BLD20161468 Plan Review Comments.pdf
CE
ITY OF DMONDS
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•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
January 20, 2017
Mr. Randy Munson
Email: randy.munson@comcast.net
RE: PLAN REVIEW COMMENTSFOR PLANCHECK #BLD20161468
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NICHOLS/WONG RESIDENCELOCATED AT 9810 –235PL. SW
Dear Mr. Munson:
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:
Site Plan:
1.Please make the following corrections to your site plan:
a.Indicate the outlines of all cantilevers and bumpouts, including the chimney onthe north side of the
residence.
b.Indicate both the gross and net lot areas.
Setbacks:
2.The subject site is a flag lot, which requires 7.5-foot side setbacks from all property lines.The
short plat approval for the subject site (File No. PLN20060146), however,included approval of a
modification request to reduce the minimum required setback from the eastern boundary of the vehicular
access easement to 5feet.Please respond to the following comments regarding the setback requirements:
a.Incorrect setback lines are indicated on the site plan. Revise all minimum setback lines to be
consistent with the appropriate setback requirements (5-feet from the eastern boundary of the
vehicular access easement and 7.5-feet from the northern, eastern, and southern property lines).
b.Indicate the shortest distance from the eaves at the southwestern corner of the building to the
vehicular access easement in order to confirm compliance with the required setback (no more
than30 inches of eaves may project into the minimum required setback).
c.A condition of theapproval for the modification to the minimum required setback from the
vehicular access easement was to maintaina 6-foot high fence and/or row of plantings along the
western property lines of Lots 1 and 3. Please indicate the location of such fence and/or
plantingson the site plan and indicate if any changes are proposed to what currently exists.
Rockery:
3.Your plans indicate a rockery on the eastern side of the residence; however, pursuant to ECDC
18.40.020.A.8, rockeries are prohibited in Landslide Hazard Areas.Please eliminateany rockeries from
within the Landslide Hazard Area.
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 externalwalls or supporting members excluding a maximum of 30” of
eaves. The maximum allowed lot coverage within the RS-8zone is 35% of the net lot area. Thank you
for indicating the proposed lot coverage on the site plan.In order for staff to verify these calculations,
please confirm that in addition to the footprint of the proposed residence,the covered porch, cantilevers,
bumpouts, and all areas where the eaves exceed 30”were included in thesecalculations.
Critical Areas Checklist:
5.A new critical areas determination is required for the subject site. Please
submit a completed checklist (Handout #P20) and associated fee. Since this site was initially part of a
critical areas determination for the parent parcel prior to the subdivision (CRA20050157), the fee for the
needed subsequent determination is$50.
Geotechnical Report:
6.Due to the location of a Landslide Hazard Area on the western side of the subject
site, a geotechnical report addressing the proposal’s compliance with all applicable critical areas
regulations is required. Please note that the City’s critical areas regulations were updated in the spring of
2016(Ordinance No. 4026), so your geotechnical engineer will need to address these updatedcode
requirements.Please submit a report prepared by a qualified geotechnical engineer addressing all
applicable requirements of ECDC Chapters 23.40 and 23.80. This includes, but is not limited to, the need
to specifically address the requirements ofECDC Sections 23.80.060 and 23.80.070including an analysis
of the design standards in 23.80.070.A.3.You provided a geotechnical report dated October 30, 2006 with
your submittal; however, this report does not address the current code requirements and does not address
the specific house plans for the subject site.
Please submit twocopies of your revised site plan 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, and Wednesdays between 8:30am and noon.If you have any questions, feel free
to contact me at (425) 771-0220or Jen.Machuga@edmondswa.gov.
Sincerely,
Development Services Department -Planning Division
JenMachuga
Associate Planner