13-0904 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 16, 2013
Mr. Jay Lewis
Email: JayLewis32@gmail.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK #BLD20130904
LEWIS/CRISTEL ADDITION LOCATED AT 1126 — 8TH AVE. S
Dear Mr. Lewis:
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. Deck: Indicate the proposed 4' by 10' deck on the western side of the addition on your site plan.
2. Retaining Walls and Fences: Indicate whether the retaining walls and fences shown on the site plan are
existing or proposed.
3. Height Calculations: Please make the following corrections related to the height calculations:
a. Indicate what was utilized as the datum point for the height calculations and provide its elevation.
The datum point must be a stationary object that will not move during construction, such as a water
meter or catch basin lid.
b. It appears that Points B and C of the height rectangle were accidentally placed at the comers of the
setback lines instead of at the corners of the height rectangle. Please correct the locations of Points
B and C and update the elevations of these points as necessary. Any corrections to the elevations of
these points must also be reflected in the height calculations.
c. It appears that the 246' contour line crosses through Point A, but the elevation provided for Point A
is 246.8'. Please verify the elevation of Point A and make any necessary revisions to the height
calculations.
d. If the average grade and maximum allowed height change as a result from any corrections to the
elevations of the four corners of the height rectangle as discussed above, the elevations of the
average grade, maximum allowed height, and proposed height must be corrected on the site plan as
well as on the building elevations.
4. 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-6 zone is 35 percent of the net lot area. It appears that the lot coverage stated on
your site plan might not include all portions of the existing structure and proposed addition, particularly
the covered front porch and the proposed deck. The lot coverage calculations must include the area of
the footprint of the existing residence in its entirety (including the bumpout on the northern side of the
residence as well as the covered porch on the eastern side of the residence), the area of the proposed
addition, the area of all existing and proposed decks, and the area of the shed and any other existing
structures on the property. Please revise the lot coverage calculations to include the footprints of all
existing and proposed structures excluding up to 2.5 feet of eaves. 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. It appears that the proposed lot coverage may be slightly over 35%, so it
may be necessary to reduce the size of the proposed addition (or any other existing structures) in order
to comply with the maximum allowed lot coverage of 35%. Please note that fractions cannot be
rounded down for the purposes of calculating lot coverage.
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5. Gym: It was noted that you are proposing a gym within the addition to your basement. It is assumed
that this gym is intended for use by residents of the home only, which is allowed. Please note, however,
that any home business requires a business license and must meet the home occupation requirements of
Edmonds Community Development Code (ECDC) Chapter 20.20, including limitations related to visits
to the site by customers.
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
Jeri Machuga,
Associate Planner
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