13-1001 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
Mr. Samuel Stukenberg
Email: surfaceequipmentservice@gmail.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK #BLD20131001
STUKENBERG BUILDING PERMIT APPLICATION
LOCATED AT 6830174TH ST. SW
Dear Mr. Stukenberg:
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 the following items on your site plan:
a. It is likely that the boundaries of the vehicular access easement do not match up exactly with
the boundaries of the existing driveway. Please confirm the location of the vehicular access
easement and indicate the boundaries of the easement in a different line style than the
driveway.
b. Indicate the shortest distance from the proposed addition to the vehicular access easement.
c. Indicate topography lines at two -foot intervals.
d. 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. Setbacks: Any additions to existing buildings (including the enclosing of an uncovered deck into
living space) must comply with current setback requirements. The minimum required setbacks for
the RS-12 zone are as follows:
Street = 25' (from the northern property line adjacent to 1741h St. SW)
Sides = 10' (from the western property line and from the western boundary of the vehicular
access easement)
Rear = 25' (from the southern property line)
Unfortunately, it appears that the proposed work might be within the minimum required 10-foot
side setback measured from the western boundary of the vehicular access easement. Please indicate
the location of the easement and the shortest distance from the addition to the easement as
requested above. If the proposed work does not comply with the required setback from the edge of
the easement, the scope of work would need to either be altered in order to comply with the setback
requirements, or a variance would need to be obtained. The current fee for a variance application is
approximately $1,500, and approval is not guaranteed. An applicant would need to prove that the
proposal meets all six of the required variance criteria of ECDC 20.85. If you are interested in
applying for a variance, I would be happy to discuss the application requirements and review
process with you in further detail.
3. Height Calculations: Please provide height calculations on the site plan and indicate the
average grade, maximum height, and proposed height on a building elevation view. The
maximum allowed height for single-family residences within the RS-12 zone is 25 feet. Refer
to Handout #1341 for guidance on how to conduct the height calculations. Indicate all required
information on both the site plan and building elevations.
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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. Net lot area is equivalent to the total (gross)
area of the lot excluding the area of vehicular access easements. As such, please provide the net
area of the lot in addition to the gross area on the site plan, and calculate the proposed lot coverage
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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