BLD20120655_KiddSFR.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
March 14, 2013
TO: A.D. Shapiro Architects PS: 18105 Sunset Way, Edmonds WA 98026
RE: Planning Division comments for file BLD20120655 » Steve Kidd SFR
Greetings,
Thank you for submitting a building permit application for a new single family house at 932 Olympic Avenue in
the RS-12 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.Rockery Height in Setbacks: It appears as though the portion of the rockeries located within the setbacks
are under the height limit (less than three feet as measured from top of rock to original grade). I looked at
“AA Rockery Section” on sheet A201, which shows the rockeries holding up the slope, however, I didn’t see
any measurements. Please be aware that we’ll condition this permit subject to the requirement that the
rockeries be less than 3’ in height within the setback. If the project needs to be re-designed to meet this
criteria, please let us know.
2.Patios in Setbacks: Are there at grade patios in the east and north setback? If so, please clearly dimension
and show that they meet the encroachment requirement on the site plan (they can encroach into a
required setback 1/3 of the setback distance or 4’, whichever is less).
3.Height Rectangle: The site plan contains lots of information, so it is difficult to see exactly where the height
rectangle is located, as well as points “A” “B” “C” and “D.” You may use the “roof plan” to show the
rectangle, too, if it is easier (it also needs to be shown on the site plan, but having a separate plan is okay
too). Please clearly label the four points of the rectangle and show the outline of the rectangle on the site
plan and/or roof plan so it can be determined that all of the building is enclosed and to see where the
rectangle falls off site.
4.Critical Areas – Slope: This project is proposed within a steep slope (CRA20010087). Please submit a
geotechnical report (“hazards analysis”) that addresses the critical areas ordinance, specifically, ECDC
23.80.070.A.2 and ECDC 23.80.070.A.3 (below):
ECDC 23.80.070 Development standards – Specific hazards.
A. Erosion and Landslide Hazard Areas. Activities on sites containing erosion or landslide hazards shall meet the requirements of ECDC
23.80.060, Development Standards – General Requirements, and the specific following requirements:
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;
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Development Services Department –Planning Division | 121 5Avenue North, Edmonds WA 98020 | 425.771.0220
All code citations can be found on the City of Edmonds website: www.EdmondsWA.gov
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 the existing 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;
5.Critical Areas – Stream: Our records indicate that there is a stream that runs through the southern portion
of the property. Please have a biologist determine if there is a stream at this site. If a stream exists, then
we’ll need the stream delineated and classified according to ECDC 23.90.010 in order to determine the
stream buffer width. This will need to be shown on the site plan.
Please submit a written response to the above, along with any revised plans to 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 the “planner on duty” at 425.771.0220. This project will be re-assigned to another planner
shortly, as I will be out of the office on maternity leave until the end of July. Best of luck!
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:BLD20120655
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Development Services Department –Planning Division | 121 5Avenue North, Edmonds WA 98020 | 425.771.0220
All code citations can be found on the City of Edmonds website: www.EdmondsWA.gov