07-0777 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 # 2007-0777
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KRAGSETH NEW SFR AT 22708 – 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:
Site Plan:
1.Please make the following corrections to your site plan:
a.In your resubmittal, it was noted that you changed the label of the proposed deck
on your site plan to say “deck/stairs”; however, there are no stairs shown on your
building plans. Please either show the proposed stairs on the building plans and
site plan or change the label on the site plan back to “deck” only.
Height Calculations:
2. Please make the following corrections to your height calculations
shown on your site plan:
a.Please move Points B and C to the west slightly so that they are in line with the
easternmost 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:
3. 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.
Retaining Wall:
4. It was noted that a retaining wall was added to your site plan along the
southern property line. It is unclear if the elevations provided along the retaining wall 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:
5. 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, fence, rockery,
retaining wall and any tree removal outside the footprint of development.
Tree Removal:
6. Please provide your geotechnical engineer with a copy of your tree
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