2008-0287_Jantz.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
DSD: P•E•B
EVELOPMENTERVICESEPARTMENTLANNINGNGINEERINGUILDING
May 12, 2008
Warren LaFon, AIA
849 Puget Way
Edmonds WA 98020
Phone: 425.794.0580 | Email: warrenlafon@earthlink.net
RE: BLD-2008-0287 – Greg Jantz Addition @ 547 Dayton Street (BD2 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.
If you have any questions, please do not hesitate to contact me. I look forward to working with you on
this project.
Please provide a written response to the items mentioned below…
:
1.Height
a.
The height calculations show the elevations of the four corners of the property. Please review the
enclosed handout and revise the elevation points so that they make up the smallest rectangle that
encloses all of the structure. Please update the site plan with these new elevations accordingly.
b.
The maximum height in the BD2 zone is 25 feet, pursuant to ECDC 16.43.030.A. See also
ECDC 16.43.030.C for additional details on building height regulations. Please revise the plans
so that the project remains under 25 feet or please show how the project meets the provisions in
ECDC 16.43.030.C.
2.Elevations:
Please submit elevations for review, and note exterior color and materials proposed.
Please label height calculations on an elevation view to confirm that the proposal remains under the
height limit.
3.Design Review:
Design review is required for commercial projects. This project will require
“Administrative” design review, which is conducted by staff with the building permit. Please submit
a Land Use Application, along with the $115 review fee, at your earliest convenience so that I can
begin my review. Please include elevations, color samples, a landscape plan, brief narrative (on the
land use application) and anything else you think would be helpful to review the design of your
proposal (photos, etc.). Please see excerpt from ECDC 20.12, below, for details.
4.Landscaping:
Please revise the landscaping plan to show existing and proposed landscaping for this
site. See excerpt from ECDC 20.13, below, for details.
5.Land Use:
What is the use of the proposed second story addition? Please confirm if any residential
use is proposed.
6.Rooftop Mechanical Equipment:
Is there any rooftop mechanical equipment proposed? If so, how
will it be screened from view?
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Sincerely,
Gina Coccia, Associate Planner
Phone: 425.771.0220, x 1778 | Email: coccia@ci.edmonds.wa.us
cc: BLD-2008-0287
enc: Land Use Application | Height Calculation Handout | Excerpts from ECDC 16.43 (BD), 20.12 (Design Review), and
20.13 (Landscaping)
Please provide a written response to the items mentioned above. Also, please redline your plans to reflect any changes – or, if
you are submitting new plans, please submit three site plans (one must be reduced size) and two sets of the changed pages of the
plans.Please make all submittals to the Development Services Permit Coordinator (Theresa Umbaugh) Monday through
Friday, 8am-4pm (except Wednesdays). All Edmonds Community Development Code (ECDC) citations can be found on the City
of Edmonds website: www.ci.edmonds.wa.us.
ECDC 16.43.030.C. Building Height Regulations
1. The basic height limit is 25 feet (see definition of ÐheightÑ detailed in ECDC 21.40.030).
2. Step-Back Rules. The following rules apply when calculating the maximum building height for any building
in the specified zone(s) (see Figures 16.43-3 and 16.43-4 for illustrated examples).
a. Within the BD2, BD3, or BD4 zones, an additional five feet of building height, not to exceed 30 feet,
may be obtained if the building is designed to meet all of the following conditions:
i. A building step-back is provided within 15 feet of any street front. Within the 15-foot step-back,
the maximum building height is the lesser of 25 feet above grade at the property line (e.g., normally the back of the
sidewalk) or 30 feet above the Ðaverage levelÑ as defined in ECDC 21.40.030. For corner lots, a 15-foot step-back is
required along both street fronts. If a building located on a corner lot has insufficient lot width (i.e., less than 40 feet of
lot width) to enable it to provide the required step-back on both street fronts, then the step-back may be waived facing
the secondary street. This waiver may not be granted for building step-backs required from Fifth Avenue, Dayton
Street, or Main Street.
ii. A 15-foot step-back is provided from the property line opposite the street front. Within the 15-
foot step-back, the maximum building height is the lesser of 25 feet above grade or 30 feet above the Ðaverage levelÑ
as defined in ECDC 21.40.030. For corner lots for which a 15-foot step-back is required on more than one street front,
there is no 15-foot step-back required from the property line opposite each street front. For the purpose of
determining step-back requirements, alleys are not considered to be streets.
iii. A building setback, in which the entire building is set back from the property line, may be
substituted on a foot-for-foot basis for the required building step-back. For example, a five-foot building setback can
be combined with a 10-foot building step-back to meet the 15-foot step-back requirement.
b. Within the BD1 zone, building height may be a maximum of 30 feet in order to provide for a
minimum height of 15 feet for the ground floor. The allowable building height is measured from the Ðaverage levelÑ as
defined in ECDC 21.40.030.
3. Within the BD5 zone, the maximum height may be increased to 30 feet if the building meets one of the
following conditions. In addition, if the building is located within 15 feet of the public right-of-way, architectural details
and/or applied art shall be incorporated into the building design, and the ground floor shall be distinguished from the
upper portions of the building through the use of differences in materials, windows, and/or architectural forms.
a. All portions of the building above 25 feet consist of a pitched roof such that the pitch of all portions
of the roof are at least six-in-12 and the roof includes architectural features, such as dormers or gables of a steeper
pitch, that break up the roof line into distinct segments.
b. If the building does not make use of a pitched roof system as described in subsection (C)(3)(a) of
this section, step-backs shall be required the same as for the BD2 zone, as described in ECDC 16.43.030(C)(2).
4. Height Exceptions. In addition to the height exceptions listed in ECDC 21.40.030, the following
architectural features are allowed to extend above the height limits specified in this chapter.
a. A single decorative architectural element, such as a turret, tower, or clock tower, may extend a
maximum of five feet above the specified height limit if it is designed as an integral architectural feature of the roof
and/or facade of the building. The decorative architectural element shall not cover more than five percent of the roof
area of the building.
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b. Roof or deck railings may extend a maximum of 42 inches above the specified height limit within any
building step-back required under ECDC 16.43.030(C)(2); provided, that the railing is constructed so that it has the
appearance of being transparent. An example meeting this condition would be a railing that is comprised of glass
panels.
ECDC 20.12.030 Design review by city staff
B. Application and Staff Decision.
1. An applicant for design review shall submit information sufficient to evaluate how the project meets the
criteria applicable to the project. Staff shall develop a checklist of submission requirements and review criteria
necessary to support this intent. When design review is intended to accompany and be part of an application for
another permit or approval, such as a building permit, the submission requirements and design review may be
completed as part of the associated permit process.
2. In reviewing an application for design review, staff shall review the project checklist and evaluate whether
the project has addressed each of the applicable design criteria. Staff shall enter the following findings prior to issuing
a decision on the proposal:
a. Zoning Ordinance. That the proposal meets the bulk and use requirements of the zoning ordinance,
including the guidelines and standards contained in the relevant zoning classification(s).
b. Design Guidelines. That the proposal meets the relevant district-specific design objectives
contained in the comprehensive plan.
When conducting its review, city staff shall not add or impose conditions based on new, additional criteria
proposed in light of the specific characteristics of a particular tract of land or on an ad hoc basis. \[Ord. 3636 § 3,
2007\].
20.12.070 Design guidelines, criteria and checklist.
A. In conducting its review, the ADB shall use the design guidelines and design review checklist as
contemporaneously adopted in the design guidelines.
B. Additional Criteria. Design review shall reference the specific criteria adopted for each area or district.
1. Criteria to be used in design review for the downtown Edmonds business districts (BD zones) located
within the downtown/waterfront activity center as shown on the city of Edmonds comprehensive plan map include the
following:
a. Design objectives for the downtown waterfront activity center contained in the Edmonds
comprehensive plan.
ECDC 20.13 Landscaping Requirements
20.13.010 Landscape plan requirements.
The applicant has the option of submitting a preliminary landscape plan to the architectural design board prior to
final approval. The preliminary landscape plan need not include the detail required for final approval, although areas
of proposed landscaping should be shown. Final project approval cannot be given until the final landscape plan is
submitted and approved.
The following items shall be shown on any final landscape plan submitted to the ADB for review:
A. Name and address or location of the project;
B. All plant material identified by botanical and common name Î genus, species and variety (see ECDC
20.13.015);
C. Location of all trees and shrubs to be planted;
D. Three sets of landscape plans drawn to a scale of 1 = 30 or larger (e.g., 1 = 20, 1 = 10, etc.). Plan should
include a bar scale for reference. See ÐChecklist for Architectural Design ReviewÑ items (on architectural design board
brochure) for required number of other plans;
E. Scale of the drawing, a north arrow and date of the plan;
F. All property lines, as well as abutting streets and alleys;
G. Locations, sizes and species of existing trees (six inches in caliper or more) and shrubs. Trees and shrubs to be
removed must be noted. Natural areas should be designated as such;
H. Any proposed or existing physical elements (such as fencing, walls, building, curbing, and signs) that may affect
the overall landscape;
I. Parking layout, including circulation, driveway location, parking stalls and curbing (see ECDC 20.13.020(D));
J. Grading shown by contour lines (minimum five-foot intervals), spot elevations, sections or other means;
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K. Location of irrigation system (see ECDC 20.13.020(E)). \[Ord. 3636 § 4, 2007\].
20.13.020 General design standards.
A. Preference shall be given to an informal arrangement of plants installed in a variety of treatments that will
enhance building designs and attractively screen parked vehicles and unsightly areas, soften visual impact of
structures and enhance views and vistas.
B. A formal arrangement may be acceptable if it has enough variety in layout and plants. Avoid continuous, long,
unbroken, straight rows of a single plant where possible.
C. Existing vegetation that contributes to the attractiveness of the site should be retained.
Existing significant trees and shrubbery (six-inch caliper or more) must be shown on the proposed landscape plan
and saved and incorporated into the landscape plan, if they are reasonably attractive and of good quality.
D. Extruded curbs four to six inches are required where landscaping meets paved areas. Wheelstops will be
required as needed, and must be affixed permanently to the ground.
E. Automatic irrigation is required for all ADB-approved landscaped areas for projects which have more than four
dwelling units, 4,000 square feet of building area or more than 20 parking spaces.
F. All planting areas should be at least four feet wide between curbs.
G. Deciduous or broadleaf evergreen trees should be planted at least four feet from curbs, especially in front of
parking stalls. Where possible, coniferous trees should be planted at least seven feet from curbs.
H. All plants shall be compatible with the character and climate of the Pacific Northwest. Shrubs and/or
groundcover are required to provide 75 percent ground coverage within three years.
I. Berms or mounds should be no steeper than 3(H):1(V). Any slopes steeper than 3:1 (2:1 is maximum permitted
by the city for fill slopes) need erosion control netting or other erosion control methods in planting areas not covered
by grass (e.g., rockery).
J. Landscaping must be provided in adjacent rights-of-way between property line and curb or street edge and
shown on the landscape plan.
K. Street trees must be planted according to the city's street tree plan. Contact the planning division for details.
L. Street trees should be installed within four feet of either side of the property line.
M. Landscaping should be tall enough to soften any dumpster enclosures located in planting areas.
N. Trees and very large shrubs should be planted at least five feet from any water/sewer lines. Landscape
plantings shall reflect consideration of plantings in relation to utility lines.
O. Utility boxes should be screened with landscaping without blocking access.
P. Species approved within a landscape plan shall have a growth pattern in scale with the development and be
consistent with the preservation of significant views and height limit for the zoning district. \[Ord. 3636 § 4, 2007\].
20.13.025 General planting standards.
A. Blank Building Walls.
1. Blank building walls should be softened by landscaping.
2. Landscaping should include trees and shrubs Î mostly evergreen.
3. Trees should be planted an average of 20 feet on center either formally or in clusters.
B. Foundation Planting.
1. Trees and shrubs should soften the building elevation and soften the transition between the pavement and
the building.
2. Plantings may be in informal or formal arrangements (see ECDC 20.13.020
(A) and (B)).
3. Landscaping should be planted in all areas except service areas.
4. Planting areas should be at least four feet wide. \[Ord. 3636 § 4, 2007\].
20.13.040 Landscape bonds.
A. An itemized cost estimate, covering landscaping and irrigation, must be submitted for use in determining the
landscape bond amount. The city will use this estimate to set the amount of the landscape performance bond.
B. A performance bond will be required for release of the building permit. This bond will be used to cover
installation of required landscaping, fences or screening for service areas.
C. Landscaping must be installed prior to issuance of certificate of occupancy (for multiple-family and single-tenant
commercial buildings) or a certificate of completion (for multiple-tenant commercial buildings).
D. Once the landscaping has been installed, a 15 percent maintenance bond is required for release of the
performance bond. Any plants that die within two years of installation must be replaced before the maintenance bond
can be released. Upon inspection and approval, the maintenance bond may be released after two years. \[Ord. 3636
§ 4, 2007\].
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