Loading...
2019-05-13 Architectural Design Board Packet1. 2. 3. 4. 5. 6. 7. 8. 9. 10. 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 Packet Pg. 2 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 Pagel of 5 Packet Pg. 3 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 Minutes of Regular Meeting April 3,2019 Page 2 of 5 Packet Pg. 4 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 Architectural Design Board Meeting Minutes of Regular Meeting April 3,2019 Page 3 of 5 Packet Pg. 5 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. Architectural Design Board Meeting Minutes of Regular Meeting April 3,2019 Page 4 of 5 Packet Pg. 6 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 Packet Pg. 7 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 Packet Pg. 8 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 Packet Pg. 11 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 Packet Pg. 12 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. Page 4 of 22 Packet Pg. 13 7.1.a File Nos. PLN20180039 - PLN20180043 Waterfront Center and Waterfront Redevelopment 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. Page 5 of 22 Packet Pg. 14 7.1.a File Nos. PLN20180039 - PLN20180043 Waterfront Center and Waterfront Redevelopment 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 Page 6 of 22 Packet Pg. 15 7.1.a File Nos. PLN20180039 - PLN20180043 Waterfront Center and Waterfront Redevelopment 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. Page 7 of 22 Packet Pg. 16 7.1.a File Nos. PLN20180039 - PLN20180043 Waterfront Center and Waterfront Redevelopment 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 Page 8 of 22 Packet Pg. 17 7.1.a File Nos. PLN20180039 - PLN20180043 Waterfront Center and Waterfront Redevelopment 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. Page 9 of 22 Packet Pg. 18 7.1.a File Nos. PLN20180039 - PLN20180043 Waterfront Center and Waterfront Redevelopment 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: Page 10 of 22 Packet Pg. 19 7.1.a File Nos. PLN20180039 - PLN20180043 Waterfront Center and Waterfront Redevelopment ■ 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. Page 11 of 22 Packet Pg. 20 7.1.a File Nos. PLN20180039 - PLN20180043 Waterfront Center and Waterfront Redevelopment 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. Page 12 of 22 Packet Pg. 21 7.1.a File Nos. PLN20180039 - PLN20180043 Waterfront Center and Waterfront Redevelopment 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. Page 13 of 22 Packet Pg. 22 7.1.a File Nos. PLN20180039 - PLN20180043 Waterfront Center and Waterfront Redevelopment 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 Page 14 of 22 Packet Pg. 23 7.1.a File Nos. PLN20180039 - PLN20180043 Waterfront Center and Waterfront Redevelopment 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. Page 15 of 22 Packet Pg. 24 7.1.a File Nos. PLN20180039 - PLN20180043 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, Page 15 of 22 Packet Pg. 25 7.1.a File Nos. PLN20180039 - PLN20180043 Waterfront Center and Waterfront Redevelopment 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, Page 17 of 22 Packet Pg. 26 7.1.a File Nos. PLN20180039 - PLN20180043 Waterfront Center and Waterfront Redevelopment 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. Page 18 of 22 Packet Pg. 27 7.1.a File Nos. PLN20180039 - PLN20180043 Waterfront Center and Waterfront Redevelopment 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. Page 19 of 22 Packet Pg. 28 7.1.a File Nos. PLN20180039 - PLN20180043 Waterfront Center and Waterfront Redevelopment 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 Page 20 of 22 Packet Pg. 29 7.1.a File Nos. PLN20180039 - PLN20180043 Waterfront Center and Waterfront Redevelopment 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 Page 21 of 22 Packet Pg. 30 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 Page 22 of 22 Packet Pg. 31 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� \ �. SOUND /`RM-3 OR / / /- PROJECT SITE- // 0 �` / / M-1.5y / \ / / CW 4 �, N �e- t\ BD2 72/EDMONDS / P /// TRAIN PORT OF \ \ EDMONDS / �\ / / !� /� -STATION MARINA// oP BC / 1 I BD4 I° I to CW / /�Qp-------- -- -- INI 1. �P� W DAYTON ST iai ~ - - - - - 1 ------°fBi - �♦ CG P I I . I 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 E U r Q z 3 0 0_ m �a Cn m 0 a c m E U a Vicinitv Plan Attachment 1 Tlml ■■ ■■ Packet Pg. 32 7.1.a r 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 ■■ No Packet Pg. 33 Attachment 1 7.1.a - y;, City Of Edmonds X N0, 2D3 -'---------6---------- TAX N0. 27032300104200-- _-� - r D3Q041530Q-_-------6-------------------- \��-- E==8�5 I \ Engineering Division _ - - - - - - 7 - 121 Fifth Ave., N. _ i _ \ 6 - - - -- - Edmonds, WA 98020 - -- ----- ---- �---� \ (425)771-0220 � 8- --- 8 200 - - - 8 - _ _ - - - Ful BARKER 13.1 1 S 9 �� L -FA--,S O , O O , O , O o LANDSCAPE - - - - - ECNHEs (TYP) '� >� � > > _ MEAN HIGH WATER MH --P- o --- -------- EANHIGHERHIGHWATER(MH , I -8--- -��-- cs .6 F� .S F° .S > >O �O , o S ARCHITECTS 9 °�oSA \ O G°�9',6 ---- ��-_-- Ig09 E=11.36 - dO A �O BLF �' _ --- - 9 RIM=1 1.66 \ S G oGs 0 09 A o 4519 190e O A Sea ac, WA 98188 OGO 9 - --- BLRD oD �O - - O n fax: 206.783.3212 _. �;- ._ --: 8 PVC IE=9.91 / - - - - --- IE=1 1 . 7 / S°� O 6�' SLOT DRAINS RIM=12.45 ORDINARY HIGH WATER OHW �` aBLRD yo/1 pRpl HIGH WATER 6"PVC IE=10.4 0 ti0 _ __ BLRD - - - - 4"PVC IE=10.41 a- \ �6 O l�(1 4"PVC IE=10.41 - - ---- 6 �O� RIM =1 1 .59 �l>S� ti° �? - - - - - - - - - �� -qS� N O °66 , . . ' �L J ,BRIM=11.62 D X �6 VC 6" PVC 6" P PV O xx 3» PVC SD ' , 0 /x o'?s �° 4" VC S o ', x RIM= 11.48 FeDo� '� °s , ' ��9 0 Fo�D s > D � Os� 728 134th Street SW Suite 200 S >9 RIM=11.80 �' 6 F� F0�6> > > >, o -� �' �S S - 40 � �O C s Everett. Washin tan 98204 O s p 8 U F �' S CONC. > > O S 6 -Ir g OS 1 00 °G�6 2"PVC IE=1 1.1 RIM=1238 z ° PLANTER S�S + o S Ph: 425-141-3800 o D cP VC 4" PVC ° �' 69 �O d o O��' �OGSS < �� S o '� S O o P� "� >° /P�6"Q G�� O - 0,s www.reidmiddleton.com r 00 F6 • S �' �Q 9j> (mod O �0G p� R 12. 1 RIM=11.87 - - \ �O �0 9S �-,�O r SDCO O 60 �'O C O Sy O O I 3"PVC IE=10.72 o GAO �� �� S < I O S sy O1 CO C. P RIM-12.22 J S� OT RIM=12.28 S3 2S�o �S� S CONC. WALL �DS A� S6o S6. y°� SDCO L-N �' (L 9 > ,�dj 6 P 6„ PVC 6- >., RIM=12.19 6> 7 �' S SD TAX N0. 0 6: 06,,, < �? 0 /_11 27032300400500 61, �3 F CONC. PATIO n o �1p°s�� � 9S O�j SS 0 O S RIM=12.35 '�° -S s0 1 -1s s /. tia o °>, RIM =12.19 S, Sy Sy TAX N0. 27032300400700 EBB TIDE CONDOS �� SLOT DRAINS O] 0� Off, o RIM=12.42 >c'I - - � FFE 1ST FLOOR=12.5 F` FFE 2ND FLOOR=21.6 x RIM=11.87 \ FFE 3RD FLOOR=30.9 9 �x>e FFE 4TH FLOOR=40.2 ss ItEDMONDS SENIOR CENTER < Soy O� �� FFE 5TH FLOOR-49.6 S`DS FFE=12.1 RIM=1 1.55 c� 0 6- 1 � .9° - - - - - 39 O' 66 - 12.34 CB #12,3nd� / - PSG - - \ PKW RIM=1 1.89 RIM=11.72 / J 0 1 I I 0 - J ° O°� ° 00� RIM =1 1.94 9So o CD - - - Q 0 o OHO, x + S J� IM-11.82 �S d J G A ��cpS D S 9S CD o I �- 0RIM=11.94 0O °(6 0 9 6' cr) CDO \ ° 10 I ° o°� o°� F- - - ° 1 a l o p °° s o z � Dom° ° o°� RI =12.03 °� 0�x s 0 D'' mob D D �� D �` S O� N�O�eRKIN G \ 1 o 1 < s c\ _ C.�. A RIM=11.67 W P Q�CD �� �l y9h C 9SA ° °� 0` O D I y I I S> �� �. 1 cV) 1<�, 1 1 c � �� P P D- D 6 SD 8„ RCP SD P SD 8„ RCP SD �o6S SD 8" CP O O �A O RIM=1 UNDERWATER =��° ° o ° 6 o RIM=11.65 ir, 1 6 SENIOR CENTEi ARKING o O` RIM=11.66 ` \ SPORTS �� °� S RIM=11.84 RIM=11.54 ��11 ° x� NO PARKING °' D,7S D,�S PRKG CD 1 1 � Sc S�S D =1114 I �oGO .s> SIGN I � o El � O \ R I = D ° O V) O = M 11.15 0- o � cn 0 �� �`99 RIM 1 1.15 �S BU STOP S LTER � S,S, 5,�, 6''' ,` oSSCO PVC 6„ PVC O< 99 ISO O� o ° SR. {jam BUS S OP CTR. "5 MPH" Q o? IGN 0' ' L ° < 1 'I��s o RIM=11.4 °� w 1 (y n , Q 11.11 RIM 1 1.22 _ _ L o-1 �O ��CB -1 FDC PLANTER O O� W OHP Ll*t I =11.29 OHP OHP S O AA _ L - J RIM=11.40 �p �/ 20 RIM=11.89 W W W _� P OH OHS OHP OHP OHP OHP OHP OH� 38 O W W - 8>>d9rz PV 6" PVC Ao 11.95 W W SW >>S HISTORIC SD S W O A O o D S >> 9 911.44 SITE 6" DI 6' DI 1.72 P A���p> 1.3911.39 3HR PARKING 0,p S S x9�KW W O W 8„ DI PKW W W W O nys O� ° DI 8„ DI 0��6 PVC G G G G OT G o G G G 2„ G 2„ Sy y W W W SOS ASPHALT /' ASPHALT o G G SS G G G G ASPHALT G G G G- S SS SS S 8"P S 8„PVC o SS SS SS SS SS = - n 8"PVC �� SS SS 10"RCP 10"RCP SS SS S SD SD SD S SD SD 12" RCP RAILROAD AVENUE 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 a adq� IE: 12.50 EBB TIDE CONDOS SITE CONCRETE (SOUTH SIDE OF a a ENTRY: 15.0 FFE 1ST FLOOR=12.5 BLDG ONLY) FFE 2ND FLOOR=21.6 a FFE 3RD FLOOR=30.9 N � e a FFE 4TH FLOOR=40.2 �! FFE 5TH FLOOR-49.6 TOP: 15.0 a TOE:10.6± m YARD DRAIN RIM:14.80 in .a IE: 12.50 GATE ENTRY: 15.0 / 15.0 3OP: E: 10.6±- ROOF IE: 13.6 - - 0 C, 0 KNOX BOX D 0 0 I �IC I SITE RETAINING °ILL O I ` o ID00 I I I STR 1 CTURALII I @ Pu ID I I ° ° I I R 12 LF ^ 6" SCH 40 PVC @ 0.5% 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 PVC HIGH WATER i a a ROOF IE: 11.8 ENTRY: 15.0 NEW EDMONDS WATERFRONT BUILDING FFE: 15.0 SSCO IE: 12.0 ENTRY: 15.0 CO 0 Soy --- J 1 0 - 10 I 1 � tiI \ \ N o 45» BENd / THRUSTI 0 \ ID Pl LOCKING 01- I 1 TRASH Sq / 1 ❑ wAQ - WA WA - 1 ECYCLINGI 4 DIP FROM DCVA \ ° I c TO FDC OOl ° TRq SFORMER ° � c) V 6° �C 1 FDC 00 I < �I 0 n I o0 I n + L a 78 LF ^ 6" PVC @ 2.0% M I N 48 LF - 4" PVC (GREASE LINE) @ 2.0% MIN -WA-WA-WA-WA WA SSCO IE: 11.0 JyA 4 0 G EASE I ERCE/Pr: OR B ' IM: 1 5± (SE LIDS A DMO IDS W T EDEV OPME O CT'S FI ED RADE) O / & .7 C + + OHP OHP OHP OH W WT A 11.9 D 6" PVC SIT-- 1 ,391 1.39 �TZT�� TZT PKW :j W 8" DI5KW KW W W NT'TN' W G G 0 G G 2 G - G G 2 G G ASPHALT � 8"PVC 8"PVC PIV NEW GAS METER = _Ss- S SS SS -SS S PSE) &SERVICE SD SD 12" RCP O RAILROAD AVENUE OFF EXISTING STUB 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 O �t CD O O z CD X N Q� CD N 1.72 - SS SS 10"RCP S 10"RCP SS Al X X 11.69X X PKW 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" - xft a a a GRADE BEAM PER STRUCTURAL ROOF DRAIN SECTION SCALE: NTS O0 00 00 °e 000 00 �0 00 000 00 00 IIIIIIIIIIII� � I� � I � I IIIIIIIIIIII� I� � � IIIIIIIIIIII� 1� 1� 4" MIN CONCRETE (BROOM FINISH) 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 4� of 'WAS, l� F� �+ 25385 GIs rEg ti IONAL Cs 01 / 24/ 19 J J H < H 2 L Co- Co O chin m cLn 1 w w z z Lj Q a Q 00 00 M w � � � 00 O T* l0 O r-I O Y Q DESIGN: JPU DRAWN: ATD CHECK: GAG JOB NO: 18137.20 DATE: 06/ 1 1 / 1 8 W Z W U Z �N O 00 Q 0) Li Q Q O � a 0 J 0 0 Q 0 Z Z O O :2 O :2 0 N 0 W N W SHEET: C 3ml 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❑❑��❑❑ E��I ❑❑��❑❑ ❑❑0❑0 ❑❑0❑❑ I �Fll 1 II in�ll I I I I I 1 I d I MAIN, I I IMI�I E,=1 _ - - - ®®■®�■ FPO _ ® F11 :=IN I 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 �3 r 6443 °REGISTERED ARM T � -,,Gi;R C UC-0ER p c CD E t v cc 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 r 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 r 7 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 z 3 0 0_ m °� in a o �o a 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 r 11 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 a� E U Q z 3 0 0_ m �a Cn m 0 a r c m E U �a a Attachment 1 E2z1 ME . ME Packet Pg. 44 7.1.a 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 a� E U Q z 3 0 0_ m �a Cn m 0 a r c m E U �a a Roof Plan - Lightin 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 � O �6�O 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 0.0 0.0 0.0 0.0 .0 0.0 0.0 0.0 0:0.. 0.0 a.0 0.0 0.0 0.0 0.0 0.0 0. 0:0 0 0. 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0. .°' 0.0 0.0 0.0 0.0 0.0 0.0 0.0 +. 0.0 0.0 A.o 0.0 0.0 0.0 0.0 0.0 0.0 0 •D.O. 0 0 0.0 0.0 0. o.o '0.0 '0.0 '0.0 '0.0 '0.0 '0.0 '0.0 .o '0.0'0.0'0.0'0.0'0.0'0.0'0.0'0.0'0.0-o.o '0.0'0.0'0.0'0.0'0.0'0.00.1 0.0 0.0 0.0 0.0 0.o '0.0'0.0'0.0 0 0 0.0 0 .0 0 .0 0 .0.OS D` 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0. 0 0. 0 U r '0.0 '0.0 0. '0.0 '0.0 '0.0 '0.0 '0.0 '0.0 '0.0 '0.0 '0.1 0.1 '0.1 . 1 E 0. �0- 0_ 0_ _D.9_ 4.4 _ 4..0-lL or.4_ �.J1 _ a. 9-- 8- 9- \0 0.0 +. 0 0. D O. D 0. D 0. D 0. 0 0. 0 0.0 0.0 0.0 0.0 0.0 0.0 pad 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0. 0.0 0.0 0.0 0.0 +.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0 0.0 0.0 +.0 0.0 1. \ 0 0.0 0.0 0.0 0.0 0 0 0.0 0. 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0. 0.1 0.1 0.0 0.0 0. 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0. 0 0.0 0.0 0.0 ` 0.0 0 .0 0. 0.1 0. \ + 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 .• a 1 '• 0 1'��.a, }:a.b�'�a: •',.�, . .. •. , ,. : .: o.. .;'o': p; ':'�11'•° :1:.-0: � gj.1..'.�o.n;•: Q.r,'ot •'•'u•; .D:•:o'.•` •o:�." o'. J o... • .o o.J 10.0 10.0 o.o �o,�o o.o�e'.o 10.0 0 0.0 0.0 0. • •a�.`o:'y `. '�'' ? ,•'o:v: .o 0.0 0.0 0.(7 n� w II ade f Sea a '.. 0.0 0.0 0.0 0.0 0.0 0.0 .1• 1 �"d :�1. O.Q.• +0. .7• 2 � •'3.��a. :3."!2 �' 0:'i •�•`•.1i •�/ •o .t1"•C'.w �•2 �.2.': � 0.•s' :6 ••.'i- 1 0 0 0.0 O.b. 0.0 0.0 0.0 0.0 0.0 `.'6 0.0 0.0 .1 0 0. 2^•Q 0!�.• 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 .1 .1• •0•..I. .9. .'9• •:7.9. .•8•: T.1.'. $J.: O'.• .*0.•1•••0.1 ;A"A; :• :i(i '•}1':1 .p. '3' .�, •'2 ,•1,8, •�,:5 0.0 0 0.0 0.0�-.0 0.0 0.0 .0 0.1 0. • iJ' 1.1:: '1p•• Qe 0.1 0.1 0.0 0.0 0.0 r ?v K•' o.o o.o o.o o.o 0.1 u• •o � ••2:•• '3•: .9:•:f�'a•:• •a'•o:•..�i•.•zu's•:1•••• ':`o.A" :�d' 0 1 'x' 'P •�i': , '�.9. .1 0 0.1 0.0 .1 0.1 .1 0. .i� `o a �`4 '2i� '.. to. '0 .2 o.1 b.o o.o o.o y. .r. < Q O _ 0.0 0.0 0.0 0.1 0.1 0. .8 .'•. •0� M-•9 .2 •••A•': *0;7 'd: '; 0. 0.1 0.1 .1 ^•#1'ri,'�' `O O `C': 0.2 0.1 0.0 0.0 0.0 Ifi 2 .�'3 ti:; 0.0 0.0 0.1 .1 5 2.4 8 5 0. IL 2 .}.�:•' ��•' .'r- ''�i' 0 0. :.9 :'fTy� :4 0.2 0.1 0.0 0.0 0.0 .Q.,, 0 Entry 0 j 0.0 0.0 0.1 .1 .z .6 +5.9 2 .7 :•a-s•r��z': �a 'I• •i z�0 '0 .2 o.1 0.1 0.0 0.0 _ 0 �F P --•'::�'' •� O 1 0 . 1 .1 .2 0 .5 1.8 9 871, 2•. 9 • •I �'0 �'8 � .+4 �' b�.+'•. ;; t),'+ + . 3 0 .1 0 .1 ).0 0 . 0 �'. :':.. o: ' .r�. + + + + + + ,. 0.0 0.1 0.1 .1 .2 0.5 1.5 3 1 :.0• .,� ..ya; 2'.��0�. j,• :3 ":'Q••t• '6 4�►9:��� �•.•s •�0.5 0.9 0.4 0.4 0.4 0.5 .5 0.50�5•; if.0:r ��'0�9� •};•�+, ��.: •;Ol 0. 0.2 0.1 0.1 0.1 VV 0.1 0.1 0. 1 .2 0. 0.8 +5.6 2 /.5 0;^;.'• �".•? `•.0' 1 > Yk ' .2 �\ 0.9 0. 9 0.4 0.5 .6 0. 6 0.6 0.5 0.54.' ; •: 1.:' •.' 1n 1 . ]•'i:, 4':``j:['5:� �1: 0.4 0.2 0.1 0.1 0.1 LkpTh 0.1 0.1 0.1 .4 1.6 +7.0 1 P.S• 1;�•^f�,� :`''` 0.2 0.2 .3 0.4 0.4 .5 0.6 0.6 0.7 0.7 0.7 0.7 0.7 0.6 0.6 0.B ,.3 .�(g .7 •'lti;•5�=r 2�2,j: _: ,�A 4 0 5 0. 0.2 0.1 0.1 0.1 0.1 0.1 .2 .9 3.6 �'�13 5 P..%;0. 1' ,: 5: 0.2 0.3 0.9 0.9 0.5 0. V`\'Q.81+ .91�r8 0.7 0.7 0.8 1.11. 9 2. 7;��s r87, 9 0.7 0.4 3° �`5 Of1G'(9 0.1 0.1 0.2 .2 .5 1.4 1 .6 :•1,' i0•' �., ., 0.1 .1 0 2 0.3 0.4 0.5 0.6 '.:0:% :? !R •; ,7.:,, y1+1�.}3.:: '.1:.• 0 8 0.8 0.9 1.2 1.5 .8 2.2 ,2'.:• 1.0 0.4 0.2 .1 V. 10.1 10.1 .2 .4 10.9 3. 5 14. 9 1 .5 „6 ' 9a` 0.1(3�1.1 0.2 0. 3 0. 9 0.5 0. 6" 0. � 0 `- ` •• 1�{•80p{ 1t •( � 3.`�.Or• 9 0.8 0. 9 1 .3 1 . 6 1 . 9 . 3 .8 . '.6�•- • 1 .2 0.7 0.4 0.2 0.1 0.1 0.1 0 3 .1 6.6 �7.0 8.1 2 9 ;..Q� 0.1 0.1 .2 0.3 0.4 0.5 0.6 8 1.0 `1.A 1�3 L1)�ll •, 0.9 1.0 1.3 1.7 2 2.3 8)a •• •+ 1.1 0.7 0.4 0.1 1 / .� C. ' 0.1 0. .4 .0 18. :. 5'.' 3 . 3 0. (`341 .1 0.2 0.3 0.9 0. 6 (30) 0. 9 - ^ 6,,1 i . 1 . 0 0.9� 0. 9 1 . 0 1 . 4 1 . 8 2.1 2.3 3, .2 0. 9 .5 0. 0.2 0.1 o 0.1 0.2 0. .9 3.7 ! 0 0.1 0.2 0 2 0.3 0.4 0.5 0.6 1•iC�•• °Ol0 1• . p1�) 0. 0.8 1.1 1.5 1.9 2 2.3 z(.1;1)2. 2']1'�• 8 0.700.4 0.�8.2 .1 0.1 0.2 0.3 .6 1.0 0 1 \FO 0.1 0.(35d.1 .2 .2 0.3 0.9 0.5 .5 (49 0. 'g ,9:, off° 'k" 0.0 0.8 1.1 1.5 1.9 2.1 2.3 .9 2: 0.7 0.3 0.2 1 0.1 000 u: Q �} ( )+ 0. 1 0. 0 . 4 . 2 6. 7 0.. }•' •: 0. 1 0. 2 0. 3 0 . 3 0 . 4 0. 4 t. 5 0. ,7j,. .7`n' O ;, 0.:• 0. B \ ' 7) 0. 0. 7 1 .1 1 . 6 2. 0 2. 3 2. 9 2 2: 2":• .5 0.7 0. 0.2 1 0.1 (z8) _ �::. opo C ( '��^ C ;;�¢. �� 0. 0.7 1.1 1.6 2.0 2.2 2. 2.5 2 0.7 0.3 0.2 1 0.1 0.1 0. .9 .1 18. :0,. a 0.6. .3 0.3 0.9 0.9 0. 5 0.6 0 00 (9) .. • . 6 (01.8) 0. 6 .7 1 .0 1 .5 1 .9 2.2 2.9 2.7 3:0 .0 0.8 0.4 0. 2 0.1 0. 1 0. 0 9 . 1 3. 9 �, 3 0. 3 0. 4 0. 4 0. .5 0.5 5 0. 6 ..F� = .:5' :'. 00 ..0•' : (27) oo -0. .9 1.9 Main ��•'' '� •0.� 0. 7�.9 0.5 0.5 0.6 0.6 0.6 0 <:"'. & '.%• .` 6 0. 0.6 0.7 1.0 1.5 1.9 2.3 3.00 '' 1.0 0. 0.3 2 0.1 0.1 0.2 .9 .8 13. Entry .5 0.5 0.6 0.6 0.6 0.6 0.7 P..7 0.7=7;�';+`,"F'�' 60 rff •0i y+, 6 (19) 0.6 .7 0.9 1.5 1.9 2.3 ,2.6 3.2 ;,'.4 1�:' 7 1.3 0.7 0.4 2 0.1 Entry ':: (QQa\ (26) ._' :, c 0.1 0. .9 7 13 3 0?"T' �1.7 .7 0.7 7 0.7 0.7 0. 0.7 "�-`'}t].: T.'-,. :•b1' 6 0.6 0.6 0.6 0.9 1.4 1.9 2.3 .6 3(3) 3 .7 1.3 0.8 0.4 2 0.2 } : 10.1 10.2 0 . 3 !8 1 '9 9 .d b '9• i 9 .:.1.`. .9 .: 0. •` "� 9 7 •i ` '5• 6. 0 U ! 1 •:19•.'9'•: :4'••'r' ` 1• Y 'd : . 8 0. 8 0. B 0. B 0. B B 0. 8 8 •P.I71::.,+8•, 0. 6 0. 6 0. 6 0. 9t1 . 9 2. 2 . 5 3. 1.0 0. 0. 4 2 0.1 L• 9Ci' .;�. ..�^.: i•: ztt=,.q . ,.§� �7. ..��. .:� : - :� . ; • : f • 9 ,.. `li . �F t`{'�/, a 2� /` t3 s +�. `�.: %i :'•%' rr� ;^. E.r t ��^' 1. ;fit / C ,• :.> j 39 ., 0.1 0.2 0.3 .5 1..P •••d: �}2• '7 .9 y' �•', •';0_6 � ��.•. :•.2•: ,7 _:;;:. � •.�:: :•; S ! 0.2 •.•0•. •0,; �. •~2i..0' ••0: i ;8 •5''' .1�•.,.•li •:.2•. `' 1,r7. 1.1 �.1 .0 1.0 0.9 0.9 0.9 0.9 .� ;'•,0: B 0.8 .7 0.6 6 0.7 1.0 1.9 2.2 .9 2 3.• 3;4. .1 0.8 0.5 0 3 2 0.1 ..:; �. "y. r•� :: , ... , 0.1 0.2 0.3 .:}.' 1. 2.2 T 9 ^t; � A' 9', .• ., ,.:�':,9 ;:.. ,. .bi;, r ,:•. 4:., �Q. :,:2.•, 0. 0.1 •TQ..,p0•: `'��: .7 •�'0•' .:y�•i: 1".' �� ."1".' ,•'1. S 9 1.3 1.2 1.2 1.1 1.1 1. 0.¢21`(].6 0.7 1.0 1.5 1.9 2.2 �=� 0. 0. .2 0.1 ^� 1 0 1. 0. .8 �-2 9 2• 8 4 0 2 �+ �s= . 0.2 .2 0.9 2.5 2. 2. 1.9. .2 .9 .5• 0 �•:2 0.• .1 0.• A.1 0. 0.1 O.l b� 0. ` t 71•• µ 1+. 1.6 1.5 1.3 1.2 1.2 1.2 1.1 1 1. 1.0 0 9 0. 0.7 0.7 1.0 1.6 1.9 2. 2.3 2 � 2.� i .• .7 0.7 0.3 0.2 2 0.1 j•• :r `. Van 4yQ , 4 Van 0. 0.3 . 5 . �: �.. •..5: .1(`5 )1 . 6 1 6 0 9 2 1 . 1 . 1 0. 1 . 1 0. 1 . 1 0. 1 . 1 0. 1 0 5( 0�6 0 L .9 :: 1• : 2:•i 2.2 .�B 1.7 1.5 1. 4 1.3 1 .I 1 . .:.bs :M'$'g�.,,y: •> '2'Z` .7 .7 1 .0 1 .5 1 .9 2.1 z.3 .5 j;.• .8 0. B 0.4 0.2 2 0.1 (5Z, t521) �50) �49) �48) (47) (4lb (45) (44) I'V + (1 9 ` 9' ` / / 4 :.a (' 7 0 2 0. 9 0 . 6 •�0' •� 3. 5 2. 2. 0 1. 6 1.2 0.8 0.5 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0. 0.1 0.1 0. 8 1.0 1.2 1.5 1. >1'!• ' �2s8'%.`'�n'fr ,2. 0 1. 9 1. 1. 5 1.4 1. $ : •':3'• •' • 6': 0.8 0. 7 1 . 0 1 .5 1 . 8 2.3 2. 7 3 ''P •.` . 0 0. 8 0.5 0. 2 0.1 �'- C 0. 0.4 0.6 2.8 .1 1.6 1.2 0.9 .5 2 0.2 0.1 0.1 0.1 0.1 0.1 .1 0.1 .1 0.1 .1 0. 0. .7 0.9 1.1 1.3 .6 1�.7 `2..9^ 2.6 2.3 2.0 1.8 1.6 1.5.� 1. �' X• 0: 0.8 1.0 1.4 1.8 2.0 2. 2.8 .3ya6 ••••'• .9 1.0 0. 0.4 2 0.1 0.2 0.3 0.5 ,y5 i• •: t3: 3. 2.6 2.1 1.7 1.4 1.1 0.7 0.9 0.3 0.3 0.2 0.2 0.2 0.3 0.3 0.3 0.3 .2 0.3 6.5 0.7 0.9 1.1 1.9 1.7 2.0 2.9 .9 2.9 2.6 2.9 2.2 1.9 1.7 1.6 1.6 1.4 1.3 1.4 1.3 1.2 0 0.9 0.9 1.0 1.4 1.7 .0 2.9 2.9 6 1.2 0.7 0. 2 0.1 f' C 0.1 0. 0.3 .S. •+ i3 2.5 2. 1.9 1.7 1.5 1.3 1.0 0.7 0.6 0.6 0.6 0.6 0.6 0.6 0.4 0.4 0.3 0. 0.6 0.8 0.9 1.1 1.9 1.7 2.1 2.9 J 1 .8 2.8 2.7 2.5 2.3 1.9 1.8 1.7 1.6 1.5 1.5 1.5 1.4 1.�`,2 1.0 1.1 1.4 1.7 2.0 2 2.9 1.2 0.7 .4a° 0. 0.1 �? `+ (2) 0.1 0.2 .2 'q"• 1.9 1.9 1.7 1.6 1.5 1.9 1.2 1.0 1.0 1.0 0.9 0.9 0.9 0.9 0.9 0.8 0.7 0.6 .5 0.4 0.5 0.6 0.8 1.0 1.1 1.9 1.7 2.1 2.4 •� .9 2.9 2.8 2.6 2.3 2.1 2.0 2.0 2.0 1.9 1.8 1.7 1.7 1.7 1.6 1.5 1.4 1.3 1.2 1.2 1.5 1.7 2.0 2.2 2.6 ; .1 0.9 .5 0. 0.2 0.1 0.1 0.1 0. :2 1.4 5 1.5 1.5 1.5 1.5 1.9 1.2 1.2 1.3 .3 1.3 .3 1.2 .1 1.0 .8 0.7 .5 0.5 .6 0.7 .8 1.0 1.1 1.9 1.6 2) 2.8 2 5 2.3 .1 2.0 2.0 2.1 2.1 2.0 2.0 1. 1.9 1.8 1.7 1.5 1.3 1.2 1.2 1.5 1.7 1.8 2.2 •2'.6.• .7 0. 0.4 0.2 0.2 0.1 0.1 0.1 0.1 ? '� 1.3 1.3 1.4 1.4 1.9 1 '.k,.$>,%- ;} 7 1. 1. 1. 0. 0. 0. 0 1 3' 2'+�. •' `A`r^`2.9 02.6 2.9Ci 2. 2.00 2 2 �D 1 `�i2 .2 2Ci.2 .2 C2.2 2.1 C1.8 1.6 1.4 1.2 1.2 1.4 1.6 1.7 1.7 1.8 ";. .5 0.2 0.2 0.1 0.1 +(63)+ (64) (f5 6 67 68 69 + 7 Mgtorc cle+ `s 0.0 0.1 0.1 .2' ~. 0.7 0.8 1'0 1.0 1.1 1.2 1.3 1. ^ 1.,6.` ' 8:;•' .1 2.3 2.3 2.2 1.9 1,..1 1. 0.9 0.7 l� 0. r-� 0.7 0.8 0.'3/ ` .0 � 1.9 ,�.,.,• :�,":' ' 2.5 .3 2.2 .0 1.9 1.9( 2 �0 2.1(� . �,,�� � z(.7 ) .6 �� � .7 �.4 1.2 1.1 .3 1.4 1.4 .8�'`.i4� lI✓� 9 0.4 0.2 0.1 0.1 0.1 +rans r:: + A <:. 0.0 0.1 0.1 .3 .5 0.7 0.•8 0.9 1. .1 1.2 ;9,{'O 1.7 3 1 B 0 0 5 .5 .7 .9 i� ,?: • ;5,aI • ��7 .!' ':•'�' .,I`�'�2\ 1 8 .74\ 7 .1 2. 2.9 3.9 $/�\\2. 3 1 , �1: 1.1 1.0 .2 1.2 1 :•;b :^9� ,3 :2, ;,;:}t 4 0; 6 0 3 0.1 0.1 0.1 0.0 V V / V :.;.: ° ° ° o ° o ° o ° ° o ° o o o ° ° o ° y-.. t, M1 is ; •' J 0.0 0.0 0.. ,1 - .3 0. 0.5 '� 0.7 0.8 0.9 1.1 `8•t+}„ 1.8 .4: `; '.1• - i•b Q "P 4 ¢:` .,1e2 ',•;':,5.. .. ".6'-"Tt •': ,.::2• ^s:: :` ' 1.0 .9 0.9 1. "9 t: ;Q: •...9` 9 0.2 0.1 0.1 0.0 0.0 M1r• 3 .n,....:3i. •:r 0�0000o0 o oho o e� oho oo000000 v 0 0 0 0 0 0 000000o # ::• .. ^. :;.3':.6' , a ` 1 0 0 :: .,,.. .•,. o 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 :,..., '. .; .•: o o o o 0 o o 0 0 o 0 0 0 0 0 0 0 0 0;>:• :' ic.:•, .. •: o 4' 0 0 0 0 0 0 0 0 0 �°o 0.1 .1 0.2 0.3 .:9' �. � T •: .�, �.Q, 7•. .$ •• 1, �. 1.• '�2�.4� '2 �. 58 .2.5a :•2: • ''' � 1.: 0: � 015 - 'Q�.4 .0 • 0.9 � '0 .'0: FS •' .�6~ '.:7• > '0:•w � �1:.?:•' :2• i'L•� :'2' :1:1•`�• �. 1� ..2: 'Y� ':5•'+' 8� �.2'. �• .6. 2i:'/: " 3 .':i c.7 .. 1.3'..' .4 � 0''7/' `: 0'O: • 0"7' as'.' O 9:+• 0' � :0.: �''..+ •: %6. 0.2 0.1 0.0 0.0 0.0 0.0 0.0 0.0 i1 0.1 0:2 ,..5' 0,. 4. Q.§.. 0. 1 .3 1 .0 0. •2 :.. 0- 0.A .4 0. ': :_•%0•. 6' :b. •: •.:. :•'0:.'b :•`�i�9•� '•9: 0.9, '�. •' d. s'••.0.'® 9•. .1. 9 '•71:7 :6'• •41: �'0,»'' •�5 .3 0 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 .0 0.1 0.1 0.2 0.2 0.2 0.3 0.3 0.4 0.6 0.7 0.8 0 0.9 `.3 0.2 0.2 0.1 0.1 0.2 0.2�3O30.3 0.9 0.9 0. `.5 0.6 0.6 0.7 0.7 0.6 0.6 0.6 0.5 0.5 0.5 0.6 0.7 0.8 0.7 5 �3 0.3 0.2 0.2 `.3 0.3 0.4 0.4 0.4 0.3 0.3 .3 0 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 .3 0.4 0.4 0.5 0.4 .3 0.2 0.1 0.1 0.1 0.1 0. ` 5 0.4 0.4 0.4 0.4 0.3 0.4 0.4 0.4 0.4 0.5 0.4 0.3 0.2 0.2 0.1 0.1 0.2 0.2 0.3 0 `.3 0.2 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 `.3 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.3 0.3 0.3 0.4 0.4 0.4 0.3 0.3 0.3 0.3 0.3 0 0.3 0 `.3 0.2 0.2 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.25 fc 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.1 0.1 0.1 0.1 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.1 0.0 0.0 0.0 0.0 0.0 0.0 SITE PLAN - PHOTOMETRIC PLAN SCALE: 1 "=20' 5 6 8� -9- 10 CLUMAC r mi engineers for a sustainable future 1601 Fith Avenue, Suite 2210 Seattle, WA 98101 T. 206.262.1010 w .glunnac.com' Project Manager: Mikki Kiger Engineer/DesignerD5.17.00776 Job No.: a II L , i� - I. _•• s '� IIIIIIIIII n.mm�ngniln1111111rr1111 ' �::II jI it . II,,.,II �:a, ' ,•• II I hill Ion II n IjIjI IIQ I° ����Ili °III c I�III IIII IIIIIIII III �II�.IIII �Ilj1. I�1III 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 Q 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 Packet Pg. 74 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 Attachment 3 Packet Pg. 75 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 Proposed Edmonds Marine Wa kway Land Use Permit Area Existing Ebb Tide Condominiums -LI G L\I B A K K E R LANDSCAPE ARC II I L L I WA 104,1PF 2oa-TR3.2Nup ' Puget Sound Proposed Edmonds Waterfront t ,. Center t� Proposed Parking and Landscape Areas Railroad Ave 0 01 E w F a 3 CL am R CO Edmonds Marine Walkway Land Use Permil Criteria Statement— June 11- 2018 Attachment 4 Page 1 Packet Pg. 77 7.1.a BARKER LANDSCAPE ARCHITECTS, P.S. 4519 $_ 19001 C"', S,.Ta., WA 911.6 Ji)( ]Hi 7971l 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. 4i19 5. Igoti, Mixed Use I. S,ATa,, wA eRiaa znF.x3.zan 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 Attachment 5 Packet Pg. 90 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. EWC Land Use Permit Criteria Statement — June 11, 2018 Page 4 Attachment 5 Packet Pg. 91 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. EWC Land Use Permit Criteria Statement — June 11, 2018 Page 5 Attachment 5 Packet Pg. 92 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 EWC Land Use Permit Criteria Statement — June 11, 2018 Page 6 Attachment 5 Packet Pg. 93 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. EWC Land Use Permit Criteria Statement — June 11, 2018 Page 7 Attachment 5 Packet Pg. 94 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. EWC Land Use Permit Criteria Statement — June 11, 2018 Page 8 Attachment 5 Packet Pg. 95 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 EWC Land Use Permit Criteria Statement — June 11, 2018 Page 9 Attachment 5 Packet Pg. 96 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. EWC Land Use Permit Criteria Statement — June 11, 2018 Page 10 Attachment 5 Packet Pg. 97 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. EWC Land Use Permit Criteria Statement — June 11, 2018 Page 11 Attachment 5 Packet Pg. 98 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. EWC Land Use Permit Criteria Statement — June 11, 2018 Page 12 Attachment 5 Packet Pg. 99 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 EWC Land Use Permit Criteria Statement — June 11, 2018 Page 13 Attachment 5 Packet Pg. 100 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 i i 8 A K K E R LANDSCAPE ARiZU T.L I Ana-tR#.#Ntu Puget Sound Proposed ❑' W Existing Edmonds Ebb Tide Waterfront t E Condominiums Center �#F. — 0 - °a r;a Proposed Parking and Landscape Areas m Railroad Ave a WGW Land Use Permit Criteria Statement —,dune IT. 2018 Attachment 6 Page i Packet Pg. 108 BARKER LANDSCAPE ARCHITECTS, P.S. 4519 S- 19111h Cnu,i ScaTac, WA 98168 iaf �Rl 79711 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 ,W In oilI OM a w rill rfl db 7.1.a 'nc, t 8y1 Zoning and Vicinity Map Waterfront Center and Waterfront Redevelopment File Nos. PLN20180039 - PLN20180043 Scale 1 inch = 200 feet Attachment 8 Packet Pg. 115 7.1.a Aquatic I Project Location y*,�o 4Q o0"& :""OP 305 R MP \ Q #17.4 yt�c 191 z Ivir u `Q- 0 Q �. W DAYTO N ST 120" °MALL.' 11� laaw .� 7% JMFs �L srl ElDiVIONDS : N DII , i 180 DAYTON ST a Shoreline Jurisdictions Waterfront Center and Waterfront Redevelopment File Nos. PLN20180039 - PLN20180043 Scale 1 inch = 200 feet 18y1 Attachment 9 Packet Pg. 116 7.1.a O O. �4 Project Location �.�5 O ' p ir--OARkiIN �rP c 'Q �'�� '7� --056, EEXVION DS �, N D�`f �cnccw 180 rc c' _ C � � P a Aerial Photo (2017) Waterfront Center and Waterfront Redevelopment File Nos. PLN20180039 - PLN20180043 Scale 1 inch = 200 feet 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