13-0824 Plan Review Comments.pdfCITY OF EDMONDS • 121 5' AVENUE NORTH • EDMONDS, WA 98020
PIIONE: 425.771.0220 • FAx: 425.771.0221 • WEB: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT: PLANNING • ENGINEERING • BUILDING
August 20, 2013
Mr. Leonard Lutes
Email: llutes@arscentia.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK #BLD20130824
LUTES PERMIT APPLICATION LOCATED AT 7508 BRAEMAR DR.
Dear Mr. Lutes:
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 site plan must include all minimum required information as shown on the enclosed
sample site plan handout (91357), including all property lines, all existing structures, shortest distances
between all proposed structures and all property lines, lot area, lot coverage calculations, etc.
Setbacks: Your property is located within
the single-family residential, RS-12, zone.
The minimum required setbacks for the RS-
12 zone include a 25-foot street setback (as
measured from the western property line),
10-foot side setbacks (as measured from the
northern and southern property lines), and a
15-foot rear setback (as measured from the
eastern property line). Since the proposed
deck, platform, and a portion of the
proposed stairs exceed 30" above grade, it
must be shown that the proposed structure
complies with the above minimum required
setbacks.
Your site plan indicates a distance from the
house to the street edge; however, the street
edge is not directly in line with your western
property line (as can be seen in the aerial
photo to the right). As such, when
measuring the distances from the proposed
deck to all property lines, please ensure that
all measurements are accurate and are measured to the actual property lines.
3. Stairs: Pursuant to Interpretation No. 94-1, stairs may be located within the minimum required setback
areas as long as the stairs are uncovered, unenclosed and are constructed no higher than eight inches
above grade. It is unclear on your plans how high the proposed stairs are above grade. Please include
this information on your site plan and building plans so that staff can confirm compliance with the
requirements of Interpretation No. 94-1.
4. Elevation View: Please provide an elevation view of the proposed deck, platform, and stairs. The
elevation view must include an indication of the location of the ground level and heights of these
structures above original grade.
5. Roof Covering: Please confirm whether or not a new roof is proposed to cover the deck. Additional
details, including height calculations, may be needed if a roof is proposed.
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 2.5 feet in from
the outside edge of a cantilevered roof, whichever covers the greatest area. The maximum allowed lot
coverage for the RS-12 zone is 35 percent of the net lot area. Please provide lot coverage calculations
on your site plan, including a breakdown of the area of the existing residence, proposed deck and
platform, and all other existing structures on the site. Indicate the proposed lot coverage in square feet
and calculated as a percentage of the net lot area.
Critical Areas: Based on the city's topography maps generated with LiDAR data, your property
appears to contain an Erosion Hazard Area, which is a slope in excess of 15% as defined within
Edmonds Community Development Code (ECDC) Chapters 23.40 and 23.80. Please note that I will be
updating the critical areas determination for your property (File No. CRA19980121) to reflect the
presence of the Erosion Hazard Area. No action is required on your part for this item, but I wanted to
make you aware that I will be updating the critical areas determination for your property. Also, due to
the presence of the Erosion Hazard Area, you will need to provide adequate erosion control during
construction to ensure that any disturbed soils don't erode off site.
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. Our office hours are Mondays,
Tuesdays, Thursdays, and Fridays between 8:00 am and 4:30 pm, and Wednesdays between 8:00 am and noon.
If you have any questions, feel free to contact me at (425) 771-0220.
Sincerely,
Development Services Department - Planning Division
Jen Machuga,
Associate Planner
Enclosure: Handout 41357