BLD20131421 Plan Review Comments.pdf
CE
ITY OF DMONDS
th
•1215AN•E,WA98020
VENUE ORTH DMONDS
P: 425.771.0220 • F: 425.771.0221 • W:www.edmondswa.gov
HONEAXEB
DSD:P•E•B
EVELOPMENT ERVICES EPARTMENTLANNING NGINEERING UILDING
February 25, 2014
Mr. Bernand Hou
Architectural Werks
Email: Bernand@awerks.com
RE: PLAN REVIEW COMMENTSFOR PLANCHECK #BLD20131421
THTH
5AVENUE ANIMAL HOSPITALLOCATED AT 310 5AVE. S.
Dear Mr. Hou:
Ihave reviewed the above building permit applicationfor the Planning Division,and it was found that the
following information, corrections, or clarifications will need to be addressedbefore review can continue:
SitePlan:
1.Please make the following revisions to your site plan (Sheet A1.1):
a.Refer tothe sample plot plan and plot plan checklist (Handout #B57, enclosed) for guidance on all
minimum items to be indicated on the site plan.
b.Label the lengths of each property line.
c.Provide the lot area.
d.Indicate the location of the “living wall” on the western side of the building.
ADB Review:
2.As you are aware, the Architectural Design Board (ADB) approved the design review
application (File No. PLN20130027) for the subject proposal on August 7, 2013 with conditions. Please
respond to the following commentsrelated to the ADB’s conditions of approval:
a.One of the ADB’s conditions stated the following: “All mechanical equipment and other utility
hardware on the roof, grounds, or buildings shall be screened to mitigate view impacts from
street level. Screeningcould include the use of architectural elements, landscaping and/or
fencing.”It is understood that you are proposing a mechanical screen on the roof of the first
floor. Please provide the height of this screen and the heights of the future HVAC equipment in
order to ensure that the screen will be tall enough to provide sufficient screening.Additionally, it
is unclearif the transformer located on the western side of the site will be sufficiently screened.
Please provide the height of the transformer as well as documentation showing that the proposed
landscapingwill sufficiently screen the transformer and/or add additional screening to mask the
transformer (i.e. taller shrubs, fence, etc.).
b.One of the ADB’s conditions stated the following:“The metal cornice shall be carried around the
eastern side of the second floor instead of metal coping.”Please revise the plans to comply with
this condition.
Materials/Colors:
3.Please respond to the following comments regarding the design of the exterior of the
building, including the proposed materials and colors:
a.Indicate all building materials and colors on eachof the building elevation views so that staff can
confirm that the design of the building exterior is consistent with that which was approved by the
Architectural Design Board (ADB).
b.The building plans indicate ground face CMU on the center band of the northern building
elevation; however, the plans reviewed by the ADB indicated that this band would be smooth face
CMU. As indicated on the plans reviewed by the ADB, this façade would have bands of painted
concrete, smooth face CMU, and ground face CMU. This change in materials, together with the
use of different colors, providessome visual relief to this façade. Please provide the reasoning for
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changing the smooth face CMU band to ground face CMU, and make any needed corrections in
order to achieve the same effect that was originally indicated on the plans reviewed by the ADB.
c.It was noted that the rain screen panels indicated on the plans reviewed by the ADB were changed
to high-pressure laminate wall panels. Please provide documentation of any differences in
appearance (i.e. colors,material, etc.)between the previously proposed rain screen panels and
currently proposed high-pressure laminate wall panels.
Height Calculations:
4.Please respond to the following comments regarding the height calculations:
a.The maximum allowed height within the Downtown Business, BD2,zone is 30 feet above average
original grade. In order to confirm compliance with height requirements, please provide height
calculations on the site plan, including indication of the datum point utilized for the height
calculations. Refer to Handout#B41 (enclosed) for guidance.
b.It was noted that you included average grade calculations on your site plan, but these were not full
height calculations. Additionally, your average grade calculations were based on existing grades,
but the height calculations must be based on average originalgrade.
c.In addition to providing full height calculations on the site plan, please also indicate the elevations
of the average original grade, maximum allowed height, and proposed height on the building
elevationviews.Although your elevation views indicate an average level and maximum building
height, these elevations will need to be consistent with those ofthe height calculations.
Landscape Plan:
5.Please address the following comments regarding the landscape plan:
a.ECDC 20.13.015 establishes the minimum sizes at installation for shrubs and groundcover as well
as the maximum allowed spacing. Please review the minimum size and maximum spacing
requirements of ECDC 20.13.015 and revise the landscape plan as necessary in order to comply
with these requirements(i.e. it is unclear if the proposed shrubs meet the minimum size
requirement).
b.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 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.
Signage:
6.Your elevation views indicate future signage. Please note that signage will be reviewed for
code compliance at the time of submittal of a sign permit application.
Please submit three copies of your revised site plan (including one reduced copy) and two copies of any
revised building plan sheets to a Development Services Permit Coordinator. Our office hours are Mondays,
Tuesdays, Thursdays, and Fridays between 8:00 am and 4:30 pm, and Wednesdays between 8:00 am and noon.
or (425) 771-0220.
If you have any questions, feel freeto contact me at Jen.Machuga@edmondswa.gov
Sincerely,
Development Services Department -Planning Division
JenMachuga
Associate Planner
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