07-0776 Plan Review Comments - 2nd Review.pdf
CE
ITY OF DMONDS
th
• 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 17, 2007
Mr. Kyle Kragseth
Email: Kyle.Kragseth@lewisbuilds.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2007-0776
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KRAGSETH NEW SFR AT 22706 – 95 PLACE WEST
Dear Mr. Kragseth:
I have reviewed your resubmittal for the above building permit application for the Planning
Division. Although a few of the requested corrections from my letter dated September 10,
2007 were made to your grading plan, it was noted that none of these changes are reflected in
your site plan. Therefore, the following information, corrections, or clarifications will need
to be addressed before review can continue:
Site Plan:
1.Please make the following corrections to your site plan:
a.Label the 15’ ingress/egress easement along the southern portion of the
property.
b.Label the portions of the upper floor that cantilever over the lower floor.
c.Based on the building plans, it appears that the proposed deck is 125 square
feet in size as opposed to the 88 square feet stated on your site plan. Please
correct this discrepancy.
Lot Coverage:
2.The lot coverage calculations shown on your site plan only provide for
the footprint of the proposed first floor. However, 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.” Therefore,
your lot coverage calculations must include the portions of the upper floor that
cantilever over the lower floor. Additionally, since the upper floor deck and main
entrance stairs are considered to be structures, they must also be included in the lot
coverage calculations. Please update your lot coverage calculations accordingly on
your site plan.
Height Calculations:
3. Please make the following corrections to your height
calculations shown on your site plan:
a.The elevation for Point A of your height rectangle is stated as being 354.22.
However, this point is located inbetween the 352’ and 354’ topography lines;
therefore, it appears that the elevation of this point should be between 352’
and 354’ instead of being over 354’. Please correct the elevation shown for
Point A and make all necessary updates to the height calculations.
b.Move Points A and B to the north slightly so that they are in line with the
southern walls of the portions of the upper floor that cantilever over the lower
floor, excluding up to 30 inches of eaves. Update your height calculations
accordingly.
c.Under the height calculations, the elevation of Point C is provided as 335.91’,
while the elevation of this point is shown on the site plan as 355.91’. Please
correct this typo and make any necessary changes to the height calculations.
Setbacks:
4. Per ECDC 16.20.040.C, “Uncovered and unenclosed porches, steps, patios,
and decks may project into a required setback not more than one-third or four feet,
whichever is less; provided, that they are no more than 30 inches above ground level at
any point.” The patio on the eastern side of the residence is shown projecting into the
required 25’ street setback by approximately 7.5’; however, based on the above
requirement, the proposed patio may only project into the street setback by 4’. Please
revise your site plan and building plans to show that the proposed patio will be at least
21’ from the eastern property line.
Rockery
5.:
Rockeries and retaining walls are not permitted to exceed 3 feet over
original grade where they are located within the setbacks. Therefore, please provide
top of wall and original grade elevations on your site plan along the proposed rockery
at 5-foot intervals to ensure that the rockery does not exceed 3 feet over original grade
where it is within the minimum required setbacks. Note that the Engineering Division
may require bottom of wall elevations; however, these do not impact the Planning
Division’s determination of whether the rockery is permitted within the setbacks.
Geotechnical Report:
6. Thank you for submitting a geotechnical letter by Earth
Consulting Incorporated dated September 18, 2007. Upon review of this letter, it was
noted that the letter does not fully address the report requirements of ECDC 23.40 and
23.80. Please note that the geotechnical report must address the presence of a
Landslide Hazard Area on/adjacent to the subject property. Additionally, the report
must include a copy of your proposed site plan and must indicate the location of the toe
of the slope and the minimum required distance from the toe of the slope to all
improvements. Your site plan must be updated as well to show the location of the toe
of the slope and the minimum distance from the toe of the slope to the residence and all
other improvements. The geotechnical report must address all proposed improvements
on the site, including the proposed residence, deck, patio, fence, rockery, and any tree
removal outside the footprint of development.
Please provide your geotechnical engineer with a copy of your tree
Tree Removal:
7.
removal plan for his review. Additionally, have your geotechnical engineer address
the proposed tree removal in his report and include a determination as to whether or
not the tree removal will be detrimental to the stability of the steep slope
.
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, excluding
Wednesdays from 8:00 am to 4:30 pm. If you have any questions, feel free to contact me at
(425) 771-0220, ext. 1224.
Sincerely,
Development Services Department - Planning Division
Jen Machuga
Planner