13-1129 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
October 21, 2013
Erik Nelson
enelson@lynnwoodhonda.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2013-1129
HOT TUB AT 723 HANNA PARK ROAD
Dear Erik,
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
and through the submission of updated plans:
Critical Area Mitigation Sequencing: As shown on the October 10 site plan and described
in a letter from Geospectrum Consultants dated October 7, both the proposed hot tub
and the associated equipment pad are to be located within a steep slope critical area or
buffer. In fact, the equipment pad is shown to be right at the top of the slope despite the
recommendation of the geotechnical engineer "that the pad be sited as far as practical
from the steep slope... and no closer than 1 foot from the top of slope."
The critical areas code requires that applicants attempt to avoid and minimize such
impacts to critical areas. ECDC 23.40.120 (Mitigation sequencing) states in subsection (A):
Applicants shall demonstrate that all reasonable efforts have been examined with
the intent to avoid and minimize impacts to critical areas.
Further, ECDC 23.40.120(B) indicates:
When an alteration to a critical area is proposed, such alteration shall be avoided,
minimized, or compensated for in the following sequential order of preference:
1. Avoiding the impact altogether by not taking a certain action or parts of an
action;
2. Minimizing impacts by limiting the degree or magnitude of the action and its
implementation by using appropriate technology or by taking affirmative
steps, such as project redesign, relocation, or timing, to avoid or reduce
impacts;
3. Rectifying the impact to wetlands, frequently flooded areas, and fish and
wildlife habitat conservation areas by repairing, rehabilitating, or restoring the
affected environment to the historical conditions or the conditions existing at
the time of the initiation of the project;
4. Minimizing or eliminating the hazard by restoring or stabilizing the hazard
area through engineering or other methods;
5. Reducing or eliminating the impact or hazard over time by preservation and
maintenance operations during the life of the action;
6. Compensating for the impact to wetlands, frequently flooded areas, and fish
and wildlife habitat conservation areas by replacing, enhancing, or providing
substitute resources or environments, and/or
7. Monitoring the hazard or other required mitigation and taking remedial
action when necessary.
Please submit a cover letter describing your consideration of the mitigation requirements
of ECDC 23.40.120(A) and (B) in relation to the location of the hot tub and equipment pad.
2. Critical area building setback: The hot tub is proposed to be located within a 15' building
setback required by EDCD 23.40.280. This setback, and its associated 20' buffer, was
established as part of the redevelopment of the parcel in 2012 in a report from
Geospectrum Consultants dated April 16, 2012. A hot tub is not one of the buildings or
structures exempted from the 15' setback as noted in ECDC 23.40.280. As a result, the
proposed hot tub location must be revised to comply with the established buffer and
setback or the geotechnical engineer must provide a revised report supporting the
establishment of an updated buffer and setback for the hot tub prepared in accordance
with ECDC 23.80.050 — 070.
3. Rear setback: Since the subject parcel is zoned RS-12, a 25' setback from the rear (west)
property line is required. The equipment pad is proposed to be approximately 4' from the
west property line. Please indicate the height of the concrete pad and equipment from
original grade to the top of the structure and revise the location of the pad and
equipment as appropriate. It should be noted that this zoning setback requirement is
separate from the critical area setback and buffer requirements discussed above.
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, as appropriate. Please make
all submittals to a Permit Coordinator, Monday through Friday, 8:00 am to 4:30 pm;
Wednesdays 8:00 am to 12:30 pm only. If you have any questions, please contact me at (425)
771-0220.
Sincerely,
X'/�d(1-
g
Mike Clu ston AfCP
Associate Planner