14-0251 plan review comments #2.pdf`CITY OF EDMONDS ® 1215" AVENUE NORTH - EDMONDS, WA 98020
N PHONE: 425.771.0220 ® FAX: 425.771.0221 ® WEB: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT: PLANNING ® BUILDING
April 1, 2014
June 11, 2014
Randy Munson
randy.munson@comcast.net
RE: PLAN REVIEW COMMENTS #2 FOR ,. CHECK # 0.
NEW SFR AT 804 BELL STREET
Dear Randy,
I have again reviewed the above building permit application for the Planning Division. Before I
can sign off on the permit, however, the following information needs to be clarified in a written
response and on updated plans with changes called out (lune 11 comments in italics):
1. Retaining wall: Partially addressed. Please update Sheet A-1 to show "top of wall"
and "original grade" spot elevations at 20' intervals along the length of the wall. 'Top
of Wall' and 'Bottom of Wall' are currently shown.
The proposed retaining wall shown on Sheet A-1 is located within required setback
areas. As a result, the top of the wall may only be 3 feet above original grade in those
areas. It appears as if portions of the wall may not satisfy this requirement (the plans
say "48 high concrete wall maximum"). Please confirm and revise as necessary,
adding original grade and top of wall spot elevations at 20' intervals along the length
of the wall.
2. Datum point: Addressed. On Sheet A-1, please label the datum point used to
establish the height calculations and its elevation, actual or assumed.
3. Landing at garage man door: Addressed. On Sheet A-1, show the landing associated
with the man door on the east side of the garage.
4. Trellis/eave: The proposed trellis projects into the required 20' street setback at the
west fagade. While some excepted elements may project into a required setback
according to ECDC 16.20.040(B) and (C) including eaves, chimneys, porches and decks,
a trellis is not one of the excepted elements. The trellis does not appear to be shown
on any of the building plans. Please verify and revise as necessary.
On Sheet A-1, show the trellis/eave above the store doors to the 'Study' room.
5. Elevations: Addressed. On Sheet A-2, re -label "average grade elevation" as "average
original grade", "maximum ridge elevation" as "maximum allowed height", and call
out which line is the "actual ridge elevation".
6. North chimney: Thank you for updating Sheets A-2 and A-3. Please verify that the
roof framing plan (Sheet A-10) is updated appropriately for the chimney size reduction
as well.
On Sheets A-2 and A-3, the north chimney appears to be about 30 square feet in
horizontal section above the 25' maximum height limit. This would exceed maximum
nine square feet allowed in the chimney height exception in ECDC 21.40.030.D.4.
Please verify and revise as appropriate.
7. Structural lot coverage: Addressed. On Sheet A-1, structural lot coverage is shown as
34.78% and right below that it says "of lot area 34.42%". The information on Sheet A-
1.1 calculates to 34.78%. Regardless, with 35% being the maximum allowed for the RS
zones, was there consideration given to proposing a slightly smaller house in order to
allow some future flexibility for a shed or similar accessory structure? Beside the
garage, it doesn't appear that any of the other storage areas are directly accessible to
the outside.
All referenced code sections are available at the following website:
http://www.mrsc.org/mc/`edmonds/Edmondsnt.html.
Please submit three copies of your updated site plan (one being reduced size of 11 x 17 or
smaller) and two sets of any updated sheets of the building plans. Please make all
submittals to a Permit Coordinator, Monday through Friday, 8:00 am to 4:30 pm (8 am to 12
pm only on Wednesdays). If you have any questions, please contact me at (425) 771-0220.
ySincerely,
Mike Clugston, AICP
Associate Planner