Brackett's Court - Planning Comments 2.pdf`oc. 10j
June 20, 2016
January 6, 2017
CITY OF EDMONDS
1215 1h Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa. ov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
Jake Lyon
Brackett's Corner LLC
jake@prideventuresllc.com
RE: Planning Comments 2 — Brackett's Corner (RM -2.4)
Hi Jake,
As you know, Sean Conrad left the City of Edmonds and I picked up this project to review. I
have reviewed the initial May 10, 2016 submittal, Sean's comments regarding those plans, and
the December 9, 2016 resubmittal. Please submit updated plans with changes called out and a
cover letter addressing the following (my comments are underlined):
1. Site Plan —
Addressed. Please include a table on the site plan that shows the lot coverage for each
individual building and the sum of all the building's lot coverage amounts along with the
maximum allowable lot coverage under the RM 2.4 zoning district.
Partially addressed. While the porches on Buildings 5 & 8 ,are now shown not toproject
into the street setback on the December 9 site plan, thev do need to be included in the
height callculations. Please revise the height rectangle on the Site (Plan and resulting
height calculations there and on Sheet A-3.1 of the building lana asappropriate. Also
please verify for all the other buildings that all structural overhangs meet the exterior
property line setbacks and that thev are included in the height rectanele for the hei ht
calculations. Accordin to ECDC 16.30.040.C.1 eaves chimneys, bay windows utility
lines and meters and similar minor improvements may ro"ect up to 30" into a required
setback. If the overhangs do not meet setbacks, please revise. Likewise. if the
overhangs were not included in the height rectangle, glease revise the rectangle and
associated height calculation on the Site Plan and elevation drawings.
Buildings 5 and 8 on the site plan include what appear to be columns for a front porch
within the 15 -foot building setback along 80th Avenue West. Eaves may encroach within
the setback however structural supports such as columns may not. Please amend the
site plan accordingly or provide further details of the front entrance for both of these
buildings.
• Addressed. Please correct the number of parking spaces listed on the site plan from 38
to the 42 shown on the plan.
2. Addressed.
Exterior colors of houses -
Please provide a separate site plan and indicate the exterior colors that will be applied to
each of the units.
3. Unaddressed. Please indicate the pitch of roof for that portion of roof above 25' on the
noted sheets.
Building plans -
Please include the roof pitch on sheet A.3.1 for buildings 8 and 9.
4. Landscape Plan —
Addressed. The landscape plan meets the required Type II and Type IV landscaping
requirements however some modifications are needed based on site distance and
visibility for drivers and pedestrians. In general, besides street trees vegetation should
have a mature height of 3 Meet or less within the street right-of-way and at driveway
or street intersections. The proposed landscape plan identifies Emerald Arborvitae,
Round -Leaved Rhododendron and Lily of the Valley Bush along the perimeter of the
project site. The mature height of these bushes can reach over 3 Meet and their
proposed location could cause site distance and visibility issues. I have highlighted the
areas of concern on the attached landscape plan. The yellow highlighted area denotes
the areas of concern for visibility. I encourage you to review the landscaping and
discuss changes with the landscape plan with myself and the Engineering Division of the
Public Works Department.
• Addressed. The fence sections circled in red on the attached landscape plan need to be
reduced in height from 6 feet down to 4 feet within the 15 -foot building setback.
• Unaddressed, Also lease remove Note 14 from Sheet L-01. The Architectural Design
Board died not waive this requirement in accordance with ECDC 20.13.000. An automatic
irrigation system is required per ECDC 20.13.020.E. Please include an automatic
irrigation plan along with the updated landscape plan.
• Unaddressed. I saw the King Count Bond Worksheet but didn't see thatlandscaping
in
was included. Per ECDC 20.13.040.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.
• Unaddressed. Please provide a timing plan for installation of the landscaping. Will it be
completed all at once or in phases? The performance bond and the associated time
frames of the bond will depend on your proposed installation plan.
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Please Note: Additional comments from the Building and Engineering Divisions may require
additional changes to the plans beyond those discussed above.
Please submit two copies of any revised plans and one copy of the landscaping cost estimate to
a Permit Coordinator. The permit counter is open Monday — Friday from 8:00am to 4:30pm,
8:30am and 12:00 only on Wednesday. If you have any questions, please let me know.
�ncer�ely, � ...,.
xk
Mike Clugston, AICP
Associate Planner
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