07-0695 Plan Review Comments (2).pdfCITY OF EDMONDS • 121 5th 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
August 14, 2007
Phil Kallsen
Email: phil@kallsenarchitecture.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2007-0695
ADDITION AT 18703 SOUND VIEW PLACE
Dear Mr. Kallsen:
I have reviewed the above building permit application for the Planning Division. Before I can
sign off on the permit, however, the following information needs to be clarified:
1. Site Plan: Please provide a reduced site plan (8.5” by 14” or smaller).
2. Street Setback: The street setback in the RS-12 zone is 25’ rather than 20’. Please
make the appropriate corrections to the site plan. Also, please confirm the distance
from the existing deck on the west side of the house to the property line on Sound View
Place.
3. Patio: A small patio is shown on the Main Floor Plan (Sheet 2) off the northeast corner
of the proposed addition. Please indicate the patio on the site plan, as well. In addition,
it appears that proposed patio is encroaching into the rear setback. According to
Section 16.20.040.C of the Edmonds Community Development Code (ECDC),
uncovered and unenclosed patios may project into a required setback not more than
one-third of the required setback, or four feet, whichever is less. Please confirm that
the proposed patio meets the setback requirement.
4. Datum Point: Please show the datum point used to perform the height calculations on
the site plan along with its actual elevation.
5. Height Calculation: Please confirm the listed elevations for Points A and D (the
northwest and southwest corners) of the inscribed height rectangle. The elevations
listed on the site plan do not appear to agree with the lines of topography for those
points. Please make any changes necessary to the resulting height calculations, as
applicable.
6. Lot Coverage: It is difficult to determine how the structural lot coverage was
calculated. 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.” As a result, the lot coverage calculations should include the
total footprint of the existing house and decks constructed 30” above original grade as
well as the new garage, the new roof over the existing porch, and the new balcony
extending out over the proposed garage. Please provide the appropriate existing and
proposed lot coverage square footages and the final calculation as a percentage of the
total area of the lot.
7. SEPA Review: Please provide the total quantities of cut and fill. If the total amount of
cut or fill is proposed to exceed 500 cubic yards, SEPA review will be required and an
environmental checklist and the associated fee must be submitted.
8. Accessory Dwelling Unit Statement: The Upper Floor Plan (Sheet 3) shows an area
in the proposed Games Room that appears to be roughed in for possible bathroom and
kitchen facilities. As a result, since the addition could potentially be used as separate
living facilities from the primary single-family dwelling, a statement must be recorded
at the County indicating that the current homeowner is aware that an Accessory
Dwelling Unit (ADU) permit would be needed to allow that use. Even if the area is not
intended to serve as an ADU today, recording the statement also informs future owners
of the property about the need to obtain an ADU permit if that use is ever desired for
the space.
Enclosed is the City’s ADU handout as well as the statement that must be recorded at
the County. Please have the property owner review and sign the statement. Note that
signatures must be notarized and signed in black ink. Also note that due to the
County’s restrictions on margins, the statement must be printed on legal sized paper
with a 3” top margin and 1” side and bottom margins. You may either record the
statement at the County on your own for $40, or you may submit it to the City to record
for you for $55 (the County’s $40 recording fee plus a $15 City surcharge).
9. Geotechnical Report: The geotechnical report submitted by Geotech Consultants, Inc.
appears to address the requirements of ECDC Sections 23.40 and 23.80
(Environmentally Critical Areas – General Provisions and Geologically Hazardous
Areas, respectively) regarding the subject site. However, it is mentioned in the
Conclusions and Recommendations that an erosion and sediment control plan is not
needed due to the presence of stable erosion hazard areas. Rather, the presence of the
stable erosion hazard area relieves the applicant of performing more detailed
geotechnical studies that would be required for an unstable erosion or landslide hazard.
For stable erosion hazard areas, Section 23.80.050.G states: “Report requirements for
stable erosion hazard areas may be met through construction documents that shall
include at a minimum an erosion and sediment control plan prepared in compliance
with requirements set forth in Chapter 18.30 ECDC.” For further information, please
contact the Engineering Division to determine exactly what is required for erosion and
sediment control.
Please submit three copies of your updated site plan (one of which must be 8.5” by 14” inches or
smaller) and two sets of any updated pages of the building plans. Please make all submittals to
Theresa Umbaugh, your 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, please contact me at (425)
771-0220, ext. 1330.
Sincerely,
Development Services Department - Planning Division
Mike Clugston, Planner