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pln20160054-Westgate Village Design Review-E1.pdfDate: To: From: Subject: MEMORANDUM December 20, 2016 Kernen Lien, Senior Planner Jeanie McConnell, Engineering Program Manager PLN20160054 —Design Review Westgate Mixed Use Zone Westgate Village -10032 Edmonds Way The comments provided below are based upon review of the application and documents submitted for the subject design review. Additional information is requested from the applicant at this time. Please ask the applicant to respond to the following: 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. 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 City of Edmonds 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). m Access Management Master Plan • ••• ! 0-11 •. ■ O 104 � 1 ♦ � I t wNet.: maaePd.Nndtnaw gw b . , g Q Existing driveway to remain Existing driveway to remove e , 0 Existing driveway to become right turns only 0 Existing driveway link to internal circulation drive F• •• Conceptual internal circulation drive (approximate iiation) 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 1001h St SW and SR-104, the planting buffer may be reduced or excluded, provided that the sidewalk is greater than 8-feet in width. 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. 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. Thank you.