13-0931 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 30, 2013
Michael and Candace Dedonker
Email: mikebdz@gmail.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK #BLD20130931
DEDONKER BUILDING PERMIT APPLICATION LOCATED AT 411 2"'D AVE. N
Dear Mr. and Mrs. Dedonker:
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: Please indicate/correct the following items on your site plan:
a. Your site plan indicates lot areas of 7,840.80 square feet and 7,745 square feet. It appears that
the 7,840.80 square foot lot area is based on the County Assessor's records of 0.18 acres, but
that the stated area of 7,745 square feet might be the unrounded lot area. Please confirm the
correct lot area (unrounded) and revise any inaccuracies on the site plan.
b. Indicate the location of the covered front porch.
c. Indicate the eave lines.
d. Indicate topography lines at two -foot intervals.
e. Indicate the datum point utilized for the height calculations and the locations of the four corners
of the height rectangle. Further guidance on the height calculations is provided below.
2. Setbacks: The minimum setbacks required by the RS-6 zone for the subject site are as follows:
Street = 20' (from the SE property line)
Sides = 5' (from the NE and SW property lines)
Rear 15' (from the NW property line)
Please make the following changes in order for the proposal in order to comply with the applicable
setback requirements:
a. The southeastern corner of the house is indicated as being 20.5 feet from the southeastern
property line. ECDC 16.20.040.13, however, only allows a maximum of 30 inches of eaves to
project into the minimum required setback area. As such, the location of the house will need to
be shifted and/or the eaves will need to be reduced in size so that the eaves are a minimum of
17.5 feet from the southeastern property line.
b. ECDC 16.20.040.0 allows uncovered and unenclosed porches, steps, patios, and decks to
project into a required setback not more than one-third of the required setback, or four feet,
whichever is less; provided, that they are no more than 30 inches above ground level at any
point. The proposed patio on the western side of the residence is approximately five feet from
the northwestern property line. Assuming the patio is uncovered, unenclosed, and no more than
30 inches above ground level at any point, it could project into the rear setback by four feet
according to the above setback exception. Please revise the location of the proposed patio so
that it is at least 11 feet from the rear property line and include an indication that this patio is
uncovered, unenclosed, and no more than 30 inches above ground level at any point.
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Height Calculations: Please provide height calculations. The maximum allowed height for single-
family residences within the RS-6 zone is 25 feet. Although the proposed residence is only one
story, height calculations still must be provided in order to ensure compliance with the height
requirements. Refer to Handout 41341 for guidance on how to conduct the height calculations.
Indicate all required information including the average grade, maximum height, and proposed
height on the site plan and 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 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.
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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