Planning Review Comments #1 BLD20161004.pdf
C ITY OF E DMONDS
PLANREVIEWCOMMENTS
PLANNINGDIVISION
425.771.0220
DATE:September 13, 2016
TO:Ben and Heather Swerk
Bswerk80@hotmail.com
Heather.swerk@gmail.com
FROM:Kernen Lien,SeniorPlanner
kernen.lien@edmondswa.gov
RE: Plan Check BLD20161004
18816 Olympic View Drive
New Single-Family Residence
On behalf of the Planning Division,I have reviewedtheabove building permit application. During
review of the subject submittal, it was found that the following information, corrections, or clarifications
need to be addressed. Please respond to the following items, so that I can complete my review:
1.Landscape Plan:
a.Native Vegetation Area:This property was created with the short subdivision file number
PLN20130043. A condition of approval under PLN20130043 requires that 30% of the site retain
or establish native vegetation. With a lot area of17,418 square feet, 5,225 square feet of the
proposed landscaping must be native vegetation.A native vegetation plan was approved with the
civil review associated with LN20130043 which is attached. The landscape plans with the
subjectapplication do not match those that were approved with the civil review. The areas of
native landscaping maybe modified; however, while the landscape plan submitted with the
application identifies a native vegetationarea it appears the native vegetation area only comprises
approximately 2,220 square feet. Please revise the landscape plan so at least 5,225 square feet of
the proposed landscaping is comprised of native vegetation.
b.Arbor:The landscape plan identifies a grape arbor near the southern property boundary. The
arbor is considered a structure that is subject to the zoning setback requirements for the RS-12
zone. The subject property is a flag lot which means side setbacks apply to all property line. The
side setback for the RS-12 zone is 10 feet. Please relocate the arbor so it is no closer than 10 feet
to any property line.
c.Patio:The landscape plan also identifies a crushed rock patio area. Pursuant to ECDC
16.20.040.C, patios may project into the setback not more than one-third of the required setback,
or four feet, whichever is less. Please revise the landscape plan so the patio is no closer than 6.6
feet from any property line.
d.Play Area:Please provide information on whatmaterials will be used to constructthe play area.
The symbol used in the play area is not included in the legend of the landscape plan. If this area
is to be a sport court type area, the provisions of ECDC 16.20.040.C (no closer than 6.6 feet to
any property line) would also apply to this area.Also note if this area is constructed with
impervious surface, it must be includedin the impervious service calculations.
e.Crushed Rock Areas:Note that crushed rock is considered an impervious surface. Please include
the crushed rock patio and service area adjacent to the garage in the impervious surface
calculations.
2.Height Calculations:The deckson the proposed residence are called out as impervious in the
impervious surface calculations. If the decks area impervious, they act as a roof to the patios below
the decks and must be included in the height rectangle. Please revise the height rectangleto
encompass the main floor decks if these decks are impervious and revise the height calculations
accordingly(including the elevation plans as needed).
3.Plan Consistency: The site plan appears to show decks the greatroom,the study and master
bedroom areas.However, the architectural plans do not show a deck of the study area. Additionally
the landscape plans show wall mounted arbors on both garages, but these are not included in the
architectural plans. Please ensure all plans are consistent with each other.
Ifyou have any questions, feel free to contact me at 425.771.0220 ext.1223.
Please make all submittals to a Development Services Permit Coordinator,Monday, Tuesday, Thursday,
and Friday between8:00 am 4:30pm or Wednesday 8:30 am to 12:00 pm.