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CITY OF EDMONI S
121 5th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.cdmonds)yA Dov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
December 20, 2016
Aidan Bird
Studio Meng Strazzara
2001 Western Avenue, Ste 200
Seattle, WA 98121
Subject: Letter of Completeness and Request for Additional Information
Westgate Village Mixed Use Building
Design Review Application PLN20160054
Dear Mr. Bird,
On behalf of the City of Edmonds Planning Division, I have reviewed the augmented design
review application for the West Gate Village Mixed Use Building at 10032 Edmonds Way for
completeness pursuant to Edmonds Community Development Code (ECDC) 20.02.002 and
ECDC 19.00.030. The City has determined that the application meets the procedural submission
requirements and therefore is complete. Please accept this letter as the City's notice to applicant
of determination of completeness pursuant to ECDC 20.02.003. While the application is
procedurally complete, additional information and clarifications are needed for continued review
of the application. Please respond to the following so review of this application can proceed:
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.
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 L1 level layout changes, and more. Please ensure all of the
plan sheets are consistent and accurately depict what is proposed.
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 the 16 -foot
setback requirement from the right-of-way, please update the plans so the setbacks are
measured from the correct location.
4. Massing and Articulation: ECDC 22.110.015.A. Lc 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 corner 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.
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 of ECDC 22.110.070.C.2 and 3.
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.
6. Public Space — Sustainability: ECDC 22.110.080.13 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 of ECDC 22.110.080.13.
7. Height Bonus: In order to be eligible for the height bonus allowed by ECDC 22.110.090,
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.
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.
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b. Green Factor score will be added as a condition of approval. Once design review
has been approved, in accordance with ECDC 22.110.070.13.2 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.
c. See comments in Item 5 above regarding amenity space.
d. The claimed Miscellaneous Points cannot be determined from the application
materials. Please provide the following information so these criteria can be
evaluated:
i. Identify the Car -Share Parking areas on the plans (minimum 2 spaces).
ii. Identify the parking spaces and charging facilities for electric cars
(minimum 4 spaces).
iii. Identify the bicycle storage and indoor changing facilities on the plans.
iv. Provide a description on how public art will be integrated into the
provided amenity spaces.
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, 22.110.050.0.2,
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.
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.
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.
Engineering Division Comments:
1. A preliminary storm drainage report and plan shall be submitted to the City to confirm
project feasibility.
a. Stormwater management system(s) shall be shown with invert elevations at
facilities and connection to City storm system.
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.
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2. Low Impact Development: ECDC 22.110 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).
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).
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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.
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a. Please note, within the general area of the intersection of 100th St SW and SR -
104, the planting buffer may be reduced or excluded, provided that the sidewalk is
greater than 8 -feet in width.
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.
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.
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.
According to ECDC 20.02.003.1), the above requested information must be submitted within 90
days (or by March 20, 2017) or the application will expire.
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.
If you have any questions of me, please contact me at 425-771-0220 or via email at
kernen licar)nd �w�v.
Senior Planner
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