14-0380 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
May 20, 2014
Todd Echelbarger
todd@echelbarger.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2014-0380
NEW SFR AT 1035 MAIN STREET
Dear Todd,
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 submittal of updated plans:
1. Geotechnical 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: 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: 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: The 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: 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: 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: 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: 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.B, "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,
61 �;76�
Mike Clugston, AlCP
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Associate Planner