13-0211 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 • BUILDING
May 2, 2013
Paul Dent
paul@griffinmaclean.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2013-0211
ADDITION AT 16330 75T" PLACE WEST
Dear Mr. Dent,
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:
1. Grading: Because a portion of the project site is within 200' of the Ordinary High
Water Mark (OHWM) of Puget Sound, the Shoreline Master Program of Chapter 23.10
ECDC applies. The site is designated Suburban Residential I in the code. A single
family residence and normal appurtenances in this area are exempt from a Substantial
Development Permit in accordance with WAC 173.27.040(g); however, grading in
excess of 250 cubic yards would be subject to permit if it occurs within 200' of the
OHWM.
As proposed, grading is shown to be 335 cy of cut and 156 cy of fill. It is unknown if
the grading will be inside or outside the 200' boundary of the OHWM, however. As a
result, please update the grading plan (C1.0) to show the 200' distance from the
OHWM and call out the amount of grading occurring both inside and outside the 200'
boundary.
2. Structural lot coverage: On the site plan, please provide a structural lot coverage
calculation for the proposal, breaking out the individual items contained in the
calculation — existing house, decks, porches, additions, garage, etc. According to ECDC
21.15.110, "[c]overage 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."
3. Main floor replacement: Sheet 5 indicates that the main floor of the existing house
will be removed and replaced —the note says "re -build existing". Please describe in
detail the entire extent of what is proposed to be removed and rebuilt on all levels.
This is critical because the southern wall of the existing house already encroaches into
the reduced five (5) foot side setback and so work in this area is subject to the
nonconforming code in ECDC 17.40.020. Also, depending on the extent of the
replacement, additional stormwater requirements may be triggered.
4. Eaves: Please verify that no portion of the eaves are projecting into the side setbacks
more than 30 inches.
5. Datum point: On the Site Plan, please identify and label the elevation of the datum
point used as the basis for the height calculations.
6. Height calculations: A suspended covering or roof structure is proposed over the
existing deck. As a result, this portion of the structure needs to be included in the
height calculations for the project. Adjust the location of height corners "A" and "D"
to the west approximately 8' and use the new elevations of those corners to
recalculate the average grade and maximum allowed height and adjust the proposed
height of the project, as appropriate.
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 x 17 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 (8:00 am to
12:00 pm only on Wednesdays). If you have any questions, please contact me at (425) 771-
0220.
Sincerely,
Mike Clugston, AICP
Associate Planner