10-0984 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
January 19, 2011
Mr. Tom Leren
The Leren Co. Inc.
Email: tom@lerendesign.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2010-0984
TOWNSEND ADDITION / REMODEL
LOCATED AT 710 ALDER STREET
Dear Mr. Leren:
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.: Please make the following corrections to your site plan:
a.Indicate existing and proposed grades at two-foot contours.
b.Label the stream.
Stream
2.: Please respond to the following items in respect to critical areas requirements related
to the stream on the northern side of the property:
a.It was noted that you plan to retain the existing front entry stairs and to only modify the
northern façade of the building through a new roof pitch and new windows. Based on the
elevation views, it appears that the railing on the existing stairs will be replaced, but it is
unclear if the existing curved concrete entry stairs are proposed to be rebuilt or expanded in
any way. Please provide a written description of any proposed changes to the front entry
stairs, including the curved concrete stairs.
b.There is no indication on the plans that you propose to alter the front of the property itself,
such as removing or replacing the existing concrete walkway, removing or planting
vegetation, etc. Please confirm this, and if there are any proposed changes within the
stream or its buffer, please provide a written description of these changes and indicate them
on the site plan.
c.Due to the location of the stream on the northern side of the property, best management
practices will be required during construction. Please indicate on your plans how the
stream will be protected during construction. For example, no construction equipment or
materials should be stored between the stream and the residence and should only be stored
on the paved driveway surface. Additionally, a silt fence should be utilized to ensure that
no construction debris ends up in the stream.
SEPA Review
3.: As specified in the comments from JoAnne Zulauf, Engineering Technician,
indicate the proposed grading quantities (cut and fill) on the site plan. If the proposed cut or
fill exceeds 500 cubic yards, SEPA review will be required. You may contact me with any
questions on the SEPA review process or submittal requirements.
Height Calculations
4.: Please make the following corrections to your height calculations:
a.The height rectangle should be the smallest rectangle that encloses the residence out to the
exterior walls excluding up to 30 inches of eaves. Sheet 6 of your building plans indicates
that the eaves on the northern side of the residence will extend 36 inches out past the
northern façade (over the front entry and on the portion of the house that is currently under
the sloped roof). Since the height rectangle can only exclude 30 inches of eaves, Points A
and D of the rectangle must be moved to the north six inches. Please correct the locations
of Points A and D and update the elevations of these points and height calculations as
necessary.
b.The elevations of the four corners of the height rectangle will be verified for consistency
with original grade when you add the topography lines to the site plan as requested in Item
#1 above.
c.The average grade cannot be rounded up when conducting the height calculations for
determining the maximum allowed height.
Lot Coverage
5.: 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.
Since the curved concrete stairs are considered a structure, they must be included in the lot
coverage calculations. Thus, please provide the area of the footprint of the curved concrete
stairs and update the total lot coverage accordingly.
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
Associate Planner