11-0669 Plan Review Comments #2.pdfCITY OF EDMONDS m 121 5"' AVENUE NORTH m EDMONDS, WA 98020
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PHONE: 425.771.0220 ® FAX: 425.771.0221 ® WEB: ���ww e_df k'ffl( SW c)v;
DEVELOPMENT SERVICES DEPARTMENT: PLANNING ® BUILDING
February 1, 2012
Brian Thaete
brianthaete@hotmail.com
RE: PLAN REVIEW COMMENTS #2 FOR PLAN CHECIS # 2011-0669
TRIEU SF'R AT 7109 LAKE, BALLINGER WAS'
Dear Brian,
I have 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 in a written response:
1. Critical Areas: PARTIALLY ADDRESSED. A noted was added to the site plan submitted
January 31, 2012 indicating that a wetland delineation was done in March 2011 by Habitat
Ecology and Design, Inc. A Category 3 wetland boundary is now shown along with a buffer —
please submit the full delineation report from Habitat Ecology and Design. Also, submit a
flood hazard study as required by ECDC 23.70.
The project site abuts Lake Ballinger. The critical area checklist associated with the address
(CRA-2001-0100) noted this and indicated the possible presence of wetlands adjacent to the
lake. In addition, there is a mapped Zone A flood hazard at the subject location according to
FIRMMcrp Panel 1315. As a result, critical area studies are required as part of this
development project, including: a wetland report prepared pursuant to Chapter 23.50 of the
Edmonds Community Development Code (ECDC), and a flood hazard study prepared
according to Chapter 23.70 ECDC. In each case, you may use either a consultant from the
City's roster (enclosed) or one of your own choosing. If you use a consultant that is not on the
approved list, however, third party review of the reports is required (ECDC 23.40.090).
2. Corner elevations and height calculations: PARTIALLY ADDRESSED, but the
recalculated average elevation shown on Sheet 7 was not updated to reflect the change from
293' to 292.5'. Please redline or update the average elevation on Sheet 7.
Please verb the northern corners of the calculated height rectangle. It appears that each
point is about halfway between the 288' and 286' foot topo lines but both are labeled as 288'.
3. Structural lot coverage: ADDRESSED. Please verify the structural lot coverage for the
proposal. According to ECDC 21.15.110, " [c]overage means the total ground covet -age 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.
4. Concrete toad: ADDRESSED. A concrete pad for gas tanks is noted on Sheet 7. Please show
this pad on the survey map. Note that no structures greater than 3' may be located within a
required setback area except those noted in ECDC 16.20.040, as well as residential fences less
than six feet in height and retaining walls, rockeries, and similar improvements of a minor
character less than three feet in height.
Please submit three copies of your updated site plan (one being reduced size of 11 x17 or smaller) and
two sets of any updated sheets of the building plans. Please make all submittals to a Permit
Coordinator, Monday through Friday, 8:00 am to 4:30 pm. If you have any questions, please contact
me at (425) 771-0220.
Sincerely,
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Mike Clugston, AICP
Associate Planner