0582_001.pdfRR
RYAN RHODES DESIGNS
City of Edmonds Corrections Summary
Project Address
Project Number:
10535121h Ave NW
Seattle, WA 98177
BLD2018-1405
Correction Notice Date November 1, 2018
Corrections 1 PLANNING DIVISION
Reviewer:
Amber Groll
01 /09/2019
Submitted by: Christine Greene
Ryan Rhodes Designs, Inc.
303 Nickerson St
Seattle, WA 98109
Corrections have been made directly on the plans. The following is a list of how the requested corrections
were individually addressed:
1. Height:
a.) The chimney extends above the maximum height permitted for this zone (25'). Per ECDC 21.40.030.4,
chimneys are not to exceed nine square feet in horizontal section or more than three feet in height for that
potion above the height limit. The chimney as detailed in the plans provided exceeds both the horizontal
allowance and the height limit.
b.) Because the height is within 12 inches of the maximum height permitted for the zone, a final letter of height
confirmation shall be provided upon completion of the structure.
4 a.) Revised chimney height, including shroud, to exceed no more than 3'-0" max above height limit.
(Chimney shroud also remains to be 2'-0" higher than the portion of roof it passes thru within 10 ft
horizontal distance per G2427.5.3 as it originally was drawn.) Please see Sheets A2.0-A2.1 and A3.0.
4 b.) Added: "Note: GC OR ARCHITECT TO PROVIDE FINAL LETTER OF HEIGHT CONFIRMATION
UPON COMPLETION OF STRUCT." to elevations. Please see Sheets A2.0-A2.1.
2. Setbacks:
a.) Minimum required side setbacks for the RS-12 zone as applied to the subject site are as follows: Street = 25'
(measured from the southern property line), Side = 10'(measured from the eastern and western property lines), and
Rear = 25' (measured from the northern property line). The current site plan shows retaining walls within these
setbacks and extending into the right of way. The retaining wall structure is more than 30 inches above ground level
and thus is not eligible for the setback exception provided in ECDC 16.20,040. C. Since the retaining wall is more than
30 inches above original grade, it must comply with RS-12 zoning setbacks. Please add detail to plans showing
dimensions for the top and toe of the retaining walls.
4 a.) The retaining wall bordering the walkway has been removed closer to the South property line. The
one bordering the driveway needs to stay to help the transition of asphalt to permeable pavers and
for drainage. It acts as a retaining wall to the driveway as needed and will become a curb closer to
the property line. No retaining wall within the setbacks is over 3 ft in height. (Email with reviewer on
111112019 addressed the wrong part of the code and told me to refer to ECDC 21.90.150 Structure
instead.) Please see revised Sheets G1.0 and A0.3. A0.3, Foundation Plan shows the heights of the
top and toe of the retaining walls. The large retained earth area next to the main entry way has been
removed. We had done that for drainage reasons. We will just have to pump the water from that
downspout now instead.
303 NICKERSON ST SEAME WA 98134 206.632.1818 RYANRHODESDESIGNS COM
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RYAN RHODES DESIGNS
3. Accessory Dwelling Unit.
a.) The lower level of the residence appears to be designed as a separate living unit or an Accessory Dwelling Unit
(ADU). ADU's have specific requirements (including parking requirements) which are detailed in ECDC 20.21 and
require a separate land use approval process. Please see the attached ADU handout (Form #P1). Please either apply
for an Accessory Dwelling Unit or if the property does not wish to apply for an ADU at this time, please have them sign
and return the attached ADU statement.
+ a.) This SFR is solely to be used as an SFR. No ADU will be on the property. Alas, the 'Statement on
Accessory Dwelling Units' form has been signed and uploaded with these corrections.
303 NICKERSON ST I SEATTLE WA 98134 1 206.632.1818 1 RYANRHODESDESIGNS.COM