07-1083 Plan Review Comments - 2nd 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
December 5, 2007
Mr. Keith Beddow
Email: kfbeddow@hotmail.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2007-1083
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CHERMAK ADDITION AT 1214 – 11 PLACE NORTH
Dear Mr. Beddow:
I have reviewed your resubmittal dated November 30, 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:
Vehicular Access Easement:
1. It was noted that you added a label for the access
drive; however, please show the limits of the shared access easement (i.e. label and
show the outer limits of the shared access easement with a dashed line). It is still
unclear how far to the east and south the boundaries of this access easement extend.
If the shared easement extends further south onto the subject property than the edge
of the shared driveway, please provide an updated setback distance from the
southernmost boundary of the access easement to the proposed addition to ensure
that the addition will meet the minimum required 10-foot setback from the edge of
the easement.
Height Calculations:
2. Please make the following corrections to your height
calculations:
a.It was noted that the elevations of the topography lines were changed with
your resubmittal; however, it appears that either the topography lines were
labeled incorrectly or that some of the lines are missing. The topography
lines appear to be showing 2-foot intervals, but the labels on the western
portion of the property (104, 108, 110, 116) are not consistent 2-foot
intervals. For example, the datum point is stated as being 100’, but it is
located adjacent to the 104’ topography line, so it seems that the datum
point should be closer to 104’.Also, there are no topography lines for
106, 112, and 114, so it appears that the elevations for the four corners of
the height rectangle might be higher than they are in actuality. Based on
the City’s LIDAR data, the change in elevation between the street and the
western side of the height rectangle appears to be a few feet less than the
approximate 17 foot change in elevation as shown between the datum
point (stated as 100’) and Points A and D (stated as 116.9’ and 117’
respectively). Please correct the topography lines and height calculations
so that the topography lines are at consistent 2-foot intervals and the
elevations of the four corners of the height rectangle coincide with the
corrected topography. Also please confirm the elevation of the datum
point in relation to the topography lines.
b.The average and proposed elevations shown on the site plan do not match
the average and proposed elevations shown on the building elevation
sheet. Please correct this discrepancy, and add the maximum allowed
height to the building elevation sheet.
Critical Areas:
3. Upon reviewing City topographical information and conducting a
site visit on November 16, 2007, it was determined that the subject property
contains slopes that are steep enough to be considered Landslide Hazard and
Erosion Hazard Areas near both the western and eastern property lines. Please refer
to the enclosed updated critical areas determination. Since the site contains a
Landslide Hazard Area, please submit a report by a qualified geotechnical engineer
meeting the requirements of Edmonds Community Development Code (ECDC)
23.40 and 23.80 in order to show that the proposed additions will not be detrimental
to the stability of the slope near the eastern property line. Since the additions are
both on the eastern side of the existing residence, the geotechnical report is not
required to address the slope along the western property line. The geotechnical
report must provide a recommended reduced buffer and building setback from the
toe of the slope along the eastern portion of the property, which must also be shown
on your site plan.
Please make all submittals to a Development Services Permit Coordinator, Monday
through Friday, excluding Wednesdays between 8:00 am and 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