be placed above the root crown. All plants shall at least conform to the minimum standard established by the american association of nurserymen. Lawn areas are to be hydroseeded per manufacturer's specifications, or approved equal. Remove all stones larger than 1" from lawn areas. Substitutions are strongly discouraged. If plant availability is a problem, contact the Landscape Architect for sources or acceptable alternatives. If the site work is different than shown on the Landscape Plan, or poor soils and debris are discovered, requiring changes to the Landscape Plan, contact the Landscape Architect for instruction. The Landscape Contractor is responsible for maintaining the landscape during installation, until final acceptance by the owner's representative. The Landscape Contractor shall warranty all materials and workmanship for a period of one year, from the time of final acceptance. During the warranty period, the Landscape Contractor will not be responsible for plant death caused by unusual climatic conditions, vandalism, theft, fire, or poor maintenance practices. The Landscape Architect shall have sole authority to determine the cause of death. Plant counts provided are estimates only. contractor is responsible for calculating all final area and counts. IRRIGATION ASSESSMENT ALL PROPOSED PLANTS ARE NATIVE OR NATURALIZED TO THE PACIFIC NORTHWEST AND ARE DROUGHT TOLERANT. NO IRRIGATION IS NECESSARY. TREE PROTECTION REQUIREMENTS ALL VEHICLE TRAFFIC SHALL BE ROUTED AWAY FROM SIGNIFICANT TREES DURING CONSTRUCTION TO AVOID EXCESSIVE SOIL COMPACTION. WHERE VEHICULAR TRAFFIC IS REQUIRED THE SOIL SHALL BE PROTECTED WITH A 10" LAYER OF WOODCHIPS AND/OR PLYWOOD PLACED OVER THE PATH OF THE VEHICLE. THE WOODCHIPS MAY BE REMOVED WHEN NO LONGER NEEDED. ALL SIGNIFICANT TREES TO BE SAVED AND/OR RETAINED SHALL BE PROTECTED WITH A 5' HIGH CHAIN LINK OR PLASTIC NET FENCING PLACED AT TREE DRIPLINE OR 15, FROM THE TREE TRUCK WHICH EVER GREATER DURING CONSTRUCTION. THE FENCING SHALL NOT BE REMOVED WITHOUT THE AUTHORIZATION OF THE CONSULTING ARBORIST OR SITE SUPERVISOR. SIGNS MUST BE POSTED ON THE FENCE READING "TREE PROTECTION AREA". TRENCHING WITHIN TREE DRIPLINES SHALL BE AVOIDED. TUNNELING AROUND PRIMARY TREE ROOTS IS PERMITTED WHEN DISTURBANCE WITHIN DRIPLINES IS NECESSARY. STUMP PULLING OF ALL TREES TO BE REMOVED IN THE VICINITY OF SIGNIFICANT TREES TO BE RETAINED SHALL BE AVOIDED. STUMP GRINDING IS PERMITTED AS NECESSARY. IT MAY BE NECESSARY TO PROVIDE SUPPLEMENTAL IRRIGATION DURING DRY PERIODS WITHIN THE CONSTRUCTION PROCESS, AND MULCHING OVER THE ROOTS OF ANY OR ALL PRESERVED TREES. DRIPLINE OF TREE 5' CH FENCI EXISTI: GRADE TREE PR 0 TECTION FENCING SCALE: NTS 1G TREE TCTION OWED WITHIN 1JtC1rLiAh Ur' TREE. NE 1/4, NE 1/4, SEC 36, TWN 27 N, RNG 3 E, Will EDMONDS, WASHINGTON ,wick N' Teen Car Wash k If Edmonds �i. x= f STOP AHEAD SIGN — I GRAVEL -- -- — ------ DRIVEWAY DRIVEWAY 4 W 228th VV ST SW I LEARING LIMITS/ TREE Ss- -SS —SS W — � W ss Ss ss Sses�—s SS ss I ss --PROTECTION FENCING TYP.—_— SS SS S — - — - — - — - — - — - — - — - — - — - — - — ti66/ SD- 268.4 -- -------- --------- ----f - a a ° ° ° ---- ---- -- ° a -SIGN,. �D °SD° Ye P.- Ga CIL k 228th St SW 228th St SVV I Wool Estates VICINITY MAP NTS W - I sS S ss SS SS I, — — D FO ND MIC, TAC SD � � of IN EAD, DOWN 1. ' 3 c SECTION■�— — �' — — — f — • __�_ — — — '� � ." � "- - "• .: • III r " •• CLF POST1 " �1LL�•� i III �. _ •• _ � .. �= ::• ._ �,.� AU 6 ---------- C,OOUNDATI• • MUM \* 1 11 V W N11 SE, \ 0�- I• • V fi � , FO ND 10-08-09 0 OHP—k (j) -XISTI RE _ 268 ��n U) �I o =1 1,13 D CD 228th St Sl Westgate Chapel WIIW -S- -- �------- - — - — - N TREE TO BE V,ED TYP. 0 EX FIRE HYD r i I PROPOSED SADDLE SS RE 270.8 o1E261.0 U) G 6 14 TW 266.8 G r 266.3 - 4 SD ' I W 6" G 266 u' N6' ' s P3 i D TRAFFIC SIGNAL10 � � ° I` , TW 265. � � . ° BSBL I, ; — — B o 265 6 - / / —POLE W/ 3 HEADSz ° w I ° �� c0 / S —SSA �� �2�0 — — ss I SS o ; L14 - _ - i AL S— ° o CO/LP ,' �2625 ° 30- 4 FOUND MIC CONC ° IE262.6 �GpNG 6 / - W/ PIN, DOWN 0.5' P --- f N 0204917" W 0.05' I 50 I FROM CALGD INTERSECTION r ' , A 264.7 I ° d I A\ Ao L2 128+00 _ _ — -- I 264 268 ----------------/ - S C PROP. INFILTRATION { I I / ' I (300 SFy� — I I ° - PROPOSED FH IDF18 G *1011� S� I DF 4 / co / 10 266 — � ' � I P4 ° �° �' \ N 0 20' 40' 126+50� I A ORIGIN DESIGN GROUP 1031 185TH AVE NE SNOHOMISH, WA 98290 TEL 425.346.1905 STATE OF WASHINGTON LICENSED LANDSCAP - CHITECT it K/ YS AL LOWE LICENCE NO. 1206 KEVI51ON5: # DESCRIPTION DATE 1 SITE PLAN CHANGES 4-11-17 2 SITE PLAN CHANGES 8-8-17 3 STORM DRAIN CHANGES 8-21-17 DRAWING TITLE: LANDSCAPE PLAN AFFLICANT: WESTGATE WOODS LLC CONTACT: JOHN BISSELL JOHN@JOHNBISSELL.COM DRAWING INFORMATION ODG PROJECT #: 16-141 DRAWN BY: KL CHECKED BY: KL DATE: DECEMBER 13, 2016 5HEET NO: L = 1 OF 3 acnmen Packet Pg. 364 7.2.a NE 1/4, NE 1/4, SEC 36, TWN 27 N, RNG 3 E, WM, EDMONDS, WASHINGTON LANDSCAPE PLANTING SCHEDULE TREES SYMBOL QTY BOTANICAL/COMMON NAME SIZE CONDITION 9 Chomoecyparis nootkatensis 'Pendulo' / WEEPING ALASKAN CEDAR 6' MIN. HT. B&B. 7 Pinus flexilis IVonderwolf's Pyramid' / LIMBER PINE 6' MIN. HT. B&B. 10 Thuja occidentolis 'Smorgaard' / EMERALD GREEN ARVORVITAE 6' MIN. HT. B&B. 5 Amelonchier grondiflora 'Autumn Brilliance' / SERVICEBERRY 1 3/4" CAL. B&B. + 6 Pyrus colleryono 'Chanticleer' / CHANTICLEER PEAR 1 1/2" CAL. B&B. SHRUBS SYMBOL QTY BOTANICAL/COMMON NAME SIZE CONDITION 0 10 Berberis thunbergii 'Crimson Pygmy' / DWARF BARBERRY 1 GAL. MIN. CON. GRWN., 3' O.C. 28 Ribes songuineum / RED FLOWERING CURRANT 18" MIN. HT. CON. GRWN., 5' O.C. O 17 Myrica colifornica / CALIFORNIA WAX MYRTLE 18" MIN. HT. CON. GRWN., 5' O.C. O20 Cornus albs 'Elegontissimo' / TATARIAN DOGWOOD 18" MIN. HT. CON. GRWN., 5' O.C. 46 Spiroeo nipponico / SNOWMOUND SPIREA 18" MIN. HT. CON. GRWN., 3 O.C. 6 Carex buchonanii / LEATHERLEAF SEDGE 18" MIN. HT. CON. GRWN., 2' O.C. O 18 Lovondula intermedio / GROSSO ENGLISH LAVENDER 1 GAL. MIN. CON. GRWN., 2' O.C. 26 Sorcococca ruscifolio / SWEET BOX 18 MIN. HT. CON. GRWN., 3' O.C. 28 Nandina domestics 'Gulf Stream' / GULF STREAM HEAVENLY BAMBOO 18" MIN. HT. CON. GRWN., 3' O.C. 11 Physocorpus opulifolius 'Monlo' / DIABOLO NINEBARK 18" MIN. HT. CON. GRWN., 3' O.C. SHRUBS/ GROUNDCOVER SYMBOL QTY BOTANICAL/COMMON NAME SIZE CONDITION * Arctosyophylos uvo-ursi / KINNIKINNICK 4" POTS CON. GRWN., 24" O.C. Rubus calycinoides / CRINKLE -LEAF CREEPER 4" POTS CON. GRWN., 24" O.C. 000000000 * Goultheria shollon / SMAAL 4" POTS CON. GRWN., 24" O.C. * Carex obnupto / SLOUGH SEDGE AND 4" POTS CON. GRWN., 24" O.C. Scirpus mircocorpus / SMALL -FRUITED BULRUSH * HYDROSEED LAWN * CONTRACTOR TO DETERMINE THE AMOUNT REQUIRED TO COVER GROUND IN 3 YEARS. NOTE: ALL PLANTS ARE NATIVE OR ADAPTED TO THE PACIFIC NORTHWEST AND ARE DROUGHT RESISTANT. 411 W - SS SS SS ,-STOP AHEAD SIGN GRAVEL DRIVEWAY W I - 411 W ------ W 228th ST SS�SS—SS—S �SS SS ss ss ss ---- S------------- -------------- --- ��� �- CLF POST 6' BOARD FENCE WITH LANDSCAPING TYPE 11 MODIFICATION T\/nr III 128+00 -- <_--268-- o 0° / ' 80 1c PROPOSED FH �P �s �O 266 J � / s5 126+50"_� 0 - SS — S` 0 �G \ EX FIRE HYD I I I � I � I I ORIGIN DESIGN GROUP 1031 185TH AVE NE SNOHOMISH, WA 98290 TEL: 425.346.1905 STATE OF WASH I N GTON LICENSED LANDSCAP CHITECT it K YS AL LOWE LICENCE NO. 1206 KF_VI51ON5: # DESCRIPTION DATE 1 SITE PLAN CHANGES 4-11-17 2 SITE PLAN CHANGES 8-8-17 3 STORM DRAIN CHANGES 8-21-17 LANDSCAPING_ �+50 FROM CALGD INTERSECTION O I w \ � V � I � w � I � I � I � I DRAWING 1TLF_- LANDSCAPE PLAN N AFFLICANT: 0 20' 40' WESTGATE WOODS LLC CONTACT: JOHN BISSELL JOHN@JOHNBISSELL.COM DKAWING INFORMATION ODG PROJECT #: 16-141 DRAWN BY: KL CHECKED BY: KL DATF_: DECEMBER 13, 2016 a 3 0 0. m co LD a� .N 0 0 0 co 0 N Z J a. c m 0 a 51F_E.T NO: L=2 OF 3 actiment b Packet Pg. 365 7.2.a 7.2.a LO CC N 3r. 22605 N Q 22615 o ti °'22627221 9628 22618 0� 22629 N ti 22628 (i 9713 22710 22711 9709 22718 22719 v �• CDT �� ��S ti N 22721 c o� N N 228T �? O 0 ��' Cis 2809 96 LO 22804 �o ryryFO ryCo LL5"I 22518 22519 22516 — 22517 0 22522 2260 2607 LO 22604 22605 Cn coo Cn �60 22608 22609 N 22608 22606 2 2609 22612 22613 22612 22613 22620 22619 22620 22619 22706 22705 22708 22706 22705 `O RS-8 Ul) WESTGATE C ACE V) 9505 PARKING N M 230031 23001 23009 c W Q 23017 N 9529 9 = 23027 9601 IR 5 9 9508 9609 'nc, t g91 3006 0 M N �O^� `L Zoning and Vicinity Map Westgate Woods Townhomes PLN20160060 - Height Variance PLN20160061 - Design Review Attachment 6 vt 93211 9307 Scale a 1 inch = 200 feet Packet Pg. 367 #P71 7.2.a CITY OF EDMONDS ENVIRONMENTAL CHECKLIST Site Development and Design Review West Gate Woods 10 Unit Town House Project PREPARED BY: John Bissell, AICP RMSEN HARMSEN ASSOCIATES, INC. 125 East Main Street Ste. 104 Monroe, WA 98272 360-794-7811 December 19, 2016 HAI Project Number 16-241 �L1�1T� Vj�Eu WAC 197-11-960 Environmental checklist Attachment 7 guidance updated 2014 Packet Pg. 368 7.2.a A. background 1. Name of proposed project, if applicable: Westgate Woods 2. Name of applicant: Westgate Woods, LLC 2817 NW 94"' St. Seattle, WA 98117 3. Address and phone number of applicant and contact person: John Bissell, AICP HARMSEN ASSOCIATES, INC. 125 East Main Street Ste. 104 Monroe, WA 98272 360-794-7811 4. Date checklist prepared: December 21, 2016 5. Agency requesting checklist: City of Edmonds 6. Proposed timing or schedule (including phasing, if applicable): There will be no project phasing. The applicant anticipates building construction will start as soon as the permitting phase is complete. We anticipate the permit processing period will last through mid to late 2017. The bulk fof site development will likely be performed in dryer months, and so construction could be as late as 2018, or 2019. 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. No plans for future expansion. 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. ■ Geotechnical report prepared by Geotest • Drainage Report prepared by Harmsen • Critical Areas Investigation prepared by Pentech SEPA Environmental checklist (WAC 197-11-960) July 2016 Page 2 of 16 Attachment 7 Packet Pg. 369 7.2.a 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 known 10. List any government approvals or permits that will be needed for your proposal, if known. • Site Plan Approval • ADB Approval • SEPA Threshold Determination • Building Permits with associated site development and grading permits • Possible, but unlikely need for an NPDES. ■ ROW permits with the City of Edmonds for connection to water, sanitary sewer and storm sewer. ■ Utility permits with the City of Edmonds for connection to storm sewer • Utility permits with Olympic View Water and Wastewater district for connection to water and sanitary sewer. Hight Variance • The applicant is proposing a Town House or Unit Lot Subdivision that would be subject to a SEPA Threshold Determination. The City is in the process of adopting the ordinance for this Te/_1 process, but the process is incomplete. Due to time constraints, the applicant will apply for the �o code amendment so that the ordinance for a townhouse or unit lot subdivision can be approved in �r7� time for this application. Therefore, the applicant is including a 10 lot Unit Lot Formal - �'� 'j f Subdivisions. This subdivision would be subject tot eh bulk standards and access requirements o the parent lot. Therefore, the site development plans submitted and the answers to the questions L in this checklist also include all the impacts that would be created through such a subdivision. v There would be no changes in access, dedication of public roads, or construction impacts that differ from the proposal as submitted 11. Give brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you tot, describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific information on projectIf: description.) a. , The project site area is 25,237 square feet 0.58 acres). The site is currently vacant though there is evidence of a house on the site in the past. The site is bounded on the north east and south by City Streets, with the access on the south side being Edmonds Way (SR 104), a five -lane state highway. The area surrounding the site is developed with commercial to the east across 95' Place West), , single family residential to the north (across 228' St SW) and west, and multiple family uses to the south across Edmonds Way The site is in a depression. The depression is not wet, and the geotechnical report confirms that the site soils drain well. It is clear that the topography of the site and surrounding area has been heavily modified over the past century. There are indications in this location, as well as offsite locations nearby such as the gravel parking lot several hundred feet to the west, and at the intersection of Edmonds Way and 100' Ave W. of past gravel excavation. It is also clear that that the super elevated curve on Edmonds Way raised the elevation of the south property line of the subject property. Thus it is reasonable to assume that the depression on site was created by a combination of these activities. — though it is not known how much of the depression was created by excavation, and how much was created by the elevation of he roadway. SEPA Environmental checklist (WAC 197-11-960) July 2016 Page 3 of 16 Attachment 7 Packet Pg. 370 7.2.a Attachment 7 Packet Pg. 371 7.2.a The site is vegetated with trees and shrubs. The site is a mix of native vegetation and ornamental vegetation gone wild. The existing topography creates several issues in preparation for development. The first issue is access. In order to access the property, a drive aisle must transition down into the depression and then flatten out at the bottom. And it must to this at a slope that allows for emergency vehicle access and building access. Access also needs to be located in a location that will be safe for vehicles entering and exiting the site. For safety reasons, the only possible access point from 2281h St SE, near the west property line. However, this is also the location with the most difficult access topography. For these reasons, the access never reaches the bottom of the depression creating a fill slope for the access and the building located along the west property line. Because of these topographical problems, access problems and drainage issues, there is not RM site design in which existing vegetation could be saved. The applicant has proposed a landscape plan in compliance with the City Landscape Code to mitigate the loss of vegetation on the site. 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 the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. The site is located on the south side of 2281 St SW, the north side of Edmonds Way, at the intersection of 9511 PI W. The site is addressed as 9511 and 9513 228`h St SW, Edmonds. The site is located in Section 36, Township 27 N, Range 03 E, WM. B. ENVIRONMENTAL ELEMENTS 1. Earth a. General de criAof the site (circle one): Flat , hilly, steep slopes, mountainous, other b. What is the steepest slope on the site (approximate percent slope)? 25% for a rise of 8 feet. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them and note any agricultural land of long-term commercial significance and whether the proposal results in removing any of these soils. The subsurface materials consist of top soils (duff) over unconsolidated human created fill. Under the fill material that native soil is a sandy gravel consistent with Advance Outwash. (see submitted Geotech report) d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. The geotechnical engineer did not see any surficial indications of instability within or adjacent to the property boundaries (See accompanying geotechnical report) SEPA Environmental checklist (WAC 197-11-960) July 2016 Page 4 of 16 Attachment 7 Packet Pg. 372 7.2.a e. Describe the purpose, type, total area, and approximate quantities and total affected area of any filling, excavation, and grading proposed. Indicate source of fill. Preliminary Grading calculations indicate approximately 700 cubic yards cut and 1,900 cubic yards fill will be required to construct the proposed project. For the purposes ensuring that the threshold determination addresses the highest possible impact, we are adding a 100% factor of safety for the purpose of SEPA review. Thus we estimate 1,400 cubic yards of cut and 3,800 cubic yards of fill for the purposes of SEPA review. This number is not reflected on the development plans or application forms because the purpose of those plans is to produce the closest estimate of yards to be graded based on the submitted information. The area to be graded is indicated on the preliminary grading plans submitted with this application and shown with clearing limit designations. The grading will include areas required for utilities, roads, storm drainage management and lots as needed. The grading area is approximately 0.5 acres. All grading will be evaluated according to City of Edmonds Standards. Any fill will be from onsite excavation material if suitable. Any import/export will use County -approved sites. f. Could erosion occur as a result of clearing, construction, or use? If so, generally describe. Erosion is always a concern in site development as grading for access, building sites and utilities will be required. However, the applicant proposes a temporary erosion control plan that will use best management practices to avoid erosion to the maximum extent possible. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? The development plans show approximately 58.5% h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any: In the short term, the applicant proposes to use best management practices in their temporary erosion control plan during construction. Construction cannot start until said plan is approved by the City of Edmonds. For the long tern, the applicant proposes to use an engineered drainage system to manage storm water volumes, rates and quality. 2. Air 3 a. What types of emissions to the air would result from the proposal during constructions operation, and maintenance when the project is completed? If any, generally describe and give approximate quantities if known. LM Air quality may be temporally affected by the operation of heavy machinery on the site during the site o development process. This impact would be minimal and temporary. Long term impacts are those associated with the increase population in the southern Snohomish and King Counties urban growth areas, Q including vehicle emissions of residents and emission from natural gas. c N f b. Are there any off -site sources of emissions or odor that may affect your proposal? If so, J a generally describe. None known a SEPA Environmental checklist (WAC 197-11-960) July 2016 Page 5 of 16 Attachment 7 Packet Pg. 373 7.2.a c. Proposed measures to reduce or control emissions or other impacts to air, if any: None proposed by the applicant. Emission mitigation for vehicles and natural gas are controlled by state and federal law at the time of manufacture. 3. Water a. Surface Water: 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, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. No water body nearby 2) Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. No 3) Estimate the amount of fill and dredge material that would be placed in or removed from surface water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill material. None. 4) Will the proposal require surface water withdrawals or diversions? Give general description, purpose, and approximate quantities if known. No surface water withdrawals or diversions are proposed. 5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. The proposal is not located within the 100 year floodplain. 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. IM b. Ground Water: 1) Will groundwater 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 groundwater? Give general description, purpose, and approximate quantities if known. No groundwater withdrawals are proposed SEPA Environmental checklist (WAC 197-11-960) July 2016 Page 6 of 16 Attachment 7 Packet Pg. 374 7.2.a 2) Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (for example: Domestic sewage; industrial, containing the following chemicals... ; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. The applicant proposes on site infiltration of stormwater. The water will be cleaned by a system meeting the 2012 (2014 update) DOE Western Washington Stormwater manual. c. Water runoff (including stormwater): 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. Water runoff will be in the form of stormwater runoff originating from roads, driveways, rooftops, patios, walkways and landscaped areas. Stormwater will be collected via catch basins and piping, and will be routed to a stormwater management system, that includes stormwater filtration for water quality, and infiltration into the ground. Please see the stormwater construction plans, the attached Stormwater Report and the attached geotechnical report. 2) Could waste materials enter ground or surface waters? If so, generally describe. Stormwater will be collected. Pollutants will be removed though a filtration system prior to the stormwater entering the ground. 3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, describe. The stormwater will not alter existing drainage patterns. The existing soil is porous and the existing stormwater infiltrates as the site is in a depression with no outlet. d. Proposed measures to reduce or control surface, ground, and runoff water, and drainage pattern impacts, if any: Water runoff will be in the form of stormwater runoff originating from roads, driveways, rooftops, patios, walkways and landscaped areas. Stormwater will be collected via catch basins and piping, and will be routed to a stormwater management system, that includes stormwater filtration for water quality, and infiltration into the ground. Please see the stormwater construction plans, the attached Stormwater Report and the attached geotechnical report. 4. Plants a. Check the types of vegetation found on the site: X deciduous tree: _X—evergreen tree: X shrubs X grass pasture alder, maple, aspen, other fir, cedar, pine, other crop or grain Orchards, vineyards or other permanent crops. SEPA Environmental checklist (WAC 197-11-960) July 2016 Attachment 7 Page 7 of 16 Packet Pg. 375 7.2.a wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other water plants: water lily, eelgrass, milfoil, other other types of vegetation b. What kind and amount of vegetation will be removed or altered? ' c� The development plan is a somewhat high density urban proposal. Therefore, the entire site will need _ to be cleared to allow construction at the required density. (See project description in Section A.11 of . 1 r this document). lz�hQ,;4 "C N c. List threatened and endangered species known to be on or near the site. None known. d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any: The City of Edmonds Code Section 20.13 contains requirements for compatible urban development landscaping. This code section requires the submittal of a complaint landscape plan. Though the landscape code does not specifically require native vegetation on site, the Design Review Board and Staff have been encouraging the use of more native plants and more drought tolerant plants. The applicant's consulting landscape architect has endeavored to use more native and drought tolerant plants where practical. e. List all noxious weeds and invasive species known to be on or near the site. None known. 5. Animals a. List any birds and other animals which have been observed on or near the site or are known to be on or near the site. Examples include: birds: hawk, heron, eagle, songbirds, other: mammals: deer, bear, elk, beaver, other: raccoons, squirrels, rats. fish: bass, salmon, trout, herring, shellfish, other b. List any threatened and endangered species known to be on or near the site. None known b. Is the site part of a migration route? If so, explain. All of the lowlands of the Puget Sound Basin are part of the Pacific Flyway. However, this site provides no special habitat in that migration route. No other migration routes are present on the site. d. Proposed measures to preserve or enhance wildlife, if any: None SEPA Environmental checklist (WAC 197-11-960) July 2016 Page 8 of 16 Attachment 7 Packet Pg. 376 7.2.a e. List any invasive animal species known to be on or near the site. Eastern Gray Squirrel. Norway Rats. 6. Energy and natural resources a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the completed projects energy needs? Describe whether it will be used for heating, manufacturing, etc. Electricity and natural gas will be the energy sources for this project. b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally describe. No. 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: The buildings will be constructed to the standards of the IBCARC and the Washington State Energy code. 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. None known 1) Describe any known or possible contamination at the site from present or past uses. No known past contamination. 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 Known 3) Describe any toxic or hazardous chemicals that might be stored, used, or produced during the project's development or construction, or at any time during the operating life of the project. During construction heavy machinery will operate on site. Fuel will be stored in the fuel tanks of the machinery. After construction the site will be developed with townhouses. Hazardous materials that are associated with residential uses will likely be found on the site including paint, gasoline for lawn mowers, various insecticides and herbicides typical of hone use SEPA Environmental checklist (WAC 197-11-960) July 2016 Page 9 of 16 Attachment 7 Packet Pg. 377 7.2.a 4) Describe special emergency services that might be required. No special emergency services will be required 5) Proposed measures to reduce or control environmental health hazards, if any: None proposed b. Noise 1) What types of noise exist in the area which may affect your project (for example: traffic, equipment, operation, other)? Traffic noise from Edmonds Way is audible at the site. 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 hours noise would come from the site. Short term bases construction noise from the operation of heavy machinery and from the construction of houses. On a long term basis the site will grenade noise consistent with moderate density multiple family townhouse site. 3) Proposed measures to reduce or control noise impacts, if any: Constriction operations will be limited to typical working hours and construction equipment will be muffled as required. 8. Land and shoreline use a. What is the current use of the site and adjacent properties? Will the proposal affect current land uses on nearby or adjacent properties? If so, describe. The project site area is 25,237 square feet 0.58 acres). The site is currently vacant though there is evidence of a house on the site in the past. The site is bounded on the north east and south by City Streets, with the access on the south side being Edmonds Way (SR 104), a five -lane state highway. The area surrounding the site is developed with commercial to the east across 95'h Place West), , single family residential to the north (across 228' St SW) and west, and multiple family uses to the south across Edmonds Way The site is in a depression. The depression is not wet, and the geotechnical report confirms that the site soils drain well. It is clear that the topography of the site and surrounding area has been heavily modified over the past century. There are indications in this location, as well as offsite locations nearby such as the gravel parking lot several hundred feet to the west, and at the intersection of Edmonds Way and 100`h Ave W. of past gravel excavation. It is also clear that that the super elevated curve on Edmonds Way raised the elevation of the south property line of the subject property. Thus it is reasonable to assume that the depression on site was created by a combination of these activities. — though it is not known how much of the depression was created by excavation, and how much was created by the elevation of he roadway. The site is vegetated with trees and shrubs. The site is a mix of native vegetation and ornamental vegetation gone wild. SEPA Environmental checklist (WAC 197-11-960) July 2016 Attachment 7 Page 10 of 16 Packet Pg. 378 7.2.a The existing topography creates several issues in preparation for development. The first issue is access. In order to access the property, a drive aisle must transition down into the depression and then flatten out at the bottom. And it must to this at a slope that allows for emergency vehicle access and building access. Access also needs to be located in a location that will be safe for vehicles entering and exiting the site. For safety reasons, the only possible access point from 228`" St SE, near the west property line. However, this is also the location with the most difficult access topography. For these reasons, the access never reaches the bottom of the depression creating a fill slope for the access and the building located along the west property line. Because of these topographical problems, access problems and drainage issues, there is not RM site design in which existing vegetation could be saved. The applicant has proposed a landscape plan in compliance with the City Landscape Code to mitigate the loss of vegetation on the site. The proposal should have limited to no affect on the surrounding uses. The area is in transition, so there are a number of different types of uses. This project simply adds to that current diversity. 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? There is no historical record that this site was a working farm or working forest. 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: It is not likely that the proposal will be affected by working farms or forests. The surround uses suburban or urban residential and the comprehensive plan intends for area to increase in residential density. c. Describe any structures on the site. There are no structures on site. There is a partial foundation on site. d. Will any structures be demolished? If so, what? There are no structures on site. There is a partial foundation on site. The partial foundation will be removed. e. What is the current zoning classification of the site? RM 1.5 — Multiple family residential, Density allowed = one unit per 1,500 square feet of lot area.. f. What is the current comprehensive plan designation of the site? Edmonds Way Corridor g. If applicable, what is the current shoreline master program designation of the site? N/A h. Has any part of the site been classified as a critical area by the city or county? If so, specify. No — No portion of the site is a critical area. (See submitted CA Determination) SEPA Environmental checklist (WAC 197-11-960) July 2016 Page 11 of 16 Attachment 7 Packet Pg. 379 7.2.a i. Approximately how many people would reside or work in the completed project? Assuming 2 per residence, the completed project would house 20 people. j. Approximately how many people would the completed project displace? Assuming 2.5 per residence, the project would eliminate housing for 0 people. k. Proposed measures to avoid or reduce displacement impacts, if any: _ None L. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any: In addition to compliance with the zoning and the comprehensive plan, and the design standards, the City has a Design Review Board charged with reviewing projects for compliance with these standards to ensure compatibility. m. Proposed measures to reduce or control impacts to agricultural and forest lands of long-term commercial significance, if any: N/A 9. Housing a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low-income housing. The proposed project will provide 10 new middle income townhouse units. b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. Zero housing unit will be removed. c. Proposed measures to reduce or control housing impacts, if any: None 10. Aesthetics a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? The buildings are designed to be no more than 30 feet from slab to peak. However, due to the need to fill portions of the site, some portion of the units will measure as tall as 35 feet from the original grade as measured by the City height calculations. b. What views in the immediate vicinity would be altered or obstructed? None SEPA Environmental checklist (WAC 197-11-960) July 2016 Page 12 of 16 Attachment 7 Packet Pg. 380 7.2.a c. Proposed measures to reduce or control aesthetic impacts, if any: None 11. Light and glare a. What type of light or glare will the proposal produce? What time of day would it mainly occur? Street lights, porch lights and automobile lights are the likely sources of light and glare. This light would be produced at night b. Could light or glare from the finished project be a safety hazard or interfere with views? No. c. What existing off -site sources of light or glare may affect your proposal? None. d. Proposed measures to reduce or control light and glare impacts, if any: None 12. Recreation a. What designated and informal recreational opportunities are in the immediate vicinity? Parks abound in the City of Edmonds and the sounding area. • Elm Street Park 1.0 mile ■ Chase lake Park 1.0 mile ■ Inter -urban trail 1.3 miles ■ Pine Ridge Park 1.4 miles • Lake Ballenger Park, Playfields and recreation area 1.6 miles • Frances Anderson Community Center 1.8 miles • Edmonds Civic Center Playfields and Skate Park 1.9 miles • City Park 2.0 miles • Edmonds Waterfront including ■ Waterfront Trail 2.4 miles • Brackets Landing Park 2.4 miles • Marina Beach Park 2.9 miles • Richmond Beach Salt Water Park 2.9 miles • City of Mountlake Terrace Community Center — Pool, Gym, Park, Trails and Ultimate Frisbee park 3.7 miles b. Would the proposed project displace any existing recreational uses? If so, describe. lO SEPA Environmental checklist (WAC 197-11-960) July 2016 Page 13 of 16 Attachment 7 Packet Pg. 381 7.2.a c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any: None proposed 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. There are no buildings located on the subject site. The State Department of Archeology and Historic preservation on line data base (WISAARD) shows no indication of historically significant buildings on or near the site. 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. No evidence or known landmarks. No studies have been performed. c. Describe the methods used to assess the potential impacts to cultural and historic resources on or near the project site. Examples include consultation with tribes and the department of archeology and historic preservation, archaeological surveys, historic maps, GIS data, etc. The State Department of Archeology and Historic Preservation GIS (WISAARD) was consulted. That websitc indicates that the subject site is medium risk for archeological artifacts. However, it appears that this moderate rating is based on existing topography, as the neighboring hillsides have a low risk rating and other areas with lower slopes have the moderate rating. It's important in this case to note that the topography in this location has been heavily modified, both excavated and filled. It appears that this site was used as a quarry sometime in the last 150 years, probably when the demand for logging railroads was very high in the late 1800. After the site was excavated, it was partially filled on two occasions, once when a building was constructed (removed prior to site records), and a second time when Edmonds Way (SR 104) was rebuilt several decades ago. Because of these site modifications the odds of finding archeological artifacts is very low for two reasons: 1 St, the assumptions of archeological finds based on existing topography is not correct because the nature of the existing topography is unknown. 2nd, even if his site had been used by early settlers or native Americans, all evidence will have been removed and destroyed during development over the past 150 years. Also The site also does not list historic buildings on the site. d. Proposed measures to avoid, minimize, or compensate for loss, changes to, and disturbance to resources. Please include plans for the above and any permits that may be required. Since there is no evidence of archeological impacts on the site, there will be no additional permitting required. The applicant will keep close watch during construction, and if archeological evidence is found, the applicant will report the findings per State regulations. SEPA Environmental checklist (WAC 197-11-960) July 2016 Page 14 of 16 Attachment 7 Packet Pg. 382 7.2.a 14. Transportation a. Identify public streets and highways serving the site or affected geographic area and describe proposed access to the existing street system. Show on site plans, if any. The site has frontage on Edmonds Way (SR 104), 228`h St SW, and 95' Place West. b. Is the site or affected geographic area currently served by public transit? If so, generally describe. If not, what is the approximate distance to the nearest transit stop? The site is served by Community Transit bus service with a stop on the Edmonds Way frontage. c. How many additional parking spaces would the completed project or non -project proposal have? How many would the project or proposal eliminate? The project will create a minimum of two parking spaces per dwelling unit an the applcint is also proposing two non -required guest stalls for a total of 22 parking spaces. Zero parking stalls will be eliminated. 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). The Edmonds Way Frontage has an existing sidewalk. The City Code indicates that frontage improvements are required to be installed on 228`' St SW and 95" Pl. W. However, the City Pre- App meeting notes indicate that the City will not be requiring improvements on those streets. Because of these notes, the applicant has proposed no improvements. e. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. M f. How many vehicular trips per day would be generated by the completed project or proposal? If known, indicate when peak volumes would occur and what percentage of the volume would be trucks (such as commercial and nonpassenger vehicles). What data or transportation models were used to make these estimates? This project is small enough that no transportation or traffic report is required, and so the applicant has not consulted with a transportation engineer. The current ITE estimates of townhouse traffic varies depending on several factors from less than 6 ADT per DU to nearly (but just under) 10 ADT per DU, with on AM and or PM daily peak trip per DU. In this case ten units are proposed, and therefore the new ADT will be between 60 and 100 trips with 10 peak hour trips. 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. Me SEPA Environmental checklist (WAC 197-11-960) July 2016 Attachment 7 Page 15 of 16 Packet Pg. 383 7.2.a h. Proposed measures to reduce or control transportation impacts, if any: Payment of required mitigation fees.. 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 b. Proposed measures to reduce or control direct impacts on public services, if any. None 16. Utilities a. Circle utilities currently available at the site: ec ricE ura wa er use servic a ep o ni ary sewe eptic system, other b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Electricity: PUD #1 Natural Gas: Puget Sound Energy Services Water & Sewer: Olympic View Water and Wastewater District Telephone: Frontier Communications C. Signature The above answers are true and complete to the best w e. I understand that the lead agency is relying 9p ti] m make its Signature: Name of sig ee John Bissell, AICP Position a gency/Organization Planning Director, Harmsen Associates, Inc Date Submitted: December 29, 2016, SEPA Environmental checklist (WAC 197-11-960) July 2016 Attachment 7 Page 16 of 16 Packet Pg. 384 of EUA,4''Do N CITY OF EDMONDS 121 5TH AVENUE NORTH, EDMONDS, WA 98020 (425) 771-0220 O O WAC 197-11-970 Determination of Nonsignificance (DNS) DETERMINATION OF NONSIGNIFICANCE Description of proposal: The applicant is proposing to construct a 10-unit multi -family development. The 10 units are proposed in two structures each containing five dwelling units. The applicant is also seeking height variances for each structure due to special circumstance at the subject property. Access to the proposed development will be taken off 228th Street SW. (PLN20160060 and PLN20160061) Proponent: Westgate Woods, LLC Location of proposal, including street address if any: 9511 and 9513 Edmonds Way, Edmonds, WA Tax Parcel Numbers: 27033600101400 and 27033600100200 Lead agency: City of Edmonds The lead agency has determined that the requirements for environmental analysis and protection have been adequately addressed in the development regulations and comprehensive plan adopted under chapter 36.70A RCW, and in other applicable local, state, or federal laws or rules, as provided by RCW 43.21C.240 and WAC 197-11-158 and/or mitigating measures have been applied that ensure no significant adverse impacts will be created. An environmental impact statement is not required under RCW 43.21 C.030(2)(c). This decision was made after review of a completed environmental checklist and other information on file with the lead agency. This information is available to the public on request. There is no comment period for this DNS. XX This DNS is issued under 197-11-340(2); the lead agency will not act on this proposal for 14 days from the date below. Comments must be submitted by Februa 16 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 i1 Date: XX t� Signature: 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 February 23, 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 February 2, 2017 , at the Edmonds Public Library and Edmonds Public Safety Building. Published in the Everett Herald. Emailed to the Department of Ecology SEPA Center (SEPAunit = ecy.wa.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 https:/Ipermits.edmonds.wa.us/citizen. Search for file number PLN20160060. These materials are also available for viewing at the Planning Division — E located on the second floor of City Hall: 121 5th Avenue North, Edmonds WA 98020. a Page 1 of 2 SEPA DETERMINATION DOC 2/1/17 SEPA Attachment 8 Packet Pg. 385 7.2.a Notice Mailed to the following: XX COMCAST Outside rlanl Engineer, North Region 1525 751 St. SW Ste 200 Everett, WA 98203 XX Washington State Dept. of Transportation Attn: 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 Seattle District, U.S. Army Corps of Engineers P.O. Box 3755 Seattle, WA 98124-3755 XX Snohomish County Boundary Review Board Snohomish County Courthouse Everett, WA 98201 XX Snohomish County Fire District No. 1 Headquarters Station No. 1 Attn.: Director of Fire Services 12310 Meridian Avenue South Everett, WA 98208-5764 Attachments pc. File No. 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 iew Water & Sewer District 8128228 St. SW Edmonds, WA 98026 XX Department of Archaeology & Historic Preservation 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@-Pse.co XX M. L. Wicklund Snohomish Co. PUD PO Box 1107 Everett, WA 98206-1107 SEPA DETERMINATION D, Page 2 of 2 Attachment 8 Packet Pg. 386 7.2.a FILE NOS.: PLN20160060 and PLN20160061 Applicant: Westgate Woods, LLC DECLARATION OF MAILING On the 2nd day of February, 2017, the attached Notice of Application 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 2nd day of February, 2017, at Edmonds, Washington. Signed: {BFP747887.DOC;1\00006.900000\ } Attachment 9 Packet Pg. 387 7.2.a FILE NOs.: PLN20160060 and PLN20160061 Applicant: Westgate Woods, LLC DECLARATION OF POSTING On the 2nd day of February, 2017, the attached Amended Notice of Application 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 2nd day of February, 2017, at Edmonds, Washington. 1 J Signed: {BFP747893 DOC;1\00006.900000\ } Attachment 9 Packet Pg. 388 7.2.a EDp4fo r Notice of Application and SEPA Determination - File Numbers PLN20160060 (Height Variance) and PLN20160061 (Design Review) NOTICE OF APPLICATION Description of Proposal: The applicant is proposing to construct a 10-unit multi -family development. The 10 units are proposed in two structures each containing five dwelling units. The applicant is also seeking height variances for each structure due to special circumstance at the subject property. Access to the proposed development will be taken off 228th Street SW. Design review projects which trigger SEPA and variance application are both Type III-B decisions. Pursuant to ECDC 20.01.0023, the applications are being combined and the hearing examiner will issue the decision regarding both design review and the variance requests. The site is located within the RM-1.5 zone (One dwelling unit per 1,500 square feet of lot area). Name of Applicant: Westgate Woods, LLC Location: 9513 and 9511 Edmonds, WA, Tax Parcel Numbers 27033600101400 and 27033600100200 File No.: PLN20160060 (Height Variance) and PLN20160061 (Design Review) Date of Application: December 29, 2016 Date of Completeness: January 27, 2017 Date of Notice: February 2, 2017 Requested Permits: Height Variance and Design Review. Notice of Public Hearing will be provided once a date has been scheduled. Other Required Permits: Building permits. Required Studies: None Existing Environmental Documents: Critical Areas Determination, SEPA Environmental Checklist, Storm Water Drainage Report and Geotechnical Report Comments on Proposal Due: February 1.7 2017. Any person has the right to comment on this application during the public comment period, receive notice and participate in any hearings, and request a copy of the decision on the application. The City may accept public comments at any time prior to the closing of the record of an open record predecision hearing, if any, or, if no open record predecision hearing is provided, prior to the decision on the project permit. Only parties of record as defined in ECDC 20.07.003 have standing to initiate an administrative appeal. Information on this development application can be viewed or obtained at the City of Edmonds Development Services Department, 121 - 5th Ave. N, Edmonds, WA 98020. Office hours are Mondays, Tuesdays, Thursdays and Fridays from 8:00 a.m. to 4:30 p.m., and Wednesdays from 8:30 a.m. to noon. Information can also be viewed online through the City's website at https://permits.edmonds.wa.us. Search under permit file number PLN20160060. City Contact: Kemen Lien, (425) 771-0220, kernen.iien cr,edmondswa.gov *SEPA NOTICE ON REVERSE SIDE* Attachment 9 Packet Pg. 389 7.2.a *NOTICE OF APPLICATION ON REVERSE SIDE* STATE ENVIRONMENTAL POLICY ACT (SEPA) NOTICE DETERMINATION OF NONSIGNIFICANCE Lead Agency: The City of Edmonds is SEPA lead agency for the proposed subdivision (File No. PLN20160060 and PLN20160061). SEPA Determination: Notice is hereby given that the City of Edmonds has issued a Determination of Nonsignificance (DNS) under WAC 197-11-340(2) for the above project. Date of Issuance: February 2, 2017 SEPA Comments Due: February 16, 2017 SEPA Appeal Deadline: February 23 2017 at 4:00 p.m. Appeals must be filed in writing citing the specific reasons for appeal with the required fee to the City of Edmonds Planning Division, 121 — 5th Ave. N, Edmonds, WA 98020. wa s - lona'IFucronr�s�o��. - -- Tx UST0s'cw EAD 49 roHunEPIME Wes ?i W FUT.J { frfiY Mn 1Mdr IOGH I A, A- d ,r 601�p -'i fCLPp W: lAC% �I ulelo,nwni. � FD[ea+oneua y 1... .. .. I . EB FFE HY T f.0 6 y 0009 / I - T i = 1 1 yI 1[L . 7: W RrrryryW�� - yypp�� ICIE N�}]1�475 h 728+50 FFDN I11f:D�YYMIENSECTUN N N V r Q O Q d W C LM d coo O O tD r O N Z J a. r C d E L V a Attachment 9 1Packet Pg. 390 7.2.a Everett Daily Herald Affidavit of Publication State of Washington } County of Snohomish } ss Kathleen Landis being first duly sworn, upon oath deposes and says: that he/she is the legal representative of the Everett Daily Herald a daily newspaper. The said newspaper is a legal newspaper by order of the superior court in the county in which it is published and is now and has been for more than six months prior to the date of the first publication of the Notice hereinafter referred to, published in the English language continually as a daily newspaper in Snohomish County, Washington and is and always has been printed in whole or part in the Everett Daily Herald and is of general circulation in said County, and is a legal newspaper, in accordance with the Chapter 99 of the Laws of 1921, as amended by Chapter 213, Laws of 1941, and approved as a legal newspaper by order of the Superior Court of Snohomish County, State of Washington, by order dated June 16, 1941, and that the annexed is a true copy of EDH742153 PLN20160061 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 02/02/2017 and ending on 02/02/2017 and that said newspaper was regularly distributed to its subscribers during all of said period. The amount of the fee for such publication is $113.52. ' 1-7 Subscribed and sworn before me on this day of lab n 1 R Notary Public in and for the State of Washington. City of Edmonds - LEGAL ADS 114101416 KERNEN LIEN DEBRA ANN GRIGG Notary Public State of Washington My commission Expires October 31, 2017 Attachment 9 Packet Pg. 391 7.2.a c 0 c a� E E �1 0 U � CITY OF EDMONDS Notice of Application and SEPA DetedminaWn - File Numbers PLN2016005p [Hoi I VartpnCe) and PLN2016006% [[Desipn Ravlrn' 2 NOTICE OF VV CATION i5escrirMX n1 EW2%al: ills applicant is proposing to construct a > 10-knit molti•Samity development. The 10 units are proposed in In � SUuCtures oath contain Ing live Ovslling units. The applicant is 3" Seeking height vnrinmCe9 for each struclure due to spacial C Circumstance at the Subject property. Access to the proposed 0) development will be taken air 228th Sheaf SW. Design review in Vjac% which trlpger SEPA' and variance application are both Type I11-6 doclsrons, Pursuant to ECDC 90.01.002.9. the applications are being comtllnad and the hearing examiner will issue the deciWon regarding both design reviWw and Illo valiance repuasis.The alto is local o+l within the RM. I.S zone (One dwelling N y unl per 1,500 square feet ofldt area), hlFtrne a1 Aa ftut: West ate Wdpd%; LLC LeCellum 95,13 and 9511 Edmonds, WA, E 0 Tax Parcel Numbers 2703WIX1101400 and 27033600100200 Fwle-No— PLN2016006D (He ht Variance) and PLa}261fi0061 (De n Review) 7aN W_OO1lln atoon, Decdmbo 2016 0 i7�tfLat.CvmpLelfin s: January 27, 2017 Rgi9-Qt,1!f kri .. Fe➢ruaiy 2. 2017 p.mtod PerMft Weight Varlonre and Design Reviiww. Notice of y Public F10ariAD WI be pdovronce a date has been seh6cluled.RgjoLHw -a uited Nltmitsded _Buildingpermits. 0 squired Studies: None En�� En.+.U9M#OIOLR.g�C�uumrnlss Critical Areas Deierrninalion, EPA W1.1 Cho(L st. Storm Water Drainage Report and 0 rmentat Goolechnical Report r EtWLInty 17. 20t7. d Arry parson has the rigght to comment on tees applica during the in Lt3 Rlolls comment perEod, receive notice and pbrlicipbto any uarings. and request a copy of the decinfen on the application, The City may acoa t public comments of any it me. prior to the ++ closing of the retard al an open record predeciston hearing, if any, Dr. it"opdn retard pre decision haaring is provided, print to the doci5lon on Itus project permll. Cnlyy parties 01 record as defined rn appeal. .� ECDC 20,07.003 have standing 10 initiate an adminWraltvo information on this developmern applicatlon can be viewed or obtained at Sho City of Edmonds: Development Service$ � Caparlment, 121 - 51h Ave. N. Edmonds. WA 98D20.OIIice hours 0 Are Mondayt. Tour&days. Thursdays and. Fridays Irom 8:00 a.m. to lnlormol[on E 4130 p.m., and WedneWays from 8:30 a.m. to anon, be viewed online through The City's webslle at t can also bJ)yL�faermfis.edm{rnds.wa i . Search under permit the number V PLN20160060. LC tilty Contact: Xernen Liars, (426) 771.0220, P I Y ACT NOTICE Q STATE ENVIRONNMMEEI7TA (SEPA) DETERMINATION OF NONSIGNIFICANCE L (� I Y J p�dppAeoncv_ The Clly of Edmcad5Is SEPA toad aggeencyy for lna a"4ad svbdivisran [file NOS. PLN20160080 and P .5,F_ .RjMjft:Wnn: Noll Is hereby given ihal the Cil of Edmonds has Issued a 0BSl3lAalitallon o[ Ly.4n819Di11C$] raider WAC 197-1f-340 [21 fad Ihs etwve "OCL Gale of Isstrarlc� Febrrmry 2, 20t7 SEPA.S: a<N7 �1715 Ql(oi F0Cluary 16, 2017 Appeals muugstt bellife6 inn wdtinnriling the specs c reasons for appeal with the tequited fee to the City of Sdmonds Planning Division, 121 - 501 Ave. N. Edmonds. WA 98020. PuCli5hod: February 2. 2017. EUH1411!�3 +_ 0 Q d �+ (n � d ♦Y i Ilm W 0 r rp O O CD O N Z J d Attachment 9 Packet Pg. 392 7.2.a SNC?HCOMFSH C40UNTY ;WL I I PUB1.1C UTILITY DISFRICT NO. l Kernen Lien City of Edmonds 121 5"' Avenue North Edmonds, WA 98020 Dear Mr. Lien: Providing quality water, power and service at a competitive price that our customers value Reference: Westgate Woods District DR Number: 17-029 February 16, 2017 cyz V �F� . v 1 c80 PI AN N/Afri OE,-, 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, Edward Pride Interim Senior Manager Planning, Engineering, & Technical Services 1802 — 7511 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 10 Packet Pg. 393 7.2.a "commun'itytransit Kernen Lien City of Edmonds 121 5" Ave. N Edmonds, WA 98020 February 3, 2017 Re: Westgate Woods, Permit # PLN20160060_61 Dear Kernen: Emmett Heath, Chief Executive Officer Community Transit appreciates the opportunity to provide comments on long range planning projects and current development proposals being considered by our jurisdictional partners. Because local land use authorities have the greatest impact on our ability to provide transit service, it is our policy to evaluate projects for their compatibility with Community Transit's current operations and Long Range Transit Plan to ensure the agency can continue to provide public transportation and services in an efficient manner throughout Snohomish County. Staff is providing the following comments in response to the SEPA DNS issued for Westgate Wood, (PLN20160060_61). 1. There is an existing bus pullout and stop served by Community Transit route 416 (Edmonds — downtown Seattle commuter route). We request a Type 4 Shelter Pad be included with the Edmonds Way frontage improvements for this development. A schematic of the Type 4 bus pad is attached for your reference. If you have questions, please contact Tony Smith, Capital Transit Planner, at Ton .Smith commtrans.or or (425) 348-2303. 2. If construction of the development requires the bus stop be temporary closed, please have the developer work with Dana Osborn, Transportation Supervisor, at Dana.0sborn commtrans.or or (425) 348-7191. We appreciate receiving the SEPA Determinations, but also request being placed on the list for agencies receiving the Notice of Application and/or notice of pre -application meetings. Although many projects will not impact or be impacted by transit, it's much easier to work with the City and developer at the preliminary application stage when improvements are needed. Thank you for considering our request for a transit pad with the frontage improvements for Westgate Woods. Please feel free to contact me if you have any questions. Siti creiy, y'�C ate Tourtellot, AICP Senior Transportation Planner Community Transit Kate.tourtellot@commtrans.org (425) 348-2314 Enclosure cc: Development Review Group, Community Transit 7100 Hardeson Rd. Everett, WA 98203-5834 oh (425) 348-7100 TTY Relay: 711 Attachment 11 www.communitytransit.org Packet Pg. 394 7.2.a From: coopernwelectric(Ebgmail.com To: Lien, Kernen Subject: Fwd: Sepa determination PLN20160060 , PLN20160061 Date: Saturday, February 04, 2017 7:30:59 PM Sent from my Wad Begin forwarded message: From: coopemwelectric&gmail.com Date: February 4, 2017 at 7:27:32 PM PST To: kernen.liegedmondswa.gov Subject: Sepa determination PLN20160060 , PLN20160061 Hello Kemen , I have a couple of concerns regarding the above notice I received today. 1) The Height variance is not mentioned, what is the total finished height of all the proposed structures ? 2) 228th St SW has no sidewalks on either side of the proposed street access and they are not shown in the plan submitted to me . 3) What provisions are to be made at this location to prevent a vehicle from entering these structures via SR 104 ? I have been a resident of his area for 30+ years this corner has had numerous cars leave the road and crash into the exact spot were this project is located, you can visit this area today and see the fence , curb and structures that have been damaged by these accidents . The state has lowered the speed limit with no result. 4) I also see on the site plan that there is one exit stop sign , along with this if sidewalks will be included there should be " no parking " along 228th as these developments have no provisions for additional parking for guests. 5) At the top of 228th St SW and 96th Ave W there is a three way stop , this is temporary and should be made permanent as traffic will increase from North on 96th Ave W. This is a response to the proposed project, I have no issue with this project other then the concerns listed above and would like to be notified for the public hearing Sincerely , Mark Cooper 22628 96th Ave W Edmonds, WA. 98020 Attachment 12 Packet Pg. 395 7.2.a Sent from my Wad a Attachment 12 Packet Pg. 396 I 7.2.a I C. OF EDMONDS - PLANNING DIVi )N STAFF COMMENT FORM ❑ PW-Engineering Fire ❑ PW -Maintenance ❑ Parks & Rec. ❑ Building Project Number: PLN20160060 PLN20160061 Applicant's Name: WESTGATE WOODS LLC JOHN BISSELL Property Location: 9511— 9513 EDMONDS WAY Date Application Received: 12.29.16 Date Application Routed Zoning: RM-1.5 1.08.17 Project Description: CONSOLIDATED PERMITS FOR ADB REVIEW OUGHT VARIANCE FOR 10- UNIT TOWNHOUSE IN TWO 5-UNIT BLDGS. If you have any questions or need clarification on this project, please contact: Responsible Staff. JEN MACHUGA Name of individual Submitting Comments: Title: 1f y V 111 have reviewed this land use proposal for my department and have concluded that IT WOULD NOTAFFECT 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. Ext. 1224 1 have reviewed this land use proposal for y department and have concluded that IT WOULD AFFECT MY DEPARTMENT, so 1 have provided comments or conditions below or attached. Comments (please attach memo if additional space is needed): The following conditions should be attached to this permit to ensure compliance with the requirements of this department (please attach memo if additional space is needed): Attachment 13 Packet Pg. 397 I 7.2.a I Ci. i OF EDMONDS — PLANNING DIVI.>.JN STAFF COMMENT FORM ❑ PW-Engineering ❑ Fire ❑ PW -Maintenance ❑ Parks & Rec. Building Project Number: PLN20160060 / PLN20160061 Applicant's Name: WESTGATE WOODS, LLC, / JOHN BISSELL Property Location: 9511— 9513 EDMONDS WAY Date Application Received: 12.29.16 Date Application Routed: 1.08.17 Zoning: RM-1.5 Project Description: CONSOLIDATED PERMITS FOR ADB REVIEW a HEIGHT VARIANCE FOR 107 UNIT TOWNHOUSE IN TWO 5-UNIT BLDGS. If you have any questions or need clarification on this project, please contact: Responsible Staff JEN MACHUGA Ext. 1224 Name of Individual Submitting Comments: f W Title: V ul C" C14 c, C-C' Date 1�T��: - �Ij have reviewed this land use proposal for my department and have concluded that IT WOULD NOT AFFECT MY DEPARTMENT so 1 have no comments. My department may also review this project during the building permit process (if applicable) and reserves the right to provide additional comments at that time. ❑ 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): Attachment Packet Pg. 398 7.2.a IllIH1Ius] M_ 01110LVAI Date: September 27, 2017 To: Kernen Lien, Senior Planner From: JoAnne Zulauf, Engineering Technician Subject: PLN20160060/61— Design Review Westgate Woods Multi Family 9511-13 Edmonds Way Engineering has reviewed the design review application for the proposed multi -family buildings for the location of 9511-13 Edmonds Way. Approval of the design review application shall not be interpreted to mean approval of the improvements as shown on the preliminary plans. The information provided is consistent with Title 18 Edmonds Community Development Code & Engineering standards. Compliance with Engineering Division standards will be verified during the building permit process. The comments noted by the Engineering Division in the memo dated May 25, 2017 and Febuary 7, 2017 have been adequately addressed for design review purposes. A complete waiver request was received September 19, 2017 and is currently under consideration by the Public Works Department. The request is to waive the 5 ft minimum width sidewalk requirement to install the new sidewalk in the same footprint as the existing sidewalk with widths between 4 ft and 5 ft. A determination shall be made before October 5, 2017. Traffic impact fees and general facility charges will be assessed at the time of building permit issuance. Thank you. City of Edmonds Attachment 15 Packet Pg. 399 7/28/2017 Gmail - Westgate Woods 7.2.a Westgate Woods Fisher, Steve <Steve.Fisher@edmondswa.gov> To: ' John@johnbissell.com" <john@johnbissell.com> Cc: "Zulauf, JoAnne" <JoAnne.Zulauf@edmondswa.gov> Hi John, john bissell <jba2llc@gmail.com> Thu, Jun 8, 2017 at 4:45 PM Thank you for meeting with me today to discuss the proposed trash collection scenario for the Westgate Woods project. You verified that a trash enclosure would not be necessary as the intent is to have residents subscribe to individual garbage and recycle services. The "hammerhead" layout of the drive aisles on the site plan would provide safe access and egress for the collection trucks to service individual carts. I agreed that you could proceed with this plan and scenario, which follows all of my previous review comments. Steve Fisher Recycling Coordinator Cities of Edmonds & Lynnwood 425-771-0235 Attachment 16 Packet Pg. 400 https://mail.google.com/mail/u/1 /?ui=2&ik=f425adc929&jsver=HFKfDbXmXEw.en.&view=pt&msg=l 5c8a1987cca22b0&q=steve.fisher%