14-0307 - 0309 Plan review comments.pdfCITY OF EDMONDS ® 1215" AVENUE NORTH ® EDMONDS, WA 98020
PHONE: 425.771.0220 ® FAX: 425.771.0221 ® WEB: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT: PLANNING ® BUILDING
May 15, 2014
Jake Lyon
jake@prideventuresllc.com
Dear Mr. Lyon,
have reviewed the above building permit applications for the Planning Division against the
Edmonds Community Development Code. Design review of the project is being conducted
administratively with the building permits as well. Before I can continue my review of the
building permits and project design, the following information needs to be clarified in a written
response and through submittal of updated plans:
Datum point: Please label the datum point used for height calculations on Sheet A-1.3
and its elevation, actual or assumed.
2. Exterior mechanical equipment: Please verify whether any exterior mechanical
equipment is included with the development. If so, show it on Sheets A-1.3 and L-1.
3. Reduced site plan: Please revise the scale on the reduced site plan (Sheet A-1.3) to 1"
= 10' (use an 11" x 17" sheet if necessary).
4. 'Proposed' property lines: Because the associated short plat in PLN20080028 has not
been finalized and filed at the County, please re -label all interior property lines shown
on all plans as "Proposed property line" and add a note stating "Proposed property
lines are pursuant to short plat PLN20080028" or similar.
Patios: Please confirm that the proposed rear patios satisfy the exception in ECDC
16.30.040.C.2 which states "...uncovered and unenclosed porches, steps, patios, and
decks may project into a required setback not more than one-third of the required
setback, or four feet, whichever is less; provided, that they are no more than 30 inches
above the ground level at any point." If changes are necessary, update all sheets
where the patios are shown.
6. Elevations: On Sheets A-3.1 and A-3.2, show lines of "average original grade" at
105.1', of "maximum allowed height" at 25' above average original grade, of
"maximum allowed height with 4:12 roof pitch" at 30' above average original grade,
and keep the "proposed ridge height" of the structure.
7. Roof penetrations: As with the skylights, please show on Sheets A-3.1 and A-3.2 all
features extending above the roof such as the fireplace flues and the Solatube
skylights.
8. Landscaping: It appears that the proposed landscaping shown on Sheet L-1 will satisfy
the requirements for Type III landscaping in ECDC 20.13.030. In accordance with ECDC
20.13.040, please submit an itemized cost estimate for all landscaping and labor.
Also, please have the landscape architect describe the habits of the proposed
Serviceberry tree shown near the street front. If it produces substantial fruit, it may
better to replace it with something that doesn't since it would be adjacent to the
sidewalk, driveways and road and then maintenance could be a concern for future
residents and the City.
9. Project name: This project is being called the "Magnolia Court Townhomes".
However, it should be noted that the existing 6 -unit development immediately to the
south which was built in 2004 is also called the "Magnolia Court Townhomes".
All referenced code sections are available here:
http://www.codepublishing.com/wa/edmonds/.
Please submit three copies of your updated site plan 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 (8:00 am to 12:00 pm on Wednesdays only). If you have any
questions, please contact me at (425) 771-0220.
Sincerely,
Mike Clugston, AICP
Associate Planner