13-0065 Plan Review Comments.pdfCITY OF EDMONDS • 121 5' AVENUE NORTH • EDMONDS, WA 98020
PHONE: 425.771.0220 • FAx: 425.771.0221 • WEB: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT: PLANNING • ENGINEERING • BUILDING
March 5, 2013
Ken Mattson & Assoc.
Email: kenmattsonandassoc@gmail.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK #BLD20130065
SUNDERLAND SFR LOCATED AT 818 ALOHA ST.
Dear Mr. Mattson:
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: Your application submittal includes a plot plan, site plan, grading plan, and utility plan.
It is acceptable to provide a separate grading plan, however, it is preferred that you consolidate the
three other plans onto one site plan. Please consolidate all information shown on the separate plans
onto one site plan. Refer to the enclosed sample site plan handout (#B57) for guidance.
Topography and Height Calculations: Your plans indicate existing and proposed grade; however,
there is no indication of original grade. The maximum allowed height for the new residence is
based on the average original grade. It is known that fill material was placed on the subject site in
the past (grading permits were issued in both 1987 and 1994). The grades utilized to calculate the
maximum permitted height must be based on the original, pre -graded topography. The subdivision
that created the subject lot (File No. P-5-86) included a topography map, which will be utilized to
verify original grades for the purposes of the height calculations. As such, please indicate the
following three sets of contour lines on the site plan: original (based on subdivision P-5-86),
existing, and proposed. All three sets of contour lines must be provided in relation to the elevations
indicated on the P-5-86 subdivision documents. As such, the elevation of the datum point and all
height calculations will need to be revised. In updating the height calculations, be sure to update
the average grade, maximum allowed height, and proposed height as indicated on both the site plan
and the building elevations.
3. Rockeries/Retaining Walls: Your plans indicate rockeries/retaining walls in a few locations on the
site. Please indicate on the plans what these proposed walls are and provide elevations of the tops
and bottoms of the walls.
4. Setbacks: Please address the following comments regarding setbacks:
a. The proposed rockeries/retaining walls must comply with the minimum required setbacks for
the site if they exceed three feet in height over original grade (the grade at the time of the
creation of the subject lot under File No. P-5-86). Please revise the proposed
rockeries/retaining walls if necessary and indicate compliance of all rockeries/retaining walls
with the applicable setback requirements.
b. 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 size of the
patio on the southern side of the residence as necessary in order to comply with this setback
exception and indicate the proposed distance from the patio to the southern property line.
Lot Coverage: Lot coverage is defined as 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. Lot coverage calculations must be provided separately from impervious surface calculations.
The maximum allowed lot coverage for the RS-12 zone is 35 percent of the net lot area. Your site
plan indicates a proposed lot coverage of 2,833 square feet (23%), however, it appears that this
figure may not include the covered porch. Please provide a breakdown of the lot coverage
calculations (including the footprint of the proposed residence, garage, bumpouts, covered porch,
and all other existing and proposed structures). Indicate the proposed lot coverage in square feet
and calculated as a percentage of the net lot area.
Accessory Dwelling Unit: Your lower floor plan indicates a living area, kitchen, bedroom, and
bathroom that are accessed separately from the main portion of the residence. This meets the
definition of an Accessory Dwelling Unit (ADU) and requires separate land use review before staff
can approve the construction of an ADU within a residence. I am enclosing the City's ADU
handout for your reference. Please either revise the proposed plans to eliminate the ADU, or
submit a land use permit for an ADU. Any questions on the land use permit submittal requirements
or review process can be directed to the Planning Division at (425) 771-0220.
Please submit three copies of your revised site plan (including one reduced copy) and two copies of any
revised building plan sheets 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.
Sincerely,
Development Services Department - Planning Division
Jen Machuga,
Associate Planner
Enclosures: Handouts 4B57 and 4P1