14-0381 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 # 2014-0381
NEW SFR AT 1037 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 mark up sent with BLD20140380 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 Ci).
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 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. 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.
3. Height calculations: ADDRESSED. Please revise the height rectangle on the Site Plan
to include the porch posts at the south entry and the extent of the entry to the patio
on the north. Revise the height calculations on the Site Plan and lines of average
original grade, maximum allowed height, and proposed height on Sheets A7 & A8.
4. Setbacks: ADDRESSED. Show the required setbacks of the RS -6 zone on Sheet A4.
5. Trees and tree protection: Addressed —thanks. UNADDRESSED. 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.
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.
6. 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
where located within a required setback.
7. Structural lot coverage: ADDRESSED. Maximum structural lot coverage is 35% for all
single family residential zone but 36% 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."
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,
4 _
Mike Clugston, AICD
Associate Planner