06-1170 Plan Review Comments.pdf
CE
ITY OF DMONDS
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• 1215 AN•E,WA98020
VENUEORTHDMONDS
P: 425.771.0220 • F: 425.771.0221 • W:www.ci.edmonds.wa.us
HONEAXEB
DSD: P•E•B
EVELOPMENT ERVICES EPARTMENTLANNINGNGINEERING UILDING
October 30, 2006
Harold and Marguerite Huycke
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18223 – 84 Place West
Edmonds, WA 98026
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2006-1170
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HUYCKE DECK REPLACEMENT AT 18223 – 84 PLACE WEST
Dear Mr. and Mrs. Huycke:
I have reviewed the above building permit application for the Planning Division and it was found that the
following information, corrections, or clarifications will need to be addressed before review can continue:
Geotechnical Report:
1. During critical area inspection, it was determined that your property contains
Landslide Hazard and Erosion Hazard areas due to the steep downwards slope in your backyard.
Since the proposed deck replacement is located adjacent to the top of this slope, a report from a
geotechnical engineer is required to determine that the construction of the deck will not compromise
the stability of the slope. Please submit a report from a qualified geotechnical engineer addressing
the report requirements found in Edmonds Community Development Code (ECDC) Section
23.80.050. This report must include a recommended buffer distance that the proposed decks must be
from the top of the slope. Feel free to contact me if you would like a copy of our list of qualified
geotechnical engineers or if you have any questions on the report requirements.
Steep Slope:
2.Please show topography lines on the site plan and delineate the top of the steep slope.
Also, please show your geotechnical engineer’s recommended buffer on the site plan.
Site Plan:
3. The site plan does not quite appear to be consistent with the floor plans. Please correct
these plans to match. For example, the portion labeled existing stairs on the site plan appears to be
the location of the proposed new stairs shown on the upper deck floor plan. Please correct the site
plan or floor plans as applicable and label all portions of the deck that are to be replaced exactly as it
currently is, all proposed new portions, and all portions that are to be removed. Also, please show
the outline of the lower floor deck as well as the upper floor deck on the site plan (you could do this
by showing the portions that overlap with a crosshatch or other pattern).
Lot Coverage:
It appears that the total lot coverage is well under the maximum requirement of
4.
35%; however, please provide lot coverage calculations and the total lot area to verify that the
maximum permitted lot coverage will not be exceeded. 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 or from a point two and one-half feet in from the outside edge of a cantilevered
roof, whichever covers the greatest area.” Since decks over three feet in height are considered to be
structures, the proposed decks count towards the total lot coverage.
Please redline plans or submit three sets of revised plans/documents (affected sheets only) with a written
response to each of the above items. Please make all submittals to the Development Services Permit
Coordinator Monday through Friday, 9:00 am to noon or 1:00 pm to 4:00 pm. If you have any questions,
feel free to contact me at Machuga@ci.edmonds.wa.us. I look forward to working with you on this project.
Sincerely,
Development Services Department - Planning Division
Jen Machuga, Planner