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14-0457 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 June 25, 2014 David Carletti david@carlettiarchitects.com RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2014-0457 NEW SKILLED NURSING FACILITY BUILDING AT 21008 76TH AVE. W Dear David, I have reviewed the referenced building permit application for the Planning Division. Before I can sign off on the permit, however, the following issues need to be addressed through the submittal of a response letter and updated plans with changes called out as necessary: 1. CUP conditions: Please submit a cover letter explaining how each of the conditions from the Hearing Examiner's decision of April 9, 2014 are satisfied in this building permit application. 2. Datum point: On Sheet A-1.1, please label the datum point selected as the basis for the height calculations and show its elevation, actual or assumed. The top of the fire hydrant across 76th would be a good choice as would a monument, manhole or catch basin rim in the 76th right-of-way. 3. Height calculations: On Sheet A-1.1, please show the height rectangle and corner elevations determined in accordance with the definition of 'height' in ECDC 21.40.030.B: ""Average level" shall be determined by averaging elevations of the downward projections of the four corners of the smallest rectangle which will enclose all of the building, excluding a maximum of 30 inches of eaves. If a corner falls off the site, its elevation shall be the average elevation of the two points projected downward where the two sides of the rectangle cross the property line." It looks like the southwest and southeast height corners fall off the site so show how those averaged elevations were determined. Make any adjustments necessary to the height calculations on Sheet A-1.1. On Sheets A-3.0 — A-3.3, show the lines of "average original grade", "maximum allowed height", and "proposed building height". 4. Diesel generator and transformer: Please submit Sheet A-1.3 and spec sheets for the transformer and generator. Include cross sections of fences, walls and the like as on Sheet A-1.2. 5. Structural lot coverage: On Sheet A-0.0, provide a breakout of structural lot coverage for the building and canopies as well as a calculation of the total coverage as a percentage of lot size. According to ECDC 21.15.110: "Coverage means the total ground coverage of all buildings or structures on a site measured from the outside of external walls or supporting members or from a point two and one-half feet in from the outside edge of a cantilevered roof, whichever covers the greatest area." Maximum lot coverage in the RM -2.4 zone is 45%. Also on Sheet A-0.0, the title of the sheet at the upper right corner says "A New Church for Prestige Care Inc." — all other sheets say "A New Building...". 6. Monument Sign: On Sheet A-1.1, a "New Site Monument Sign" is shown near the south access driveway at 76th Ave. W. All signage requires a separate permit. It should be noted, however, a monument sign in that location could be no more than 3' from the ground to the top of the sign since it would be within the required 15' street setback. 7. Tree retention and protection: Sheet L-1 shows scattered "Significant Trees to be Preserved" and integrated into the site's updated landscaping while Sheet L-2 includes a note for protection fencing. However, the whole site is shown to be graded out on Sheet C2.1. Show and label the protection fencing and add the note from Sheet L-2 on Sheet C2.1. Any work inside the drip lines must take place in accordance with ECDC 18.45.050.H subsections (1) — (6). 8. Type V parking lot landscaping: On Sheet L-1, please label which areas are included as Type V parking lot landscaping along with their square footages. Also provide a calculation showing compliance with ECDC 20.13.030.E.1. With 59 parking spaces proposed, 20.65 square feet of landscaping is required per parking stall for a total of 1,218 square feet of Type V parking lot landscaping. 9. Landscaping cost estimate: Per ECDC 20.13.040, a landscaping bond is required. Please submit a cost estimate covering the landscaping, irrigation and labor so that a bond amount can be determined. 10. Concrete retaining wall on south: Please verify that the retaining wall shown on Sheet A-1.1 is no more than 3' above existing grade at any point along the wall. This seems to be the case given Detail 5 on Sheet C3.2 referenced on Sheet C3.1 which indicates an '18" Height Max Curb Wall'. All referenced code sections are available at the following website: http://www.codepublishing.com/wa/edmonds/. 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 only on Wednesdays). If you have any questions, please contact me at (425) 771-0220. Sin c rely, _. Mike Clugston, AICP Associate Planner