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14-0240, 0241, 0244, 0299 Plan review comments #2.pdfCITY OF EDMONDS -'l 215th AVENUE NORTH ® EDMONDS, WA 98020 PHONE: 425.771.0220 ® FAX: 425.771.0221 ® WEB: www.edmondswa.g DEVELOPMENT SERVICES DEPARTMENT: PLANNING ® BUILDING April 18, 2014 July 14, 2014 Steve Price sprice@reresources.com RE: PLAN REVIEW COMMENTS #2 FOR PLAN CHECK # 2014-0240 — 0244, 2014-0299 BRACKETT COURT DUPLEXES AT 23230 EDMONDS WAY Dear Mr. Price, I have again reviewed the above building permit applications for the Planning Division against the Edmonds Community Development Code and the conditions established by the Architectural Design Board in their February 7, 2014 decision associated with file PLN20130066. Before I can sign off on the building permits, the following information needs to be clarified in a written response and through submittal of updated plans. July 14 comments are in bold: BLD20140299 (site development, landscaping) 1. Mechanical equipment: Condition #1 of the design approval indicates that all mechanical equipment must be screened. An electrical transformer is shown on Sheet C1 near the sidewalk. Show the transformer on Sheet L-1 as well and describe how the box will be screened. 2. Landscape strip: Show the required 4' landscape strip adjacent to Edmonds Way on Sheet C1. Datum point: Please label the datum point used for height calculations on Sheet C1 and its elevation, actual or assumed. 4. Site retaining wall: A 4' retaining wall is shown on Sheet C1. Because it is a structure, the top of the wall may not be greater than 3' above original grade. Please confirm by showing top -of -wall and original grade spot elevations at 40' intervals along the length of the wall. 5. Wall/fence between units: A "6' privacy fence w/3' of ret. wall typ" is shown between most of the units on Sheet C1. It appears that a 5'-6' wood fence is shown in the same areas on Sheet L-1. Please confirm. According to ECDC 17.30.000.D: "When a retaining wall three feet in height or greater is contiguous to and below a proposed fence, the proposed fence may be constructed for the purposes of safety not greater than four feet above the top of the retaining wall or the finished grade, whichever is less, without the necessity for a variance." 6. Landscape bid: As indicated in an email from July 14, a landscape estimate is forthcoming from the contractor. In accordance with ECDC 20.13.040, please submit an itemized cost estimate for all landscaping and irrigation as well as labor. All Duplex Permits 7. Mechanical equipment: Condition #1 of the design approval indicates that all mechanical equipment must be screened. No equipment was shown on the duplex roofs but nothing was shown at ground -level either. Please show the location of any mechanical equipment associated with each of the duplexes on Sheets C1 and L-1 and describe how the equipment will be screened. 8. Entry doors: Condition #10 of the design approval indicates that the entry doors shall be craftsman style rather than flush. It was noted that craftsman -style doors were shown on each of the duplex permits; a condition will also be added to each building permit. 9. Garage doors: Condition #13 of the design approval stated that all garage doors shall be of a darker tone. It was noted that the garage doors were a darker tone on each of the duplex permits; a condition will also be added to each building permit. 10. On Sheets C1 and Al, change references from "average existing grade" to "average original grade. 11. On Sheet Al, show lines of "maximum allowed height" at 25' above average original grade, "maximum allowed height with 4:12 pitch" at 30' above average original grade, and the "proposed height" of the buildings. Specific Duplex Permits BLD20140240 (Units 101/102) & BLD20140244 (Units 109/110) 12. Facade Contrast: Condition #9 of the design approval indicates that Buildings 101/102 and 109/110 need to have a color contrast that separates the base from the body, similar to Scheme B in Attachment 6 to PLN20130066. It was noted that there was color contrast shown between the top and the base of these structures; a condition will also be added to each building permit. 13. Height calculations: According to the definition of 'height' in ECDC 21.40.030.A a the • •..'average in ! : of ! "Height means the average vertical distance from the average level of the undisturbed soil of the site covered by a structure to the highest point of the structure." "Average level" shall be determined by averaging elevations of the downward projections of the four corners of the smallest rectangle which will enclose all of the building, excluding a maximum of 30 inches of eaves. If a corner falls off the site, its elevation shall be the average elevation of the two points projected downward where the two sides of the rectangle cross the property line." As indicated in the definitions above, use the smallest rectangle that encloses the structure for the height calculations. If the corners fall off the site (Unit 109/110), average the elevations as noted. Make any changes to the height calculations on Sheets C1 and Al as needed. On Sheet Al, the height rectangle needs to be updated to enclose the small box that surrounds the structure. Make any adjustments necessary to the height calculations on Sheets Cl and Al. BLD20140241 (Units 103/104) 14. Height calculations: See above for discussion of height calculations. On Sheet Al, the height rectangle needs to be updated to enclose the small box that surrounds the structure. Make any adjustments necessary to the height calculations on Sheets C1 and Al. BLD20140242 (Units 105/106) & BLD20140243 (Units 107/108) 15. Patios: The west patios shown on Sheet Cl could project up to 4' into the required 15' rear setback for the RM -2.4 zone in accordance with ECDC 16.30.040.0.2. Please verify and revise Sheet Cl accordingly if a change is made. 16. On Sheet Cl, show the eyebrow roof over the entry doors and confirm that feature satisfies the setback exception for eaves in ECDC 16.30.040.C.1. All referenced code sections are available here: http://www.codepublishing.com/wa/edmonds/. Please submit three copies of your updated site plan and two sets of any updated sheets of the building plans. Please make all submittals to a Permit Coordinator, Monday through Friday, 8:00 am to 4:30 pm (8:00 am to 12:00 pm on Wednesdays only). If you have any questions, please contact me at (425) 771-0220. Sincerely, j/ Mike Clugston, AICP Associate Planner