07-0247 Plan Review Comments.pdf
CE
ITY OF DMONDS
th
• 1215 AN•E,WA98020
VENUEORTHDMONDS
P: 425.771.0220 • F: 425.771.0221 • W:www.ci.edmonds.wa.us
HONEAXEB
DSD: P•E•B
EVELOPMENT ERVICES EPARTMENTLANNINGNGINEERING UILDING
April 12, 2007
Mr. Randall Munson
Email: Randy.Munson@comcast.net
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2007-0247
TH
FALCON RIDGE HOMES NEW SFR AT 8010 – 240 ST 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:
Lot Shape and Lot Area:
1. The boundaries of the subject property and the total lot area as
shown on the site plan conflict with those shown on the recorded short plat (File No. S-
2005-38). Please correct the site plan to reflect what was recorded. This includes showing
the boundaries of the hammerhead at the end of Tract A, updating the lot area shown to
9,268 square feet, and updating the dimensions of the lot.
Setbacks:
2. Show the minimum required 7.5-foot setback lines from all property lines
(including from the boundary of the hammerhead at the end of Tract A) in order to ensure
that the proposed residence meets the required setbacks.
Rockeries/Retaining Walls:
3.Rockeries and retaining walls are not permitted to exceed 3
feet over original grade where they are located within the setbacks. Therefore, please
provide top of wall and original grade elevations along the proposed rockeries/retaining
walls at 5-foot intervals to ensure that the walls do not exceed 3 feet over original grade
where they are within the minimum required setbacks. Note that the bottom of wall
elevations should still be shown, but they do not impact the Planning Division’s
determination of whether the rockeries/retaining walls may be located within the setbacks.
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 external walls or supporting members or
from a point 30 inches in from the outside edge of the eaves, whichever covers the greatest
area. Note that since stairs and decks that are more than 3 feet over original grade are
considered to be structures, the portion of the stairs to the front entrance that are more than
3 feet over original grade must be included in the lot coverage calculations. Additionally,
all portions of the upper floor that project over the lower floor must also be included in the
lot coverage calculations. It is difficult to determine what was included in the lot coverage
quantity stated on the site plan. Therefore, please provide a breakdown of the lot coverage
calculations on the site plan. The lot coverage calculations must also be updated to reflect
the change to the total lot area as required for the site plan to match the recorded short plat,
which stated a total lot area of 9,268 square feet.
Height Calculations:
5. Please make the following corrections to your height calculations:
a.The datum point is labeled as “existing rim rim.” It appears that this is a typo.
Please clarify what the rim is of (i.e. rim of manhole cover, catch basin, etc.).
b.The height rectangle should be expanded to include the portion of the upper floor
that projects over the lower floor on the southern side of the residence. Please
move Points C and D of your height rectangle to the south so that the upper floor
cantilever is included in the height rectangle. Please also provide updated
elevations of these two points and update your height calculations including the
maximum allowable height. If the maximum allowable height decreases due to
the new locations of Points C and D, please update the proposed height so that it
is below the maximum.
c.Show the updated average grade, maximum allowed height, and proposed height
on the building elevations.
SEPA:
6. The grading plan states that the total quantity of cut will be 1,042.48 cubic yards.
Note that if either grading quantity (cut or fill) exceeds 500 cubic yards, SEPA review is
required. Please either reduce the proposed grading quantities below 500 cubic yards or
complete the enclosed SEPA checklist and submit it with an adjacent property owner list
including the addresses of all property owners and residents within 300 feet of the subject
property (refer to the enclosed handout for instructions on compiling the adjacent property
owner list). Please note that a $420 fee will be required for the SEPA review.
Geotechnical Report:
7. The geotechnical report submitted with the application was
conducted prior to the subdivision which created the subject property. However, a current
geotechnical report by a qualified professional is required to review the proposed building
plans and to address the requirements of ECDC 23.40 and 23.80. Please have a qualified
geotechnical engineer review the proposed house plans and write a report that meets the
requirements of ECDC 23.40 and 23.80.
Tree Removal:
8. It is noted that some of the trees located on the subject property must be
removed in order to locate a residence on the site. However, several of the trees shown as
to be removed on the site plan are far enough away from the proposed residence that they
could be retained. Please update your site plan to show that the trees that are not located
within the building footprint or within the immediate vicinity of the building footprint will
be retained.
Please submit three copies of the updated site plan (at least one copy must be reduced in size) and
only two copies of any affected sheets 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