10-0350 Plan Review Comments.pdfCITY OF EDMONDS • 1215" 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
June 8, 2010
David and Teresa Holt
Email: tjholt2@verizon.net
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2010-0350
HOLT DECK APPLICATION, LOCATED AT 8715 —182ND PL SW
Dear Mr. and Mrs. Holt:
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:
Variance: Your site plan and building plans indicate a reduction of the 10 foot side setback
from the western property line to 7 feet under variance File No. PLN20000013. This variance
approval, however, was for the construction of the garage and did not result in a reduction of
the western side setback for any other existing or proposed structures. Thus, please remove the
7 -foot line and variance note from your plans since the variance for the garage is not applicable
to the subject application.
2. Existing Deck: Your plans indicate that a portion of the western side of the existing deck is at
an angle parallel to and 7 feet from the western property line; however, upon inspecting the
existing deck, it was noted that the deck is not currently at an angle and that instead there is a
small landing at the top of the stairs and then the deck cuts back in towards the house to be in
line with the northern portion of the western side of the deck. The existing deck and stairs are
considered nonconforming pursuant to the regulations of Edmonds Community Development
Code (ECDC) 17.40.020 because they do not comply with the currently required 10 -foot side
setback from the western property line. Pursuant to ECDC 17.40.020, nonconforming
structures may be maintained, but they cannot be altered in any way that increases the degree of
the nonconformity. Thus, the portion of the existing deck and stairs that are within the 10 -foot
setback area can only be maintained as is and cannot be expanded in any manner (i.e. expanded
towards the western property line, increased in height, etc.). Therefore, please revise your site
plan and building plans to show that the portions of the existing deck and stairs that do not
comply with the 10 -foot side setback requirement will not be expanded in any way and will
only be maintained as is.
Lot Coverage: 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.
Please provide lot coverage calculations on your site plan. Note that the lot coverage
calculations must include the areas of the footprint of the existing residence, garage, covered
porch, decks (including all existing deck area to be retained and expanded deck area), and any
other existing or proposed structures. Please provide the total lot coverage in square feet and as
a percentage of the lot area. The maximum allowed lot coverage for the RS -10 zone is 35
percent of the net lot area.
4. Critical Areas: A critical areas determination was conducted for your property in 1999 under
File No. CRA 19990104. The City's critical areas code was updated in 2005, and under current
critical areas code requirements, the slope adjacent to your northern property line qualifies as a
Landslide Hazard and Erosion Hazard Area. I am enclosing a copy of the updated critical areas
determination for your reference. The critical areas code requirements applicable to Landslide
Hazard and Erosion Hazard Areas are contained within ECDC 23.40 and 23.80. Please note
that since the proposed work is located within the minimum required buffer from the Landslide
Hazard Area, a letter from a qualified geotechnical engineer addressing the requirements of
ECDC 23.40 and 23.80 will need to submitted as part of your building permit application. You
are welcome to contact me if you have any questions on the critical areas requirements or if
you would like a copy of the City's list of qualified consultants.
Please make all submittals to a Development Services Permit Coordinator, Monday through Friday,
between 8:00 am and 4:30 pm. If you have any questions, feel free to contact me at (425) 771-0220,
ext. 1224.
Sincerely,
Development Services Department - Planning Division
Jen Machuga
Planner