07-1234 Plan Review Comments.pdf
CE
ITY OF DMONDS
th
• 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
January 31, 2008
Mr. Scott Andersen
Email: scottandersen@cbbain.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2007-1234
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JANSEN NEW RESIDENCE AT 701 – 6 AVENUE SOUTH
Dear Mr. Andersen:
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. I
understand that you resubmitted your site plan earlier today. If you addressed any of the items listed below
in your resubmittal, please disregard the items you have already addressed.
Site Plan:
1.Please show your height calculations, impervious surface calculations, lot coverage
calculations, etc. on the reduced copy of your site plan. Additionally, please correct the scale
provided on the large copies of your site plan, which appear to be scaled at 1”=10’, not 1”=20’.
Fence:
2.Your survey shows existing fences on the property. If these fences are to be retained, please
show them on your site plan and label them as existing.
Setbacks:
3.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.” Therefore, the proposed front entry stairs may only project into the minimum required 25-
foot street setback by four feet as long as the stairs are unenclosed and are less than 30 inches over
ground level at any point. In order for the stairs to meet the requirement for being unenclosed, the
portion that projects into the setbacks may not be enclosed by a guardrail.
Please update your site plan and building plans to show that the entry stairs will be unenclosed, will
not project into the front setback by more than four feet, and will not exceed 30 inches over ground
level at any point.
Lower Patio:
4.Please provide a description of the area in front of the house separated off from the
front yard by the 30” concrete landscaping wall. This area is labeled as both “lower patio” and as
“grass”. Please describe what this area will be, and note that if it is proposed to be a patio, the patio
must meet the setback exception stated above and may only project into the front setback by four
feet if the patio is uncovered, unenclosed, and less than 30 inches over ground level. It appears that
the 30” concrete landscaping wall is supporting a cut slope; however, please confirm this with your
resubmittal.
Lot Coverage:
5.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 exceed 3
feet in height over original grade are considered to be structures, they must also be included in the
lot coverage calculations. The proposed lot coverage is stated on your site plan as being 2,876
square feet; however, it is unclear if this includes the area of all proposed structures. Therefore,
please provide a breakdown of your lot coverage calculations on your site plan, including the area of
the footprint of the proposed residence, excluding up to 30 inches of eaves, the area of the proposed
covered patio, the area of the footprint of the proposed decks, etc.
Wet Bar:
6.Sheet A3 of your building plans shows a wet bar within the proposed media room. This
wet bar is considered to be a second kitchen. Since the residence is proposed to contain 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 lower floor to act as a separate dwelling unit apart from the main
residence. Even if you do not intend for an ADU within the residence, the purpose of getting this
statement recorded is to protect any future owners from thinking that the residence 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 and cannot have writing located within the margins.
You may either get the covenant recorded at the County on your own for $40, or you may turn it in
to the City to record it at the County for you for $55 (the County’s $40 recording fee plus a $15 City
surcharge fee). If you are interested in applying for an ADU permit, you are welcome to contact me
on application procedures
Height Calculations:
7.Please make the following corrections to your height calculations:
a.Please show and label the datum point used for your height calculations on all copies of
your site plan. Note that the datum point must be a fixed point, such as a water meter,
manhole cover, etc.
b.Per ECDC 21.40.030.B, the height rectangle used for your height calculations shall be the
smallest rectangle that will enclose all of the building, excluding a maximum of 30 inches
of eaves. Upper floor decks are not included in the height rectangle unless they are
covered. Therefore, it appears that the western boundary of your height rectangle (Points
A and B) should be moved to the east to be in line with the outermost wall of the
residence. Please correct the location of your height rectangle and update the elevations
of Points A and B.
c.There is a discrepancy between the elevation provided for Point D on the site plan
(135.67’) and under the height calculation heading (139.33’). Please correct this
discrepancy.
d.Make any necessary changes to the height calculations, including updates to the average
grade, proposed height, and maximum height as shown on the site plan and building
elevations to reflect any updates in elevation of the four corners of your height rectangle.
e.Pursuant to ECDC 21.40.030.C.4, an exception to the maximum allowed height for the
proposed residence includes “chimneys, not to exceed nine square feet in horizontal
section or more than three feet in height, for that portion above the height limit”. Please
provide evidence that the proposed chimney will not exceed nine square feet in horizontal
section and that it will not exceed three feet in height over the maximum allowed height.
SEPA Review:
8.Your site/grading/drainage plan states that the proposed grading is 626 cubic yards.
I understand that you plan to recalculate the proposed grading. Note that if grading exceeds 500
cubic yards, SEPA review will be required. Please contact the Planning Division for SEPA review
procedures if you find that you will be exceeding 500 cubic yards of grading.
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. I look forward to working with you on this project.
Sincerely,
Development Services Department - Planning Division
Jen Machuga, Planner