13-1018 Plan Review Comments.pdfCITY OF EDMONDS • 121 5' AVENUE NORTH • EDMONDS, WA 98020
PHONE: 425.771.0220 • FAx: 425.771.0221 • WEB: www.edmondswa.gov
,... DEVELOPMENT SERVICES DEPARTMENT: PLANNING • ENGINEERING • BUILDING
October 17, 2013
Mr. Robert Purser
Email: rob.purser(a,gmail.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK #BLD20131018
PURSER SINGLE FAMILY RESIDENCE APPLICATION
LOCATED AT 922 CEDAR ST.
Dear Mr. Purser:
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 make the following corrections to your site plan:
a. The site plan states a scale of 1"=10'; however, it does not appear to have been printed to scale.
This is particularly noticeable when scaling the east and west property lines, which are stated as
being 100', but scale at approximately 97'. Please correct any discrepancies and ensure that the site
plan is drawn accurately and to scale.
b. Label the covered patio and partially covered upper floor deck located on the western side of the
residence. Indicate the edge of the deck and the eaves of the roof covering the deck.
c. Indicate and label the 6" cantilevered portion of the upper floor over the northern side of the garage.
d. Indicate and label the covered porch on the northern side of the residence.
e. The portions of the front entry stairs and landing that exceed three feet in height are considered a
structure and must be included in the lot coverage calculations (discussed in further detail below).
As such, please indicate the portions of the front entry stairs and landing the exceed three feet in
height over original grade.
f It appears the roof eave line may not be drawn correctly, particularly over the covered porch and the
upper floor deck. Please revise the plans as necessary to accurately indicate the eave line around the
entire residence.
g. Indicate the location and elevation of the datum point utilized for the height calculations. Further
comment on the height calculations is provided below.
h. Provide a reduced copy (8.5" by 11" or 8.5" by 14") of the revised site plan.
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% of the net lot area. The proposed lot coverage is stated on the site plan as 2,088 square
feet, which is only 0.2% below the maximum permitted for the site; however, it is unclear if all
necessary portions of the residence were included in the lot coverage calculations. The site plan states
that the lot coverage includes the "house, covered deck and garage," but the lot coverage calculations
must also include the entire deck / covered patio on the western side of the residence (not just the
portion of the deck that is covered), the covered front porch, and the portion of the front stairs and
landing that exceed three feet in height over original grade. Please provide a breakdown of the lot
coverage calculations and ensure that all necessary portions of the proposed residence and associated
structures are included in the lot coverage calculations. If necessary, the footprint of the residence may
need to be slightly reduced in order to comply with the maximum permitted lot coverage of 35% of the
net lot area.
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3. Height Calculations: Make the following corrections to the height calculations:
a. When calculating the average original grade, the numbers cannot be rounded up. As such, please
correct the average original grade and maximum permitted height such that the elevations are not
rounded up.
b. The average grade and maximum height elevations stated on the building plans are not consistent
with those stated on the site plan. Additionally, the building plans specify the average existing
grade, but the height calculations must be based on the average original grade. Please correct all
discrepancies.
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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