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10-0732 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 October 29, 2010 Mr. Robert Hasson Email: rthconst@aol.com RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2010-0732 ND BADGER ADDITION, LOCATED AT 20631 – 82 AVE. W Dear Mr. Hasson: 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: Setbacks 1.: The existing residence does not comply with the minimum required setbacks for the RS-8 zone. Since this structure was constructed in 1954 (according to Snohomish County Assessor’s records), which was prior to the City’s first zoning ordinance, the existing residence is considered nonconforming pursuant to the requirements of Edmonds Community Development Code (ECDC) 17.40.020. ECDC 17.40.020(B) states that a nonconforming structure may be maintained and continued, but may not be changed or altered in any manner which increases the degree of nonconformity. It appears that the proposed addition projects into the minimum required side setbacks from the northern and southern property lines and that the proposed front porch and ramp project into the minimum required street setback from the western property line. The minimum required setbacks for the RS-8 zone are as follows: Street = 25’ from the western property line Sides = 7.5’ from the northern and southern property lines Rear = 15’ from the eastern property line Regarding the proposed ramp at the front of the residence, Interpretation No. 94-1, allows for uncovered and unenclosed steps, walkways, driveways and other means of property access constructed no higher than eight inches above grade to be constructed in the area between the property line and the setback line, while such objects higher than 8 inches above grade, but not more than 30 inches above grade may project into the minimum required setback by one-third or four feet, whichever is less. Thus, the height of the proposed ramps must be provided so that staff can determine if the ramp is allowed within the minimum required front setback. The plans will need to be revised so that the addition and all new portions of the residence, including the new front porch and ramp, will comply with the minimum required setbacks of the RS-8 zone. These changes will need to be shown on both the site plan and the building plans. Site Plan 2.: When updating the location of the proposed addition in response to the item above, please add dimensions from all new portions of the residence to the property lines to show compliance with the minimum required setbacks and provide revised lot coverage calculations indicating the size of the existing residence and carport as well as the size of the proposed addition. The lot coverage calculations may exclude up to 30 inches of eaves. Height Calculations 3.: Please make the following corrections to your height calculations: a.It is unclear what exactly was used for your datum point. By “lid”, are you referring to a manhole cover? Also, this point is shown as being to the northwest of the property, but no distances or directions are provided for where the point is. Please provide a more specific description of the location and point used as the datum. b.The elevations of the four corners of the height rectangle shown on the site plan are not consistent with the elevations of these four corners shown under the height calculations heading. Additionally, the average grade and maximum allowed height indicated on the building elevations are not consistent with those numbers of the site plan. Please correct all discrepancies and provide consistent numbers for the average grade, maximum allowed height, and proposed height on both the site plan and building elevations. c.The height rectangle must be the smallest rectangle to fit around the building. When addressing the setback comments above, it appears that the proposed front porch will need to be removed from the plans. If this is the case, please revise the height rectangle accordingly and update the elevations of the four corners if necessary. If any changes are made to the elevations of the four corners, please be sure to update the height calculations, including average grade, maximum allowed height, and proposed height on both the site plan and on the building elevations. 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 Jen Machuga Planner