12-0338 Plan Review Comments.pdfCITY 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
May 21, 2012
Fred Baxter
fred@baxterarchitects.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2012-0338
ADDITION/DECK AT 18516 SOUNDVIEW PLACE
Dear Mr. Baxter,
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. Site Plan
a. Datum point: Please identify and label the chosen datum point used for the
height calculation.
b. Zoning: Update the subject zoning to state 'RS-12'.
c. Maximum height: Update the maximum allowed height to'25.0' as opposed to
'35.0'.
2. Deck: A portion of the existing western deck extends into a required setback making it
nonconforming with respect to that setback. Since the deck is nonconforming, it may
be maintained but not expanded in any way which increases its nonconformity.
Several expansions are proposed in that area which cannot be permitted —the central
and northern deck support walls and the guardrail with shingle siding adjacent to the
steps which provide access from the new concrete patio behind the garage.
The "setback exception" shown along the western facade only applies in specific
circumstances. The noted exception is found in ECDC 16.20.040.0 and states:
"Uncovered and unenclosed porches, steps, patios, and decks may project into a
required setback not more than one-third of the required setback, or four feet,
whichever is less; provided that they are no more than 30 inches above ground level at
any point." The proposed central and northern deck support walls and the northern
guardrail are clearly greater than 30 inches above ground level and therefore may not
be located within the required setback area and do not qualify for the noted
exception.
Please revise the Site Plan and Sheet A2.1 to ensure the deck replacement and any
new portions of deck meet both the nonconforming code of ECDC 17.40 and the site
development standards of ECDC 16.20.
3. Tree retention and protection: If trees greater than 6" caliper will be removed as part
of this project, please submit a tree retention plan prepared according to ECDC
18.45.045.A.6 and describe how the protection standards of ECDC 18.45.050.1-1 will be
met.
4. Elevations: Please add and label the elevations for the average original grade, the
proposed height, and the maximum allowed height on Sheet A3.1. Verify the existing
ridge height shown on that sheet and that shown on the Site Plan.
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 reduced size of 11 x 17 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
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