07-0251 Plan Review Comments.pdfApril 12, 2007
CITY OF EDMONDS - 1215' AVENUE NORTH - EDMONDS, WA 98020
PHONE: 425.771.0220 - FAX: 425.771.0221 - WEB: www.ci.edmondsma.us
DEVELOPMENT SERVICES DEPARTMENT: PLANNING - ENGINEERING - BUILDING
Mr. Fred Breske
Email: fred.bresk@consultmoore.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2007-0251
9330 LLC NEW RESIDENCE AT 9330 -- 218TH PLACE WEST
Dear Mr. Breske:
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 your site plan:
a. Show the proposed deck on the western side of the residence.
b. Provide the distance from the proposed deck to the western property line
to ensure that the deck meets the minimum required 7.5 -foot side setback.
2. Rockeries: Rockeries and retaining walls are not permitted to exceed 3 feet over
original grade where they are located within the setbacks. Based on the topography
shown on the site plan, the proposed rockery on the southern side of the lot appears
to be less than 3 feet over original grade. However, it is difficult to determine
whether the northernmost rockery is less than 3 feet over original grade or not.
Therefore, please provide top of wall and original grade elevations along the
proposed northernmost rockery at 5 -foot intervals to ensure that the wall does not
exceed 3 feet over original grade.
3. Lot Coverage: 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 members or from a point 30 inches in from the outside edge of the
eaves, whichever covers the greatest area. Since decks that are more than 3 feet
over original grade are considered to be structures, they must also be included in the
lot coverage calculations. Based on my calculations, the total lot coverage should
be 100 to 200 square feet over the coverage stated on the site plan. Therefore,
please update the lot coverage calculations to include the entire footprint of the
proposed residence (including all portions of the upper floor that project over the
lower floor), the deck, and the covered front porch.
4. Setbacks: Please note that only eaves and chimneys may project into the minimum
required setbacks by no more than 30 inches. Therefore, the proposed bumpout on
the southern side of the residence must meet the required 7.5 -foot side setback.
Please correct your plans so that the bumpout on the southern side of the residence
is at least 7.5 feet from the southern property line.
5. Height Calculations: Please make the following corrections to your height
calculations:
a. Please update the height rectangle based on the changes that are made to
the site plan for the bumpout on the southern side of the house to meet the
minimum required setbacks. If the bumpout is removed from the
proposed residence, the southern boundary of the height rectangle should
be moved to be flush with the southernmost wall of the residence. If the
bumpout is retained, the southern boundary of the height rectangle should
be moved north so that it is in line with the new location of the bumpout.
In addition to updating the height rectangle, please state whether the
elevations of the four corners have changed and make any necessary
updates to the height calculations.
b. Show the average grade, maximum allowed height, and proposed height
on the building elevations.
Please submit three copies of the updated site plan (at least one copy must be reduced in
size) and only two copies of any affected sheets 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. 1 look forward to working with you on this project.
Sincerely,
Development Services Department - Planning Division
Jen Machuga
Planner