BLD20100339 Plan Review Comments #1.pdf
CE
ITY OF DMONDS
PLANREVIEWCOMMENTS
PLANNINGDIVISION
425.771.0220
DATE: June 8, 2010
TO: Robert Hughes
larslandy@hotmail.com
FROM: Kernen Lien, Associate Planner
RE: Plan Check BLD20100339
th
New Single-family Residence at 16200 75 Pl W (Gold South)
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:
Note
(: These comments 2 - 4 were also included in the May 6, 2010 letter of incompleteness for the shoreline
substantial development permit, PLN20100027.)
Setbacks
1.: The subject property is located with the RS-20 (Single-family Residential) Zone. Pursuant to
ECDC 16.20.030, the side setbacks in this zone require a total of 35 feet of both sides, with a minimum of
10 feet on either side. This means, if one side has 10 foot setbacks, the other side of the development must
have a 25 foot set back. As currently proposed the development does not meet the set back requirements
for the RS-20. Please revise the proposal so it is consistent with the 35’/10’ setback required by ECDC
16.20.030.
Clearing limits and tree removal
2.: ECDC 23.10.210.D.1 states that land surface modification must be the
minimum necessary to accomplish the underlying reason for the land surface modification. ECDC
18.45.050 states that trees should be retained to the maximum extent feasible. Additionally, the Nelson
geotechnical report recommends that the setback area at the top of slope not be disturbed or modified
through placement of any fill or removal of the existing vegetation. The SEPA checklist indicates that all
trees on site will be removed. The Clearing and Tree Removal Plan for the proposed residence indicates
that the clearing limits will be within the 20-foot setback from the top of the slope. Please address the
following items:
a.Please show the 20-foot setback line on the site plans.
b.Revise plans so that the clearing limits are outside of the 20-foot setback from the top of the slope as
recommended by the Nelson geotechnical report.
c.Indicate how removing all of the trees on site is consistent with ECDC 18.45.050, and if any trees are
located within the 20-foot setback from the top of the slope, they must remain consistent with the
recommendation of the Nelson geotechnical report.
Landscape plan
3.:
WAC 173-27-180(9)(g) requires a landscaping plan for projects, where applicable. The
geotechnical report from Nelson Geotechnical Associates, Inc. indicated that future vegetation management on
the slope should be the subject of a specific evaluation and a plan approved by the City of Edmonds.
Additionally, ECDC 23.10.210.D.3 states that all surfaces exposed during land surface modification must be
revegetated or otherwise covered as quickly as possible to minimize erosion. Please submit landscape plans for
the two properties.
Lot lines and lot combination
4.: The subject property consists of three parcels whose numbers and legal
descriptions are:
00513106000100: MEADOWDALE BEACH BLK 060 D-00 - LOT 1 LESS CO RD PLUS VAC
SEASIDE AVE LOT 2 LESS S 10FT PLUS VAC SEASIDE AVE
00513106000200: MEADOWDALE BEACH BLK 060 D-00 - S 10FT LOT 2 PLUS VAC
SEASIDE AVE ALL OF LOT 3 PLUS VAC SEASIDE AVE
00513106000400: MEADOWDALE BEACH BLK 060 D-00 - TR 4 PLUS VAC SEASIDE AVE
According to the site plans and SEPA checklists, the North House will be constructed on TPN
00513106000100 and the South House will be constructed on 00513106000200 and 00513106000400
with the South House split by the parcel lines.
According to the legal description, parcel 00513106000100 consists of Lot 1 and Lot 2 of Meadowdale
Beach Block 60, less the southern 10 feet of lot 2. The legal description for parcel 00513106000200
consists of the southern 10 feet of lot 2 and all of lot 3 of Meadowdale Beach Block 60. It appears on the
site plans that the southern 10 feet of Lot 2 has been added back to parcel 00513106000100.
In order to develop the property as depicted on the site plans, a lot line adjustment must be applied for and
approved before the building permits can be issued. Through the lot line adjustment process, the southern
property line of 00513106000100 may recapture the southern 10 feet of Meadowdale Beach Block 60 Lot
2 and parcels 00513106000200 and 00513106000400 may be combined so that the proposed house is not
spilt by a lot line. The lot line adjustment should also make clear that the line between Lot 1 and Lot 2 of
Meadowdale Beach Block 60 (contained within 00513106000100) is also being dissolved.
If you have any questions, feel free to contact me at 425.771.0220 ext 1223.
Please make all submittals to a Development Services Permit Coordinator, Monday through Friday, 8:00 am
4:30 pm.