13-0844 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
September 12, 2013
Almark Corporation
Email: Almark—Corporation@ftontier.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK #BLD20130844
ALMARK SINGLE-FAMILY RESIDENCE APPLICATION
LOCATED AT 8036 CYRUS PLACE
Dear Applicant:
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:
Easements: Please indicate all easements established under the short plat (File No. S-2004-123,
AFN 200708225003) on the building site plan as well as on the drainage plan. The easements
depicted must include the access easement, all utility easements, and the N.G.P.A./E. boundary and
N.G.P.A./E. setback. It appears that some of these may already be indicated on the plans, but are
not labeled. As such, please be sure that all easements from the short plat are indicated and labeled
on the project plans.
Lot Area: Please indicate the gross and net areas of the subject site as established under the short
plat (File No. S-2004-123, AFN 200708225003) on the building site plan. These figures are stated
on the recorded short plat as Gross Area = 22,023 square feet and Net Area = 14,423 square feet.
The gross area stated on your site plan is slightly different than that of the short plat, so please
correct any discrepancies. Additionally, as discussed below, lot coverage must be calculated as a
percentage of the net lot area, not the gross lot area.
3. Setbacks: Rcfcr to the following comments regarding setbacks:
a. The castcm 25-foot street setback must be measured from the western boundary of the
vehicular access easement, not from the edge of the pavement. After indicating all easements
on the site plan as requested above, please shift the 25' BSBL on the building site plan to be
measured from the western boundary of the access easement. It appears that the covered entry
may need to be shifted slightly in order to comply with this setback requirement.
b. The western and southern side setbacks (10' minimum each) are required to add up to a
minimum of 35 feet. It appears the proposal meets this requirement; however, please indicate
the shortest distances from the residence to both the western and the southern property lines in
order for staff to confirm that these setbacks add up to a total of 35 feet.
4. Height Calculations: It appears there may be an error in the elevations utilized for the four comers
of your height rectangle. Height calculations must be based on the average original grade;
however, the elevations of the corners of the height rectangle do not match up with the elevations
indicated by the topography lines on your building site plan. For example, the elevation of Point A
is indicated as 103.5', but this point is just below the 102' topography line. Please correct the
elevations of Points A through D to be consistent with the original grade of the site. Once the
elevations of Points A through D are corrected, please revise the average grade, maximum height,
and proposed height as indicated on both the building site plan and the building elevation views.
When updating the height calculations, please note that the elevations cannot be rounded up.
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Rockeries: Rockeries must not exceed three feet in height as measured over original grade where
located within the minimum required setbacks. Since compliance with setbacks must be verified
for the rockeries, please include them with all top of wall and bottom of wall elevations on the
building site plan. Additionally, the southern portion of the wall along the western property line
appears that it might exceed three feet in height over original grade (i.e. the top of the wall is stated
as being at an elevation of 95', but the 92' contour line passes east of the wall and the 90' contour
line is very close to a portion of the wall). Even though it is stated in Note 42 on Sheet C2.0 that
the wall will not exceed a height of three feet, grading on the site before installation of the wall
cannot cause the top of a three-foot wall to be higher than three feet over original grade. As such,
please modify this wall as necessary to comply with the setback requirements and include top of
wall and original grade elevations at five-foot intervals along the southern half of the wall so that
staff can confirm compliance with the setback requirements.
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-20 zone is 35 percent of the net lot area. It appears that
the lot coverage stated on your site plan may include more than the footprint of the proposed
structure excluding up to 2.5 feet of eaves. Based on the measurements provided on the floor plan,
the lot coverage of the residence including the garage, covered entry, and covered patio is 2,384
square feet. This, however, is not consistent with the areas of each space stated within the
residence on the site plan nor with the lot coverage figure stated on the site plan. Please correct all
figures as necessary and include labels to clarify if the areas stated within the residence include
eaves. It should be noted that lot coverage calculations are separate than impervious surface
calculations (which are reviewed by the Engineering Division), so you will need to keep the area of
the eaves and all other impervious surfaces within the impervious surface calculations. When
updating the proposed lot coverage calculations on your site plan, please indicate the lot coverage
in square feet and calculated as a percentage of the net lot area.
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
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