07-0611 Plan Review Comments.pdfCITY OF EDMONDS • 1215"' AVENUE NORTH • EDMONDS, WA 98020
PHONE: 425.771.0220 • PAx: 425.771.0221 • WEB: www.ci.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT: PLANNING • ENGINEERING • BUILDING
July 31, 2007
Eric and Michelle Grant
Email: Grant6pack@yahoo.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK 4 2007-0611
GRANT SINGLE FAMILY RESIDENCE AT 7807 —173" ST. SW
Dear Mr. and Mrs. Grant:
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. Show the proposed stairs to the western side of the covered deck.
b. Provide the proposed height on the site plan.
c. Indicate the top of the steep slope and provide the distances from the top of the
slope to the residence, deck, and stairs.
2. Lot Coveraze: The lot coverage is stated on the plans as being 38.6%; however, lot
coverage may not exceed 35% of the total area of the site. It appears that the coverage
provided on the site plan includes impervious surfaces; however, the lot coverage
measurement is intended to include structural coverage only. Lot coverage is defined as the
total ground coverage of all buildings or structures on a site measured from the outside of
external wal is or supporting members or from a point 30 inches in from the outside edge of
the eaves, whichever covers the greatest area. Note that since stairs and decks that are more
than 3 feet over original grade are considered to be structures, the portion of the stairs to the
west side of the deck that are more than 3 feet over original grade must be included in the
lot coverage calculations. Additionally, the covered porch and covered deck must also be
included in the calculations. It is difficult to determine what was included in the lot
coverage quantity stated on the site plan. Please update the lot coverage to reflect the
definition above and provide a breakdown of the lot coverage calculations on the site plan
so that the calculations may be verified by staff.
3. Geotechnical Report: Please conduct the following regarding the geotechnical report and
letter submitted with the application:
Cornerstone Geotechnical, Inc. is not currently on the City's list of qualified
geotechnical engineers. Per ECDC 23.80.050.A, the geotechnical report must be
prepared by "an engineer or geologist licensed in the state of Washington, with
experience analyzing geologic, hydrologic, and ground water flow systems, and
who has experience preparing reports for the relevant type of hazard." Since
Cornerstone Geotechnical, Inc. is not currently on our list, please have them
submit their qualifications so that we may add them to the list. If it is determined
that Cornerstone Geotechnical, Inc. does not meet the code requirements as a
qualified professional, please have a qualified professional conduct a new
geotechnical report.
b. The geotechnical report and letter do not completely address the critical areas
requirements of ECDC 23.40 and 23.80. Please have your geotechnical engineer
review the requirements of ECDC 23.40 and 23.80 and submit a supplemental
report describing how the projects meets the requirements of these code sections.
The report should contain a copy of the site plan that was analyzed by the
geotechnical engineer, and the engineer should designate the location of the top
of the steep slope on the site plan. The letter from Cornerstone Geotechnical,
Inc. dated March 14, 2007 provides a recommended setback of 20 feet from the
top of the slope to the residence and 10 feet from the top of the slope to the deck.
These distances must be shown on the site plan. Additionally, the report makes
no mention of the stairs projecting even closer than the deck to the top of the
slope. Therefore, the supplemental report must address the proposed stairs as
well.
4. SEPA: The grading plan states that the total quantity of cut will be 480 cubic yards. Note
that if either grading quantity (cut or fill) exceeds 500 cubic yards, SEPA review is
required. If it is determined that grading will exceed 500 cubic yards, please contact the
Planning Division immediately for SEPA review requirements.
Please submit three copies of the updated site plan (at least one copy must be reduced in size) and
only two copies of any affected sheets of the building plans. 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. 1
look forward to working with you on this project.
Sincerely,
Development Services Department - Planning Division
Jen Machuga
Planner