13-0415 Plan Review Comments #2.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 29, 2013
Gordon Shaflik
shaflik@msn.com
RE: PLAN REVIEW COMMENTS #2 FOR PLAN CHECK # 2013-0415
NEW SFR AT 20019 80TH AVENUE WEST
Dear Mr. Shaflik,
Thank you for your May 23 response to my first -round comments. I have again reviewed the
building permit for the Planning Division but before I can sign off, the following information
needs to be further clarified:
1) Confirm height calculations: The Site Plan shows a height calculation that appears to be
slightly off. Please confirm and revise as appropriate. Also, show the lines of average
original grade, actual height, maximum allowed height on the elevation drawing (Sheet 1).
2) East setback: The Site Plan shows an eastern setback of "15' BSBL" but the line appears
to be scaled about 25' from the eastern property line. Please confirm and revise as
needed.
3) Structural lot coverage: The Site Plan shows a structural lot coverage of 35.2% (3,779 sf
structural coverage / 10,731 sf lot area). The maximum structural coverage allowed for all
single-family residential zones is 35% according to ECDC 16.20.030. Please revise the
coverage to meet the 35% maximum. Also, please consider whether you want to use all
available structural lot coverage for the current permit or whether you want to leave
some flexibility for a future owner to place a shed or similar structure on the parcel.
May 16, 2013 comments
1. Datum point: On the Site Plan, please label the datum point selected for the project
and include its elevation, actual or assumed. The datum point must be a permanent
point of reference like a fire hydrant, water meter, manhole, street monument or
similar.
2. Setbacks: The Site Plan shows 5' property line setbacks around the site. The subject
parcel is zoned RS-8 and so has a 25' street setback, 7.5' side setbacks, and a 15' rear
setback. Please update the site plan accordingly and confirm whether the location of
the proposed house satisfies these dimensions.
3. Tree retention and protection: On the Site Plan, please show the location of existing
trees on the site. For those trees being retained during the redevelopment process,
describe how the protection standards of ECDC 18.45.050.H will be met.
4. Fences rockeries decks: Are any fences, rockeries, decks or similar features
proposed? If so, please identify them on the Site Plan.
5. Height rectangle: Please verify the height corners shown on the Site Plan. The
corners must describe the smallest rectangle that encloses the structure. For
example, corners A & D need to be moved to the west to enclose the garage.
Likewise, corners B & C need to be moved to the east to enclose the bay window. Any
changes in the elevations of the corners will require recalculation of the average grade
and maximum allowed height on the site.
6. Elevations: Based on the updated corner elevations, please label and include the
heights for the average original grade, the proposed height, and the maximum
allowed height on the Elevation sheet (Sheet 1).
7. Structural lot coverage: Please verify the structural lot coverage for the site.
According to ECDC 21.15.110: "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." Include a break-out of the
area for the house, garage, porches, and the like as well as a calculation as a
percentage of the total lot area.
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 to
12:00 only on Wednesday). If you have any questions, please contact me at (425) 771-0220.
Sincerely,
llvh(
Mike Clugston, AICP
Associate Planner
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