11-0485 Plan Review Comments.pdf
th
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
July 20, 2011
Mr. Mark Sharp
Trioval Design
Email: triovaldesign@gmail.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK #BLD20110485
TH
HINCHLIFF ADDITION, LOCATED AT 19919 – 80 AVE. W
Dear Mr. Sharp:
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:
1.Site Plan: Please make the following revisions to your site plan:
a.The topography lines do not appear consistent with the survey. Please label the elevations of the
topography lines (in respect to the established datum point) and verify that these lines are consistent
with the topography indicated by the survey.
b.The lot area appears smaller than what would be calculated based on the property dimensions.
Please verify that the lot area indicated on the plans is correct and revise any calculations based on
lot area (i.e. lot coverage and impervious surface coverage) as necessary.
: The survey submitted with your application indicates that the southwestern corner of the
2.Setbacks
residence is 24.27 feet from the western property line, which does not comply with the minimum
required street setback of 25 feet for the RS-8 zone. The plans state that the proposed addition will have
the same footprint as this portion of the existing residence, which would cause the addition to be within
the 25-foot street setback. The City does not have record of the 1967 addition or an approved variance
allowing a reduction in this setback. Therefore, please revise the plans to show that the proposed
addition will comply with the minimum required 25-foot street setback from the western property line.
3.Height Calculations: Please respond to the following regarding your height calculations:
a.The datum point utilized for the height calculations must be a fixed object that will not move during
construction, such as a water meter lid, manhole cover, etc. Thus, please provide a revised datum
point that is a fixed object that will not move during construction 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. If you would prefer, the datum point does not have to be set at 100’, so you could
utilize a surveyed point as long as the elevations of points A through D are provided in relation to
the elevation of the datum and as long as the datum is a fixed point.
b.The elevations utilized for Points A through D of the height rectangle are two feet higher in respect
to the elevation of the southwestern corner of the site as shown on the site plan versus that shown on
the survey. For example, Point A on the site plan is labeled as 107.92’, which is 7.92’ higher than
the southwestern corner of the site (established as 100’ on the site plan). But, on the survey, Point A
is labeled as 400.05’, which is 5.92’ higher than the southwestern corner of the site (indicated as
394.13’ on the survey). Please correct these discrepancies between the elevations of the four
corners of the height rectangle as shown on the survey and those shown on the site plan.
c.As the elevations of the datum point and the four corners of the height rectangle are corrected to
address the above comments, please revise the height calculations accordingly and indicate the
corrected average grade, maximum allowed height, and proposed height as shown on both the site
plan and the building elevations.
4.Shed: The survey submitted with your application indicates an existing shed at the northeastern corner
of the property. Please indicate this shed on your site plan and include it in the lot coverage and
impervious surface calculations.
5.Floor Plan: As requested by the Building Division, please provide a first floor plan indicating all
proposed rooms and spaces within the first floor of the addition.
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