Michel 7 unit condo Plan Review Comments.pdf
CE
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ITY OF DMONDS
1215 ANE,WA98020
VENUE ORTH DMONDS
P: 425.771.0220 F: 425.771.0221 W: www.ci.edmonds.wa.us
HONEAXEB
DSD: PEB
EVELOPMENT ERVICES EPARTMENTLANNING NGINEERING UILDING
March 3, 2008
Michel Construction, Inc.
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7907 212 Street SW, #102
Edmonds, WA 98026
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2008-0031, 7 UNIT CONDO
ON WALNUT STREET
Dear Mr. McGrew:
I have reviewed the above building permit application for the Planning Division and found that
the following information, corrections, or clarifications will need to be addressed before review
can continue:
Scale.
1.The scale on the Site Plan (P2) and Landscape Plan (L1) is listed as 1:20 but it
appears to be 1:10. Please verify and correct as necessary.
Height Calculations.
2.It appears that the height calcs are slightly off on the
Elevations (A1.1 and A1.2). According to the corner heights provided, the average
original grade is 62.80, yielding a maximum height of 92.80. The Elevations
indicate an average original of 62.75 and a maximum of 92.75. Likewise, the height
for the elevator penthouse is listed as 95.75 as opposed to 95.80 on the elevation
drawings. Similarly, the Site Plan (P2) indicates a correct average value (62.80) but
an incorrect maximum (92.75). Please verify and correct as necessary.
Exhaust Vent.
3. The exhaust vent on the south façade is considered a vent pipe.
According to ECDC 21.40.030.C.5, a vent pipe may not exceed 18 in height above
the height limit. It appears that the top of the vent exceeds the maximum height plus
the additional 18 by approximately 3. Please verify and correct as necessary.
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Setback Encroachment.
4. It appears that the 2 floor eave/overhang on the eastern
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façade encroaches approximately 36 into the 15 property line setback along 4
Avenue South (visible on South Elevation near the Top Plate). According to ECDC
16.30.040.C.1, eaves and chimneys may project into a required setback not more than
30 inches. Please verify and correct as necessary.
Street Trees.
5. As indicated in the Edmonds Street Tree Plan, the Ginko biloba
Princeton Sentry / P.S. Maidenhair Tree is required along Walnut Street. It is noted
that this change was made in response to the ADBs approval of the project.
However, the proposed landscape plan now also calls for two Ginko biloba trees at
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the street adjacent to the 4 Avenue entrance. The Street Tree Plan calls for the
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Froxinus pennsylvania Summit / Summit Ash along 4 Avenue. Please indicate
the appropriate corrections on a revised Landscape Plan (L1).
Landscape Bid.
6.Please provide a written bid/itemized cost estimate for the
landscaping proposed, including installation. This will be used to determine the
landscape inspection fee (and performance bond, if applicable).
You may 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 updated pages of the building
plans. Please make all submittals to Theresa Umbaugh, your Development Services Permit
Coordinator, Monday through Friday, 8:00 am to 4:30 pm; we are closed Wednesdays. If you
have any questions, please contact me at (425) 771-0220.
Sincerely,
Mike Clugston, AICP
Planner