12-1098 Plan Review Comments.pdf
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C ITY OF E DMONDS•1215A VENUE N ORTH •E DMONDS,WA98020
P HONE: 425.771.0220 • F AX: 425.771.0221 • W EB:www.edmondswa.gov
D EVELOPMENT S ERVICES D EPARTMENT:P LANNING •E NGINEERING •B UILDING
December 18,2012
Mr. Robert Rinehart
Email: Rines54@comcast.net
RE: PLAN REVIEW COMMENTSFOR PLANCHECK #BLD20121098
RINEHART CARPORT LOCATEDAT21127 SHELL VALLEY RD.
Dear Mr. Rinehart:
I have reviewed the above building permit applicationfor the Planning Division,and it was
found that the following information, corrections, or clarifications will need to be addressed
before review can continue:
1.SitePlan:Please make the following revisions/corrections to your site plan:
a.You submitted two different site plans with your application.The two site plans
indicate conflicting information in respect to thefootprint of the existing residence and
in respect to theminimum distances from the existing residence and proposed carport to
the property lines. It is the applicant’s responsibility to submit a true and accurate site
plan. As such, please consolidate the information indicated on both site plans, and
submit one site plan thatyou have verified to be true and accurate.
b.Refer to enclosed Handout #B57 for a sample site plan and checklist of items that must
be shown on your site plan. Please be sure to include all applicable items from this
checklist on your revised site plan.
c.The critical areas determination for your property (File No. CRA20100054) found that
a stream may be located on/adjacent to the southernside of the property. Please
indicate the location of this stream on your revised site plan.
d.Indicate the lot area on the revised site plan.
2.Setbacks:The subject site is located within theRS-8 zone, which requires the following
minimum setbacks: Street = 25’ (from the southern property line), Sides = 7.5’ (from the
eastern and western property lines), Rear = 15’ (from the northern property line). One of
the site plans submitted with the subject application indicates that the face of the garage is
32’ from the southern property line. This distance is consistent with the measurements
indicated on the site plan that the City has on file from your 2010 building permit
application for a patio cover over the rear deck (File No. BLD201000348). If the existing
garage is in fact 32’from the southern property line, there would only be 7’ of width to
construct a structure between the face of the garage and the 25’ street setback line. Please
reduce the size of the proposed carport if necessary in order to comply with setback
requirements, and provide accurate measurements on your revised site plan indicating the
shortest distancesfrom the existing residence and proposed carport to all property lines.
3.Lot Coverage:Lot coverage is defined as the total ground coverage of all buildings or
structures on a site measuredfrom 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. The maximum allowed lot coverage for the RS-8 zone
is 35 percent of the net lot area. Please provide a breakdown of the lot coverage
calculations (including the footprints of the existing residence, covered patio,proposed
carport, and all other existing and proposed structures). Please indicate the proposed lot
coverage in square feet and calculated as a percentage of the net lotarea.
4.Height:Please address the following comments regarding the height of the proposed
carport:
a.Provide height calculations on the site plan. Refer to Handout #B41 (enclosed) for
guidance. Since the carport is proposed to be attached to the residence, the height
rectangle for the height calculations must be the smallest rectangle that encompassesall
of the existing structure together with the proposed carport.
b.In addition to providing the height calculations, the height rectangle and elevations of
all four corners of the height rectangle must be indicated on the site plan.
c.Indicate the datum point (including what it is and its elevation) on the site plan.
d.The maximum allowed height for the residence and attached structures within the RS-8
zone is 25feet above original grade. Indicate the average grade, maximum allowed
height, and proposed height on the site plan as well asonthe building elevations.
Please submit three copiesof your revised site plan and two copies of all revised building plan
sheetsto a Development Services Permit Coordinator,Monday through Friday,between8:00 am
and4:30 pm.
If you have any questions, feel freeto contact me at (425) 771-0220.
Sincerely,
Development Services Department -Planning Division
JenMachuga,
Associate Planner
Enclosures:Handouts#B41and #B57