PLN20170056 Request for Additional Info.pdfCITY OF EDMONDS • 121 5'' AVENUE NORTH • EDMONDS, WA 98020
PHONE: 425.771.0220 • FAx: 425.771.0221 • WEB: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT: PLANNING • ENGINEERING • BUILDING
March 20, 2018
Mark Cummings
Cummings Dev LLC
Email: slaterhomescop?khotmail.com
RE: REQUEST FOR ADDITIONAL INFO FOR DESIGN REVIEW APPLICATION AND PLAN
REVIEW COMMENTS FOR CUMMINGS 4-UNIT APARTMENT BUILDING
20904 72ND AVE. W, FILE # PLN20170056 AND BLD20181835
Dear Mr. Cummings:
During staff s continued review of your land use application for design review of the proposed 4-unit
apartment building at 20904 72' Ave. W (File No. PLN20170056) and upon review of the associated
building permit application for the Planning Division, it was found that the following information,
corrections, or clarifications will need to be addressed before review can continue:
1. Desi2n Review Application: Comments on your design review application are being consolidated
within this letter together with the Planning Division's comments on the associated building permit
application. For the design review application, please email me with the revised plan sheets and I will
print the necessary sheets for your design review application file. Hard copies of the revised plans,
however, will be necessary for the associated building permit application.
Please keep in mind that a complete response to this information request must be received within 90
days or the design review application (File No. PLN20170056) will lapse for lack of information
(ECDC 20.02.003.D). Thus, your design review application will expire if the requested information
is not received by June 18, 2018. Pursuant to ECDC 20.02.003.D.2, a one-time extension of up to 90
days may be requested if circumstances warrant, but any extension requests must be received prior to
expiration.
Site Plan: Your project plans include two sheets labeled as site plans, one on the cover sheet (Sheet C)
and one within the civil plan set (Sheet S1). Several discrepancies were noted between these two plan
sheets. Only one site plan is necessary for the project, so possibly all information can be consolidated
between these two plans into one single site plan. Otherwise, please review both of these plan sheets
and correct all discrepancies. Some of these discrepancies include, but are not limited to, the
following:
a. The length of the northern property line is inconsistent between these plans. Ensure that all
property dimensions are consistent with the property survey.
b. The RM-1.5 zone requires the following minimum setbacks: Street = 15', Side = 10', Rear = 15'.
Both plans indicate different distances from the property lines to the proposed structure; however,
the proposed setback distances must be consistent between these two plans. Additionally, the civil
site plan (Sheet S1) indicates a southern side setback of 9.7' where a minimum of 10' is required.
Please revise all plans to consistently indicate what is proposed and ensure that the proposed
structure will comply with all applicable setback requirements.
c. Clearly indicate the footprint of the proposed building, including all cantilevers and projections.
d. Please indicate and clearly label all portions of the building that project into the minimum required
setbacks. In particular, the rectangular decorative metal bumpouts on all four sides of the building
must be clearly indicated and labeled. Since these are purely decorative elements of the building
and additional living space is not proposed within these projections, they can be located within the
minimum required setbacks by no more than 30" pursuant to ECDC 16.30.040.C.1.
e. Indicate the locations of all proposed mechanical equipment on the site plan, keeping in mind that
if any ground -level mechanical equipment is proposed within the minimum required setback areas,
it cannot exceed three feet in height. Additionally, all mechanical equipment must be screened
from street view. Please indicate heights and locations of all mechanical equipment and any
necessary screening.
f. Information such as the height calculations and lot coverage calculations is not shown consistently
between the two site plans. This information only needs to be shown on one project site plan, but
if it is going to be provided in more than one place, it needs to be consistent throughout.
3. Building Dimensions: The building dimensions indicated on the floor plans differ from those
indicated on the cover sheet site plan (Sheet Q. For example, the cover sheet site plan shows the
building as 31'-6" deep with a 8'-6" cantilever, but the floor plans indicate a 9'-10" cantilever. Please
review all project plans, including but not limited to the floor plans and both site plans (Sheets C and
S1) to ensure that the building dimensions are indicated consistently amongst all applicable plan
sheets.
4. Pedestrian Connections: The code requires developments to provide a pedestrian connection to 72" d
Ave. W. Please indicate the proposed pedestrian connection. If the intention is to utilize the
driveway, the pedestrian pathway should be striped. Please indicate the proposed pedestrian
connection on all applicable plan sheets.
5. Height Calculations: Please respond to the following comments regarding the height calculations
(refer to Handout 41341 for additional guidance on how to conduct the height calculations):
a. Different height calculations are indicated on the two site plans (Sheets S 1 and Q. Please revise
the plans so that height calculations are indicated on only one site plan in order to avoid any
confusion.
b. Indicate the location and elevation of the datum point utilized for the height calculations.
c. The height rectangle must be enlarged to include the metal decorative building projections on all
four sides of the building. Please clearly indicate the locations of Points A through D on the site
plan and update the elevations of the four corners of the height rectangle to reflect their corrected
locations.
d. Update the height calculations based on the revised locations of the four corners of the height
rectangle, and indicate the average original grade and maximum allowed height (25' above
average original grade) on the site plan.
e. Indicate the elevation of the proposed height on the site plan.
f. On the building elevation views, indicate the elevations of the average original grade, maximum
allowed height, and proposed height.
6. Lot Coverage: Lot coverage is defined as the total ground coverage of all buildings or structures on a
site measured from the outside of external walls or supporting members excluding a maximum of 30"
of eaves (note: the metal decorative building projections on the subject proposal do not qualify as
eaves for the purposes of lot coverage calculations). The maximum allowed lot coverage within the
RM-1.5 zone is 45% of the net lot area. It appears that the entire footprint of the structure was not
included in the lot coverage calculations on the site plan. Please revise the lot coverage calculations to
include the footprint of all upper floor cantilevers and the metal decorative building projections on all
four sides of the building.
7. Dumpster Enclosure: Please provide an elevation view of the proposed dumpster enclosure, keeping
in mind that it cannot exceed six feet in height.
8. Lighting: The proposed lighting bollards located within the minimum required setbacks cannot exceed
three feet in height. Additionally, all light must be shielded from spilling off site and directed down
onto the subject site itself Please revise accordingly.
9. Landscape Plan: Please make the following corrections to the landscape plan:
a. Indicate the upper floor cantilever.
b. Since the quantity of required Type V landscaping is based on the number of parking stalls, be
sure to correctly indicate the proposed parking stalls (i.e. the area that is shown as being hatched
for the ADA stall on other plan sheets is indicated as being a parking stall on the landscape plan).
c. Confirm that there will not be any conflicts between the locations of the proposed landscaping and
the proposed utilities and make any necessary adjustments to the landscape plan and/or utility
locations.
d. Update the landscape plan to indicate the surface materials to be utilized on all four sides of the
proposed building. These areas currently appear blank on the landscape plan.
10. Landscape Bid: Once the requested changes have been made to the landscape plan, please provide a
cost estimate for all labor and materials for installation of the landscaping. This estimate will be
utilized for calculation of the required landscape inspection fee as well as the landscape 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.
For your building permit application, please submit two copies of your revised site plan and two copies of
any revised building plan sheets to a Development Services Permit Coordinator. For your design review
application, please email me all revised plan sheets. Our office hours are Mondays, Tuesdays, Thursdays,
and Fridays between 8:OOam and 4:30pm, and Wednesdays between 8:30am and noon. If you have any
questions, feel free to contact me at (425) 771-0220 or Jen.Machugagedmondswa.gov.
Sincerely,
Development Services Department - Planning Division
Jen Mach uga
Associate Planner