BLD20120446_RonquilloSFR-2nd.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:August 1, 2012
TO:RonScott Construction, Inc:scott@ronscotthomes.com
BLD20120446
RE:Planning Division comments for file --Janette Ronquillo SFR
Greetings,
new single family 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 geotechnical report by Liu & Associates indicates that 4-4.5 feet
of loose fill was encountered during review of the testpits. 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 itwould affect the proposed height calculations and 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.
No response as of 08/01/12:
I am still unclear as to the mention of fill encountered in the geotechnical
report. Please clarify, in writing, how you’re calculating the grade.You mentioned at the counter that
the height calculations were taken off the original Vista Del Mar plat survey(P-93-216), but I’m having
trouble matching up the topo lines.I’ve scanned thetopo maps from the Vista Del Mar file below.
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“Preliminary Grading Plan”from 1992 (by LSA):
“Slope Map”from 1992 (by LSA):
b.Critical Areas:
Because there are critical areas (a steep slope) on/adjacent to this site, a
geotechnical report 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
specifically ECDC 23.80.070.A.2(alterations to critical areas)and ECDC 23.80.070.A.3(design
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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.
No response as of 08/01/12:
I’ve pasted below the specific code language that was referencedabove.
We’re required to make sure that the geotechnical report specifically addresses these items when
building into a slope. Please have your geotechnicalengineerincorporate the following items into an
addendum.
ECDC 23.80.070.A.2.Alterations.
Alterations of an erosion or landslide hazard area and/or buffer may
only occur for activities for which a hazards analysis is submitted and certifies that:
a.The development will not increase surface water discharge or sedimentation to adjacent
properties beyond predevelopment conditions;
b.The development will not decrease slope stability on adjacent properties; and
c.Such alterations will not adversely impact other critical areas;
ECDC 23.80.070.A.3.Design Standards.
Development within an erosion or landslide hazard area and/or
buffer shall be designed to meet the following basic requirements unless it can be demonstrated that an
alternative design that deviates from one or more of these standards provides greater long-term slope
stability while meeting all other provisions of this title. The requirement for long-term slope stability shall
exclude designs that require regular and periodic maintenance to maintain their level of function. The
basic development design standards are:
a.The proposed development shall not decrease the factor of safety for landslide occurrences
below the limits of 1.5 for static conditions and 1.2 for dynamic conditions. If stability at the proposed
development site is below these limits, the proposed development shall provide practicable approaches to
reduce risk to human safety and improve the factor of safety for landsliding. In no case shall theexisting
factor of safety be reduced for the subject property or adjacent properties;
b.Structures and improvements shall be clustered to avoid geologically hazardous areas and
other critical areas;
c.Structures and improvements shall minimize alterations to the natural contour of the slope, and
foundations shall be tiered where possible to conform to existing topography;
d.Structures and improvements shall be located to preserve the most critical portion of the site
and its natural landforms and vegetation;
e.The proposed development shall not result in greater risk or a need for increased buffers on
neighboring properties;
f.The use of retaining walls that allow the maintenance of existing natural slope area is preferred
over graded artificial slopes; and
g.Development shall be designed to minimize impervious lot coverage;
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.
08/01/12:
Thank you for providing an addendum to your geotechnical report that clearly states no
additional critical areas buffer will be required.
Chimneys:
Please confirm that the three chimneys all meet the height exception provided in the
3.
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
revise plans as
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…
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08/01/12:
Like we discussed at the counter last week, you’re planning on having the chimneys meet code,
so Iwill be happy to redline sheet A2 for you to indicate that the height limit, above, is met.The
chimneys look as though they were designed to be roughly 3 feet above the height limit, so ensuring that
they are indeed meeting ECDC 21.40.030.D.4 is something that I can help you with.
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 it that I’ll work with you on completing (it’s an administrative
conditional use 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.
08/01/12:
Iwill be happy to redline sheet A5 for you to indicate that this is not an ADU, as we discussed
at the counter last week.
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
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121 5Avenue North, Edmonds WA 98020
425.771.0220 x 1778 | gina.janicek@edmondswa.gov
cc:BLD20120446
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