2007-0640-0645_Valhalla21Townhomes-2nd.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
January 16, 2008
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 (Second 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.Landscape Plan:
(Buildings A-F)
a.
Please revise the landscape plan (L-1, L-2, and L-3) 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).
2.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 show and label all decks, cantilevers, canopies, patios, and stairways (etc.) on
the site plan.
c.
The rear-yard patios for buildings E and F project into the setback. Please label the site
plan with the appropriate measurement to show that they are projecting a maximum of 4
feet (or 3.33 feet, depending) into the required setback pursuant to ECDC
16.30.040.C.2,“Except as authorized by subsection (C)(3) of this section, 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 they
project too far, please reduce.
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d.
Please confirm lot coverage calculations for each building, A-F, as related to the entire
RM-EW zoned lot (a table of the breakdown will suffice). 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.
f.
Please show the height rectangles and each rectangle corner’s elevation for each
building.
3.Awnings:
(Buildings A-F)
The awnings covering the entries are over 30” in depth, and it’s difficult to tell which awnings
(if any) are encroaching into the setback a distance of over 30”. Pursuant to ECDC
16.30.040.C.1,“Eaves and chimneys may project into a required setback not more than 30
inches.” Please clarify.
Grading:
4.
Just a reminder that a SEPA DNS was issued 12/19/2007 for a maximum of 9,000 cubic
yards of cut and 2,000 yards of fill for the ENTIRE project site (including the mixed use
project to the south). If you anticipate any change to these approved figures, please contact
the Planning Division immediately.
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). 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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