10-0999 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
February 7, 2011
Mr. W. Glen Read
Email: wglenread@gmail.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2010-0999
READ RESIDENCE LOCATED AT 9947 WATER STREET
Dear Mr. Read:
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:
Subdivision
1.: The property owner has not yet recorded the subdivision of the subject site (File
No. PLN20090043) with Snohomish County. I understand that you are working with the
owner to possibly change an easement indicated on the documents that were signed by the City.
Please note that the subject building permit application cannot be approved by the Planning
Division until the subdivision is recorded with Snohomish County and a copy of the recorded
subdivision is submitted to the Planning Division.
Site Plan
2.: Please make the following corrections to your site plan:
a.Show all utility easements including the existing 10-foot sewer easement along the western
property line (AFN 1964614) and the new 10-foot sewer easement along the southern
property line (if established with the short plat).
b.The lot area indicated in the site plan is that of the original parcel prior to the subdivision.
This area must be corrected to reflect the area of the subject lot only, which is stated on the
survey from the subdivision as 23,870 square feet. While updating the total lot area, update
the percentages of lot coverage and impervious area accordingly.
c.It is difficult to distinguish the difference between the lines of the eaves and decks from the
dimension lines, as the dimension lines are shown in a bolder line style. In order to avoid
confusion in the future of mistaking the dimension lines for part of the building, please
change the dimension lines to a lighter line style that is either dashed or dotted and make
the lines of the eaves and decks bolder so that the dimension lines do not stand out as much
over the lines of the residence.
d.The upper floor sun decks must be shown on the site plan. Please add the sun decks and
label them as such. Also, label all covered decks and porches as being covered.
e.Your landscape plan indicates a fence and two gates along the southern side of the
property. If these items are proposed at this time, they must be included on your site plan.
Otherwise, they must be removed from the landscape plan. If the fence and gates are
proposed at this time, they must comply with all applicable requirements, including the
Engineering Division’s requirements on gates across driveways.
f.A rockery is indicated on the site development plan; however, this must also be indicated
on the site plan. Note that rockeries shall not exceed three feet over original grade where
located within the minimum required setback areas.
g.Submit three large copies and one reduced copy of your revised site plan.
Height Calculations:
3.Please make the following corrections regarding the height calculations:
a.Elevations are indicated of numerous catch basins along Water Street. Indicate which catch
basin or other point was utilized as the datum point for your height calculations.
b.Your site plan states “max. ridge height 12’-0” abv. Existing catch basin.” I believe this
refers to the private height covenant on the property, not the City’s maximum allowed
height. Please clarify on the plans and note that the City does not inspect nor enforce
private height covenants. Thus, the height calculations and maximum allowed height
indicated on the plans must be consistent with the City’s height regulations and maximum
allowed height of 25 feet. Any additional private restrictions on the height of the residence
must be privately inspected and enforced.
c.The average grade cannot be rounded up when conducting the height calculations. Thus,
based on the elevations provided of the four corners of the height rectangle, the average
grade would be 36.41, not 36.42, which would make the maximum allowed height 61.41
feet.
d.Your building elevations indicate maximum allowed and proposed height, but do not
indicate the average grade. Add average grade to your building elevations and correct the
maximum allowed height to not be rounded up as discussed above.
:
Potential ADU Your floor plans for the lower floor indicate a recreation room, wet bar,
4.
bedrooms, and storage garage that can be accessed separately from the main portion of the
residence. Thus, it appears that this area might be converted into an Accessory Dwelling Unit
(ADU) in the future. I am enclosing the City’s ADU handout for your reference. This portion
of the residence cannot be utilized as an ADU without proper land use permit and building
compliance permit approvals. If you are interested in applying for an ADU permit, you are
welcome to contact me on application procedures.
Landscape Plan
5.: Please make the following revisions to your landscape plan:
a.Your landscape plan indicates the location of the 30 percent native vegetation area and
provides a list of species to be planted within this area, but does not specify spacing or
locations of these plants. Please update the plan to indicate how the plants will be
dispersed throughout the native vegetation area.
b.A vegetation management plan is required to be submitted, as specified in the conditions of
the subdivision approval (File No. PLN20090043). As part of the vegetation management
plan, maintenance provisions must be established for the native vegetation area.
Geotechnical Report
6.: The geotechnical report by The Galli Group dated October 17, 2009
states that final plans for the residence were not available at the time of the report.
Additionally, the report discusses a reduced critical areas buffer and setback to 40 feet from the
top of the slope and 25 feet from the western property line, but does not discuss if clearing,
grading, and landscaping activities can take place within this area. Thus, The Galli Group
should be provided with copies of all current plans, including the landscape plan. Additionally,
please request that The Galli Group prepare an addendum to their report specifying whether
landscaping activities can take place up to the western property line and providing any
additional recommendations for the home and improvements to the property in order for the
proposal to comply with the critical areas regulations of ECDC 23.40 and 23.80.
Shoreline Permit
7.: Please provide a breakdown of the grading calculations specifying the
quantities of cut and fill associated with the construction of the home itself and the quantities of
cut and fill associated with all appurtenances separated out between that within shoreline
jurisdiction and that outside of shoreline jurisdiction. If the grading associated with all
appurtenances on the site exceeds 250 cubic yards, a Shoreline Substantial Development
Permit will be required, as WAC 173-27-040(2)(g) exempts a single-family residence and
normal appurtenances if constructed by an owner or contract purchaser, but the definition of
normal appurtenances only includes grading which does not exceed 250 cubic yards. Thus, it
will need to be shown that all grading not directly associated with the house (i.e. grading
associated with driveway, stormwater, yard, etc.) does not exceed 250 cubic yards, or an
application for a Shoreline Substantial Development Permit will need to be submitted. Please
contact Planning Division staff if you have questions on the submittal requirements for a
Shoreline Substantial Development Permit application.
SEPA Review
8.: Thank you for submitting your SEPA checklist and adjacent property owners’
list. Please note that SEPA review will be conducted following your response to the above
items. In particular, staff needs to determine if a Shoreline Substantial Development Permit is
required prior to issuing the SEPA determination.
All submittals should be made to a Development Services Permit Coordinator, Monday through
Friday, between 8:00 am and 4:30 pm. If you have any questions, feel free to contact me at (425)
771-0220, ext. 1224.
Sincerely,
Development Services Department - Planning Division
Jen Machuga
Associate Planner