12-1075 Plan Review Comments.pdfCITY OF. EDMONDS • 121 5" AVENUE NORTH* EDMONDS, WA 98020
PHONE: 425.771.0220 • FAX: 425.771.0221 • WEB: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT: PLANNING • BUILDING
December 6, 2012
Kathryn Hinsch
khinsch@comcast.net
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2012-1075
CHANGE OF USE AT 23901 EDMONDS WAY
Dear Ms. Hinsch,
I have reviewed the above building permit application for the Planning Division. Before I can
sign off on the permit, however, the following information needs to be clarified in a written
response:
1. Landscaping plan: Please address the following comments:
a. Submit an updated landscaping plan prepared in accordance with ECDC 20.13.010
and 20.13.015. Include a cost estimate for all materials and labor.
b. Show any trees proposed to be impacted as part of the project, particularly along
the north and south property lines. Mark each as whether to be retained or to be
removed. Retained trees must be protected during development per ECDC
18.45.050.
c. Landscaping is required on the south side of the parcel since it is adjacent to a
single-family zoned parcel next door. A landscaping bed at least four (4) wide is
required along that property line extending from the eastern end of the grasscrete
parking area to the street. At the street, this area should flair out and make a
larger bed near Edmonds Way to provide a more visually appealing entrance to the
site. Type II landscaping is appropriate for this entire area except near Edmonds
Way where Type IV would be appropriate. Attached is a marked up landscaping
plan roughly indicating the area on the south side of the parcel.
d. The landscaping bed at the center of the site appears smaller than what was
shown in the aerial photo included with the submittal. The attached mark up
shows an area of a size that would appear more consistent with the extent of that
landscaped area in the past.
e. Type III landscaping is proposed along Edmonds Way. In this instance due to the
location of the site and sight distance requirements, Type IV would appear to be a
better fit for that location. Type IV requirements are listed in ECDC 20.13.030.D
and include deciduous trees spaced at 25' and plant materials which will not
exceed 3.5' in height (small shrubs, bushes and ground cover). For the required
deciduous trees along Edmonds Way, the City's Street Tree Plan recommends
several species including the Liriodendron tulipifera/Tulip Tree, the Cercidiphyllum
japonicum/Katsura Tree, and the Quercus rubra/Red Oak. The Katsura Tree was
recently used on a development at the corner of Edmonds Way and 238th Street
with good results but any of the trees is acceptable.
2. Parking in street setback: On the Site Plan, the parking stall nearest to Edmonds Way
is shown to encroach into the required 15' street setback. According to ECDC
16.30.030.C, no parking spaces may be located within the street setback. It looks like
the encroachment is approximately 2' so moving the northern parking stalls a few feet
back from the street would be an option. Reducing the size width of the handicapped
exiting area may also be an option but consult with the Building Division for the
appropriate minimum width of the space.
3. Critical area checklist: Please submit a critical area checklist for the parcel. See
Handout P20. There is a one-time $155 processing fee.
All referenced code sections are available at the following website:
http://www.mrsc.org/mc/"edmonds/Edmondsnt.html.
Please submit three copies of your updated site plan (one being reduced size of 11 x 17 or
smaller) and two sets of any updated sheets of the building plans. Please make all
submittals to a Permit Coordinator, Monday through Friday, 8:00 am to 4:30 pm. If you
have any questions, please contact me at (425) 771-0220.
Sincerely,
A
Mike Clugston, AICP
Associate Planner