BLD20140821 Plan Review Comments - 2nd Review.pdf
CE
ITY OF DMONDS
th
•1215AN•E,WA98020
VENUE ORTH DMONDS
P: 425.771.0220 • F: 425.771.0221 • W:www.edmondswa.gov
HONEAXEB
DSD:P•E•B
EVELOPMENT ERVICES EPARTMENTLANNING NGINEERING UILDING
September 17, 2015
Mr. Henry Byam
Wesco Construction Division
Email: hb@wescogroupinc.com
ND
RE: 2PLAN REVIEW COMMENTSFOR PLANCHECK #BLD20140821
WHITE SINGLE-FAMILY RESIDENCELOCATED AT 8545 TALBOT RD.
Dear Mr. Byam:
I have reviewed your resubmittal dated July 31, 2015 for the above building permit applicationfor the
Planning Division,and it was found that the following information, corrections, or clarifications will need
to be addressedbefore review can continue:
Height Calculations:
1.Please respond to the following comments regarding the height calculations:
a.Your site plan refers to an exhibit from River City Land Services; however, this exhibit was not
included with the resubmittal. Thus, staff cannot review the revised plans for compliance with
the comments related to the height calculations from my letter dated October 7, 2014. Please
submit this exhibit for reference.
b.In addition to the above mentioned exhibit, the height calculations must be indicated on the site
plan. Therefore, please indicate the elevations of Points A through D as well as the elevations
of the average original grade, maximum allowed height, and proposed height on the site plan.
Rockeries/Retaining Walls:
2.My comment letter dated October 7, 2014 requested that you indicate
the top of wall elevations for all proposed rockeries and/or retaining walls so that staff can confirm
compliance with setback requirements(maximum height of walls within setbacks is 3’ over original
grade).It appears that the retaining wall proposed on the eastern side of the site is supporting a cut
slope, so it should not be a problem with the setback requirements. However, in order to clearly
indicate compliance with the setback requirements on the site plan, please provide a top of wall
elevation of this retaining wall on the site plan. If the wall is stepped, then please indicate the
elevation of the top of the wall as necessary along each stepped section.
Pool Patio:
3.As requested in my comment letter dated October 7, 2014, the pool patio was shifted
further from the western property line in order to comply with the setback requirement of ECDC
16.20.040.C, which states that “uncovered and unenclosed porches, steps, patios, and decks may
project into a required setback not more than one-third of the required setback, or four feet,
whichever is less; provided, that they are no more than 30 inches above ground level at any point.”
It was noted, however, that the extent of the patio was not revised on the civil plans nor on the
building plans. Please correct all applicable plan sheets within the civil plans and the building
plans in order to reflect the revised location of the pool patio.Additionally, please correct the label
of the pool patio on the civil plans from “landscape” to “patio.”
Lot Coverage:
4.Lot coverage is defined as the total ground coverage of all buildings or structures
on a site measured from the outside of external walls or supporting membersexcluding a maximum
of 30” of eaves. The maximum allowed lot coverage for the RS-20zone is 35 percent of the net lot
area. Thank you for adding the proposed lot coverage on the site plan. However, it does not appear
that the proposed lot coverage is stated correctly. The site plan indicates “first interior footprint,”
but the lot coverage must include the footprint of the entire structure. Per the impervious surface
Page 1of 2
calculations, the house footprint is stated as being 7,287 square feet, which would be 26.6% of the
lot area. Please revise the site plan as necessary to correctly reflect the proposed lot coverage.
Pillars:
5.Your site plan indicates pillars along the southern property line and on the eastern side of
the residence adjacent to the driveway. Since these pillars are located within the minimum required
setbacks, they must comply with the requirements for a fence and, therefore,cannot exceed six feet
in height. Please provide additional information on the proposed pillars including an indication of
their height.
Site Plan:
6.According to the geotechnical report, theminimum required buffer from the top of the
steep slope was reduced below the standard 50-foot buffer requirement plus the 15-foot critical
areas building setback. In order to avoid confusion, please remove the standard 50-foot buffer and
15-foot critical areas setback dimensions from the site plan since the geotechnical report allowed
for a reduction in the minimum required buffer. Instead, pleaseretain the label for the top of the
steep slope on the site plan and provide dimension lines indicating the distancesof the residence
and thepool patio from the top of the steep slopeso that staff can confirm consistency in the
location of the residence and patiowith the recommendations of the geotechnical report.
Silt Fence:
7.Thegeotechnical report by Gary A. Flowers, PLLCdated November 16, 2014 with a
revised date of July 30, 2015recommends that “during site grading activities for new construction
no excavated or imported soils should be placed over the slope face or stockpiled within the buffer
area (i.e. within 15 feet of the top of slope).”The stockpile is indicated on the civil plans as being
further than 15 feet from the top of the slope, but the silt fenceis indicated as being directly at the
top of the slope.In order to avoid any potential impacts to the slopeduring construction and to
avoid the potential of a stockpile being placed within the 15-foot buffer, the silt fence should be
movedas far as possiblefrom the top of the slope.
Please submit three copies of your revised site plan (includingone reduced copy) and two copies of any
revised building plan sheets to a Development Services Permit Coordinator. Our office hours are
Mondays, Tuesdays, Thursdays, and Fridays between 8:00am and 4:30pm. The Permit Center is closed
onWednesdays.
If you have any questions, feel freeto contact me at (425) 771-0220.
Sincerely,
Development Services Department -Planning Division
JenMachuga
Associate Planner
Page 2of 2