06-1205 Plan Review Comments.pdfw:m CITY OF EDMONDS • 121 5''' AVENUE NORTH • EDMONDS, WA 98020
PHONE. 425.771.0220 • FAX: 425.771.0221 • WEB: www.ci.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT: PLANNING • ENGINEERING • BUILDING
November 9, 2006
Robert and Nancy Miller
Email: bobandnancy4@comcast.net
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2006-1205
MILLER ADDITION/REMODEL AT 851 WALNUT STREET
Dear Mr. and Mrs. Miller:
I have reviewed the above building permit application for the Planning Division and it was found
that the following information, corrections, or clarifications will need to be addressed before
review can continue:
1. Height Calculations: Please provide the following clarifications to your height calculations:
a. Define what was used as the datum point and provide the location of the datum
point and its elevation on the site plan.
b. The height rectangle should include the covered front porch. Therefore, please
move Points C and D south so that the height rectangle includes all supporting
members of the porch roof, but excludes up to 30 inches of eaves. Provide the
elevations of the new points C and D and make all necessary changes to the height
calculations.
c. Provide the proposed height of the top of the ridgeline of the roof and show this
height along with the average grade and maximum height on the elevations,
2. Covered Front Porch: Please provide details of the existing covered front porch as
compared to the proposed new covered front porch. Is the pitch of the covered porch
proposed to stay the same? Is the size of the roof over the porch proposed to change at all?
Or are you keeping the same size and shape of the existing roof and just adding new
architectural details to the supports? Note that since the existing front porch does not meet
the minimum required 20' street setback from the southern property line, the new roof cannot
extend out further in any direction than the existing roof does.
3. Lot Coverage: Please make the following corrections to the lot coverage calculations:
a. The covered front porch must be included in the lot coverage calculations. Please
provide the area of the front porch (excluding up to 30 inches of eaves, but
including the footprint covered by all supporting members).
b. The covered porch off of the master bedroom must also be included in the lot
coverage calculations. Provide the area of the back porch (excluding up to 30
inches of eaves, but including the footprint covered by all supporting members).
Also, please show the outline of the covered back porch on the site plan.
c. Your site plan specifies the area of the deck that is over 2'-6" in height. Note that
lot coverage calculations do not include decks unless they are over 3' in height.
Therefore, you may change your lot coverage calculations to include only the
portions of the deck that are 3' or higher over ground level.
Please redline plans or submit three sets of revised plans/documents (affected sheets only) with a
written response to each of the above items. Please make all submittals to the Development
Services Permit Coordinator Monday through Friday, 9:00 am to noon or 1:00 pm to 4:00 pm. If
you have any questions, feel free to contact me at Machuga@ci.edmonds.wa.us. I look forward to
working with you on this project.
Sincerely,
Development Services Department - Planning Division
Jen Machuga
Planner