11-0775 Plan Review Comments.pdfCITY Y OF EDMi NDS ® 121 5"' AVENUE NORTH d EDMONDS, WA 98020
PHONE: 425.771.0220 ® FAx: 425.771.0221 m WEB .w"?.�;i, (J111 nd Wa.0
�DEVELOPMENT SERVICES DEPARTMENT: PLANNING ® BUILDING
September 23, 2011
Eric Thuesen
ericthuesen@frontier.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2011-0775
ACCESSORY STRUCTURE (CABANA) AT 509 9TH AVENUE NORTH
Dear Eric,
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: The critical area checklist associated with the address (CRA-2001-0067) identified
the presence of steep slopes on the subject site. The 2004 critical areas code update describes these
geologically hazardous areas as possible erosion hazard areas (slopes between 15% and 40%) and
landslide hazards (slopes in excess of 40%). As proposed, the accessory structure would project out
over the upper portion of a steep slope identified as a possible landslide hazard.
The critical areas code requires that applicants attempt to avoid and minimize impacts to critical
areas. ECDC 23.40.120.A (Mitigation sequencing) states:
Applicants shall demonstrate that all reasonable efforts have been examined with the intent
to avoid and minimize impacts to critical areas.
Further, ECDC 23.40.120.B states:
When an alteration to a critical, area is proposed, such alteration shall be avoided,
minimized, or compensated for in the following sequential order ofpreference:
1. Avoiding the impact altogether by not taking a certain action or parts of an action;
2. Minimizing impacts by limiting the degree or magnitude of the action and its
implementation by using appropriate technology or by taking affirmative steps, such as
project redesign, relocation, or timing, to avoid or reduce impacts;
3. Rectifying the impact to wetlands, frequently flooded areas, and fish and wildlife
habitat conservation areas by repairing, rehabilitating, or restoring the affected
environment to the historical conditions or the conditions existing at the time of the
initiation of the project;
4. Minimizing or eliminating the hazard by restoring or stabilizing the hazard area
through engineering or other methods;
S. Reducing or eliminating the impact or hazard over time by preservation and
maintenance operations during the life of the action;
6. Compensating for the impact to wetlands, frequently flooded areas, and fish and
wildlife habitat conservation areas by replacing, enhancing, or providing substitute
resources or environments; andlor
7. Monitoring the hazard or other required mitigation and taking remedial action when
necessary.
From the location of the proposed accessory structure within an area of steep slopes (and within a
required setback), it does not appear as if the above process was considered. For example, moving
the structures closer toward the existing house (away from the slope) would reduce the impact to the
hazard and then also satisfy the required zoning setbacks (see 44 below).
Regardless of where the accessory structure is located, however, a geotechnical report must be
submitted. This report must review the criteria listed above and the criteria for development in or
near geological hazards identified in ECDC 23.80.060 and .070, and must contain the elements
listed ECDC 23.80.050 and 23.40.090. The report must be prepared by a qualified professional
(ECDC 23.80.050.A) and is subject to independent review according to ECDC 23.40.090.13, as
appropriate.
City review of the proposal includes the criteria in ECDC 23.40.160.
2. Site Plan: The site plan submitted is not accurately scaled. Use a survey or the approved
development plan from the associated short plat (S-07-76) as a base map and show the proposed
improvements on that.
3. Datum Point: Label the datum point and its elevation on the updated site plan.
4. Setbacks: The proposed spiral staircase is shown encroaching into the south side setback (10'). No
structures may be located within a required property line setback with the exception of those
identified in ECDC 16.20.040 and ECDC 21.90.150.
5. Grading: How much grading will be required?
All referenced code sections are available at the following website:
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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,
6ac
Mike Clugston, AICP
Associate Planner