15-0148 Plan review comments #2.pdfCITY OF EDIMONDS ® 1215" AVENUE NORTH • EDMONDS, WA 98020
PHONE: 425.771.0220 • FAX: 425.771.0221 • WEB: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT: PLANNING • BUILDING
April 8, 2015
Ron McNurlen
mcnurlen@comcast.net
RE: PLAN REVIEW COMMENTS #2 FOR PLAN CHECK # 2015-0148
ADDITION/REMODEL AT 18910 SOUNDVIEW PLACE
Dear Mr. McNurlen:
Thank you for responding to my comments of February 24. 1 have again reviewed the building
permit application for the Planning Division but before I can sign off, the following information
needs to be clarified:
Kitchen bumpout: The proposed kitchen bumpout cannot be approved because it is
shown to encroach into the 10' minimum required side setback from the north
property line. The plot plan shows the larger addition being built to the minimum
setback line so no other projection is allowed to encroach into that setback area
except for those features identified in ECDC 16.20.040 — kitchen bumpouts are not
included. Please redline the existing building plans or submit two sets of any updated
sheets.
All referenced code sections are available here:
http://www.codepublishing.com/wa/edmonds/.
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,
Mike Clugston, AICP
Associate Planner
Comments of February 24, 2015
1. Geotechnical report: Critical area determination CRA20150008 identified a steep
slope south of the project site (in addition to a stream). Please submit a geotechnical
report prepared according to the requirements of ECDC 23.40 and 23.80 that
describes how the ground disturbing activities associated with the proposed project
(additions, foundation wall for 'Shop & Yard Storage' room, etc.) meet the critical area
code for steep slopes. The report must be prepared in accordance with ECDC
23.40.090 and ECDC 23.80.050 and specifically address the requirements in Sections
23.80.060 and 23.80.070 ECDC. Note that the standard 50' buffer (ECDC
23.80.070.A.1) and 15' building setback (ECDC 23.40.280) may be reduced in
accordance with ECDC 23.80.070.A.2 and A.3.
2. Stream report: In addition to the reduced buffer proposed, please update the report
and plans to include the required 15' building setback described in ECDC 23.40.280.
Also, please include full-sized attachments showing the entire plan sheet —the
attachments in Appendix A submitted on February 4 were cut off.
3. Existing/new walls on main floor plan: On Sheet A-2, label 'existing' and 'new' walls as
was done on Sheet A-3.
4. Height calculations: Verify the elevation of height corner "B" — in the calcs, it's shown
as 52.2' but on the site plan it appears to be somewhat less than 52' based on the
lines of topography. Make any updates necessary to the height calculations on the
site plan and elevations on Sheet A-1. Also, on Sheet A-1, please show the line of
'proposed' building height.
5. Setback encroachments: On Sheet A-2, it appears that the deck off the southwest
corner of the house is proposed to increase in size in a way that would not meet
minimum 10' south side setback. Similarly, a bumpout in the kitchen is shown to
encroach the north 10' side setback. While a chimney may encroach up to 30" into a
required setback per ECDC 16.20.040.13, elevated decks and bumpouts may not:
"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." [ECDC 16.20.040.C] Please revise the size of the deck and remove the
north bumpout to meet the minimum 10' side setbacks and show compliance with
this requirement on the Site Plan and Sheet A-2.