10-0248 Plan Review Comments.pdf
CE
ITY OF DMONDS
th
• 1215 AN•E,WA98020
VENUEORTHDMONDS
P: 425.771.0220 • F: 425.771.0221 • W:www.ci.edmonds.wa.us
HONEAXEB
DSD: P•E•B
EVELOPMENT ERVICES EPARTMENTLANNINGNGINEERING UILDING
May 6, 2010
Randy Munson
Email: Randy.Munson@comcast.net
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2010-0248
GROW WITH US DAYCARE APPLICATION, LOCATED AT 665 EDMONDS WAY
Dear Mr. Munson:
I have reviewed the above building permit application for the Planning Division, and it was found that the
following information, corrections, or clarifications will need to be addressed before review can continue:
Site Plan:
1.Show and label the three covered porches on your site plan.
Elevation Drawings:
2.Your elevation views are labeled incorrectly. Please correct these labels on
your plans (this may be redlined). The west elevation should be south, the south elevation should
be east, the east elevation should be north, and the north elevation (on page 3) should be west.
Height Calculations:
3.Please make the following corrections to your height calculations:
a.Label the datum point on your site plan and provide its elevation. Note that the datum point
must be in a location that will not be disturbed during construction, such as a water meter, top
of fire hydrant, etc.
b.The covered porches on the southern side of the building must be included in your height
rectangle out to the supporting posts (excluding up to 30 inches of eaves). Since the exact
points of the corners of your height rectangle are not indicated on your plans, staff is unable to
verify if these porches were included in your height rectangle. Please modify your height
rectangle if necessary to include the covered porches, and show the actual locations of the
corners of your height rectangle for verification.
Trash Enclosure:
4.Provide elevations views of the proposed trash enclosure.
Landscape Plan:
5.Please make the following corrections to your landscape plan:
a.It was noted that your site plan shows removal and retention of the existing trees differently
than your landscape plan does. Please correct this discrepancy between the two plans.
b.Your plans indicate retention of some of the existing trees located where parking stalls 10 and
11 are located. Since these trees will need to be removed for the construction of the parking
stalls, they should be labeled as to be removed. Also, any other trees that will need to be
removed for the parking stalls or other reasons should be indicated on your plans.
c.Pursuant to ECDC 16.53.020(C), a six-foot minimum height fence, wall or dense, continuous
hedge shall be maintained in the required 15-froot setback from the adjacent R-zoned property.
Your landscaping plan indicates some trees and shrubs within the 15-foot setback from the
adjacent R-zoned property to the east; however, a six-foot fence, wall or dense continuous
hedge was not noted on your plans. Please revise your plans to show compliance with this
requirement.
d.Landscaping along the eastern property line should be a combination of Types I and II since the
adjacent residential uses to the east are different that the proposed use, although not
significantly separate uses. Landscaping Types I and II require a majority of evergreen trees
planted at intervals no greater than 20 feet on center. Type I requires all evergreens, while
Type II requires that no more than 30 percent are deciduous. Therefore, please replace some of
the proposed deciduous trees and/or add additional evergreen trees along the northern portion
of the eastern property line to comply with this requirement.
e.Landscaping along the northwestern property line should meet the requirements of Type II
landscaping, which includes the requirement for evergreen and deciduous trees, with no more
than 30 percent being deciduous, a minimum of six feet in height, and planted at intervals no
greater than 20 feet on center. It is unclear how many of the existing trees will be retained near
the southwestern corner of the site due to the new parking stalls and trash enclosure; however,
it appears that additional evergreen trees will need to be provided along the northwestern
property line to comply with the requirements for Type II landscaping.
f.Your landscaping plan does not indicate any street trees; however, street trees must be provided
in accordance with the Street Tree Plan. Page 125 of the Street Tree Plan states that all street
trees in this location shall be a minimum of 3 inches in caliper and must be one of the following
three species: 1) Liriodendron tulipifera / Tulip Tree, 2) Cercidiphyllum japonicum / Katsura
Tree, or 3) Quercus rubra / Red Oak. Page 127 of the Street Tree Plan states that large scale
trees should be spaced about 40 to 60 feet on center. Additionally, tree grates may be required
per City standards depending on where the trees are proposed to be located. You may
coordinate with the Engineering Division on an appropriate location for the street trees.
g.An itemized cost estimate, including all plants and labor, must be submitted for use in
determining the landscape bond amount for the performance bond (if applicable) and/or
maintenance bond.
Design Review:
6.Please respond to the following items regarding the General Design Review
requirements for the proposal:
a.Your elevation drawings indicate bevel siding on the north, south, and east sides of the addition
shown as a band around the windows. Horizontal lap siding is indicated on the remaining
portions of the addition. Please describe what bevel siding is and describe the difference
between the bevel siding and horizontal lap siding.
b.Please provide color and material information for the exterior of the building (a color elevation
and paint chips would be very helpful). Is the building proposed to be all one color/material, or
are you utilizing various colors and/or materials to break-up the building façades?
c.The design criteria of the Edmonds Community Development Code and the Comprehensive
Plan strive to avoid long, massive, unbroken or monotonous building façades. Staff feels that
additional design element could help the building to achieve these design objectives. Please
describe if you have any additional plans for breaking up the building facades, particularly the
western façade.
d.A $265 design review fee is required for the subject application (G2 – General Design Review
fee). Please note that this fee will be added to the total due prior to permit issuance.
Please make all submittals to a Development Services Permit Coordinator, Monday through Friday,
between 8:00 am and 4:30 pm. If you have any questions, feel free to contact me at (425) 771-0220.
Sincerely,
Development Services Department - Planning Division
Jen Machuga, Planner