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2019-05-13 Architectural Design Board Packet1.
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o Agenda
Edmonds Architectural Design Board
snl. ynyo COUNCIL CHAMBERS
250 5TH AVE NORTH, EDMONDS, WA 98020
MAY 13, 2019, 7:00 PM
CALL TO ORDER
APPROVAL OF MINUTES
1. Approval of Draft Minutes of April 3, 2019
APPROVAL OF AGENDA
AUDIENCE COMMENTS
MINOR PROJECTS
PUBLIC HEARINGS
CONSOLIDATED PERMIT APPLICATIONS
1. Edmonds Waterfront Center and Waterfront Redevelopment
ADMINISTRATIVE REPORTS / ITEMS FOR DISCUSSION
1. Election of Vice Chair for 2019
ADB MEMBER COMMENTS
ADJOURNMENT
Edmonds Architectural Design Board Agenda
May 13, 2019
Page 1
2.1
Architectural Design Board Agenda Item
Meeting Date: 05/13/2019
Approval of Draft Minutes of April 3, 2019
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:
ADB190403d
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2.1.a
CITY OF EDMONDS
ARCHITECTURAL DESIGN BOARD
Minutes of Regular Meeting
April 3, 2019
Chair Strauss called the meeting of the Architectural Design Board to order at 7:00 p.m., at the City Council Chambers,
250 - 5' Avenue North, Edmonds, Washington.
Board Members Present
Lauri Strauss, Chair
Joe Herr, Vice Chair
Cary Guenther
Tom Walker
APPROVAL OF MINUTES
Staff Present
Kemen Lien, Environmental Programs Manager
Mike Clugston, Senior Planner
Michelle Szafran, Planner
Karin Noyes, Recorder
VICE CHAIR HERR MOVED THAT THE MINUTES OF OCTOBER 3, 2018 BE APPROVED AS
SUBMITTED. BOARD MEMBER GUENTHER SECONDED THE MOTION, WHICH CARRIED
UNANIMOUSLY.
APPROVAL OF AGENDA
The agenda was amended to place the public hearing before the administrative reports and items for discussion.
BOARD MEMBER GUENTHER MOVED THAT THE AGENDA BE ACCEPTED AS AMENDED. BOARD
MEMBER WALKER SECONDED THE MOTION, WHICH CARRIED UNANIMOUSLY.
REQUESTS FROM THE AUDIENCE:
There were no audience comments during this part of the agenda.
MINOR PROJECTS:
No minor projects were scheduled on the agenda.
PUBLIC MEETING: Public Hearing to construct a 10-unit multi -family development (Edmonds Crossing
Apartments) and associated parldng. The site is located at 23830 Edmonds Way and is zoned RM-1.5 (File No.
PLN20180069)
Chair Strauss explained the rules and procedures for the public hearing and then opened the hearing. She asked if any
member of the Board had engaged in communication with opponents or proponents regarding the issues in this design
review matter outside of the public hearing process. All Board Members answered no. Next, Chair Strauss asked if any
member of the Board has a conflict of interest or believes he/she cannot hear and consider the application in a fair and
objective manner. Again, All Board Members answered no. Last, she asked if anyone in the audience objected to any of
Architectural Design Board Meeting
Minutes of Regular Meeting
April 3,2019
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2.1.a
the Board Member's participation as a decision maker in the hearing, and no one raised a concern. At her invitation, all
who wanted to participate in the hearing were sworn in.
Ms. Szafran presented the Staff Report. She explained that the proposal before the Board is a Type III-B decision, and
State Environmental Policy Act (SEPA) review was required. A SEPA determination was issued with the notice of
application, and staff also reviewed the proposal for consistency with ECDC 20.11.030, the Comprehensive Plan Urban
Design Chapter, and the zoning ordinance.
Ms. Szafran provided a map and advised that the subject property is currently zoned Multi -Family Residential (RM-1.5),
and the proposal will meet the density requirements for the zone. The property is located right off of Edmonds Way and
adjacent zoning includes Single -Family Residential (RS-8) and Community Business (CB). The lot is irregular shaped,
and a 15-foot setback is required along Edmonds Way and a 10-foot setback is required along the other two property
boundaries.
Ms. Szafran explained that the height limit in the RM-1.5 zone is 25 feet, with an additional 5 feet if the roof pitch is
4:12 or greater. The proposed building height will meet the height requirement, as the applicant is proposing a 4:12 roof
pitch. The project will include a combination of studio, 1-bedroom and 2-bedroom units, and a total of 16 parking
spaces will be required. At the request of Chair Strauss, Ms. Szafran used the site plan to illustrate the location of the
proposed 16 parking spaces.
Ms. Szafran advised that staff also reviewed the proposal for compliance with the City's landscape requirements and
found that the project would meet the requirements as proposed. She recommended the Board approve the application,
along with the conditions outlined in the Staff Report.
Haynes Lund, Wilson Lund Architects, LLC, provided a picture to illustrate the existing conditions on the site. It is
currently heavily vegetated, and the existing houses are set back from the street. He also provided elevation drawings to
illustrate what the site and each side of the building would look like after construction. He explained that the building
would be located towards the street in order to fit the maximum density within the confines of the small and irregular -
shaped site.
Mr. Lund explained that the irregular roof shapes on the proposed new building resulted from trying to create an orderly
roof plan on an irregular footprint. The roofs are all orthogonal north/south and are sometimes cut off at angles. They
have accepted these odd angles and shapes and made them part of the interest of the building. The perpendicular slopes
and different roof angles are based on the idea of a courtyard scheme. He provided floor plans for all three levels, and
pointed out that each floor would have one 2-bedroom unit and two 1-bedroom units. The ground floor would have an
additional studio apartment, and the roof of the studio unit would become an outdoor activity space.
Mr. Lund advised that the materials proposed for the project are very standard northwest materials (horizontal siding,
exposed wood columns, vinyl windows, etc.) He advised that the trash pickup needed to come off of Edmonds Way,
and creating a driveway with a full turnaround for trash handling would consume about 30% of the site. The proposed
semi -circular driveway was a way around that issue. He noted that there is a concrete medium at this section of
Edmonds Way, so there is no left turns in or out of the site. The semi -circular driveway helps to encourage this flow of
movement.
Mr. Lund advised that all utilities would come to the site from Edmonds Way. The existing power pole at the very north
corner of the site will need to be moved. The existing sidewalk is directly at the curb line, and the new design that will
be implemented for the project has a planting strip along Edmonds Way and the sidewalk is setback. This puts the
existing pole right in the middle of the new sidewalk. He commented that they may not even be able to use the existing
power pole because there is insufficient power for the project. In talking with the Snohomish County Public Utility
District, it is likely that an underground vault will be installed. At this time, he is not sure if both the new vault and
relocation of the power pole will be required. He referred to the floor plan for the ground floor and pointed out the
Architectural Design Board Meeting
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April 3,2019
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2.1.a
location of the utility building where the utilities will come to the site. On the upper floors, this area will become storage
for the apartment units and help provide some privacy for the 2-bedroom units from the parking lot.
Mr. Lund said a storm drainage vault will be located under the parking lot to collect stormwater runoff. The intent is to
provide fairly dense landscaping in front of the patios. The building will be located very close to Edmonds Way, and the
landscaping will provide some privacy for the units.
Jason Anderson, Design Two Four/Two Six, advised that the landscaping in front of the patios will be mostly
native and/or acclimated species, heavily planted to meet the City's landscaping requirements. As proposed, there
will be Type II landscaping on the long side of the triangle, with Type III on the two remaining sides. The goal is
to provide a lot of variation and color, but also more conifer trees than are required by the City.
Mr. Anderson advised that a retaining wall would be constructed along the north/south property line. He
explained that in order to accommodate the space needed for the building and parking, the retaining wall would be
a straight vertical wall on the curb line along the edge of the parking lot. Rather than planting Boston Ivy near the
wall, the intent is to use more dense plantings. Mr. Lund explained that the original design had the wall midway
in the space, but that made it impossible to accommodate trees. The retaining wall will be a maximum of 3 feet in
height and is needed to create a level parking lot on a gently sloping site. The wall will be mostly screened by
plantings.
Mr. Lund advised that there will be a bit of a slope along the south/east property line behind the building. They
will be cutting into the site a bit to try and get to a level building pad. In doing that, there will be a bit of a hump
in the middle of the site. The design at this point looks at doing an ecology block wall that will be put in for
construction and left. The dirt will then be wrapped around it so it will be covered by the plantings when the
project is finished.
Vice Chair Herr commented that, as a builder and designer, the proposed design is very creative given the
irregular site and the pitched roof.
No one in the audience indicated a desire to participate in the hearing, and the public portion of the hearing was
closed.
Board Member Guenther agreed with Vice Chair Herr that the proposed design offers a creative solution for an
awkward site. Board Member Walker commented that he likes that the site will be so heavily landscaped with a
variety of plants.
BOARD MEMBER WALKER MOVED THAT THE ARCHITECTURAL DESIGN BOARD ADOPT THE
FINDINGS, CONCLUSIONS AND ANALYSIS OF THE STAFF REPORT, FIND THE PROPOSAL IS
CONSISTENT WITH THE COMPREHENSIVE PLAN, POLICIES OF ECDC 20.10, DESIGN CRITERIA
OF ECDC 20.11.030, AND ZONING REGULATIONS AND APPROVE THE DESIGN OF THE PROPOSED
MULTI -FAMILY HOMES (FILE NO. PLN20180069) WITH THE FOLLOWING CONDITIONS:
im 1901O&AINMY:11e11M.1O/;7Cei111go]DMIMMI&II/:\/111:3Bel»UY0M;7u11e10111311 No' 1317\; N-410EXETe1:1;-M
2. THE APPLICANT MUST OBTAIN ALL NECESSARY PERMITS. THIS APPLICATION IS
USBJECT TO THE REQUIREMENTS OF THE EDMONDS COMMUNITY DEVELOPMENT
CODE AND IT IS UP TO THE APPLICANT TO ENSURE COMPLIANCE WITH VAROIUS
PROVISIONS CONTAINED IN THESE CODES.
3. STAFF WILL VERIFY COMPLIANCE OF THE PROPOSAL WITH ALL RELEVANT CODES
AND LAND USE PERMIT CONDITIONS THROUGH REVIEW OF BUILDING AND
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April 3,2019
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2.1.a
ENGINEERING PERMITS. MINOR CHANGES TO THE APPROVED DESIGN MAY BE
APPROVED BY STAFF AT THE TIME OF BUIDLING PERMIT WITHOUT FURTHER DESIGN
REVIEW BY THE BOARD AS LONG AS THE DESIGN IS SUBSTANTIALLY SIMILAR TO THAT
ORIGINALLY APPROVED.
CONSOLIDATED PERMIT APPLICATIONS (No Public Participation):
There were no consolidated permit applications.
ADMINISTRATIVE REPORTS/ITEMS FOR DISCUSSION:
Election of Officers
BOARD MEMBER WALKER MOVED THAT BOARD MEMBER HERR SERVE AS CHAIR OF THE
BOARD IN 2019. BOARD MEMBER STRAUSS SECONDED MOTION, WHICH CARRIED
UNANIMOUSLY.
The Board agreed to postpone election of Vice Chair until the newly appointed Board Members were present to
participate.
Update on Architectural Design Board (ADB) Roles
Mr. Clugston provided a chart comparing the Board's current powers and duties found in Edmonds City Code (ECC)
10.05 with the expressed work preferences the Board discussed last fall. He noted that the current powers and duties are
very similar to the Board's expressed preferences of what they actually want to do. The powers and duties were
originally adopted in 1973, and he doesn't know how the Board went from a policy advisory board to a quasi-judicial
decision -making Board. For example, the Board' expressed desire to provide design guidance earlier during the project
review cycle rather than making quasi-judicial decisions at the end of projects when they are typically fully designed is
consistent with ECC 10.05. He reminded them that the City Council has also indicated that they do not want the Board
to continue making quasi-judicial decisions.
Mr. Clugston also provided a flow chart of a hypothetical design review process that would get the Board out of its
decision -making role and put its expertise more at the beginning of the review process. Staff's thought is that Board
Members could participate in pre -application meetings where State Environmental Policy Act (SEPA) review is
required. He explained that in a pre -application meeting, staff from all different departments meet with an applicant to
review tentative plans. Board Members could sit in on these meetings to review the plans and provide input at the
beginning of the process. This would enable them to provide design direction early in the process when their input can
be better applied.
Mr. Clugston explained that, whether design review is done by staff or by the Hearing Examiner, the Board Members
could be called upon for specific input. They could be consulted on an "as needed basis," but they would not be asked to
make the final decision on an application.
Mr. Clugston suggested that the next step in the process would be a joint meeting with the Planning Board to discuss
potential code changes and how the ADB might become more involved in policy -level work. He explained that the
Planning Board handles the bulk of the policy recommendation work right now, and the discussion could focus on how
the ADB's design knowledge might be incorporated into the Planning Board's policy work. The intent would be for the
two Boards to work in parallel.
Board Member Guenther said he is intrigued by the idea of Board Members attending pre -application meetings, but he
asked if the Board would only be invited to participate in meetings when applications trigger SEPA review. Mr.
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April 3,2019
Page 4 of 5
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2.1.a
Clugston explained that, currently, there are two types of pre -application meetings. In formal pre -application meetings,
applicants submit fairly detailed drawings and staff provides written comments back to them. A development review
committee meeting is a higher -level review. He explained that SEPA review was used in the draft flow chart as a
placeholder concept, but the Board could be involved in all pre -application meetings if that is the desire.
Board Member Guenther recalled that when he served on the Planning Board, the ADB was the "color police" of the
City. They also reviewed signage. At some point, all of those responsibilities were cut back, and now they are simply
reviewing projects that are almost complete as far as design. He is interested in the pre -application meeting concept
because it would enable the Board to get involved earlier in the process and have more say in the design.
Chair Strauss suggested that it could be a mandatory requirement that certain members of the ADB attend pre -
application meetings and provide input on projects that trigger SEPA review. For projects that do not require SEPA
review, ADB members could be invited to attend pre -application meetings and provide input, but their attendance would
not be mandatory. Mr. Clugston agreed that is a possible approach.
Mr. Clugston advised that, currently, pre -application meetings are held on Thursday afternoons at 1:30 p.m. and 3:00
p.m., which will make it difficult for Board members to attend. They will need to work out some of these details.
Perhaps a rotating group of Board Members could be assigned to attend the pre -application meetings. He advised that,
currently, the pre -application meetings are scheduled two to three weeks out.
Chair Strauss suggested the Board wait until the new ADB Members are on board before meeting jointly with the
Planning Board. Mr. Lien reported that Mayor Earling has interviewed two candidates and will forward a
recommendation to the City Council for approval on April 16'. Staff will re -advertise the remaining position on the
Board. The intent is to have a full Board in place soon.
Mr. Clugston agreed to set up a joint meeting with the Planning Board in the next month or two. He advised that there
will be three or four applications for design review within the next few months, as well.
ARCHITECTURAL DESIGN BOARD MEMBER COMMENTS:
There were no additional comments from Board Members.
ADJOURNMENT:
The meeting was adjourned at 7:45 p.m.
Architectural Design Board Meeting
Minutes of Regular Meeting
April 3,2019
Page 5 of 5
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7.1
Architectural Design Board Agenda Item
Meeting Date: 05/13/2019
Edmonds Waterfront Center and Waterfront Redevelopment
Staff Lead: Kernen Lien
Department: Planning Division
Prepared By: Kernen Lien
Background/History
See narrative.
Staff Recommendation
Recommend approval for the design review aspects of the Waterfront Center and Waterfront
Redevelopment project to the Hearing Examiner.
Narrative
The City of Edmonds and the Edmonds Senior Center are proposing to redevelop the Edmonds Senior
Center site along with its associated parking and beach access, and to construct an overwater walkway
in front of the Ebb Tide Condominium. The proposed Edmonds Waterfront Center building will be used
by the Edmonds Senior Center to continue providing senior services and programming during weekdays.
In addition to senior services, the new facility will offer expanded community services and programming
provided by the City of Edmonds. The proposed building is approximately 26,300 square feet. The
proposed overwater walkway will connect two existing portions of the Edmonds Marine Walkway to
provide a continuous pedestrian access along the waterfront. Approximately 1,424 cubic yards of fill
and 36 creosote -treated timber piles that make up the existing bulkhead will be removed, and a new
beach access point with pile -supported concrete stairs and ramp will be added within the existing
footprint. The parking lot will be reconfigured, and will incorporate a bioretention planter for water
quality treatment and infiltration.
Five land use applications have been submitted at this time. A conditional use permit (PLN20180039)
for the Senior Center and Park Use, Design Review (PLN20180040), and three Shoreline Substantial
Development Permits for the Waterfront Center Building (PLN20180041), bulkhead and beach
restoration (PLN20180042), and the overwater walkway (PLN20180043).
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 as is the
conditional use permit. Shoreline Substantial Development Permits are Type III -A decisions when a
public hearing is required in accordance with ECDC 24.80.100. Since a public hearing is required for the
conditional use permit, 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 five 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 design review and the
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7.1
conditional use and shoreline permits 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 scheduled for May 23, 2019.
Attachments:
ADB Staff Report with Attachments
Packet Pg. 9
7.1.a
e. 189V
CITY OF E D M OND S
121 5ch Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
PLANNING DIVISION
REPORT & RECOMMENDATION
TO THE ARCHITECTURAL DESIGN BOARD
Project: Edmonds Waterfront Center and Waterfront Redevelopment
File Numbers: PLN20180039 (Conditional Use Permit), PLN20180040 (Design Review),
PLN20180041 (Shoreline Substantial Development Permit — Waterfront Center
Building), PLN20180042 (Shoreline Substantial Development Permit — Bulkhead
and Beach Restoration), and PLN20180043 (Shoreline Substantial Development
Permit -Overwater Walkway)
Date of Report: May 7, 2019
Staff Contact:
Kernen Lien, vir nmental Programs Manager
ADB Meeting: Monday — May 13, 2019 at 7:00 P.M.
Edmonds Public Safety Complex: Council Chambers
250 - 5th Avenue North, Edmonds WA 98020
I. SUMMARY OF PROPOSED ACTION
The City of Edmonds and the Edmonds Senior Center are proposing to redevelop the Edmonds
Senior Center site along with its associated parking and beach access, and to construct an
overwater walkway in front of the Ebb Tide Condominium (Attachments 1 — 6). The proposed
Edmonds Waterfront Center building will be used by the Edmonds Senior Center to continue
providing senior services and programming during weekdays. In addition to senior services, the
new facility will offer expanded community services and programming provided by the City of
Edmonds. The proposed building is approximately 26,300 square feet. The proposed overwater
walkway will connect two existing portions of the Edmonds Marine Walkway to provide a
continuous pedestrian access along the waterfront. Approximately 1,424 cubic yards of fill and 36
creosote -treated timber piles that make up the existing bulkhead will be removed, and a new beach
access point with pile -supported concrete stairs and ramp will be added within the existing
footprint. The parking lot will be reconfigured, and will incorporate a bioretention planter for water
quality treatment and infiltration.
Five land use applications have been submitted at this time. A conditional use permit
(PLN20180039) for the Senior Center and Park Use, Design Review (PLN20180040), and three
Shoreline Substantial Development Permits for the Waterfront Center Building (PLN20180041),
bulkhead and beach restoration (PLN20180042), and the overwater walkway (PLN20180043).
Packet Pg. 10
7.1.a
File Nos. PLN20180039 - PLN20180043
Waterfront Center and Waterfront Redevelopment
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 as is the conditional use permit. Shoreline Substantial Development Permits are Type III -
A decisions when a public hearing is required in accordance with ECDC 24.80.100. Since a public
hearing is required for the conditional use permit, 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 five 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 design review and the
conditional use and shoreline permits 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 scheduled for May 23, 2019.
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. Applicants: City of Edmonds and Edmonds Senior Center
2. Owner: City of Edmonds
3. Location: The proposed Edmonds Waterfront Center building will be on parcel
27032300104200 located at 220 Railroad Avenue in Edmonds, Washington. The overwater
walkway will be constructed within a City -owned easement (AFN 8311070085) on the
beach in front of the Ebb Tide Condominiums located at 200 Beach Place in Edmonds,
Washington. The overwater walkway will connect to the existing Edmonds Marine Walkway
to the south on parcel 27032300415300. To the north of the bulkhead removal, portions of
the adjacent parcels (27032300104400) and a City of Edmonds easement (AFN
8101160178) will be modified to connect the Edmonds Marine Walkway to the new
promenade.
4. Zoning: Commercial Waterfront (CW), subject to Chapter 16.55 ECDC (Attachment 8).
5. Existing Use: Approximately 20,500 square foot senior center and associated parking.
6. Proposed Use: New approximately 26,300 square foot Edmonds Waterfront Center building
that will be used by the Edmonds Senior Center to continue providing senior services and
programming during weekdays. In addition to senior services, the new facility will offer
expanded community services and programming provided by the City of Edmonds. The
proposed overwater walkway will connect two existing portions of the Edmonds Marine
Walkway to provide a continuous pedestrian access along the waterfront.
7. Process: The conditional use and design review of the project are Type III-B decisions while
the shoreline permits are Type III -A decision. The five 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
Page 2 of 22
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7.1.a
File Nos. PLN20180039 - PLN20180043
Waterfront Center and Waterfront Redevelopment
Examiner who will make the decision on the design review, conditional use and the three
shoreline permits following a public hearing. 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 scheduled for May 23, 2019.
B. SEPA THRESHOLD DETERMINATION
Review under the State Environmental Policy Act (SEPA) is required for this project because the
proposed overwater walkway is on lands covered by water and the proposed building exceeds
4,000 square feet of new commercial area and include over 20 parking stalls. After following
the Optional DNS process in WAC 197-11-355 and the threshold determination process of WAC
197-11-300, the City of Edmonds issued a Determination of Nonsignificance (DNS) on April 26,
2019.
C. NOTICE
A "Notice of Application and Optional Determination of Nonsignificance" 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 July 24, 2018. This notice was also mailed to
property owners within 300 feet of the site using an adjacent property owners list provided by
the applicant and published in the Everett Herald on July 24, 2018. The comment period for
the Notice of Application ran for 30 days and ended on August 23, 2018. A Notice of Public
Hearing (which included a notice of the Architectural Design Board meeting) 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 May 6, 2019. This notice was also
mailed to property owners within 300 feet of the site using an adjacent property owners list
provided by the applicant and published in the Everett Herald on May 6, 2019.
D. PUBLIC COMMENTS
To date, no written public comments relevant to the design review aspects of the proposal have
been received. Comments have been received regarding potential environmental impacts of
the overwater walkway portion of the project. These comments will be addressed in the staff
report to the Hearing Examiner.
E. 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 11). 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). The Building Division also noted elements that will need to be addressed in a
Page 3 of 22
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7.1.a
File Nos. PLN20180039 - PLN20180043
Waterfront Center and Waterfront Redevelopment
geotechnical report given the sites potential for liquefaction. Buildings comments are provided
in Attachment 12.
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 (Attachment 13).
F. NATURAL ENVIRONMENT
1. Topography_: The subject site is relatively level.
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. CRA20180113 for the
parcel containing the proposed development site. The critical area determination found the
site to contain or be adjacent to frequently flooded areas, geologically hazardous areas
(seismic hazard), and fish and wildlife habitat conservation areas (Puget Sound).
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.E 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. The City of Edmonds has determined
that all development applications within the Coastal High Hazard Areas 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.P. This also has implications
for height calculations which are discussed below in Section II.1.1.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.
Fish and Wildlife Habitat Conservation Area: A significant amount of analysis has been
conducted on the projects impact an benefits on the fish and wildlife habitat conservation
areas. The applicants have provided a critical area report and biological evaluation of the
project. Additionally, the National Marine Fisheries Service issued a biological opinion
which determined the project would not likely jeopardize endangered species or designated
critical habitat. The environmental aspects of the proposal will be reviewed by the Hearing
Examiner in conjunction with the shoreline permit review.
4. Shoreline: The subject site is located within the Urban Mixed Use II shoreline designation of
the Shoreline Master Program while portions of the overwater walkway is located in the
Aquatic I shoreline environment (Attachment 9). Due to the project's location within
shoreline jurisdiction, 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
scheduled for May 23, 2019.
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G. NEIGHBORHOOD CHARACTERISTICS
This property is located in the Commercial Waterfront (CW) zone. The adjacent sites to the
north and south of the subject site are also zoned Commercial Waterfront (CW). The railroad
right-of-way is direct east of the site with properties zoned Community Business (BC). Olympic
Beach Park is located on the southern end of the over water walkway which is zoned Public (P).
Development on the adjacent include the twenty -unit Ebb Tide condominiums to the south and
an office building on the parcel to the north. To the east of the subject site (on the opposite
side of the BNSF railroad) is the Salish Crossing complex which is developed with a mix of
commercial uses including restaurants, a museum, and a distillery. A zoning map is provided for
reference as Attachment 8.
H. COMPREHENSIVE PLAN
The Comprehensive Plan designation for this site is "Shoreline Commercial" 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 "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.6 Provide greater residential opportunities and personal services within the downtown,
especially to accommodate the needs of a changing population.
Downtown/Waterfront Area Goal B. Continue to plan for and implement improvements in the
downtown/waterfront area that resolve safety conflicts while encouraging multi -modal
transportation and access to the waterfront.
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B.1 Future development along the waterfront should support the continuation and compatible
design of three regional facilities: Edmonds Crossing at Pt. Edwards, the Port of Edmonds;
and the regional parks, beaches and walkways making up the public shoreline.
B.2 Plan for improvements to resolve transportation and safety conflicts in the
downtown/waterfront area.
B.3 Provide a more efficient transportation system featuring improved bus service, pedestrian
and bicycle routes, and adequate streets and parking areas.
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. Provide incentives to encourage
adaptive reuse as an alternative to redevelopment of historic structures in order to preserve
these resources. These historic structures are a key component of the small town character
of Edmonds and its economic viability. Height limits that reinforce and require pedestrian -
scale development are an important part of this quality of life, and should be implemented
through zoning regulations and design guidelines.
D.2 Gradually remove large and inadequately landscaped paved areas and provide for green
infrastructure.
D.3 Provide pedestrian -oriented amenities for citizens and visitors throughout the
downtown/waterfront area, including such things as:
• Weather protection,
• Street trees and flower baskets,
• Street furniture,
• Public art and art integrated into private developments,
• Pocket parks,
• Signage and other way finding devices,
• Restrooms.
D.4 Strive for the elimination of overhead wires and poles whenever possible.
D.5 Coordinate new building design with old structure restoration and renovation
D.6 Develop sign regulations that support the pedestrian character of downtown, encouraging
signage to assist in locating businesses and public and cultural facilities while discouraging
obtrusive and garish signage which detracts from downtown pedestrian and cultural
amenities.
D.7 Provide lighting for streets and public areas that is designed to promote comfort, security,
and aesthetic beauty while being appropriate for its location.
D.8 Building design should discourage automobile access and curb cuts that interfere with
pedestrian and bicycle activity and break up the streetscape. Encourage the use of alley
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entrances and courtyards to beautify the back alleys in the commercial and mixed use areas
in the downtown area.
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 Shoreline Commercial
designation:
Shoreline Commercial. The waterfront, west of the railroad tracks between the public beaches
and the Port (currently zoned CW). Consistent with the City's Shoreline Master Program, this
area should allow a mix of public uses, supporting commercial uses, and water -oriented and
water -dependent uses. Building heights shall be compatible with the goal of achieving
pedestrian scale development while providing incentives to encourage public view corridors.
Roof and building forms should be an important consideration in design guidelines for this area,
because of its high sensitivity and proximity to public open spaces. Redevelopment should result
in singular, landmark buildings of high quality and sustainable design which take advantage of
the visibility and natural environment of their location, and which contribute to the unique
character of the waterfront. Pedestrian amenities and weather protection must be provided for
buildings located along public walkways and street fronts.
(Comprehensive Plan, page 56)
The Community Culture and Urban Design Element of the Comprehensive Plan provide general
design guidance intended to provide a set of tools for the City to use to guide development to
result in high quality, well -designed, and sensitive projects that reflect the values of the citizens
of Edmonds. These general design guidelines are analyzed below.
Design Objectives for Site Design. The development of parking lots, pedestrian walkways and
landscaping features is an integral part of how a building interacts with its site and its surrounding
environment. Good design and site planning improves access by pedestrians, bicycles and
automobiles, minimizes potential negative impacts to adjacent development, reinforces the character
and activities within a district and builds a more cohesive and coherent physical environment.
A.1 Vehicular Access. Reduce the numbers and width of driveways (curb cuts) in order to improve
pedestrian, bicycle and auto safety.
Findings: The proposed development would not increase the number of curb cuts, though the
southernmost drive will be relocated further south. The number of driveways is the minimum
necessary for vehicular circulation and ingress/egress. The driveway widths is the minimum set
by the development code for driveway width. Several formal and informal pedestrian circulation
routes are being provided for access to site amenities.
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.
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Findings: Due to the unique and special nature of the context, i.e. Puget Sound as a significant natural
feature, the proposed Edmonds Waterfront Center is sited adjacent to the Marine Walkway to
optimize public access to and views of the adjacent waterfront shoreline. Site design strategies
include placing a majority of the parking stalls to the side (north) of the building to minimize its
presence as much as possible and to maximize the public view corridor.
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.
Findings: There is an existing bus stop being preserved that provides a public transit connection to
the site. A new walkway will provide a safer means to cross the parking lot and reach the new
building entrance, from the bus stop. Pedestrian circulation along the waterfront will be
improved with a new walkway over water that will close a missing link for the Edmonds Marine
Walkway and improve universal access and pedestrian circulation along the waterfront. Two
ADA accessible pedestrian routes provide connection from the sidewalk on the street to the new
Waterfront Center, the Marine Walkway, and the shoreline. The sidewalk along the street is
being improved and expanded to provide safer, and a more aesthetically pleasing pedestrian
route along Railroad Avenue with new ADA curb ramps.
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.
Findings: The design incorporates several elements that help signal the location of the entry including
signage, entry canopy, recessed fagade, aluminum storefront glazing, adjacency to primary
pedestrian circulation path through the site, and an adjacent stone mass wall.
A.5 Setbacks. Create and maintain the landscape and site characteristics of each neighborhood area
and provide a common street frontage tieing 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.
Findings: The landscaped setbacks from the street and the shoreline are consistent with the setbacks
and landscaping enhancements of adjacent buildings. There is an appropriate setback of the
building from the public street, providing a sufficient and graceful transition from the street for
safely navigating the elevation rise from Railroad Avenue to the building entry.
A.5 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.
Findings: While not a residential setting, the proposed development creates spaces that enhance the
visual attributes of the site and provides multiple places for interaction, play, seating and 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.
Findings: Changes in cladding, canopies and recesses in the building provide wayfinding of pedestrian
access to the building. The 2-story glass walls at both main entries (at the east elevation and at
the curving curtainwall at northwest corner of the building) inspire curiosity and act as
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wayfinding beacons from the land and from the Sound. The vending window on the north
elevation will further activate the north side of the building, encouraging people to approach the
building for refreshments that they can enjoy in the community lounge while learning about the
variety of community events, classes, etc. available to the public. A project goal is to encourage
intergenerational gathering and interactions. The materiality, forms and colors give the building
individual character without standing out contextually.
A.8 Weather Protection. Provide covered walkways and entries for pedestrian weather protection.
Findings: The entry and exit doors for the building are all under cover. Additionally the roof extends
over an outdoor patio area at the northwest corner of the building, which also offers weather
protection for an outdoor seating area.
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.
Findings: The exterior lighting design addresses these basic requirements. Additionally the lighting
will highlight design elements of the building including wall -washing the "Edmonds Waterfront
Center" sign adjacent to the main entry and uplighting the wood soffit at the main roof overhang
to communicate the civic nature of the building. Exterior luminaires not necessary for safety and
security will be controlled by time clocks and/or other lighting control devices to allow for
dimming or turning off when note needed.
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.
Findings: The signage is designed to be functional, visible, aesthetically modern, and
clean/uncluttered, which is commensurate with the building type. The letters will be simple
metal stand-off type with the cladding continuous behind, providing clear communication and
wayfinding.
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.
Findings: The outdoor components of the HVAC system will not be visible. They are located at the
ground level behind screening at the south end of the building and will comply with ECDC 5.30
Noise Abatement and Control. There is a transformer near the southern driveway, which due to
PUD clearance requirements, will be visible from street view. Efforts have been made to screen
the transformer as much as possible. Some landscaping is provided on the north side of the
transformer and a fence is located along the southern property boundary. A trash enclosure is
provided near the southern property boundary behind the PUD transformer. The trash
enclosure will be surrounded by a fence and landscaping.
A.12 Integrating Site Features. Integrate natural landscape features and unique landforms — such as
rocky outcroppings or significant trees — into site design whenever possible.
Findings: By removing the existing bulkhead and associated parking, this project is creating an
opportunity for a beach restoration area to integrate the natural shoreline landscape with the
modified Marine Walkway. There are several significant trees in the existing parking area, but
they are not possible to preserve, given the grading requirements of the project.
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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.
Findings: The project's compliance with the applicable landscaping requirements of ECDC 20.13 is
discussed in greater detail in Section HIS of this report. The proposed landscaping will help
screen and buffer the adjacent parking and driveway from the commercial property to the north
as well Railroad Avenue to the east. Native plantings and bioretention areas are being used in
the streetscape and parking lot area. The southern property line will have a curb and wood fence
to provide screening from the adjacent parking of that residential property.
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
ore an important part of Edmonds character and urban form.
A.14 Building Form. Encourage new construction to avoid repetitive, monotonous building forms.
Findings: The form of the building employs rhythm rather than repetition to avoid monotony.
Repeating facade motifs are employed to unify the design. The elements surrounding each motif
vary, and the motifs are not repeated to the extent that they become tiresome. Each fagade is
unique but is part of a whole that is unified by material, color, texture and detail.
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.
Findings: The mass of the building has been segmented into a harmonious arrangement of individual
facades, which individually reflect the spaces they serve, while maintaining a consistent and
unified aesthetic through materials, detailing, motifs and visual alignments. The facades are
composed as panels of cladding with vertical proportions to offer counterpoint to, and break up,
the horizontal massing of the building. Additionally horizontal canopy elements and horizontal
mullion alignments signal entry and break the verticality of the building into human scale
elements.
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.
Findings: The roof is a low -slope shed roof, interrupted by parapets in three locations to avoid a
monotonous roof form and create vertical elements that balance and complement the
horizontality of the roof.
The depth and rhythm of the exposed beams supporting the roof eaves signal differing
programmatic elements within:
■ Beams at the East Elevation are smaller and spaced more frequently where smaller office,
bathroom and conference room spaces are within, and:
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■ Beams at the West Elevation are larger and spaced further apart where the larger multi-
purpose, banquette and lounge rooms are located
Translucent canopy roofs at the Banquet Room allow ambient light to pass through but protect
the glazing from direct light.
The canopy roofs at the east elevation are employed to signal entry, provide cover and provide
tertiary horizontal elements contributing to compositional hierarchy of building elements.
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.
Findings: The facade of the building can be thought of as hierarchical layers of materiality, from those
of large mass and area to those which are lighter and of human scale. This gives the project
depth, visual interest, and communicates the program/intent of the spaces beyond. The
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.
Findings: The facades are composed as panels of cladding with vertical proportions to offer
counterpoint to, and break up, the horizontal massing of the building. Repeating facade motifs
are employed to unify the design. The elements surrounding each motif vary, and the motifs are
not repeated to the extent that they become tiresome. Each facade is unique but is part of a
whole that is unified by material, color, texture and detail.
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.
Findings: The fenestration scheme, which is generally configured in an AIBIA pattern consists of
square and golden rectangle proportions where possible. Additionally, the datums of the
transom windows visually continue across the cladding elements as a subtle horizontal unifier
and contribute to integrated harmony of the facade.
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.
Findings: The facades are composed as panels of cladding with vertical proportions to offer
counterpoint to, and break up, the horizontal massing of the building. Repeating facade motifs
are employed to unify the design. The elements surrounding each motif vary, and the motifs are
not repeated to the extent that they become tiresome. Each facade is unique but is part of a
whole that is unified by material, color, texture and detail.
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In addition to the general design objectives, the Comprehensive Plan also provided more specific
design objectives for the downtown area addressing site design, building form, and building fagade
are provided in the Comprehensive Plan.
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 increase the number of curb cuts, though the
southernmost drive will be relocated further south. The number of driveways is the minimum
necessary for vehicular circulation and ingress/egress. The driveway widths is the minimum set
by the development code for driveway width. Several formal and informal pedestrian circulation
routes are being provided for access to site amenities.
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: Due to the unique and special nature of the context, i.e. Puget Sound as a significant
natural feature, the proposed Edmonds Waterfront Center is sited adjacent to the Marine
Walkway to optimize public access to and views of the adjacent waterfront shoreline. Site design
strategies include placing a majority of the parking stalls to the side (north) of the building to
minimize its presence as much as possible and to maximize the public view corridor.
Pedestrian access within the site and from the Railroad Avenue is improved with a new walkway
between the main entrance of the new building and the existing bus stop. Frontage
improvements will align with sidewalks to the north and south of this property. Truncated
domes will be provided at all locations where vehicular and pedestrian circulation cross. ADA
accessible pedestrian routes are being provided from the street to all site amenities. ADA curb
cut ramps are being provided at all driveway entrances. Pedestrian circulation routes will be
indicated with signage.
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 building entries are easily recognizable through fenestration, modulation in the facade,
canopy elements, materiality and signage. The entries are located at grade and accessible.
BA 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.
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Findings: The proposed Edmonds Waterfront Center is placed on site in a similar fashion to adjacent
developments to create a common street frontage. Site amenities and enhancements, including
the restored beach, new portion of Marine Walkway and outdoor siting area enhance the visual
attributes of the proposed development and encourage outdoor interaction. Open spaces are
provided at the restored beach, Marine Walkway and outdoor seating area. Easy pedestrian
access to the beach is provided at the restored beach area.
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 300 feet wide. The proposed building is approximately 150 feet
wide and placed on the southern portion of the property eight feet from the southern property
boundary leaving a 140-foot view corridor on the northern portion of the property. This is
approximately 46% of the parcel and thus consistent with 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
vicinity. The proposed structure is a two-story building within the 30-foot height limit of the CW
zone. The form, massing, proportions and materiality of the proposed building make reference
to (but don't replicate) the "Northwest Regional Style" which was popularized by notable
northwest architects Paul Thiry and John Yeon between 1935 and 1960. The style consists of use
of unpainted wood, exposed wood beams, extensive use of glass, low-pitched roofs with
overhanging eaves and minimal decoration.
B.6 Weather Protection. Provide a covered walkway for pedestrians traveling along public sidewalks
or walkways.
Findings: The entry canopy provides protection for pedestrians when waiting for pickup. The large
covered terrace at the northwest corner of the building provides protection from inclement
weather while providing an ocean view. The public sidewalks are at the street and along the
waterfront and will not be covered due to the nature and location of the 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.
Findings: The signage letters will be individual, simple metal stand-off type, with no "face of sign"
that would be broadly lit. Lighting will be either indirect or from below. The aesthetics of the
lettering will be clean and modern, commensurate with the aesthetics of the proposed building
design.
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.
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Findings: The subject property is not located within the 4th Avenue Arts Corridor. Public art is part of
the proposed landscape and will be celebrated through artistic treatment of walking surfaces,
vertical elements at entrances, natural stone pieces as informal seating along the Marine
Walkway, and artistic design of all grated elements that are part of the proposed over -water
walkway.
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 two story building consistent with the 30-foot height limit of the
CW zone. The fagade of the building contains hierarchical layers of materiality, from those of
large mass and area to those which are lighter and of human scale. This gives the project depth,
visual interest, and communicates the program/intent of the spaces beyond.
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.
Findings: The mass of the building has been segmented into a harmonious arrangement of individual
facades, which individually reflect the spaces they serve, while maintaining a consistent and
unified aesthetic through materials, detailing, motifs and visual alignments.
B.11 Building Fagade. Provide a human scale streetscape, breaking up long fagades 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 facades are composed as panels of cladding with vertical proportions to offer
counterpoint to, and break up, the horizontal massing of the building. Additionally horizontal
canopy elements and horizontal mullion alignments signal entry and break the verticality of the
building into human scale elements.
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 project site is not located within the downtown retail or mixed commercial district.
Staff finds the proposal is consistent with the above goals and design objectives of the
Comprehensive Plan.
I. 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. The Senior Center site is identified as a regional park in the
City's Parks, Recreation, and Open Space Plan. Pursuant to ECDC 16.55.010.C, regional
parks and community parks without a master plan are a secondary use requiring a
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conditional use permit. The applicants have applied for a conditional use permit which will
be heard by the Hearing Examiner on May 23, 2019.
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 new Waterfront Center structure is
located more than 16 feet back from the bulk, so is compliant with the 15-foot setback
requirement. The Shoreline Master Program allows the parking setback to be reduced a
maximum of 20 feet if a public walkway or publicly accessible open space is provided
waterward of the bulkhead. The reconfigured parking is located approximately 45 feet
from the seawall and ordinary high water mark. The hearing examiner will review whether
the reduced parking setback is compliant with reduced setback allowance in
ECDC 24.60.080.D.2.
Height: The maximum allowed height in the CW zone is 30 feet. The elevation views on
Sheets A3.1 and A3.2 of Attachment 1 indicate the structure will be 29.5 feet tall to the top
of the roof.
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 14, 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.
2. 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 gross floor area of 27,899 (including outdoor areas used for the same use) at
total of 56 parking spaces are required. Seventy parking spaces are proposed, so the proposal
exceeds the minimum number of required on -site parking stalls.
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Waterfront Center and Waterfront Redevelopment
3. ECDC 20.11 General Design 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 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.
3. Mechanical equipment or other utility hardware on the roof, grounds or buildings should
be screened from view from the street level,
Findings: Rooftop equipment shown on the elevation views include a kitchen exhaust
fan and roof vent. As demonstrated in Attachment 7, none of the roof top equipment
will be visible from street view. There is a transformer near the southern driveway,
which due to PUD clearance requirements, will be visible from street view. Efforts have
been made to screen the transformer as much as possible. Some landscaping is
provided on the north side of the transformer and a fence is located along the southern
property boundary.
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,
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v. The use of multiple materials,
Findings: The mass of the building has been segmented into a harmonious arrangement of
individual facades, which individually reflect the spaces they serve, while maintaining a
consistent and unified aesthetic through materials, detailing, motifs and visual alignments.
The facades are composed as panels of cladding with vertical proportions to offer
counterpoint to, and break up, the horizontal massing of the building. Additionally
horizontal canopy elements and horizontal mullion alignments signal entry and break the
verticality of the building into human scale elements.
5. All signs should conform to the general design theme of the development.
Findings: The signage letters will be individual, simple metal stand-off type, with no "face of
sign" that would be broadly lit. Lighting will be either indirect or from below. The aesthetics
of the lettering will be clean and modern, commensurate with the aesthetics of the
proposed building design.
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 pavement.
Substantial cut and fill will be required for the removal of the bulkhead and beach
restoration. Approximately 3,841 square feet of existing parking lot and substrate
associated with the bulkhead will be excavated. Beach restoration and construction of
public access stairs and a ramp will be provided with the area of the bulkhead removal.
Beach restoration will consist of placing large woody debris, boulders, and
approximately 1,210 yards of clean, fish -mix gravels and sand for beach nourishment.
Additionally, approximately 2,150 cubic yards of fill is required in order to raise the
finished floor of the building above the base flood elevation.
2. Landscape treatment shall be provided to enhance the building design and other site
improvements.
Findings: The project's compliance with the applicable landscaping requirements of
ECDC 20.13 is discussed in greater detail in Section II.J.5 of this report. The proposed
landscaping and beach restoration 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. With the subject proposal,
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landscaping within the interior parking area will be improved. Additionally, street trees
and landscaping adjacent to Railroad Avenue 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: A trash enclosure is provide near the southern property boundary behind the
PUD transformer. The trash enclosure will be surrounded by a fence and landscaping.
6. All screening should be effective in the winter as well as the summer.
Findings: The screening of the trash enclosure and PUD transformer will be effective
throughout the year 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.
B. 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 (Sheets E0.1— E2.3 of Attachment 1).
The proposed site lighting will provide only the minimum light needed for safety and
security. Light trespass will be controlled with shielded fixtures and directing fixtures away
from sensitive areas. The light fixtures are compatible with the proposed building
architecture as well as existing parking light poles.
Staff finds the proposal is consistent with design guidelines contained within ECDC
20.11.030. B.
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 new Edmonds Waterfront Center will be consistent with existing and
planned character of the nearby area. The community -based facility continues the low-
rise massing of the area to preserve views and places the new structure set back from
the Railroad Avenue property line consistent with existing contextual buildings. Public
access to the shoreline is also provided and enhanced which supports the city's goal for
the Edmonds waterfront. The proposed public and semi-public landscape areas are
consistent with the adjacent site character.
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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: Street furniture will match existing benches, light standards, utility poles, and
planters. The existing bus shelter will be salvaged and re -used. Lights along Railroad
Ave. will be preserved. Two existing parking light poles will be salvaged and re -used
with all new poles selected specifically to match.
Staff feels the proposal is consistent with design guidelines contained within ECDC
20.11.030.C.
4. 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 8). Properties immediately adjacent to the
project site are commercially -zoned, and there are no immediately adjacent residentially -zoned
properties. The Ebb Tide condominiums directly south of the site is a nonconforming residential
development.
Type III landscaping is required along the southern and northern property boundaries, Type IV
landscaping adjacent to the street frontage and Type V landscaping within the parking area.
The applicant's landscaping plan is included in Attachment 2.
A. ECDC 20.13.030.0 describes Type III landscaping as:
Type 111 Landscaping. Type III landscaping is intended to provide visual separation of uses
from streets, and visual separation of compatible uses so as to soften the appearance of
streets, parking areas and building elevations.
1. Evergreen and deciduous trees, with no more than 50 percent being deciduous, a
minimum of six feet in height, and planted at intervals no greater than 30 feet on center;
and
2. If planted to buffer a building elevation, shrubs, a minimum of three and one-half feet in
height, and living ground cover planted so that the ground will be covered within three
years, or
3. 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.
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The existing landscaping along the northern property boundary is being retained to provide
a visual separation between the subject property and the development to the north. While
the existing trees are not 50% evergreen, retaining the existing landscaping is consistent
with ECDC 20.13.020.0 and apart from the evergreen/deciduous tree ratio, the land existing
landscaping generally complies with the Type III design and intent. Along the southern
property boundary a 6-foot tall opaque fence is being provided consistent with ECDC
20.13.030.C.3.c.
B. ECDC 20.13.030.D 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.
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 eastern project boundary adjacent to Railroad
Avenue. 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 Railroad is also proposed to include a
variety of shrubs and ground cover. The proposed landscaping along the eastern side of the
site will provide a visual separation and soften the appearance of the building and parking
area when viewed from the street.
Staff finds the proposed landscaping along the eastern side of the project site is consistent
with the intent and requirements of Type IV landscaping and
C. 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
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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.
The proposal includes 70 on -site parking spaces, which pursuant to ECDC 20.13.030.E.1.c
would require 1,680 square feet of Type V landscaping (based on a ratio of 24.5 square feet
per parking space). The bioretention cell in the center of the parking lot along provides
approximately 1,700 square feet of landscaping. This together with the other landscaping
in the parking lots meets the requirement for Type V landscaping.
Staff finds the proposal to be consistent with the Type V landscaping requirements of
ECDC 20.13.030.D.
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 Waterfront Center and Waterfront Redevelopment Project to the Hearing
Examiner.
IV. ATTACHMENTS
1. Waterfront Center Building Design Review Plans
2. Site Development Plans
3. Applicant Design Standards Statement
4. Applicant Land Use Statement — Marine Walkway
5. Applicant Land Use Statement — Edmonds Waterfront Center
6. Applicant Land Use Statement — Walkway Over Water
7. Building View from Railroad Avenue
8. Zoning and Vicinity Map
9. Shoreline Environments Map
10. Aerial Photo
11. South County Fire Comments
12. Building Division Comments
13. Engineering Compliance Memorandum
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7.1.a
14. Frequently Flooded Area Determination
V. PARTIES OF RECORD
City of Edmonds
121— 51h Ave North
Edmonds, WA 98020
Carrie Hite
Director of Parks, Recreation and
Cultural Services
City of Edmonds
700 Main Street
Edmonds, WA 98020
John Yip
Hecker Wakefiled & Feilberg P.S.
321 First Avenue West
Seattle, WA 98119
File Nos. PLN20180039 - PLN20180043
Waterfront Center and Waterfront Redevelopment
Daniel Johnson
Edmonds Senior Center
220 Railroad Avenue
Edmonds, WA 98020
Larry Hope
200 Beach Place, #401
Edmonds, WA 98020
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EDMONDS WATERFRONT CENTER
7.1.a
ABBREVIATIONS
<
Angle
F.D.C.
Fire Department Connection
N.T.S.
Not to Scale
@
At
EXT.
Exterior
OA.
Overall
A.B.
Anchor Bolt
F.B.
Flush Beam
OBS.
Obscure
A.C.T.
Acoustical Ceiling tile
F.D.
Floor Drain
O.C.
On Center
ADJ.
Adjustable
FDN.
Foundation
O.D.
Outside Diameter
ADD.
Additional
F.E.
Fire Extinguisher
OPP.
Opposite
A.F.F.
Above Finish Floor
FIN.
Finish
O.S.B.
Oriented Strand Board
ALT.
Alternate
FL.
Floor
P.L., R
Property Line
ALUM.
Aluminum
F.0.I.C.
Furnished by Owner
PL.
Plate
APPROX.
Approximate
Installed by Contractor
P.LAM.
Plastic Laminate
ARCH.
Architectural
F.O.S.
Face of Stud
PLYWD.
Plywood
AUTO.
Automatic
F.R.P.
Fiberglass Reinforced Panel
PR.
Pair
BM.
Beam
FT or FTG.
Feet, Foot or Footing
P.R.V.
Pressure Reducer Valve
BLDG.
Building
GA.
Gauge
P.S.F.
Pounds per Square Foot
BLKG.
Blocking
GALV.
Galvanized
P.S.I.
Pounds per Square Inch
BSMT.
Basement
GL.
Glass or Glazing
P.S.L.
Paralell Strand Lumber
BOT.
Bottom
G.L.B.
GlueLam Beam
P.T.
Pressure Treated
B.O.F.
Bottom of Footing
G.M.M.U.
Glass Mesh Morter Unit
R.
Riser
CAB.
Cabinet
G.W.B.
Gypsum Wall Board
RAD.
Radius
C.B.
Catch Basin
H.B.
Hose Bibb
REINF.
Reinforced, Reinforcing
CFM.
Cubic Feet per Minute
H.C.
Hollow Core
REQ'D.
Required
Center Line
HDR.
Header
REV.
Revision
CLG.
Ceiling
HD.WD.
Hard Wood
R.O.
Rough Opening
CLOS.
Closet
HDW.
Hardware
S.A.M.
Self Adhering Membrane
CLR.
Clear
H, HGT
Height
S.C.
Solid Core
C.M.U.
Concrete Masonry Unit
H.M.
Hollow Metal
S.D.
Smoke Detector
C.O.
Cleanout
HORIZ.
Horizontal
S.F.
Square Foot or Feet
COL.
Column
HTR.
Heater
S.GL.
Safety Glass
CONC.
Concrete
H.V.A.C.
Heating, Ventilation
SHT.
Sheet
CONT.
Continuous
and Air Conditioning
SIM.
Similar
CTR
Center
H.W.
Hot Water Tank
S&P
Shelf and Pole
C.T.
Ceramic Tile
IBC
International Building Code
SPEC.
Specification
CU
Cubic
I.D.
Inside Diameter
SQ.
Square
d
Penny (nails)
IN or"
Inch, Inches
STD.
Standard
D.
Dryer or Depth
INSUL.
Insulation
STOR.
Storage
DBL.
Double
INT.
Interior
T.
Tread or Thickness
DET.
Detail
LAV.
Lavatory
TEL.
Telephone
D.F.
Douglas Fir
LB.
Pound
T&G
Tongue and Groove
DIA.
Diameter
L.F.
Linear Feet
T.K.
Tight Knot
DIM.
Dimension
L.S.
Lightswitch
T.O.C.
Top of Concrete
DN.
Down
L.S.L.
Laminated Strand Lumber
T.O.W.
Top of Wall
DR.
Door
L.V.L.
Laminated Veneer Lumber
TYP.
Typical
D.S.
Downspout
MATL.
Material
U.N.O.
Unless Noted Otherwise
DW.
Dishwasher
MAX.
Maximum
V.C.T.
Vinyl Composition Tile
DWG.
Drawing
MECH.
Mechanical
VERT.
Vertical
DWR.
Drawer
MET.
Metal
V.G.
Vertical Grain
(E), EXIST.
Existing
MFR.
Manufacturer
V.I.F.
Verify in Field
EA.
Each
MIN.
Minimum
W.
Washer or Width
E.J.
Expansion Joint
MISC.
Miscellaneous
W/
With
EL., ELEV.
Elevation
M.O.
Masonry Opening
WD
Wood
ELEC.
Electrical
N.
North
W/0
Without
E.O.
Electrical Outlet
(N)
New
W.R.
Water Resistant
EQ.
Equal
N.I.C.
Not In Contract
W.R.B.
Weather Resistant Barrier
EQUIP.
Equipment
NO., #
Number
W.S.E.C.
Washington State
Energy Code
E.W.
Each Way
N.F.A
Net Free Area
W.W.F.
Welded Wire Fabric
LEGEND
AND SYMBOLS
Northeast Perspective
PROJECT DESCRIPTION
DEMOLITION OF AN EXISTING 22000 S.F. SENIOR CENTER BUILDING AND CONSTRUCTION OF A NEW TWO (2) STORY, 26300
S.F. SENIOR AND COMMUNITY CENTER. BUILDING USES ARE TO INCLUDE SEVERAL MULTIPURPOSE SPACES OF VARYING
BUILDING SECTION INTERIOR ELEVATION SIZES, MEETING ROOMS, TWO KITCHENS (ONE COMMERCIAL, ONE NON-COMMERCIAL) TO SUPPORT MULTIPURPOSE
1 SPACES, A THRIFT STORE (OPERATED BY THE SENIOR CENTER), A COFFEE / REFRESHMENTS KIOSK, OFFICES AND LIGHT
A4.1 SECTION NUMBER 1 DETAIL NUMBER CLINIC / EXAM ROOMS SUPPORTING SENIOR HEALTH SERVICES INCIDENTAL TO SENIOR CENTER FUNCTIONS.
SHEET NUMBER A6.1 SHEET NUMBER
PROJECT INFORMATION
WALL SECTION
1 A/A5.1 WALL TYPE NAME OF PROJECT: EDMONDS WATERFRONT CENTER
SECTION NUMBER
A5.2 SHEET NUMBER PROJECT ADDRESS: 220 RAILROAD AVENUE, EDMONDS, WA 98020
TAX I.D./PARCEL NUMBER: 27032300104200
1 DOOR NUMBER
DETAIL LEGAL DESCRIPTION:
A7.1 REFERENCE SEC 23 TWP 27 RGE 03BEG MT W LN GN R/W WITH S LN GOVT LOT 2 TH NELY ON SD R/W 45OFT TH N49*00 OOW 95.67FT M.L
_ TO MEA LN TH S51*23 OOW ON SD MEA LN 288.33FT TPB TH N51*23 OOE ALG MEA LN 288.33FT THN47*32 OOW 319.63FT TO
INNER HARBOR LN TH S45*00 OOW ON INNER HARBOR LN 250.13 FT TH S38*37 OOE 287.94FT TPB TGW FDT - COM AAP ON W
1O WINDOW TYPE LN GN R/W AT INT WITH S LNGOVT LOT 2 TH NLY ALG W LN SD R/W 15OFT TPB TH CONT NLY ALG SD R/W 30OFT TH NWLY
ENLARGED PLAN AND DETAIL REFERENCE AT R/A FR SD R/W TO MEA LN TH SWLY ALG SD MEA LN TAP AT R/A FR TPB TH SELY TPB BOTH PER WD 683-545 2/23/73
DETAIL NUMBER O RELIGHT TYPE APPLICABLE CODES: SHEET NUMBER EDMONDS COMMUNITY DEVELOPMENT CODE
A6.2
GENERAL NOTES
1. VERTICAL DATUM: NAVD88. HORIZONTAL DATUM: NAVD83/91. TO CONVERT MLLW FROM NAVD88 ADD 2.29 FT.
FOMo�osk/�cST��FFRRy WASHINGTON
STATE FERRY TERMINAL / RS-6
PUGET // p� \ �.
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PROJECT SITE- // 0 �` / / M-1.5y /
\ / /
CW
4 �, N
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72/EDMONDS
/ P /// TRAIN
PORT OF
\ \
EDMONDS / �\ / / !� /� -STATION
MARINA// oP BC / 1 I
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1. �P� W DAYTON ST iai ~ - - - - - 1
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PROJECT TEAM
OWNER:
EDMONDS SENIOR CENTER
220 RAILROAD AVE.
EDMONDS, WA 98020
CONTACT: DANIEL JOHNSON
(206) 293-4823
danielrjohnson4@gmail.com
ARCHITECT:
ENVIRONMENTAL WORKS
402 15TH AVE. EAST
SEATTLE, WA 98112
CONTACT: SALLY KNODELL
(206) 787-1373
sknodell@eworks.org
LIGHTING DESIGNER:
GLUMAC
1601 FIFTH AVE., SUITE 2210
SEATTLE, WA 98101
CONTACT: MIKKI KIGER
(206) 262-1010
mkiger@glumac.com
SURVEYOR:
REID MIDDLETON
728 134TH STREET SW, SUITE 200
EVERETT, WA 98204
CONTACT: JAMES PURKEY
(425) 741-5026
jpurkey@reidmiddleton.com
CIVIL ENGINEERING:
CG ENGINEERING
250 4TH AVE S #200
EDMONDS, WA 98020
CONTACT: JARED UNDERBRINK
(425) 778-8500
jaredu@cgengineering.com
INDEX OF DRAWINGS
T1.1 TITLE SHEET
T1.2 LAND USE CODE INFO
G1.0 SITE SURVEY
C133.1 UTILITIES PLAN
A1.1
SITE PLAN
A3.1
EAST & WEST ELEVATIONS
A3.2
NORTH & SOUTH ELEVATIONS
A3.3
CONTEXT MASSING MODEL
A3.4
RENDERED PERSPECTIVES
E0.1
LUMINAIRE SCHEDULE
E0.2
EXTERIOR RENDERINGS
E1.1
SITE PLAN - PHOTOMETRIC PLAN
E2.1
FIRST FLOOR - LIGHTING
E2.3
ROOF PLAN - LIGHTING
NEW CONSTRUCTION
environmental
WORKS
Community Design Center
402 15th Avenue East
Seattle, Washington 98112
phone: 206.329.8300
fax: 206.329.5494
Edmonds Waterfront
Center
New Construction
220 RAILROAD AVE.
EDMONDS, WA 98020
6443
REGISTERED
ARCH:
�GI.R C UCI(ER
Title Sheet
NOT FOR CONSTRUCTION
--------------------
--------------------
Date
06.11.2018
Land Use Submittal
Revisions
01.24.2019 Land Use Resubmittal
--------------------
Drawn by:
AKD
Checked by (P.M.)_
SK
Checked by (Q.C.)_
SK
Project No.
15015A
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Vicinitv Plan
Attachment 1
Tlml
■■
■■
Packet Pg. 32
7.1.a
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80
L L_ J J J
0.5 S.F.
0.5 S.F.
0.2 S.F.
0.2 S.F.
0.3 S.F.
0.3 S.F.
2.0 S.F. COFFEE SHOP PERMANENT MARQUEE/PROJECTING SIGN AREA*
80 DTr�D
O
L JL L J
0.3 S.F.
0.3 S.F. 0.3 S.F.
0.3 S.F. 0.3 S.F.
0.1 S.F. 0.5 S.F.
0.2 S.F. 0.3 S.F.
0.3 S.F.-- _ 0.3 S.F.
1.5 S.F. SUBTOTAL 1.7 S.F. SUBTOTAL
1.5 S.F. + 1.7 S.F. _
3.2 S.F. THRIFT STORE PERMANENT MARQUEE/PROJECTING SIGN AREA
I I 1
I I I I I I
1 1 I I I I I IIn
Fl - 77 - n r n -1 FT�:q r� r Fr=q r F-, < 1 F
1.1 S.
0.8 S.F
0.5 S.F
0.5 S.F.
0.5 S.F.
0.4 S.F.
0.5 S.F.
4.3 S.F. SUBTOTAL
0.8 S.F.
- - 1.2 S.F.
1.6 S.F.
--- 1.5 S.F.
1.1 S.F.
--- 1.2 S.F.
,--0.8 S.F.
8.2 S.F. SUBTOTAL
0.9 S.F.
0.7 S.F.
0.5 S.F.
2.1 S.F. SUBTOTAL
.3 S.F.
.3 S.F.
.3 S.F.
.4 S.F.
.3 S.F.
.5 S.F.
2.1 S.F. SUBTOTAL
8.2 S.F. + 4.3 S.F. + 2.1 S.F. + 2.1 S.F. =
16.7 S.F. EWC PERMANENT WALL SIGN AREA
16.7 S.F. EWC MAIN WALL SIGN AREA
+3.2 S.F. THRIFT STORE PROJECTING SIGN AREA
+2.0 S.F. COFFEE SHOP PROJECTING SIGN AREA* *PLACEHOLDER UNTIL
21.9 S.F. TOTAL PERMANENT SIGN AREA VENDOR IS IDENTIFIED
3 Sign Area
T1.2 J Scale: 1/2" = 1'-0"
Second Floor Area
Scale: 1" = 30'-0"
149'-0 1 /4"
First Floor Area
Scale: 1" = 30'-0"
LAND USE CODE INFORMATION
EDMONDS COMMUNITY DEVELOPMENT CODE (ECDC)
ZONING: CW (COMMERCIAL WATERFRONT)
COMPREHENSIVE PLAN DESIGNATION: SHORELINE COMMERCIAL
REGIONAL PARK - PARKS, RECREATION, AND OPEN SPACE (PROS) PLAN
SHORELINE ENVIRONMENT: URBAN MIXED USE I
PROPERTY WITHIN DOWNTOWN / WATERFRONT ACTIVITY CENTER: YES
LOT AREA: 2.75 ACRES (PER SITE SURVEY) = 119,636 S.F.
BUILDING AREA:
GROSS BUILDING AREA - S.F.
(TO OUTSIDE FACE OF EXT. WALL)
DIAGRAMS
FLOOR 1
13418
SEE 11 T1.2
FLOOR 2
12811
SEE 2 / T1.2
TOTAL
26229
PROPOSED LAND USE: PRIMARY- REGIONAL PARK (REQUIRES CONDITIONAL USE PERMIT, ECDC 17.100.070.A)
SECONDARY - LOCAL PUBLIC RECREATION, PEDESTRIAN RETAIL,
OFFICES ABOVE GROUND FLOOR, OFF-STREET PARKING
ALL PROPOSED USES ARE EITHER PERMITED OUTRIGHT OR BY CONDITIONAL USE
SITE DEVELOPMENT STANDARDS:
REQUIRED
REQUIRED
PROPOSED
DIAGRAM
ECDC 16.55.020 TABLE A
ECDC 24.40.090
CW - COMMERCIAL
SHORELINE, RECREATION,
WATERFRONT
URBAN MIXED USE I
MIN. LOT AREA
NONE
--
NIA
MIN. LOT WIDTH
NONE
NIA
MIN. BUILDING
15' LANDWARD OF
15FROM SHORE
16'-11 1/2" MIN.
SEE 1 / A1.1
SETBACK
BULKHEADS
MAX. BLDG. HEIGHT
30'
30'
29'-61/2"
SEE 11 A3.1
MAX. BLDG.
15,000/119,636 SF
NONE
NONE
COVERAGE
= 12.5%
MAX. IMPERVIOUS
N/A
NIA
OFF-STREET PARKING REGULATIONS ECDC 17.50:
REQUIRED
DOWNTOWN BUSINESS AREA - 1 SPACE PER 500 G.S.F.
G.S.F. INCLUDES OUTDOOR AREAS USED FOR SAME USE
26229 G.S.F BLDG. AREA + 1670 G.S.F. OUTDOOR =
27899 G.S.F. COMBINED
27899 G.S.F. /500 G.S.F. = 56 SPACES REQ. MIN.
LIGHTING STANDARDS ECDC 17.60.030.B:
REQUIRED
EXTERNAL LIGHTS SHALL BE SHIELDED, TRAINED OR
DIRECTED TO MINIMIZE GLARE ONTO ADJACENT
PROPERTY OR PASSING TRAFFIC
SIGNS PERMITTED ECDC 20.60.020.M:
PROPOSED
70 OFF-STREET SPACES (SEE 1 / A1.1)
PROPOSED
GLARE ONTO ADJACENT PROPERTY TO BE
MINIMIZED (SEE E2.01 - E2.03)
WALL MOUNTED SIGNS ARE PERMITTED IN ALL NEIGHBORHOODS / DISTRICTS
PROJECTING (MARQUEE) SIGNS ARE PERMITTED IN ALL NEIGHBORHOODS / DISTRICTS
WALL MOUNTED AND PROJECTING SIGNS ARE PROPOSED
TOTAL MAXIMUM PERMANENT SIGN AREA ECDC 20.60.025
ALLOWED
MAX. SIGN AREA - 1 S.F. PER L.F. OF WALL CONTAINING
THE MAIN PUBLIC ENTRANCE TO THE BUILDING
149 L.F. OF ENTRANCE WALL (SEE 3 / T1.2)
= 149 S.F. MAX. SIGN AREA
MAX. NUMBER OF SIGNS IS THREE PER SITE
WALL SIGNS - MAXIMUM AREA AND HEIGHT ECDC 20.60.030:
ALLOWED
MAX. WALL SIGN AREA - 1 S.F. PER L.F. OF ATTACHED WALL
21'-1 112" L.F. OF WALL FOR EWC SIGN (SEE 3 / T1.2)
= 21 S.F. MAX. EWC WALL SIGN AREA
MAX. WALL SIGN HEIGHT ABOVE GRADE - 14 FEET OR
HEIGHT OF FACE OF BUILDING ON WHICH SIGN IS LOCATED
HEIGHT OF BUILDING FACE = 25-3 112" MAX. SIGN HEIGHT
PROJECTING SIGNS - MAXIMUM AREA AND HEIGHT ECDC 20.60.040:
ALLOWED
MAX. PROJECTING SIGN AREA - 16 S.F.
MAX. PROJECTING SIGN HEIGHT ABOVE GRADE -
HEIGHT OF WALL TO WHICH SIGN IS ATTACHED
THRIFT SHOP WALL HEIGHT = 25-3 112" MAX. SIGN HEIGHT
COFFEE WALL HEIGHT = 26-4" MAX. SIGN HEIGHT
MARQUEE SIGN MAY NOT EXCEED 2'-0" IN VERTICAL DIM.
HEIGHT EXCEPTIONS ECDC 21.40.030.D:
ALLOWED
IN COASTAL HIGH HAZARD AREAS, HEIGHT IS
MEASURED FROM THE ELEVATION THAT IS 2'-0" ABOVE
BASE FLOOD ELEVATION AS IDENTIFIED FROM THE
APPLICABLE FEMA FLOOD HAZARD MAP
BASE FLOOD ELEV. FROM FEMA MAP = 12'-0"
12'-0" FEMA ELEV.+ 2'-0" = 14'-0" BLDG. HEIGHT BASE ELEV.
14'-0" HEIGHT BASE + 30'-0" MAX. BLDG. HEIGHT =
ELEV. 44'-0" BLDG. HEIGHT LIMIT
ELEVATOR PENTHOUSES NOT TO EXCEED 72 SF OR
T-0" IN HEIGHT FOR PORTION ABOVE HEIGHT LIMIT
SOLAR ENERGY INSTALLATIONS NOT TO EXCEED
36" IN HEIGHT ABOVE THE HEIGHT LIMIT
PUBLIC ACCESS AND VIEWS ECDC 24.40.040:
PROPOSED
21.9 S.F. TOTAL SIGN AREA (SEE 3 / T1.2)
3 SIGNS
PROPOSED
16.7 S.F. EWC WALL SIGN AREA (SEE 3 / T1.2)
16'-10 3/4" EWC SIGN HEIGHT ABOVE GRADE
(SEE 1 /A3.1)
PROPOSED
3.2 S.F. THRIFT STORE SIGN AREA (SEE 3 / T1.2)
2.0 S.F. COFFEE SIGN AREA (SEE 3 / T1.2)
IV-0" THRIFT SIGN HEIGHT (SEE 1 / A3.1)
9'-0" COFFEE SIGN HEIGHT (SEE 2 / A3.2)
8 5/8" VERT. DIM. FOR THRIFT + COFFEE SIGNS
(SEE 3 / T1.2)
PROPOSED
43 -6112" ROOF PEAK ELEV.
72 SF + X-0" MAX. ABOVE HEIGHT LIMIT
36" MAX. ABOVE HEIGHT LIMIT
REQUIRED PROPOSED
WITHIN URBAN MIXED USE I AND LANDWARD OF O.H.W.M.,
A VIEW CORRIDOR MUST BE MAINTAINED ACROSS
30% OF THE AVERAGE PARCEL WIDTH
MAX PARCEL WIDTH = 307 L.F.
307 L.F. X 30% = 92'-2" REQUIRED VIEW CORRIDOR WIDTH 138'-3" VIEW CORRIDOR WIDTH (SEE 1 / A1.1)
PERMITTED SHORELINE DEVELOPMENT ECDC 24.40.080:
IN AREAS DESIGNATED AS URBAN MIXED USE I, RECREATION AND SIGNS ARE PERMITTED AND REQUIRE A
SHORELINE SUBSTANTIAL DEVELOPMENT PERMIT. PARKING NOT SUPPORTING AN ASSOCIATED
WATER -DEPENDENT USE IS PERMITTED AND REQUIRES A SHORELINE CONDITIONAL USE PERMIT.
PROJECT IS PURSUING SHORELINE SUBTANTIAL DEVELOPMENT AND CONDITIONAL USE PERMITS.
4 ii
environmental
WORKS
Community Design Center
402 15th Avenue East
Seattle, Washington 98112
phone: 206.329.8300
fax: 206.329.5494
Edmonds Waterfront
Center
New Construction
220 RAILROAD AVE.
EDMONDS, WA 98020
644
REGISTERED
AI:
�GI.R I UCItiIFI
Land Use Code Info
NOT FOR CONSTRUCTION
--------------------
Date
06.11.2018
Land Use Submittal
Revisions
01.24.2019 Land Use Resubmittal
--------------------
Drawn bar:
AKD
Checked *(P.M)_
SK
Checked by (Q.C.)_
RT
Protect No.
15015A
T1.2
a
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No
Packet Pg. 33
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FFE 3RD FLOOR=30.9 9
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Know what's below.
Call before you dig.
LEGEND
D
SHRUB
o CONIFER TREE
0 POWER JUNCTION BOX
DECIDUOUS TREE
° O TELEPHONE/COMM. MANHOLE
TLl TELEPHONE PEDESTAL
Ka GAS VALVE
❑O GAS METER
JUNCTION BOX
© POWER MANHOLE
LIGHT POLE
❑o POWER TRANSFORMER
D UTILITY POLE
GUY ANCHOR
OD STORM DRAIN MANHOLE
❑ CATCH BASIN
Coo CLEANOUT
< CULVERT AS NOTED
OW WATER VAULT
Q FIRE HYDRANT
FIRE DEPARTMENT CONNECTION
WATER VALVE
WATER METER
O WATER MANHOLE OR AS NOTED
IRR[4 IRRIGATION VALVE
HBO HOSE BIB
O SANITARY SEWER MANHOLE
BLRD BOLLARD
7 SIGN
O° FOUND MONUMENT IN CASE
• ; , PK NAIL W/WASHER
i
EXISTING CONDITIONS
SS
Al
RAILROAD RAILROAD AVENUE Q
SS
SCALE:
1 "=20'
STRUCTURE
TABLE
DATUMS
►--I
\ \ \ \ \ \ \ \ \ \ \ \
CB1002
CB1008
CB1230
YD1356
CB1502
CB5189
r�
BUILDING LINE
HORIZONTAL DATUM: NAD 83/91
...72
RIM=1182
RIM=12 35
RIM=11
RIM=12.19
RIM=11.53
RIM=11.48
I�
-
EDGE OF GRAVEL
IE=11.24
IE SW=9.50
IE=10.97
E=11.49
E=10.43
IE=4.58
4 'l. A8�
VERTICAL DATUM: NAVD 88
IE NE=9.50
�0
VEGETATION LINE
CB1003
IE N=9.60
CB1262
YD1357
CB1503
YD1900�
BENCHMARK: N-7, RESET 1956, BRASS
RIM=11.54
IE NW=8.20
RIM11.94
RIM=12.19
RIM=11.40
RIM=11.15
X X
FENCE
DISK U.S.C.&G.S. MONUMENT SET ON TOP
IE W=10.59
IE SE=8.25
IE SE=10.54
IE=11.49
IE SW-10.20
IE=10.70
p"
F F1
GUARD RAIL
OF CONCRETE RETAINING WALL OF A
IE NE=9.94
CB1009
IE SW=10.64
IE N=10.79
IE NE=9.50
'
FLOWER BED, 3.4' NORTH OF THE NORTH
IE SW=9.94
RIM=12.61
CB1454
CB5538
a2sss
P
UNDERGROUND POWER LINE
CORNER OF EDMONDS AMTRAK RAILROAD
CB1 330
RIM=11.64
CB1832
RIM=11.66
s ISTE4�'� A�
P*
RECORD POWER LINE
STATION.
CB1004
IE N-9.1 7
IE SE-8.16
SE-8.11
RIM-12.38
IE N=10.59
RIM11.14
IE NE=10.46
IE W=10.22
i
5
j�N
AL
OHP
OVERHEAD POWER LINE
ELEVATION = 13.52 FEET NAVD 88
RIM=11.67
IE=9.84
IE
IE-10.76
IE NE=9.89
IE SW=10.14
IE SE=9.64
IE NE=9.69
1:4
LAB
Uraa72n�8
G
GAS LINE
TO CONVERT TO MLLW FROM NAVD 88
CB1010
MH1341
IE SW=9.79
CB5333
ADD 2.29FT.
CB1005
RIM=12.03
W/SUMP PUMP
CB1455
RIM=11.89
�
No.
Date
Description
G *
RECORD GAS LINE
RIM-11.87
IE=1 1 .28
RIM=12.22
RIM-1 1 IE
CB1504
IE 6"=10.17
SD
STORM DRAIN LINE
SURVEY NOTES
IE-9 87
IE NW=10.17
.84
NE=10.29
RIM=11.49
IE 4"=10.67
--�
1
06/01/18
Land Use Permits
CB1012
IE SW=10.32
_ 1
IE SW=9.84
2
SD*
RECORD STORM DRAIN LINE
1. 1THE UTILITIES SHOWN ARE BASED ON
CB1006
RIM=11.66
IE SSE 10.22
IE NW-10 34
IE NE=10.19
OBSERVATION OF SURFACE FEATURES,
RIM=12.28
IE NW=8.82
IE SE-10.27
IE NW=9.49
MH5543
3
SS
SANITARY SEWER LINE
RECORD UTILITY MAPS AND BY PAINT
IE=9.53
IE NE=9.68
IE NE=10.32
RIM=11.94
SS*
RECORD SANITARY SEWER
MARKS SET BY A UTILITY LOCATING
CB1007
IE SE=8.96
RIM=11.15
RIM=11
CB1837
RIM-11.28
IE=6.34
4
COMPANY. FIELD LOCATIONS MUST BE
IE SW=9.81
2
IE=10.15
-
5
W
WATER LINE
VERIFIED PRIOR TO ANY CONSTRUCTION.
RIM=12.42
IE 10.48
IE=9.75
CB1229
RBM=12.45
RIM E-11.
W*
RECORD WATER LINE
2. THIS SURVEY WAS MADE WITHOUT THE
RIM=11.55
IE NE=11.10
BENEFIT OF A TITLE REPORT AND DOES
IE=10.95
IE NW-11.15
DATE:06.01.18
TV
CABLE TV LINE
NOT PURPORT TO SHOW ANY EASEMENTS
C
COMMUNICATIONS LINE (EIBER OPTIC)
OR OTHER ITEMS OF RECORD.
Designed:
Drawn: DJO
UGT
UNDERGROUND TELEPHONE
3. BOUNDARY CALCULATIONS WERE BASED
ON RECORD OF SURVEYS, RECORDING
Checked:
PUBLIC ACCESS EASEMENT
NUMBERS 7809260242, 7905110159,
PAVEMENT STRIPING
AND 9310205003, RECORDS OF
Lard
Use Permits
SNOHOMISH COUNTY, WASHINGTON.
SCALE IN FEET
20 0 20 40
EXISTING
G1.0
SHEET 2 OF 21
a
P34
Attachment 1 acket Pg.
7.1.a
TAX NO. 00724500100000
1
1 �
4
5
CB # 1342
12.45
7 IE (NE) = 11.15
_1�1n
IE(S)=11.44
LL EXISTIN�NVERTS
SIZE, LOCATIONS, DEPTH & C DITION.
BLIC SITE PROJ CAP PIPES NOT TO BE MEAN HIGHER
9 ASEMENT
r�:
USED SITE tf-AP
1
'5__1 �
PROVIDE STORM DRAIN
CLEANOUTS ON BUILDING
DRAINS WHERE SHOWN, TYP a a a
0
TOP: 15.0
n TOE:10.6±
ROOF IE: 12.5
N52'56'06"E 6.90
TOP: 15.0 YARD DRAIN
TOE: 10.6±
�.� °a RIM:14.80
a
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EBB TIDE CONDOS SITE CONCRETE
(SOUTH SIDE OF a a ENTRY: 15.0
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FFE
2ND
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a
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3RD
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N
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TOP: 15.0
a
TOE:10.6±
m
YARD DRAIN
RIM:14.80
in
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GATE
ENTRY: 15.0
/
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ROOF IE: 11.5
SECTION 23, TOWNSHIP 27 NORTH, RANGE 3 EAST, W.M.
SCOPE OF WORK NOTE:
DRAWING SET IS FOR THE PROPOSED BUILDING, ASSOCIATED
UTILITY SERVICES, AND ASSOCIATED PAVING TO THE SOUTH, NEAR
EBB TIDE CONDOS AND THE SOUTH PROPERTY LINE. LANDSCAPING
SITE PAVING, BIORETENTION, ETC IS BY THE EDMONDS
WATERFRONT REDEVELOPMENT PROJECT.
PUGET SOUND
I
I TAX NO. 270323001
4 ------ ---- -
TAX NO. 2703230010420 -
I
ONEWAY SWING VALVE
ON OUTLET PIPE
R (MHHW)
11.JL
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HIGH WATER
i a a
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ENTRY: 15.0
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FFE: 15.0
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SSCO IE: 11.0
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u u X-
6" DCVA PER CITY STD DTL WA-143A & B.
SEALED VAULT AND FIT W/ SUMP PUMP
W/ 1" FORCE LINE TO ADJACENT RAIN
GARDEN. PUMP-MODELI u BE SPECIFIED
BY EDMONDS PUBLIC WORKS
Or-2y
4 5
B3. B3.
UTILITIES PLAN
(2) 8"x6" TEE (MJxFL)
(2) 8" GV (FLxMJ)
(2) 6" GV (FLxMJ)
-TS LF 6" DTP TO PIV&-D-CVA
15 LF 6" DIP TO FIRE S42'35'13"W 954.63
HYDRANT W/ THRUST 1 6
BLOCKING
- ; - 40N
13.0
1/
OH
39
12.34
PKW
PARKING,
)SCAPING,
ETC. BY
DMONDS
FERFRONT
LOPMENT
PROJECT
REPLACE EXISTING 2" METER &
SERVICE. WATER LINE TO METER
IN RAILROAD AVE TO REMAIN 3 SIM
B3.
EXISTING FIRE
HYDRANT TO
REMAIN
+� r, + zD
' DI W W 8'WDI
G G ASPHALT G
8"PV SS - Ss
FRONTAGE IMPROVEMENTS BY RAIN GARDEN
EDMONDS WATERFRONT RAILROAD AVENUE BY OTHERS, TYP
REDEVELOPMENT PROJECT
S 4 4
RIM=11 R1
FIELD VERIFY SIZE, MATERIAL, CONDITION,
ELEVATION AND LOCATION OF EXISTING SEWER
STUB PRIOR TO UTILITY CONSTRUCTION. TV LINE
AND SUBMIT TO CITY FOR REVIEW AND APPROVAL
EAN HI
NARY HIGH WATER
CD
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NOTES:
1. CITY TO VERIFY PRESSURE OF EXISTING GAS MAIN. IF HIGH PRESSURE, EXISTING 3/4'
SERVICE LINE IS ADEQUATE. IF MEDIUM PRESSURE, CAP EXISTING SERVICE AND INSTALL
1" MPG. DEPENDING ON SIZING, METER MAY REQUIRE REPLACEMENT.
2. DEVELOPED SITE PLAN (BY EDMONDS WATERFRONT REDEVELOPMENT TEAM) IS SHOWN.
UTILITIES WILL BE INSTALLED PRIOR TO NEW ON -SITE PAVING.
3. UTILITY TRENCHING PER CITY STD DETAIL (SEE 1/CB3.3)
4. CLEANOUTS PER EDMONDS STD DETAIL SS-200 (2/CB3.3)
5. 3' SEPARATION IS REQUIRED BETWEEN DRY UTILITIES (POWER, GAS, PHONE, CABLE, ETC)
AND SEWER, WATER AND STORM, AND 5' FROM ANY CITY OWNED LINES.
6. ROOF WILL BE A NON LEACHABLE MATERIAL. METAL WILL HAVE BAKED ON ENAMEL PER
ARCH DRAWINGS.
8" MIN FROM WOOD.
SEE STRUCTURAL DRAWINGS
FINISHED GRADE
6" DOWNSPOUT TIGHTLINE TO
CONVEYANCE SYSTEM @ 0.5%
MIN. PLACE NEXT TO FOOTING
DRAIN OR AS SHOWN ON
GRADING & DRAINAGE PLAN
(CONTRACTOR MAY LOCATE ON
EITHER SIDE OF FOOTING DRAIN)
12" THICK
SLAB PER
STRUCTURAL
-
a zi
4
a a
° a
a °
a
Z�a
° a Fii"
-
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a a
a
GRADE BEAM
PER STRUCTURAL
ROOF DRAIN SECTION
SCALE: NTS
O0 00 00 °e 000 00 �0 00 000 00 00
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4" MIN CONCRETE
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CRUSHED SURFACING
TOP COURSE
SUITABLE NATIVE MATERIAL
FILL; TOP 12" COMPACTED TO A
MINIMUM OF 95% RELATIVE
COMPACTION USING AASHTO
T-180 (ASTM D1557).
UNSUITABLE NATIVE MATERIAL
SHALL BE REPLACED
TYPICAL CONCRETE SECTION
SCALE: 1" = V-0"
GRADING QUANTITIES
TOTAL EXCAVATION (CUT) - 10 CU YDS TOTAL
EMBANKMENT (FILL) - 1,100 CU YDS
TOTAL 1,110 CU YDS
THE QUANTITIES SHOWN ABOVE ARE FOR THE PERMIT PROCESS
ONLY. THESE VALUES ARE APPROXIMATE. DO NOT USE FOR
BIDDING, PAYMENT, OR ESTIMATING PURPOSES.
APPROVED FOR CONSTRUCTION
CITY OF EDMONDS
DATE:
BY.
CITY ENGINEERING WSION
4M
ENGINEERING
250 4TH AVE. S., SUITE 200
EDMONDS, WASHINGTON 98020
PHONE (425) 778-8500
FAX (425) 778-5536
GUIL
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JOB NO: 18137.20
DATE: 06/ 1 1 / 1 8
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SCALE: 1" = 20'
20 0 10 20
40
Attachment 1 Packet Pg. 35
7.1.a
FENCE WITH GA'
YARD DRAINS PER CIVIL
FENCE WITH GA'
NEW DCVA VAULT,
FIRE DEPT. CONNECTION,
POST INDICATOR VALVE,
AND FIRE HYDRANT PER CIVIL
environmental
WORKS
Community Design Center
402 15th Avenue East
Seattle, Washington 98112
phone: 206.329.8300
fax: 206.329.5494
Edmonds Waterfront
Center
6443
New Construction
220 RAILROAD AVE.
EDMONDS, WA 98020
UCKER
Site Plan
NOT FOR CONSTRUCTION
Date
06.11.2018
Land Use Submittal
Revisions
01.24.2019 Land Use Resubmittal
Drawn by:
FSJ/AKD
Checked by(P.M)_
SK
Checked by(Q.C)_
RT
Protect No.
15015A
a
Attachment 1
�ZPLAN
Alml
■■
■■
Packet Pg. 36
7.1.a
GENERAL NOTES
KITCHEN EXHAUST FAN
PERMANENT ROOF ANCHOR W/------ --
-(SEE MECHANICAL) SOLAR PANEL MAX. ELEV. ALLOWED
ALL WINDOWS TO BE VINYL HORIZONTAL LIFELINE, TYP.
PHOTOVOLTAIC SYSTEM SOLAR UNLESS OTHERWISE NOTED TRANSLUCENT i 47'-0"
PANELS, TYP.------- ___ (THIS ELEVATION) ---CANOPY ROOF, TYP. GLULAM COLUMN, TYP.------ -_ / BUILDING HEIGHT LIMIT ELEV.
— — ------------------------
i
----------- — —— --——————— — ----� 44'-0"
GLULAM BEAM, TYP.
GLULAM COLUMN, TYP.
ALUMINUM CURTAIN WALL
STEEL + WOOD CANOPY ROOF
STEEL
i
T.O. ROOF ELEV.
— — — — — — — 43'-6 1 /2"
CV
— — — SECOND FLOOR ELEV
30'-6"
— — — SOUTH CANOPY ELEV
29'-2"
— — — FIRST FLOOR ELEV
15'-0"
— — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — — - - — -- -- — — — \ — IBC GRADE PLANE ELEVATIO
EXISTING SHED 14.18
LOUVER, TYP. ON ADJACENT ��� BUILDING HEIGHT BASELINE ELEV
- —
(SEE MECHANICAL) FENCE WITH GATE -PROPERTY �, 14'-0"
BASE FEMA FLOOD ELEV
2 West Elevation
12'-0"
SKYLIGHT, T`
STANDING SEj
METAL ROOF, T)
GLULAM BEAM, T`
DOWNSPO
FENCE WITH GA
■
III
-�
PitI❑❑��❑❑
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Scale: 1/8" = V-0"
East Elevation
ALL WINDOWS TO BE
ALUMINUM STOREFRONT
UNLESS OTHERWISE NOTED
-/TUIC CI CWATInKl\
SOLAR PANEL MAX. ELEV. ALLOWED
47'-0°
BUILDING HEIGHT LIMIT ELEV
i 44'-0"
— — — — T.O. ROOF ELEV
43'-6 1 /2"
BUILDING FACE HEIGHT ELEV
40'-3 3/8"
WALL SIGN HEIGHT ELEV
/ — — — — — — 31'-10 3/4"
SECOND FLOOR ELEV
30'-
"' EAST CANOPY ELEV
26'-0"
0
— — _ FIRST FLOOR ELEV
15'-0"
\ IBC GRADE PLANE ELEVATIO
14.18'
BUILDING HEIGHT BASELINE ELEV
14'-0"
BASE FEMA FLOOD ELEV
— — — — —
12'-0"
1. VERTICAL DATUM: NAVD88
HORIZONTAL DATUM: NAVD83/91
TO CONVERT MLLW FROM NAVD88
ADD 2.29 FT.
ELEVATION LEGEND:
SIDING TYPE Al:
CERACLAD CEMENTITIOUS PANELS
TYPE:'ZEN' (VERTICAL INSTALL)
COLOR:CHARCOAL
SIDING TYPE A2:
CERACLAD CEMENTITIOUS PANELS
TYPE:'ZEN' (VERTICAL INSTALL)
COLOR: DESERT SAND
SIDING TYPE B:
CORONADO MANUFACTURED
STONE VENEER
TYPE: 6" SPLIT LIMESTONE
COLOR: WALNUT
SIDING TYPE C:
CERECLAD CEMENTITIOUS PANELS
TYPE: SMOOTH
COLOR: COCOA
SIDING TYPE D:
HARDIEPANEL VERTICAL SIDING
TYPE: SMOOTH
COLOR: TO BE APPROVED BY OWNER
romme
environmental
WORKS
Community Design Center
402 15th Avenue East
Seattle, Washington 98112
phone: 206.329.8300
fax: 206.329.5494
Edmonds Waterfront
Center
New Construction
220 RAILROAD AVE.
EDMONDS, WA 98020
6443
� i41iClS3°E�#��
UCKER
East & West Elevations
NOT FOR CONSTRUCTION
--------------------
--------------------
--------------------
Date
06.11.2018
Land Use Submittal
Revisions
01.24.2019 Land Use Resubmittal
--------------------
Drawn by.
FSJ
Checked by (P.M.)_
SK
Checked by (Q.C.)_
RT
Protect No.
15015A
a
Scale: 1 /8" = V-0"
Attachment 1
All
■■
■■
Packet Pg. 37
7.1.a
GENERAL NOTES
ELEVATOR PENTHOUSE ----------____
PHOTOVOLTAIC SYSTEM
SOLAR PANELS, TYP.-------______
GLULAM
STEEL + WOOD ------
CANOPY ROOF
ALUMINUM CURTAIN WALL — STANDING SEAM
METAL ROOF, TYP.----
KITCHEN EXHAUST FAN ROOF VENT
(SEE MECHANICAL (SEE MECHANICAL GLULAM BEAM
---------------------------------- ------
--------------
------------
-ALL WINDOWS TO BE
ALUMINUM STOREFRONT
UNLESS OTHERWISE NOTED
(THIS ELEVATION)
North Elevation
Scale: 1 /8" = V-0"
PHOTOVOLTAIC SYSTEM
SOLAR PANELS, TYP.-------
STANDING SEAM
METAL ROOF,'
GLULAM B
GLULAM COLI
PRIVACY SCR
TRANSLUCENT CANOPY R
LOUVER,'
(SEE MECHANIC
FENCE WITH GATE,'
South Elevation
SOLAR PANEL MAX. ELEV. ALLOWED
47'-0"
BUILDING HEIGHT LIMIT ELEV
i" _
44'-
T.O. ROOF ELEV.
43'-61/2°
— ------
(V
M
LAM COLUMN
TRANSLUCENT
-CANOPY ROOF
NNI
rh
N
N
— — — SECOND FLOOR ELEV
30'-6"
NORTH CANOPY ELEV
24'-0"
AVI I— — — — —FIRST FLOOR ELEV.
_--_--__---------- === ===_— —_— —_— —_= ==_ _ _ _ 15-0"
IBC GRADE PLANE ELEVATION
-ALUMINUM SLIDING WINDOW \ \ \ 14.18'
BUILDING HEIGHT BASELINE ELEV
—STEEL + WOOD CANOPY ROOF — — — — — — — — —
\ 14'-0"
BASE FEMA FLOOD ELEV
12'-0"
ALL WINDOWS TO BE VINYL
UNLESS OTHERWISE NOTED
—----------52'-101/2" ——------------------ —_F
SOLAR PANEL MAX. ELEV. ALLOWED
47'-0"
BUILDING HEIGHT LIMIT ELEV.
0"
/ T.O. ROOF ELEV.
— — — — — 43'-6 1 /2"
CV
0
1 BEAM
WOOD
ROOF
a)
CV
SECOND FLOOR ELEV
30'-6"
FIRST FLOOR ELEV
IBC GRADE PLANE ELEVATIO
\ \ 14.18'
�.� BUILDING HEIGHT BASELINE ELEV
\ 14'-0"
BASE FEMA FLOOD ELEV
12'-0"
1. VERTICAL DATUM: NAVD88
HORIZONTAL DATUM: NAVD83/91
TO CONVERT MLLW FROM NAVD88
ADD 2.29 FT.
ELEVATION LEGEND:
SIDING TYPE Al:
CERACLAD CEMENTITIOUS PANELS
TYPE:'ZEN' (VERTICAL INSTALL)
COLOR:CHARCOAL
SIDING TYPE A2:
CERACLAD CEMENTITIOUS PANELS
TYPE:'ZEN' (VERTICAL INSTALL)
COLOR: DESERT SAND
SIDING TYPE B:
CORONADO MANUFACTURED
STONE VENEER
TYPE: 6" SPLIT LIMESTONE
COLOR: WALNUT
SIDING TYPE C:
CERECLAD CEMENTITIOUS PANELS
TYPE: SMOOTH
COLOR: COCOA
SIDING TYPE D:
HARDIEPANEL VERTICAL SIDING
TYPE: SMOOTH
COLOR: TO BE APPROVED BY OWNER
ii
environmental
WORKS
Community Design Center
402 15th Avenue East
Seattle, Washington 98112
phone: 206.329.8300
fax: 206.329.5494
Edmonds Waterfront
Center
6443
New Construction
220 RAILROAD AVE.
EDMONDS, WA 98020
UCKER
North & South Elevations
NOT FOR CONSTRUCTION
--------------------
--------------------
Date
06.11.2018
Land Use Submittal
Revisions
01.24.2019 Land Use Resubmittal
--------------------
--------------------
Drawn by:
FSJ
Checked (P.M)_
S K
Checked (Q.C)_
RT
Protect No.
15015A
a
Scale: 1/8" = V-0"
Attachment 1
Al2
■■
■■
Packet Pg. 38
7.1.a
Context Massing Model - View Looking North
Context Massing Model - View Looking West
jr0mom
environmental
WORKS
Community Design Center
402 15th Avenue East
Seattle, Washington 98112
phone: 206.329.8300
fax: 206.329.5494
Edmonds Waterfront
Center
New Construction
a�
E
220 RAILROAD AVE.
EDMONDS, WA 98020
Q
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r
6443
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ARM
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Context Massina Model
a
NOT FOR CONSTRUCTION
Date
06.11.2018
Land Use Submittal
Revisions
01.24.2019 Land Use Resubmittal
Drawn by:
FSJ/AKD
Checked by (P.M.)_
SK
Checked bv (Q.C.)_
SK
Protect No.
15015A
Attachment 1
A33
■■
■■
Packet Pg. 39
7.1.a
71
Northwest Perspective
Northeast Perspective
� _
a
s
s
E
s
s
i
z
environmental
WORKS
Community Design Center w
a
e
Z
402 15th Avenue East s
a
Seattle, Washington 98112
phone:206.329.8300
fax:206.329.5494 c
Edmonds Waterfront
Center
New Construction
220 RAILROAD AVE.
EDMONDS, WA 98020
6443
REGISTERED
ARCM
C UC�FR
Rendered Perspectives
NOT FOR CONSTRUCTION
--------------------
Date
06.11.2018
Land Use Submittal
Revisions
01.24.2019 Land Use Resubmittal
--------------------
--------------------
Drawn by:
FSJ/AKD
Checked (P.M)_
S K
Checked (Q.C)_
SK
Protect No.
15015A
a
Attachment 1
A14
■■
■■
Packet Pg. 40
7.1.a
LUMINAIRE
SCHEDULE
DIMMING
INPUT
SCHEDULE
TAG
DESCRIPTION
LAMP
CCT
DRIVER
TYPE
VOLTAGE
WATTS
MANUFACTURER
SERIES
REMARKS
NOTES
ELECTRONIC
SAt
SURFACE MOUNTED LED UPI IGHT. WET LOCATION LISTED WITH P65 RATING.
4000K
D
El27p7V
15W
PARAFLEX
FL390 SERIES
16`151n
DRRIVERIVER
INTEGRAL
SB 1
UPPER CANOPY DOWNLIGHT, NOMINAL 4 NCH APERTURE
7oo
35001
ELECTRONICDIMMING
0-1 OV
2TTV
25W
INTENSE
HOL 4DR SERIES
1to
M
DRIVER
INTEGRAL
SC1
SURFACE MOUNT LED LINEAR WALL GRAZE FOR LIGHTING SIGNAfr. 8 DEGREE BY 8 DEGREE OPTIC. FINISH TBD
LED
35�K
ELECTRONIC
0.10V
277V
61W
LUMENPULSE
LUMENFACAOE GRAZER
BY ARCHITECT,
40451M
DIMMING
SERFS
DRIVER
INTEGRAL
SW
WALKWAY LED l30LlARD LIGHTING, NOMINAL 8 PlCHES TALL
LED, 123
35MK
ELECTRONIC
WA
IJTW
TECH
REVEAL SERFS
LUMEN$
DRIVER
LED, 1553
INTEGRALLUMENS
SE1
SfTE LEA BOLLARD, NOMINAL 30I4CHES TALL
3500K
ELECTRONIC
WA
27W
LIGMAN
UI I-1D861 SERFS
DRIVER
POST MOUNTED LED DOWNLIGHT STEPLGHT, NOMINAL 4 INCHES TALL BY 4 HCHES WIDE BY 4INCHES DEPTH TO
LED, 4"
INTEGRAL
CONTRACTOR TO COORDINATE
SF1
DOWNLIGHT STALL TO BEACH; MOUNT ON VERTICAL PAIL SUPPpORTS
LUMENS
3500K
ELECTRONIC
WA
12W
LIGMAN
GNO SERIES
CONDUIT ROUTING AND
DRIVER
MOUNTING STAR SYSTEM
LEDINTEGRAL
SG I
POLE MOUNT LED PARK140 LUMINAIRE TO MATCH OOSTNG LUMINARES ON SITE, TYPE IIID67RBUTION
�
3500K
ELECTRONIC
WA
51W
PHILPS
SLENDERFORM SERIES
LUMENDRIVER
OTTEGRAL
S02
SAME AS S01 EXCEPT WITH TYPE 1 DISTRIBUTION
LED, 6600
3500K
ELECTRONIC
NIA
51W
PHILPS
SLENDERFORM SERIES
LUMENS
DRIVER
INTEGRAL
`
I
SH1
WALL MOUNT LED DIRECT INDRECT CYLINDER
1 2E1DYn
3SOOK
ELECTRONIC
0-10V
27N
13W
14TENSE
SS4G4C SERIES
DRIVER
GENERAL NOTES: LUMINAJRE REMARKS:
A. PRODUCT Nl EAS SHOWN ARE ASSOCIATED WrITI THE FNTST MAWFA0CT4&RFR LSrEODNTIE WMINAM SCHEDULE FOR EACH LI.WFRAIRETTPE, ALL OTHERLISTED ill REFER TO ARCHirECrLFAL ELEVATIONS FOR MDUNTING HEIGHTS
MANUf ACTUHEFB ARE APPROVED" MUST MEET AI.L REQUIREMENFS OF VERIY1=DrTEK 421 REFERTE LIGMING PLANS FOP LOCATFJPIS OF SURFACE MOUNTED LUMINAIRES
6- CONFI RM ALL FIVE SALES WITH ARC INFECT F RIORTO ORDERMG. DI REFERTO POLE BASE DEr" ON E501
C. CONTRACT"IS RESPONSBLE TO VERIFY CEIUNG TYPE AM THICKNCSB AND PRO -OE IIERUMCD UUMWAIRE MGLFTING TRIMS N BRACKEB FOR At L FLTT UBE TTPEa.
D. CONTRACTOR IS RESPONSBLE TO VERIFY SINGLE OR DORJBLE FACE AND MOUNTING Of EXIT SIGNS WITH UGITI NG PLANS AND AACHTECTURAL CEILING PLAW
ANU PROVIDE WALL MO UNRPRG BRACK€TS, CEILING MOIJNFINQ; BRACK€TS AND/CR'ENOANTS AS RERLNREB.
E. DALLASFS AND TRANSFORMERS SHALL FE INTEOPALT DLU MINAK& HDJSING AND T MO I lot UNLESSOTHERWIS ENO] ED
CLUMAC
r 7
englneers for a sustainable future
V J
1001 Fith Avenue, Suite 2210
Seattle, WA 98101
T. 2C6.262.1010
vAvw.glumecmm
Project Manager. Mikki Kiger
E ngin eerlDesigner05.17.00776
Job No.
4 ■■
environmental
WORKS
Community Design Center
402 15th Avenue East
Seattle, Washington 98112
206.329.8300
206.329.5494 fax
Edmonds
Waterfront
Center
220 Railroad Ave.
Edmonds, WA 98020
Luminaire Schedule
-
-------------------------
---------------------- Date
11 June 2018
Land Use Permit
-------J3evisi.0os
Landuse Submittal
--------------------------
_ _ 3 October 2018
Landuse Resubmittal
--------------------------
24 January 2019
--------------------------
------------------ Drawn by.
--------------------------
___________ Checked by (P.M.):
--------------------------
Checked by (Q.C.),
--------------------------
Project No.
___1Q-9Q1A
Attachment 1
EO. 1No
Packet Pg. 41
City of Edmonds Senior Center, Northwest View, Night
City of Edmonds Senior Center, Northeast View, Night
GLUMAC
Lightingstud'10
2018-05-29 ADR Lighting Package
GLUMAC
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engineers fora su sta i na bl a future
L J
1601 Fith Avenue, Suite 2210
Seattle, WA 98101
T. 206.262.1010
—gl—ac.con '
Project Manager. Mikki Kiger
Engineer/Design er05.17.00776
Job No.:
1111
�II�IIJI'4�;aIIIRI� IM4►,;��i�
Community Design Center
402 15th Avenue East
Seattle, Washington 98112
206.329.8300
206.329.5494 fax
Edmonds
Waterfront
Center
220 Railroad Ave.
Edmonds, WA 98020
EXTERIOR RENDERINGS
--------------------------
pate
-----------1.1 June-2018
Land -Use -Permit
-----------------
-------
-------------------Revisions
Landuse Submittal
3 October 2018
--------------------------
Landuse Resubmittal
-------------24 January-2019
------------------ Drawn _by'
--------------------------
------------ Checked -by CP.M_)_
--------------------------
___________ Checked by
--------------------------
------------------Proiect No.
-----------------1MMA
Attachment 1
EO.2 M®
Packet Pg. 42
7.1.a
SHEET NOTES
A. REFER TO SHEETS E2.01, E2.02 AND E2.03
FOR BUILDING MOUNTED LUMINIARE TYPES
AND LOCATIONS.
SITE PLAN - PHOTOMETRIC PLAN
SCALE: 1 "=L0'
C LU M AC
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engineers tore sustainable future
L a
1601 Fith Avenue, Suite 2210
Seaftl" WA 98101
T. 208.262.1010
www.glumec.mm '
Project Manager.. Mikki Kiger
Engineer/DesignerU5.17.00778
Jab No..
irom
environmental
WORKS
Community Design Center
402 15th Avenue East
Seattle, Washington 98112
206.329.8300
206.329.5494 fax
Edmonds
Waterfront
Center
E
220 Railroad Ave.
Edmonds, WA 98020 a
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Site Plan-- Photometric
Plan
-
-------------------------
---------------------- Date
11 June 2018
Land Use Permit
------------------Revisioon
Landuse Submittal
3 October 2018
Landuse Resubmlttal
24 January 2019
--------------------------
Drawn by:
--------------------------
----------- Checked byRAI_
__________________________
Checked k(p.C.);
--------------------------
Project No.
-----------------19-0Q1A
Attachment 1
El .1 00
Packet Pg. 43
7.1.a
1 2 3 4 5 6 7 8 9 10 11 12
I JACOUJTIC CEILING PANEL I I I I I I I I
------- 1
I
R PLAN - LIGHTING
I EM bA EM EM EM
------ ----------------------------------------
PROJECT
NORTH
BOT. OF CAR DECKING
@ 11'-9" AFF AND
BOT. OF BEAMS g T-5" AFF
ALONG INSIDE FACE OF EXT.
WALL AT GRIDLINE A
BOT. OF CAR DECKING
@ 9'-10" AFF AND
BOT. OF BEAMS @ 8'-7" AFF
ALONG INSIDE FACE OF EXT.
WALL AT GRIDLINE D
SHEET NOTES
A. REFER TO LUMINAIRE SCHEDULE FOR MORE
INFORMATION ON LUMINAIRE TYPES.
B. PRIMARY AND SECONDARY DAYLIGHTING ZONES SHOWN
AS REQUIRED BY STATE ENERGY CODE.
KEYED NOTES(a)
1. PRIMARY DAYLIGHT ZONE.
2. SECONDARY DAYLIGHT ZONE.
3. PROVIDE LOW VOLTAGE, 5—BUTTON DIMMING LIGHTING
CONTROL STATION TO PROVIDE FOUR (4) SCENES OF
CONTROL IN BANQUETTE ROOM. FINAL PROGRAMMING
TO BE DETERMINED BY OWNER.
4. TYPE WC1 TO BE MOUNTED AT 4'-6A ABOVE TREAD.
5. LUMINAIRE RA1 SHALL BE INSTALLED UNDER STAIRS IN
STORAGE AREA.
GLUMAC
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engineers for a sustainable Future
L. J
1601 Fith Avenue, Suite 2210
Seattle, WA 98101
T.206.262.1010
www.glurnac com
Project Manager. Mlkkl Kigsr
EnglneerlDeslgner. Mikki "r
Jot: No- 05A5.00776
irm
environmental
WORKS
Community Design Center
402 15th Avenue Eas
Seattle, Washington 9811
phone: 206.329.83
fax: 206.329.549
Edmonds Waterfront
Center
New Construction
220 RAILROAD AVE.
EDMONDS, WA 98020
I st Floor - Lighting
11 June 2018
Land Use Permit
Revisions
Landuse Submittal
3 October 2018
Landuse Resubmittal
24 January 2019
Drawn by:
Checked by (P.M.):
Checked by (Q.C.):
Project No.
15015A
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1 2 3 4 5 6 7 8 9 10 11 12
1 2 3 4 5 6 7 8 9 10 11 12
SHEET NOTES
A. REFER TO LUMINAIRE SCHEDULE FOR MORE INFORMATION
ON LUMINAIRE TYPES.
GLUMAC
r 11
engineers for a sustainable future
L J
1601 Fith Avenue, Suite 2210
Seattle, WA 98101
T. 206.262.1010
www.glumac.com
Project Manager: Mikki Kiger
Engineer/Designer: Mikki Kiger
Job No.: 05.15.00776
4ru
environmental
WORKS
Community Design Center
402 15th Avenue Eas
Seattle, Washington 9811
phone: 206.329.830
fax: 206.329.549
Edmonds Waterfront
Center
New Construction
220 RAILROAD AVE.
EDMONDS, WA 98020
Roof Plan - Lighting
11 June 2018
Land Use Permit
Revisions
Landuse Submittal
3 October 2018
Landuse Resubmittal
24 January 2019
Drawn by:
Checked by (P.M.):
Checked by (Q.C.):
Project No.
15015A
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SCALE. 1 /8"=1'-0"
Attachment 1
E23 No
. No
Packet Pg. 45
7.1.a
Edmonds Waterfront Redevelopment
•_�t�or ya' r
Simulation
Project Location
Vicinit
Ma
PROJECT DESCRIPTION:
The scope of this project is to remove the existing bulkhead in front of the Edmonds Senior
Center parking lot, to restore shoreline habitat, and improve public access. Proposed
features compliment the work being done to build a new Edmonds Waterfront Center. Work
includes staging, temporary environmental protection measures, demolition of the bulkhead
and existing parking lot and safe dumping of all materials, removal of three (3) existing
pilings in front of the bulkhead, re -grading of the beach (including adding new beach
material), forming and pouring concrete for a re -aligned portion of the marine walkway,
(supported by steel sheet piles), pouring two (2) new concrete staircases and an accessible
ramp, re -grading the existing parking lot to meet the raised finish floor elevation of the new
Edmonds Waterfront Center, pouring asphalt for a new parking lot, new striping and wheel
stops for parking stalls, grading and drainage structures to support a series of bioretention
planters adjacent to the new Marine Walkway (within the parking lot, and along Railroad
Ave.), forming and pouring concrete for a new sidewalk adjacent to Railroad Ave.,
coordinating irrigation installation with city crews, and coordinating installation of artistic
seawall cap, pavement, and site elements with project artist. Edmonds Waterfront Center
building design and site improvements immediately south of the building are designed and
permitted under a separate contract.
LEGAL DESCRIPTION:
SEC 23 TWP 27 RGE 03BEG MT W LN GN R/W WITH S LN GOVT LOT 2 TH NELY
ON SD R/W 450FT TH N49*00 OOW 95.67FT M.L TO MEA LN TH S51 *23 OOW ON
SD MEA LN 288.33FT TPB TH N51 *23 OOE ALG MEA LN 288.33FT THN47*32 OOW
319.63FT TO INNER HARBOR LN TH S45*00 OOW ON INNER HARBOR LN 250.13
FT TH S38*37 OOE 287.94FT TPB TGW FDT - COM AAP ON W LN GN R/W AT INT
WITH S LNGOVT LOT 2 TH NLY ALG W LN SD R/W 150FT TPB TH CONT NLY
ALG SD R/W 30OFT TH NWLY AT R/A FIR SD R/W TO MEA LN TH SWLY ALG SD
MEA LN TAP AT R/A FIR TPB TH SELY TPB BOTH PER WD 683-545 2/23/73
ABBREVIATIONS:
ALT Alternate E. J. Expansion Joint
LB.
Pound
REQ.'D.
Required
APPROX. Approximate EL., ELEV. Elevation
L.F.
Linear Feet
REV.
Revision
ARCH. Architectural EQ. Equal
MAX.
Maximum
SEE EWC Work to be completed by others.
BLDG. Building FDC. Fire Dept.
Connection
MECH.
Mechanical
Coordinate with Edmonds Waterfront
C.B. Catch Basin FFE Finish Floor Elevation
MET
Metal
Center- Building Contractor
C.D.F. Controlled Density Fill FIN. Finish
MIN.
Minimum
S.F.
Square foot
CIP Cast in Place FL. Floor
MISC.
Miscelleaneous
SHT.
Sheet
C.L. Center Line F.0.I.A. Furnished
by Owner,
Installed by Artist
N.
North
SIM.SPEC. Similar Specification
C.O. Cleanout F.0.I.C. Furnished
by Owner,
Installed by Contractor
(N)
New
SQ.
Square
CONC. Concrete FT. Feet, Foot
NIC.
Not in Contract
STD.
Standard
CTR. Center FTG. Footing
NO. #
Number
TEL.
Telephone
DET Detail GA. Gauge
N.T.S.
Not to Scale
TK.
Tight Knot
D.F. Douglas Fir GALV. Galvanized
O.C.
On Center
T.O.C.
Top of Concrete
DIA. Diameter H.B. Hose Bib
O.D.
Outside Diameter
T.O.W.
Top of Wall
DIM. Dimension HT. Height
PERF.
Perforated
TYP.
Typical
DN. Down HORIZ. Horizontal
P.L.
Property Line
V.I.F.
Verify in Field
D.S. Downspout IBC. International
Building
Code
P.R.V.
Pressure Reducing Valve
W/
With
DWG. Drawing IMP Impervious
P.T.
Pressure Treated
W/O
Without
(E), EX. Existing I.D. Inside Diameter
RAD.
Radius
W.W.M.
Welded Wire Mesh
EA. Each IN or " Inch, Inches
REINF.
Reinforced
VERT.
Vertical
PROJECT INFORMATION: SHT. NO.
SHEET TITLE
SHT. NO. SHEET TITLE (Continued)
PROJECT CONTACTS:
Name of Project:
G1.0
Cover Sheet
S1.0
Abbreviations and Symbols
Project Owner:
Edmonds Waterfront Redevelopment
G2.0
Existing
S1.1
General Structural Notes
City of Edmonds
Primary Site Address:
S1.2
General Structural Notes
Carrie Hite, CPRE
220 Railroad Avenue, Edmonds, WA 98020
CS1.0
TESC/CSWPPP
S1.3
General Structural Notes
Parks, Recreation, & Cultural Services Director
Tax I.D./Parcel Number: 27032300104200
CS1.1
Erosion Notes & Details
S2.1
Partial Site Plan
700 Main Street, Edmonds, WA 98020
Public Access Easement: SP (8101160178)
S2.2
Partial Site Plan
tel. (425) 771-0256
Public Utility Easement: 7709200432
L1.0
Overall Demo Plan
S2.3
Partial Site Plan
or
Lot Area: 2.63 acres = 1141563 S.F.
L1.1
Demo Plan, SW
S2.4
Partial Site Plan
Henry Schroder, Capital Projects Manager
Zoning: CW (Commercial Waterfront)
L1.2
Demo Plan, SE
S3.1
Elevations
121 5th Ave., Edmonds, WA 98020
Proposed Parking: 71 spaces total -
L1.3
Demo Plan, NW
S3.2
Sections
(425)361-8825
(27) Standard, (2) Standard EV,
L1.4
Demo Plan, NE
S4.1
Sheetpile Wall Sections
(34) Compact, (4) Van, (1) Motorcycle,
L2.0
Demo Details
S4.2
Sheetpile Wall Sections
Landscape Architect:
(2) ADA Standard, (1) ADA Van
S4.3
Sheetpile Wall Sections
Environmental Works
CS2.0
Site Grading Plan
S4.4
Stair Sections
Nic Morin, PLA, ASLA
Existing Impervious Surface
CS2.1
Grading Sections
S4.5
Sheetpile Wall Details
402 15th Ave E, Seattle, WA 98112
(Not Including the Existing Building): 38,500 SF
CS3.0
Street Frontage Plan & Profile
S4.6
Sheetpile Wall Details
tel. (206)329-5494
Proposed Impervious Surface
CS4.0
Drainage Plan
S5.1
Structural Details
(Not Including the Proposed Building): 35,500 SF
CS4.1
Drainage Details
S5.2
Structural Details
Shoreline Structural Engineer and Surveyor:
CS5.0
Paving Plan
Reid Middleton
CS5.1
Paving Details
L6.0
Overall Planting Plan
Shannon Kinsella, PE, PMP
GENERAL NOTES:
CS 6.1
CoE Standard Details
L6.1
Planting Plan, SW
728 134th St. SW., Everett, WA. 98204
CS 6.2
CoE Standard Details
L6.2
Planting Plan, SE
tel. (425)741-3800
1. A full size copy of the approved construction
CS 6.3
CoE Standard Details
L6.3
Planting Plan, NW
documents shall be on site whenever construction is
L6.4
Planting Plan, NE
Civil Engineer:
in progress.
L3.0
Overall Layout Plan
L6.5
Overall Planting Schedule
Reid Middleton
2. All utilities shown have been established by field
L3.1
Layout Plan, SW
L7.0
Planting Details
Din Ye, PE
g
survey or available records and should be considered
L3.2
Layout Plan, SE
728 134th St. SW., Everett, WA. 98204
approximate only and not necessarily complete. It is
L3.3
Layout Plan, NW
E0.0
Legend & Abbreviations Plan
tel. (425)741-3800
the sole responsibility of the contractor to
L3.4
Layout Plan, NE
E0.1
Luminaire Schedule
Geo-technical Engineer:
independently verify the accuracy of all utility
L4.0
Site Sections
E2.0
Site Plan - Photometric Plan
Landau Associates
locations shown and to further discover and avoid an y
L5.0
Site Details I
E3.0
Site Plan - Power
Steve Wright, PE
other utilities not shown on the plan which may be
L5.1
Site Details II
E9.0
Details - Power
130 2nd Avenue S., Edmonds, WA 98020
affected by construction. Call 1-800-424-5555 prior to
L5.2
III il t D Site Details
tel. (425)329-0290
all underground work.
L5.3
Site Details IV
U1.0
Utility Coordination Plan
3. Keep all walkways clear and free of debris. Paved
L5.4
Site Details V
Lighting Designer:
surfaces that are damaged during construction shall
L5.5
Site Details VI
GLUMAC
be repaired to the satisfaction of the project manager
L5.6
Site Details VII
Mikki Kiger
at no cost to the owner.
L5.7
Site Details VIII
1601 Fifth Avenue, Suite 2210
4. Storage of materials and equipment will be allowed
Seattle, WA 98101
only in areas designated for construction or storage.
tel. (206)262-1010
Under no circumstances shall materials be stored in
public use areas of the project.
Electrical Engineer:
5. All improvements scheduled to remain that are
GLUMAC
damaged during the course of execution of the
Jeremy Toews
contract work shall be replaced by the contractor at no
900 SW Fifth Avenue, Suite 1600
additional cost to the owner.
Portland, OR 97204
6. All in -water work must be conducted according to the
tel. (503) 227-5280
USACE (US Army Corps of Engineers) and WDFW
(Washington State Dept. of Fish and Wildlife) in -water
work window, which is July 14 to October 14.
7. Primary access to the site, for the Contractor, during
construction shall be coordinated with the City Project
Manager, Henry Schroder: (425) 771-0220.
Attachment
2
11101
z
i
Community Design Center
402 15th Avenue East
Seattle, Washington 98112
206.329.8300
206.329.5494 fax
Edmonds
Waterfront
Redevelopment
Project
220 Railroad Ave.
Edmonds, WA 98020
�9
� Q
STATE OF
WASHINGTON
REGISTERED
LANDSCAPE ARCHITECT
IICOLAS HIDEKI MORIN
CERTIFICATE NO. 978
Cover Sheet
Date
29 March 2019
Bid Set
Revisions
Drawn by:
PC/RC/NM
Checked by (P.M.):
NM
Checked by (Q.C.):
NM
Project No.
19-001 A
G1 ®'
Packet Pg. 46
7.1.a
- - - -6- -
- - -7- -
�SEMENT - - - -
- - I �09 E=11.36
-Ivc
RIM=1 1.48
C' R
RIM=12.38
7' CMU WALL
RAILROAD AVENUE
00 LEGEND
0
SHRUB
o CONIFER TREE
0 POWER JUNCTION BOX
DECIDUOUS TREE
(D TO TELEPHONE/COMM. MANHOLE
TLl TELEPHONE PEDESTAL
KID GAS VALVE
0 GAS METER
JUNCTION BOX
© POWER MANHOLE
LIGHT POLE
❑o POWER TRANSFORMER
UTILITY POLE
GUY ANCHOR
OD STORM DRAIN MANHOLE
❑ CATCH BASIN
Coo CLEANOUT
< CULVERT AS NOTED
OW WATER VAULT
FIRE HYDRANT
FIRE DEPARTMENT CONNECTION
WATER VALVE
WATER METER
OW WATER MANHOLE OR AS NOTED
IRR[4 IRRIGATION VALVE
HBO HOSE BIB
0 SANITARY SEWER MANHOLE
BLRD BOLLARD
SIGN
FOUND MONUMENT IN CASE
• ; , PK NAIL W/WASHER
X X
P
P*
OHP
G
G*
SD
SD*
SS
SS*
W
W*
C
UGT
TAX NO. 27032300104200
MEAN HIGHER HIGH WATER (MHHW)-
EcivHESo
,P) o� 0, 00
IMEAN HIGHER
C,CBLR �
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BLF�D-
�
- - - - - - O BLRD '0 - -
ORDINARY HIGH WATER (OHW) BLRD
011 I ORDII`
EXISTING CONDITIONS
SCALE: 1 "=20'
BUILDING LINE
EDGE OF GRAVEL
VEGETATION LINE
FENCE
GUARD RAIL
UNDERGROUND POWER LINE
RECORD POWER LINE
OVERHEAD POWER LINE
GAS LINE
RECORD GAS LINE
STORM DRAIN LINE
RECORD STORM DRAIN LINE
SANITARY SEWER LINE
RECORD SANITARY SEWER
WATER LINE
RECORD WATER LINE
CABLE TV LINE
COMMUNICATIONS LINE (EIBER OPTIC)
UNDERGROUND TELEPHONE
PUBLIC ACCESS EASEMENT
PAVEMENT STRIPING
DATUMS
HORIZONTAL DATUM: HAD 83/91
VERTICAL DATUM: NAVD 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
STAT 0 N .
ELEVATION = 13.52 FEET NAVD 88
TO CONVERT TO MLLW FROM NAVD 88
ADD 2.29FT.
SURVEY NOTES
1. I HE UTILITIES SHOWN ARE BASED ON
OBSERVATION OF SURFACE FEATURES,
RECORD UTILITY MAPS AND BY PAINT
MARKS SET BY A UTILITY LOCATING
COMPANY. FIELD LOCATIONS MUST BE
VERIFIED 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. BOUNDARY CALCULATIONS WERE BASED
ON RECORD OF SURVEYS, RECORDING
NUMBERS 7809260242, 7905110159,
AND 9310205003, RECORDS OF
SNOHOMISH COUNTY, WASHINGTON.
4. THIS EXISTING CONDITIONS DRAWING WAS
COMPILED FROM MULTIPLE FIELD
SURVEYS, ALL OF WHICH WERE
COMPLETED IN 2016 AND EARLIER.
V 6„ P
s1D
SD
( a4 nnR
4
RIM=12.35
' ; r City Of Edmonds
Engineering Division
121 Fifth Ave., N.
RIM=12.42
Edmonds, WA98020
(425) 771-0220
rhi'. 1�
STRUCTURE TABLE
CB1002
CB1008
CB1230
YD1356
CB1502
CB5189
RIM=11.82
RIM =12.35
RIM=11.72
RIM=12.19
RIM=11.53
RIM=11.48
IE=11.24
IE SW=9.50
IE=10.97
IE=11.49
E=10.43
IE=4.58
IE NE=9.50
CB1003
IE N=9.60
CB1262
YD1357
CB1503
YD1900
RIM=11.54
IE NW=8.20
RIM=11.94
RIM=12.19
RIM 11.40
RIM=11.15
IE W=10.59
IE SE=8.25
IE SE=10.54
IE=11.49
IE SW-10.20
IE=10.70
IE NE=9.94
IE SW=10.64
IE NE=9.50
IE SW=9.94
CB1009
IE N=10.79
CB1454
CB5538
RIM=12.61
CB1330
RIM=11.64
CB1832
RIM=11.66
CB1004
IE N=9.17
RIM-1238
IE N=10.59
RIM11.14
IE NE=10.46
RIM=11.67
IE SE=8.1 6
IE=10.76
IE NE=9.89
IE SE=9.64
IE W 10.22
IE=9.84
IE NW8.11
IE SW=10.14
IE NE=9.69
CB1010
MH1341
IE SW=9.79
CB5333
CB1005
RIM=12.03
W/SUMP PUMP
CB1455
RIM=11.89
RIM=11.87
IE=11.28
RIM=12.22
RIM-11.84 IE
CB1504
IE 6"=10.17
IE=9.87
IE NW=10.17
NE=1 0.29
RIM=11.49
IE 4"=10.67
CB1 01 2
IE SW=10.32
E SE=10.34
IE SW=9.84
CB1006
RIM=11.66
IE SSE=10.22
IE NW=10.34
IE NE=10.19
MH5543
RIM=12.28
IE NW=8.82
IE SE=10.27
IE NW=9.49
IE=9.53
IE NE=9.68
IE NE=10.32
CB1456
CB1837
RIM=11.94
IE=6.34
CB1007
IE SE=8.96
IE SW=9.81
RIM=11.15
RIM=11.28
RIM=12.42
CB1342
IE=10.15
IE10.48
IE=9.75
CB1229
RIM=12.45
RIM=11.55
IE NE=11.10
IE=10.95
IE NW-11.15
SCALE IN FEET
20 0 20 40
L 0 .
A I 1 10
728 134th Street SW - Suite 200
Everett. Washinggton 98204
Ph: 425-141-3800
www.reidmiddleton.com
y
s
i
z
environmental
WORKS
Community Design Center
402 15th Avenue East
Seattle, Washington 98112
206.329.8300
206.329.5494 fax
Edmonds
Waterfront
Redevelopment
Project
220 Railroad Ave.
Edmonds, WA 98020
--------------------------
EXISTING
------------------
Dale
--Z9 Marrh2019
Bid Docutments
___________Rev_isions
Drawn by:
DJO
-Checked-by (P.M_)_
BGM
Checked_bv (Q.C.)_
_________________ ProjectNo_
19-001A
G2-r-
a
Attachment 2
7.1.a
Edge of water, as
recorded on 12/20/2016
Public Access Easement
AC (8311070085)
Portions of existing site improvements within
clearing limits shown are to be demolished by the
Edmonds Waterfront Center Contractor, with
remaining demolition work to be provided by the
Edmonds Waterfront Redevelopment Contractor.
Demo ex. power line, SEE EWC
Public Utility Easement (7709200432) to be vacated
Demo ex. overhead utility line, SEE EWC
For demolition of elements outside of
Area of Demolition hatch, SEE EWC
Protect proposed bioretention area,
Typ. See CS 1.0
BNSF ROW
Demolition Notes:
1. See sheets L1.1 - 1.4 for Demo
Enlargements
2. Demolition to be performed after TESL.
3. Prior to starting work, survey and stake
the demolition limits and seek approval
from the Project Owner's Representative
prior to any work.
4. Extra care must be taken to not
over -excavate. Call 1-800-424-5555 prior
to all underground work R.O.W./Property
Lines, call Locating Inc. (425-392-6412),
CNI (206-255-8650) or Applied
Railroad Ave.
Professional Services (425-313-1034) for
location of utilities within the site. Contact
at least two days prior to construction.
5. See specifications for demolition and
removal or recycling of other existing site
features that are not suitable for the
intended improvement, whether
specifically called out or not.
6. Demolition and removal applies to on -site
work.
7. Demolition measures shall comply to City
of Edmonds best management practices
and will include considerations noted in
Geotech letter.
.* % N
Creosote
treated timber
piles to be
removed
_--- Z--------------�--
__ __ Concretefoundatio_nsto-— — — — — ———s_----------
be removed from beach _ — — — — — — —
---- 6, IE:f .55 — ---
UHHW-- CNHES (TYP)
C%Ae,+ik-%r nI i+fr,ll +r% r0-%kvt.%ik-%
Preserve and Protect ex. utility pole, Typ.
Abandon ex. 2" water line, SEE EWC
Existing Bus Stop Shelter to be saved, moved,
and re -installed by Community Transit
Demo ex. water line, SEE EWC
Preserve and protect ex. 3/4 water
meter for landscape irrigation
8. Staging and Job shack location to be
determined by site contractor. Coordinate
locations with building contractor prior to
mobilization.
9. If contaminated soil is located on site
during construction it must be stored on
site for testing. Coordinate storage
location with building contractor prior to
storage.
0' 10' 20' 40'
Scale: 1 " = 20'-0"
(24" x 36" sheet)
Existing outfall to be relocated
Remove creosote treated
timber piles/ bulkhead/fill
Existing outfall to be relocated
Remove existing underground
circular concrete slab foundation as
- — — — required for new construction
—M H4 W
Remove ex. wood bulkhead back to seawall.
— — Seawall to remain, See DET. 2/S2.4
Edmonds Marine Walkway
49_��7
Protect proposed bioretention area, Typ.
Public Access Easement
SP (8101160178)
Existing trees (12), to be protected, Typ.
Tree protection fencing, Typ.
Existing landscape, to be protected, Typ.
Temporary Construction Fencing, Typ.
Remove and dispose of all asphalt within
area of demolition to achieve proposed
grades. See Grading Plan, sheet CS 2.0.
Protect proposed bioretention area, Typ. See CS1.0
Existing trees (5), to be Removed, Typ.
Protect proposed bioretention area, Typ. See CS1.0
Preserve and protect ex. hydrant
Preserve and protect ex. catch basin
Preserve and protect ex. utility pole, Typ.
LEGEND
— — Property Line
Existing Building Outline
BNSF Right of Way
----- Limit of Work
— — — Easement
10_Existing Topography
-- MHHW — Mean Higher High Water
(E 1. 8.6)
---- oHW ---- Ordinary High Water
Temporary Construction
Fencing
Tree Protection Fencing
Bulkhead & Fill Remova'
Area of Demolition
Ex. Walkway to Remain
Ex. Landscape to Remain
Ex. Tree to be Protected
11101
Community Design Center
402 15th Avenue East
Seattle, Washington 98112
206.329.8300
206.329.5494 fax
Edmonds
Waterfront
Redevelopment
Project
220 Railroad Ave.
Edmonds, WA 98020
9
all
� Q
STATE OF
WASHINGTON
REGISTERED
LANDSCAPE ARCHITECT
IICOLAS HIDEKI MORIN
CERTIFICATE NO. 978
Overall Demo Plan
Date
29 March 2019
Bid Set
Revisions
Drawn by:
PC/RC/NM
Checked by (P.M.):
NM
Checked by (Q.C.):
NM
Project No.
19-001A
L1 ®'
Packet Pg. 48
a
Attachment 2
7.1.a
LEGEND NOTES
GRADE BREAK 1. FOR DRAWING CLARITY SOME EXISTING
- - - - - - - - - 26� SPOT ELEVATION
LARGE WOODY DEBRIS _ _ DRAINAGE AND UTILITY LINES ARE NOT
- - - - ANCHORS, _SEE - CONC RAMP AND -SHEET PROJECT
- SHOWN, SEE SHEET G2.0.
�� -� ♦ � �tL�WALL SEE S2.1 WORK LIMITS - - - - - FLOW DIRECTION
----------_ - �-- --E 2. BOULDERS ALONG RAMP TO PROJECT ,` ♦♦ ; - - - - CS4.1 FF BUILDING FINISH FLOOR ELEVATION MINIMUM 12 INCHES ABOVE PROMENADE
---
x WALKWAY SURFACE. SEE SHEETS C3.3,
- - - - - - - _ ♦ r--- - ------------- ---� - -
-- I I _ _ ♦ - -- 1i TOC TOP OF CURB
Buc ♦ ♦ ------ 1 TOP OF LOG S4.2, & S4.3.
'ESSl Ll T_ - - -
SEMENT - ---- MEAN HIGHER HIGH WATER (MHHW) 12.20' 1 MEAN HIGHER HIGI�WATER (MHHW) 8 TOP OF WALL
TOW
` I I ♦ 1 i �_ �I- ---
- - -- --- ♦ MATCH EXISTING ♦ MATCH EXISTING \� �� 1 _ _ - - - - 9 - BOULDERS, SEE LANDSCAPING
LANDSCAPING _ ELEVATION - %.✓ - ELEVATION - 1 s �� MATCH EXISTING
- _ STONE PATH, SEE I I - - !_
---------- - - = - - ELEVATION - 10 -
�� STONE PATH, SEE LANDSCAPING
------------- -------- ORDINARY HIGH WATER (OHW) -
1� �_ ORDINARY HIGH WATERR�OHW
7' CMU WALL
GRADING NOT IN
THIS CONTRACT,
SEE EWC --,
---
oT
,
o"
° �1
° a�15.0/
TOW
I all
TRANSFORMER ANDI
FDC,CONC PAD I
GRADING NOT IN
THIS, CONTRACT,
SEE EWC -\,
° o0
12.5' a
TOW �e c
12.48'
14.98
14.98'"
14. '
2 9, CURB
0 \
12.9'
11.8'
4.5'
14.5'
PROPOSED BUILDING
(NOT IN THIS CONTRACT, SEE EWC)
FF=15.00'
I--r.35' SEE NOTE 2, �9� --
TYP - / � � �_! - 12.90' �
'f 3.0' ® 13.10
__ 14.7 • 1 14.0
s - 1
1498'"0 --� 1 5%
1 TYP 14.7 13.25' TOW -�
�I
1 3:1
1 l ��� ® 4%_ 0 ,
° 13.21' 13.4' • - __ PROJECT , /
1 14.5 12.85 ,
I .W
1 TOW • I �� 1 WORK LIMITS 12.85 /
14.8' • 1 14.5' \ 14.14' I -_
1 •14.35
' � RIM=12.0'
14.33 I 13.0' 12.67'
1 TOC � � IE= 11.5 -
1 ® 14.3U ��% 12.5'� �:A 3:1
14.65' 14.5� r
1.2 0 14.2 6' 12.5' +
� 12.7 -
/ -
_ 2% 14.43' / I TOC 12.85'
B
CS2.1
- - ------ a 14.98' 1�
U 1 14.98
1 14.85 14.85' 14.90' 1.0%
14.73'
14.69'
1 ---I13.0 I . I \ _ ,0,7
I
4.63' • 14.5' 14.3' 1
4.65 J ---
\14.47'
� 4.0'
14.4
n
14.5 �----------
-
-- -
14.3'
M
N
12" CURB CUT
PER COE STD
o
,� ��o
�� �2g
N
N
DETAIL
TR-602,
'�
r
�o
TYP
13.92'
- - - - - -
- - -
12"
PER
CURB CUT
STD DETAIL
12" CURB CUT
PER STD DETAIL /CURB-
o
r13
TR-602,
TYP
TR-602, TYP
1 %
2.89 '
2
3.29' 1
3.77'
12.6' 1
1 3
� 1.
,
% .6 1% 12.3
•
•
•
•
•
TRENCH
DRAIN -
2.4%
I
I >
I
1.75%
I
112.6' 12.4'
11.7'
1
�I
i I
i
1 I
I
1
1 MATC
1 E
12.0' •XISTI�
I
G -
8"PVC - _ - 12.0'1 TOC - G 12.19'f ASPHALT '12.0'f 7A� ,
- 11.7 f SEE CS3.0 TYP 8"PVC 11.6 f 1 o"RCP
SEE CS3.0, TYP - - TOC - TOC - CS21 - - SEE CS3.0, TYP
/ RAILROAD AVENUE BIORETENTION PLANTER #1, RAILROAD AV UE BIORETENTION PLANTER #2,
SEE CS4.0 SEE CS4.0
SITE PLAN
/ SCALE: 1 "=20'
1 0"RCP
11.79'
PARTIAL PLAN
SCALE: 1 "=10'
PARTIAL PLAN
SCALE: 1 "=10'
11.79'
12.06' 11.61' 11.66'
11.87' �`� 11.93' 12.41' 11.71' 11.66' I
7.5% 0.6% \
- 0.7% 8.0% 12.29' 11.79' I � L ,
0.9% I �n 11.73
L 1 � I o 0 0 .0.5%
`� 'r' 83% i Lq � Lq _ -
1 1.95'
12.30'
TOC 1 1.50' �', I
11.82' TOC' 12.'
- - - TOC1811.68' 11.56' 11.64' I
12.0' f
TOC
PARTIAL PLAN PARTIAL PLAN
SCALE: 1 "=5' SCALE: 1 "=5'
BIORETENTION CELL #4
PER COE STD DETAIL
SD-612
BIORETENTION CELL #3
PER COE STD DETAIL
SD-612
SCALE IN FEET
5 0 5 10
SCALE IN FEET
10 0 10 20
SCALE IN FEET
20 0 20 40
City Of Edmonds
Engineering Division
121 Fifth Ave., N.
Edmonds, WA 98020
(425) 771-0220
Im
1 1 1
728 134th Street SW Suite 200
Everett. Washinggton 98204
Ph: 425-141-3800
www.reidmiddleton.com
l;
s
z
environmental
WORKS
Community Design Center
402 15th Avenue East
Seattle, Washington 98112
206.329.8300
206.329.5494fax
Edmonds
Waterfront
Redevelopment
Project
220 Railroad Ave.
Edmonds, WA 98020
-mow 3/29/19
----------------------
--SITE_GRADING-PLAN
------------------------
--------------------- Date
----------29 March 2019
Bid Documents
Revisions
Drawn by:
DJO
Checked by (P.M.):
BGM
Checked by (Q.C.):
DCY
Protect No.
19-001 A
Q
t
U
r
a
3
0
0_
m
0
Cn
m
0
a�
U
ca
Q
CS2.�_
Packet Pg. 49
Attachment 2
7.1.a
Public Access Easement
(AC 8311070085) — —
Bench, Typ.-
Stone paver path.
Boulder, Typ.
Mow band, Typ.
Gate, SEE EWC
40 ft. Shoreline
Setback
Building and South
Corridor, SEE EWC
Gate, SEE EWC
Decorative Pavement
Trash Enclosure
Fixed Bollard, Typ.
200 ft. Shoreline Setback
BNSF R.O.W.
Ex. Light Pole, to remain
---------------------- _I
i V y
/\Railroad Ave.
Bioretention Planter 1
Parallel Parking Stalls (5)
Ex. Light Pole, to remain 0
Layout Notes:
1. Before proceeding to lay out the work, verify
layout information shown on drawings, in
relation to the property survey and existing
benchmarks. If discrepancies are discovered,
notify Architect and Construction Manager
promptly.
2. Engage a land surveyor to lay out the Work
using accepted surveying practices.
3. Establish benchmarks and control points to
set lines for all construction as needed to
locate each element of project.
4. Establish dimensions within tolerances
indicated. Do not scale Drawings to obtain
required dimensions.
5. Check the location, level and plumb, of every
major element as the Work progresses.
6. Notify Architect and Construction Manager
Seawall with architectural —
cap, to match existing
when deviations from required lines and levels
exceed allowable tolerances.
7. Close site surveys with an error of closure
equal to or less than the standard established
by authorities having jurisdiction.
8. Locate and lay out site improvements,
including pavements, grading, fill and topsoil
placement, utility slopes, and invert elevations.
9. Transfer survey markings and elevations for
use with control lines and levels.
10. Maintain a record log of layout control work.
Record deviations from required lines and
levels. Include beginning and ending dates
and times of surveys, weather conditions,
name and duty of each survey party member,
and types of instruments and tapes used.
Make the log available for reference by
Architect and Construction Manager.
Seatwall
L-A. I II G I IYUI CAI IL,
to remain
0' 10' 20' 40'
Scale: 1" = 20'-0"
(24" x 36" sheet)
11. Unless noted otherwise, arc radii and lengths
are based on center lines of dimensioned
elements.
MH--W
MHHW (Proposed Design)
OHW (Proposed Design)
Edmonds Marine Walkway
Public Access Easement
SP (8101160178)
Bioretention Cell 4
New concrete walkway.
Bike Parking (7).
-Bioretention Cell 3
Trench Drain
New Concrete Path to
Meet & match grade of
existing walkway.
Existing Utility and Light
Pole at Property Corner, To
Remain
PARKING COUNT SUMMARY:
Total Existing Stalls: 77
Total Proposed Stalls: 71
Standard Stalls: 27
Standard/EV Charging Stalls: 2
Compact Stalls: 34 (48%)
Van Stalls: 4
Motorcycle Stalls: 1
ADA Std. Stalls: 2
ADA Van Stalls: 1
0000000000000
'000000000000
0 000000
000000
0000000
0000000000000
0000000000000
MHHW
LEGEND
Landscape Plantings
Bioretention Planter
Lawn
Beach Restoration
Asphalt
Concrete
Wood Chip Mulch
Tree (Max. Ht. 25)
Existing Topography
Proposed Grading
MHHW (El. 8.6)
---- OHW ---- OHW
O Boulder
Stone Pavers
Large Woody Debris
— — Property Line
----- BNSF Right -of -Way
— — — — Limit of Work
— — — Easement
0 Lighting Fixtures
nnnmm�nn.�111111111CH
Community Design Center ;
402 15th Avenue East
Seattle, Washington 98112
206.329.8300
206.329.5494 fax
Edmonds
Waterfront
Redevelopment
Project
220 Railroad Ave.
Edmonds, WA 98020
CERTIFICATE NO. 978
Overall Layout Plan
29 March 2019
Bid Set
Revisions
Drawn by:
PC/RC/NM
Checked by (P.M.):
NM
Checked by (Q.C.):
NM
Project No.
19-001 A
a
Attachment 2
®' L
®.
Packet Pg. 50
7.1.a
SIDEWALK
STREET
15'-----------
----------
10'
Existing
5' sidewalk
5'
ROW
PLANTINGS
Existing
____-_ sidewalk
Existing
planting bed
A SECTION A
Scale: 1" = 10'-0"
SIDEWALK
B10-
STREET RETENTION
PLANTER
rid
SECTION B
Scale: 1" = 10'-0"
SIDEWALK
BUS
STREET SHELTER
15' --
----------------------
10, ------
Existing sidewalk
-------- ----- ----------------------
SECTION C
Scale: 1 " = 10'-0"
DRIVE
AISLE
Existing parking lot
Existing planting bed = Existing
------ —---------- —---------- —---------- —---------- - parking lot
PARKING LOT
Existing parking lot __ Existing parking lot
PLANTER
Existing planting bed
PLANTER
PLANTER BIO-RETENTION PROMENADE
CELL
Existing Parking and Existing Fill, to
fill to be Removed be Removed
Proposed Grade
Bioretention Cell,
See CS2.1
pile supportea concrete
wall with cap, see S2.2
Note:
BEACH RESTORATION Horizontal Datum: NAD 83/91
Vertical Datum: NAVD 88
OHW, for Proposed Design TO Convert to M LLW from
MHHW, for Proposed Design NAVD 88, Add 2.29 Ft.
Existing OHW
r --- Existing MHHW
15'
--------- 10,
- — — — = -
ad-Gtsn -sisti
------"'`--
:reosote-tre-ated-ti m lyer - 5'
piles and lagging, to be Existing Grade/Beach,
removed. to Remain
BIO-RETENTION PLANTER DRIVE PROMENADE BEACH RESTORATION
CELL AISLE RAMP
Existing Fill, to be Removed
Proposed Grade, Proposed Grade /Beach
see CS2.1� Restoration Areal /
r---------------
Bioretention Cell,
See CS2.1
PARKING LOT
Existing parking lot
--------------- ---- ---------------------------
Existing Senior
Existing planting bed ______ _- Existing parking lot Center Building
)ile supportea concrete
wall with cap, see S2.2
0
Existing Trash Enclosure
piles and lagging, to be
removed.
�OHW, for Proposed Design
MHHW, for Proposed Design
Existing OHW
Ir Existing MHHW
---- 15'
10,
5'
Existing Grade/Beach,
to Remain
R WEDDING PROMENADE BEACH RESTORATION
LAWN STAIRS
Stairs, see structural
Sheet pile supported concrete
wall with cap, see S2.2
Existing Fill to be Removed
Proposed Grade / Beach
Restoration Area
Existing bulkhead consisting of
creosote- treated timber piles
and lagging to be removed.
�OHW, for Proposed Design
MHHW, for Proposed Design
[Existing OHW
Existing MHHW
15'
10,
Exlsting Grade/
Beach, to Remain
<
.,,,,,,,,,„ilu
z
Community Design Center
a
e
z
402 15th Avenue East =
Seattle, Washington 98112
206.329.8300 i
206.329.5494 fax <
Edmonds
Waterfront
Redevelopment
Project
220 Railroad Ave.
Edmonds, WA 98020
� Q
STATE OF
WASHINGTON
REGISTERED
LANDSCAPE ARCHITECT
KOLAS HIDEKI MORIN
CERTIFICATE NO. 978
Site Sections
Date
29 March 2019
Bid Set
Revisions
Drawn by:
PC/RC/NM
Checked by (P.M.):
NM
Checked by (Q.C.):
NM
Project No.
19-001A
Q
SECTION KEY PLAN
Not To Scale 4
Attachment 2
LZ Aet Pg. 51
7.1.a
-----------------------
0
40 ft. Shoreline Setback
Ebb Tide
Condominiums
Landscape Type III
Trash Enclosure
BNSF ROW
200 ft. Shoreline Setback
Fixed Bollards, Typ.
PLANTING SCHEDULE
1. Contractor shall be responsible for familiarizing
themselves with all other site improvements and
conditions prior to starting any landscape work.
2. Contractor shall use caution while excavating to
avoid disturbing any utilities encountered. Contractor
is to promptly advise owner of any disturbed utilities.
3. Contractor to water all plant material to ensure plant
survival after delivery, during installation, and up until
acceptance by owner.
4.Contractor shall be responsible for computing specific
quantities of ground covers and plant materials
utilizing on -center spacing for plants as stated on the
landscape plan and minimum planting distances as
specified in these notes.
5. All planting areas to be cleared of all construction
materials and rocks and sticks larger than 2"
diameter.
6. See specs for soil amendment installation for new
lawn and landscape areas.
7. Landscaping shall be provided in accordance with
local landscape code.
8. Plants shall be selected and sited to produce a
hardy and drought -resistant landscape area.
At
—
_ -KA H H W— - - —� -
I
` I — ,ter
--_-M-HHW— ------
DIUI CLCI ILIUI I r-IC11 lLC1 I— RCILK;dLUU 0UJ 011UILUI — DIUI CLU[ ILIUI I
Planter 2 Type 5
Selection shall consider soil type and depth, the
amount of maintenance required, spacing, exposure
to sun and wind, and the proposed slope and
contours of the site.
9. All plant material shall conform to ANSI standards
for nursery stock, latest edition. Any replacements to
be made at once.
A. General: All plant material furnished shall be
healthy representatives, typical of their species of
variety and shall have a normal growth habit. They
shall be full, well -branched, well-proportioned, and
have a vigorous, well -developed root system. All
plants shall be hardy under climatic conditions
similar to those in the locality of the project.
B. Trees, shrubs, and ground cover-: Quantities,
species, and varieties, sizes and conditions as
shown on the planting plan. Plants to be healthy,
vigorous, well -foliated when in leaf. Free of disease,
injury, insects, decay, harmful defects, and all
weeds. No substitutions shall be made without
written approval from owner and landscape architect.
10.Soils in planting areas shall have adequate porosity
to allow root growth. All heavily compacted soils
shall be loosened to increase aeration to a minimum
depth of eighteen (18) inches or to the depth of the
largest plant root ball, whichever is greater. Imported
topsoil and/or compost shall be tilled into existing
soils to prevent a distinct soil interface from forming.
After soil preparation is completed, motorized
vehicles shall be kept off to prevent excessive
compaction and underground pipe damage. The
organic content of soils in any landscape area shall
be as necessary to provide adequate nutrient and
moisture -retention levels for the establishment of
plantings.
11. Required plantings, except turf or areas of
established ground cover, shall be covered with
three inches of organic mulch to minimize
evaporation and runoff.
12. All mulches used in planter beds shall be kept at
least six (6) inches away from the trunks of shrubs
and trees.
13. All required landscaped areas, particularly trees and
shrubs, must be protected from potential damage by
adjacent uses and development, including parking
and storage areas.
0' 10' 20' 40'
Scale: 1 " = 20'-0"
(24" x 36" sheet)
—MHHW
Edmonds Marine
Walkway
Public Access Easement
SP (8101160178)
Bioretention Cell 4 (Salt -tolerant)
Existing Tree, to Remain, Typ.
Existing Plantings, to Remain, Typ.
Landscape Type 4
Bioretention Cell 3
(Salt -tolerant)
LEGEND
Landscape Plantings
Lawn Area
Beach Restoration
Plantings
M
Bioretention Plantings
00
Asphalt
Concrete
Wood Chip Mulch
Ex. Trees, to Remain
Proposed Tree
- MHHW — MHHW (El. 8.6)
---- OHW ---- OHW
® Boulder
Large Woody Debris
— — Property Line
----- BNSF Right -of -Way
----- Limit of Work
— — — Easement
y�� I�I�IlI`j+hc
Community Design Center ,
402 15th Avenue East
Seattle, Washington 98112
206.329.8300
206.329.5494 fax
Edmonds
Waterfront
Redevelopment
Project
220 Railroad Ave.
Edmonds, WA 98020
9
all
� Q
STATE OF
WASHINGTON
REGISTERED
LANDSCAPE ARCHITECT
IICOLAS HIDEKI MORIN
CERTIFICATE NO. 978
Overall Planting Plan
29 March 2019
Bid Set
Revisions
Drawn by:
PC/RC/NM
Checked by (P.M.):
NM
Checked by (Q.C.):
NM
Project No.
19-001A
Ln■■
Packet Pg. 52
a
Attachment 2
7.1.a
1
--------------- �
H 6------ - 1*-------
---------- , •' '•
1---
-----------
��►------------�--
---------- #' #'
!, �,
— — - _ MHHW - - - - - - - - --�-
Public Access Easement — — — — — — _ _ _ _ _ ♦ i - - - --
(AC 8311070085) ♦♦ ♦�`----- 0-------------- -- :--------
— — .♦ .♦
Ebb Tide
Plaza
GFI and Hosebibs
40 ft. Shoreline Setback
Ebb Tide
Condominiums I
Note:
1. See Sheet L6.0 for Planting Notes
PLANT SCHEDULE
1
-MHHW
--
''•-'�'-----------10--------------
---------
J:------------------------- OHW
------ O H W---------° - --- ---
— — — — — — — — — — — — — — — — —
J
J ° Shrub Planting
L7 0
�ytRemain xisting Walkway, o J
MMM aJ:: ; :-
o.
a- Groundcover Planting
a ,
°
a
aJ
:. �n
L7 0
4.
... W WW.W..W W WWW W WWWW W WWI. uW WWW .W. W.W. W
.WWW W{ ,
a a4LawrArea
:::W_W
Curb
W�WWWW WW�WWWW�
EMN
U.
1
ate
J —
y' AWN
n e:•
e
W
�1
Edmonds
Waterfront
C�
Center
c�
Matchline, See Sheet L6.2
TREES
Sym.
Scientific Name
Common Name
Size
Spacing
Qty.
Notes/Loc.
Pinus cembra 'Chalet'
Swiss stone pine
2" Cal.
See Plan
1
Promenade
SHRUBS
Sym.
Scientific Name
Arctostaphylos columbiana
Common Name
Hairy manzanita
Size
Spacing
36" O.C.
Qty.
7
Notes/Loc.
Promenade
0
1 Gal.
0
Lavandula angustifolia
'Hidcote Blue'
Hidcote Blue English
Lavender
1 Gal.
36" O.C.
5
Bldg/R.O.W.
0
*Rosa nutkana
Nootka rose
1 Gal.
36" O.C.
7
Restoration
GRASSES / SEDGES / RUSHES
Sym.
Scientific Name
Common Name
Size
Spacing
Qty.
Notes/Loc.
Carex testacea
Bronze sedge
1 Gal.
36" O.C.
9
Bldg/R.O.W.
Calamagrostis
acutiflora 'Karl Foerster'
Feather Reed Grass
1 Gal.
24" O.C.
44
Bldg/R.O.W.
* Elymus mollis
American Dunegrass
1 Gal.
18" O.C.
22
Restoration
* Elymus arenarius 'Blue Dune'
Blue Dune Lyme Grass
1 Gal.
18" O.C.
42
Bldg
* Grindelia integrifolia
Puget Sound Gum Weed
1 Gal.
36" O.C.
3
Bldg
Q
Nassella tenuissima
Mexican Feather Grass
1 Gal.
18" O.C.
31
Bldg/Pkg/ROW
etum alopecuroides
Dwarf fountain grass
1 Gal.
36" O.C.
22
Bldg/Pkg/ROW
Hameln'
'Hameln'
'
00
Stipa arundinacea
New Zealand wind grass
1 Gal.
36" O.C.
19
Bldg/Pkg/ROW
GROUNDCOVERS
Sym.
Scientific Name
Common Name
Size
Spacing
Qty.
Notes/Loc.
*Armeria maritima
* Sedum spathulifolium
Thrift 1 Gal.
Broad -leafed stonecrop 1 Gal.
12" O.C.
18" O.C.
22
32
Promenade/Pkg
Promenade
PERENNIALS
Sym.
Scientific Name
Common Name
Size
Spacing
Qty.
Notes/Loc.
Ac
As
* AchiIlea 'Coronation Gold'
*Aster subsoicatus
Yarrow
Douglas Aster
4" Pot 12" O.C.
1 Gal. 18" O.C.
4
8
Pkg/ROW
Restoration
* Salt -tolerant species
KEY PLAN
0 5 10 20
Scale: 1 If = 10'-0"
(24" x 36" sheet)
LEGEND
W.WWWWWWW Lawn Area
Concrete Pavement
<s
-- MHHW — MHHW (El. 8.6)
---- O H W---- O H W
OBoulder
(DO Stone Paver Path
-- Property Line
����■ Limit of Work
Easement
S�
S
z
I„Mvironmental
WORKS
Community Design Center w
402 15th Avenue East
Seattle, Washington 98112
206.329.8300
206.329.5494 fax
Edmonds
Waterfront
Redevelopment
Project
220 Railroad Ave.
Edmonds, WA 98020
09
� Q
STATE OF
WASHINGTON
REGISTERED
LANDSCAPE ARCHITECT
IICOLAS HIDEKI MORIN
CERTIFICATE NO. 978
a
Planting Plan SW
Date
29 March 2019
Bid Set
Revisions
Drawn by:
PC/RC/NM
Checked by (P.M.):
NM
Checked by (Q.C.):
NM
Project No.
19-001 A
L®'
Packet Pg. 53
Attachment 2
7.1.a
Gate, SEE EWC
Site Lighting, see L3.0
Trash Enclosure
Curb Wall w/ Fence, Max. 6 Ft. Ht.
Valves, FDC, Hydrant and
Vault shown for clarity, but
N.I.C. SEE EWC
200 Ft. Shoreline Setback
BNSF, R.O.W.
Note:
1. See Sheet L6.0 for Planting Notes
PLANT SCHEDULE
TREES
Sym.
Scientific Name
Common Name
Size
Spacing
Qty.
Notes/Loc.
+
o0
Acer glabrum
Styrax japonica
Douglas Maple
Japanese styrax
2.5" Cal.
2" Cal.
30'-50'
See Plan
2
3
Max. Ht. 25 ft.
Building
I
SHRUBS
Sym.
Scientific Name Common Name
Size
Spacing
Qty.
Notes/Loc.
Cornus sericea 'Kelse i' Kelsey's Dwarf
y Red -Osier Dogwood
1 I.
Gal.
36 O.C.
66
Bioretention 1-2
O
Hydrangea quercifolia Munchkin oakleaf
IVI k
unch in hydrangea
1 Gal.
36" O.C.
11
Bldg/R.O.W.
(D
Pieris japonica 'Dorothy Dorothy Wycoff Pieris
Wycoff,
1 Gal.
36" O.C.
13
Bldg/R.O.W.
0
Rhododendron `Snowbird' Deciduous azalea
1 Gal.
36" O.C.
7
Bldg/Pkg./ROW
0
*Rosa nutkana Nootka Rose
1 Gal.
36" O.C.
6
Bldg/Pkg./ROW
Rosa x 'Radsunny' Sunny Knock Out® Ros
1 Gal.
36" O.C.
3
R.O.W.
GROUNDCOVERS
Sym.
Scientific Name Common Name Size
Spacing
Qty.
Notes/Loc.
;,.;
rMahonia
Erica carnea 'Myretoun Ruby' Winter heath 1 Gal.
nervosa Cascade Oregon grape 1 Gal.
Pachysandra terminalis Japanese Spurge 1 Gal.
911 O.C.
16O.C.25
18" O.C.
14
29
Pkg/ROW
Bldg/Pkg/ROW
Bldg
1 \%.AIII vua.A / \Y V.
GRASSES / SEDGES / RUSHES
Sym.
Scientific Name
Common Name
Size
Spacing
Qty.
Notes/Loc.
Calamagrostis
acutiflora 'Karl Foerster'
Feather Reed Grass
1 Gal.
24" O.C.
46
Bldg/R.O.W.
®
Carex pansa
California meadow sedge
1 Gal.
6" O.C.
4
Bioretention 1-3
* Elymus arenarius Blue Dune'
Blue Dune Lyme Grass
1 Gal.
18" O.C.
12
Bioretention 1-4
O
Juncus patens'Elk Blue'
California gray rush
1 Gal.
30" O.C.
25
Bioretention 1-3
Nassella tenuissima
Mexican Feather Grass
1 Gal.
18" O.C.
83
Bldg/Pkg/ROW
tR�
Scirpus maritimus
Cosmopolitan bulrush
1 Gal.
24" O.C.
15
Bioretention 1-4
PERENNIALS
Sym.
Scientific Name
Common Name
Size
Spacing
Qty.
Notes/Loc.
Dr
Dryopteris goldiana
Goldie's shield fern
1 Gal.
18" O.C.
2
Bldg.
®
Echinacea sp.
Coneflower
1 Gal.
12" O.C.
14
Bldg/Pkg/ROW
Ha
Hakonechloa macra
Japanese forest grass
1 Gal.
18" O.C.
1
Bldg/Pkg/ROW
Beni maze
Liriope muscari 'Pee Dee Pee Dee Gold Ingot
Gold Ingot' lilyturf
6 Polystichum tsus-simense Korean rock fern
sa Salvia dorii Desert purple sage
*Salt -tolerant species
1 Gal.
1 Gal.
4" Pot
18" O.C.
18" O.C.
12" O.C.
21
62
3
Bldg/Pkg
Bldg.
Bldg/Pkg/ROW
KEY PLAN
Bioretention Planter 1
0 5 10 20
Scale: 1 If = 10'-0"
(24" x 36" sheet)
LEGEND
Asphalt Pavement
ea.•.a 'a .. '°..
Concrete Pavement
Wood Chip Mulch
-- Property Line
BNSF Right -of -Way
Limit of Work
Easement
nnnmm�nn.�111111111CH
iE:'I'�"I'��+' II III'• I:a� III��II II'1f"�1 I,;
f�•I 1: ��:I.
�`
Community Design Center
402 15th Avenue East
Seattle, Washington 98112
206.329.8300
206.329.5494 fax
Edmonds
Waterfront
Redevelopment
Project
220 Railroad Ave.
Edmonds, WA 98020
� Q
STATE OF
WASHINGTON
REGISTERED
LANDSCAPE ARCHITECT
IICOLAS HIDEKI MORIN
CERTIFICATE NO. 978
Planting Plan SE
Date
29 March 2019
Bid Set
Revisions
Drawn by:
PC/RC/NM
Checked by (P.M.):
NM
Checked by (Q.C.):
NM
Project No.
19-001A
L ®'
®.
Packet Pg. 54
a
Attachment 2
J °a
Cn,J J , I
Wi a a.
0=06
C�
M
� a
J
Edmonds
Waterfront
Center i
Note:
1. See Sheet L6.0 for Planting Notes
PLANT SCHEDULE
TREES
Sym.
Scientific Name
Common Name
Size
Spacing
Qty.
Notes/Loc.
*Arbutus marina
Marina madrone
2" Cal.
See Plan
7
Promenade
Pinus contorta var. contorta
Shore pine
2" Cal.
See Plan
1
Promenade
SHRUBS
Sym.
Scientific Name
Common Name
Size
Spacing
Qty.
Notes/Loc.
0
Arctostaphylos columbiana
Hairy manzanita
1 Gal.
36" O.C.
22
Promenade
0
Hydrangea quercifolia
'Pee Wee'
Dwarf oakleaf hydrangea
1 Gal.
36" O.C.
5
/R.O.W.
Bldg/R.O.W.
9
Lavandula angustifolia
'Hidcote Blue'
Hidcote Blue English
Lavender
1 Gal.
36" O.C.
16
Bldg/R.O.W.
O)
* Myrica californica
Pacific wax myrtle
1 Gal.
5' O.C.
10
Walkway
ao GRibes
sanguineum
Red flowering currant
1 Gal.
48" O.C.
6
Bioretention 4
0
*Rosa nutkana
Nootka rose
1 Gal.
36" O.C.
37
Restoration
* Spiraea douglasii
Western spirea
1 Gal.
36" O.C.
7
Bioretention 4
GROUNDCOVERS
Sym.
Scientific Name
Common Name
Size
Spacing
Qty.
Notes/Loc.
* Armeria maritima
Rubus calycinoides
*Sedum spathulifolium
Thrift
Creeping Bramble
Broad -leafed stonecrop
1 Gal.
1 Gal.
1 Gal.
12" O.C.
18" O.C.
18" O.C.
32
50
50
Promenade/Pkg
Pkg/ROW
Promenade
mmaFWimmwwmmmm
_MHHW _
Beach Restoration Planting
Edmonds Marine
Walkway
Public Access Easement,
---- SP(8101160178)
LA Deciduous Tree Planting
1 7 n
GRASSES / SEDGES / RUSHES
Sym.
Scientific Name
Common Name
Size
Spacing
Qty.
Notes/Loc.
* Carex lyngbyei
Lyngbye's sedge
1 Gal.
24" O.C.
38
Bioretention 4
Carex testacea
Bronze sedge
1 Gal.
36" O.C.
14
Bldg/R.O.W.
Calamagrostis
acutiflora 'Karl Foerster'
Feather Reed Grass
1 Gal.
24" O.C.
53
Bldg/R.O.W.
Distichlis spicata
Salt grass
1 Gal.
12" O.C.
88
Bioretention 4
* Elymus mollis
American Dunegrass
1 Gal.
18" O.C.
229
Restoration
* Elymus arenarius 'Blue Dune'
Blue Dune Lyme Grass
1 Gal.
18" O.C.
35
Bioretention 4
* Grindelia integrifolia
Puget Sound Gum Weed
1 Gal.
36" O.C.
14
Restoration
Q
Nassella tenuissima
Mexican Feather Grass
1 Gal.
18" O.C.
40
Bldg/Pkg/ROW
Pennisetum alopecuroides
'Hameln'
Dwarf fountain grass
1 Gal.
36" O.C.
25
Bldg/Pkg/ROW
LqJ
Scirpus maritimus
Cosmopolitan bulrush
1 Gal.
24" O.C.
6
Bioretention 4
PERENNIALS
Sym.
Scientific Name
Common Name
Size
Spacing
Qty.
Notes/Loc.
* AchiIlea 'Coronation Gold'
Yarrow
4" Pot
12" O.C.
22
Pkg/ROW
* Aster subspicatus
Douglas Aster
1 Gal.
18" O.C.
18
Restoration
®
Echinacea sp.
Coneflower
1 Gal.
12" O.C.
33
Bldg/Pkg/ROW
a
Eschscholzia californica
California poppy
4" Pot
12" O.C.
29
Pkg/ROW
sa
Salvia dorii
species
Desert purple sage
4" Pot
12" O.C.
14
Bldg/Pkg/ROW
* Salt -tolerant
KEY PLAN
Bioretention Planter 4 (Salt -tolerant)
Ground Cover Planting and Spacing
40 ft. Shoreline Setback
Evergreen Tree Planting
Shrub Plantings
Proposed Light, Typ.,
See Lighting Plan
0 5 10 20
Scale: 1 If = 10'-0"
(24" x 36" sheet)
LEGEND
W.WwW.WWW
Lawn Area
Asphalt Pavement
;1
Concrete Pavement
-- MHHW —
MHHW (EI. 8.6)
---- oHW ----
OHW
OBoulder
Large Woody Debris
--
Property Line
Limit of Work
— — —
Easement
I�I�II�tI'
�
A11101
i
...............,.,„��������
Community Design Center
402 15th Avenue East
Seattle, Washington 98112
206.329.8300
206.329.5494fax
Edmonds
Waterfront
Redevelopment
Project
220 Railroad Ave.
Edmonds, WA 98020
G _<2
STATE OF
WASHINGTON
REGISTERED
LANDSCAPE ARCHITECT
IICOLAS HIDEKI MORIN
CERTIFICATE NO. 978
Planting Plan NW
Date
29 March 2019
Bid Set
Revisions
Drawn by:
PC/RC/NM
Checked by (P.M.):
NM
Checked by (Q.C.):
NM
Project No.
19-001A
L
Packet Pg. 55
a
Attachment 2
7.1.a
Ed mor
Waterfl
Cent(
Relocated Bus Shelter
Irrigation Point of Connection
Ground Cover Planting
and Spacing
Shrub Plantings
Deciduous Tree Planting
Bioretention Planter 2
Existing k4" Water Meter, for Irrigation
Notp.
1. See Sheet L6.0 for Planting Notes
PLANT SCHEDULE
TREES
Sym.
Scientific Name
Common Name
Size
Spacing
Qty. Notes/Loc.
+
Acer glabrum
Stewartia pseudocamellia
Parrotia persica 'Vanessa'
Magnolia 'Galaxy'
Douglas Maple
Japanese stewartia
Persian ironwood
Hybrid magnolia
2.5" Cal.
2" Cal.
2" Cal.
2" Cal.
30'-50'
See Plan
See Plan
See Plan
4
R.O.W.
Building
Building
Building
3
2
2
SHRUBS
Sym.
Scientific Name
Common Name
Size
Spacing
Qty.
Notes/Loc.
0
Arctostaphylos columbiana
Hairy manzanita
1 Gal. 36" O.C.
5
Bldg/R.O.W.
Cornus sericea 'Kelseyi'
Kelsey's Dwarf Red -Osier Dogwood
1 Gal. 36" O.C.
91
Bioretention 1-2
OHydrangea
quercifolia 'Pee Wee'
Dwarf oakleaf hydrangea
1 Gal. 36" O.C.
13
Bldg/R.O.W.
Lavandula angustifolia 'Hidcote Blue'
Hidcote Blue English Lavender
1 Gal. 36" O.C.
6
Bldg/R.O.W.
Myrica californica
Pacific wax myrtle
1 Gal. 36" O.C.
3
Bldg/R.O.W.
Pieris Japonica 'Dorothy Wycoff'
Japanese pieris
1 Gal. 36" O.C.
5
R.O.W.
'D
Rhododendron 'Snow bird'
Rhododendron
1 Gal. 36" O.C.
4
R.O.W.
Rosa x Radcor
Rainbow Knock Out® Rose
1 Gal. 36" O.C.
21
R.O.W.
Rosa nutkana
Nootka Rose
1 Gal. 36" O.C.
24
R.O.W.
PERENNIALS
Sym. Scientific Name
Common Name Size Spacing Qty. Notes/Loc.
®
Echinacea sp.
Coneflower
1 Gal.
12" O.C. 50
Bldg/Pkg/ROW
®
Polystichum tsus-simense
Korean rock fern
1 Gal.
18" O.C. 31
Bldg.
�i
Liriope muscari 'Pee Dee Gold Ingot'
Pee Dee Gold Ingot lilyturf
1 Gal.
18" O.C. 15
Bldg/Pkg
sa
Salvia dorii
Desert purple sage
4" Pot
12" O.C. 17
Bldg/Pkg/ROW
KEY PLAN
Bioretention Planter 3 (Salt -tolerant)
Proposed Light, Typ.,
See Lighting Plan
BNSF R.O.W.
200 ft. Shoreline Setback
GROUNDCOVERS
Sym.
Scientific Name
Common Name
Size
Spacing
Qty.
Notes/Loc.
* Armeria maritima
Thrift
12" O.C.
41
1 Gal.
Promenade/Pkg
;%%�Erica
I
carnea'Myretoun Ruby'
Winter heath
1 Gal.
91, O.C.
31
Pkg/ROW
�
Mahonia nervosa
Cascade Oregon grape
1 Gal.
16" O.C.
54
Bld /Pk /ROW
g g
Rubus calycinoides
Carex pansa
Creeping Bramble
Sand dune sedge
1 Gal.
1 Gal.
18" O.C.
6" O.C.
61
18
Pkg/ROW
Pkg/ROW
®
GRASSES / SEDGES / RUSHES
Sym.
Scientific Name
Common Name
Size
Spacing
Qty.
Notes/Loc.
Bouteloua gracilis'Blonde Ambition'
Blue Grama Grass
1 Gal.
36" O.C.
18
Bioretention 1-3
* Carex lyngbyei
Lyngbye's sedge
1 Gal.
24" O.C.
59
Bioretention 3-4
Calamagrostis acutiflora 'Karl Foerster'
Feather Reed Grass
1 Gal.
24" O.C.
86
Bldg/R.O.W.
*Elymus arenarius'Blue Dune'
Blue Dune Lyme Grass
1 Gal.
181, O.C.
41
Bioretention 1-4
Juncus patens 'Elk Blue'
California gray rush
1 Gal.
30" O.C.
23
Bioretention 1-3
9
Nassella tenuissima
Mexican Feather Grass
1 Gal.
18" O.C.
231
Bldg/Pkg/ROW
Panicum virgatum'Cheyenne'
Cheyenne Sky Switch
1 Gal.
36" O.C.
17
Bioretention 1-3
Grass
Pennisetum alopecuroides 'Hameln'
Dwarf fountain grass
1 Gal.
36" O.C.
33
Bldg/Pkg/ROW
Scirpus microcarpus
Small -flowered rush
1 Gal.
24" O.C.
7
Bioretention 3
Scirpus maritimus
Cosmopolitan bulrush
1 Gal.
24" O.C.
5
Bioretention 1-4
00o
Stipa arundinacea
New Zealand wind grass
1 Gal.
36" O.C.
25
Bldg/Pkg/ROW
*Salt -tolerant species
Attachment 2
0 5 10 20
4
Scale: 1 " = 10'-0"
(24" x 36" sheet)
LEGEND
Asphalt Pavement
Concrete Pavement
os
- MHHW - MHHW (El. 8.6)
---- OHW ---- OHW
-- Property Line
- BNSF Right -of -Way
MMMMM Limit of Work
— — — Easement
,,�
nnnmm�nn.�111111111CH
''IIIIIP'911111�IIC'�.I ID Ilf ��il�� IIIM41'ii� ���II'�� lii�i
Community Design Center
402 15th Avenue East
Seattle, Washington 98112
206.329.8300
206.329.5494 fax
Edmonds
Waterfront
Redevelopment
Project
220 Railroad Ave.
Edmonds, WA 98020
� Q
STATE OF
WASHINGTON
REGISTERED
LANDSCAPE ARCHITECT
IICOLAS HIDEKI MORIN
CERTIFICATE NO. 978
Planting Plan NE
Date
29 March 2019
Bid Set
Revisions
Drawn by:
PC/RC/NM
Checked by (P.M.):
NM
Checked by (Q.C.):
NM
Project No.
19-001A
L ®'
®■
Packet Pg. 56
a
PLANT SCHEDULE
7.1.a
TREES
Sym.
Scientific Name
Common Name
Size
Spacing
Qty.
Notes/Loc.
Acer glabrum
Douglas Maple
2.5" Cal.
30'-50'
6
R.O.W.
+
Arbutus marina
Marina madrone
2" Cal.
See Plan
7
Promenade
Pinus contorta var. contorta
Shore pine
2" Cal.
See Plan
1
Promenade
Pinus cembra 'Chalet'
Swiss stone pine p
2" Cal.
See Plan
1
Promenade
Stewartia pseudocamellia
Japanese stewartia
2" Cal.
See Plan
3
Building
Styrax japonica
Japanese styrax
2" Cal.
See Plan
3
Building
Parrotia persica 'Vanessa'
Persian ironwood
2" Cal.
See Plan
2
Building
Magnolia 'Galaxy'
Hybrid magnolia
2" Cal.
See Plan
2
Accent
SHRUBS
Sym. Scientific Name
Common Name Size
Spacing
Qty.
Notes/Loc.
(D
Arctostaphylos columbiana
Hairy manzanita
1 Gal.
36" O.C.
34
Promenade
Cornus sericea 'Kelseyi'
Kelsey's Dwarf
Red -Osier Dogwood
1 Gal.
36" O.C.
157
Bioretention 1-2
0
Hydrangea quercifolia
'Pee Wee'
Dwarf oakleaf hydrangea
1 Gal.
36" O.C.
18
Bldg/R.O.W.
O
Hydranggea quercifolia
IVlunchkin
Munchkin oakleaf
hydrangea
1 Gal.
36" O.C.
11
Bldg/R.O.W.
0
Lavandula angustifolia
'Hidcote Blue'
Hidcote Blue English
Lavender
1 Gal.
36" O.C.
27
Bldg/R.O.W.
* Myrica californica
Pacific wax myrtle
1 Gal.
60" O.C.
13
Walkway
Pieris japonica 'Dorothy
Wycoff'
Dorothy Wycoff Pieris
1 Gal.
36" O.C.
18
Bldg/R.O.W.
ORibes
sanguineum
Red flowering currant
1 Gal.
48" O.C.
6
Bioretention 3-4
0
* Rosa nutkana
Nootka rose
1 Gal.
36" O.C.
74
Restoration
0
Rhododendron `Snowbird'
Deciduous azalea
1 Gal.
36" O.C.
11
Bldg/Pkg./ROW
°' °°'�
Rosa x 'Radcor' Plant Patent
Rainbow Knock Out®
1 Gal.
36" O.C.
21
R.O.W.
#17,346
Rose
Rosa x 'Radsunny' Plant
Patent #18,562
Sunny Knock Out® Rose
1 Gal.
36" O.C.
3
R.O.W.
* Spiraea douglasii
Western spirea
1 Gal.
36" O.C.
7
Bioretention 3
GRASSES / SEDGES / RUSHES
Sym. Scientific Name Common Name Size Spacing Qty. Notes/Loc.
Bouteloua gracilis
Blue Grama Grass
1 Gal.
36" O.C.
18
Bioretention 1-3
'Blonde Ambition'
* Carex lyngbyei
Lyngbye's sedge
1 Gal.
24" O.C.
97
Bioretention 3-4
Carex testacea
Bronze sedge
1 Gal.
36" O.C.
23
Bldg/R.O.W.
Calamagrostis
acutiflora 'Karl Foerster'
Feather Reed Grass
1 Gal.
24" O.C.
229
Bldg/R.O.W.
®
Carex pansa
California meadow sedgE.1
1 Gal.
6" O.C.
22
Bioretention 1-3
Distichlis spicata
Salt grass
1 Gal.
12" O.C.
88
Bioretention 4
* Elymus mollis
American Dunegrass
1 Gal.
18" O.C.
251
Restoration
* Elymus arenarius'Blue Dune'
Blue Dune Lyme Grass
1 Gal.
24" O.C.
130
Bioretention 1-4
* Grindelia integrifolia
Puget Sound Gum Weed
1 Gal.
36" O.C.
17
Restoration
O
Juncus patens'Elk Blue'
California gray rush
1 Gal.
30" O.C.
48
Bioretention 1-3
4)
Nassella tenuissima
Mexican Feather Grass
1 Gal.
18" O.C.
385
Bldg/Pkg/ROW
Panicum virgatum 'Cheyenne'
Cheyenne Sky
1 Gal.
36" O.C.
18
Bioretention 1-3
Switch Grass
Pennisetum alopecuroides
Dwarf fountain grass
1 Gal.
36" O.C.
80
Bldg/Pkg/ROW
'Hameln'
Scirpus microcarpus
Small -flowered rush
1 Gal.
24" O.C.
7
Bioretention 3
Scirpus maritimus
Cosmopolitan bulrush
1 Gal.
24" O.C.
26
Bioretention 1-4
0o
Stipa arundinacea
New Zealand wind grass
1 Gal.
36" O.C.
44
Bldg/Pkg/ROW
*Salt -tolerant species
GROUNDCOVERS
Sym.
Scientific Name
Common Name
Size
Spacing
Qty.
Notes/Loc.
* Armeria maritima
Thrift
1 Gal.
12" O.C.
95
Promenade/Pkg
Erica carnea 'Myretoun Ruby
Winter heath
1 Gal.
911 O.C.
45
Pkg/ROW
Mahonia nervosa
Cascade Oregon grape
1 Gal.
16" O.C.
79
Bldg/Pkg/ROW
Pachysandra terminalis
Japanese Spurge
1 Gal.
18" O.C.
29
Bldg
Rubus calycinoides
Creeping Bramble
1 Gal.
18" O.C.
111
Pkg/ROW
* Sedum spathulifolium
Broad -leafed stonecrop
1 Gal.
1811
8" O.C.
82
Promenade
PERENNIALS
Sym.
Scientific Name
Common Name
Size
Spacing
Qty.
Notes/Loc.
* Achi Ilea 'Coronation Gold'
Yarrow
4" Pot
12" O.C.
26
Pkg/ROW
As
* Aster subsoicatus
Douglas Aster
1 Gal.
18" O.C.
26
Restoration
Dr
Dryopteris goldiana
Goldie's shield fern
1 Gal.
18" O.C.
2
Bldg.
®
Echinacea sp.
Coneflower
1 Gal.
12" O.C.
97
Bldg/Pkg/ROW
a
Eschscholzia californica
California poppy
4" Pot
12" O.C.
29
Pkg/ROW
Ha
Hakonechloa macra
`Beni
Japanese forest grass
1 Gal.
18" O.C.
1
Bldg/Pkg/ROW
Kaze'
�i
Liriope muscari 'Pee Dee
Pee Dee Gold Ingot
1 Gal.
18" O.C.
36
Bldg/Pkg
Gold Ingot
lilyturf
�u
* Lupinus arboreus
Tree Lupine
1 Gal.
18" O.C.
11
Restoration
®
Polystichum tsus-simense
Korean rock fern
1 Gal.
18" O.C.
93
Bldg.
sa
Salvia dorii
Desert purple sage
4" Pot
12" O.C.
34
Bldg/Pkg/ROW
*Salt -tolerant species
,,�
Ell 1`111I+' II III" I:a Il[1 II'11"1 1"!
''IIII�P'91111��41C'�.I ID Ilf ��il�� IIIM41'ii� ���II'�� lii�i
Community Design Center
402 15th Avenue East
Seattle, Washington 98112
206.329.8300
206.329.5494 fax
Edmonds
Waterfront
Redevelopment
Project
220 Railroad Ave.
Edmonds, WA 98020
� Q
STATE OF
WASHINGTON
REGISTERED
LANDSCAPE ARCHITECT
IICOLAS HIDEKI MORIN
CERTIFICATE NO. 978
Overall Planting Schedule
Date
29 March 2019
Bid Set
Revisions
Drawn by:
PC/RC/NM
Checked by (P.M.):
NM
Checked by (Q.C.):
NM
Project No.
19-001 A
Attachment 2
L ®'
®.
Packet Pg. 57
7.1.a
2'
2X Rootball Dia., Min.
8' round wood stakes; 6" conical point; two
(2) per tree; remove after two (2) years
Plastic chain lock tree tie, or approved
equal. Provide slack for trunk to bend
in high winds.
2" Depth water saucer around
perimeter of planting pit
Remove all burlap from rootball unless
fragile root system
3" deep, min; Use 1 1/2" rounded rock
mulch within 30" of boulders, Use Arborist
Wood Chip Mulch everywhere else, mulch
entire shrub bed.
Remove all wire or other strapping
from rootball
Water and firmly compact directly below
rootball before planting to avoid settling
Loosen native soil; remove all debris over
2" Diameter.
NOTES:
1. Remove all nursery tree stakes & supports prior to planting.
2'
8' round wood stake; 2" dia., 6" conical point;
two (2) per tree; remove after two (2) years
Plastic chain lock tree tie, or approved equal.
Provide slack for trunk to bend in high winds.
Plant 1 Y2" above grade at which
tree grew at nursery
3" deep, min; Use 1 1/2" rounded rock mulch
within 30" of boulders, Use Arborist Wood
Chip Mulch everywhere else, mulch entire
shrub bed.
Remove all wire, string, or other
fasteners; remove all burlap
Loosen native soil that is compacted as a
result of construction; remove all debris
over 2" Diameter.
Water and firmly compact directly below
rootball before planting to avoid settling
NOTES:
1. Remove all nursery tree stakes & supports prior to planting.
"q:� Deciduous Tree Planting Evergreen Tree Planting C
L6.3 NTS 1-6.3 NTS L6.3
+ + A
NinTF.q-
Typical groundcover
planted at nursery level
3" deep, min; Use 1 1/2" rounded
rock mulch within 30" of boulders,
Use Arborist Wood Chip Mulch
everywhere else, mulch entire shrub
bed.
Mix new soil & compost into
native soil 6" Min. depth, per
spec.
Existing soil shall be loosened
to a depth of 12"
1. All groundcover shall be planted at equal triangular spacing or on center spacing as
specified on planting plan
2. See plant schedule for "A" spacing
3. Locate groundcover one half of specified spacing distance "A" from any curb, sidewalk,
or other hard surface, unless otherwise specified
4. Till 6" imported Cedar Grove 2-Way Topsoil or approved equal into native soil.
D,
L6.3
Groundcover Planting & Spacing
NTS
. No
DO NOT
DISTURB
Native
Dune
Restoration
Area
i
12"
24"
E\
L6.3
Beach Restoration Planting
NTS
2" x 2" Wood Stakes
Yellow polypropylene rope
Dune grass, shoots
Dune grass, plant roots entirely
approximately 6"-10" deep
Backfill with beach sand,
removeall rocks and debris
over 2" DIA. Compact gently
3X Rootball Diam.
Shrub Planting
NTS
3" deep, min; Use 1 1/2" rounded
rock mulch within 30" of boulders,
Use Arborist Wood Chip Mulch
everywhere else, mulch entire
shrub bed.
Remove container and
loosen root ball
Backfill with loosened
topsoil/compost, per spec.
Loosen native soil that is
compacted as a result of
construction; remove all debris
over 2" Diameter
Water and firmly compact directly
below rootball before planting to
avoid settling
'llllilP'91111��IIC'�.I ID Ilf ��il�� IIIM41'ii� ���II'�� lii�i
Community Design Center
402 15th Avenue East
Seattle, Washington 98112
206.329.8300
206.329.5494 fax
Edmonds
Waterfront
Redevelopment
Project
220 Railroad Ave.
Edmonds, WA 98020
� Q
STATE OF
WASHINGTON
REGISTERED
LANDSCAPE ARCHITECT
IICOLAS HIDEKI MORIN
CERTIFICATE NO. 978
Planting Details
Date
29 March 2019
Bid Set
Revisions
Drawn by:
PC/RC/NM
Checked by (P.M.):
NM
Checked by (Q.C.):
NM
Project No.
19-001 A
Attachment 2
L 7r-
ELECTRICAL LEGEND ABBREVIATIONS
7.1.a
LIGHTING
SYMBOL
DESCRIPTION
®o
RECESSED LENSED LUMINAIRE (SIZE/SHAPE VARIES)
RECESSED PARABOLIC LUMINAIRE (SIZE/SHAPE
VARIES)
SHADING OF ANY LUMINAIRE INDICATES CONNECTION
®�
TO ALTERNATE POWER SOURCE (EMERGENCY, UPS,
STANDBY, ETC.) PER CIRCUITING INDICATED
0 ®
SUSPENDED LUMINARE (SIZE/SHAPE VARIES)
® O
POINT SOURCE — SURFACE, RECESSED CEILING MTD.
OO
FLOOR OR GRADE MOUNTED BOLLARD
® O
WALLWASH — SURFACE, RECESSED CEILING MTD.
RECESSED WALL POINT SOURCE
®
WRAP —AROUND TYPE FLUORESCENT
S
TRACK LIGHTING WITH HEADS AS INDICATED.
O4
ADJUSTABLE POINT SOURCE — SURFACE CEILING,
RECESSED CEILING MOUNTED.
O O
WALL WASH — SURFACE, RECESSED CEILING MTD.
v 1
BATTERY POWER EMERGENCY UNIT EQUIPMENT
(SEE LUMINARE SCHEDULE FOR QUANTITY OF
HEADS) — WALL, CEILING MOUNTED.
4
WALL SCONCE
WALL MOUNTED FLOOD, POSSIBLY AIMABLE
ILLUMINATED EXIT SIGN, SHADED QUADRANT
INDICATES FACES, ARROWS AS SHOWN
POLE MOUNTED LUMINAIRE— SINGLE OR DUAL HEAD
®
POLE TOP MOUNTED LUMINAIRE
0 0
DARK ROOM SAFE LIGHT (TWO COMPARTMENT
SHOWN)
4
"FOOT" INDICATES WALL MOUNTED LUMINAIRE
I--O�
FLUORESCENT STRIPLIGHT — POWER FEED SECTION,
FEED THROUGH SECTION. LENGTH AS SHOWN.
I--p�
UNDERCABINET FLUORESCENT STRIPLIGHT
®�
FLUSH GRADE POINT SOURCE
®
GARAGE LIGHTING LUMINAIRE WITH CUTOFF LOUVERS
PTA
LUMINAIRE MARKING CONVENTION LEGEND:
PTA = LUMINAIRE TYPE IDENTIFICATION. SEE
LUMINAIRE SCHEDULE.
3c
3c = CIRCUIT NUMBER VIA LOCAL SWITCH
(LOWERCASE LETTER) THAT SERVES
PTA
THE LUMINIARE.
3A = CIRCUIT NUMBER/UPPERCASE LETTER
COMBINATION INDICATES LOW VOLTAGE
3A
RELAY OR LIGHTING CONTACTOR THAT
SERVES THE LUMINAIRE
F1
LUMINAIRE TYPE IDENTIFICATION WHICH APPLIES TO
ALL OTHER IDENTICAL LUMINAIRE SYMBOLS, UON.
REFERENCE SYMBOLS
SYMBOL
DESCRIPTION
12
KEYED NOTE REFERENCE
125.4
BRANCH CIRCUIT OR FEEDER NOMINAL AMPACITY &
TYPE; REFER TO BRANCH CIRCUIT AND FEEDER
SCHEDULES FOR WIRE AND CONDUIT SIZES & QTY.
1
REFER TO DETAIL NO. ON DRAWING INDICATED
NOT ALL DETAIL REFERENCES ARE SHOWN. ALL
E4.1
DETAILS APPLY TO ALL APPLICABLE SITUATIONS, UON.
2
ELEVATION TAG: REFER TO ELEVATION NUMBER ON
E4.1
DRAWING INDICATED
2
SECTION TAG: REFER TO SECTION NUMBER ON
E4.1
DRAWING INDICATED
K112
KITCHEN EQUIPMENT REFERENCE, REFER TO KITCHEN
EQUIPMENT SCHEDULE
CH
1
MECHANICAL EQUIPMENT IDENTIFICATION TAG
EQUIP NAME
EQUIPMENT BY OTHERS IDENTIFICATION TAG
SYMBOL
Sa
S3
S4
SK
D
n
SP
SPA
ST
SORI
PC
40
LCP
❑TX
SWITCHING CONTROLS
DESCRIPTION
SINGLE POLE SWITCH (SUPERSCRIPT DENOTES
SIMILARLY MARKED LUMINAIRES CONTROLLED
TOGETHER)
THREE WAY SWITCH
FOUR WAY SWITCH
KEY OPERATED SWITCH
DIMMER SWITCH. NUMBER INDICATES WATTAGE
RATING. IF NOT SHOWN THEN EQUAL TO LOAD.
DIMMER SWITCH UNDER SEPARATE COVERPLATE
SWITCH WITH PILOT LIGHT (PILOT IS "ON WHEN
SWITCH IS "ON").
SWITCH WITH PILOT LIGHT (PILOT IS "ON WHEN
SWITCH IS "OFF").
TIMER SWITCH
LOW VOLTAGE MOMENTARY CONTACT SWITCH,
UPPER CASE LETTER SUPERSCRIPT INDICATES
CONNECTION TO LOW VOLTAGE RELAY
CONTROLLING SIMILARLY MARKED LUMINAIRES.
►nfri9:I21:Ta:role] �y' Corm
LINE VOLTAGE, VARIABLE SPEED FAN CONTROL
SWITCH, PROVIDED BY MECHANICAL, INSTALLED
BY ELECTRICAL. LOCATE ADJACENT TO ADJACENT
TO LIGHT SWITCHES.
MOTOR —RATED THERMAL OVERLOAD SWITCH
LIGHTING CONTROL OVERIDE SWITCH, SEQ. NUMBER
PHOTOCELL
EQUIPMENT OPERATOR PUSH BUTTON STATION.
PROVIDED WITH EQUIPMENT, INSTALLED AND
CONNECTED BY ELECTRICAL, UON.
PUSHBUTTON OR PUSHBUTTONS, BY ELECTRICAL
TIME CLOCK
OCCUPANCY SENSOR — WALL MOUNTED
360 DEGREE OCCUPANCY SENSOR — CEILING MTD.
iE:1i1511lei NI12Wi14If0103,1214va&y1 filk FYi7:ayIIIIHNIImTOI1111
CORRIDOR/AISLE OCCUPANCY SENSOR — CEILING
MOUNTED
COMBINATION OCCUPANCY SENSOR & SWITCH
GANGED UNDER A COMMON COVER PLATE.
OCCUPANY SENSOR TO CONTROL ALL LUMINAIRES IN
ROOM WITH 1 /2 LIGHT REDUCTION CONTROLLED BY
SWITCH, DESIGNATED BY LETTER. 2—GANG BOX WITH
SINGLE —GANG MUDRING, UON SPECIFIED
THERMOSTAT — WALL, CEILING. PROVIDED BY
MECHANICAL, INSTALLED AND WIRED BY ELECTRICAL
LIGHTING CONTROL PANEL AND ASSOCIATED
COMPONENTS. PROVIDE 120V OR 277V CONTROL
POWER AS REQUIRED OR AS INDICATED.
REMOTE MOUNTED LINE TO LOW —VOLTAGE FUSED
TRANSFORMER. CONCEAL FROM VIEW.
DISTRIBUTION & EQUIPMENT
SYMBOL
DESCRIPTION
BRANCH CIRCUIT PANELBOARDS, SURFACE AND
RECESS MOUNTED, SOLID= 120 280V,
HATCHED= 277/48OV, DASHED EQUIP. = FUTURE
MOTOR CONTROL CENTER W/ CODE CLEARANCES
13
SHOWN, DASHED EQUIP. = FUTURE
0
TRANSFORMER WITH CODE CLEARANCES SHOWN
SERVICE AND/OR DISTRIBUTION EQUIPMENT
---------------
WITH CODE CLEARANCES SHOWN
CONNECTION TO MOTOR PROVIDED BY OTHERS
CONNECTION TO MECHANICAL FURNISHED VARIABLE
VFD
FREQUENCY DRIVE WITH INTEGRAL DISCONNECT
ELECTRICAL TO INSTALL VFD EQUIPMENT
��I
DISCONNECT SWITCH, SIZE AS NOTED OR IF NOT
LJ 30A
SHOWN SIZE PER CONNECTED MOTOR SIZE AND
MOTOR DISCONNECT SCHEDULE
F
FUSED DISCONNECT SWITCH, SIZE AS NOTED. SIZE
30A
FUSE PER MANUFACTURER'S RECOMMENDATIONS
ENCLOSED CIRCUIT BREAKER DISCONNECT
C 60AT
SWITCH, TRIP SIZE AS NOTED.
DISCONNECT W/ MAGNETIC MOTOR STARTER
(CONTROLLER) OR CONTACTOR. SIZE PER
LOAD SERVED. NEMA SIZE #1 MINIMUM.
MAGNETIC MOTOR STARTER (CONTROLLER)
®
OR CONTACTOR. SIZE PER LOAD SERVED.
NEMA SIZE #1 MINIMUM.
8 Q
ELECTRICAL CONNECTION, EQUIPMENT PROVIDED BY
OTHERS. SHADED = ON ALT. POWER SOURCE NOTED
ELECTRICAL CONNECTION TO EQUIPMENT WITH
INTEGRAL DISCONNECT THAT IS PROVIDED BY
OTHERS. SHADED = ON ALT. POWER SOURCE NOTED
EQUIPMENT OR TERMINAL ENCLOSURE AS NOTED,
SURFACE AND RECESS MOUNTED
�.
BUILDING GROUND BUS, SEE DETAILS
3M
BUSWAY RISER
<*Di <*EJ
BUSWAY STAB —IN TYPE CIRCUIT BREAKER
60AT 30A
OR FUSE DISCONNECT. SIZE AS NOTED.
(E)
EXISTING TO REMAIN
KCMIL
THOUSAND CIRCULAR MILS
POWER DEVICES
(F)
FUTURE
KO
KNOCK OUT
(R)
(RL)
AB
EXISTING TO BE REMOVED
EXISTING TO BE RELOCATED
ABOVE COUNTER BACKSPLASH
KW
KVA
LTG
KILOWATTS
KILOVOLT —AMPERES
LIGHTING
SYMBOL
DESCRIPTION
SIMPLEX RECEPTACLE — WALL, CEILING, ON ALT.
AC
ALTERNATING CURRENT
LCP
LIGHTING CONTROL PANEL
=0 )0(
DUPLEX RECEPTACLE — WALL, CEILING, ON ALT.
A, AMP
AF
AMPERES
AMPERE FUSE OR CB FRAME
MAX
MAXIMUM
DOUBLE DUPLEX RECEPTACLE — WALL, CLG, ON ALT.
AFF
ABOVE FINISHED FLOOR
MCA
MINIMUM CIRCUIT AMPERES
AFG
ABOVE FINISHED GRADE
MFR
MANUFACTURER
SPECIAL PURPOSE RECEPTACLE —WALL, CEILING
MIN
MINIMUM
L5-15R
ON ALT. POWER; NEMA CONFIGURATION AS NOTED
AIC
EQUIPMENT SHORT CIRCUIT
INTERRUPT RATING (RMS SYM. AMPS)
MISC
MISCELLANEOUS
qB
RECEPTACLE TYPE SHOWN —WALL —ABOVE COUNTER
AL
ALUMINUM (ALLOY)
MLO
MAIN LUGS ONLY
BACKSPLASH. SEE ARCHITECTURAL DRAWINGS.
AS
AMPERE (RATED) SWITCH
MO
MTD
MANUAL OPERATOR
MOUNTED
"ON ALT."
SHADED RECEPTACLES NOTED "ON ALT." ABOVE ARE
AT
CIRCUIT BRKR TRIP AMPS
MTR
MOTOR
CONNECTED TO ALTERNATE POWER SOURCE (EMERG.,
ATS
AUTOMATIC TRANSFER SWITCH
STANDBY, UPS, ETC.) PER CIRCUITING INDICATED
—N—
NEUTRAL (GROUNDED CONDUCTOR)
AUTO
AUTOMATIC
AUX
AUXILIARY
NC
NORMALLY CLOSED
DUPLEX RECEPTACLE — WALL — HALF SWITCHED
AWG
AMERICAN WIRE GAUGE
NEC
NATIONAL ELECTRICAL CODE
——,NEG
NEGATIVENE,
COMBINATION SWITCH/DUPLEX RECEPTACLE
BAT
BATTERY
NEMA
NATIONAL ELEC MFGR'S ASSOC.
BG
BELOW GRADE
DUPLEX RECEPTACLE — WALL — WITH INTEGRAL
BRKR
CIRCUIT BREAKER
NIL
NIGHT LIGHT (UNSWITCHED)
31�)GFI
GROUND FAULT CIRCUIT INTERRUPTER
NO
NORMALLY OPEN
C
CONDUIT (CIRCULAR RACEWAY)
NTS
NOT TO SCALE
WP
RECEIPT. TYPE SHOWN W/ WEATHERPROOF COVER
CAB
CABINET
NP
NAMEPLATE
AND INTEGRAL GROUND FAULT CIRCUIT INTERRUPTER
CB
CIRCUIT BREAKER
CKT
CIRCUIT
OC
ON CENTER
+42"
RECEIPT. TYPE SHOWN AT SPECIAL HEIGHT
CLG
CEILING
OD
OUTSIDE DIAMETER
CO
CONDUIT ONLY
OFCI
OWNER FURNISHED CONTRACTOR INSTALLED
WALL MOUNTED ELECTRICAL CONNECTION TO
CPT
CONTROL PWR TRANSFORMER
OF01
OWNER FURNISHED, OWNER INSTALLED
J
ELECTRIFIED FURNITURE. PROVIDE 8 WIRES
CT
CURRENT TRANSFORMER
(4 HOTS, 1 DEDICATED NEUTRAL, 1 COMMON
CU
COPPER
OS
OCCUPANCY SENSOR
NEUTRAL, 1 ISOLATED GROUND) NEUTRALS
P
POLE
TO BE #10 AWG. USE LIQUID —TIGHT FLEX.
DC
DIRECT CURRENT
PB
PUSHBUTTON
DISC
DISCONNECT
PH
PHASE
CLOCK HANGER RECEPTACLE
DIA
DIAMETER
PNL
PANEL
DIV
DIVISION
+,POS
POSITIVE
®
FLUSH FLOOR BOX DEVICE — DEVICE TYPE PER
DP
DISTRIBUTION PANEL
PRI
PRIMARY
DPDT
DOUBLE POLE DOUBLE THROW
SYMBOLS ABOVE
DPST
DOUBLE POLE SINGLE THROW
REQD
REQUIRED
DWG
DRAWING
RNC
RIGID NON—METALLIC CONDUIT (PVC)
PEDESTAL FLOOR DEVICE — DEVICE TYPE PER
SYMBOLS ABOVE
E,EMERG
EMERGENCY
S.A.D.
SEE ARCHITECTURAL DRAWINGS
EF
EXHAUST FAN
SEC
SECONDARY
O O
POKE THRU UNIT WITH DUPLEX RECEPTACLE —
EMT
ELECTRICAL METALLIC TUBING
SPDT
SINGLE POLE DOUBLE THROW
FLUSH, PEDESTAL MOUNTED.
ENCL
ENCLOSURE
SPST
SINGLE POLE SINGLE THROW
®® ®®
POKE THRU UNIT WITH DOUBLE DUPLEX
EO
ELECTRICALLY OPERATED
SUB
SWBD
SUBSTATION
SWITCHBOARD
RECEPTACLE — FLUSH, PEDESTAL MOUNTED.
EOL
END OF LINE
COMBO POKE THRU UNIT WITH DUPLEX
EWC
EWH
ELECTRIC WATER COOLER
ELECTRIC WATER HEATER
SWGR
SWITCHGEAR
RECEPTACLE AND TELEPHONE OUTLET — FLUSH,
TB
TERMINAL BOARD
PEDESTAL MOUNTED.
FA
FIRE ALARM
TDC
TIME DELAY CLOSING
®O ®O
MULTI —SERVICE FLOOR BOX CAST IN CONC. OR
FAA
FIRE ALARM ANNUNCIATOR
TDO
TEL
TIME DELAY OPENING
TELEPHONE
IN RAISED FLOOR — SEE ARCH DWGS; WITH
FBO
FURNISHED BY OTHERS
RECEPTACLES & SIGNAL OUTLETS AS NOTED.
TYP
TYPICAL
FC
FOOT CANDLES
POKE THRU UNIT WITH JUNCTION BOX.
FF
FLUSH FLOOR MOUNTED
UL
UNDERWRITERS LAB
RACEWAY COMPONENTS RC-700 SERIES.
FLA
FULL LOAD AMPERES
UON
UNLESS OTHERWISE NOTED
FLEX
FLEXIBLE
UPS
UNINTERRUPTIBLE POWER SUPPLY
J J
FPB
FAN POWERED BOX
UTX
UTILITY TRANSFORMER
TELE/POWER POLE, POWER POLE
FSD
FIRE/SMOKE DAMPER
FW
FLUSH WALL MOUNTED
V
VOLTS
J
FU
FUSE
VA
VOLT—AMPERES
J
TELE POWER POLE WITH WHIP CONNECTION TO
/
VFD
VARIABLE FREQUENCY DRIVE
ELECTRIFIED FURNITURE
GEN
GENERATOR
TWO—PIECE SURFACE METAL RACEWAY WITH
GFI
GROUND FAULT CIRCUIT INTERRUPTER
W
W/
WATT
WITH
J
RECEPTACLES AS NOTED, LENGTH AS
GND
GROUND
W/O
WITHOUT
INDICATED ON THE DRAWINGS AND WITH ALL
GRAP
GENERATOR REMOTE ANNUNCIATOR PNL
FITTINGS AS REQUIRED.
GRC
GALVANIZED RIGID STEEL CONDUIT
WP
WEATHERPROOF, SEE RECEPT. SYMBOL
TWO OR THREE COMPARTMENT SURFACE METAL
HLO
HANDLE LOCK—ON(OFF)
XFR
TRANSFORMER
J
RACEWAY WITH RECEPTACLES AND OUTLETS AS
HP
HORSEPOWER
XP
EXPLOSION PROOF
INDICATED, LENGTH AS INDICATED ON THE
HPF
HIGH POWER FACTOR
", IN
INCHES
DRAWINGS. PROVIDE ALL FITTINGS AS
HTR
HEATER
REQUIRED.
FT
FEET
HZ
IES
HERTZ (CYCLES PER SECOND)
ILLUMINATING ENGINEERING SOCIETY
>
<
GREATER THAN
LESS THAN
ID
INSIDE DIAMETER
>
GREATER THAN OR EQUAL TO
IG
ISOLATED GROUND
IMC
INTERMEDIATE METAL CONDUIT
ELECTRICAL DRAWING LIST
E0.0 LEGEND AND ABBREVIATIONS
E0.1 LUMINAIRE SCHEDULE
E2.0 SITE PLAN — PHOTOMETRICS
I*1to�y19=aI_LOli1TA21:w_1►11104Eel 7191►Eel
E9.0 DETAILS — ELECTRICAL
NOTE: NOT ALL SYMBOLS OR ABBREVIATIONS ARE APPLICABLE TO THIS PROJECT. REFER TO DETAILS AND NOTES FOR MOUNTING HEIGHTS.
GLUMAC
r 1
engineers fora sustainable future
1601 Fith Avenue, Suite 2210
Seattle, WA 98101
T. 206.262.1010
www.glumac.com
Project Manager: Mikki Kiger
Engineer/Desig ner05.17.00776
Job No.:
;�i11�h1l141 mjani
.rrr�rrr�rt
''"91dlPlllll II �IIIC�����IIVIIIF��ill� IIIh4i�����Rl��� IiiG
Community Design Center
402 15th Avenue East
Seattle, Washington 98112
206.329.8300
206.329.5494 fax
Edmonds
Waterfront
Redevelopment
Project
220 Railroad Ave.
Edmonds, WA 98020
Legend -& Abbreviations
---------------------Plan
--------------------------
----------------------Digle
03 April 2019
Permit Set
------------------ Drawn_by.,
____________Checked_by CP.M_)_
------------
____________Checked_by (Q.C_)_
--------------------------
_________________ Proiect No.
19-001 A
Attachment 2
EO.0 No
..
Packet Pg. 59
7.1.a
LUMINAIRE SCHEDULE
DIMMING
INPUT
TAG
DESCRIPTION
LAMP
CCT
DRIVER
TYPE
VOLTAGE
WATTS
MANUFACTURER
SERIES
REMARKS
ELECTRONIC
SA1
SURFACE
MOUNTED LED UPLIGHT. WET LOCATION LISTED WITH IP65 RATIN .
ED
4000K
DIMMING
ELV
120V
15W
PARAFLEX
FL390 SERIES
1615 IIm
DRIVER
INTEGRAL
SB1
UPPER CANOPY
DOWNLIGHT,NOMINAL4INCHAPERTURE.
LED
3500K
ELECTRONIC
0-10V
120V
25W
INTENSE
IOL4DRSERIES
17001m
DIMMING
DRIVER
INTEGRAL
SURFACE
MOUNT LED LINEAR WALL GRAZE FOR LIGHTING SIGNAGE, 8 DEGREE BY 8 DEGREE OPTIC.
LED
ELECTRONIC
LUMI�NFACADE GRAZER
SC1
FINISH
D BY ARCHITECT.
40451m
3500K
DIMMING
010V
120V
61W
LUMENPULSE
SERIES
DRIVER
SD1
NOT USED
120V
SITE LED
BOLLARD, NOMINAL 30 INCHES TALL; UNSHIELDED SAFETY GUARD;
UL LISTED FOR WET
LED, 768
INTEGRAL
SE1
LOCATION
LUMENS
4000K
ELECTRONIC
WA
120V
33W
BEGA
99 777 SERIES
DRIVER
INTEGRAL
CONTRACTORTO
POST MOUNTED
LED DOWNLIGHT STEPLIGHT, NOMINAL 4 INCHES TALL BY
4 INCHES WIDE BY 4 INCHES
LED, 444
COORIDNIATE CONDUIT
SR
DEPTH TO
DOWNLIGHT STAIRWELL TO BEACH; MOUNT ON VERTICAL RAIL SUPPIPORTS
LUMENS
3500K
ELECTRONIC
WA
120V
12W
LIGMAN
GINO SERIES
ROUTING AND MOUNTING
DRIVER
STAIR SYSTEM
INTEGRAL
SG1
POLE MOUNT
LED PARKING LUMINAIRE TO MATCH EXISTING LUMINAIRES ON
SITE; TYPE III DISTRIBUTION
LED, 6600
3500K
ELECTRONIC
WA
120V
51W
PHILIPS
SLENDERFORM SERIES
LUMENS
DRIVER
INTEGRAL
LED, 6600
SG2
SAMEAS
SG1 EXCEPT WITH TYPE II DISTRIBUTION
LUMENS
3500K
ELECTRONIC
WA
120V
51W
PHILIPS
SLE
DERFORM SERIES
DRIVER
INTEGRAL
LED
SH1
WALL MOUNT
LED DIRECT INDIRECT CYLINDER
1521 Im
3500K
ELECTRONIC
0-10V
120V
13W
INTENSE
SS4G4C
SERIES
DRIVER
GENERALNOTES:
LUMINAIRE REMARKS:
A PRODUCT NJMBERS
SHOWN ARE ASSOCIATED WITH THE FIRST MANUFACTURER LISTED ON THE UUN
WARE SCHEDULE FOR EACH LUMINAIRE TYPE. ALL OTHER LISTED
(1) REFER TO ARCHITECTURAL ELEVATIONS FO
MOUNTING HEIGHTS
MANUFACTUR
ERS ARE APPROVED BUT MUST MEET ALL REQUIREMENTS OF VERIFIED REM
(2) REFER TO LIGHTING PLANS FOR LOCATIONS
OF SURFACE MOUNTED LUMINAIRES
B.CONFIRM ALLFINISHES
WITH ARCHITECT PRIOR TOORDERING.
(3) REFER TO POLE BASE DETAIL ONE601.
C. CONTRACTOR
IS RESPONSIBLE TO VERIFY CEILING TYPE AND THICKNESS AND PROVIDE REQUIRED I
UMINNRE MOUNTING TRIMS & BRACKETS FOR ALL FD(TURE TYPES.
D. CONTRACTOR
IS RESPONSIBLE TO VERIFY SINGLE OR DOUBLE FACE AND MOUNTING OF EXIT SPX
TH LIGHTING PLANS AND ARCHITECTURAL CEILING PLANS
AND PROVIDE
WALL MOUNTING BRACKETS, CEILING MOUNTING BRACKETS ANDIOR PENDANTS AS REQ
ARED.
E. BALLASTS A
qD TRANSFORMERS SHALL BE INTEGRAL TO LUMNNRE HOUSING AND THD < 101A UNLESS
OTHERWISE NOTED.
CL!!M
r -1
engineers for a sustainable future
1601 Fith Avenue, Suite 2210
Seattle, WA 98101
T. 206.262.1010
—glunnac.00m
Project Manager: Mikki Kiger
Engineer/Designer05.17.00776
Job No.:
environmental
WORKS
Community Design Center
402 15th Avenue East
Seattle, Washington 98112
206.329.8300
206.329.5494 fax
Edmonds
Waterfront
Redevelopment
Project
220 Railroad Ave.
Edmonds, WA 98020
Lamirdire Schedule
Date
03 April 2019
Permit Set
------------ - - - - -- Rev-isions
--------------------------
------------ - - - - -- Drawn_by-
___________-Checked _by (P.M.)_
--------------
- ___________Checked_by (Q.C.)_
--------------------------
- ________________ Project No.
19-001 A
a
Attachment 2
EC ::
Packet Pg. 60
7.1.a
4-
5-
6-
_7
F
L_ -J
0
WIA
�J
LIGHT CONTRIBUTIO
SHEET NOTES
A. THIS PHOTOMETRIC PLAN ALSO REPRESENTS
LIGHT CONTRIBUTION FROM BUILDING
MOUNTED LIGHTING THAT IS NOT WITHIN THE
SCOPE OF THIS PROJECT, BUT HAS AN
IMPACT ON THE OVERALL LIGHT LEVELS OF
THE SITE.
C)
B. THIS PHOTOMETRIC PLAN DOES NOT
REPRESENT LIGHT CONTRIBUTION FROM
STREET LIGHTING LOCATED OUTSIDE OF THE
4
SITE BOUNDARY.
4
MOUNTED LIGHTING
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SITE PLAN - PHOTOMETRIC PLAN
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engineers for a sustainable future
1601 Fith Avenue, Suite 2210
Seattle, WA 98101
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Project Manager: Mikki Kiger
Engineer/DesignerD5.17.00776
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Community Design Center
402 15th Avenue East
Seattle, Washington 98112
206.329.8300
206.329.5494 fax
Edmonds
Waterfront
Redevelopment
Project
220 Railroad Ave.
Edmonds, WA 98020
--------------------------
Site Plan- Photometric
Plan
Date
03 April 2019
Permit Set
J3evisions
--------------------------
------------------ Drawn_by:
Checked by (P.M.):
--------------------------
____________Checked_by (Q.C.)_
--------------------------
Prolect No.
-----------------1.97001A
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Attachment 2
E2. 0Ell
Packet Pg. 61
7.1.a
i
environmental
WORKS
Community Design Center
Design Standards Statement
Edmonds Waterfront Center June 11, 2018 SAvenue East
Seattle
WA 98112-459
The proposed Edmonds Waterfront Center (EWC) project is in the Commercial 2063298300
Waterfront (CW) zone and required to meet the design standards of the 206 329 5494 fax
Edmonds Community Development Code (ECDC) 20.11.030, as well as www.eworks.org
relevant sections of the City of Edmonds Comprehensive Plan, adopted
December 6, 2016.
Note: All text below in italics is excerpted from the Edmonds Community Development Code
or the City of Edmonds Comprehensive Plan.
The proposed EWC meets the criteria of the applicable code sections as described below.
General Design Review - ECDC 20.11.030 Criteria B A R K E R
LANDSCAPE
A. Building Design. ".... all elements of building design shall form an integrated ARCHITECTS, P.S.
4i19 5. Igoti, '
development, harmonious in scale, line and mass... S,AT,,, WA 98188
206-781-2870
The proposed building meets this objective in the following ways:
■ The simple, two-story volume is articulated and composed into a
harmonious arrangement of individual facades, each reflecting the
spaces they serve. The wall areas are broken up into separate
compositions with thematic but varied repetition of materiality, linear
elements and solid/void arrangements.
■ Cohesion of expression and aesthetics is achieved through consistent
and unified use of materials, detailing, motifs and visual alignments.
■ Two stone clad walls extend above the roof plane to read as prominent
volumes that anchor the north and east facades of the building. By
flanking the northeast corner of the building, the stone clad masses
together signify the importance of that corner, which houses the entry
and community gathering spaces.
■ Secondary to the stone clad volumes is the repeating cladding panel
motif, which is arranged in a vertical thick + thin arrangement, acting as a
counterpoint to the horizontality of the building.
■ First floor roof canopy elements are carefully located to signify entry but
restrained in their length to create tertiary horizontal elements.
■ The fenestration scheme, which is generally configured in an AIBIA
pattern consists of square and golden rectangle proportions where
possible. Additionally, the datums of the transom windows visually
continue across the cladding elements as a subtle horizontal unifier and
contribute to integrated harmony of the fagade.
Attachment 3 Packet Pg. 62
7.1.a
The roof plane is continuous from inside to outside. It is conceived as a
singular unifying plane, a visual umbrella that allows the walls below to be
configured as needed. The underside of the roof plane is wood car
decking, which in combination with the wood post/beam configuration
provide visual warmth and feel inviting.
The two-story glass curved volume is a key feature of the design and has
been located to create a community lounge space that is optimally
located adjacent to, and looks out towards, the outdoor sitting area, the
beach restoration area and the ferry terminal.
The community lounge volume is also placed and articulated to attract
those walking along the Marine Walkway to enter the building and
discover the variety of events, classes and gathering opportunities
offered to support and strengthen community development and health.
Additional Design Considerations:
■ Mechanical Equipment is located on the ground floor at the south end of
the building behind fencing and will not be seen.
■ Roof vents will be located away from roof edges and clear of line -of -site
from the surrounding ground plane as much as possible.
■ All signage will conform to the general design theme of the development
and applicable criteria in the land use signage code sections. Please see
Sheet T1.2 for compliance illustrations.
B. Site Treatment. The existing character of the site and the nearby area should be
the starting point for the design of the building and all site treatment. The
following are elements of site treatment:
1. Grading, vegetation removal and other changes to the site shall be minimized
to protect natural resources, limit disturbance of native soils, and encourage
low impact development.
Removal of the existing bulkhead will provide an opportunity for native
beach habitat restoration. This new pocket will be protected with large,
anchored logs and boulders to stabilize the shoreline and contribute to
the most valuable natural resource of this site, the beach.
A portion of the existing Edmonds Marine Walkway will be preserved and
two new segments will be created to provide a clearly defined, universally
accessible public pedestrian route and the final location for continuous
connectivity along the entire Edmonds shoreline. One segment will be
located landward of the existing Marine Walkway, pulling further away
from the beach. The other segment will traverse an existing easement
with a pile -supported raised walkway to minimize impacts to the beach.
The majority of the site is introduced fill and asphalt parking lot.
There are large, existing parking lot trees which must be removed to
accommodate the new building footprint, parking lot, and associated re-
grading. The site grading is largely determined by a FEMA requirement
EWC Design Standards Statement —June 11, 2018 Page 2
Attachment 3
Packet Pg. 63
7.1.a
to increase the finish floor elevation of the new Edmonds Waterfront
Center by 2 feet. The project proposes to exceed FEMA requirements by
raising the finish floor elevation from 12.1 ft. to 15.0 ft., while ensuring
that the larger site design meets and matches the grades of all adjacent
properties.
Grading, vegetation removal, and other changes to the site also provide
opportunities for low -impact development in the form of green stormwater
infrastructure with four new bioretention planters to improve the water
quality of run-off before it reaches the beach and the sound.
2. Landscape treatment shall be provided to enhance the building design and
other site improvements.
Landscape plantings will soften the visual impact of parked vehicles and
reduce the heat island effect of the parking lot pavement. It will help to
connect the building to the surrounding shoreline open space and natural
landscape. The shoreline, views, and water access, and the existing marine
walkway will all be all enhanced by the landscape.
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.
Landscape plantings and fencing will provide screening and buffer for the
adjacent property to the north and south as well as a buffer for vehicular and
train activity on Railroad Ave. to the east.
4. Landscaping that could be damaged by pedestrians or vehicles should be
protected by curbing or similar devices.
All landscape areas will be protected from vehicles by using curbing and
parking bumpers. Landscape areas will be protected from pedestrians by
using curbing and boulders and in some cases by providing narrow, paved
courtesy strips to cross plantings from the parking areas that are immediately
adjacent to the building for barrier -free, universal accessibility.
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.
Landscape plantings, a fence along the south property line, and a trash
enclosure will be provided to screen the new transformer and the new
garbage dumpster storage area.
6. All screening should be effective in the winter as well as the summer.
EWC Design Standards Statement —June 11, 2018 Page 3
Attachment 3
Packet Pg. 64
7.1.a
Screening will be accomplished with a combination of evergreen plants and
fencing.
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.
There are currently no areas where landscape is proposed that are not
suitable for planting material.
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.
The proposed site lighting will provide only the minimum light needed for
safety and security. Light trespass will be controlled with shielded fixtures
and directing fixtures away from sensitive areas. The light fixtures are
compatible with the proposed building architecture as well as existing parking
light poles.
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.
The new Edmonds Waterfront Center will be consistent with existing and
planned character of the nearby area. The community -based facility
continues the low-rise massing of the area to preserve views (with the
exception of The Ebb Tide condominiums) and places the new structure set
back from the Railroad Ave. property line consistent with existing contextual
buildings. Public access to the shoreline is also provided and enhanced
which supports the city's goal for the Edmonds waterfront. The proposed
public and semi-public landscape areas are consistent with the adjacent site
character.
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
Street furniture will match existing benches, light standards, utility poles, and
planters. The existing bus shelter will be salvaged and re -used. Lights along
Railroad Ave. will be preserved. Two existing parking light poles will be
salvaged and re -used with all new poles selected specifically to match.
EWC Design Standards Statement —June 11, 2018 Page 4
Attachment 3
Packet Pg. 65
7.1.a
City of Edmonds Comprehensive Plan Criteria
Community Culture Goals & Policies
Goal B. Encourage recreational opportunities
Goals B.1, B.2 and B.4
Encourage public access to significant recreational areas and development
of pedestrian friendly connections between areas. Significant recreational
areas would include, but not be limited to: Puget Sound Shorelines, Lake
Ballinger, Edmonds Marsh, Yost Park, Lund's Gulch, etc. Promote public
awareness and recognition of the value of these resources.
The proposed beach restoration, small boat launch and new Marine Walkway
adjacent to the beach restoration area significantly improve and encourage
public access to Puget Sound. The new Marine Walkway will increase the
pedestrian friendly nature of the walkway over the existing condition of
walking in front of parked cars. Removal of the existing "shoreline hardening"
element (the existing creosote -soaked pilings/pier protruding into the beach
area) and creation of a restored beach area will help to promote public
awareness and recognition of the value of the natural coastal ecosystem.
The public can experience the restored beach area through direct pedestrian
access as well as small boating recreational opportunities available at this
shoreline.
Goal C. Identify and maintain significant public and private social areas.
Goal C.2
Pursue public and private funding for such social areas such as: Senior
Center, Frances Anderson Center...
The Edmonds Senior Center and City of Edmonds are collaborating on
acquiring the funding to redevelop the senior center building, site and
waterfront.
Goal D. Identify, maintain and develop cultural facilities — both public and private —
in a wide variety of areas, including drama, dance, music, visual arts, literary
arts, theaters, museums and library.
Goals D.2 and D.3
Pursue funding for public purposes and partner with private non-profit
organizations to develop and operate cultural facilities. Cultural sites would
include, but not be limited to: the Wade James Theatre...
EWC Design Standards Statement —June 11, 2018 Page 5
Attachment 3
Packet Pg. 66
7.1.a
The new public/private Edmonds Waterfront Center will include a 3,400 SF
Multipurpose / Banquet Room with a stage, lighting and sound systems, as
well as several other smaller multipurpose rooms - all intended for a variety
of uses, including but not limited to performances (music, drama, choral,
literary, etc.), arts classes and dancing classes. The new Edmonds
Waterfront Center will join the list of cultural sites mentioned in Goal D.3.
Goal E. Identify, maintain and enhance scenic areas throughout the city.
Goals E.2, E.3 and E.4
Incorporate scenic and aesthetic design features, such as public art, into the
development of public projects. Preserve scenic features whenever possible
in the development of public projects. Use environmental and urban design
review of the development project to avoid or mitigate impacts to identified
scenic features.
Public art will be incorporated into the new Edmonds Waterfront Center and
waterfront redevelopment. A wider public view corridor than is required by the
ECDC will be provided. The project proposal is undergoing both
environmental and design review permit processes.
Urban Design Goals & Policies
General Design Objectives
A.1 Vehicular Access. Reduce the numbers and width of driveways (curb cuts) in
order to improve pedestrian, bicycle and auto safety.
The number of driveways is the minimum for vehicular circulation and
egress. The width is the minimum set by the city code for driveways.
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.
Due to the unique and special nature of the context, i.e. Puget Sound as a
significant natural feature, the proposed Edmonds Waterfront Center is sited
adjacent to the Marine Walkway to optimize public access to and views of the
adjacent waterfront shoreline. Site design strategies include placing a
majority of the parking stalls to the side (north) of the building to minimize its
presence as much as possible and to maximize the public view corridor.
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.
EWC Design Standards Statement —June 11, 2018 Page 6
Attachment 3
Packet Pg. 67
7.1.a
■ There is an existing bus stop being preserved that provides a public transit
connection to the site. A new walkway will provide a safer means to cross the
parking lot and reach the new building entrance, from the bus stop.
■ A new ADA accessible hand -boat launch and ramp will be provided.
■ Pedestrian circulation along the waterfront will be improved with a new walkway
over water that will close a missing link for the Edmonds Marine Walkway and
improve universal access and pedestrian circulation along the waterfront.
■ Two ADA accessible pedestrian routes provide connection from the sidewalk on
the street to the new Waterfront Center, the Marine Walkway, and the shoreline.
■ The sidewalk along the street is being improved and expanded to provide safer,
and a more aesthetically pleasing pedestrian route along Railroad Ave. with new
ADA curb ramps.
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.
The design incorporates several elements that help signal the location of the
entry including signage, entry canopy, recessed fagade, aluminum storefront
glazing, adjacency to primary pedestrian circulation path through the site,
and an adjacent stone mass wall.
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.
The landscaped setbacks from the street and the shoreline are consistent
with the setbacks and landscaping enhancements of adjacent buildings.
There is an appropriate setback of the building from the public street,
providing a sufficient and graceful transition from the street for safely
navigating the elevation rise from Railroad Avenue to the building entry.
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.
Not applicable.
A.7 Building/Site Identity. Improve pedestrian access and way -finding by
providing variety in building forms, colors, materials and individuality of
buildings.
EWC Design Standards Statement —June 11, 2018 Page 7
Attachment 3
Packet Pg. 68
7.1.a
Changes in cladding, canopies and recesses in the building provide
wayfinding of pedestrian access to the building. The 2-story glass walls at
both main entries (at the east elevation and at the curving curtainwall at
northwest corner of the building) inspire curiosity and act as wayfinding
beacons from the land and from the Sound. The vending window on the
north elevation will further activate the north side of the building, encouraging
people to approach the building for refreshments that they can enjoy in the
community lounge while learning about the variety of community events,
classes, etc. available to the public. A project goal is to encourage
intergenerational gathering and interactions. The materiality, forms and
colors give the building individual character without standing out contextually.
A.8 Weather Protection. Provide covered walkways and entries for pedestrian
weather protection.
The entry and exit doors for the building are all under cover. Additionally the
roof extends over an outdoor patio area at the northwest corner of the
building, which also offers weather protection for an outdoor seating area.
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.
The exterior lighting design addresses these basic requirements.
Additionally the lighting will highlight design elements of the building including
wall -washing the "Edmonds Waterfront Center" sign adjacent to the main
entry and uplighting the wood soffit at the main roof overhang to
communicate the civic nature of the building. Exterior luminaires not
necessary for safety and security will be controlled by time clocks and/or
other lighting control devices to allow for dimming or turning off when note
needed.
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.
The signage is designed to be functional, visible, aesthetically modern, and
clean/uncluttered, which is commensurate with the building type. The letters
will be simple metal stand-off type with the cladding continuous behind,
providing clear communication and wayfinding.
A.11 Site Utilities, Storage, Trash and Mechanical Systems. Minimize the noise,
odor and visual impacts of utility systems using such features as
EWC Design Standards Statement —June 11, 2018 Page 8
Attachment 3
Packet Pg. 69
7.1.a
landscaping, building forms, or integrated design.
The outdoor components of the HVAC system will not be visible. They are
located at the ground level behind screening at the south end of the building
and will comply with ECDC 5.30 Noise Abatement and Control. Additionally,
wherever possible louvers will be on the minimally visible South fagade.
Some louvers will be located on the west and east facades,
carefully/discretely integrated into the fagade compositions as much as
possible. Evergreen plantings are being provided to visually screen site and
will provide light noise mitigation utilities and trash.
A.12 Integrating Site Features. Integrate natural landscape features and unique
landforms — such as rocky outcroppings or significant trees — into site design
whenever possible.
By removing the existing bulkhead and associated parking, this project is
creating an opportunity for a beach restoration area to integrate the natural
shoreline landscape with the modified Marine Walkway. There are several
significant trees in the existing parking area, but they are not possible to
preserve, given the grading requirements of the project.
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.
Evergreen plantings will help screen and buffer the adjacent parking and
driveway for the commercial property to the north as well as the right-of-way
(R.O.W.) and streetscape to the east. Native plantings and bioretention
areas are being used in the streetscape R.O.W. The southern property line
will have a curb and wood fence to provide screening for the adjacent
parking of that residential property.
A.14 Building Form. Encourage new construction to avoid repetitive, monotonous
building forms.
The form of the building employs rhythm rather than repetition to avoid
monotony. Repeating fagade motifs are employed to unify the design. The
elements surrounding each motif vary, and the motifs are not repeated to the
extent that they become tiresome. Each fagade is unique but is part of a
whole that is unified by material, color, texture and detail.
A.15 Massing. Reduce the apparent bulk and mass of buildings by encouraging
human scale elements in building design and/or by subdividing building
EWC Design Standards Statement —June 11, 2018 Page 9
Attachment 3
Packet Pg. 70
7.1.a
masses vertically or horizontally.
The mass of the building has been segmented into a harmonious
arrangement of individual facades, which individually reflect the spaces they
serve, while maintaining a consistent and unified aesthetic through materials,
detailing, motifs and visual alignments. The facades are composed as
panels of cladding with vertical proportions to offer counterpoint to, and break
up, the horizontal massing of the building. Additionally horizontal canopy
elements and horizontal mullion alignments signal entry and break the
verticality of the building into human scale elements.
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.
The roof is a low -slope shed roof, interrupted by parapets in three locations
to avoid a monotonous roof form and create vertical elements that balance
and complement the horizontality of the roof.
The depth and rhythm of the exposed beams supporting the roof eaves
signal differing programmatic elements within:
■ Beams at the East Elevation are smaller and spaced more frequently
where smaller office, bathroom and conference room spaces are within,
and:
■ Beams at the West Elevation are larger and spaced further apart where
the larger multi -purpose, banquette and lounge rooms are located
Translucent canopy roofs at the Banquet Room allow ambient light to pass
through but protect the glazing from direct light.
The canopy roofs at the east elevation are employed to signal entry, provide
cover and provide tertiary horizontal elements contributing to compositional
hierarchy of building elements.
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.
The fagade of the building can be thought of as hierarchical layers of
materiality, from those of large mass and area to those which are lighter and
of human scale. This gives the project depth, visual interest, and
communicates the program/intent of the spaces beyond. The hierarchy is as
follows:
EWC Design Standards Statement —June 11, 2018 Page 10
Attachment 3
Packet Pg. 71
7.1.a
■ Two stone clad walls anchor the north and east facades of the building.
They flank the northeast corner of the building, signifying the importance
of the entry and key community gathering spaces.
■ Secondary to the stone walls are the repeating cladding panel motif,
which are arranged in a vertical thick + thin arrangement and break up
the horizontal massing of the building.
■ First floor roof canopy elements are carefully located to signify entry but
restrained in their length to create tertiary horizontal elements.
■ The fenestration scheme, which is generally configured in an A1131A
pattern consisting of square and golden rectangle proportions where
possible. Additionally, the datums of the transom windows visually
continue across the cladding elements as a subtle horizontal unifier.
Urban Design Goals & Policies for Specific Areas - Goal 8: Downtown/Waterfront
Activity Center.
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.
The number of driveways is the minimum for vehicular circulation and
egress. The width is the minimum set by the city code for driveways. Several
formal and informal pedestrian circulation routes are being provided for
access to site amenities.
8.2 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.
Please see response to General Design Objective A.2, above. In addition,
pedestrian access within the site and from the public R.O.W. is improved with
a new walkway between the main entrance of the new building and the
existing bus stop.
The street edge will be revised to align with sidewalks to the north and south
of this property. Truncated domes will be provided at all locations where
vehicular and pedestrian circulation cross. ADA accessible pedestrian routes
are being provided from the street to all site amenities. ADA curb cut ramps
are being provided at all driveway entrances. Pedestrian circulation routes
EWC Design Standards Statement —June 11, 2018 Page 11
Attachment 3
Packet Pg. 72
7.1.a
will be indicated with signage.
B.3 Building Entry Location. Commercial building entries should be easily
recognizable and oriented to the pedestrian streetscape by being located at
sidewalk grade.
The building entries are easily recognizable through fenestration, modulation
in the fagade, canopy elements, materiality and signage. The entries are
located at grade and accessible.
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 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.
The proposed Edmonds Waterfront Center is placed on site in a similar
fashion to adjacent developments to create a common street frontage. Site
amenities and enhancements, including the restored beach, new portion of
Marine Walkway and outdoor siting area enhance the visual attributes of the
proposed development and encourage outdoor interaction. The proposed
building is setback from the existing bulkhead (with beach on other side) at a
distance somewhat greater than required by the land use code. A view
corridor larger than that required by the land use code is proposed. Open
spaces are provided at the restored beach, Marine Walkway and outdoor
seating area. Easy pedestrian access to the beach is provided at the
restored beach area.
The immediate neighbors to the north and the south are old enough that they
are not in compliance with the COE Street Tree and Streetscape Plan. The
streetscape does create a common street frontage with the larger adjacent
context of Brackett's Landing South and Railroad Ave. as it approaches W.
Dayton St.
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.
The building is not in the downtown area. Nevertheless, the form, massing,
proportions and materiality of the proposed building make reference to (but
don't replicate) the "Northwest Regional Style" which was popularized by
EWC Design Standards Statement —June 11, 2018 Page 12
Attachment 3
Packet Pg. 73
7.1.a
notable northwest architects Paul Thiry and John Yeon between 1935 and
1960. The style consists of:
■ Use of unpainted wood
■ Exposed wood beams
■ Extensive use of glass, extending to the floor where possible
■ Low-pitched roofs with overhanging eaves
■ Minimal decoration
B.6 Weather Protection. Provide a covered walkway for pedestrians traveling
along public sidewalks or walkways.
The entry canopy provides protection for pedestrians when waiting for
pickup. The large covered terrace at the northwest corner of the building
provides protection from inclement weather while providing an ocean view.
The public sidewalks are at the street and along the waterfront and will not
be covered due to the nature and location of the 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.
The signage letters will be individual, simple metal stand-off type, with no
"face of sign" that would be broadly lit. Lighting will be either indirect or from
below. The aesthetics of the lettering will be clean and modern,
commensurate with the aesthetics of the proposed building design.
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.
Public art is part of the proposed landscape and will be celebrated through
artistic treatment of walking surfaces, vertical elements at entrances, natural
stone pieces as informal seating along the Marine Walkway, and artistic
design of all grated elements that are part of the proposed over -water
walkway.
B.9 Building Height. Create and preserve a human scale for downtown buildings.
Building frontages along downtown streetscapes should be pedestrian in
scale.
EWC Design Standards Statement —June 11, 2018 Page 13
Attachment 3
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7.1.a
The building is not in the downtown area. The height is dictated by the
zoning and shoreline code. Elements providing a pedestrian scale to the
project have been outlined in Design Objective A.17.
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.
See responses to B.5, A.14, A.15, A.16 and A.17 above.
Streetscape and Street Trees Goal A
A.1 Encourage improvements to streets that link parks, open spaces, recreation
centers, employment centers, and transportation nodes.
■ This project will connect the new Waterfront Center and the adjacent
beach open space to the surrounding community by providing additional
sidewalks where there currently are none (at the north end of the site in
the ROW).
■ Sidewalk improvements will help connect this site to pedestrian routes
which lead other neighboring commercial waterfront businesses, as well
as the Edmonds Ferry Terminal, and open space shoreline destinations
at Brackett's Landing South and Brackett's Landing North.
■ The site maintains a bus stop for continued access to public transit. It is
providing street trees that meet the recommendations of the existing
Street Tree Plan.
■ There are bioretention cells proposed for the landscape situated along
the R.O.W., improving the water quality before run-off reaches the sound.
Except where interrupted by the existing bus stop, there is landscaping
along the entire length of the sidewalk.
A.2 Balance the need for short-term parking for shoppers and loading for
businesses with the need for pedestrian -oriented design, especially
downtown.
Short term parking is provided for beach access and usage. This is being
balanced with the parking and loading needs of the proposed Edmonds
Waterfront Center and the Thrift Store that will be inside the building. There
will be one new route for a total of three routes that pedestrians may use to
get from the R.O.W. to the provided amenities.
A.3 As opportunities arise, provide for sustainable streetscapes that can
enhance the natural environment, help ensure safety, and complement the
characteristics of the neighborhood or district in which they are located.
EWC Design Standards Statement —June 11, 2018 Page 14
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7.1.a
There are bioretention cells proposed for the landscape situated in the ROW,
improving the ecological function on the site. Streetscape plantings are
maximized to preserve the minimum standard sidewalk width.
A.4 Promote the planting and maintenance of landscaping and street trees to
enhance City gateways and connections; strengthen the character and
identify of downtown and other retail/commercial centers; and improve the
pedestrian environment.
The existing landscape adjacent to the sidewalk is currently all English ivy.
The proposed streetscape plantings will include trees, shrubs, groundcover,
and bioretention planters to create a stronger visual connection to other,
nearby well -landscaped downtown and commercial centers.
A.5 Seek to maintain and retain existing healthy trees in the rights -of -way without
sacrificing public safety or public infrastructure or allowing a hazard or
nuisance.
There are no existing street trees in the ROW or along the existing sidewalk.
This project will provide 6 new street trees.
A.6 Selecting and managing trees for planting in the public rights -of -way should
be based on a variety of factors, such as aesthetics, view corridors, safety,
maintenance, size, spacing, longevity, location, utilities, and adaptability to
the regional environment.
The city Street Trees Plan suggests— Acer rubrum `October Glory' for this
location. However, this species is too large to plant under power lines and
will not do well in close proximity to bioretention planters. Acer glabrum, or
Douglas Maple, is the proposed substitute as it does not grow as tall and is
noted as a tree that is appropriate for bioretention planters by the City of
Seattle Green Factor program. They will meet all code for view corridor,
size, spacing, safety, utilities, and adaptability to the regional environment.
EWC Design Standards Statement —June 11, 2018 Page 15
Attachment 3
Packet Pg. 76
7.1.a
Land Use Permit Criteria Statement
Edmonds Waterfront Re- developrnent- Edmonds Marine Walkway June 11, 2018
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7.1.a
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Land Use Permit Criteria Statement
Edmonds Waterfront Re -development: Edmonds Marine Walkway June 11, 2018
To identify the appropriate Land Use criteria, the following documents were used to determine
applicable designations for the Edmonds Marine Walkway:
A. City of Edmonds Zoning Map, Revised November 2, 2017
Project site is located in a CW - Commercial Waterfront zone.
B. City of Edmonds Comprehensive Plan Map, Revised July 15, 2015
Project site is designated at Shoreline Commercial and lies within the Downtown /
Waterfront Activity Center.
C. City of Edmonds Shoreline Master Program Designation Map, Updated 08-25-2014
Project site is designated as Urban Mixed Use I.
D. City of Edmonds: Parks, Recreation and Open Space Plan, Updated Dec. 6, 2016
Existing Senior Center site is designated as a Regional Park.
Note: All text below in italics is excerpted from the Edmonds City Code and Community
Development Code.
This document pertains to code compliance of the proposed Edmonds Marine
Walkway, at the Edmonds Waterfront Center. See accompanying Edmonds
Waterfront Center Land Use Permit Criteria Statement for code compliance of the
Edmonds Waterfront Center and Edmonds Waterfront Re -development: Walkway
over Water Land Use Permit Criteria Statement for code compliance of Edmonds
Walkway Over Water. The proposed Edmonds Marine Walkway redesign and
shoreline restoration meet the criteria of the applicable code sections as described
below:
Commercial Waterfront Zone - ECDC 16.55.000 Purposes
A. To reserve areas for water -dependent and water -related uses and for uses
which will attract pedestrians to the waterfront;
The project reserves and improves upon the water -dependent and water -
related uses and attracts more pedestrians to the waterfront by:
- Eliminating a bulkhead that extends into the natural shoreline.
- Relocating a portion of the walkway that is over the bulkhead to be further
upland, providing an opportunity for a new beach habitat restoration area.
- Providing improved access from the parking area to the beach via new stairs
and an accessible ramp.
C. To ensure physical and visual access to the waterfront for the public.
Attachment 4 Packet Pg. 78
7.1.a
The project ensures physical and visual access to the waterfront for the public by:
- Enhancing the existing physical access to the waterfront with accessible
routes including new staircases and a ramp to the beach.
- Featuring the waterfront views in key community spaces.
Commercial Waterfront Zone - ECDC 16.55.010 Uses
A. Permitted Primary Uses
6. Neighborhood parks, natural open spaces, and community parks with an adopted
master plan subject to the requirements of ECDC 17.100.070.
The redesigned section of the Edmonds Marine Walkway and the shoreline restoration
will create natural spaces and community parks. As well, the walkway will increase
circulation between other community parks along the waterfront.
C. Secondary Uses Requiring a Conditional Use Permit
2. Regional parks and community parks without a master plan subject to the
requirements of ECDC 17.100.070.
The site is designated as a Regional Park in the City of Edmonds Parks, Recreation
and Open Space Plan. A Conditional Use Permit is being pursued as part of this Land
Use Permitting submittal.
Community Facilities - ECDC 17.100.070 Parks Facilities
A.2. Regional parks and community parks without an adopted master plan require
approval of a conditional use permit.
The project's proposed primary use is recreational / Regional Park and project
team is pursuing a conditional use permit via this land use application. The open
space development goals of this project are part of the stated goals for the City of
Edmonds Shoreline Master Program.
Plant Schedule — ECDC 20.13.015
B. Minimum height for medium and tall shrubs is 18"
Maximum height for small shrub is less than 3.5' tall at maturity,
Medium shrub shall be between 3.5'-6' tall at maturity,
Large shrub shall be more than 6' tall at maturity.
All size requirements are being met in the proposed planting schedule
D. Maximum spacing for large shrubs is 6' O.C.
Maximum spacing for medium shrubs is 4.5' O. C.
Maximum spacing for small shrubs is 3' O. C.
All spacing requirements are being met in the proposed planting schedule
E. Ground cover is required in all areas. Ground cover shall be living plant material
approved by the ADB. Spacing for ground cover is as follows:
Attachment 4 Packet Pg. 79
7.1.a
Spacing for 1 gal. pots is 30" O. C.
All spacing requirements and plant conditions are being met in the proposed
planting schedule
General Design Standards — ECDC 20.13.020
A. Preference shall be given to an informal arrangement of plants installed in a variety of
treatments that will enhance building designs and attractively screen parked vehicles
and unsightly areas, soften visual impact of structures and enhance views and vistas.
Plant arrangements are of an informal manner and are meant to enhance views
and vistas.
C. Existing vegetation that contributes to the attractiveness of the site should be retained.
Existing significant trees and shrubbery (six-inch caliper or more) must be shown on
the proposed landscape plan and saved and incorporated into the landscape plan, if
they are reasonably attractive and of good quality.
The area in question has no existing vegetation.
H. All plants shall be compatible with the character and climate of the Pacific Northwest.
Shrubs and/or groundcover are required to provide 75 percent ground coverage within
three years.
All proposed plantings are compatible with the Pacific Northwest and will provide
75% coverage within 3 years.
P. Species approved within a landscape plan shall have a growth pattern in scale with the
development and be consistent with the preservation of significant views and height
limit for the zoning district.
Significant views in the site are being maintained.
Shoreline Environments ECDC 24.30
According to Appendix A of the Shoreline Master Program there are two shoreline
jurisdictions for the project site: Waterward of OHW is designated Aquatic 1 and
Landward of OHW is designated Urban Mixed Use 1.
D.3. Uses and activities within the aquatic 1 and 11 environments should be compatible
with the adjoining shoreline environments
The proposed uses and activities for the aquatic 1 jurisdiction in this site are
compatible with the adjoining shoreline environments. To the north of the site is a
continuation of the Edmonds Marine Walkway that passes in front of a commercial
building. To the south of the site is an aquatic 1 jurisdiction that also provides
recreational access to the waterfront via passive use public beaches. To meet
these adjacent sites, the proposed project is providing recreational access to the
Attachment 4 Packet Pg. 80
7.1.a
waterfront via passive use public beaches.
D.6. Uses and activities within aquatic 1 shoreline environments should be limited to
public access, boat moorage, and necessary utility and transportation facilities.
The proposed site only allows public access to the area with aquatic 1 jurisdiction
D.7. All developments and uses should consider impacts to public views.
The public view is being considered and protected per ECDC 24.40.040 Public
Access and Views.
D.8. All developments and uses should allow for the safe, unobstructed passage of
fish and wildlife, particularly those species dependent on migration.
The designed response to the needs of fish and Wildlife are covered in the
accompanying Critical Areas Report and Biological Evaluation Report.
Shoreline. Critical Areas ECDC 24.40.020
Within the shoreline there are several environmentally critical designations:
• Frequently Flooded Area
• Fish and Wildlife Habitat Conservation Area
• Landslide and Erosion Hazard Area
The consideration and response to the first two designations are covered in the
accompanying Critical Areas Report and Mitigation Plan, prepared for the City of
Edmonds by Herrera Environmental Consultants, Inc., dated September 21st, 2017
and Biological Evaluation for Informal ESA Consultation, prepared for the City of
Edmonds by Herrera Environmental Consultants, Inc., dated September 5t", 2017.
The consideration and response to Landslide and Erosion Hazard Area designation
is covered in the accompanying Geotechnical Engineering Report, prepared for the
City of Edmonds, by Landau Associates, dated August 4t', 2017.
Shoreline. Flood Hazard Reduction ECDC 24.40.030
This section of the modified Marine Walkway is being raised to the maximum
extent feasible in order to meet and match grades of the adjacent existing
walkway.
General Policies and Regulations - ECDC 24.40.040 Public Access and Views
A. I. a. Conditional uses shall provide public access where the use will create increased
demand for public access to the shoreline.
Demand for access to the shoreline will most likely increase as the Edmonds
Senior Center is upgraded to a new, multi -use, Edmonds Waterfront Center,
parking lot, and frontage. Access will be significantly increased due to the new
features inherent in the design of the beach restoration, "...allowing the general
Attachment 4 Packet Pg. 81
7.1.a
public to reach, touch, and enjoy the water's edge, to travel on the waters of the
state, and to view the water and the shoreline from adjacent locations." (ECDC
24.40.040 A.) Please see Sheet L4.0 for site plan. Replacement of the existing
parking / bulkhead with steps and an accessible ramp to a beach restoration area
will improve public access to the shoreline and help support an increase in use.
General Policies and Regulations - ECDC 24.40.050 Shoreline Vegetation Conservation
A.1. Vegetation conservation includes activities to protect and restore vegetation along or near
marine and freshwater shorelines that contribute to the ecological functions of shoreline areas.
Vegetation conservation provisions include the prevention or restriction of plant clearing and
earth grading, vegetation restoration, and the control of invasive weeds and nonnative
species.
Restoration of vegetation is part of the beach restoration where the bulkhead removal
is taking place. See sheet 1-5.3 for more information about the planting plan.
B.3. Exposed soils shall be immediately developed or revegetated to prevent erosion.
Exposed soils as a result of the bulkhead removal are being covered immediately by a
layer of beach stabilization fill and then a layer of sand. The sand is then being planted
with native vegetation.
General Policies and Regulations - ECDC 24.40.060 Water Quality, Stormwater, and
Nonpoint Pollution
An erosion and sediment control plan is not needed for this permit submittal, but will be
provided at a future phase. Please see the accompanying Drainage Memo for
consideration and response to all Stormwater Code requirements by the city.
Specific Modification Policies and Regulations - ECDC 24.50.020
C.2. Structural stabilization methods shall be permitted when necessary for reconfiguration of
the shoreline for mitigation or enhancement purposes.
The proposed project is modifying the shoreline to increase the amount of ecological
and natural site conditions. This is being accomplished with a variety of both soft and
hard shoreline stabilization methods.
D.1.a. Limit the size of stabilization measures to the minimum necessary. Use measures
designed to assure no net loss of shoreline ecological functions. Soft approaches shall be
used unless demonstrated not to be sufficient to protect primary structures, dwellings, and
businesses.
Ecological function is being increased through restoration through the use of soft
approaches such as plantings and anchored large woody debris. As well, the removal
of the bulkhead allows for a reduction in scouring and hard approaches to stabilization.
Attachment 4 Packet Pg. 82
7.1.a
D.1.b. Ensure that publicly financed or subsidized shoreline erosion control measures do not
restrict appropriate public access to the shoreline except where such access is determined to
be infeasible because of incompatible uses, safety, security, or harm to ecological functions.
Where feasible, incorporate ecological restoration and public access improvements into the
project.
Public access in not being restricted, nor ecological function being inhibited, by the
proposed shoreline stabilization measures. Public access is being increased and
ecological restoration is being incorporated into the project.
D.3. Bulkheads and other shoreline protective structures may not be placed waterward of the
ordinary high watermark, unless:...
All stabilization measures are being located landward of OHWM.
D.4. Bulkheads and other shoreline protective structures shall be located landward of the
ordinary high water mark and generally parallel to the natural shoreline unless geotechnical
evaluation demonstrates the necessity for alternative design. In addition:...
Anchored logs are being used to protect the new restoration area. They are located
landward of OHW and are parallel to the natural shoreline.
D.7.a. (If hard stabilization methods are employed the following design criteria shall be met)
(a) The size and quantity of the material shall be limited to the minimum necessary to
withstand the estimated energy intensity of the hydraulic system;
Boulder armament is being limited to the minimum necessary for protection of the
proposed beach and stairs from sediment drift and tidal scouring.
D.7.c. The toe reinforcement or protection must be adequate to prevent a collapse of the
system wave action
Engineered structural pilings will be used to reinforce the stairs and wall at the
waterfront walkway to prevent collapse from system wave action.
D.7.d. Fish habitat components shall be considered in the design subject to hydraulic project
approval by the Washington Department of Fish and Wildlife.
Please see the accompanying Critical Areas Report and Mitigation Plan, prepared for
the City of Edmonds by Herrera Environmental Consultants, Inc., dated September
21", 2017 and Biological Evaluation for Informal ESA Consultation, prepared for the
City of Edmonds by Herrera Environmental Consultants, Inc., dated September 5m
2017 for the design consideration and responses to fish habitat needs.
D.B. When hard stabilization measures are required at a public access site, provision for safe
pedestrian access to the water shall be incorporated into bulkhead design.
Attachment 4 Packet Pg. 83
7.1.a
Safe access is being provided to pedestrians through concrete stair cases that have
hand rails as well as a concrete ADA ramp. Both of these approaches account for
seasonal beach level fluctuations.
Specific Use Policies and Regulations - ECDC 24.60.060 Recreational Development
A. This master program gives priority to recreational development that is primarily related to
access to, enjoyment and use of the water and shorelines of the state.
This project is providing access for enjoyment and use of the shorelines of the state by
improving accessible routes and pedestrian connectivity and circulation along the
Edmonds waterfront and Marine Walkway.
B.1. Encourage the coordination of local, state, and federal recreation planning so as to
mutually address recreational needs. Shoreline recreational development should be consistent
with all adopted park, recreation, and open space plans.
Coordination is happening with state and Federal permitting agencies. The project's
connection of the Marine Walkway is consistent with goals of the City of Edmonds
Comprehensive Plan which includes the Parks, Recreation and Open Space Plan, the
Community Cultural Plan, the Streetscape and Street Tree Plan, and the Edmonds
Shoreline Master Program.
B.2. Encourage the linkage of shoreline parks, recreation areas, and public access points in a
linear system, such as hiking paths, bicycle paths, and scenic drives.
This project is providing improvements to the Waterfront Trail, linking together several
parks along the Edmonds waterfront. Completion of the Walkway Over Water,
immediately south of this site, will provide improved connectivity to Marina Beach Park,
the Port of Edmonds Marina, Port of Edmonds Plaza, Olympic Beach Park, the
Edmonds fishing pier, and other southern waterfront amenities. Improvements to the
Edmonds Marine Walkway will support existing connectivity to existing shoreline and
recreational uses to the north including Brackett's Landing South, Brackett's Landing
North, the Edmonds Underwater Park, and the Edmonds Ferry Terminal.
B.3. Locate and design recreational developments in a manner that preserves, enhances, or
creates scenic views and vistas.
Views are being preserved per the requirements of ECDC 24.40.040 C.11.a. Vistas
and other opportunities for scenic views will be increased along the waterfront.
8.4. Locate and design recreational facilities to minimize adverse impacts including those
related to stormwater runoff, water quality, visual qualities, public access, and vegetation and
habitat maintenance.
This project proposes the removal of the existing parking lot bulkhead (an impervious,
Attachment 4 Packet Pg. 84
7.1.a
pollution -generating surface) and replaces it with a beach habitat restoration area.
Two existing outfalls, which are currently on the water -facing side of the parking lot
bulkhead, will be relocated further landward with energy dissipaters and tide gates,
minimizing the impact of run-off to the beach. Stormwater runoff is being mitigated
upstream from this site through a variety of bioretention facilities in the adjacent
Edmonds Waterfront Center parking lot, which will filter the water before entering
Puget Sound. For more information on the proposed stormwater approach, please see
the accompanying Drainage Memo. Public access to the beach is being improved
through stairs and an ADA ramp. Vegetation is being dramatically increased when
compared to the existing parking and bulkhead structure.
B.5. Encourage physical and visual access to shorelines and surface waters.
Visual and physical access to shorelines is being encouraged by adding additional
points of access.
C.1.a-d Prohibited recreational uses and developments.
None of the listed prohibited recreational uses are being designed for in this project.
C.2 Recreational facilities shall make adequate provisions for:
a. Vehicular and pedestrian access, both on site and off site;
Vehicular and pedestrian access, both on site and off site are provided at the
adjacent/connected Edmonds Waterfront Center project.
b. Vehicular traffic, both inside and outside the facility;
Vehicular traffic, both inside and outside the facility are provided at the
adjacent/connected Edmonds Waterfront Center project.
c. Vehicular parking;
Vehicular parking is provided at the adjacent/connected Edmonds Waterfront Center
project.
e. The prevention of overflows and trespasses onto adjacent properties;
The prevention of overflows and trespasses onto adjacent properties is currently
provided and will be maintained.
f. Screening, buffer strips, fences, and signs to prevent park overflow and to protect the value
and enjoyment of adjacent or nearby private or public properties;
Screening, buffer strips, fences, and signs to prevent park overflow and to protect the
value and enjoyment of adjacent or nearby private or public properties are provided for
Attachment 4 Packet Pg. 85
7.1.a
at the adjacent/connected Edmonds Waterfront Center project.
g. Security;
Security is provided for with adequate lighting and incorporation of CPETD (Crime
Prevention Through Environmental Design) principals.
g. Maintenance;
Maintenance will be provided by the City of Edmonds.
Utilities — ECDC 24.60.090
B.2. New public or private utilities should be located inland from the land/water interface,
preferably out of the shoreline jurisdiction, unless this location is reasonably necessary for the
efficient operation of the utility facility or service.
All stormwater infrastructure meet these requirements.
B.3. Utilities should be located and designed to avoid negative impacts to public recreation
and public access areas and significant natural, historic, archaeological or cultural resources.
All stormwater infrastructure meet these requirements.
B.4. All utility development should be consistent with and coordinated with all local
government and state planning, including comprehensive plans and single purpose plans to
meet the needs of future populations in areas planned to accommodate growth. Site planning
and rights -of -way for utility development should provide for compatible multiple uses such as
shore access, trails, and recreation or other appropriate use whenever possible; utility right-of-
way acquisition should also be coordinated with transportation and recreation planning.
All stormwater infrastructure meet these requirements.
B.5. Utilities serving new development should be located underground, wherever feasible.
All stormwater infrastructure meet these requirements
B.7. Utilities should be designed and developed to preserve scenic views and aesthetic
qualities of the shoreline area
All stormwater infrastructure meet these requirements
C.2. Except where infeasible, all utility lines, pipes, conduits, meters, vaults and similar
infrastructures and appurtenances must be placed underground consistent with the standards
of the serving utility.
All stormwater infrastructure meet these requirements.
Attachment 4 Packet Pg. 86
7.1.a
C.6. Utilities may not be located waterward of the ordinary high water mark unless no
practicable alternative exists and this location is essential to the operation of the utility.
This project proposes some utility work waterward of OHWM. Two (2) existing
stormwater outfalls are being relocated from their current locations, along the water-
side edge of the parking lot bulkhead, to be further landward, and must be held at their
existing elevations, which sets them below OHWM. Their impacts to the shoreline
environment will be improved with the use of boulders as energy dissipaters and tide
gates.
C.10. Utility developments shall be located and designed so as to avoid, to the extent
practicable, the need for any structural or artificial shoreline modification works for the life of
the project
The utilities in this project are not creating a need for artificial shoreline
modifications.
Attachment 4 Packet Pg. 87
7.1.a
i
environmental
WORKS
Community Design Center
Land Use Criteria Statement
Edmonds Waterfront Center June 11, 2018 SAvenue East
Seattle
WA 98112-459
To identify the appropriate Land Use criteria, the following documents were 2063298300
used to determine applicable designations for the Edmonds Waterfront Center 206 329 5494 fax
(EWC) site: www.eworks.org
A. City of Edmonds Zoning Map, Revised November 2, 2017
Project site is located in a CW - Commercial Waterfront zone.
B. City of Edmonds Comprehensive Plan Map, Revised July 15, 2015
Project site is designated at Shoreline Commercial and lies within the
Downtown / Waterfront Activity Center.
C. City of Edmonds Shoreline Master Program Designation Map, Updated 08- s A R K E R
25-2014 LANDSCAPE
Project building and parking are landward of OHW and designated as Urban ARCHITECTS, P.S.
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Mixed Use I. S,ATa,, wA eRiaa
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D. City of Edmonds: Parks. Recreation and Open Space Plan. Updated Dec. 6.
2016
Existing Senior Center site is designated as a Regional Park.
Note: All text below in italics is excerpted from the Edmonds City Code and
Community Development Code.
This document pertains to code compliance of the proposed EWC building and
parking lot. See accompanying Edmonds Waterfront R-edevelopment Marine
Walkway Land Use Permit Criteria Statement for code compliance of the Edmonds
Marine Walkway modification and the Edmonds Waterfront Redevelopment
Walkway Over Water Land Use Permit Criteria Statement for code compliance of
Walkway Over Water. The proposed EWC meets the criteria of the applicable code
sections as described below:
Commercial Waterfront Zone - ECDC 16.55.000 Purposes
A. To reserve areas for water -dependent and water -related uses and for uses
which will attract pedestrians to the waterfront;
The project reserves and improves upon the water -dependent and water -
related uses and attracts more pedestrians to the waterfront by:
- Providing improved access from the parking area to the beach via new stairs
and universally accessible ramp.
Attachment 5 Packet Pg. 88
7.1.a
Creating an additional route from the sidewalk in the right-of-way to the
shoreline.
- Providing a building with spaces for community functions and activities to
attract people to the waterfront.
B. To protect and enhance the natural features of the waterfront, and
encourage public use of the waterfront;
The project protects and enhances the water -dependent and water -related uses in the
following ways:
- Redesigning the parking by eliminating a bulkhead that extends into the natural
shoreline, relocating parking and existing outfalls landward, and replacing the
parking lot/bulkhead with beach habitat restoration.
C. To ensure physical and visual access to the waterfront for the public.
The project ensures physical and visual access to the waterfront for the public by:
- Providing a sidewalk at the frontage where there is none, currently.
- Pushing the curb line along Railroad Ave. further east to provide a more
functional and inviting landscape along to frontage as well as a full -width sidewalk
- Enhancing the existing physical access to the waterfront with accessible routes
from the sidewalk in the Right -of -Way, to the shoreline.
- Featuring the waterfront views in key community spaces from within the
building
- Reducing the length of the building along the waterfront, creating a wider View
Corridor than required by the City of Edmonds' land use code.
Commercial Waterfront Zone - ECDC 16.55.010 Uses
B. Permitted Secondary Uses
1. Off-street parking and loading in connection with a permitted use.
Seventy-one (71) parking spaces, more than required by the Community
Development Code, are proposed for the site to serve both the new
Edmonds Waterfront Center as well as the Marine Walkway/beach
restoration area. Loading and unloading of small boats/kayaks to the beach
area is provided as shown on the Site Plan. Loading and unloading of
equipment and items serving the Edmonds Waterfront Center is provided
along the east side of the new building.
D. Secondary Uses Requiring a Conditional Use Permit
2. Regional parks and community parks without a master plan subject to the
requirements of ECDC 17.100.070.
The site is designated as a Regional Park in the City of Edmonds Parks,
Recreation and Open Space Plan. A Conditional Use Permit is being pursued
as part of this Land Use Permitting submittal.
EWC Land Use Permit Criteria Statement — June 11, 2018 Page 2
Attachment 5 Packet Pg. 89
7.1.a
Commercial Waterfront - ECDC 16.55.020 Site Development Standards
Table A:
Required Minimum Setbacks are 15' 0" landward of bulkheads for buildings
and 60' 0" landward of bulkheads for parking. Allowable Maximum Height is
30'-0" There is no required Minimum Lot Area, Minimum Lot Width, or
allowable Maximum Coverage.
The project provides a 16'-4 3/4" building setback from bulkheads which is
greater than the 15-0" required, as shown in the Site Plan (Sheet Al. 1 of the
drawing set). See response to ECDC 24.40.090 below and Sheet 1-4.0 for
parking setback requirements. Building height proposed is 29'-6 1/2" which is
less than the allowed 30'-0" maximum as shown in Exterior Elevations on
Sheets A3.1 and A3.2 of the drawing set.
Commercial Waterfront - ECDC 16.55.030 ODeratina Restrictions
A. All uses shall be carried on entirely within a completely enclosed building
except for public parks or limited outdoor display of merchandise.
The proposed primary use is Regional Park. Outdoor seating is proposed to
augment community gathering functions in good weather. The existing
Marine Walkway to remain and proposed Beach Restoration with a new
section of Marine Walkway both offer outdoor recreational uses. Outdoor
display of merchandise is not anticipated, and would be minimal if occurs.
Community Facilities - ECDC 17.100 Purpose and Intent
"...the purpose of this chapter is to provide for the development of such facilities
in a manner that balances the public desire or need to site such facilities within
the city, but minimizes the potential adverse impact of such facilities on
residential neighborhoods and capital facilities such as streets and sewers. "
Although the project is adjacent to an existing residential use building, the
proposed project is not in a residential neighborhood, and no adverse
impacts are anticipated on the adjacent residential building. No adverse
impacts on streets are anticipated. The project provides six less parking
spaces than in the existing senior center lot. The proposed facility is only
2300 S.F. larger than the existing facility so no adverse impacts on sewers
are anticipated.
Communitv Facilities - ECDC 17.100.070 Parks Facilities
A.2. Regional parks and community parks without an adopted master plan
require approval of a conditional use permit.
The project's proposed primary use is recreational / Regional Park and
project team is pursuing a conditional use permit via this land use application.
The open space development goals of this project are part of the stated
goals for the City of Edmonds Shoreline Master Program.
EWC Land Use Permit Criteria Statement — June 11, 2018 Page 3
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7.1.a
C. General — Lighting. All exterior lighting shall be arranged and directed so as
to direct the light away from adjacent residential uses.
Exterior lighting proposed is designed to not direct light towards the adjacent
existing residential use to the south of the project site. Outdoor lighting is
also directed away from sensitive habitat areas.
Off -Street Parking Regulations - ECDC 17.50
C. The Downtown Business Area. All new buildings in the Downtown Business
Area shall provide parking at a flat rate of one parking stall for every 500 S.F.
of gross floor area. Gross building square footage includes outdoor areas
used for the same use.
The proposed building contains 26,229 G.S.F. and 1,670 G.S.F. of outdoor
area included in the use which equals 27,899 G.S.F. total as shown in
Diagram 1 on Sheet T1.2 of the drawing set. 27,899 G.S.F. divided by 500
G.S.F. yields 56 required parking spaces. The project provides 71 parking
spaces which are greater than the 56 required.
Property Performance Standards - ECDC 17.60.030 Standards
A. Noise. Noise emanating from any use shall be muffled so as not to become
objectionable due to intermittent beat, frequency or shrillness and where a
use is within or adjoins a residential district, the noise loudness measured at
the boundary line shall not exceed 45 decibels between the hours of 11:30
pm and 6:00 am, and 60 decibels at other hours.
Multipurpose spaces are located within the building to minimize sound travel
from uses within multipurpose spaces to other areas. The proposed uses are
not within or adjoining a residential district.
B. External lights shall be shielded, trained or directed in a manner which
minimizes glare onto adjacent property or passing traffic.
Exterior lighting luminaires have been selected with direct only distribution to
minimize glare to adjacent areas. See Sheets E2.02 and E2.03 for building
lighting and Sheet E1.10 for site lighting.
C. Waste Disposal. Liquid and solid waste, storage of animal or vegetable
waste which attract insects or rodents or otherwise create a health hazard
shall be prohibited. No waste products shall be exposed to view from eye
level from any property line.
The project's site improvements include an enclosure to shield waste
dumpsters from view as shown on Sheet 1-4.0. Waste will be stored in
standard dumpsters and containers provided by local waste and recycling
collection services, which will be stored in the enclosure.
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7.1.a
Land Clearing and Tree Cutting Code — ECDC 18.45.075
A.2 For each tree removed, replacement planting of up to three trees of the same species
in the immediate vicinity of the tree(s) which was removed so long as adequate
growing space is provided for such species.
5 trees are being removed from the existing landscape in order to allow for the
necessary raised grade to meet the new EWC FFE. 5x3=15 trees for replacement.
The design proposes 29 new trees, which exceeds the requirement of this code
provision.
Drivewav and Curb Reauirements — ECDC 18.80.060
A. Permit Required. No person shall begin work on the construction alteration, repair or
removal of any driveway or the paving of any parking strip on any or adjacent to any
street, alley or other public place in the city, without first obtaining a permit from the
public works director.
Permits will be obtained prior to work
B.1. No driveway shall be so located as to create a hazard to pedestrians, bicyclists or
motorists or invite or compel illegal or unsafe traffic movements.
Driveways are being located in a manner as not to be a hazard to pedestrians,
bicyclists, or motorists. They compel legal and safe traffic movements.
B.2. No driveway shall be constructed in such a manner as to be a hazard to any existing
street lighting standard, utility pole, traffic regulating device, or fire hydrant.
No driveway is being constructed as a hazard to any of these existing features.
B.4. On private property every driveway must provide access to parking structures or
access specifically designated for parking purposes requiring the entrance of vehicles
Driveways are providing access to parking designated for parking vehicles.
C. Size and Number. Except as otherwise provided, the width of any residential driveway
shall not exceed 20 feet exclusive of the radii of the turns, with such measurement
being made parallel with the center line of the street. Driveway approaches shall
extend from the edge of the existing street a distance of 20 feet or to the edge of the
property line, whichever is greater. Approaches shall be constructed of asphalt
concrete pavement or an equivalent approved by the city engineer.
Driveways are meeting all required criteria
D.1. Driveway slopes shall not exceed 14 percent unless authorized by the public works
director in accordance with the criteria set forth below
Driveways are designed at less than 14% slope.
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7.1.a
Street Trees — ECDC 18.85.000
A. To protect existing street trees by regulating their maintenance and removal.
There are no existing street trees in the existing site.
B. To provide for new street trees on existing and new streets by specifying appropriate
trees for particular areas, based on the following factors...
The city of Edmonds Street Trees Plan suggests Acer rubrum 'October Glory' for
this location. However, this species is too large to plant under power lines and will
not do well in close proximity to bioretention planters. Acer glabrum, or Douglas
Maple, is the proposed substitute as it does not grow as tall and is noted as a tree
that is appropriate for bioretention planters by the City of Seattle Green Factor
program. They will meet all code for view corridor, size, spacing, safety, utilities,
and adaptability to the regional environment.
Sidewalk Standards — ECDC 18.90.030
A. Sidewalks in areas zoned commercial are required to be 7'-10' wide with a rolled curb.
All sidewalks are between 7'-0" and 8'-9" for an average width of 7'-10" and will
include a rolled curb.
Parking Lot Construction — ECDC 18.95.020
A.1.b.2. Cars. The full width parking space shall be eight and one-half feet in width and
16-112 feet in length. Minimum standards for off-street parking space dimensions shall
not be less than as shown on Figure 18-1, Minimum Parking Lot Requirements for
One- and Two -Way Traffic.
Full width parking stalls are dimensioned at 8.5' x 16.5'
A.1.b.3-4. Cars. If the conditions of subsections (b)(1) and (b)(2) above have been
satisfied, and the applicant selects this methodology, a maximum of fifty percent of the
total provided parking spaces may be sized at reduced width. The reduced width
parking space shall be eight feet in width and 16-112 feet in length.
Reduced width parking stalls are dimensioned at 8' x 16.5'. No more than 50% of
the proposed parking stalls will be compact stalls.
A.2. Trucks. Parking areas for vehicles with a gross vehicle weight exceeding 8,000
pounds shall be designed to meet sound, commonly accepted specifications
necessary for parking such vehicles as designated by the city engineer.
There are 4 Van stalls throughout the site. Their proposed dimensions are 10' X
25'
B. Control Devices. Hard -surfaced parking lots shall use painted stripes to designate
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7.1.a
spaces. Gravel parking lots shall use durable raised rails and wheelstops and signs to
designate spaces. Pedestrian walks in parking lots shall be protected by curbs or
raised rails.
Painted stripes are provided. All pedestrian routes are protected from parking cars
by concrete wheelstops.
C. Parking lots shall be hard -surfaced.
All parking lots will be paved with asphalt.
D. Maximum parking slopes shall be six percent; minimum slope shall be one percent.
All parking lots grades are between 24%
Figure 18-1. For parking at 30 degree angle, the minimum aisle width for 1-way traffic is
12'
The proposed drive aisle is 20', which exceeds the requirements.
Plant Schedule — ECDC 20.13.015
B. Maximum size at installation are as follows:
Minimum Street tree caliper at installation is 1.75".
Other deciduous trees is 1.5"
Minimum height for medium and tall shrubs is 18"
Maximum height for small shrub is less than 3.5' tall at maturity,
Medium shrub shall be between 3.5'-6' tall at maturity,
Large shrub shall be more than 6' tall at maturity.
All size requirements are being met in the proposed planting schedule
D. Maximum spacing for large shrubs is 6' O.C.
Maximum spacing for medium shrubs is 4.5' O. C.
Maximum spacing for small shrubs is 3' O. C.
All spacing requirements are being met in the proposed planting schedule
E. Ground cover is required in all areas. Ground cover shall be living plant material
approved by the ADB. Spacing for ground cover is as follows:
Spacing for 1 gal. pots is 30" O. C.
All spacing requirements and plant conditions are being met in the proposed
planting schedule
General Design Standards — ECDC 20.13.020
A. Preference shall be given to an informal arrangement of plants installed in a variety of
treatments that will enhance building designs and attractively screen parked vehicles
and unsightly areas, soften visual impact of structures and enhance views and vistas.
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7.1.a
Plant arrangements are of an informal manner meant to enhance building designs
and attractively screen parked vehicles and unsightly areas, soften visual impact of
structures and enhance views and vistas.
C. Existing vegetation that contributes to the attractiveness of the site should be retained.
Existing significant trees and shrubbery (six-inch caliper or more) must be shown on
the proposed landscape plan and saved and incorporated into the landscape plan, if
they are reasonably attractive and of good quality.
The only significant trees in the site cannot be retained as a result of the need to
raise the parking to meet the proposed building elevation. There is very little other
attractive vegetation on the site. The existing shrubs and trees on the north border
of the site are being retained.
D. Curbs shall be provided as needed to contain landscaping in planter areas
Curbs are being supplied where necessary to contain landscaping. Most
landscaped areas are graded to maintain landscaping as they drain to bioretention
areas.
E. Automatic irrigation is required for all ADB-approved landscaped areas for projects
which have more than four dwelling units, 4, 000 square feet of building area or more
than 20 parking spaces.
Automatic irrigation is proposed for the site and will be designed in future phases.
F. All planting areas should be at least four feet wide between curbs.
Where there are curbs and landscaping, the minimum 4' width is being met.
H. All plants shall be compatible with the character and climate of the Pacific Northwest.
Shrubs and/or groundcover are required to provide 75 percent ground coverage within
three years.
All proposed plantings are compatible with the Pacific Northwest and will provide
75% coverage within 3 years.
J. Landscaping must be provided in adjacent rights -of -way between property line and
curb or street edge and shown on the landscape plan.
Landscaping is being provided in the right-of-way.
K. Street trees must be planted according to the city's street tree plan. Contact the
planning division for details.
See above response to ECDC Section 18.85.000 Street Trees.
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7.1.a
L. Street trees should be installed within four feet of either side of the property line.
Street tree planting locations are meeting this requirement.
M. Landscaping should be tall enough to soften any dumpster enclosures located in
planting areas.
There is a planting area adjacent to the dumpster enclosure that will have a tree
and shrubs to soften its appearance.
N. Trees and very large shrubs should be planted at least five feet from any water/sewer
lines. Landscape plantings shall reflect consideration of plantings in relation to utility
lines.
This criteria is being met.
O. Utility boxes should be screened with landscaping without blocking access..
This criteria is being met.
P. Species approved within a landscape plan shall have a growth pattern in scale with the
development and be consistent with the preservation of significant views and height
limit for the zoning district.
See answer to ECDC 24.60.060 B.3. for response to maintaining significant views
in the site.
Q. Stormwater LID best management practice integration into overall landscape design is
strongly encouraged, where feasible.
Bioretention planters are being used throughout the site.
R. Consideration of a variation to the maximum planter size will be given when the planter
area is also functioning as a bioretention or rain garden facility. See requirements in
Chapter 18.30 ECDC.
The landscape planter containing bioretention planter #3 is larger than 1500 SF
meaning this variation is needed.
General Planting Standards — ECDC 20.13.025
A. Blank building walls should be softened by landscaping. Landscaping should include
trees and shrubs — mostly evergreen. Trees should be planted an average of 20 feet
on center either formally or in clusters.
The only blank building wall is of limited area on the "plan south" facing side which
is approximately 8 feet from the tall blank wall of the adjacent condominium
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7.1.a
building.
Landscape Types — ECDC 20.13.030
C.3. c. (Type 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: (c) A
combination of earth mounding, opaque fences and shrubs to produce a visual barrier
at least three and one-half feet in height.
Along the south border of the site there is need to screen the adjacent apartment
complex from the parking lot. An opaque fence meeting all the minimum
requirements will be used.
D.1. (Type 4) Trees shall be deciduous and planted 25 feet on center and the trunk shall
be free of branches below six feet in height.
This condition is along the northern border of the site. There are existing trees to
be preserved that meet this requirement.
D.2. Plant materials which will cover the ground within three years, and which will not
exceed three and one-half feet in height.
There are existing shrubs and groundcover to be preserved at this location that
meets this requirement.
E.1.c. (Type 5) 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.
If 71 spaces provided then need 24.85 S.F. per parking space. 71 parking spaces
= 1,764 S.F. total landscape req. Currently, the design provides 6,298 SF of
landscape area, exceeding the required amount.
E.2.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.
Type 5, Parking landscape areas are meeting this requirement. Please see sheet
L5.0 for landscape areas.
E.2.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.
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7.1.a
Parking landscape areas are meeting this requirement. Please see sheet 1-5.0 for
landscape areas.
E.2.c. Up to 100 percent of the trees proposed for the parking area may be deciduous.
All trees in this zone are deciduous.
E.2.e. The minimum area per planter is 64 square feet.
Parking landscape areas are meeting this requirement. Please see sheet 1-5.0 for
landscape areas.
E.2.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.
Please see response to ECDC 20.13.020R for variation on parking areas greater
than 1,500 SF with a bioretention area. All other landscape areas are meeting this
requirement.
E.2.g. Shade trees are required at the rate of a minimum of one per planter and/or one per
150 square feet of planter. (Ord. 4085 § 15 (Exh. A), 2017, Ord. 3636 § 4, 20071.
Parking landscape areas are meeting this requirement. Please see sheet 1-5.0 for
landscape areas and tree layout.
Sign Code - ECDC 20.60.020 General regulations for permitted signs.
M. Wall -mounted, Projecting, Individual Letters, Building ID and Pedestrian
signs are permitted within the downtown activity center defined in the
comprehensive plan.
The project proposes one wall mounted sign and two projecting signs which
are permitted outright. See Sheets A3.1 and A 3.2 for Exterior Elevations and
Sheet A3.4 for Renderings in the drawing set.
Sian Code - ECDC 20.60.025 Total maximum permanent Sian area.
A. Business and Commercial Zone Districts. Maximum total permanent sign
area allowed shall be 1 S.F. of sign area for each lineal foot of wall
containing the main public entrance to the primary building. The maximum
number of signs is three per site.
The entrance wall is 149'-0" L.F. which yields a maximum total sign area of
149 S.F. allowable. The three project signs have 21.6 S.F. in total sign area
as shown in Diagram 3 on Sheet T1.2 of the drawing set.
Sign Code - ECDC 20.60.030 Wall signs — Maximum height and area.
A. Ina CW zone, maximum area of a wall sign is 1 S.F. per lineal foot of
attached wall.
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7.1.a
The proposed "Edmonds Waterfront Center" sign is a permanent wall sign. It
is attached to a wall that is 21'-0" L.F. which yields a maximum total sign area
of 21 S.F. allowable. The EWC main sign is 16.7 S.F. as shown in Diagram 3
on Sheet T1.2 of the drawing set.
B. In a CW zone, maximum height of a wall sign is 14 feet or the height of the
face of the building on which the sign is located.
The height of the building face on which the "Edmonds Waterfront Center"
sign is located is 25-3 1/2". The height of the sign is 16-10 %", which is
lower than the maximum height allowed as shown in Drawing 1 on Sheet
A3.1 of the drawing set.
Sign Code - ECDC 20.60.030 Projecting signs — Maximum area and height
restrictions.
A. Ina CW zone, maximum area of a projecting sign is 16 S.F.
The "thrift shop" and "coffee" signs are marquee/projecting signs. The "thrift
shop" sign is 1.5 S.F. and the "coffee" sign is 2.0 S.F. as shown in Diagram 3
on Sheet T1.2 of the drawing set. They are both less than the 16 S.F.
maximum allowable area per sign. Note: the "coffee" sign text shown is a
placeholder until a vendor is identified.
B. In a CW zone, maximum height of a projecting sign is the height of the wall to
which the sign is attached.
The height of the wall to which the "thrift shop" sign is located is 25-3 1/2".
The height of the sign is 11'-0", which is lower than the max. height allowed
as shown in Drawing 1 on Sheet A3.1 of the drawing set. The height of the
wall to which the "coffee" sign is located is 26'-4" minimum. The height of the
sign is 9'-0", which is lower than the max. height allowed as shown in
Drawing 2 on Sheet A3.2 of the drawing set.
C. The sign area of a marquee sign may not exceed two feet in the vertical
dimension.
The "thrift shop" and "coffee" signs are 8 5/8" in the vertical dimension, which
is less than the 2'-0" allowable as shown in Diagram 3 on sheet T1.2 of the
drawing set.
"H" Terms - ECDC 21.40.030 Height.
D. Height Exceptions. 1. For all properties located within the Coastal High
Hazard Areas. —height is measured from the elevation that is two feet above
base flood elevation as identified from the applicable FEMA flood hazard
map.
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7.1.a
Base flood elevation from the applicable FEMA map is 12.0 ft. (NAVD88)
Base flood elevation plus 2'-0" yields 14'-0" as the elevation from which
building height should be measured. A 14'-0" base elevation plus the 30'-0"
maximum allowable building height yields 44'-0" as the building height limit
elevation. The proposed building's roof peak elevation is 43'-6 1/2" which is
below the 44'-0" height limit elevation as shown in Exterior Elevations on
Sheets A3.1 and A3.2 of the drawing set.
Height Exceptions. 3. Elevator penthouses, not to exceed 72 square feet in
horizontal section, or three feet in height, for that portion above the height
limit;
The elevator penthouse proposed will comply with the above provisions.
Height Exceptions. 5. Vent pipes are not to exceed 18" above the height limit,
Any vent pipes needed for systems functionality will not exceed 18" above
height limit.
Height Exceptions. 7. Solar energy installations are not to exceed 36" above
the height limit.
The project is being designed to allow for a possible future photovoltaic
system installation, including solar panels on the roof, which will comply with
this provision.
Natural Resources ECDC Title 23
Most of this project is within the 200' shoreline setback. Because of this, the majority of
the response to environmentally critical areas is covered below in ECDC 24.40.020
Shoreline Critical Areas. However, there is a portion of the project that is landward of
the 200' shoreline setback. This correlates approximately tothe BNSF Right -of Way
(R.O.W). This entire area is in a seismic hazard designation. Our consideration and
response to this ECA is covered in the accompanying Geotechnical Report produced
by Landau Associates dated August 4, 2017 and titled "Revised Draft Geotechnical
Engineering Report Proposed Edmonds Waterfront Development and Restoration and
Ebb Tide Condominiums Walkway Projects".
Shoreline Environments ECDC 24.30
According to Appendix A of the Shoreline Master Program there are two shoreline
jurisdictions for the project site: Waterward of OHW is designated Aquatic 1 and
Landward of OHW is designated Urban Mixed Use 1. Only the latter is relevant to this
submittal.
Shoreline- Critical Areas ECDC 24.40.020
There is a portion of this project that is outside the shoreline designation. For this area
see Natural Resources Title 23 above for our response to the environmentally critical
designation. Within the shoreline there are several environmentally critical
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7.1.a
designations:
- Frequently Flooded Area
- Fish and Wildlife Habitat Conservation Area
- Seismic Hazard Area
The consideration and response to the first two designations are covered in the
accompanying "Critical Areas Report and Mitigation Plan" dated September 21, 2017,
and "Biological Evaluation Report" dated May 2012. The consideration and response to
the Seismic Hazard Area designation is covered in the accompanying Geotechnical
Report dated August 4, 2017 and titled "Revised Draft Geotechnical Engineering
Report Proposed Edmonds Waterfront Development and Restoration and Ebb Tide
Condominiums Walkway Projects".
Shoreline- Flood Hazard Reduction ECDC 24.40.030
To reduce the likelihood of flood damage the proposed finish floor elevation of the
Edmonds Waterfront Center is being constructed 2.9 feet higher than the existing
Edmonds Senior Center. The accompanying proposed landscape and parking areas
are being constructed to reduce the likelihood of flood damage by being raised to the
extent practicable by the site restrictions.
The landscape and parking are being elevated and graded to meet the new building
elevation but also provide a smooth transition to meet and match the grades of all
adjacent properties.
Shoreline- Public Access and Views ECDC 24.40.040
I. a. Conditional uses shall provide public access where the use will create
increased demand for public access to the shoreline.
Due to the replacement of the existing parking / bulkhead with a restored
beach with steps and a ramp, it is anticipated that public access to the
shoreline will increase. Access will be significantly increased due to the new
features inherent in the design of the beach restoration, "...allowing the
general public to reach, touch, and enjoy the water's edge, to travel on the
waters of the state, and to view the water and the shoreline from adjacent
locations." (ECDC 24.40.040 A.) Please see Site Plan on Sheet Al. 1 and
Sheet 1-4.0.
11.a. Within the Urban Mixed Use / designation and landward of the ordinary
high water mark, a view corridor must be maintained across 30 percent of
the average parcel width.
30 percent of the site's 307'-0" maximum parcel width yields 92'-2" of
required view corridor width. The project provides 141'-8 1/2" of view corridor
width which is greater than the 92'-2" requirement as shown on the Site Plan
(Sheet Al. 1 of the drawing set).
General Policies and Regulations - ECDC 24.40.050 Shoreline Vegetation Conservation
A.1. Vegetation conservation includes activities to protect and restore vegetation
EWC Land Use Permit Criteria Statement — June 11, 2018 Page 14
Attachment 5 Packet Pg. 101
7.1.a
along or near marine and freshwater shorelines that contribute to the
ecological functions of shoreline areas. Vegetation conservation provisions
include the prevention or restriction of plant clearing and earth grading,
vegetation restoration, and the control of invasive weeds and nonnative
species.
Bioretention planters are going to be placed throughout the parking lot and adjacent to
the Right -of -Way (R.O.W.). Native plants will be will be used in these planters. The
quality of these plantings will be an increase over the existing species, particularly in
the R.O.W.. See sheets L5.0-L5.4 for more information about the planting plan.
B.3. Exposed soils shall be immediately developed or revegetated to prevent
erosion.
Exposed soils as a result of the bulkhead removal are being covered immediately by a
layer of beach stabilization fill and then a layer of sand. The sand is then being planted
with native vegetation. Exposure of soils/subgrade where the parking is being removed
with be subsequently replaced either with new asphalt parking or with planted areas.
Shoreline- Water Quality. Stormwater, and Nonpoint Polution ECDC 24.40.060
An erosion and sediment control plan is not needed for this permit submittal. However,
please see the accompanying Drainage Design Memorandum prepared by Reid
Middleton, dated May 30, 2018 for consideration and response to all Stormwater Code
Requirements by the city.
Shoreline Development Table ECDC 24.40.080
In Urban Mixed Use I areas, recreation and signs are permitted and require a
shoreline substantial development permit. Parking not supporting an associated
water -dependent use is permitted and requires a shoreline conditional use
permit.
The project includes shoreline development for recreation, signage, and
parking. The project team is pursuing a Shoreline Substantial Development
Permit and a Conditional Use Permit with the land use application.
Shoreline Bulk and Dimensional Standards ECDC 24.40.090
For recreational development in an Urban Mixed Use I area, a 15'-0" shore
setback is required and a maximum height of 30'-0" is allowable. There is no
maximum coverage provision. Building setbacks, buffer, and maximum
impervious surface are not applicable.
The project provides a 16'-4 3/4" building setback from bulkheads which is
greater than the 15'-0" required as shown in the Site Plan (Sheet A1.1 of the
drawing set). Building height is 29'-6 1/2" which is less than the allowed 30'-
0" maximum as shown in the Exterior Elevations on Sheets A3.1 and A3.2 of
the drawing set.
EWC Land Use Permit Criteria Statement — June 11, 2018 Page 15
Attachment 5 Packet Pg. 102
7.1.a
For parking in an Urban Mixed Use 1 area, a 60'-0" shore setback is required.
Parking setback may be reduced by one foot for every one foot of public
walkway or publicly accessible open space that is provided waterward of the
OHWM, to a maximum of 20 feet. The minimum setback for parking facilities
shall be no less than 40'-0" from the bulkhead. Building setback and buffer are
not applicable.
The proposed parking area is outside of the minimum 40' setback. There is more than
20' of publically accessible open space waterward of OHWM and so are deducting 20'
from the 60' setback requirement for Urban Mixed Use 1. Please see Sheet L4.0 for
parking setback information.
Specific Use Policies and Regulations - ECDC 24.60.060 Recreational Development
A. This master program gives priority to recreational development that is primarily related to
access to, enjoyment and use of the water and shorelines of the state.
This project is providing access for enjoyment and use of the shorelines of the state by
improving accessible routes and pedestrian connectivity and circulation along the
waterfront. The walkway over water fills a missing gap in the Edmonds Marine
Walkway, connecting Olympic Beach, the Edmonds fishing pier, and other southern
waterfront amenities with Brackett's Landing South, Brackett's Landing North, and the
Edmonds Ferry Terminal.
B.1. Encourage the coordination of local, state, and federal recreation planning so as to
mutually address recreational needs. Shoreline recreational development should be consistent
with all adopted park, recreation, and open space plans.
Coordination is happening with state and Federal permitting agencies. The project's
connection of the Marine Walkway is consistent with goals of the City of Edmonds
Comprehensive Plan which includes the Parks, Recreation and Open Space Plan, the
Community Cultural Plan, the Streetscape and Street Tree Plan, and the Edmonds
Shoreline Master Program.
B.2. Encourage the linkage of shoreline parks, recreation areas, and public access points in a
linear system, such as hiking paths, bicycle paths, and scenic drives.
This project is providing improvements to the sidewalk in the right-of-way, allowing for
a more continuous experience for pedestrians along Railroad Ave. As well, there will
be more routes through the site from the right-of-way to the existing waterfront trail,
which links over a linear mile of public spaces, shoreline parks, and water -based
amenities together, including Brackett's Landing North, the Edmonds Ferry Terminal,
Brackett's Landing South, the Edmonds Marine Walkway, Olympic Beach Park, the
Edmonds Public Fishing Pier, the Edmonds Marina, the Port of Edmonds Plaza and
Marina Beach Park.
EWC Land Use Permit Criteria Statement — June 11, 2018 Page 16
Attachment 5 Packet Pg. 103
7.1.a
B.3. Locate and design recreational developments in a manner that preserves, enhances, or
creates scenic views and vistas.
Views are being preserved per the requirements of ECDC 24.40.040 B.11.a. Vistas
and other opportunities for scenic views will be increased along the waterfront. See
sheet Al. 1 for view shed analysis.
8.4. Locate and design recreational facilities to minimize adverse impacts including those
related to stormwater runoff, water quality, visual qualities, public access, and vegetation and
habitat maintenance.
Stormwater runoff is being mitigated through a variety of bioretention facilities that will
filter run-offbefore it enters Puget Sound. For more information on the proposed
stormwater approach, please see the accompanying Drainage Memo. Public access to
the beach is being improved through stairs and an ADA ramp. Vegetation is being
increased by removing the existing parking and bulkhead structure and replacing it
with beach habitat restoration.
Shoreline recreational development should be consistent with adopted park,
recreation, and open space plans.
B.5. Encourage physical and visual access to shorelines and surface waters.
Visual and physical access to shorelines is being encouraged by adding additional
points of access from the right-of-way at Railroad Ave and from the existing Edmonds
Marine Walkway.
The project's Regional Park primary use is consistent with the City of Edmonds
Parks, Recreation, and Open Space Plan.
C.1.a-d Prohibited recreational uses and developments.
None of the listed prohibited recreational uses are being designed for in this project.
C.2 Recreational facilities shall make adequate provisions for:
a. Vehicular and pedestrian access, both on site and off site;
Vehicular and pedestrian access, both on site and off site are provided
b. Vehicular traffic, both inside and outside the facility;
Vehicular traffic, both inside and outside the facility are provided
c. Vehicular parking;
Vehicular parking is provided
EWC Land Use Permit Criteria Statement — June 11, 2018 Page 17
Attachment 5 Packet Pg. 104
7.1.a
d. Water supply, sewage disposal, and garbage collection;
Water supply, sewage disposal, and garbage collection are provided
e. The prevention of overflows and trespasses onto adjacent properties;
The prevention of overflows and trespasses onto adjacent properties is provided for.
f. Screening, buffer strips, fences, and signs to prevent park overflow and to protect the value
and enjoyment of adjacent or nearby private or public properties;
Screening, buffer strips, fences, and signs to prevent park overflow and to protect the
value and enjoyment of adjacent or nearby private or public properties are provided
for.
g. Security;
Security is provided for with adequate lighting and incorporation of CPETD principals
h. Maintenance;
Maintenance will be provided by the city of Edmonds as well as the Edmonds
Waterfront Center.
The project's Regional Park primary use is consistent with the City of Edmonds Parks,
Recreation, and Open Space Plan.
Edmonds Shoreline Master Program, Development Table ECDC 24.40.080
In Urban Mixed Use I areas, recreation, signs and parking not supporting an
associated water -dependent use are permitted and require a shoreline substantial
development permit.
The project includes recreation, parking and signage. The project team is pursuing
a Shoreline Substantial Development Permit with the land use application.
Shoreline Bulk and Dimensional Standards ECDC 24.40.090
For recreational development in an Urban Mixed Use I area, a 15'-0" shore setback is
required and a maximum height of 30' 0" is allowable. There is no maximum coverage
provision. Building setbacks, buffer, and maximum impervious surface are not
applicable.
The project provides a 16'-4 3/4" building setback from bulkheads which is greater
than the 15-0" required as shown in Diagram 2 on Sheet T1.2 of the drawing set.
Building height is 29'-6 1/2" which is less than the allowed 30'-0" maximum as
shown in the Exterior Elevations on Sheets A3.1 and A3.2 of the drawing set.
EWC Land Use Permit Criteria Statement — June 11, 2018 Page 18
Attachment 5 Packet Pg. 105
7.1.a
For parking in an Urban Mixed Use I area, a 60'-0" shore setback is required. Parking
setback may be reduced by one foot for every one foot of public walkway or publicly
accessible open space that is provided waterward of the OHWM, to a maximum of 20
feet. The minimum setback for parking facilities shall be no less than 40'-0" from the
bulkhead. Building setback and buffer are not applicable.
The proposed parking area is outside of the minimum 40' setback. There is more
than 20' of publically accessible open space waterward of OHWM and so are
deducting 20' from the 60' setback requirement for Urban Mixed Use 1. Please see
Sheet 1-4.0 for parking setback information.
Utilities — ECDC 24.60.090
B.2. New public or private utilities should be located inland from the land/water interface,
preferably out of the shoreline jurisdiction, unless this location is reasonably necessary for the
efficient operation of the utility facility or service.
All stormwater infrastructure meet these requirements.
B.3. Utilities should be located and designed to avoid negative impacts to public recreation
and public access areas and significant natural, historic, archaeological or cultural resources
All stormwater infrastructure meet these requirements.
B.4. All utility development should be consistent with and coordinated with all local
government and state planning, including comprehensive plans and single purpose plans to
meet the needs of future populations in areas planned to accommodate growth. Site planning
and rights -of -way for utility development should provide for compatible multiple uses such as
shore access, trails, and recreation or other appropriate use whenever possible; utility right-of-
way acquisition should also be coordinated with transportation and recreation planning.
All stormwater infrastructure meet these requirements.
B.S. Utilities serving new development should be located underground, wherever feasible.
All stormwater infrastructure meet these requirements
B.7. Utilities should be designed and developed to preserve scenic views and aesthetic
qualities of the shoreline area
All stormwater infrastructure meet these requirements
C.2. Except where infeasible, all utility lines, pipes, conduits, meters, vaults and similar
infrastructures and appurtenances must be placed underground consistent with the standards
of the serving utility.
EWC Land Use Permit Criteria Statement — June 11, 2018 Page 19
Attachment 5 Packet Pg. 106
7.1.a
All stormwater infrastructure meet these requirements.
C.6. Utilities may not be located waterward of the ordinary high water mark unless no
practicable alternative exists and this location is essential to the operation of the utility.
This project proposes no utility work waterward of OHWM. However, in the
adjacent/connected Edmonds Marine Walkway modifications, two (2) existing
stormwater outfalls are being relocated from their current locations, along the water-
side edge of the parking lot bulkhead, to be further landward, and must be held at their
existing elevations, which sets them below OHWM. Their impacts to the shoreline
environment will be improved with the use of boulders as energy dissipaters and tide
gates.
C.10. Utility developments shall be located and designed so as to avoid, to the extent
practicable, the need for any structural or artificial shoreline modification works for the life of
the project
The utilities in this project are not creating a need for artificial shoreline
modifications.
EWC Land Use Permit Criteria Statement — June 11, 2018 Page 20
Attachment 5 Packet Pg. 107
7.1.a
Land Use Permit Criteria Statement
Edmonds Waterfront Re -development- Walkway Over Water ,dune 11, 2018
Proposed Walkway Over
Water Land Use Permit
Area
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WGW Land Use Permit Criteria Statement —,dune IT. 2018
Attachment 6
Page i
Packet Pg. 108
BARKER
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ARCHITECTS, P.S.
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Land Use Criteria Statement
Edmonds Waterfront Re -development: Walkway Over Water June 11, 2018
To identify the appropriate Land Use criteria, the following documents were used to
determine applicable designations for the Edmonds Waterfront Center (EWC) site:
A. City of Edmonds Zoning Map, Revised November 2, 2017
Project site is located in a CW - Commercial Waterfront zone.
And in a P-Public Use District
B. City of Edmonds Comprehensive Plan Map, Revised July 15, 2015
Project site is designated at Shoreline Commercial and lies within the
Downtown / Waterfront Activity Center.
C. City of Edmonds Shoreline Master Program Designation Map, Updated 08-
25-2014
Project building and parking are landward of OHW and designated as Urban
Mixed Use I.
D. City of Edmonds: Parks, Recreation and Open Space Plan, Updated Dec. 6,
2016
Existing Senior Center site is designated as a Regional Park.
Note: All text below in italics is excerpted from the Edmonds City Code and
Community Development Code.
This document pertains to code compliance of the proposed Walkway Over Water.
See accompanying Edmonds Waterfront Center Land Use Permit Criteria Statement
for code compliance of the Edmonds Waterfront Center and Edmonds Waterfront
Re -development: Marine Walkway Land Use Permit Criteria Statement for code
compliance of Edmonds Marine Walkway modification. The proposed Walkway
Over Water meets the criteria of the applicable code sections as described below:
uatic Environments: Aquatic 1 — ECDC 24.30.030
D.1. New overwater structures should be limited and allowed only for water -dependent
uses, public access, or ecological restoration.
The walkway over water is the only proposed overwater structure in the project. It
provides a clearly delimited and universally accessible public pedestrian route
within an easement that is currently beach and is otherwise restricted by tidal
influence. The existing staircase to the beach will be relocated to preserve access
to the shoreline and water's edge.
General Policies and Regulations - ECDC 24.40.040 Public Access and Views
WOW Land Use Permit Criteria Statement — June 08, 2018
Attachment 6
Page 1
Packet Pg. 109
7.1.a
B.1.a. Where the use or modification will create increased demand for public access to
the shoreline, the development shall provide public access to mitigate this impact.
Public access is provided at each end of the walkway over water where it meets
the Edmonds Marine Walkway to provide a focused, clearly defined, and
accessible route. The existing staircase to the beach will be relocated to preserve
access to the shoreline and water's edge.
B.5. Shoreline development by public entities, such as local governments, port
districts, state agencies, and public utility districts, should provide public access
measures as part of each development project, unless such access is shown to be
incompatible due to reasons of safety, security, or impact to the shoreline.
The design is preserving existing access to the beach by relocating an existing
staircase. The Walkway Over Water will provide a new, focused, clearly defined,
and accessible route between two portions of the Edmonds Marine Walkway which
are currently disconnected.
B.6.a. In addition to the public pedestrian areas required by subsection (B)(1) of this
section, the applicant may propose and/or the city may require that benches, picnic
tables, a public access pier or boardwalk, or other public use facilities be constructed
on the subject property.
This project does not propose an increase in benches, picnic tables, or other public
facilities other than the Walkway Over Water, itself.
B.7. The public pedestrian access required by this section must be completed and
available at the time of occupancy or completion of work; provided, however, that the
city may on a case -by -case basis defer the physical availability of public access in the
following cases:
a. If shoreline development without public pedestrian access exists on both
sides of the subject property and the city determines that the size, location and
topography or the subject property does not warrant making public waterfront
access available until additional adjacent waterfront access can be obtained.
b. If preexisting legal or nonconforming improvements on the subject property
physically preclude the provisions of public waterfront access within a
reasonable period of time.
Public access will be available to the time construction is complete. Public
pedestrian access on both sides of the subject property is available and ready. No
pre-existing legal or nonconforming improvements on the subject property
physically preclude the provisions of public waterfront access.
B.10. Shoreline uses, modifications and activities shall be designed and operated to
avoid blocking, reducing or adversely interfering with the public's existing physical and
visual access to the water and shorelines.
WOW Land Use Permit Criteria Statement — June 08, 2018 Page 2
Attachment 6 Packet Pg. 110
7.1.a
This modification and activity is designed and operated to avoid blocking, to the
maximum extent feasible, and improves the public's existing physical and visual
access to the water and shorelines by developing an accessible public route,
where there is none, currently, while relocating an existing stairway to the beach to
preserve access to the shoreline.
B.13. Public access sites shall be connected directly to the nearest public street and
shall include provisions for disabled and physically impaired persons, where feasible.
The parcel to the north, at the proposed Edmonds Waterfront Center and proposed
modification to the Edmonds Marine Walkway, provides three (3) ADA accessible
routes which lead back to Railroad Ave.
Shoreline Bulk and Dimensional Standards - ECDC 24.40.090
C.2. The maximum height above deck of an Overwater Structure is 3'
This criteria is being met. See Sheet L4.1 for a section of the proposed over water
walkway.
Shoreline- Recreational Development - ECDC 24.60.060
A. This master program gives priority to recreational development that is
primarily related to access to, enjoyment and use of the water and shorelines
of the state.
This project is providing access for enjoyment and use of the shorelines of the
state by improving accessible routes and pedestrian connectivity and circulation
along the waterfront. The Walkway Over Water fills a gap in the Edmonds Marine
Walkway, connecting southerly shoreline destinations; Marina Beach Park, the Port
of Edmonds Marina, Port of Edmonds Plaza, Olympic Beach Park, the Edmonds
fishing pier, to northerly waterfront amenities; Brackett's Landing South, Brackett's
Landing North, the Edmonds Underwater Park, and the Edmonds Ferry Terminal.
B.1. Encourage the coordination of local, state, and federal recreation planning
so as to mutually address recreational needs. Shoreline recreational
development should be consistent with all adopted park, recreation, and
open space plans.
Coordination is happening with state and Federal permitting agencies. The
project's connection of the Marine Walkway is consistent with goals of the City of
Edmonds Comprehensive Plan which includes the Parks, Recreation and Open
Space Plan, the Community Cultural Plan, the Streetscape and Street Tree Plan,
and the Edmonds Shoreline Master Program.
B.2. Encourage the linkage of shoreline parks, recreation areas, and public
access points in a linear system, such as hiking paths, bicycle paths, and
scenic drives.
WOW Land Use Permit Criteria Statement — June 08, 2018 Page 3
Attachment 6 Packet Pg. 111
7.1.a
This project is providing improvements to the Edmonds Marine Walkway and
Waterfront Trail, linking together over a linear mile of public parks, transportation,
and commercial destinations along the Edmonds waterfront.
B.3. Locate and design recreational developments in a manner that preserves,
enhances, or creates scenic views and vistas.
Vistas and other opportunities for scenic views from the Walkway Over Water will
be comparable to existing views provided from the rest of the Edmonds Marine
Walkway. Views of the shoreline and horizon from adjacent private property will
also be preserved.
B.4. Locate and design recreational facilities to minimize adverse impacts
including those related to stormwater runoff, water quality, visual qualities,
public access, and vegetation and habitat maintenance.
The walkway is increasing public access without creating the adverse impacts to
stormwater and water quality as it proposed less than 2000 SF of impervious non -
pollution generating surfaces. It is designed to have smooth transitions and be
compatible, aesthetically, with the existing Marine Walkway. Public access to the
beach will be preserved by relocating an existing staircase. There is no increase in
vegetation, so no proposed change to the level of existing vegetation maintenance
is required. Adverse impacts to the existing habitat will be minimized by a carefully
scheduled construction sequence (such as conduction work at low -tide and
completely avoiding in -water work), restoration of temporarily disturbed critical
areas, and other strategies which are noted in the project's associated Critical
Areas Report and Mitigation Plan, prepared for the City of Edmonds by Herrera
Environmental Consultants, Inc., dated September 21st, 2017.
B.5. Encourage physical and visual access to shorelines and surface waters.
Visual and physical access to shorelines is being maintained and continuous,
accessible pedestrian circulation and connectivity along the Edmonds waterfront
will be improved.
C.1.a-d Prohibited recreational uses and developments.
None of the listed prohibited recreational uses are being designed for in this
project.
C.2 Recreational facilities shall make adequate provisions for:
a. Vehicular and pedestrian access, both on site and off site;
The Walkway Over Water will improve pedestrian access to adjacent facilities.
Additionally, vehicular and pedestrian access, both on site and off site are provided
by adjacent facilities.
WOW Land Use Permit Criteria Statement — June 08, 2018 Page 4
Attachment 6 Packet Pg. 112
7.1.a
e. The prevention of overflows and trespasses onto adjacent properties;
The Walkway Over Water will provide a clear, accessible route to help keep
pedestrian circulation within the existing public easement and prevent overflows
and trespass onto adjacent properties. Signage to indicate that public access is
limited to the Walkway Over Water, will also help minimize trespasses onto private
property.
g. Security;
Lighting is included in the design of the Walkway Over Water. Fixture selection will
provide safety -level lighting only and be shielded by the structure of the Walkway
Over Water to minimize light trespass into adjacent habitat and residential areas.
h. Maintenance;
Maintenance will be provided by the city of Edmonds
WOW Land Use Permit Criteria Statement — June 08, 2018 Page 5
Attachment 6 Packet Pg. 113
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7.1.a
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Attachment 10 Packet Pg. 117
7.1.a
City of Edmonds
Department of Fire Prevention
July 17, 2018
To: Kernen Lien, Associate Planner
From: Kevin Zweber, Fire Marshal
Re: Plan Check: PLN20180039
Address: 220 Railroad Ave, Edmonds
Project: Edmonds Waterfront Center
After review of the proposed project, it was determined that the following will be required:
1. The required fire flow, the number of fire hydrants and their spacing needs to be determined —
IFC Appendix B and C. (based on construction type and square footage)
2. Fire access roads must comply with South County Fire's Fire Apparatus Access Road Standard.
See attached.
3. The fire department connection shall be located on Railroad Ave, near the fire hydrant.
Kevin Zweber
Assistant Chief — Fire Prevention
Fire Marshal
121 5ch Ave N. Edmonds, WA 98020
Attachment 11 Packet Pg. 118
7.1.a
Date:
To:
From:
Subject:
MEMORANDUM
June 26, 2018
Kernen Lien, Associate Planner
Leif Bjorback, Building Official
Edmonds Waterfront Center
220 Railroad Ave
PLN2018-0039
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.
The project is located in a Coastal High Hazard Area, in particular Flood Zone AE 12
that has a BFE of 12. The building will need to be constructed in accordance with
applicable building codes, including IBC section 1603, and section 1612 as modified by
Edmonds Community Development Code. The minimum elevation for the lowest floor
level of the building is 2 feet above the established BFE.
2. Prior to issuance of a building permit for any structures on site, the Landau geotechnical
engineering report (previous draft dated August 4, 2017) will need to address the
following:
a. The potential for liquefaction and other geologic and seismic hazards as required
in IBC 1803.5.
b. The type of foundation to be used for the main building.
c. The use of structural fill below the slab of the building as allowed by IBC 1804.
3. The over water walkway as depicted on sheets L4.0 and L4.1 of the Barker Architects
plan set labeled Edmonds Waterfront Re -development Project appears to be consistent
with the building code requirements previously discussed for this project.
Thank you.
City of Edmonds c�a Building Department
Attachment 12 Packet Pg. 119
7.1.a
In
Date:
To:
From:
Subject:
MEMORANDUM
February 25, 2019
Kernen Lien, Environmental Programs Manager
JoAnne Zulauf, Engineering Technician
Zachary Richardson, Stormwater Engineer
Mike Delilla, Utility Engineer
Henry Schroder, Project Engineer
Bertrand Hauss, Transportation Engineer
PLN20180039 Conditional Use
PLN20180040 Design Review
PLN20180041 Shoreline Substantial Development
PLN20180042 SEPA Review
Waterfront Center
Engineering has reviewed the subject application and found the information provided is
consistent with Title 18 Edmonds Community Development Code & Engineering standards.
It is requested that the following be included as a condition of project approval.
Compliance with Engineering codes and construction standards are being reviewed with the
building permit applications for development of the site. Approval of the design review phase
of the project does not constitute approval of the improvements as shown on the submitted
plans.
Thank you.
City of Edmonds
Attachment 13 Packet Pg. 120
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 14 Packet Pg. 121
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 14 Packet Pg. 122
1255000 FT
122' 24' 22"
47' 48' 45" ,
300000 FT
1260000 FT
122' 22' 30"
47° 48' 45"
7.1.a
295000 FT
I'
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
r
Q
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
Attachment 14
Packet Pg. 123
8.1
Architectural Design Board Agenda Item
Meeting Date: 05/13/2019
Election of Vice Chair for 2019
Staff Lead: N/A
Department: Planning Division
Prepared By: Diane Cunningham
Background/History
Staff Recommendation
Elect Vice Chair
Narrative
At the beginning of each year the ADB elects a Chair and a Vice Chair.
Packet Pg. 124
