07-1083 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
November 19, 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 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 the subject property shares
vehicular access with the adjacent property to the north. Please show the
boundaries of the shared access easement along the northern portion of the property.
Setbacks:
2.The minimum required setbacks for a site must be measured from the
property lines or the outer edge of any vehicular access easements. Therefore,
please provide the shortest distance from the southern boundary of the shared
access easement running along the northern portion of the property to the proposed
bedroom/bathroom addition to ensure that this addition will meet the minimum
required 10-foot setback from the outer edge of the access easement.
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 30 inches in from the outside edge of the
eaves, whichever covers the greatest area. Since decks that are more than 3 feet
over original grade are considered to be structures, they must also be included in the
lot coverage calculations. Please provide lot coverage calculations on your site
plan, including the area of the footprint of the existing residence, the existing deck
(if more than 3 feet high over original grade), the proposed additions, and any other
structures on the site. Lot coverage is calculated as a percentage of the net lot area
(total area excluding the area of any vehicular access easements) of a site and may
not exceed 35%. Therefore, in addition to providing a breakdown of your lot
coverage calculations, please provide the net area of the site (total area excluding
the area of the shared access easement) and calculate the total lot coverage as a
percentage of the net lot area.
Height Calculations:
4. It was noted that the elevations for the four corners of your
height rectangle used for your height calculations do not match the topography lines
shown on your site plan. The topography lines surrounding the height rectangle are
220’ and 225’; however, the elevations of the four corners are stated as being
between 113’ and 115’. Please correct this discrepancy and ensure that the
elevations used for the topography lines, datum point, and height rectangle are
consistent with one another.
Critical Areas:
5. 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. I look forward to
working with you on this project.
Sincerely,
Development Services Department - Planning Division
Jen Machuga
Planner