13-0390 Plan Review Comments #2.pdf" 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
May 8, 2013
June 10, 2013
Rick Bynum
Maston Properties
rick@mastonproperties.com
RE: PLAN REVIEW COMMENTS #2 FOR PLAN CHECK # 2013-0390
NEW SFR AT 22706 9ST" PLACE WEST
Dear Rick,
I have reviewed the May 24 resub materials for the Planning Division but before I can sign off
on the permit, the following information needs to be clarified. Please provide a written
response of how each comment is addressed by the next resub:
Location of House: The location of the proposed house would not allow efficient
future short platting of the 17,000sf+/- lot. The parcel was in the process of being
short platted 2006 but that expired (PLN20060076). While the placement and choice
of housing products is up to you (as long it meets zoning requirements), it may
worthwhile to consider relocation/redesign of the proposed house to make any future
short plat easier.
Addressed in May 24 resub
2. Setbacks on Site Plan: The subject parcel is zoned RS-8 and has a 25' street property
line setback, 7.5' side setbacks, and a 15' rear setback. Please update the site plan
accordingly or remove the setback lines shown.
Addressed in May 24 resub
Site Plan notes: Verify the 'vegetative cover' and 'soil' notes on the site plan and
update as necessary.
Addressed in May 24 resub
4. Datum point: On the Site Plan, please label the datum point used to establish the
height calculations for the building and indicate its elevation, actual or assumed.
Unaddressed. Please label on the Site Plan which feature (manhole rim, water meter,
survey pin or similar) was used as the datum point for the height calculations.
5. Height calculations: The elevations for height corners "C" and "D" appear to be off by
a foot or two — both corners are lower than the 354' contour line but are shown as
being 355.6. Please verify and update as necessary and update the average original
grade and maximum height calculations on the site plan and the elevation drawings.
Partially addressed. On the Site Plan, the location of corner 'C' appears to be about 5'
west of where it should be in order to create the 'smallest rectangle' for height
calculations. Please verify and make corrections to the height calculations on the Site
Plan and elevation drawings as appropriate.
6. Structural lot coverage: On the Site Plan, please provide a break out of the structural
lot coverage elements for the site and a total coverage calculation as a percentage of
lot area. According to ECDC 21.15.100, "Coverage means the total ground coverage of
all building 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."
Unaddressed. Please provide a structural lot coverage calculation.
7. Retained trees: The Site Plan shows that six trees are to be removed as part of this
project. At the same time, Sheet C1 shows these trees being retained given the
proposed location of the clearing limits. Please verify and update as necessary.
According to ECDC 18.45.050.13, "trees shall be retained to the maximum extent
feasible" so unless the trees in question are hazardous or in poor health, they should
be retained since they don't appear to be within the building envelope or the clearing
limits.
Partially addressed. Four trees are still shown 'TBR' on the Site Plan outside the
clearing limits. Please provide a letter or report from a certified arborist which
describes the health of these trees and the need for their removal in lieu of trimming or
similar maintenance.
8. Updated geotech report: The geotech reports submitted are from 2006 and 2007 as
part of the short plat process at that time. Please provide an updated report
describing how the current proposal meets the critical areas code for Geologically
Hazardous Areas in ECDC 23.80.
Addressed in May 24 resub
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 (8 am to 12
pm only on Wednesdays). If you have any questions, please contact me at (425) 771-0220.
Sincerely,
Mike Clugston, A CP
Associate Planner