BLD20100906 Plan Review Comments #1.pdf
CE
ITY OF DMONDS
PLANREVIEWCOMMENTS
PLANNINGDIVISION
425.771.0220
DATE: December 14, 2010
TO: Cozy Homes Corporation
cozyhomescorporation@frontier.com
FROM: Kernen Lien, Associate Planner
RE: Plan Check BLD20100906
th
New Single Family Residence at 7017 174 St SW
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 I can
complete my review:
Lot Combination
1.: The subject property consists to two parcels whose numbers and legal
descriptions are:
00513100013805: Section 8 Township 27 Range 4 Quarter SW - MEADOWDALE BEACH
BLK 000 D-05 - TH PTN TR 138 DAF BEG NE COR SD TR 138 TH N89*06 43W ALG N
LN SD TR 138 DIST OF 150.06FT TO INT WITH LN DRWN PLW & LY 150FT WLY OF
E LN SD TR 138 TH S00*44 43E ALG SD PLL LN A DIST 200FT TO TPB OF THIS
DESC TH S77*09 50E DIST OF 108.89FT TO PT OF CRV OF A CRV TO R HAVG RAD
OF 25FT TH SELY ALG THE ARC OF SD CRV TO R & CONS A C/A OF 76*25 07
DIST OF 33.34FT TH S00*44 43E DIST 83.32FT TO AN INT WITH LN COM TO SD
TRS 138 & 143 TH W ALG SD COM LN 125FT M/L TO W LN SD LOT TH N00*44 43W
PLW E LN SD TR 138 DIST OF 129.54FT TO TPB (AKA PTN OF PAR 1 CITY OF ED
SP NO S-21-81 REC AFN 8303100246 SEE 00513100014320 FOR REMAINDER)
00513100014320: Section 8 Township 27 Range 4 Quarter SW - MEADOWDALE BEACH
BLK 000 D-20 - TH PTN OF TR 143 DAF BAAP ALG LN COM TO SD TRS 138 & 143
LY 25.08FT W OF E LN SD TR 143 TH S01*37 30E PLW E LN SD TR 143 DIST OF
51.20FT TO INT W N LN 174TH STREET SW AS SD STREET IS DESC IN PAR 1 OF
DEED REC APRIL 28, 1977 AFN 7704280201 TH N83*05 31W ALG SD N LN DIST OF
126.31FT TH N01*37 30W PLW E LN SD TR 143 DIST OF 38.03FT TO INT WITH LN
COM TO SD TRS 138 & 143 TH ELY ALG SD COM LN TO TPB (AKA PTN OF PAR 1
CITY OF ED SP NO S-21-81 REC AFN 8303100246 SEE 00513100013805 FOR
REMAINDER)
According to the site plans submitted with the application, the proposed residence would
straddle the parcel line between 00513100013805 and 00513100014320 and thus would not
meet the proscribed zoning setbacks for the RS-20 zone. In order to develop the property as
depicted on the site plans, these two parcels must be combined.
As noted in the legal descriptions, the two parcels are portions of a single parcel (Parcel 1)
created under the City of Edmonds short plat number S-21-81 recorded under auditor file
number 8303100246 (Attached). In order to resolve this issue, you may ask the Snohomish
County Assessor’s Segregation Department (425-338-3525) to dissolve the parcel line
between parcels 00513100013805 and 00513100014320 based on the fact that parcels are
intended to be a single property according the approved City of Edmonds short plat. A
Snohomish County Segregation Request form is attached.
Please provide documentation to the City of Edmonds that the request for combination has
been submitted to Snohomish County.
Quantity of Grading
2.: Four “Dirt Stockpile” locations are indicated on the site plan;
however, the quantity of grading associated with the development has not been included with
the application materials. Please indicate the amount of grading (cut and fill) associated with
the development. Please note that if the amount of cut or fill exceeds 500 cubic yards State
Environmental Policy Act (SEPA) review will be required for the project.
Trees
3.: Notes on the site plans indicates some trees will be removed in conjunction with the
proposed development. Edmonds Community Development Code (ECDC) 18.45.050.B
states that trees should be retained to the maximum extent feasible. Please indicate on the
site plan which trees are proposed for removal and which trees will retained. The trees that
will be retained should be protect consistent with ECDC 18.45.050.H which follows:
When tree cutting or land clearing will occur pursuant to a building, permit protection
measures should apply for all trees which are to be retained in areas immediately subject to
construction. The requirements listed may be modified individually or severally by the city if
the developer demonstrates them to be inapplicable to the specific on-site conditions or if the
intent of the regulations will be implemented by another means with the same result.
Where the drip line of a tree overlaps a construction line, this shall be indicated on the
survey and the following tree protection measures shall be employed:
a.The applicant may not fill, excavate, stack or store any equipment, or compact the earth
in any way within the area defined by the drip line of any tree to be retained.
b.The applicant shall erect and maintain rope barriers on the drip line or place bales of
hay to protect roots. In addition, the applicant shall provide supervision whenever
equipment or trucks are moving near trees.
c.If the grade level adjoining a retaining tree is to be raised or lowered, the applicant shall
construct a dry rock wall or rock well around the tree. The diameter of this wall or well
must be equal to the tree’s drip line.
d.The applicant may not install ground level impervious surface material within the area
defined by the drip line of any tree to be retained.
e.The grade level around any tree to be retained may not be lowered within the greater of
the following areas: (a) the area defined by the drip line of the tree, or (b) an area
around the tree equal to one foot in diameter for each one inch of tree caliper.
f.The applicant may prune branches and roots, fertilize and water as horticulturally
appropriate for any trees and ground cover which are to be retained.
The planning division manager or his/her designee may approve the use of alternative tree
protection techniques if those techniques provide an equal or greater degree of protection
than the techniques listed above.
Please provide a tree protection plan indicating how the trees that will be retained will be
protected during development.
Coverage
4.: The impervious surface and coverage numbers provided on the site plan are
identical; however, these two numbers are not the same thing. ECDC 21.15.110 defines
coverage as 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.
While it is apparent that the proposed development will be well under the maximum allowed
coverage of 35%, please update the site plan to include the correct coverage number based on
the definition of coverage.
Office and Classroom
5.: The floor plans for the residence indicate an office and a classroom.
Please note that a business license may be required in order to work out of your home. You
may contact the City Clerk’s office for further information on how to obtain a business
license at 425-775-2525. Also note the requirements of a Home Occupation detailed in
ECDC 20.20 (http://www.mrsc.org/mc/edmonds/Edmonds20/Edmonds2020.html#20.20)
may also apply.
Accessory Dwelling Unit
6.: During review of the floor plans, it was noted that the proposal
includes the wet bar, along with a family room, two bathrooms, and two bedrooms in the
basement of the proposed residence. It appears that this area may be designed to
accommodate an Accessory Dwelling Unit (ADU or mother-in-law apartment) at some point.
Please note that if the homeowners intend for this area to serve an ADU, the requirements of
ECDC 20.21 (http://www.mrsc.org/mc/edmonds/Edmonds20/Edmonds2021.html#20.21)
must be met. The City of Edmonds Accessory Dwelling Unit handout outlining the
requirements of an ADU is attached.
If you are interested in applying for an ADU permit, you are welcome to contact me on
application procedures.
Please make all submittals to a Development Services Permit Coordinator, Monday through
Friday, 8:00 am 4:30 pm. If you have any questions, feel free to contact me at 425.771.0220 ext
1223.