14-0240-0244, -0299 Plan review comments.pdfCITY OF EDMONDS ® 121 5th AVENUE NORTH ® EDMONDS, WA 98020
PHONE: 425.771.0220 ® FAX: 425.771.0221 ® WEB: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT: PLANNING ® BUILDING
April 18, 2014
Steve Price
sprice@reresouces.com
WArk WRATI„ ..
Dear Mr. Price,
I have 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:
BLD20140299 (site development, landscaping)
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.
3. 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: 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 Cl 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 Cl 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: 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: 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.
BLD20140242 (Units 105/106) & BLD20140243 (Units 107/108)
15. Patios: The west patios shown on Sheet C1 could project up to 4' into the required 15'
rear setback for the RM -2.4 zone in accordance with ECDC 16.30.040.C.2. Please
verify and revise Sheet C1 accordingly if a change is made.
16. On Sheet C1, 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,
Mike Clugston, AICP
Associate Planner