09-0506 Plan Review Comments 3.pdfCITY OF EDMONDS • 1215" AVENUE NORTH • EDMONDS, WA 9$020
PHONE: 425.771.0220 • FAX: 425.771.0221 • WEB: www.ci.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT: PLANNING • BUILDING
September 9, 2009
Fred Baxter
fred@baxterarchitects.com
RE: PLAN REVIEW COMMENTS #3 FOR PLAN CHECK # 2009-0506
SFR REMODEL AND DECK AT 1012 VIEWLAND WAY
Dear Mr. Baxter:
After speaking with you last week regarding the above permit, I inquired about the possibility of
locating the proposed northern railwall and southern stairs within setback areas relative to the
provisions of ECDC 16.20.040.C. Based on my discussions with both the Planning Manager and
Plans Examiner, I am afraid I do not have the answers you were hoping for. The railwall and the
steps must comply with 16.20.040.C; as proposed, they do not.
That said, a railing only without a guard could be allowed. This approach may work for the
southern steps depending on the height of the steps that are proposed to encroach into the
setback. As you are aware, the building code requires guards above 30" so if a railing by itself
can work on the lower three or four steps, that railing would be allowed to encroach into the
setback with the steps.
The railwall projecting into the northern setback, on the other hand, is not allowed. It doesn't
appear that a simple railing would satisfy building code in that case and so the northern steps
must be redesigned in order to comply with applicable codes. When you resubmit, please show
the appropriate setback lines on the East and West elevations on Sheet A3.1.
If you have any questions, please contact me at (425) 771-0220.
Sincerely
Mike Clugston, AICP
Planner