12-0219 revision Plan Review Comments #2 final rev.pdfY CITY OF EDMONDS • 121 5" AVENUE NORTH • EDMONDS, WA 98020
PHONE: 425.771.0220 • FAX: 425.771.0221 • WEB: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT: PLANNING • BUILDING
October 22, 2012
David Anderson Cooper
davcoopdba@hotmail.com
RE: PLAN REVIEW COMMENTS #2 FOR REVISION TO PLAN CHECK # 2012-0219
RETAINING WALL FOR NEW SFR AT 808 9TH AVENUE SOUTH
Dear Mr. Cooper,
Planning and Engineering have reviewed the proposed revision to the above building permit.
We cannot sign off on the building permit revision as proposed. Outlined below are next steps
for you to bring the wall into compliance with code.
The concrete block wall and all the material on top and behind it is considered to be a
'structure'. Per ECDC 21.90.150, "[s]tructure means a combination of materials constructed
and erected permanently on the ground or attached to something having a permanent location
on the ground." Structures cannot be located within a required setback unless excepted in the
code. As it happens, retaining walls and similar minor improvements may be located within a
required setback but may only be three (3) feet above original grade in order to be located
within the setback. You have added unpermitted structures, including fill, within your 15' rear
setback area to a height in excess of 3' above original grade and that must be addressed.
Two marked up pdfs are attached - the wall section from the most recent geotech report as
well as the site plan received on October 17. While 'existing grade' is shown east of the wall in
section view, it is uncertain whether that was the original grade prior to the development of the
associated short plat (S-06-20). Based on the grades shown on the associated October 17 site
plan, that appears to be the case. An angled line has been drawn back from the top of the
retaining wall which is to roughly indicate the maximum height of retaining wall and other
structural material that may be located within the 15' rear setback area to the west of the
house. As a result, some of the two courses of rock spall fill and driveway pavement on top will
need to be removed. If the noted 'existing grade' is not actually the original grade prior to
development of the short plat, additional material would need to be removed —you will need
to verify that for the next revised submittal.
At the same time, a vertical red line was added to the geotech report excerpt to indicate the
approximate property line between you and your neighbor on the west. All of the retaining
wall must be located on your property; this includes supporting gravel courses and the like. If it
cannot be readily determined where the wall and supporting material is in relation to the
property line, a survey will be required to ensure that all portions of the wall are completely on
your parcel.
You must also show that the southern retaining wall meets code requirements. As with the
western portion of the wall, if it cannot be determined where the southern wall and supporting
material is in relation to the property line, a survey will be required to ensure that it is
completely on your parcel. On an updated site plan, show the top of that wall along with the
original grade elevations at 10' intervals.
The removal of fill and a portion of the driveway from your western setback area (and possibly
some portion of the east setback area) will likely result in the need to reconfigure your
driveway approach. Options to remedy the situation may include sloping the driveway down to
the west to match the maximum allowed 3' height above original grade. Or, you may need to
lower the entire driveway and construct a short incline to the garage pad. It may even be
necessary to lower the entire garage floor in order to design a code -compliant approach on the
western side of your house. The City will review whatever option you choose to ensure that
the solution complies with all applicable codes.
Please also note that the purpose of the curb on the edge of the driveway is to provide warning
to vehicles that they are near the edge of the retaining wall. Per ECDC 17.30.010.D, a fence up
to 4' tall may be located on top of the 3' retaining wall for safety purposes. If a fence or some
other option is intended to be used, the design must be including in the design of the retaining
wall.
All referenced code sections are available at the following website:
http://www.mrsc.org/mc/edmonds/Edmondsnt.html.
Please submit three copies of your updated site plan (one being 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,
Mike Clugston, AICP
Associate Planner
— --
Jennifer Lam
Engineering Technician
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PRECAST CONCRETE BLOCK WALL
SINGLE-FAMILY RESIDENCE
808 - 9TH AVENUE SOUTH
EDMONDS, WASHINGTON