14-0380 Plan Review comments #3.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
May 20, 2014
July 21, 2014
August 6, 2014
Todd Echelbarger
todd@echelbarger.com
RE: PLAN REVIEW COMMENTS #3 FOR PLAN CHECK # 2014-0380
NEW SFR AT 1035 MAIN STREET
Dear Todd,
I have again 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 submittal of updated plans. July 21 comments are in italics; August 6
comments are bold:
1. Geotechnical report: Please update the site plan and Sheets C1 and C2 to accurately
show the cumulative geotechnical buffer and setback identified by Earth Solutions
see attached mark up as an example showing and labelling the toe of the slope, 10'
buffer and 15' building setback. Thank you for submitting the Earth Solutions report
dated June 23, 2014. It was noted in the report that the geotech had not had the
opportunity to review the associated grading plans; please have Earth Solutions review
the grading and TESC plan (Sheet C2) and the associated drainage and utility plan
(Sheet Cl).
Because the proposed 4' retaining wall will be constructed in a critical area or buffer, it
must be designed by a licensed engineer. Submit section and elevation views for the
wall along with design calculations and a letter from the engineer as identified in
Building Division Handout #B62.
Finally, on the Site Plan and Sheets C1 and C2, please show and label the identified 10'
buffer and 15' building setback that the geotech identified on page 5 of the report.
Because the northern portion of the site has been identified as a potential landslide
hazard area or buffer, please submit a geotechnical report prepared according to the
requirements of ECDC 23.40 and 23.80 that describes the proposed project in relation
to the critical area. The report must be prepared in accordance with ECDC 23.40.090
and ECDC 23.80.050 and must specifically address the requirements in ECDC
23.80.060 and ECDC 23.80.070.
2. Datum point: Addressed -thanks. PARTIALLY ADDRESSED. It was noted previously
that the height calculations should not include the chimney. Rework the height
calculations on the Site Plan and Sheets A7 & AS as needed.
Please use the CB rim at 202.56' for the TBM. It is very near the 'chiseled square' but
is a permanent point. Rework the height calculations on the Site Plan and Sheets A7 &
A8 as appropriate. Of note, the height calculations should not include the chimney in
this case.
3. Site plan/floor plan flipped: ADDRESSED. It looks like the information on the Site Plan
and that on the building plans are flipped. Please verify and revise as appropriate.
Show all required setback lines for the RS -6 zone on Sheet A4.
4. Trees and tree protection: Addressed —thanks. PARTIALLY ADDRESSED. Please have
a certified arborist or landscape architect determine the drip line of the trees along the
north property boundary and show the drip lines for the retained trees on Sheet C2.
Have that professional comment on the grading and placement of utility lines
proposed to occur within the identified drip lines. Add the tree protection measures in
ECDC 18.45.050.H(1)-(6) to Sheet C2 and any mitigation and protection measures
identified by the arborist/landscape architect.
There appears to be a tree adjacent to the west property line near the small rockery
that is not shown on the Site Plan. If that tree is still there, show it on the Site Plan
and on Sheet C2 as being protected or to be removed.
Protected trees must be fenced to include at least the drip line of the tree according
to ECDC 18.45.050.H. Please locate the drip line of all retained trees and show the
proposed protective fencing in the drip line location on Sheet C2.
5. Retaining walls: ADDRESSED. For all retaining walls and rockeries on Sheet C2, show
the top of wall/rockery and original grade at locations every 10' along the feature.
6. Structural lot coverage: ADDRESSED. Maximum structural lot coverage is 35% for all
single family residential zone but 38% is proposed on the Site Plan. Please verify and
revise as necessary. According to 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."
7. Outdoor living steps: ADDRESSED. Please show the steps off the 'outdoor living' area
on the Site Plan and verify that they meet the setback exception in 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." The side setbacks in the RS -6 zone are 5' so the steps may
only encroach into the setback a maximum of 1.65'. Please verify and revise the site
and building plans accordingly.
8. Beam encroachment: ADDRESSED. Show the structural beam supporting the entry
porch on the Site Plan. Also show the 20' street setback for the zone on Sheets A7 &
A8. According to ECDC 16.20.040.13, "Eaves and chimneys may project into a required
setback not more than 30 inches" but structural beams may not.
All referenced code sections are available here:
http://www.codepublishing.com/wa/edmonds/.
Please submit three copies of your updated site plan 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 (8:00 am to 12:00 pm on Wednesdays only). If you have any
questions, please contact me at (425) 771-0220.
Sincerely,
2
Mike Clugston, AICP
Associate Planner