11-0485 Plan Review Comments - 2nd Review.pdf
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C ITY OF E DMONDS• 1215 A VENUE N ORTH•E DMONDS,WA98020
P HONE: 425.771.0220 • F AX: 425.771.0221 • W EB:www.ci.edmonds.wa.us
D EVELOPMENT S ERVICES D EPARTMENT: P LANNING•E NGINEERING •B UILDING
August 18, 2011
Mr. Mark Sharp, Trioval Design
Email: triovaldesign@gmail.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK #BLD20110485
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HINCHLIFF ADDITION, LOCATED AT 19919 – 80 AVE. W
Dear Mr. Sharp:
I have reviewed your resubmittal received on August 2, 2011 for 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.Setbacks: I understand that you discussed the city’s nonconforming structure regulations of Edmonds
Community Development Code (ECDC) 17.40.020 with Gina Coccia; however, these regulations only apply to
structures that were legally constructed in the first place. A nonconforming building is defined in the code as
“one which met bulk zoning standards and the site development standards applicable to its construction, but
which no longer conforms to such standards due to the enactment or amendment of the zoning ordinance of the
city of Edmonds or the application of such ordinance in the case of a structure annexed to the city.” I have
searched our database, and the city does not have record of a 1967 addition at this address. If it can be shown
that this portion of the residence was legally constructed, then the nonconforming provisions of ECDC 17.40.020
will apply and this portion of the residence can be removed and replaced at 24.27’ from the western property
line. However, if it cannot be shown that this portion of the residence was legally constructed, then the proposal
will need to be modified so that the entire addition including the garage complies with the currently required 25-
foot street setback from the western property line.
2.Height Calculations: Please respond to the following regarding your height calculations:
a.You indicated that the datum point is per the survey, but this bench mark is noted on the survey as being at
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the intersection of 76 Ave. W and 204 St. SW. This point is too far away from the subject site for our
Building Inspector to utilize it for verifying the height of the addition. Thus, a datum point will need to be
established adjacent to the subject site for the height calculations. The datum point must be a fixed object
that will not move during construction, such as a water meter lid, manhole cover, catch basin, etc. Please
provide a revised datum point that is a fixed object adjacent to the subject site and provide a description of
this point as well as its elevation in relation to the elevations utilized for Points A through D of the height
rectangle.
b.Please indicate the elevations of the maximum allowed height and proposed height on the site plan.
3.Accessory Dwelling Unit: Your floor plans for the addition indicate a dining room within the lower floor and a
bedroom, bathroom, and living room within the upper floor. This portion of the residence can be accessed
separately from the rest of the residence, which causes it to appear that this area might be converted into an
Accessory Dwelling Unit (ADU) in the future. Please note that an ADU permit must be approved separately
from this building permit application if you intend for a portion of the structure to act as a separate dwelling unit
apart from the main residence. I am enclosing the City’s ADU handout for your reference. If you are interested
in applying for an ADU permit, you are welcome to contact me on application procedures. Otherwise, this
building permit will be conditioned that it is not approved for an ADU.
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