12-0175 Plan Review Comments.pdfCITY OF EDMONDS • 121 5" AVENUE NORTH • EDMONDS, WA 98020
PHONE: 425.771.0220 • FAX: 425.771.0221 • WEB: www.edmondswa.g
DEVELOPMENT SERVICES DEPARTMENT: PLANNING • BUILDING
April 3, 2012
Todd Echelbarger
todd@echelbarger.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2012-0175
NEW SINGLE FAMILY RESIDENCE AT 209 ELM STREET
Dear Mr. Echelbarger,
I have reviewed the above building permit application for the Planning Division. Before I can
sign off on the permit, however, the following information needs to be clarified in a written
response:
Datum point: On the Site Plan, it appears as if the monument at the intersection of Elm
and Second Streets is being used as the datum point. If so, please label as such. If that
isn't the datum point, please identify the selected point and label as appropriate.
2. Tree retention and protection: Please explain how the proposal meets ECDC 18.45.045.13
which states: "Trees shall be retained to the maximum extent feasible."
Lot coverage: The proposed structural lot coverage is 34.3% out of a maximum of 35%. Is
the proposed 34.4% calculated being per the definition of 'coverage' in ECDC 21.15.110?
The definition states:
Coverage means 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 two and one-half feet in from the outside edge of a cantilevered roof,
whichever covers the greatest area.
If the coverage shown is accurate, as we discussed at the pre-app meeting, using up
nearly all of the allowed structural lot coverage for the residence will provide little
flexibility for future residents to site much more than a 50 square foot accessory
structure.
4. Elevations: The maximum allowed height on the elevation sheet A1.1 is mislabeled.
Please update as appropriate.
5. Porch encroachment: On the Site Plan, the proposed entry porch landing is shown
encroaching 5' into the required 20' street setback from the south property line.
According to the site development exceptions listed in ECDC 16.20.040, sub (C) states:
Uncovered and unenclosed porches, steps, patios, and decks may project into a
required setback not more than one-third of the required setback, or four feet,
whichever is less, provided, that they are no more than 30 inches above ground
level at any point.
Please revise the length of the landing to show encroachment of no greater than 4' as
required by the code referenced above.
All referenced code sections are available at the following website:
http://www.mrsc.org/mc/edmonds/Edmondsnt.html.
Please submit three copies of your updated site plan (one being reduced size of 11 x17 or
smaller) and two sets of any updated sheets of the building plans. Please make all submittals to
a Permit Coordinator, Monday through Friday, 8:00 am to 4:30 pm. If you have any questions,
please contact me at (425) 771-0220.
Sincerely,
Mike Clugston, AICP
Associate Planner