07-0069 Plan Review Comments.pdfCITY OF EDMONDS • 1215' 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
March 6, 2007
Chris Hupy
Email: amakirkland@hotmail.com
RE: PLAN REVIEW COMAMNTS FOR PLAN CHECK # 2007-0069
HUPY/CALVILLO ADDITION AT 23620 — 74' AVENUE WEST
Dear Mr. Hupy:
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. Site Plan: Please make the following changes to the site plan:
a. Submit a new copy of the reduced copy (8.5 by 14 inches or smaller) of your site
plan that includes the entire lot. The northwest and southeast corners of the lot
were cut off on the copy that was submitted with the application.
b. The site plan shows a lot line going through the center of the property; however,
the County's website shows the site as being only one lot. Please explain.
c. Label the portions of the master bath and dressing room that cantilever over the
basement floor on the site plan.
d. Label all of the first and second story decks and patios and specify whether they
are covered or uncovered.
2. Setbacks: It is difficult to tell if the easternmost corner of the house projects past the
minimum required 25 -foot setback line. Please redline the site plan to show that this corner
of the house will be at least 25 feet from the eastern property line.
3. Rockeries: Rockeries are not permitted to exceed three feet in height over original grade
when located within the minimum required setbacks. Please provide top of wall and
original grade elevations along all proposed rockeries at 5 -foot intervals in order to ensure
that the walls will not exceed three feet over original grade where they are located within
the setbacks.
4. Height Calculations: Please make the following changes to the height calculations:
a. The height rectangle used for the height calculations should be the smallest
rectangle that can fit around the house excluding up to 30 inches of eaves.
Therefore, please move Points C and D to the north so that the northern boundary
of the height rectangle is in line with the bay window bumpout on the northern
side of the house. Additionally, it appears that only 24 inches of eaves were
excluded from the southern boundary of the height rectangle. If this is the case,
please move Points A and B to the north so that 30 inches of eaves are excluded
from the rectangle.
b. After the required adjustments are made to the height rectangle, please update the
elevations of Points A through D, and make any necessary updates to the height
calculations and maximum allowable height.
Lot Coverage: Due to the shape of the proposed residence, it is difficult to verify the
provided lot coverage figure. Therefore, please provide a breakdown of the lot coverage
calculations on the site plan. The total lot coverage must include the area of the footprint of
the residence, including all second story bumpouts/cantilevers and excluding up to 30
inches of eaves. The lot coverage calculations must also include all decks and stairs that
are more than three feet in height over original grade as well as all covered decks/patios.
b. Covenant: Your building plans show a wet bar located in the basement floor of the
residence. Wet bars are considered to be second kitchens. Therefore, since the house is
proposed to have 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 a portion of the basement floor to act
as a separate dwelling unit apart from the main residence. Even if you do not intend for the
basement 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 with a 3" top
margin and 1" side and bottom margins. You may either get the covenant recorded at the
County on your own for $32, or you may turn it in to the City to record it at the County for
you for $47 (the County's $32 recording fee plus a $15 City surcharge fee). If you would
.like for a portion of the basement floor to act as an ADU, please contact me for the ADU
permit application submittal requirements.
Please submit three copies of your updated site plan (one of which must be 8.5 by 14 inches or
smaller in size) and two sets of any updated pages of the building plans. Please make all
submittals to a 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 (425) 771-
0220, ext. 1224. I look forward to working with you on this project.
Sincerely,
Development Services Department - Planning Division
Jen Machuga
Planner