07-1234 Plan Review Comments - 4th Review.pdf
CE
ITY OF DMONDS
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• 1215 AN•E,WA98020
VENUEORTHDMONDS
P: 425.771.0220 • F: 425.771.0221 • W:www.ci.edmonds.wa.us
HONEAXEB
DSD: P•E•B
EVELOPMENT ERVICES EPARTMENTLANNINGNGINEERING UILDING
April 4, 2008
Nash, Jones, Anderson Architects and Planners
Email: rick@nashjonesanderson.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2007-1234
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JANSEN NEW RESIDENCE AT 701 – 6 AVENUE SOUTH
Dear Applicant:
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I have reviewed your resubmittal received on March 13 for 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.
Height Calculations:
1.It was noted that you updated your height calculations with your resubmittal.
However, your site plan states the proposed height as 162.92’ and the maximum as 163.48’, while
your building elevations state both the proposed height and maximum height as 163.42’. Please
correct this discrepancy and provide the correct proposed and maximum heights.
Front Entry Stairs:
2.Since the first few front entry stairs are more than 30 inches above ground
level where adjacent to the lower courtyard, the Building Code requires a guardrail along this portion
of the stairs. The guardrail had been cut back from the first few stairs during a previous resubmittal
in order to comply with setback requirements since the guardrail would cause the stairs to be
partially enclosed and ECDC 16.20.040.C allows stairs to project into a required setback a specified
distance only as long as the stairs are uncovered, unenclosed, and no more than 30 inches above
ground level. It was noted that your site plan indicates a 25-foot street setback; however, only a 20-
foot street setback is required in the RS-6 zone. Based on the dimensions provided on your site plan,
it appears that the stairs may remain in their proposed location as long as the guardrail is extended to
the first few stairs to meet the Building Code requirements since the requirements of ECDC
16.20.040.C (requiring the stairs to be uncovered and unenclosed) would not be applicable if the
stairs are not projecting into the 20-foot street setback. Therefore, please verify that the entire front
staircase will meet the minimum required 20-foot setback from the western property line and that the
guardrail will meet Building Code requirements.
Pool Deck:
3. ECDC 16.20.040.C states: “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.”
Therefore, if you are seeking approval of the pool deck with the subject application, you must show
that the deck is less than 30 inches above ground level and that it does not project into the required
setbacks by more than one-third or four feet, whichever is less. Please either confirm that the pool
deck meets the above requirements and redline the setback distances from the deck to the property
lines on the site plan, or remove the deck from the subject proposal and wait to include it with the
pool permit application since the setback requirements for pool decks are different than those of
ECDC 16.20.040.C.
You may redline the above corrections on your site plan. Please make all submittals to a Development
Services Permit Coordinator, Monday through Friday, excluding Wednesdays, between 8:00 am and 4:30
pm. If you have any questions, feel free to contact me at (425) 771-0220, ext. 1224.
Sincerely,
Development Services Department - Planning Division
Jen Machuga
Planner