15-1266 Plan review comments #2.pdfCITY OF EDMUNDS - 1215th AVENUE NORTH * EDMONDS, WA 98020
PHONE: 425.771.0220 FAX: 425.771.0221 WEB: www. dmon s�r�y
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DEVELOPMENT SERVICES DEPARTMENT: PLANNING • BUILDING
September 1, 2016
October 29, 2015
Arne Gaenz
arne@skoobi.com
RE: PLAN REVIEW COMMENTS #2 FOR PLAN CHECK # 2015-1266
NEW SFR AT 1020 BELL STREET
Dear Mr. Gaenz,
I have again reviewed the above building permit application for the Planning Division. Before I
can sign off on the permit, the following information needs to be clarified in a written response
and through submittal of updated plans. New comments are in bold:
1. Average Front Setback: Addressed. Planning cannot approve this building permit as
shown until the average front setback determination in STF20150034 is paid for and
issued. The fee for the determination is $225. Contact the receptionist to pay the fee
either by check or credit card.
2. Datum point: Addressed. Please label the datum point used for height calculations
on the Site Plan.
3. Height: Unaddressed. Please copy the average elevation, maximum building height,
and proposed height values from the Site Plan to Sheet A7.1 and add and label lines
similar to the floor heights already shown on that plan sheet. Please label the
calculated lines of average original grade and maximum allowed height as well as
proposed height on Sheet A7.1.
4. Stormwater trench: Addressed. A stormwater spreader trench is shown on the Site
Plan within the wetland buffer. ECDC 23.50.040.F.8.c states:
Storm water management facilities, limited to outfalls, pipes and conveyance
systems, storm water dispersion outfalls and bioswales, may be allowed within
the outer 25 percent of a standard or modified buffer for Category 3 or 4
wetlands only, provided, that:
L No other location is feasible; and
ii. The location and function of such facilities will not degrade the functions or
values of the wetland.
The spreader is proposed to be most of the way into the standard buffer (and on City
of Edmonds property). Please revise the location of the stormwater outfall to be code
compliant and update the plans and wetland report from Acre Environmental
Consulting to address the referenced code section.
Covered deck in critical area setback: Addressed. Per ECDC 23.40.280, uncovered
decks may be located within the 15' critical area setback but covered decks may not.
On Sheet A7.1, an upper deck is proposed above a lower deck off the south side of the
house; the upper deck serves to cover the lower deck in this location and therefore
cannot be in the critical area setback. Please revise either the upper or lower south
deck and make any changes necessary to the Site Plan and building plans.
6. Critical area bond: As noted in the associated wetland report from Acre
Environmental Consulting dated August 11, 2016, a critical area bond is required for
the proposed wetland mitigation plantings. The bond estimate of $165.60 is
acceptable. Attached are two bond forms — frozen fund and bonding company —
complete and return whichever you prefer.
7. Concrete entry porch: The concrete porch shown on the Site Plan and Sheet A5.0
appears to be exceed the maximum allowed 4' encroachment into the averaged
front setback per ECDC 16.20.040.C. Please verify that the porch encroaches only
the maximum 4' allowed.
8. Geotech peer review: Landau Associates provided a peer review of the original plan
submittal (see attached). Have Earth Solutions NW specifically respond to the factor
of safety finding and the related requests for compliance with ECDC 23.80 at the top
of page 3 in the Review of Reports section.
All referenced code sections are available here:
httr)://www.codepublishi:ng.comLwa edmonds .
Please submit two copies of any updated plan sheets. Please make all submittals to a
Permit Coordinator, Monday through Friday, 8:00 am to 4:30 pm (8:30 am to 12:00 pm
Wednesdays). If you have any questions, please contact me at (425) 771-0220.
Sincerely,
r
N fr
Mike Clugston, AICP
Associate Planner