08-0105 Plan Review Comments (2).pdfCITY OF EDMONDS • 121 5th AVENUE NORTH • EDMONDS, WA 98020
PHONE: 425.771.0220 • FAX: 425.771.0221 • WEB: www.ci.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT: PLANNING • ENGINEERING • BUILDING
March 14, 2008
Dwight McGrew
Michel Construction, Inc.
7907 212th Street SW, #102
Edmonds, WA 98026
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2008-0105
SINGLE FAMILY RESIDENCE AT 747 BELL STREET
Dear Mr. McGrew:
I have reviewed the above building permit application for the Planning Division. Before I can
sign off on the permit, however, the following information needs to be clarified:
1. Setback Encroachments. Structures (as defined in ECDC 21.90.150) may not be
placed in a property line setback with the exception fences up to six feet in height and
improvements of a minor character less than three feet in height in addition to those
specifically excepted in ECDC 16.20.040.C:
Uncovered and unenclosed porches, steps, patios, and decks may project into a
required setback not more than one-third of the required setback, or four feet,
whichever is less; provided, that they are no more than 30 inches above ground
level at any point.
The submitted drawings seem to indicate several encroachments into required property
line setbacks. Specifically:
a) Rockery. It appears that portions of the rockery on the northwest corner of the
property may exceed the height requirement to be in the setback (Sheet P2).
Rockeries and retaining walls are not permitted to exceed 3 feet over original grade
where they are located within the setbacks. Please verify whether the lines of
topography are original or finished grade.
b) Patio. The small patio off of the garage appears to encroach greater than 1/3 of the
5-foot setback distance into the setback (Sheet A2).
c) Front Walkway. The stone railings parallel to the front walkway appear to
encroach into the street setback and are greater than 3 feet in height (Sheet A1.2).
In this case, the street setback is measured from the northernmost edge of the 20-
foot access easement yielding a street setback of 20.5 feet rather than 40.5 feet
(ECDC 21.90.130).
d) Wall. The stone wall on the southeastern corner of the structure appears to
encroach the 5-foot eastern side setback by approximately 6” where the wall is
greater than 3’ in height (Sheet A1.1, South Elevation).
e) Deck posts. The proposed deck posts appear to encroach the property line setback
along the western edge of the 1st floor deck at the southwestern corner of the
residence (Sheet A1.1, South Elevation and Sheet A3). The posts may similarly
encroach the rear setback on the 2nd floor deck (Sheet A4).
In each case, please verify and describe how the structures meet code or revise as
necessary so that nothing besides the permitted exceptions encroaches into the setback
areas.
Please make all submittals to a Development Services Permit Coordinator, 8:00 am to 4:30 pm
daily, except Wednesdays when the office is closed for permit review. If you have any
questions, please contact me at (425) 771-0220.
Sincerely,
Mike Clugston, AICP
Planner