09-0795 Plan Review Comments.pdfCITY OF EDMONDS • 121 5" AVENUE NORTH • EDMONDS, WA 98020
PHONE: 425.771.0220 • FAX: 425.771.0221 • WEB: www.ci.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT: PLANNING • BUILDING
December 15, 2009
Marci Bryant
rmarcibryantgmsn.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2009-0795
LOWENTHAL SFR AT 18720 SOUND VIEW PLACE
Dear Ms. Bryant,
I have reviewed the above building permit application for the Planning Division. Before I can
sign off on the permit, however, the following information needs to be clarified:
1. Please submit a reduced -size copy of the site plan (CA. 1).
2. Geotechnical Report: Please have Geotech Consultants update their letter dated
October 30, 2009, to include specific reference to the design standards for buffer
reduction identified in ECDC 23.80.070.A.2 and A.3. Also, please include and label
the critical area building setback line and reduced buffer line on Sheet CA. I in addition
to the 25' building setback line.
3, Grading: Please indicate the total amount of grading (both cuts and fills) that will
occur as a result of the project.
4. Walls in Setback Areas: Please confirm the height of all retaining walls and/or
rockeries located in setback areas as discussed by the Building Division in their
comments (Comment 2). Also, show the small northern wall on Sheet C3 as it is
identified on Sheet CA.1 and indicate top and toe of the wall and original grade at 5'
intervals.
5. Height Calculations: Because the house and accessory structure are greater than 10'
apart, please provide separate height calculations for each of the proposed structures
per ECDC 21.40.030.C. According to ECDC 16.20.050.13, accessory structures are
limited to 15' in height above average original grade. Also, please move height comers
A and B to the west approximately 8' to fully encompass the house and deck.
6. Lot Coverage: It is difficult to determine how the structural lot coverage was
calculated. 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 a cantilevered roof, whichever
covers the greatest area." Please provide a breakout of the appropriate square footages
for the house, accessory building, covered deck and trellis as well as the total structural
coverage as a percentage of the total area of the lot.
7. Encroachments: Please provide a copy of the easement allowing encroachment of the
shed over the northern property line (A.F. No. 8511150244). Also, please provide an
easement that allows the eastern -most raingarden to encroach onto the adjacent parcel
to the south and label it on Sheet C3.
8. Steps in Southern Setback: Sheet CAJ indicates steps and another adjacent
encroachment within the southern property line setback area. These features are not
shown on the elevation drawings or floor plans. Please confirm their presence and
ensure that they may be located in the setback according to ECDC 16.20.040.13 and
040.C.
Please submit three copies of your updated site plan and two sets of any updated sheets of the
building plans. Please make all submittals to a Permit Coordinator, Monday through Friday, 9:00
am to 4:30 pm. If you have any questions, please contact me at (425) 771-0220.
Sincerely,
*Y �/
Mike Clugston, AICP
Planner