14-0317 plan review comments.pdfCITY OF EDMONDS ® 1215" AVENUE NORTH ® EDMONDS, WA 98020
PHONE: 425.771.0220 ® FAX: 425.771.0221 ® WEB: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT: PLANNING ® BUILDING
May 21, 2014
Laurey Tobiason
laurey@tobiason.biz
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2014-0317
NEW SFR AT 1591174 TH PLACE WEST
Dear Mr. Tobiason,
I have reviewed the above building permit application for the Planning Division. Before I can
sign off, the following information needs to be clarified in a cover letter and through the
submission of updated plans with changes called out:
1. Critical Area Checklist: Please submit a critical area checklist for the site. While it is
apparent that critical areas are present on and around the site, a checklist is required
for every parcel where development is proposed. It is a one-time determination
which costs $155. Apply online
(https://permits.edmonds.wa.us/Citizen/Citizen Home.aspx) or submit the completed
and signed checklist at the Development Services permit counter.
2. Tree cutting/land clearing plan: Per ECDC 19.10, a tree cutting/land clearing plan is
required at submittal. No such plan was submitted but I noticed that clearing limits
are shown on the TESC plan and a landscape plan was submitted. Please confirm that
no trees will be removed as part of this project; a tree cutting plan will then not be
required.
In addition, the retained trees along the north property line will need protective
fencing at least enclosing the drip lines of the trees per ECDC 18.45.050.H. Show each
of the tree drip lines on the Sheet L-1 and the TESC plan. Any work inside the drip
lines must take place in accordance with ECDC 18.45.050.H subsections (1) — (6).
3. Geotechnical buffer and setback: The Site Plan shows a "10' Buffer" and a "15'
Setback" running through the parcel near the toe of the steep slope. If these are the
distances recommended in the associated geotechnical report, please highlight them
and relabel as "10' Critical Area Buffer per February 25, 2014 Geo Group Northwest
geotechnical report" and "15' Building Setback per February 25, 2014 Geo Group
Northwest geotechnical report" or similar.
4. Datum point: On the Site Plan, please label the datum point used as the basis for the
height calculations and show its elevation, whether actual or assumed.
5. Eaves: Please label the eaves on the Site Plan. It is uncertain whether any portion of
the hot tub area or the cantilever bump out on the south fagade project into the south
side setback.
6. Retaining/eco block walls: Retaining walls within a required setback area may be not
taller than 3' above original grade. On the Site Plan, please show top of wall and
original grade elevations every 10' along the walls where they are located within a
required setback.
7. Chimney: The chimney cap appears to exceed the maximum area allowed for the
height exception in ECDC 21.40.030.D.4: "Chimneys, not to exceed nine square feet in
horizontal section or more than three feet in height, for that portion above the height
limit." The cap is considered part. of the chimney for the purposes of this height
exception. Please verify and revise as appropriate.
8. Height labels: On Sheets A11 and Al2, please update "Avg Grade" to "Average
Original Grade", "Max Ridge" to "Maximum Allowed Height", and "High Ridge" to
"Proposed Building Height".
9. Landscaping estimate: Please provide an itemized cost estimate for the proposed
landscaping.
All referenced code sections are available at the following website:
http://www.codepublishing.com/wa/edmonds/.
Please submit three copies of the 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, 8:00 am to 4:30 pm (8:00 to 12:00 only on Wednesdays). If you have any questions,
please contact me at (425) 771-0220.
Sincerely,
Mike Clugston, AICP
Associate Planner