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APPLICANT RESPONSE - PLANNING.pdf1'A!!I f✓FiIUU�G Gi21 (�.r. I: yy M1!oXiiWr N�yryy�µy Idol ,,NJ" CITY OF EDMONDS PLAN REVIEW COMMENTS PLANNING DIVISION ono:' 425.771.0220 DATE: September 13, 2016 TO: Ben and Heather Swerk l3swcrk80 (e)hotmttil.com lleathcr.swerkr) atail. tt FROM: Kernen Lien, Senior Planner kea-ttett.l'ien ii)edmondswa. Gov RE: Plan Check BLD20161004 18816 Olympic View Drive New Single -Family Residence On behalf of the Planning Division, I have reviewed the above building permit application. During review of the subject submittal, it was found that the following information, corrections, or clarifications need to be addressed. Please respond to the following items, so that 1 can complete my review: 1. Landscape Plan: Native Vegetation Area: This property was created with the short subdivision file number P,LN20130043. A condition ofapproval under PI N20130043 requires that 30% of the site retain or establish native vegetation. With a lot area of 17,418 square feet, 5,225 square feet of the proposed landscaping must be native vegetation. A native vegetation plan was approved with the civil review associated with LN20130043 which is attached. The landscape plans with the subject application do not match those that were approved with the civil review. The areas of native landscaping may be modified; however, while the landscape plan submitted with the application identifies a native vegetation area it appears the native vegetation area only comprises approximately 2,220 square feet. Please revise the landscape plan so at least 5,225 square feet of the proposed landscaping is comprised of native vegetation. Pursuant to the approved native vegetation plan, 1,681 square feet of new native vegetation area was to be created on lot 2 (Our lot). We are currently providing 2,180 square feet of Native vegetation along the West and North sides of the property. b. Arbor: The landscape plan identifies a grape arbor near the southern property boundary. The arbor is considered a structure that is subject to the zoning setback requirements for the RS-12 zone. The subject property is a flag lot which means side setbacks apply to all property line. The side setback for the RS-12 zone is 10 feet. Please relocate the arbor so it is no closer than 10 feet to any property line. All Arbors have been removed from the plan sets. c. Patio: The landscape plan also identifies a crushed rock, patio area. Pursuant to ECDDC 16.20.040.C, patios may project into the setback not more than one-third of the required setback, or four feet, whichever is less. Please revise the landscape plan so the patio is no closer than 6.6 feet from any property line. This has been refined as woodchips. d. Play Area: Please provide information on what materials will be used to construct the play area. The symbol used in the play area is not included in the legend of the landscape plan. If this area is to be a sport court type area, the provisions of ECDC 16.20.040.0 (no closer than 6.6 feet to any property line) would also apply to this area. Also note if this area is constructed with impervious surface, it must be included in the impervious service calculations. This has been refined as woodchips. e, ("rushed Pock; Areas: Note that crushed rock is considered an impervious surface. Please include the crushed rock patio and service area adjacent to the garage in the impervious surface calculations. The area to the East of the 2-Car garage is noted as wood chips on the landscaping plan but included in the Civil for impervious area calculation just to future proof. The Patio to the West of the 2-Car Garage has been included in the Civil for impervious area calculation. 2. Height Calculations: The decks on the proposed residence are called out as impervious in the impervious surface calculations. If the decks area impervious, they act as a roof to the patios below the decks and must be included in the height rectangle. Please revise the height rectangle to encompass the main Boor decks if these decks are impervious and revise the height calculations accordingly (including the elevation plans as needed). The decks are going to be pervious (slotted 2x6). We have removed the patio from below the deck not to extend past the far west wall of the house. We have also accounted for this area in our landscaping plan. The elevation plans have also removed the patio under the deck. 3. Plan Consistency: The site plan appears to show decks the great room, the study and master bedroom areas. However, the architectural plans do not show a deck of the study area. Additionally the landscape plans show wall mounted arbors on both garages, but these are not included in the architectural plans. Please ensure all plans are consistent with each other. There is no deck off the Study. The Deck off the master will be (slotted 2x6) and pervious landscaping underneath. The wall mounted arbors have been removed from this project. We have also done a check to keep the plans as consistent as possible. If you have any questions, feel free to contact me at 425.771.0220 ext. 1223. Please make all submittals to a Development Services Permit Coordinator, Monday, Tuesday, Thursday, and Friday between 8:00 am 4:30 pm or Wednesday 8:30 am to 12:00 pm.