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BLD20100188 Plan Review Comments #1.pdf CE ITY OF DMONDS PLANREVIEWCOMMENTS PLANNINGDIVISION 425.771.0220 DATE: April 15, 2010 TO: Ron McNurlen mcnurlen@comcast.net FROM: Kernen Lien, Associate Planner RE: Plan Check BLD20100188 New Single Family Residence at 18726 Sound View Place On behalf of the Planning Division, I have reviewed the above building permit application. During review of the subject submittal, it was found that the following information, corrections, or clarifications need to be addressed. Please respond to the following items, so that I can complete my review: Height 1.: On one of the elevation views, please show the average grade, actual ridge elevation, and maximum ridge elevation. Parcel Combination 2.: The subject property is actually made up of two separate parcels (00434600100700 and 27031300403600). The parcel lines actually bisect the existing building which proposed to remain on site. The coverage calculations use the combined area of the parcels which 23,250 square feet. However, the parcel that the new house will be located in only 17,859 square feet. Calculating the coverage on the just parcel where the new house will be located I get 35.5%, just over the maximum allowed coverage. Additionally, tax parcel 27031300403600 is a nonconforming lot, and pursuant to ECDC 17.40.030.C a nonconforming lot in the same ownership as a contiguous lot or lots shall be combined with the contiguous lots to the extent necessary to create a conforming lot. With the property line bisecting an existing building, the lot coverage issue, and ECDC 17.40.030.C; these two parcels must be combined before the proposal can be approved. Please apply for a lot combination. The fee for a lot combination is $420 ($405 for the lot combination and $15 city surcharge). The process for a lot combination is described in ECDC 20.75.055 (http://www.mrsc.org/mc/edmonds/Edmonds20/Edmonds2075.html#20.75.055). Setbacks 3.: The subject property is zoned RS-12 (Single-family residential). Setbacks for RS-12 zoned property is outlined in ECDC 16.20.030 and are as follows:: Zone Minimum Street Minimum Side Setback Minimum Rear SetbackSetback RS-12 25 feet 10 feet 25 feet Pursuant to ECDC 16.20.040.C, 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. With the 10 foot side setback, the patios shown on the north and south of the proposed residence cannot extend more than 3.33 feet into the required setback. The patio on the south side of the house extends about 8 feet into the setback, while the patio on the north side of the house extends approximately 6 feet into the setback. Please revise the plans so that the patios extend no more than 3.33 feet into the required setback. Accessory Dwelling Unit 4.: During review of your floor plans, it was noted that the lower floor contains a wet bar off the recreation room. The City considers this to be a second kitchen. Since the house is proposed to contain a second kitchen, a covenant must be recorded at the County stating that you are aware that an Accessory Dwelling Unit (ADU) permit must be approved separately from this building permit application if you intend for the upper floor to act as a separate dwelling unit apart from the main residence. Even if you do not intend for the upper floor to act as an ADU, the purpose of getting this statement recorded is to protect any future owners from thinking that the house contains an approved ADU. I am enclosing the City’s ADU handout as well as the covenant that must be recorded at the County. Please have the property owner(s) review and sign these materials. Note that signatures must be notarized and signed in black ink. Also note that due to the County’s restrictions on margins, the covenant must be printed on legal sized paper and cannot have writing located within the margins. You may either get the covenant recorded at the County on your own for $62, or you may turn it in to the City to record it at the County for you for $82 (the County’s $62 recording fee plus a $20 City surcharge fee). If you are interested in applying for an ADU permit, you are welcome to contact me on application procedures. Critical Area Determination Updated 5.: Critical area determinations for the subject property were made back in 1997 under CRA19970224 and CRA19970225 (one for each parcel). At that time, waivers from the critical area requirements were issued for both critical area determinations. Since that time, the City of Edmonds updated its critical area regulations 2004, and the subject property no longer meets the waiver previously issued. The bluff on western portion of the property is considered a potential landslide hazard pursuant to ECDC 23.80. A revised critical area determination has been made and is attached with these review comments. The geotechnical report by Nelson Geotechnical Associates, Inc. prepared September 4, 2009 meets the report requirements of ECDC 23.80 and ECDC 23.40. SEPA 6.: Since the total cut for the project exceeds 500 cubic yards, State Environmental Policy Act (SEPA) review is required. SEPA has public notice requirements, and pursuant to ECDC 20.03.001 the applicant is responsible for all posting, publishing, and mailing in association with the public notice requirements. I will be in contact with you to further explain the public notice requirements and will help you meet the notice requirements. Please make all submittals to a Development Services Permit Coordinator, Monday through Friday, 8:00 am 4:30 pm. If you have any questions, feel free to contact me at 425.771.0220 ext 1223.