07-0777 Plan Review Comments.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
September 10, 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 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.Label the 15’ ingress/egress easement along the southern portion of Lot 1 of
the subdivision.
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 120 square
feet in size as opposed to the 133 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, the upper floor deck and main entrance
stairs are considered to be structures if they exceed 3 feet in height over original grade.
If the deck and/or stairs exceed 3 feet in height over original grade, they must also be
included in the lot coverage calculations. Please update your lot coverage calculations
accordingly.
Height Calculations:
3. Please move Points B and C to the west slightly so that they are
in line with the eastern 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.
Rockery:
4. 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 along the proposed rockery along the western
property line 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:
5. Since the subject property is located adjacent to a steep slope, a
report by a geotechnical engineer is required. Please have a qualified geotechnical
engineer review the proposed building plans and write a report that meets the
requirements of ECDC 23.40 and 23.80. Please note that the geotechnical report must
address all proposed improvements on the site, including the proposed residence, deck,
fence, rockery, and any tree removal outside the footprint of development.
Tree Removal:
6. Show all trees proposed to be retained or removed on your site plan or
on a separate tree cutting plan. Please provide reasoning for the need to remove any
trees outside the footprint of development. Note that additional documentation may be
required if deemed necessary by staff.
Short Plat:
7. Please note that short plat File No. S-2006-0076 must be recorded before
building permits for both lots can be issued.
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. I look forward to working with you on this project.
Sincerely,
Development Services Department - Planning Division
Jen Machuga, Planner