20130301130304994.pdfl'1 C. 18 9 N
February 28, 2013
CITY OF EDMONDS
1215 th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 - Fax: 425.771.0221 - Web: www.EdmondsWA.gov
DEVELOPMENT SERVICES DEPARTMENT - PLANNING DIVISION
TO: Michael Valiente: 1802 NW 201" Street, Shoreline WA 98177
RE: Planning Division comments for file BLD20130173 » Emsley Remodel and Deck
Greetings,
Thank you for submitting a building permit application for a remodel and deck at 22044 99th Place West in the
RS -8 zone. 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 the Planning Division
review can continue.
1. Setbacks: Because this lot is adjacent to two streets (100th Avenue West and 99th Place West) it is considered
a "through lot." Per the definition in ECDC Chapter 21.100.030, a "Through lot means a lot fronting on two
streets that is not a corner lot." The setbacks shown on the site plan do not match any zone we have in
Edmonds and will need to be revised to reflect the following required setbacks for the RS -8 zone:
• Street setbacks of 25' from the east and west property lines.
• Side setbacks of 7.5' from the north and south property lines.
Unfortunately, the project will need to be revised to meet these required setbacks. Specifically, the
proposed deck will need to be re -designed and shown to be at least 25' from the west street property line.
2. Lot Coverage: Your plans indicate that there will be no increase in lot coverage, however, you're proposing
to build a new deck. Decks (or anything over 3' in height, for that matter) are included in lot coverage
calculations. I just need to make sure that, like for all single family zoned properties, we're not covering
more than 35% of the property with a building or structure. Please provide a breakdown of lot coverage
calculations on your site plan and refer to the following definition if you have any questions:
ECDC 21.15.110: Coverage means the total ground coverage of all buildings or structures on a site measured
from the outside of external walls or supporting members or from a point two and one-half feet in from the
outside edge of a cantilevered roof, whichever covers the greatest area.
Critical Areas: File CRA20130011 found that there are steep slopes on or adjacent to the property that will
require further study. Specifically, there is a rockery over 10' in height at the base of a steep slope along the
western property line. The slope is approximately 55% (rise/run). Because the slope is over 40% (a
"landslide hazard area"), and because you're proposing to build so close to it, a geotechnical report is
required. Please have your geotechnical engineer review ECDC Chapter 23.80.070.A.2 and 23.80.070.A.3
and incorporate that into a "hazards analysis" report that shows how the proposed deck will meet the
critical areas ordinance.
Development Services Department — Planning Division 1 121 5h Avenue North, Edmonds WA 980201425.771.0220
All code citations can be found on the City of Edmonds website: wirir.Edmondsli'A.Qov
Please submit a written response to the above, along with any revised plans to your Permit Coordinator: Linda
Thornguist. All code citations can be found at: www.EdmondsWA.gov. If you have any questions, please do not
hesitate to contact me. I look forward to working with you on this project.
Sincerely,
Gina Janicek : Associate Planner
City of Edmonds Development Services Department
121 5th Avenue North, Edmonds WA 98020
425.771.0220 x 1778 ( gina.ianicek@edmondswa.gov
Note: I will be out of the office March 18th through the beginning of August. If you need immediate email assistance from
the Planning Division, please contact planning@edmondswa.gov.
cc: BLD20130173
Development Services Department — Planning Division ( 121 5h Avenue North, Edmonds WA 98020 1425.771.0220
All code citations can be found on the City of Edmonds website: www.EdniondsJFA.gov