13-0661 Plan review comments #2.pdfs CITY OF EDMONDS • 1215" AVENUE NORTH ® EDMONDS, WA 98020
PHONE: 425.771.0220 ® FAX: 425.771.0221 ® WEB: www.edmondswa.g
DEVELOPMENT SERVICES DEPARTMENT: PLANNING ® BUILDING
July 22, 2013
July 8, 2013
Roberta Dillan
roberta_dillan@mannington.com
RE: PLAN REVIEW COMMENTS #2 FOR PLAN CHECK # 2013-0661
ENCLOSING CARPORT AT 10704 231ST STREET
CARPORT ROOF ALTERATION AT 10704 231ST STREET
Dear Ms. Dillan,
I have again reviewed the above building permit application for the Planning Division. It appears the
nature of the permit has changed from replacing a roof on a nonconforming carport to enclosing the
entire carport and possibly expanding it. As a result, the following information needs to be clarified in a
written response and through the submittal of updated plans:
1. Critical areas checklist: Because ground disturbance is now being proposed, please submit a
completed critical area checklist for the site along with the $155 fee.
2. Site plan: the site plan provided on July 15 is inaccurate. The house is not shown correctly nor is
the fence along the western property line. If an accurate site plan cannot be provided, a survey
showing the locations of all structures on the site as well as distances to the property lines will be
required. The parcel is zoned RS -8 and so has a 25' setback from the street property line, 7.5'
from the side property lines and 15' from the rear property line.
3. Datum point: Label the datum point selected for the height calculations on the site plan. Indicate
its elevation, actual or assumed.
4. Carport/garage: As mentioned previously, the proposed pitch of the carport/garage roof is too
steep given that the structure is located within a required property line setback area. Any new
roof pitch for maintenance must be the minimum necessary to achieve drainage. Also, it appears
that the garage has been extended forward to match the line of the north fagade of the house.
Any addition in this area must meet the required 25' street setback or must be removed. Verify
and update the plans as appropriate.
5. Roof runoff: Based on the proposed pitch of the roof and its location adjacent to the west
property line, it appears that roof runoff is being directed to the neighboring parcel to the west.
Describe how runoff is being addressed.
July 8, 2013 comments
1. Dimensioned plans: Please submit an accurate, dimensioned Plot Plan. Attached is the
Holiday Hill plat map for reference on shape and dimension (Lot 7). From there, refer to
Handout B61 (attached) for a checklist of required information to include on the Plot Plan.
Refer to Attachment A for a sample plan.
2. Height calculations: In the same Handout B61, please refer to the checklist that describes the
required information for height calculations. Refer to Attachment E for a sample elevation
drawing.
3. Nonconforming carport: The existing carport encroaches almost fully into the 7.5' west side
setback and so is considered to be nonconforming with respect to that setback. Usually,
adding on to a nonconforming structure is not allowed but a pitched roof may be added over a
flat roof to improve drainage as a maintenance activity. However, the work in the encroaching
area may not create any livable area or storage space and the pitch of the roof must be the
minimum necessary to maintain drainage. Please describe whether new storage space would
be created under the carport foot. Also, describe how a 3.5:12 pitch roof is the minimum
necessary to provide adequate drainage.
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 am to 12 pm only on Wednesdays).
If you have any questions, please contact me at (425) 771-0220.
Sincerely,
,
.
Mike Clugston, AICP
Associate Planner