07-0776 Plan Review Comments - 3rd Review.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
November 6, 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 dated November 2, 2007 for 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:
Height Calculations:
1. Please make the following corrections to your height
calculations shown on your site plan:
a.Move Points A and B to the north slightly so that they are in line with the
southernmost 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.
b.It was noted that your average grade and maximum allowable height were
updated on your resubmitted site plan; however, these updates were not made
on your building elevations. Please update the average grade, maximum
height, and proposed height on your building elevations so that the figures on
the building elevations match the figures on your site plan.
Rockery:
2. It was noted that elevations were provided along the proposed rockery on
your resubmitted site plan; however, it is unclear if these elevations are indicating the
top of wall, bottom of wall, or original grade elevations. Please indicate what these
elevations are of. If they are not top of wall elevations, please provide top of wall
elevations as well. Since rockeries and retaining walls are not permitted to exceed 3
feet over original grade where they are located within the setbacks, it is necessary to
provide the top of wall elevations on the site plan so that staff can confirm that the
height of the rockery will be less than three feet over original grade.
Geotechnical Report:
3. Your resubmittal on November 2, 2007 included a geotechnical
letter by Earth Consulting Incorporated dated September 18, 2007, which was also
submitted with your previous resubmittal on September 21, 2007, as well as a
geotechnical letter by Associated Earth Sciences dated July 14, 2006. Upon review of
both letters, it was noted that neither letter fully addresses the report requirements of
Edmonds Community Development Code (ECDC) 23.40 and 23.80. The report by
Associated Earth Sciences was conducted prior to the current building plans for the
subject property, and it is unclear what plans were reviewed for the report by Earth
Consulting Incorporated. Due to the presences of a Landslide Hazard Area on and
adjacent to the subject property, you must provide a report by a geotechnical engineer
that meets the report requirements of ECDC 23.40 and 23.80. 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:
4.
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 and
whether any tree replacement is necessary
.
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