BLD20060924.doc
City of Edmonds
Plan Review Corrections
Plan Check #: Date:
BLD20060924 September 5, 2006
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Project Name/Address: Falcon Ridge Homes / 8012 – 240 St. SW
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Contact Person/Address: Randall J. Munson / Fax: (866) 312-8468; 1930 – 6 Ave. S., #301, Seattle, WA
98134
Reviewer Department
: Meg Gruwell: Planning
I have reviewed the above building permit application for the Planning Division. Before I can sign off on
it I need the following:
1.SEPA Review Required: The grading plan shows 1,041 cubic yards of excavation, so SEPA review
will be required. Please submit the following:
a.A completed Environmental checklist (attached to mailed copy);
b.$420 fee;
c.List of property owners and residents within 300 feet of the site on the city’s label format (see
handout attached to the mailed copy.) Note that the list done for the subdivision process is over 6
months old, so an updated list is required.
2.Rockeries in Setbacks: Rockeries less than three feet in height are allowed in the setbacks, while those
over three feet must be located outside the setbacks. The height of the rockeries is measured (for the
purpose of setbacks) from original grade. It appears to me that most of the rockeries are four feet,
but that they are supporting a cut slope, so for setback purposes they are less than one foot high over
original grade. The one spot I cannot confirm this is the rockery that is along the southern property
line that extends to the middle of the property.
a.Please confirm the top of wall and bottom of wall for the rockery along the southern property line
at its eastern end.
3.Patios in Setbacks: Patios have a special exception that allows them into setbacks, with limitations.
This is from Edmonds Community Development Code section 16.20.040.C, which states “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.” The required rear yard setback is 15 feet, so four feet is
less than 15/3=5 feet. Therefore, the patio must maintain a 15-4=11 foot setback. The proposed patio
only maintains a six-foot setback to the rear property line.
a.Revise the patio to the south of the house so that it maintains an 11-foot rear-yard setback.
4.Height Calculations: Uncovered decks are excluded from the height rectangle, which point D shows,
but point C seems to try to include the deck. Also, point D is closer to the 128 topography line that
the
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5.130 topography line. Revise your height calculations as follows:
a.Move point C north to be in line with point D.
b.Revise the elevation of Point C accordingly.
c.If point D is extrapolated, revise it to show that it is closer to topography line 128 than 130. If it is
surveyed, please provide that information.
d.Recalculate the height calculations based on the revised points.
e.Revise the maximum and average height shown on the building elevations, based on the new
numbers.
f.Note that the height of the house cannot exceed 25 feet without a variance being approved.
NOTE:
1.Plat Not Recorded: This subdivision, city file S-05-38, has not been recorded yet. One house may be
constructed on the lot, since the original house was demolished. This proposed house has been
reviewed as if lot 1 were existing and it meets city planning requirements, except as noted, for the
preliminary approved lot 1. If any changes are made to the plat to comply with the conditions of
approval, the applicant must make sure that the house still complies with those changes. The
conditions of approval must be met, the plat must be recorded, and the recorded plat must be
submitted to the City before we consider the plat to be finalized.
2.Geotechnical Report for Slope: A condition of the plat is to “comply with the recommendations set
forth in the Geotechnical Report or any subsequent reports.” The recommendations in the
geotechnical report done by Associated Earth Sciences, dated May 20, 2005, on page 7 include
“Construction should proceed during the drier periods of the year and disturbed areas should be
revegetated as soon as possible.” Also, “In order to reduce potential erosion hazards, natural
vegetation on the slope must be left intact. Other areas stripped of natural vegetation during
construction should be replanted as soon as possible, or otherwise protected.” These will also be a
condition of the building permit, unless an updated geotechnical report states differently.
If you have any questions, please call me at (425) 771-0220, extension 1330.
Please make all submittals to the Development Services Permit Coordinator, and provide two copies of
any revised plans or elevations and three copies of any site plans. Your existing plans and elevations may
also be red-lined.
Thank you.
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