06-1382 Plan Review Comments.pdfCITY OF EDMONDS • 1215' AVENUE NORTH • EDMONDS, WA 98020
PHONE: 425.771.0220 • FAX: 425.771.0221 • WEB: www.ci.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT: PLANNING - ENGINEERING • BUILDING
January 30, 2007
Cramer Construction
Email: colincramer@hotmail.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2006-1382
NGUYEN NEW SFR AT 8555 TALBOT ROAD
Dear Applicant:
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:
1. Site Plan: Please make the following changes to your site plan:
a. Label the portions of the upper floor that cantilever over the main floor.
b. Label the retaining walls as shown on the building plans on the site plan.
2. Critical Areas Checklist: It was noted that the site contains a slope greater than
40% where the northern portion of the property slopes downwards to the railroad
tracks and Puget Sound. Slopes over 40% with an elevation change of at least 10
feet are considered to be critical areas, specifically landslide hazard areas. The
critical areas reconnaissance conducted for the subject property in 1999 (File No.
CRA -1999-0308) resulted in a "waiver" determination, meaning that no critical
areas were found on the property. During review of the proposed residence, it was
determined that the "waiver" determination, however, was an error and that the
determination should be "study required" due to the presence of the steep slope.
The determination has been updated in our records, and a copy will be mailed out to
you and the current owners.
3. Steep Slope: Please correct the distance line shown on the site plan from the top of
the slope to the northernmost part of the house to be the shortest line possible
between these two points (the distance shown on the site plan is not perpendicular
to the top of the slope). Additionally, please label the proposed distance from the
house to the top of the slope. If the house is proposed to be closer to the top of the
slope than 65 feet (the required 50 -foot buffer from the top of the slope plus a 15 -
foot building setback from the buffer), please have your geotechnical engineer
update his report to discuss the proposed distance from the top of the slope and
provide any necessary recommendations for the house to be constructed safely at
the reduced distance from the top of the slope.
4. Lot Coverage: 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 2.5 feet in from the outside edge of a
cantilevered roof, whichever covers the greatest area." Therefore, the lot coverage
calculations should include the total footprint of the house, including the area of the
portions of the upper floor that cantilever over the lower floor. Lot coverage should
also include the areas of the covered deck and the covered front porch. Please
provide lot coverage calculations, which must include the areas mentioned above,
on the site plan. The total lot coverage of the site should be calculated as a
percentage of the total lot area.
5. Rockeries: Please clarify what the elevations written in on the site plan next to the
rockeries refer to. Are these figures the elevations of the tops of the walls, the
bottoms of the walls, or the original grade? The rockeries as shown on the site plan
meet the minimum required setbacks. However, please note that if the rockeries
end up projecting into the setbacks, they cannot exceed three feet over original
grade wherever they'are within the setbacks.
6. SEPA Review: Your plans state that the total quantity of cut will be 473 cubic
yards. Please note that if the total quantity of cut or fill exceeds 500 cubic yards,
SEPA review will be required. Please contact Planning staff immediately if it is
found that the total quantity of cut or fill will exceed 500 cubic yards so that SEPA
review may be conducted.
Please make all submittals to a 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 (425) 771-0220, ext. 1224. I look forward to working with you on
this project.
Sincerely,
Development Services Department - Planning Division
57
Jen Machuga
Planner