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15-0148 Plan review comments.pdfCin 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 February 24, 2015 Ron McNurlen mcnurlen@comcast.net RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2015-0148 ADDITION/REMODEL AT 18910 SOUNDVIEW PLACE Dear Mr. McNurlen: 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 in a written response and through submittal of updated plans with changes called out: 1. Geotechnical report: Critical area determination CRA20150008 identified a steep slope south of the project site (in addition to a stream). Please submit a geotechnical report prepared according to the requirements of ECDC 23.40 and 23.80 that describes how the ground disturbing activities associated with the proposed project (additions, foundation wall for 'Shop & Yard Storage' room, etc.) meet the critical area code for steep slopes. The report must be prepared in accordance with ECDC 23.40.090 and ECDC 23.80.050 and specifically address the requirements in Sections 23.80.060 and 23.80.070 ECDC. Note that the standard 50' buffer (ECDC 23.80.070.A.1) and 15' building setback (ECDC 23.40.280) may be reduced in accordance with ECDC 23.80.070.A.2 and A.3. 2. Stream report: In addition to the reduced buffer proposed, please update the report and plans to include the required 15' building setback described in ECDC 23.40.280. Also, please include full-sized attachments showing the entire plan sheet —the attachments in Appendix A submitted on February 4 were cut off. 3. Existing/new walls on main floor plan: On Sheet A-2, label 'existing' and 'new' walls as was done on Sheet A-3. 4. Height calculations: Verify the elevation of height corner "B" — in the calcs, it's shown as 52.2' but on the site plan it appears to be somewhat less than 52' based on the lines of topography. Make any updates necessary to the height calculations on the site plan and elevations on Sheet A-1. Also, on Sheet A-1, please show the line of 'proposed' building height. 5. Setback encroachments: On Sheet A-2, it appears that the deck off the southwest corner of the house is proposed to increase in size in a way that would not meet minimum 10' south side setback. Similarly, a bumpout in the kitchen is shown to encroach the north 10' side setback. While a chimney may encroach up to 30" into a required setback per ECDC 16.20.040.13, elevated decks and bumpouts may not: "Uncovered and unenclosed porches, steps, patios, and decks may project into a required setback not more than one-third of the required setback, or four feet, whichever is less; provided, that they are no more than 30 inches above ground level at any point." [ECDC 16.20.040.C] Please revise the size of the deck and remove the north bumpout to meet the minimum 10' side setbacks and show compliance with this requirement on the Site Plan and Sheet A-2. All referenced code sections are available here: http://www.codepublishing.com/wa/edmonds/. 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, 8:00 am to 4:30 pm (8:00 am to 12:00 pm on Wednesdays only). If you have any questions, please contact me at (425) 771-0220. Sincerely, `"7 ' Mike Clugston, AICP Associate Planner