20170202_ResponseLetter.pdf, .- "A z III
ARCHITECTURE
PLANNING
CONSULTING
February 2, 2017
Kernen Lien
Senior Planner
City of Edmonds - Planning Division
121 5th Avenue North
Edmonds, WA 98020
Kernen. Lien@edmondswa.gov
RE: Letter of Completeness and Request for Additional Information
Westgate Village Mixed Use Building
Augmented Design Review Application PLN20160054
Below, you will find our responses to your review of December 20, 2016. The original subject text
of each correction has been included verbatim with any omissions clearly noted, Our responses
are included in bold italics.
Planning Division I Kernen Lien (425) 771-0220
Planning Division Comments:
1, SEPA Checklist: The Washington State Department of Ecology updated the SEPA
checklist in July 2016. The SEPA checklist submitted with the application is an
older version of the SEPA checklist. Please revise and resubmit the SEPA checklist
using the current version of the checklist. Here is a link to the word document of
the updated SEPA Checklist.
The SEPA checklist has been updated and will be included in next coordinated
submittal.
2. Plan Consistency: There are inconsistencies in the plan sheets submitted with the
application. For example, the square footage of the retail space in the east wing
of the building changes (800 square feet and 1,100 square feet), landscape plan
does not include frontage improvements, the LI level layout changes, and more.
Please ensure all of the plan sheets are consistent and accurately depict what is
proposed.
The inconsistencies have been corrected in updated submittal.
3. Setbacks: Pursuant to ECDC 22.110.010,C, setbacks are measured from the SR 104
right-of-way. The plans show the setback being measure from the curb of SR 104,
which is not edge of the right-of-way. While it appears the building would meet
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2/2/17 Response # 1
Permit#: PLN20160054
Westgate Village, Edmonds, WA
the 16-foot setback requirement from the right-of-way, please update the plans
so the setbacks are measured from the correct location.
The section diagram is updated to indicate Property line and setback per site plan.
4. Massing and Articulation: ECDC 22.110.015.A, l ,c notes:
Where a single building facade exceeds 60 feet in length, use a change in design
features (such as a combination of materials, windows or decorative details) to articulate
the building so that it appears to consist of multiple smaller -scale building segments.
There should be more variation in the building for the facades that exceed 60 feet. For
example, the primary commercial facade along SR 104 is 78 feet wide. While the step
back on either comer of this facade are differentiated with a different color and material
The "wood" portion on the middle two floors make this appear as one segment instead of
being broken into smaller building segments as described by ECDC 22.110.015.A.1.c.
Intermediate articulation is expressed in updated submittal.
5. Amenity Space:
a. In addition to the spatial requirements of amenity spaces (a minimum 15% of the
project area) amenity spaces must also meet certain requirements for how they are
structured. ECDC 22,110.070.C.2 and C.3. Specifically, amenity spaces shall provide
a minimum of 20 percent planted pervious surface area (such as a rain garden,
bioswale, turf, groundcover, soil or mulch), The remaining balance may be any
paved surface with a maximum 30 percent impervious paved surface. The area of
provided amenity space is identified; however, it cannot be determined what
percentage of the amenity area is planted pervious surface and what percentage
is impervious. Please clearly identify on the plans how the amenity area complies
with the requirements ofECDC 22.110.070,C.2 and 3.
Space percentages will comply with requirements, with areas demarcated on updated submittal.
b, Pursuant to ECDC 22,110,070.C, sidewalks do not count toward the amenity space
requirement, A portion of the required sidewalk along SR 104 is included in the
amenity space calculations. Please remove the required sidewalk area (the 8-foot
proscribed width) from the amenity space calculation and add additional amenity
space as need to meet the 20% required for the height bonus.
Sidewalk areas removed from amenity space with adjusted areas reflected in updated submittal.
6. Public Space - Sustainability: ECDC 22,1 10.080.E describes the overall goals for
the landscaping in the Westgate Mixed -Use zone, including designing water -
efficient landscaping to reduce irrigation requirement and using
indigenous/native-in-character and drought tolerant plants. Please describe how
the proposed landscaping addresses the requirements ofECDC 22,110,080.13.
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2/2/17 Response # 1
Permit#: PLN20160054
Westgate Village, Edmonds, WA
Goals are to provide a beneficial mostly native planting that can be allowed to mature with little
maintenance and water once established. High efficiency irrigation will be provided to maximize
efficiencies of the water delivery.
7. Height Bonus: In order to be eligible for the height bonus allowed by ECDC
22.1 10.090, a project must score at least eight points on the Height Bonus Score
Sheet. The application material indicates the project would score a total of nine
points and be eligible for the height bonus. Some elements are verifiable from
reviewing the plans such as the amount of amenity space, but other elements
cannot be determined.
Bonus Elements noted on plans in updated submittal.
a. Green Building Program will be added as a condition of approval, Once design
review has been approved, the architect will have to submit documentation that
the building has been designed to meet LEED Silver/Built Green 4-5 Rating as noted
on the score sheet.
Acknowledged.
b, Green Factor score will be added as a condition of approval. Once design review
has been approved, in accordance with ECDC 22.1 10.070.B,2 the landscape
architect will have to submit the scoresheet with the project plans, certifying that
the plan meets or exceeds the minimum green factor score and other requirements
for the property.
See green factor calculation in packet.
c, See comments in Item 5 above regarding amenity space.
Acknowledged.
d. The claimed Miscellaneous Points cannot be determined from the application
materials. Please provide the following information so these criteria can be
evaluated:
1. Identify the Car -Share Parking areas on the plans (minimum 2 spaces),
Car sharing parking not utilized in the updated submittal.
II. Identify the parking spaces and charging facilities for electric cars (minimum 4
spaces).
Electric car parking spaces and charging area located in updated submittal.
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2/2/ 17 Response # 1
Permit#; PLN20160054
Westgate Village, Edmonds, WA
III. Identify the bicycle storage and indoor changing facilities on the plans.
Bike facilities will comply with requirements, with areas demarcated on updated submittal.
1 v. Provide a description on how public art will be integrated into the
provided amenity spaces.
Plaza fountain will be an "Art Element", as demarcated on submittal with details to be developed
during the Building Permit Phase.
8. Stormwater Facilities: The design guidelines for the Westgate Mixed Use zone
contain many references to incorporating low impact development stormwater
techniques into the overall design of the project (ECDC 22.110.000, 22.110.030,
22.110.050.C.2, 22.110.070, and 22.110.080). While permeable concrete is shown
on some of the parking spaces, the no rain gardens, bioswales or other
stormwater technique referenced in ECDC 22.110 have been addressed. Please
provide information and identify on the plans how the stormwater requirements
of ECDC 22.110 and ECDC 18.30 will be met.
The storm drainage report and calculations will address these issues. Our responses to the
engineering questions can be found below.
9. Lot Line Adjustment: Please note that a lot line adjustment will be required
condition since the amenity space and open space values are calculated on a
project area of 48,980 square feet, which does not match the current parcel
layout.
Acknowledged.
10, Parking Agreement: Given that all of the required parking stalls will not be
located on the subject property after a lot line adjustment, a parking agreement
must be recorded to ensure parking requirements are met. Please note this will be
included as a required condition.
Acknowledged.
1. A preliminary storm drainage report and plan shall be submitted to the City to confirm
project feasibility.
Understood.
a. Stormwater management system(s) shall be shown with invert elevations at
facilities and connection to City storm system.
Preliminary invert elevations will be added to the grading and drainage plan.
2/2/17 Response # 1
Permit#: PLN20160054
Westgate Village, Edmonds, WA
b. For those areas where permeable pavement, bio-retention, or other LID
technique is provided as a means of meeting stormwater management
requirements, infiltration rates shall be provided consistent with City of
Edmonds requirements. Refer to Handout E72B & E72D for additional
information.
Detailed storm drainage plans & calculations will be provided with the building permit drawings.
2, Low Impact Development: ECDC 22110 WMU Design Standards requires sustainable site
design, including low -impact storm water treatment systems. As such, the following
applies to the project and shall clearly be shown on the plans:
a. Pervious surfaces shall be integrated into site design and may include:
pervious pavement, pervious pavers and vegetated roofs. Capture and
reuse strategies including the use of rainwater harvesting cisterns may be
substituted for the effective area of pervious surface required,
b. Runoff generated on site shall be routed through a treatment system such as
a structured storm water planter, bioswale, rain garden, pervious pavement,
or cisterns. (Please note, where pervious pavement is provided as a means
of also meeting stormwater management requirements, flows from other
adjacent areas shall not be directed to these permeable pavement
systems).
c, Stormwater runoff from sidewalks should be conveyed to planted parkways
or landscaped rain gardens. Overflow from parkways and runoff from the
roadways should be directed into bioswales and/or pervious paving in
curbside parking areas, along the street edges where it can infiltrate into the
ground. Perforated curbs through which street water runoff can flow to open
vegetated swales may also be provided, where feasible. (Please note,
where pervious pavement is provided as a means of also meeting
stormwater management requirements, flows from other adjacent areas
shall not be directed to these permeable pavement systems).
Conveyance into planted areas will be achieved where feasible.
3. As noted during the pre -application meeting on 9/1 /2016, the frontage improvements
shall extend along the entire SR- 104/Edmonds Way property frontage. Driveway access
points shall be consolidated and the eastern approach shall be removed consistent
with WMU zone requirements and access management plan (shown below).
4 Access Management Master Plan 1,
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2/2/17 Response # 1
Permit#: PLN20160054
Westgate Village, Edmonds, WA
Frontage improvement have been shown on along the two parcels used in the lot line
adjustment.
4. Along a portion of Edmonds Way, the proposal shows the required 5-foot wide
landscape buffer (between street and sidewalk), as well as an 8-foot wide sidewalk. In
providing these required improvements, it appears as though a portion of the sidewalk
will be located on private property, Clearly show or annotate the intent to either
dedicate additional right-of-way to the City or provide a public pedestrian easement.
a. Please note, within the general area of the intersection of 1001
St SW and SR-04, the planting buffer may be reduced or excluded, provided
that the sidewalk is greater than 8-feet in width.
The easement area is depicted on the site plan
5. An internal circulation drive has been provided through the site. As perpendicular
parking exists along one side of the drive and is proposed along the other, the travel
lanes shall be 24-feet in width, The goal established within WMU zone is to reduce
impervious surface areas and therefore, the 24-foot width is also a maximum. Sidewalk
areas that flow through the site shall be a minimum of 6-feet in width. Please provide a
cross section that confirms these design dimensions.
please provide the code section or city ordinance which restricts drive aisles to 24 feet. The site
plan will include a note which will state the minimum sidewalk width will be 6 feet.
6. Plans indicate Compact parking stalls to the east of Amenity Area 1. Provide stall
dimensions to confirm minimum dimensions of 8-feet x 16.5 feet.
dimensions and notes added to the site plan.
7. Water and sewer utilities fall under the purview of the Olympic View Water & Sewer
District. Please provide confirmation that OVWSD has been made aware of the
proposed project and that the proposal is found to be feasible from their perspective.
We will contact Olympic View to obtain their requirements and determine the feasibility of the
project
According to ECDC 20,02.003.D, the above requested information must be submitted within 90
days (or by March 20, 2017) or the application will expire.
Acknowledged.
Since the application has been determined to be procedurally complete, a notice of
application will be posted on the subject property and mailed to adjacent property owners
within the next two weeks consistent with ECDC 20.03.002.
Acknowledged.
Thank you,
Aidan Bird
Studio Meng Strazzara