10-0440 Plan Review Comments.pdfCITY OF EDMONDS • 121 5°i AVENUE NORTH • EDMONDS, WA 98020
PHONE: 425.771.0220 • FAx: 425.771.0221 • WEB: www.ci.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT: PLANNING • BUILDING
August 10, 2010
Dennis Titus
dennist@cgengineering.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2010-0440
ADDITION/REMODEL AT 1641175 T" 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.
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.
3. Lot and setbacks: The subject parcel is bounded by 75th Place on the west and
unimproved 164"' 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 164'h 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 -
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 17.40.020.13— 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
from the proposal.
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,
4, Height 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.
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.
Sincerely,.
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.