10-0758 Plan Review Comments.pdf
CE
ITY OF DMONDS
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• 1215 AN•E,WA98020
VENUEORTHDMONDS
P: 425.771.0220 • F: 425.771.0221 • W:www.ci.edmonds.wa.us
HONEAXEB
DSD: P•E•B
EVELOPMENT ERVICES EPARTMENTLANNINGNGINEERING UILDING
November 15, 2010
Mr. Tom Berg
Western Ridge Construction
Email: tomberg58@yahoo.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2010-0758
CLEARWATER HOMES SINGLE FAMILY RESIDENCE
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LOCATED AT 22804 96 PL. W
Dear Mr. Berg:
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:
Site Plan
1.: Please make the following corrections to your site plan:
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a.Correct the address to 22804 96 Pl. W.
b.The scale appears to be slightly off from 1”=20’ on the site plan, as several lines scale
out at less than their dimensions as shown on the building plans. Please verify the scale
and show all dimensions accurately.
c.The building plans indicate that the northern façade of the garage is 6 inches back from
the northern façade of the residence; however, this is not indicated on the site plan.
Please correct this discrepancy.
d.The upper floor cantilever on the southwestern portion of the residence is shown on the
building plans as projecting 2 feet over the lower floor; however, the cantilever is
indicated as being only 1 foot on the site plan. Please correct this discrepancy.
e.The deck is shown smaller on the site plan than on the building plans. Please correct
this discrepancy.
f.Indicate the chimney on the eastern side of the residence.
Setbacks
2.: Please provide the shortest distance from the residence to the western property
line as measured at a right angle from the property line to ensure that the proposed
residence will comply with the minimum required 7.5-foot side setback. A dimension of
11 feet is shown from the western property line; however, it is not the shortest distance at
this location. Since the upper floor cantilevers over the lower floor at the southwest corner
of the residence, the upper floor cantilever must also be shown to comply with the
minimum required western side setback of 7.5 feet.
Height Calculations
3.: When making the corrections to your site plan described above,
please be sure to revise the height rectangle, if needed, to include the entire structure
excluding up to 30 inches of eaves. If the height rectangle is updated, revise the height
calculations, average grade, proposed height, and maximum allowed height accordingly.
Lot Coverage
4.: 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. It appears that the deck and the upper floor cantilever on the southwestern portion of
the residence were excluded from the lot coverage calculations; however, both items must
be included in the calculations since they are considered structures. Please provide a
breakdown of the lot coverage calculations showing that all portions of the proposed
structure are included. The maximum allowed lot coverage for the RS-8 zone is 35 percent
of the net lot area.
Geotechnical Report
5.: The subject property is Lot 8 of the K. Elise plat (P-2001-22) The
K. Elise plat identified some steep slope areas on the plat and a condition of the plat is that
building permits for structures that will encroach into the steep slope area will need to be
accompanied by a Steep Slope Exemption request. The proposed residence is within this
identified steep slope area and/or within the minimum required buffer from the top of the
steep slope. Since this plat was approved in 2001, the City of Edmonds' critical area
regulations have been updated and the City no longer has a Steep Slope Exemption. While
the City no longer has Steep Slope Exemptions, the current critical area regulations do
allow development within steep slopes and their associated buffers if a geotechnical report
addressing ECDC 23.40 and 23.80 consistent with the requirements of ECDC 23.80.050 is
prepared and the specific findings in ECDC 23.80.070.A.2 are made. Please submit a
geotechnical report prepared by a qualified professional that is consistent with the
applicable requirements of ECDC 23.40 and 23.80. The report must include a certification
within the geotechnical report that the specific findings in ECDC 23.80.070.A.2 can be
achieved.
All submittals should be made 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