BLD20140821 Plan Review Comments.pdf
CE
ITY OF DMONDS
th
•1215AN•E,WA98020
VENUE ORTH DMONDS
P: 425.771.0220 • F: 425.771.0221 • W:www.edmondswa.gov
HONEAXEB
DSD:P•E•B
EVELOPMENT ERVICES EPARTMENTLANNING NGINEERING UILDING
October 7, 2014
Mr. Henry Byam
Wesco Construction Division
Email: hb@wescogroupinc.com
RE: PLAN REVIEW COMMENTSFOR PLANCHECK #BLD20140821
WHITE SINGLE-FAMILY RESIDENCELOCATED AT 8545 TALBOT RD.
Dear Mr. Byam:
I have reviewed the above building permit applicationfor the Planning Division,and it was found that the
following information, corrections, or clarifications will need to be addressedbefore review can continue:
Shoreline Permit:
1.Since the subject site is located within 200 feet of the ordinary high water mark
of Puget Sound, the proposal is subject to shoreline regulations. Single-family dwellings, however,
are exempt from the requirement for a Shoreline Substantial Development Permit unless they are
speculative in nature. Please indicate whether the proposed residence is intended to be occupied by
the property owner or if this is a spec house to besold upon completion. If this is a spec house, a
Shoreline Substantial Development Permit will be required.
Basement Floor Plan:
2.Label all rooms and spaces withinthe basement floor plan.
Site Plan:
3.Pleaselabel any existing features (i.e. rockeries, retaining walls, fences, etc.) that are to
be retained so that it is clear which features are existing and which are proposed.
Height Calculations:
4.Please respond to the following comments regarding the height calculations:
a.Indicate the datum point utilized for the height calculations on the site plan. The datum point
must be a permanent point that will not move during construction, such as the top of a fire
hydrant, water meter lid, catch basin, etc.Please indicate what was used as the datum point on
the site plan as well as its location and elevation.
b.Point A of your height rectangle is stated as being 58 feet; however, this point is located just
below the 56-foot topography line. Also, Point B is states as being 54 feet, but this point is
lower than the 54-foot topography line. Please confirm the elevations of the original grade at
all four corners of the height rectangle and make any necessary corrections to the elevations of
Points A through D, keeping in mind that it may be necessary to utilize decimal places to
accurately reflect the original grades at each point. The elevations of each corner of the height
rectangle cannot be rounded upfor height calculation purposes.
c.Upon making the above corrections to the elevations of Points A through D, please update the
height calculations accordingly. The elevations of the corrected average original grade,
maximum allowed height, and proposed height must be indicated on the site plan and building
elevations.
d.It may be necessary to reduce the height of the proposed residence in order to comply with the
maximum allowed height (25 feet) as calculated over the corrected average original grade.
e.Indicate the elevation of the maximum allowedheight on the building elevation views.
f.Refer to Handout # B41 (enclosed) for additional information on height calculations.
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Setbacks:
5.Please respond to the following comments related to the minimum required setbacks for
the RS-20 zonethat are applicable to the subject site:
a.The two side setbacks must be a minimum of 10 feet per side and must add up to a minimum of
35 feet. Your site plan indicates side setbacks of 24.5 feet and 10.5 feet, which add up to the
minimum required of 35 feet. However, when scaling these setbacks on the site plan, the 24.5
foot side setback scales atcloser to24 feet. Please confirm compliance with setback
requirements and make any necessary correctionsto the house design in order tocomply with
setback requirements.
b.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.”Please revise the location of the proposed pool patioin order to comply with this
requirement.
c.Rockeries and retaining walls shall not exceed three feet in height as measured over original
grade within the minimum required setbacks.As requested above, please label all rockeries
and retaining walls as existing or proposed. For any proposed rockeries/retaining walls, please
indicate the top of wall elevations so that staff can confirm compliance with setback
requirements. If necessary, reduce the heights ofany proposed rockeries/retaining walls within
the minimum required setbackareas so that they do not exceed three feet in height as measured
over original grade.
Lot Coverage:
6.Lot coverage is defined as the total ground coverage of all buildings or structures
on a site measured from the outside of external walls or supporting membersexcluding a maximum
of 30” of eaves. The maximum allowed lot coverage for the RS-20zone is 35 percent of the net lot
area. Please provide lot coverage calculations on the site plan, including indication of the total
square footageof proposed coverage as well as calculated as a percentage of the net lot area.Note
that lot coverage calculations are separate from impervious surface calculations. Any comments on
the impervious surface calculations will be provided by the Engineering Division.
Critical Areas Report:
7.The subject site contains and is adjacent to a slope that is steep enough to
be considered both a Landslide Hazard Area and Erosion Hazard Area as defined within ECDC
Chapters 23.40 and 23.80. Pursuant to ECDC 23.80.070.A.1, the minimum required bufferas
measured from the top of the slope is equivalent to 50 feet or the height of the slope, whichever is
greater.A 15-foot critical areas setback is required in addition to this buffer. Since improvements
are proposed within the minimum required bufferand critical areas building setback, a report
prepared by a qualified geotechnical engineer must be submitted. The geotechnical engineer must
reviewall proposed improvements including the residence, pool, patios, retaining walls, grading,
impervious surfaces, etc. The report must address all applicable requirements of ECDC Chapters
23.40 and 23.80, including but not limited to Sections 23.80.060 and 23.80.070.
Please submit three copies of your revised site plan (includingone reduced copy) and two copies of any
revised building plan sheets to a Development Services Permit Coordinator. Our office hours are
Mondays, Tuesdays, Thursdays, and Fridays between 8:00am and 4:30pm, and Wednesdays between
8:00am and noon.If you have any questions, feel freeto contact me at (425) 771-0220.
Sincerely,
Development Services Department -Planning Division
JenMachuga
Associate Planner
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