07-0859 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
October 2, 2007
Mr. Duane Landsverk
Landsverk Quality Homes, Inc.
Email: lah.inc@comcast.net
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2007-0859
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LANDSVERK NEW SFR AT 9005 – 196 STREET SOUTHWEST
Dear Mr. Landsverk:
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 changes to your site plan:
a.The topography lines are too light to read. Please submit an updated site plan
with darker topography lines.
b.Label the covered porches.
Vehicular Access:
2. The short plat (File No. S-2006-47) that created the subject
property (Lot 1) included engineering conditions requiring vehicular access to Lots 1
and 2 to be from the east along the shared ingress/egress easement on Lot 2. Please
show this easement on the site plan and make all necessary changes so that the
vehicular access to the proposed residence matches the approved short plat and civils.
Lot Coverage:
3.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.” It was noted that Sheet 1 of
your building plans states that the area of the lower level is 2,171 square feet, the area
of the garage is 745 square feet, and the area of the covered porches is 53 square feet.
This would result in a total lot coverage of 2,969 square feet; however, your site plan
states that the proposed lot coverage is 2,943 square feet. Please correct this
discrepancy and update your lot coverage calculations accordingly.
Datum Point:
4. Please confirm the elevation of your datum point. Based on a
topography map generated with the City’s LIDAR data (see attached), it appears that
the elevation of the manhole rim (shown on the site plan as being approximately 85 feet
west of the property) would be lower than the four corners of the height rectangle.
However, the datum point is stated as being 100’, while the four corners are stated as
being at lower elevations of 87’, 88’, 90’, and 92’. Please verify the elevation of the
datum point and its relation to the elevations of the four corners of the height rectangle
and make any necessary updates to the height calculations.
Height Calculations:
5. It is difficult to determine on the site plan where the elevations
for the four corners of the height rectangle were taken from. Therefore, please show
the height rectangle on the site plan and show the exact locations of each of the four
corners of the rectangle.
Accessory Dwelling Unit:
6. During review of your floor plans, it was noted that the
upper floor contains a wetbar within the rec room. The City considers this to be a
second kitchen. Since the house is proposed to contain a second kitchen, a covenant
must be recorded at the County stating that you are aware that an Accessory Dwelling
Unit (ADU) permit must be approved separately from this building permit application
if you intend for the upper floor to act as a separate dwelling unit apart from the main
residence. Even if you do not intend for the upper floor to act as an ADU, the purpose
of getting this statement recorded is to protect any future owners from thinking that the
house contains an approved ADU. I am enclosing the City’s ADU handout as well as
the covenant that must be recorded at the County. Please have the property owner(s)
review and sign these materials. Note that signatures must be notarized and signed in
black ink. Also note that due to the County’s restrictions on margins, the covenant
must be printed on legal sized paper and cannot have writing located within the
margins. You may either get the covenant recorded at the County on your own for $40,
or you may turn it in to the City to record it at the County for you for $55 (the County’s
$40 recording fee plus a $15 City surcharge fee). If you are interested in applying for
an ADU permit, you are welcome to contact me on application procedures.
Geotechnical Report:
7.Since the subject property contains a slope near the western
side of the property that is steep enough to be considered a Landslide Hazard Area, a
geotechnical report is required in order to build within 65’ (the standard steep slope
buffer of 50’ plus the critical areas setback of 15’) of the top of the slope. 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. If the geotechnical report
concludes that it is safe to reduce the standard required critical areas buffer and
building setback, the proposed reduced distance from the top of slope must be stated in
the geotechnical report and shown on the site plan.
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