06-0849 Plan Review Comments.pdfmem CITY OF EDMONDS • 1215" AVENUE NORTH • EDMONDS, WA 98020
® m PHONE: 425.771.0220 • FAx. 425.771.0221 • WEB: www.ci.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT: PLANNING • ENGINEERING • BUILDING
March 5, 2007
Mr. Ben Holt
Email: peoples@eskimo.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2006-0849
HOLT SINGLE FAMILY RESIDENCE AT 1141 SEA VISTA PLACE
Dear Mr. Holt:
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:
1. Site Plan: Please make the following changes to the site plan:
a. Label the front porch as covered.
b. Provide labels to distinguish between the covered and uncovered portions of the deck on
the rear of the house.
c. Label the rectangle shown with a dashed line on the plans, which is located in the general
footprint of the proposed residence_ I am unsure of what this line is showing_
d. Show and label the outline of the proposed eaves on the site plan.
2- Setbacks: Please show the shortest distances from the proposed residence to each of the property
lines so that staff can verify that the residence meets the minimum required setbacks_
3. Steep Slope: Please show the top .of the steep slope on the site plan and provide the distance from
the top of the slope to the proposed residence.
4. Rockeries: Rockeries are not permitted to exceed three feet in height over original grade when
located within the minimum required setbacks. Please provide top of wall and original grade
elevations along all proposed rockeries at 5 -foot intervals in order to ensure that the walls will not
exceed three feet over original grade where they are located within the minimum required setbacks.
5. Fence: The site plan states "remove/replace fence as required." Please show which portions of the
existing fence are to be replaced and provide information on the height of the proposed fence from
original grade and what the fence is to be made out of.
6. Height Calculations: Please make the following changes to the height calculations:
a. Provide a new datum point for the height calculations. The datum point must be a fixed
point (such as a manhole cover, fire hydrant, etc.) that will not change during
construction. The proposed datum point must be changed because its location within the
street is too dangerous for our Building Inspector to use.
h. The portion of the upper floor deck that is uncovered should not be included in the
rectangle used for the height calculations. Please move Points C and D of the height
rectangle to the east so that they are in line with the westernmost wall of the residence
(excluding up to only 30 inches of eaves). Please provide updated elevations for the new
locations of Points C and D and update the height calculations as necessary.
c. The elevations of Points B and D as shown at the corners of the height rectangle do not
match the elevations for the corresponding points shown under the height calculations.
Please make sure that the elevations shown on the four corners of the height rectangle
match the elevations shown under the height calculations and make any necessary
corrections to the height calculations.
d. Correct the average grade and maximum height shown on the building elevations to
reflect all changes made to the height calculations.
7. Lot Coverage: It is difficult to determine how the structural lot coverage was calculated.
Therefore, please provide a breakdown of the lot coverage calculations on the site plan. The total lot
coverage must include the area of the footprint of the residence, which includes the area of the
portion of the main floor that cantilevers over the lower floor, as well as the area of the covered front
porch, the storage area, and the area of the rear deck since the deck is over three feet in height.
Covenant: Your building plans show a second kitchen in the lower floor of the proposed residence.
Since the house is proposed to have a second kitchen, a covenant must be recorded at the County
stating that you are aware that an Accessory Dwelling Unit (ADU) permit must be approved
separately from this building permit application if you intend for a portion of the lower floor to act as
a separate dwelling unit apart from the main residence. Even if you do not intend for the lower floor
to act as an ADU, the purpose of getting this statement recorded is to protect any future owners from
thinking that the house contains an approved ADU. I am enclosing the City's ADU handout as well
as the covenant that must be recorded at the County. Please have the property owner(s) review and
sign these materials. Note that signatures must be notarized and signed in black ink_ Also note that
due to the County's restrictions on margins, the covenant must be printed on legal sized paper with a
3" top margin and 1" side and bottom margins. You may either get the covenant recorded at the
County on your own for $32, or you may turn it in to the City to record it at the County for you for
$47 (the County's $32 recording fee plus a $15 City surcharge fee). If you would like for a portion
of the lower floor to act as an ADU, please contact me for the ADU permit application submittal
requirements.
Geotechnical Report: The geotechnical report by Dennis Bruce submitted with the permit
application does not appear to address all of the report requirements set forth in Edmonds
Community Development Code (ECDC) Chapter 23.80. Since the site contains a Landslide Hazard
Area, it is necessary for the geotechnical report to meet the requirements of this chapter of the code,
especially the report requirements addressed in Section 23.80.050. Please provide Mr_ Bruce with
the current house plans and have him prepare an addendum to his initial report addressing the
requirements of ECDC 23.80. This addendum should state that Mr. Bruce has reviewed ECDC
23.80 and the current house plans. The addendum must provide all necessary additional information
so that the report meets the City's requirements pertaining to the proposed new residence. For
example, in response to the requirements of ECDC 23.80.050.C.4, the report should provide a
recommendation for the minimum building setback from the top of the steep slope, and in response
to the requirements of ECDC 23.80.070.A.2, the report should provide certification that the
development will not increase surface water discharge or sedimentation to adjacent properties
beyond predevelopment conditions, the development will not decrease slope stability on adjacent
properties, and the proposed alterations will not adversely impact other critical areas.
10. SEPA Review: Please provide the total quantities of cut and fill. If the total amount of cut or fill is
proposed to exceed 500 cubic yards, SEPA review will be required and an environmental checklist
and the associated fee must be submitted.
Please submit three copies of your updated site plan (one of which must be 8.5 by 14 inches or smaller in
size) and two sets of any updated pages of the building plans. Please make all submittals to a Development
Services Permit Coordinator, Monday through Friday, 9:00 am to noon or 1:00 pm to 4:00 pm. If you have
any questions, feel free to contact me at (425) 771-0220, ext. 1224. I look forward to working with you on
this project.
Sincerely,
Development Services Department - Planning Division
Jen Machuga
Planner