08-0255 Plan Review Comments 2.pdf
CE
th
ITY OF DMONDS
1215 ANE,WA98020
VENUE ORTH DMONDS
P: 425.771.0220 F: 425.771.0221 W: www.ci.edmonds.wa.us
HONEAXEB
DSD: PEB
EVELOPMENT ERVICES EPARTMENTLANNING NGINEERING UILDING
April 14, 2008
Double Diamond Custom Homes
stephen.redmond@verizon.net
RE: PLAN REVIEW COMMENTS #2 FOR PLAN CHECK # 2008-0255
NEW SINGLE FAMILY RESIDENCE AT 18819 OLYMPIC VIEW DRIVE
Dear Mr. Redmond:
I have again 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:
Plot Plan: Unresolved.
1.Please submit a plot plan prepared in accordance with the
requirements described in the Building Divisions Handout #B73.
Height Calculation:
2. Thank you for providing an elevation for Point A for the height
calculation.
Elevation Drawings:Unresolved.
3. The maximum height of the residence must be less
than or equal to the maximum allowed height. Currently, the maximum height of the
structure is listed as 124.78 and the maximum allowed height calculates to 124.71.
Also, please show the maximum allowed height on the elevations (and updated site
plan).
Structural Coverage Calculations:
4. No structural coverage calculations have been
provided. ECDC 21.15.110 defines coverage:
Coverage means 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.
Please provide a breakdown of the square footages of all proposed structures on the
parcel (including the covered porch), the total square footage of those structures, and
the total square footage of structures as a percentage of the square footage of the entire
parcel.
Setbacks:
5. The parcel is considered a flag lot and so has 10 property line setbacks
from all property lines. No structures may be placed in the setback areas with the
exception of fences less than six feet in height and retaining walls, rockeries, and
similar improvements of a minor character less than three feet in height (ECDC
21.90.150). From the site plan provided, it appears that the garage approach on the
northern side of the parcel will involve the construction of retaining walls which
encroach the setback area. No elevations were provided for the retaining walls but it
would seem that, as proposed, they will be greater than 3 high in the setback area. If
that is the case, please revise the plans to ensure that no structures are proposed to be in
any setback area.
Grading:
6. Please provide the total quantities of cut and fill. If the total amount of cut
or fill is proposed to exceed 500 cubic yards, SEPA review will be required and an
environmental checklist and the associated fee must be submitted.
Geotechnical Information:
7.A Critical Areas Determination for the subject parcel was
issued on April 7, 2008. It identified the presence of possible erosion and landslide
hazard areas on the parcel based on the criteria found in ECDC Chapters 23.40 and
23.80. The Limited Geotechnical Investigation report produced by Krazan &
Associates on October 23, 2007 appears to largely address the requirements of the
Critical Areas Determination. The proposed development will occur near where the
existing house is located which is outside of the identified steep slope hazard area. A
35-foot setback from the top of slope (20 buffer and 15 building setback) was
recommended in the Krazan report and will be required.
An erosion and sediment control plan is required. ECDC Section 23.80.050.G states:
Report requirements for stable erosion hazard areas may be met through construction
documents that shall include at a minimum an erosion and sediment control plan
prepared in compliance with requirements set forth in Chapter 18.30 ECDC. For
further information about plan requirements, please contact the Engineering Division.
Please submit three copies of your updated site plan (one reduced size) and two sets of any
updated pages of the building plans.
Please make all submittals to a Development Services
Permit Coordinator, Monday through Friday, 8:00 am to 4:30 pm, except on Wednesdays when
we are closed for permit review. If you have any questions, please contact me at (425) 771-
0220.
Sincerely,
Mike Clugston, AICP
Planner