13-0931 Plan Review Comments - 2nd Review.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
October 21, 2013
Michael and Candace Dedonker
Email: mikebdz@gmail.com
RE: 2NDPLAN REVIEW COMMENTS FOR PLAN CHECK #BLD20130931
DEDONKER BUILDING PERMIT APPLICATION LOCATED AT 411 2NDAVE. N
Dear Mr. and Mrs. Dedonker:
I have reviewed your October 18, 2013 resubmittal for 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:
Lot Coverage: The following comment was included with the Planning Division's letter sent on
September 30, 2013, but appears to not have been addressed with the resubmittal: 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 is 35
percent of the net lot area. Your site plan indicates a proposed lot coverage of 2,651 square feet;
however, this does not include the covered front porch nor the eaves over 30 inches. It appears that
it may be necessary to reduce the size of the residence and/or the size of the eaves in order to
comply with the maximum permitted lot coverage for the site. As such, please make any changes
necessary and provide the recalculated lot coverage including the area of the covered porch and
excluding only up to 30 inches of eaves. Please state the lot coverage in square feet and calculated
as a percentage of the net lot area.
2. Height Calculations: Thank you for providing height calculations on the site plan. Upon review of
the height calculations, however, it was found that the following items need to be corrected:
a. The height rectangle is not shown in the correct location. The height rectangle must be the
smallest rectangle that encloses the building, excluding up to 30 inches of eaves. Since the
proposed eaves are 48 inches, the height rectangle must be located 18 inches out from the
exterior walls of the proposed residence. This way the height rectangle will include 18 inches
of eaves and will exclude 30 inches of eaves. If the eaves are reduced in response to the above
comment regarding lot coverage, then the height rectangle must be drawn such that it is the
smallest rectangle to enclose the residence excluding a maximum of 30 inches of eaves. When
revising the location of the height rectangle, please make any necessary updates to the
elevations of Points A through D.
b. There are several discrepancies between the elevations provided for each corner of the height
rectangle, particularly when comparing the elevations in the 100's and the elevations in the
40's. For example, Point D is located fairly close to the datum point and both are labeled with
an elevation for the height calculations of 100', but the datum point is labeled with an actual
elevation of 40.38' and Point D is labeled with an actual elevation two feet higher at 42.38'.
There are additional discrepancies in the elevations of Points A, C, and D when compared to
the elevation of the datum point. Please correct all discrepancies and update the height
calculations as necessary.
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c. There was an error in calculating the average grade. After making any necessary updates to the
elevations of Points A through D as discussed above, please be sure to accurately calculate the
average original grade. The maximum permitted height will also need to be updated to be 25
feet above the corrected average original grade.
d. It is unclear what the 101.50' elevation for "actual grade" is referring to. The height
calculations must be based on average original grade. Since actual grade is not taken into
account when calculating the maximum permitted height, please remove it from the height
calculations.
e. After making the above corrections, please indicate the elevations of the average original grade,
maximum height, and proposed height on the building elevation views.
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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