13-0474 & 0475 Plan Review Comments.pdfCITY OF EDMONDS ® 1215" AVENUE NORTH* EDMONDS, WA 98020
PHONE: 425.771.0220 • FAX: 425.771.0221 ® WEB: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT: PLANNING* BUILDING
June 13, 2013
Scott Schrieber
scott@ronscotthomes.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2013-0474 & 0475
NEW SFR AND DETACHED GARAGE AT 9221 OLYMPIC VIEW DRIVE
Scott,
I have reviewed the above building permit applications for the Planning Division. Before I can
sign off on the permits, however, the following information needs to be clarified in a written
response and through the submission of updated plans. It is noted that the associated two -lot
short plat at 9221 Olympic View Drive is not yet complete but civil improvement plans are in for
review at this time.
BLD20130474 — Single family residence
1. Datum point: On the Site Plan, please identify and label the datum point (fire hydrant,
manhole cover, water meter, etc.) used for the height calculations and include its
elevation, actual or assumed.
2. Lot coverage: In addition to the lot coverage calculations shown on the Site Plan,
please provide a breakout of lot coverage for the proposed house, porches and
garages based on the lot area of proposed Lot 2 of the associated short plat
(PLN20120016). It is understood that the proposed house/garage couldbe located on
the mother parcel by itself but because the short plat process is ongoing, coverage for
proposed Lot 2 by itself must be confirmed. According to ECDC 16.20.040.C,
"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."
3. Geotechnical report: Please submit three copies of the geotechnical report from Lui &
Associates dated September 11, 2011 (Attachment 6 of the associated short plat,
PLN20120016).
BLD20130475 — Detached garage
1. Reduced rear setback: On the Site Plan, the detached garage is shown using the
reduced 5' rear setback that is available according to ECDC 16.20.050.C. However, the
location of the garage does not match that shown during the preliminary short plat
process and as described in the associated geotechnical report from Lui & Associates
dated September 11, 2011 (Attachment 6 of PLN20120016). In that report, a 10'
buffer from the toe of the steep slope was required and that distance and a 15'
building setback were shown on Attachment 3 of PLN20120016. The buffer and
setback were made a condition of preliminary short plat approval (Condition #1) but
those distances are not shown on the current Site Plan.
There are two options for moving forward. The easier option would be to show the
location of the detached garage to indicate compliance with Condition #1 of
PLN20120016, noting the buffer and setback distances on the Site Plan. Choosing this
route would facilitate completion of the building permit because no changes would be
needed to the geotechnical report nor the associated preliminary short plat approval
(or the vegetation management plan — see below).
Alternatively, if the goal is to use the 5' rear setback exception, several things would
need to happen. First, a change to the approved preliminary short plat would be
necessary. Such changes cost $845 and are processed Type II staff decisions requiring
new notice. Second, an updated geotechnical report would be needed to describe the
impact of the garage's new location relative to the slope and ECDC 23.80. Finally, an
updated vegetation management plan would need to be submitted showing the new
area to be retained relative to the new location of the garage.
2. Vegetation management plan: Implementing the vegetation management plan as
shown on Attachment 4 of the preliminary short plat decision for PLN20120016 was
made a condition of approval (Condition #2). Because of the change in location of the
detached garage between the approved preliminary short plat and the building
permits, the vegetation management plan could not be followed as approved. As
noted in the comment above, moving the garage to be compliant with the approved
geotechnical report and vegetation management plan would be the easiest way to
move forward. If that path is selected, please submit a vegetation management plan
for the new house (that area on proposed Lot 2). If changing the vegetation
management plan is desired, see above for cost and process.
3. Cost estimate: Please provide a cost estimate for all labor and materials required for
implementation of the vegetation management plan on proposed Lot 2.
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