08-0105 Plan Review Comments 2 (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
May 1, 2008
Dwight McGrew
Email: michelbz@nwlink.com
RE: PLAN REVIEW COMMENTS #2 FOR PLAN CHECK # 2008-0105
SINGLE FAMILY RESIDENCE AT 747 BELL STREET
Dear Mr. McGrew:
I have reviewed the information resubmitted on April 15, 2008, in support of the referenced
building permit. It does not appear that my comments regarding the initial submission were
addressed as part of the resub. Please respond to my comments and indicate how your proposal
meets the stated requirements.
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. Partially addressed. The highlighted
top/toe measurement indicates 171.5’/168’ – this is still greater than 3’ allowed
above original grade for structures to be the setback area.
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). Unaddressed. The proposed
patio encroaches the setback in excess of the 1.67 feet allowed by the code. Please
reduce the size of the proposed patio to conform with the setback requirement.
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). Unaddressed. Please show the 20’ street setback as measured
from the northern edge of the access easement. Also, show the stone railing and
post features on the site plan and indicate how they meet the 3’ height requirement
in order to be in the setback.
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). Unaddressed. Show how
the section of wall meets the setback requirement. It was also noticed that the stone
façade may encroach approximately 6” into the street setback. Please indicate how
that feature meets requirements as well.
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). Unaddressed. Show
how the deck posts meet the setback requirement.
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