PC-06-096.doc
City of Edmonds
Plan Review Corrections
Plan Check #: Date:
06-096 May 1, 2006
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Project Name/Address: Goodnight Brothers Construction Inc. / 7427 and 7429 – 210 Street SW
Contact Person/Address: Bruce Goodnight / Fax: (206) 517-4961; e-mail: zokabear@aol.com
Reviewer Department
: Meg Gruwell: Planning
I have reviewed the above building permit application for the Planning Division. Before I can sign off on
it I need the following:
1.Decks: ECDC 16.30.040 allows uncovered and unenclosed decks to project into a required set back
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 the ground level at any point. Some of the decks scale at higher than
three feet from the ground. Note that we do allow fill less than three feet from original grade within
the setbacks, so you may be able to backfill to keep the deck less than 30 inches above ground level.
You are showing a 3-foot-high retaining wall at the property line, so it is possible that you have
already back filled as much as you are able to. Please do the following:
a.Call out the setback to the decks. It must be at least 6.6667 feet.
b.Show that the decks will be no more than 30 inches above the ground level at any point.
c.Confirm that any fill will be less than three-feet from the original grade.
2.Height Calculations: The Height Calculation Information handout states that uncovered decks do
not have to be included in the height calculation rectangle. Your current site plan shows the height
calculation rectangle including the decks. Only two feet of eaves are shown over the deck, and up to
30 inches of eaves may be excluded. Please do the following:
a.Redraw the height calculation rectangle for both buildings using the wall of the building for the
west line.
b.Make sure all of the corner elevation points are accurate based on the original topography of the
lot.
c.Recalculate the average grade and maximum height allowed for both buildings as necessary.
Make sure that the average grade plus 30 feet equals the maximum grade.
d.Revise the average grade and maximum height for both buildings on the building elevations as
necessary.
3.Landscape Plan:
a.Why have the three vine maples formerly at the south end of the building near the proposed sign
been removed from the plan?
DATE FAXED__________ (Attach fax transmittal) PAGE _____ OF _____
b.As part of the conditions of the Architectural Design Board (ADB) they stated “use trees other
than vine maple or dogwood” in reference to the area between the eastern property line and the
driveway. Their concerns were that vine maples did not do well in direct sun, and with the
asphalt adjacent to the planter strip, it would be even less healthy for the trees. Please either
revise the plan to substitute plants that will do better under the given conditions, or provide
another plant professional’s evaluation of the proposed site and conditions stating that the vine
maple and dogwood in the proposed planting plan will thrive.
4.Site Plan: The Landscape Plan and Civil Plan agree that 3.5 feet of landscaping will be provided to
the east of the driveway curb as encouraged by the ADB. The Site Plan shows only two feet. Please
make them consistent.
5.Architectural Design Board Conditions: At their October 5, 2005, meeting, the ADB placed several
conditions on this plan, some of which have been addressed, and other which have not. Please
address the following:
a.“The applicant shall provide a designated walkway from the sidewalk along the east side of the
building, which is where the front doors and garage are located, to the trash and recycling
enclosure to the rear driveway area. The walkway can be a portion of the driveway but should be
properly delineated, by using different paving materials or a different color material, but not
striped.” Please address this condition.
b.The condition regarding the north elevation has been addressed for the northern building except
for the following “…including a window for …the lower level family room.” Please either address
this portion of the condition, or state why it is not possible to comply with.
c.Note that the additional windows and detailing were only required for northern elevation of the
northern building. Where the two buildings come together, it is understood that no windows are
required for those adjacent building ends. I don’t believe that additional trim or shingles were
required for the two elevations that face each other either. However, you are welcome to keep the
trim and shingles if you wish.
If you have any questions, please call me at (425) 771-0220, extension 1330.
Please make all submittals to the Development Services Permit Coordinator, and provide two copies of
any revised plans or elevations and three copies of any site plans. Your existing plans and elevations may
also be red-lined.
Thank you.
DATE FAXED__________ (Attach fax transmittal) PAGE _____ OF _____