2007-0640-0645_Valhalla21Townhomes.pdf
CE
ITY OF DMONDS
th
121 5 Avenue North • Edmonds, WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
SD: P•E•B
D
EVELOPMENT ERVICESEPARTMENTLANNING NGINEERING UILDING
Plan Review Comments – Planning Division
August 22, 2007
A.D. Shapiro Architects, PS
624 Edmonds Way
Edmonds WA 98020
Phone: 425.778.5400 | Fax: 425.778.3032
RE: BLD-2007-0640 through BLD-2007-0645 (First Review)
Valhalla Partners, LLC – 21 Town House Units
23004, 23006, 23008, 23010, 23012, and 23014 Edmonds Way (RM-EW Zone)
Dear Applicant,
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:
1.Lot Line Adjustment:
The interior property lines need to be dissolved. Please contact the Planning Division to discuss how
you would like to handle the lot line adjustment/lot combination. It is my understanding that the entire
site will be divided into two parcels: one that is zoned RM-EW and one that is zoned BC-EW. Is this
correct? If they are to be one large parcel (so that ALL interior property lines are dissolved) this
would result in a “corner lot” and different setbacks would apply than previously thought. Please
clarify intent.
2.Townhouse Subdivision:
Please review the definition of townhouse. Are you planning on subdividing this property? If so,
when do you plan to make your application? Please clarify intent. In order to process a “townhouse
subdivision” the project would need to meet the definition below:
ECDC 21.100.040 Townhouse.
Townhouse means a multiple dwelling unit meeting the following criteria:
A. No dwelling unit overlapping another vertically;
B. Common side walls joining units;
C. Not more than six dwelling units in one structure;
D. Coverage shall not exceed the aggregate coverage of the individual structures as defined in the zoning code;
E. Lot area per unit for purposes of subdivision may be as small as the coverage of the individual unit, so long as the overall
density meets the zoning on the site. Portions of the site not subdivided for individual units shall be held in common by the
owners of the individual units.
3.Landscape Plan:
(Buildings A-F)
a.
Please revise the landscape plan (L-1 and L-2) to reflect one of the following acceptable street
tree species, pursuant to the Streetscape Plan:
Liriodendron tulipifera / Tulip tree
Cercidiphyllum japonicum / Katsura Tree
Quercus ruba / Red Oak
b.
Please provide an itemized cost estimate of the landscaping (covering landscaping, irrigation, and
labor) so that we can determine the amount of the landscape inspection fee (equal to one percent
of the landscaping estimate, $65 minimum charge).
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4.Site Plan:
(Buildings A-F)
a.
Please add the required 6-foot fence to the site plan (ADB-2007-36). Please show details of
fencing and contact the permit coordinator (Marie Harrison) to confirm that the scope of the
building permits for the multi-family buildings could include the required fence.
b.
Please confirm the lot area of the RM-EW parcels. This will help document density and lot
coverage requirements.
c.
Please show all decks, cantilevers, canopies, patios, and stairways (etc.) on the site plan.
d.
Please confirm lot coverage calculations for each building, A-F. Pursuant 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.”
e.
Please note the datum point used for the height calculations (it’s likely already provided and I just
missed it, but please help me find this information).
5.Elevations:
(Buildings A-F)
Thank you for providing the maximum height and illustrating that the project will remain under this
figure. Please also show the “Actual Height” of each building on page A3.1 of the plans (for each
building – redline is acceptable).
Thank you for your cooperation. Please provide a written response to the above mentioned items. And,
please redline your plans to reflect any changes – or, if you are submitting new plans, please submit 3
site plans (one must be reduced size) and 2 sets of the changed pages of the plans. Please make all
submittals to the Development Services Permit Coordinator (Marie Harrison) Monday through Friday, 9am
to noon or 1pm to 4pm. I am the Planner assigned to this project. If you have any questions, please do
not hesitate to contact me at (425) 771-0220, extension 1778. I look forward to working with you on this
project.
Sincerely,
CITY OF EDMONDS
Gina Coccia, Planner
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