BLD20120446_RonquilloSFR.pdf
CITY OF EDMONDS
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121 5Avenue North,Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.EdmondsWA.gov
DEVELOPMENT SERVICESDEPARTMENT•PLANNING DIVISION
DATE:July 16, 2012
TO:RonScott Construction, Inc:scott@ronscotthomes.com
BLD20120446
RE:Planning Division comments for file --Janette Ronquillo SFR
Greetings,
new singlefamily residence18007 Vista
Thank you for submitting a building permit application for a at
Del Mar DriveRS-12
in thezone. 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.Geotechnical Report:
a.Original Grade:
Page 5 of the geotechnicalreport by Liu & Associates indicates that 4-4.5 feet
of loose fill was encountered during review of the test pits. Should the “original grade”lines
shown on the plans be re-examined to correspond with what the geotechnical engineer
encountered? Please have the geotechnical engineer respondafter reviewing the definition of
“undisturbed soil”below, because it would affectthe proposed height calculationsand building
plans.
ECDC 21.105.010 Undisturbed soil.
Undisturbed soil means the condition of the site at the time a
building permit application is made to the city, before any site work occurs. However, where the site has
been altered by grading, cutting, or filling or similar activities before the application for a building permit,
the building official shall make the determination from then available data of the mean elevation of the
undisturbed soil. If the undisturbed soil elevation is not readily determined due to demolition of an existing
structure, the contours may be reconstructed by the building official to coincide with adjoining topography
to determine the undisturbed soil elevations. If the proposed structure occurs where no setbacks are
required, the elevation of the surface (sidewalk, alley, or soil) of the property line at or nearest the
intersection of the sides of the building height rectangle will be considered undisturbed soil. Where the
building official deems it necessary, he shall have the right to require establishment of a datum point from
which all height measurements shall be made.
b.Critical Areas:
Because there are critical areas (a steep slope) on/adjacent to this site, a
geotechnicalreport addressing the criteria in the critical areas ordinance is required.Edmonds
Community Development Code (ECDC) “Title 23 –Natural Resources” and chapters 23.40
(Environmentally Critical Areas General Provisions) and chapter 23.80 (Geologically Hazardous
Areas) of this title are applicable to your project. Your geotechnical engineer will need to review
specificallyECDC 23.80.070.A.2(alterations to critical areas)and ECDC 23.80.070.A.3(design
standards)and submit anaddendum to their originalreport describing how the proposed new
housewill meet these requirements of the above noted sections of thecritical areas ordinance.
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2.Site Plan:
Please have the geotechnical engineerindicate their recommendedbuilding setback line
(from the edge of the steep slope as indicated in “plate 5”of the report) on the site plan.
3.Chimneys:
Please confirm that the three chimneys all meet the height exception provided in the
definitions chapter in the code, as shown below.They are shown at only 2’6”above the height limit
on the elevations, but please also confirm that they do not exceed the horizontal requirement (or
reviseplansas necessary).
ECDC 21.40.030 Height…
D.Height Exceptions…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…
4.Accessory Dwelling Unit (ADU):
Because a wet baris shown, I need to verify that you’re not
planning on having an accessory dwelling unit (ADU) on site. If you are, that’s great, but there is a
separate land use process for itthat I’ll work with you on completing(it’s an administrative
conditionaluse permit). If not, please let me know so that I can condition your approval to note that
an ADU has not been approved for this permit.
Please submit a written response to the above, along with any revised plansto your Permit
Coordinator:Marie Harrison.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
th
121 5Avenue North, Edmonds WA 98020
425.771.0220 x 1778 |gina.janicek@edmondswa.gov
cc:BLD20120446
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