11-0600 Plan Review Comments.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 19, 2011
Mr. Christoph Kruger
Kruger Architecture
Email: Christoph@KrugerArchitecture.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK #BLD20110600
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MILES ADDITION, LOCATED AT 8918 200 ST. SW
Dear Mr. Kruger:
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.Nonconforming Lot: At 52.97 feet wide, Parcel 2 is narrower than the minimum lot width of 80 feet
required for the RS-12 zone. Pursuant to Edmonds Community Development Code (ECDC) 17.40.030, if a
nonconforming lot has been in the same ownership as a contiguous lot, the nonconforming lot shall be
deemed to have been combined with the contiguous lot to the extent necessary to create a conforming lot. As
such, Parcel 2 is not a buildable lot and is considered combined with Parcel 1. Typically, a lot combination to
formally remove this parcel line with Snohomish County would be required with a building permit review;
however, since the proposed addition appears to comply with the site development standards applicable to
Parcel 1, a lot combination is not required at this time. It should be noted, however, that this does not imply
that Parcel 2 is a separate legal lot.
2.Lot Coverage: The lot coverage calculations must include not only the footprint of the existing residence,
but also that of the proposed addition. It appears that the lot coverage calculations provided on your site plan
only include the existing footprint. Therefore, please revise the lot coverage to include a breakdown of the
footprint of the existing residence, covered porch, and proposed addition.
3.Height Calculations: Please respond to the following regarding your height calculations:
a.Show and label the datum point utilized for the height calculations on your site plan. The datum point
must be a fixed object located adjacent to the project site that will not move during construction, such as
a water meter lid, catch basin, manhole cover, etc. In addition to labeling the datum point and providing
a description of this point, please provide its elevation in relation to the elevations utilized for Points A
through D of the height rectangle.
b.The height rectangle must include the existing covered porch on the north side of the residence out to the
supporting posts. Thus, please shift Points A and B to the north so that the support posts of the porch are
included in the rectangle and provide revised elevations of Points A and B to reflect their new locations.
c.As the elevation of the datum point is established and the corners of the height rectangle are corrected to
address the above comments, please revise the height calculations accordingly and indicate any
corrections to the average grade, maximum allowed height, and proposed height as shown on both the
site plan and 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
Associate Planner
Cc: Steve Miles (via email: smiles@glacierenviro.com)