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10-0440 Plan Review Comments #2.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 - BUILDING October 12, 2010 Dennis Titus dennist@cgengineering.com RE: PLAN REVIEW COMMENTS #2 FOR PLAN CHECK # 2010-0440 ADDITION/REMODEL AT 1641175 T11 PLACE WEST Dear Mr. Titus, I have reviewed the above building permit application for the Planning Division. Before I can sign off on the permit, however, the following information needs to be clarified in a written response: 1. Site Plans: Please confirm the accuracy of the site plans provided (Sheets S-1 and CO. 1). The distance from the western steps off the deck to the property line scales at approximately 17.5' on CO.1 and 40' on S-1. RESOLVED, thank you. 2. Datum Point: On the Sheet CO. 1, please identify the datum point used as the basis for the height calculations as well as its elevation (assumed or actual). The datum point must be a permanent point of reference such as the top of a manhole cover, fire hydrant, or street monument. RESOLVED, thank you. However, Note 1 on Sheet C0.1 indicates the datum's elevation 429.91 feet — please verify. The elevation of the datum must logically relate to the calculated height rectangle corner elevations (see #4 below). 3. Lot and setbacks: The subject parcel is bounded by 75th Place on the west and unimproved 1641 Street on the north. While the Sheet CO.1 (and Sheet S-1) indicates that there is some sort of vacated road easement within the 164th Street right-of-way, 164th Street has not been officially vacated by the City. As a result, the subject parcel is considered to be a corner lot having two street setbacks (west and north) and two side setbacks (east and south). The street setbacks for the RS -20 zone are 25' and the sides setbacks must total 35' with one side having a minimum of 10'. Please update Sheet S- 1 to indicate the required setbacks. Given these setback requirements, portions of the existing house and deck are nonconforming with respect to the 25' property line setbacks on the west and north. While maintenance and restoration of the existing nonconforming structures is allowed according to ECDC 17.40.020.D — F, the remodel may not expand any aspect of the nonconformity (the deck footers must be replaced in their exact current location or be moved toward the house). In addition, all new construction must meet current zoning requirements. Therefore, the proposed `New Roof Over Ex. Deck' off the northeast corner of the house shown on Sheet CO.1 must meet the 25' property line setback from the north property line; the distance shown is 12.3'. This means that the proposed `roof over deck' must be redesigned to comply with the setback requirement or be eliminated The Comprehensive Plan as well as the Edmonds Community Development Code (ECDC) and related development documents are available at: http://www.ci.edmonds.wa.us/plan div.stm. from the proposal. UNRESOLVED. The eastern property line setback should be shown as being 25' from the eastern property line on Sheet S-1 as opposed to 10'. Also, while the site plans scale appropriately, please remove the reference on Sheet CO.1 to the `New Roof Over Ex. Deck". 4. Heijzht Calculations: On Sheet AA, please show the lines of calculated average original grade, the maximum height allowed by the zone, and the proposed height of the structure. UNRESOLVED. Also, on Sheet S-1, please verify the locations of the identified height corner points that enclose the structure. The height rectangle should only include the house itself and any covered decks, but not uncovered decks. You may either redline the existing plans or submit two copies of any revised plan sheets. Please make all submittals to a Permit Coordinator, Monday through Friday, 8:00 am to 4:30 pm. If you have any questions, please contact me at (425) 771-0220. S iiinc�e+ rel , Mike Clugston, AICP Planner The Comprehensive Plan as well as the Edmonds Community Development Code (ECDC) and related development documents are available at: http://www.ci.edmonds.wa.us/plan div.stm.