13-0190 & 0191 Plan Review Comments.pdf^` CITY OF EDMONDS • 121 5" AVENUE NORTH ® EDMONDS, WA 98020
PHONE: 425.771.0220 • FAX: 425.771.0221 •WEB: www.edmondswa.g
DEVELOPMENT SERVICES DEPARTMENT: PLANNING • BUILDING
March 19, 2013
Jonathan Richards
Jonathan_59@hotmail.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2013-0190 & -0191
NEW SFR AND DETACHED GARAGE AT 17134 TALBOT ROAD
Dear Mr. Richards,
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. Datum point: On Sheet A1.0, the datum point selected ('A') is described as a being a
property corner. Is there a pipe or some similar type of monument there? The datum
point needs to be a permanent physical object like a pipe, manhole cover, fire
hydrant, or similar. Please label as appropriate.
2. Grading: Because a portion of the project site is within 200' of the Ordinary High
Water Mark (OHWM) of Puget Sound, the Shoreline Master Program of Chapter 23.10
ECDC applies. The site is designated Suburban Residential II in the code. A single
family residence in this area is exempt from a Substantial Development Permit if the
unit is owner -built in accordance with WAC 173.27.040(g); however, grading for
appurtenances in excess of 250 cubic yards would be subject to permit if it occurs
within 200' of the OHWM.
Currently, it is unknown how much grading is proposed, whether that grading will be
inside or outside the 200' boundary of the OHWM, and if it would be for the main
house or appurtenances. As a result, please update the site plan (A1.0) to show the
200' distance from the OHWM. Call out the amount of grading occurring both inside
and outside the 200' boundary and describe whether the purpose of the grading is for
the house or the garage, driveway, patio, utilities, etc.
3. Structural lot coverage: On the site plan (A1.0), please provide a structural lot
coverage calculation for the proposal, breaking out the individual items contained in
the calculation. ECDC 21.15.110, "[c]overage means 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 two and one-half feet in from the outside edge of
a cantilevered roof, whichever covers the greatest area."
4. Patio encroachment: The proposed patio off the southwest corner of the house
appears to encroach into the south 10' side setback. Please confirm that the patio
meets the requirements of ECDC 16.20.040.0 which 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." Revise Sheet
A1.0 as appropriate.
5. Geotechnical report: Please have your geotechnical engineer include a statement in
his report to the effect that the report complies with the requirements and standards
found in ECDC Chapters 23.40 and 23.80. It should be noted that separate buffer and
setback distances are required in accordance with ECDC 23.80.070 (buffers) and ECDC
23.40.280 (setbacks), unless otherwise provided. It is assumed that the "35' setback
from the top of the slope (per geotech)" is to indicate a reduced 20' buffer and 15'
building setback but please update the labeling on Sheet A1.0 as appropriate.
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,
Mike Clugston, AICP
Associate Planner