13-0467 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
June 5, 2013
Mr. Thomas Lo
Email: tctl2270@hotmail.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK #BLD20130467
LO ADDITION/REMODEL LOCATED AT 23910 — 80TH WAY W.
Dear Mr. Lo:
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. Property Dimensions: The Snohomish County Auditor's records include the following
legal description of your property: FRUITLAND ACRES TO LAKE BALLINGER BLK
002 D-07 - N 78 FT OF S 234 FT LOT 21 & N 78 FTOF S 234 FT OF E 20 FT LOT 20
This legal description indicates different property dimensions than what is shown on your
site plan. In particular, the eastern and western property lines are indicated on your site
plan as being 71.6' long, while the legal description specifies that they are 78' long. Please
review your title report, confirm the current dimensions of the subject site, and make any
necessary changes to your site plan to reflect the correct property dimensions. If a
correction to the property lines is necessary, please also correct the lot area stated on the
site plan.
2. Covered Porch: Indicate the proposed covered porch on the southern side of the residence
on the site plan. Note that the support posts for the covered porch must comply with the
minimum required 7.5-foot setback from the southern property line; however, the eaves of
the roof may project into the required setback by a maximum of 30 inches.
3. Topography: Indicate topography lines at two -foot intervals on your site plan.
4. Height Calculations: Please make the following corrections to your height calculations:
a. The datum point must be an identifiable point of a stationary object that won't move
during construction, such as a water meter lid or catch basin. Please provide a specific
datum point instead of the edge of the existing driveway, which is not a specific point.
b. The height rectangle must include the support posts of the covered porch on the
southern side of the residence. After adding the covered porch to the site plan as
requested above, please make any corrections necessary to the location of the height
rectangle in order to include the support posts of the covered porch. If the height
rectangle needs to be revised to encompass the support posts, please update the
elevations of Points A through D and the height calculations as necessary.
c. The site plan states: "ave. grade elev. + 35' = max bldg. lit". The maximum allowed
height within the RS-8 zone is 25 feet. Please correct this error.
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. The maximum allowed lot coverage for the RS-8 zone
is 35 percent of the net lot area, which is the gross area excluding any vehicular access
easements. Please make the following corrections to your lot coverage calculations:
a. Ensure that all required portions of the structure are included in the lot coverage
calculations, including the footprint of the existing residence, proposed additions, all
covered entries (including the southern covered porch), the bumpout off the eastern
side of the master bedroom over the garage, and the portion of the front entry stairs that
exceeds 3 feet in height over grade.
b. Provide the net lot area on your site plan and indicate the proposed lot coverage as a
percentage of the net area (not to exceed 35%).
Accessory Dwelling Unit: Your lower floor plan indicates a living area, kitchen,
bathroom, and bedrooms 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: Handout 4P 1