BLD20150171 Planning Comments.pdfCITY OF EDMONDS ® 1215"' AVENUE NORTH ® EDMONDS, WA 98020
PHONE: 425.771.0220 ® FAX: 425.771.0221 ® WEB:�w�v
DEVELOPMENT SERVICES DEPARTMENT: PLANNING • ENGINEERING a BUILDING
March 19, 2015
Albert Cohen Design Company, P.S.
330 Dayton Street Suite 6
Edmonds; WA 98020
117
11i'll: Eli
11110 1
Dear Mr. Cohen:
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 review can continue:
Please submit a revised set of site plans to reflect the following corrections and changes:
Height Calculations:
While your datum point and elevations shown on the site plan for building permit BLD2015-
0171 are no doubt correct, a new datum point in the immediate vicinity of the lot is required.
Based on the city's height calculation information sheet (copy attached) the datum point must be
a permanent object that won't move during construction and that the inspector can easily access
with the height measurement equipment, such as a sewer main lid or a catch basin lid. Please
indicate and label your new datum point and provide its elevation on the site plan.
Setbacks:
Section 16.20.040.0 of the Edmonds Community Development Code (ECDC) permits
uncovered and unenclosed porches, steps, patios, and decks 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. The front patio area extends to within 5 feet of
the front property line. Based on ECDC 16.20.040.0 one-third of the required 25 -foot setback is
slightly over 8 feet making the four foot encroachment the applicable distance in this case. The
front patio extends well over four feet into the required front setback. Please amend the site plan
accordingly to bring the front patio area into compliance.
The 12 x 14 slab for the spa in the backyard is also to close to the side yard setbacks. Per the
above cited code section the slab can encroach 3 1/3 of a foot into the side yard setback. The site
plan shows the slab 4 feet into the side yard setback. Please correct the slab location on the site
plan to bring it into compliance. Regarding the location of the 12 x 14 slab, the geotechnical
engineering report completed by ZGA recommends a 10 -foot buffer from the erosion and
landslide hazard areas identified in the report. Based on the buffer location shown in Figure 2 of
the report the slab and spa are within the buffer. The report provides no mention or
recommendation of the slab or spa. Please relocate the slab and spa outside of the buffer or
amend the geotechnical report to address these improvements within the recommended buffer.
Please Note: Additional comments from the Building Division and Engineering Division
may require additional changes to the site plan beyond those discussed above. A revised
site plan addressing the above cited issues should be completed once you have received
comments from the other reviewing divisions.
Please submit three copies of your revised site plan (including one 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:OOam and 4:30pm, and
Wednesdays between 8:OOam and noon. If you have any questions, feel free to contact me at
(425) 771-0220.
Sincerely,
Development Services Department - Planning Division
Sean Conrad
Associate Planner
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