BLD20161366 Plan Review Comments.pdf
CE
ITY OF DMONDS
th
•1215AN•E,WA98020
VENUE ORTH DMONDS
P: 425.771.0220 • F: 425.771.0221 • W:www.edmondswa.gov
HONEAXEB
DSD:P•E•B
EVELOPMENT ERVICES EPARTMENTLANNING NGINEERING UILDING
January 13, 2017
Mr. Glenn Safadago
GBH Holdings LLC
Email:GlennHCI@msn.com
RE: PLAN REVIEW COMMENTSFOR PLANCHECK #BLD20161366
BEACH WALK APARTMENTSLOCATED AT 303 EDMONDS ST.
Dear Mr. Safadago:
I have reviewed the abovebuilding 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:
Design Review:
1.Design review was conducted in 2015 for the subject proposal under File No.
PLN20150036. The Architectural Design Board (ADB) conducted a two-phase public hearing on the
proposal based on the project plans that were submitted with the design review application. The ADB
approved the proposed design, with conditions, on November 4, 2015. It was notedduring review of the
subject building permit application, however, that several changes were made to the proposed building
design including changes to window sizes and locations, cladding, landscaping, etc. Cumulatively, these
changes cause the need for the ADB to re-review the project.The base fee for ADB re-review of this
project (Type III-B decision) would be $1,820 plus a $35 technology fee. You may contact me for
information on submittal requirements for ADB re-review. Alternatively, you could revise the building
permit application to be consistent with what was reviewed and approved by the ADB.
ADB Conditions:
2.The ADB approved the design review application (File No. PLN20150036) for the
subject proposal on November 4, 2015with the following conditions:
1)ADDITIONAL INTEREST SHALL BE ADDED TO THE EXISTING BUILDING BY EXTENDING THE
PAINTED BELTCOURSEFROM THE SOUTHERN FAÇADE AROUND ALL FOUR BUILDING FACADES,
FOLLOWING A PAINT SCHEME AS PRESENTED IN THE TOP DRAWING OF EXHIBIT 13, WHICH WAS
SUBMITTED BY THE APPLICANT ON NOVEMBER 4, 2015.
2)THE SCREENING WALL AROUND THE EXTERIOR STAIRWELL SHALL BE ANGLEDTO FOLLOW THE
SLOPE OF THE STAIRS AS SHOWN IN THE TOP DRAWING OF EXHIBIT 13, WHICH WAS SUBMITTED
BY THE APPLICANT ON NOVEMBER 4, 2015.
3)THE SCREENING OF THE STAIRWAY ON THE EAST SIDE OF THE EXISTING BUILDING SHALL NOT
EXTEND FURTHER SOUTH THAN THE FACE OF THE BUILDING TO PREVENT OBSCURING
PEDESTRIANS FROM CARS EXITING THE ALLEY.
4)THREE STREET TREES SHALL BE PROVIDED ALONG EDMONDS STREET AT 30’ ON CENTER
SPACING PER THE CITY OF EDMONDS STREET TREE PLAN. STREET TREE SIZING AND SPECIES IS
TO BE DETERMINED AT THE TIME OF BUILDING PERMIT REVIEW.
5)THE APPLICANT MUST APPLY FOR AND OBTAIN ALL NECESSARY PERMITS, AND THE APPLICATION
WILL BE SUBJECT TO THE REQUIREMENTS IN THE EDMONDS COMMUNITY DEVELOPMENT CODE.
IT IS UP TO THE APPLICANT TO ENSURE COMPLIANCE WITH THE VARIOUS PROVISIONS
CONTAINED IN THESE ORDINANCES.
Please provide a written response indicating how each of the ADB’s above conditions have been
addressed with the proposal.
Materials/Colors:
3.Respond to the following comments regarding the design of the exterior of the
building, including the proposed materials and colors:
a.Provide color renderings of each building façade.
b.Indicate all building materials and colors on each of the building elevation views.
Permit for Existing Building:
4.Since the project includes work on the existing buildinglocated on the
eastern side of the site, please submit a separate building permit application to cover the remodel of the
existing building. This permit application must include all proposed modifications to the existing
building, including the demolition of the existing 1-story portion of the building as well as the exterior
improvements indicated in the associated design review application (PLN20150036) and as required by
the ADB’s conditions of approval.As part of your submittal for the building permit application for the
modifications to the existing building, please also include color renderings of the changes to the existing
building and elevation views indicating all materials and colors.
Site Plan:
5.Please make the following corrections to your site plan:
a.Indicate the eave line on the site plan.
b.Indicate the decks.
Height Calculations:
6.Make the following corrections to your height calculations:
a.Indicate the datum point and its elevation on the site plan.
b.The height rectangle must be the smallest rectangle that encompasses the entire buildingexcluding up
to 30” of eaves,but including any covered decks.Since the proposed decks are covering one another,
the height rectangle must be extended out to the edges of the covered decks. Please revise as
necessary.
c.The elevations of the average original grade, maximum height, and proposed height are indicated on
theNorth and Eastbuilding elevation views, but not on the South and West building elevation views.
Please add this information to the South and West building elevation views.
d.When making the above requested corrections to the location of the height rectangle as well as any
changes to the building design in response to these comments or comments from the other reviewing
departments, be sure to update the elevations of the four corners of the height rectangle to reflect their
corrected locations.
e.After updating the elevations of the four corners of the height rectangle, the height calculations will
need to be updated accordingly.Any changesto the elevations of the average original grade,
maximum allowed height, or proposed height must be indicated on the site plan as well as the building
elevation views.
Landscape Plan:
7.Please make the following corrections to your landscape plan:
a.As stated in the ADB’s decision on the associated design review application:“Three street trees shall
be provided along Edmonds Street at 30’ on center spacing per the City of Edmonds Street Tree Plan.
Street tree sizing and species is to be determined at the time of building permit review.” The
Engineering Division will provide information on the required species and size for street trees that will
be appropriate given the proximity to the overhead power lines.The landscape plan and all applicable
plan sheets must be revised to indicate these street trees.
b.ECDC 20.13.015 establishes the minimum sizes at installation for shrubs and groundcover as well as
the maximum allowed spacing. Please review the minimum size and maximum spacing requirements
of ECDC 20.13.015 and ensure that the landscape plan is consistentwith these requirements.
c.Once the requested changes have been made to the landscape plan, please provide a cost estimatefor
all labor and materials for installation of the landscaping. This estimate will be utilized for calculation
of the requiredlandscape inspection fee as well as thelandscape maintenance bond. The maintenance
bond itself, however, does not need to be submitted until the landscaping has been installed. The
maintenance bond will be requested at the time of the Planning Division’s inspection of the project.
Plan Consistency:
When making the above requested corrections and all additional corrections requested
8.
by the other reviewing departments, please be sure that all plans associated with the proposal are revised
consistently with one another. For example, when revising the landscape plan to indicate the required
street trees along Edmonds Street, the site plan and all applicable civil plan sheets will also need to be
revised to indicate the locations of these trees and associated tree grates.
Please submit twocopies of your revised site plan and two copies of any revised building plan sheets to a
Development Services Permit Coordinator. Our office hoursare Mondays, Tuesdays, Thursdays, and Fridays
between 8:00am and 4:30pm, and Wednesdays between 8:30am and noon.If you have any questions, feel free
to contact me at (425) 771-0220or Jen.Machuga@edmondswa.gov.
Sincerely,
Development Services Department -Planning Division
JenMachuga
Associate Planner