13-0390 Plan Review Comments.pdfCITY 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
May 8, 2013
Rick Bynum
Maston Properties
rick@masionproperties.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2013-0390
NEW SFR AT 22706 95TH PLACE WEST
Dear Rick,'
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. 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 be
worthwhile to consider relocation/redesign of the proposed house to make any future
short plat easier.
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.
3. Site Plan notes: Verify the 'vegetative cover' and 'soil' notes on the site plan and
update as necessary.
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.
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.
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."
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.
8. Updated Reotech 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.
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, AICP
Associate Planner