13-0990 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
January 30, 2014
Jeremy Anderson
Email: Jeremy_Christie@hotmail.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK #BLD20130990
ANDERSON DETACHED GARAGE LOCATED AT 10425 LITTLE JOHN CT.
Dear Mr. Anderson:
I have reviewed your January 24, 2014 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:
1. Site Plan: Please make the following corrections to your site plan:
a. Your large -format and reduced -format copies of the site plan both state a scale of 1"=30';
however, neither site plan is actually drawn to this scale. Please correct the site plans so that
both the large -format copies and reduced -format copy are drawn to a scale that staff can verify,
such as 1"=10', 1"=20', or 1"=30'.
b. The building plans indicate that the proposed garage is 24 feet by 25 feet; however, the
handwritten dimensions on your site plan make it appear that the garage is proposed to be
smaller than these dimensions. Please verify the dimensions of the garage and ensure that the
dimensions are accurately indicated on both the building plans and site plan, keeping in mind
that if the garage exceeds 600 square feet, it must be a minimum of 15 feet from the northern
property line.
c. Indicate the outline of the eaves of the proposed garage in a different line style than the outline
of the garage itself.
d. Thank you for indicating the distances of the proposed garage to the northern and eastern
property lines. These distances are labeled as "BSBL", which is typically used to refer to the
required building setback lines. Since you are proposing that the garage be further from the
property lines than the minimum required setbacks, the distances indicated from the property
lines are different than the BSBLs. Therefore, please remove `BSBL" from these lines and
simply provide dimensioned distances from the garage to the property lines.
e. Topography lines at two -foot intervals were indicated on the eastern portion of the subject site;
however, topography must be indicated for the entire site. Please add topography lines at two -
foot intervals throughout the entire site and ensure that the elevations of these lines are
consistent with the elevation of the datum point for the height calculations (as discussed in
further detail below). In addition to providing topography lines indicating original grade,
please also provide topography lines indicating proposed grade (using different line styles and
labeling which contours are original and which are proposed).
2. Height Calculations: Please make the following corrections related to the height calculations:
a. In addressing the following comments related to the height calculations, please refer to Handout
4B41 for guidance on how the height calculations must be conducted. If you have any
questions on how to conduct the height calculations, please contact the Planning Division for
assistance.
b. The datum point for your height calculations must be a stationary object that will not move
during construction, such as a water meter, catch basin lid, top of fire hydrant, etc. A rockery
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cannot be utilized as the datum point since there is no way to distinguish a specific point along
the length of the rockery, and the elevation of the top of a rockery can vary. Thus, please revise
the point utilized for the datum for your height calculations to an acceptable location. When
conducting the height calculations, the elevation of the datum point must be set at 100', and the
elevations of the topography lines and the four corners of the height rectangle must be in
relation to the elevation of the datum point (see the example in Handout 41341).
The elevations of the four corners of your height rectangle are not consistent with the elevations
of the contour lines indicated on the site plan. For example, the elevation of Corner 44 is
indicated as being 7', but it is located below the 4' contour line, so the elevation of this point
should be a few feet lower than what is stated. Please correct all discrepancies and provide
accurate height calculations consistent with the guidance provided in Handout 4B41. The
elevations of the datum point, topography lines, and four corners of the height rectangle must
all be consistent with one another.
d. In addressing the above comments, you may find that the garage as currently proposed does not
comply with the maximum allowed height of 15 feet over average original grade. If necessary,
please reduce the height of the garage so that it does not exceed the 15-foot height limit.
e. When addressing the above comments related to the height calculations, please be sure to
calculate the average original grade, maximum allowed height, and proposed height based on
the corrected elevations of Points A through D of the height rectangle. The elevations of the
average original grade, maximum allowed height, and proposed height must be indicated on
both the site plan and the building elevation views (Sheet A-1).
Lot Coverage: It was noted that you provided impervious surface calculations on your site plan;
however, lot coverage calculations were not provided. Please provide lot coverage calculations
separately from the impervious surface calculations (any comments related to the impervious
surface calculations will be provided by the Engineering Division). 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. The breakdown of the lot coverage calculations must include the area of the footprint
of the existing residence (including the bumpout on the southern side of the residence), the area of
the footprint of the proposed garage, and the areas of any other structures on the property. When
providing the breakdown of the lot coverage calculations on your site plan, 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 Mach uga
Associate Planner
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