14-0415 Plan review comments.pdfQTY OF EDMONDS ® 1215" AVENUE NORTH ® EDMONDS, WA 98020
PHONE: 425.771.0220 ® FAX: 425.771.0221 ® WEB: www.edmondswa.g
DEVELOPMENT SERVICES DEPARTMENT: PLANNING ® BUILDING
June 12, 2014
Bryan Krannitz
bryan@krannitzgehl.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2014-0415
NEW SFR AT 741 HANNA PARK ROAD
Dear Mr. Krannitz,
I have reviewed the above building permit application for the Planning Division. Before I
can sign off, the following information needs to be clarified in a cover letter and through
the submission of updated plans with changes called out:
Datum point: On the Plot Plan, please label the datum point used as the basis for
the height calculations and show its elevation, whether actual or assumed. The
datum is a permanent point of reference which could include fire hydrants, water
meter covers, manholes, and the like.
2. Height rectangle: Please verify the elevation of Point C. Its elevation is shown as
42.86' on the Plot Plan but it would appear to be slightly more than that given its
position relative to the 43' contour line. Revise all height calculations on the Plot
Plan and elevation sheets as necessary and update all references to "Average
Original Grade", "Maximum Allowed Height", and "Proposed Height".
3. Setbacks: Please show applicable geotechnical buffer/setback lines or zoning
property setback lines on all TOC, Al, A4, AS and A6 sheets, as appropriate.
4. Geotechnical report: Please have Geospectrum Consultants update the project
geotechnical report to include discussion of the 'low stone wall' and rockeries within
the recommended buffer/setback areas west of the at -grade terrace/patio. The April
25, 2014 supplement reviewed the west yard grading and hot tub but not the wall and
rockeries.
5. Geotech note on Plot Plan: Please revise the geotech buffer/setback note on the Plot
Plan to read: "Combined steep slope buffer and building setback per Geospectrum
Consultants reports for project 13-133-01".
6. Hanna Park access: The Plot Plan shows a 20' dashed rectangle which
encompasses a portion Hanna Park Road. Please label that dashed rectangle. If it
happens that any portion of that feature is an access easement, property line
setbacks must be taken from that. Please also label the linear feature to the east
of the auto court. Low wall?
7. Tree cutting/retention/native vegetation: The Plot Plan indicates that a number of
existing trees are to be retained while Sheet C2 shows the site to be completely
cleared. It should be noted, however, that this parcel is subject to the vegetation
retention requirements of ECDC 23.90.040.C:
Retention of Vegetation on Subdividable, Undeveloped Parcels. As a
provision of this title, the director shall require retention of a minimum of 30
percent of native vegetation on undeveloped (or redeveloped), Subdividable
lands zoned as RS -12 or RS -20 per Chapter 16.10 ECDC. This standard for
development shall apply to all undeveloped (or redeveloped), Subdividable
lands zoned RS -12 or RS -20 regardless of the potential for designation as a
fish and wildlife habitat conservation area or other critical area. The goal of
30 percent native vegetation can be met through maintaining existing
native vegetation, establishing native vegetation, or a combination of both.
A vegetation management plan, subject to the approval of the director, is
required for approval of the proposed development. This provision for native
vegetation retention will provide increased protection offish and wildlife
habitat throughout the Edmonds jurisdiction.
The parcel is zoned RS -12 which requires a minimum lot size or 12,000 square feet.
The lot area of the subject parcel is 25,316 square feet and the minimum 80' lot
width for two lots could be obtained. As a result, and since the parcel is being
redeveloped, the project is subject to the native vegetation requirement. Please
submit a vegetation management plan prepared in accordance with ECDC 20.13 —
Landscaping Requirements.
Native vegetation areas are not like Native Growth Protection Areas where
activities are restricted within the space. The 30% requirement could be met by
including areas of new landscaping around the proposed house and driveway or it
could be located more on the eastern portion of the lot closer to Cary Road. If
some portion of the 30% requirement will be met within the steep slope buffer
and setback area, Geospectrum Consultants will need to provide guidance on what
the most appropriate native species would be for that location. King County has
good resources which may help with selecting appropriate species:
http://www.kingcounty.gov/environment/stewardship/nw-yard-and-
garden/native-plant-resources-nw.aspx. However it is arranged, 7,595 square feet
of the lot will need to have retained or created native vegetation based on the lot
area of 25,316 square feet.
Any retained trees will need protective fencing at least enclosing the drip lines of
the trees per ECDC 18.45.050.H. Show each of the tree drip lines on the
vegetation plan and Sheet C2. Any work inside the drip lines must take place in
accordance with ECDC 18.45.050.H subsections (1) — (6).
K
All referenced code sections are available at the following website:
http://www.codepublishing.com/wa/edmonds/.
Please submit three copies of the 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 to 12:00 only on Wednesdays). If you have
any questions, please contact me at (425) 771-0220.
Sincerely,
f� f/
Mike Clugston, AICP
Associate Planner