2006-0704_DrakeAdd.pdfOV ED -Afo CITY OF EDMONDS
121 5h Avenue North - Edmonds, WA 98020
Phone: 425.771.0220 - Fax: 425.771.0221 - Web: www.ci.edmonds.wa.us
I so� DEVELOPMENT SERVICEs DEPARTMENT: PLANNING - ENGINEERING - BUILDING
Plan Check #: I BLD-2006-0704 (First Review)
Project Name: Gary& Julia Drake Addition
ProjectAddress: 22613 9511 Avenue West (RS-8 Zone)
June 27, 2006
Clyde Haglund
4126 South 3 rd Avenue #8
Everett WA 98203
Phone: 425.252.8376 / Fax: 425.257.8313
Dear Mr. Haglund,
I have reviewed the above building permit application for the Planning Division and it was found
that the following information, corrections, or clarifications will need to be addressed before
review can continue:
1 . Fences: Please show existing fences on site plan.
2. Site Plan: Please submit a site plan that is to scale (typically I" = 20'). The site plan has
been faxed and is neither to scale nor is it completely legible.
3. Height Calculations: Please label "Average Grade" (102. 1), "Maximum Elevation" (127. 1),
and "Actual Height" (M) on one of the elevation views (sheet I of 4), to scale. Please make
sure that the proposed project still meets the 25-foot height limit.
4. Existing Detached Deck: There appears to be a detached deck on the north portion of the
property. I cannot find evidence of a permit for this structure in our system. The site was
annexed into the City of Edmonds on 10/16/1995 — was this structure permitted under
Snohomish County's jurisdiction? Please provide documentation on the existing deck that
does not appear to meet the minimum 7.5-foot side setback requirement. Please also review
the following code section regarding structures of this sort, which you may find helpful.
Note that this only applies to uncovered structures under 30" in height, and that the closest
that it could be from the north property lines is five feet.
ECDC 16.20.040.0 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.
Page I of 2
5. Chimney Hei2ht: Please review the following Edmonds Community Development Code
(ECDC) height exception for chimneys, below, and show on the elevation views (sheet I of
4) that the project meets the height requirements for the RS-8 zone. When you show the
Max, Average, and Actual Elevations on the plans, it should become apparent if the project
meets the height requirement.
ECDC 21.40.030.C.4 Chimneys, not to exceed nine square feet in
horizontal section or more than three feet in height, for that portion
above the height limit. In RM districts, chimneys shall be
clustered. No multiple -flue chimney shall exceed 39 square feet in
horizontal section. The first chimney shall not exceed nine square
feet in horizontal section, and other chimneys shall not exceed six
square feet in horizontal section;
6. Geotechnical Report: This site is a Critical Area (File CRA-2006-0077) and is subject to
Chapter 23 of the Edmonds Community Development Code. There is a slope of
approximately 49 percent on or adjacent to the property (site slopes down significantly to the
south). The Critical Areas Reconnaissance Report and LIDAR map have been attached for
your convenience. ECDC 23.80.070.A. La states, "The minimum buffer shall be equal to the
height of the slope existing within the project area or 50feet, whichever is greater. " The
proposal appears to be located within 50-feet of the top of the slope, therefore a report will be
required. Please submit a Geotechnical Report by a licensed Geotechnical Engineer who has
reviewed the project, the site, the soils, and the site plan. Please review ECDC 23.40.090,
23.80.050, and 23.80.070.A.2 (enclosed) and contact me with your questions.
Thank you for your cooperation. Please redline plans or submit three sets of revised
plans/documents (affected sheets only) with a written response to each of the above items.
Please make all submittals to the Development Services Permit Coordinator (JoAnne Zulauf)
Monday through Friday, 9am to noon or Ipm to 4pm. If you have any questions, please do not
hesitate to contact me at (425) 771-0220, extension 1778. 1 look forward to working with you on
this project.
Sincerely,
CITY OF EDMONDS
Gina Coccia, Planner
Page 2 of 2
CITY OF EDMONDS
CRITICAL AREAS RECONNAISSANCE REPORT
Site Location: 22613 95th Place West Tax Acct. Number: 00544300006800
Determination: Study Required Determination #: CA-2006-0077
Applicant: Dwight Steele Owner: Gary Drake
CRITICAL AREAS RECONNAISSANCE REPORT: STUDY REQUIRED (CA-2006-0077)
During review and inspection of the subject site, it was found that the site may contain or be
adjacent to critical areas, including a Landslide Hazard Area and Erosion Hazard Area,
pursuant to Chapter 23.40 of the Edmonds Community Development Code (ECDC). During site
inspection on June 1 9th , 2006, it was found that there is a significant grade change between this
property and the property to the south. The remainder of this site is relatively flat. When the
LIDAR map's contours were analyzed, it appears that the slope in question is approximately
49% (any slope over 40% is considered a landslide hazard critical area, any slope between 15-
39% is considered an erosion hazard critical area). Please refer to attached LIDAR map.
GENERAL CRITICAL AREAS REPORT REQUIREMENTS
Critical Areas Reports identify, classify and delineate any areas on or adjacent to the subject
property that may qualify as critical areas. They also assess these areas and identify any
potential impacts resulting from your specific development proposal. If a specific development
proposal results in an alteration to a critical area the critical areas report will also contain a
mitigation plan. You have the option of completing the portion of the study that classifies and
delineates the critical areas and waiting until you have a specific development proposal to
complete the study. You may also choose submit the entire study with your specific
development application.
Please review the minimum report requirements for all types of Critical Areas which are
listed in ECDC 23.40.090.D. There are additional report requirements for different types of
critical areas (see below).
Note that it is important for the report to be prepared by a qualified professional as defined in
the ordinance. There are options on how to complete a critical areas study and an approved
list of consultants that you may choose from. You may contact the Planning Division for
more information.
General Mitigation Requirements for all Critical Areas are discussed in ECDC 23.40.110
through 23.40.140.
STUDY REQUIREMENT — EROSION HAZARD AREA
It appears that this property contains or is adjacent to an Erosion Hazard Area.
Erosion Hazard areas include Alderwood and Everett series soils on slopes of 15 percent or
greater, among others.
0 Landslide Hazard Areas are further defined in ECDC 23.80.020.A.
In addition to the general requirements for Critical Areas reports referenced above, specific
Critical Area report requirements for Erosion Hazard Areas (which are one of the
Geologically Hazardous Areas) are provided in ECDC 23.80.050.
Note that Stable Erosion Hazard Areas may have limited report requirements at the
director's discretion. At a minimum an erosion and sediment control plan prepared in
compliance with the requirements in ECDC Chapter 18.30 shall be required.
DEVELOPMENT PROPOSALS ASSOCIATED WITH EROSION HAZARD AREAS
Development is restricted within an Erosion Hazard Area.
Projects that will intrude into these areas will require a report by a licensed Geotechnical
Engineer or other qualified professional.
0 Development standards are given in ECDC 23.80.060 and 23.80.070.
STUDY REQUIREMENT — LANDSLIDE HAZARD AREA
It appears that this property contains or is adjacent to a Landslide Hazard Area. The slope is
found to be approximately 49%, and the top of the slope runs along the south property line.
A Landslide Hazard Area is any area with a slope of forty percent (40%) or steeper and with
a vertical relief of ten (10) or more feet (except areas composed of consolidated bedrock).
0 Landslide Hazard Areas are further defined and illustrated in ECDC 23.80.020.13.
In addition to the general requirements for Critical Areas reports referenced above, specific
Critical Area report requirements for Landslide Hazard Areas are provided in ECDC
23.80.050.
DEVELOPMENT PROPOSALS ASSOCIATED WITH LANDSLIDE HAZARD AREAS
Development is restricted within a Landslide Hazard Area and its buffer.
Projects that will intrude into these areas will require a report by a licensed Geotechnical
Engineer.
0 The criteria that are applied depend on the amount that the buffer is reduced.
The buffer can be reduced to a minimum of ten (10) feet (with an additional 15' building
setback per ECDC 23.40.280) if a report is prepared that meets the standards listed in
ECDC 23.80.050). The alteration must also meet the requirements listed ECDC 23.80.060.
In addition, proposals to reduce the buffer to less than ten (10) feet must comply with the
design standards listed in ECDC 23.80.070.A.3.
ALLOWED ACTIVITIES
Certain activities are allowed in or near critical area buffers as specified in ECDC 23.40.20. If
you have any questions about whether your proposed development qualifies as an allowed
activity, please contact a Planner for more information.
EXEMPT DEVELOPMENT PROPOSALS
Certain development proposals may be exempt from Critical Areas Requirements (ECDC
23.40.230). If you think that a specific development proposal may be exempt, contact a Planner
for more information.
Gina Coccia, Planner June 20, 2006
Name, Title Signature Date
NOTE: Cited sections of the Edmonds Community Development Code (ECDC) can be found on the City of Edmonds
website at www.ci.edmonds.wa.us.
2
11
0
I inch equals 30feet
Gary Drake
LIDARIAeriallParcel Map
22613 95th Place W.
Approximate 2-foot Contours
CRA-2006-0077
Planning Division (GC)
VicinitylLIDAR Map
121 5th Ave N, Edmonds WA 98020
0611912006
425 77 1 0220