10-0345 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
June 22, 2010
Lydia Marshall
Red Cottage Studios
Email: Lydia@redcottagestudios.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2010-0345
STEWART RESIDENCE, LOCATED AT 919 CEDAR STREET
Dear Ms. Marshall:
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. Upper Floor Bumpout: It was noted that a portion of the upper floor cantilevers over the lower
floor on the northern side of the residence. Please indicate the outline of this upper floor bumpout
on the site plan.
2. Height Calculations: Please make the following corrections to your height calculations:
a. Your site plan indicates the base of an existing fire hydrant as the benchmark. Since this point
is over 100 feet from the proposed residence, it will be difficult for the Building Inspector to
use it for the height inspection. Therefore, please provide an alternate datum point closer to the
subject site (such as the top of a water meter or manhole cover), including its elevation and
location.
b. A detail of the height rectangle is provided on the site plan; however, the footprint of the
residence within this detail is not consistent with the footprint of the residence as shown on the
site plan. The detail and site plan should be updated as needed so that both are consistent.
c. The height rectangle should include all exterior walls, excluding up to 30 inches of eaves.
Thus, Points A and B should be shifted to the north so that the upper floor bumpout is included
in the height rectangle. Also, Points B and C should be shifted to the west to be in line with the
eastern wall of the residence, excluding up to 30 inches of eaves.
d. Since the location of the height rectangle is being updated, the elevations of Points A through D
will need to be revised as necessary to reflect the elevations of their new locations. Also, any
changes in elevation to Points A through D will require the average grade and maximum
allowed height to be updated on both the site plan and building elevations (sheet A6). When
updating the height calculations, it should be noted that the decimal place on the average grade
cannot be rounded up.
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. Your lot coverage
calculations state that the building footprint is 1,140 square feet; however, this is inconsistent with
the dimensions provided on the building plans. Please verify that the lot coverage calculations
include the entire footprint of the residence, excluding up to 30 inches of eaves, but including the
covered porch, lower and upper floor bumpouts, exterior stairs, and garage.
4. Existing Driveway: The site plan states that the existing concrete driveway is to be partially
removed, However, based on the dashed lines on the site plan, it is unclear if a portion of this
driveway is proposed to be retained on the subject property. Please indicate at exactly what point
the existing driveway is proposed to be removed from. If the driveway is to be partially retained on
the subject property, a vehicular access easement will be required, and the proposed residence will
need to comply with setback requirements from the edge of the easement.
Please provide three large copies and one reduced copy of the updated site plan and two copies of any
updated building plans. All submittals should be made 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
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Jen Machuga
Planner