13-0990 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 27, 2013
Jeremy Anderson
Email: Jeremy_Christine@hotmail.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK #BLD20130990
ANDERSON GARAGE FOUNDATION LOCATED AT 10425 LITTLE JOHN CT.
Dear Mr. Anderson:
As you are aware, a full building permit submittal for the detached garage is required because staff
cannot review a partial submittal of the foundation only. I have reviewed the documents you
submitted on September 12, 2013 on behalf of the Planning Division, and it was found that the
following items will need to be addressed with your full building permit application for the garage.
Please note that the Planning Division may have additional comments upon review of the full
application, but based on the information currently on file, the following items at a minimum will
need to be addressed:
Site Plan: Refer to Handout 41357 for the minimum information that must be shown on your
site plan. When updating the site plan to reflect the requirements of Handout 41357, please add
the following items:
a. Indicate the outline of the garage itself and the outline of the eaves. Also, indicate the
shortest distances from the garage to all property lines.
b. Indicate topography lines at two -foot intervals.
c. Indicate the datum point utilized for the height calculations and the locations of the four
comers of the height rectangle. Further guidance on the height calculations is provided
below.
2. Rock Wall: Indicate the distances from the rock wall to the northern and southern property
lines. If the rock wall is located within any of the minimum required setbacks (S=25', E=7.5',
W=7.5', N=15'), then it must be indicated that the wall does not exceed three feet in height as
measured over original grade within any of the minimum required setbacks.
Height Calculations: Please provide height calculations on the site plan and building
elevations. The maximum allowed height for a detached garage is 15' as measured over the
average original grade of the smallest rectangle that encloses the garage excluding up to 30" of
eaves. Refer to Handout 41341 for guidance on how to conduct the height calculations. Based
on preliminary review of the building plans, it appears that the garage may be over the 15'
height limit, so it may be necessary to reduce the height of the proposed garage. When
conducting your height calculations, please reduce the height of the garage as necessary to
comply with the height requirements.
4. Lot Coverage: A proposed lot coverage was stated on the site plan; however, please provide a
breakdown of the lot coverage calculations so that staff may verify the numbers. 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
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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 Machuga,
Associate Planner
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