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09-0790 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 December 11, 2009 James Irwin Email: jirwin98@comcast.net RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # BLD20090790 HENTHORN ADDITION AT 610 ALDER STREET Dear Mr. Irwin: 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: Site Plan 1.: Your site plan must be drawn to scale. A scale of 1:20 is preferred. Variance File No. PLN20080071 2.: The Hearing Examiner’s decision for the variance approval issued for the subject property (PLN20080071) specified that the variance was “to construct a second story addition to an existing single-family residence.” One of the conditions of approval stated, “This approval authorizes the setback variances as generally depicted on the site plan received December 23, 2008.” Although the approval does offer some slight flexibility to the location of the second floor addition, the decision was specific in stating that the variance was for a second story addition. Thus, the second story as proposed would be consistent with the variance approval; however, the first floor addition may not project into the setbacks. Therefore, please cut back the first floor addition so that it complies with the minimum required 20-foot street setback, or submit an application for a new variance to reduce the minimum required street setback for the first floor addition to 19.5 feet. Eaves 3.: ECDC 16.20.040.B allows for eaves and chimneys to project into a required setback by no more than 30 inches. Therefore, the eaves on the north and south sides of the house cannot project into the reduced 19.5-foot street setback and 9-foot rear setback by more than 30 inches. Please show on your site plan that the eaves will comply with this requirement. Lot Coverage 4.: Lot coverage calculations were provided on Sheet A-1; however, these calculations also need to be included on the reduced site plan. 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. Please update your lot coverage calculations to reflect the changes made to the building to comply with the variance requirements (as described above), and include the updated lot coverage calculations on the site plan. Note that the lot coverage calculations must include the areas of the footprints for the existing residence, proposed addition, and existing shed. Additionally, 30 inches of eaves may be excluded from the calculations, but in the areas where the eaves extend further than 30 inches, you will need to include that additional area in the lot coverage calculations. Please provide the total lot coverage in square feet and as a percentage of the lot area. The maximum allowed lot coverage for the RS-6 zone is 35 percent of the net lot area. Height Calculations 5.: A datum point must be established in order for the Building Inspector to be able to inspect the height of the addition. The word “datum” is written on the site plan near the northeast corner of the site; however, it is not clear what the datum point is. Please establish a datum point and provide its elevation. Note that the datum point must be a fixed object that will not move with the project, such as a water meter, top of fire hydrant, manhole cover, etc. A property corner stake cannot be used as a datum point. Existing Shed 6.: It appears that the shed is not structurally attached to the residence. Please confirm whether or not this is the case. If the shed is detached from the residence and only resting against it, please redline the building plans and site plan to state “detached”. If the shed is structurally attached to the residence, it will need to be included in the height rectangle for the height calculations. Please make all submittals to a Development Services Permit Coordinator, Monday through Friday, 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