20080325074628.pdf1
° £SMO CITY OF EDMONDS
121 5 Avenue North • Edmonds, WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 - Web: www.ci.edmondsma.us
DEVELOPMENT SERviccs DEPARTMENT: PLANNING • ENGINEERING • BUILDING
Date: March 25, 2008
Project: BLD -2008-0177 — HiIliard SFR
15515 75a' Place West (RS -20 Zone)
First Review by the Planning Division
To : Steve Barnes 1 Cornerstone Architectural Group
1904 P Avenue — Suite 300, Seattle WA 98101
Phone: 206.682.5000 1 Fax: 206.621.7717 1 Email: sbarnes@cornerstonearch.com
From: C
Gina Coccia, Associate Planner
Phone: 425.771.0220, x 1778 1 Email: eoccia@ci.edmonds.wa.us
Dear Applicant,
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. If you have any questions, please do not hesitate to contact me. I look forward to working with
you on this project.
Please provide a written response to the items mentioned below...
1. SEPA: The grading quantities on page 1 of the TESC & Grading Plan indicate that over 500 cubic
yards of material will be removed, therefore, review under the State Environmental Policy Act
(SEPA) is required. Please submit the following items so I can make a determination in a timely
manner:
a. Please submit a review fee of $420.
b. Please submit an Adjacent Property Owner (APO) list, along with the notarized affidavit.
c. Please submit an Environmental Checklist for review.
Once I receive the above items, I will review the checklist, issue a determination on the proposal, and
provide the required notice for the determination. SEPA review typically takes about six weeks, so
please plan accordingly.
2. LLA: A lot line adjustment was filed and approved under City of Edmonds file number LLA -07-69.
However, we are not in receipt of the three recorded copies. I checked the County's database and I
couldn't find evidence that it was recorded. The LLA is integral to the project due to the setback
requirements. Recording the LLA was a condition of variance approval (either this, or combine the
two lots into one, which requires a new LLA application). Please provide me with the status of the
LLA.
3. Critical Areas: The following Critical Areas requirements are applicable to this project.
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a. Geotechnical Report: Please submit an addendum to the geotechnical report that address the
Critical Areas ordinance related to geologically hazardous areas, ECDC 23.80. Specifically, the
items in ECDC 23.80.070.2 through 23.80.070.3 will need to be addressed (see attached for code
language).
b. Fish & Wildlife Habitat Conservation Area: Please provide a landscape plan, pursuant to
ECDC 19.10.020.M.4. On the Landscape Plan, please provide a calculation for the amount of
native vegetation to remain onsite (must be at least 30% pursuant to ECDC 23.90.040.C), which
will ensure compliance with ECDC 23.90. Please include the proposed land clearing/tree cutting
on the landscape plan so l can ensure compliance with the Hearing Examiner's condition of
approval item 4b, which states, "Submit a tree cutting and clearing plan, for compliance with the
Fish and Wildlife Habitat Conservation requirements of Chapter 23.40 of the Edmonds
Community Development Code. Tree cutting and clearing of native vegetation shall be limited to
the development footprint. "
4. Retainine Walls: Planning calculates the height of wails differently than the other divisions_ The
maximum height of retaining walls within the setback area is 3 feet as measured from the top of the
wall to original grade. Please provide me with the top of wall elevation compared to the original
grade for those areas of the wall that lie within the setback area. The height must be under 3 feet.
Please clarify the height of the walls as they relate to original grade.
5. He_H i2ht: Please provide a label for "Average Grade" on an elevation view, to scale, so I can compare
it with the "Actual Height" line provided_ Please make sure that the house is less than 25 -feet in
height as measured from the top of the ridge to the average original grade.
6. Setbacks: The Hearing Examiner reviewed and approved the setbacks depicted on the site plan dated
1-4-08, which shows the proposed structure at least 10 feet from the south and west property lines.
The site plan submitted shows roof overhang, stairs, and a deck possibly within the I 0 -foot setback
area. But the grading plan shows the footprint meeting setbacks. Please make the site plan
consistent with the setbacks approved by the Hearing Examiner. All buildings/structures must meet
setbacks. The following code citations should be helpful:
ECDC 21.90.150 Structure means a combination of materials constructed and erected
permanently on the ground or attached to something having a permanent location on the ground.
Not included are residential fences less than six feet in height, retaining walls, rockeries, and
similar improvements of a minor character less than three feet in height.
• ECDC 16.20.040.B. Eaves and Chimneys. Eaves and chimneys may project into a required
setback not more than 30 inches.
ECDC 16.20.040.C. Porches and Decks. 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 Iess; provided, that they are no more than 30 inches above ground level at any
point.
cc: BLD -2008-0177
enc: Environmental Checklist, APO Handout, ECDC 23.80.070.A.2
Please provide a written response to the items mentioned above. Also, please redline your plans to reflect any changes — or, if
you are submitting new plans, please submit three site plans (one must be reduced size) and two sets of the changed pages of the
plans. Please make all submittals to the Development Services Permit Coordinator (Marie Harrison) Monday through Friday,
8am-4pm (except 611'ednesdays). All Edmonds Community Development Code (ECDC) citations can be found on the City of
Edmonds website: www.ci.edmonds.wa.us.
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