14-0300 Plan review comments 4.pdfCITY OF EDMONDS ® 1215" AVENUE NORTH ® EDMONDS, WA 98020
PHONE: 425.771.0220 • FAX: 425.771.0221 ® WEB: www.edmondswa.g
DEVELOPMENT SERVICES DEPARTMENT: PLANNING ® BUILDING
April 9, 2014
June 16, 2014
July 1, 2014
August 14, 2014
Designs Northwest Architects
dan@designsnw.com
RE: PLAN REVIEW COMMENTS #4 FOR PLAN CHECK # 2014-0300
NEW SFR AT 340 SUNSET AVENUE
Dear Mr. Nelson,
I have again reviewed the above building permit application for the Planning Division. Before I
can sign off on the permit, the following information needs to be clarified in a cover letter and
through submittal of updated plans with changes called out. Comments of August 14 are
underlined:
1. Seismic hazard geotechnical report: Addressed.
Mr. Lui's report dated May 12, 2014 describes the site as being underlain by
Whidbey series soils. According to NRCS data, soils in the vicinity of the site include
the Alderwood and Cluster series. Please verify and revise the report as necessary.
Also, since it appears that the report is meant to apply to both 336 and 340 Sunset,
please include the site plan for 340 Sunset as well.
Unaddressed. Please submit the requested geotechnical report addressing the seismic
hazard.
Because the western portion of the site has been identified as a potential seismic
hazard area, please submit a geotechnical report prepared according to the
requirements of ECDC 23.40 and 23.80 that describes the proposed project. The
report must be prepared in accordance with ECDC 23.40.090 and ECDC 23.80.050 and
must specifically address the requirements in ECDC 23.80.050.H and ECDC 23.80.060.
2. Scale: Addressed.
The scale on Sheet A1.0 is shown as 1" = 20' but it seems it should be 1" = 10'. Please
verify.
3. Datum point: Addressed.
corners. The datum point must be a permanent point of reference. Use the top of a
manhole cover, fire hydrant, or street monument. Reference the datum point
elevation at +100 (or the actual elevation if known). On Sheet A1.0, describe the
datum point and show its location and elevation.
Unaddressed. Please label the datum point as noted below.
Please label the datum point used for height calculations on Sheet A1.0 and indicate
whether the point's elevation is actual or assumed.
4. Project Data - Setbacks: Addressed.
On Sheet A0.0, the setbacks shown in the Project Data box are incorrect. In the RS -6
zone, the street setback is 20', sides are 5' and rear is 15'.
5. South side setback: Addressed.
The south 5' side setback must be taken from the edge of the access easement.
Please verify.
6. Setback call out: Addressed.
Call out the actual distances proposed from each property line (or access easement) to
the closest portion of building or terrace post along that line.
7. Structural lot coverage: Please show the square footage of the individual structural
elements making up the total structural lot coverage value. Include the house,
porches and trellis -covered spaces and similar features meeting the requirements in
ECDC 21.15.110. Also, please note that the lot line adjustment must be filed with the
County before the building permit can be issued. Please submit updated lot line
documents which address the permit conditions in PLN20140025 for review.
Addressed. Applicant has applied for a lot line adjustment (PLN20140025) to
increase the size of the underlying parcel rather than decreasing the size of the
house. The building permit cannot be issued until the lot line adjustment is
complete.
Structural lot coverage is calculated against net lot area so the coverage on Sheet A1.0
will need to be recalculated after subtracting out the area of the access easement.
This will lead to a maximum structural lot coverage allowed for the site of 3,421
square feet (11,500 —1,725 = 9,775 x 0.35 = 3,421).
Also, please verify that the structural lot coverage calculation for the proposal includes
the house, covered terraces, and covered porches. ECDC 21.15.110, "[c]overage
means 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 two and one-half
feet in from the outside edge of a cantilevered roof, whichever covers the greatest
area."
R. Height calculations: Relabel height corner "D" on the Site Plan (says "C"). Also, verify
that the `average original grade' and 'maximum height' shown on the Site Plan and
Sheets A3.1 and A3.2 agree.
Partially addressed. It appears the height rectangle was adjusted correctly and the
calculations are on Sheet A1.0, but the lines of average original grade, proposed
elevation of the house, and maximum allowed height for the project are still not
shown on Sheets A3.1 and A3.2.
Partially addressed. The height rectangle on Sheet A1.0 was not revised. Please verify
and update as necessary.
It appears on Sheet A1.0 that the height rectangle corners are set at the outer edge of
the roof as opposed to the walls of the building. Please move the rectangle corners in
slightly to enclose the building and terrace posts. Make any adjustments necessary to
the height calculations on Sheet A1.0 as well as the building plan elevation sheets
(A3.1 and A3.2). Also on the elevation sheets, please show the lines of average
original grade, proposed elevation of the house, and maximum allowed height for the
project.
9. Setback encroachment: On Sheet A2.1, cladding and post wraps are still shown to be
located within the side setbacks. As with the beam ends, those elements may not
encroach into a required setback. Please verify and revise Sheet A2.1 as appropriate.
Partially Addressed. Show the applicable property line setbacks on Sheets A2.1 and
52.1 and verify that all structures other than those allowed exceptions in ECDC
16.20.040(8) and (C) meet the setback requirements for the RS -6 zone. For example,
all arbor features (posts, wraps and beams) must meet setback requirements. Update
the patio dimensions on Sheet A2.1 as well.
It appears that the patio off the northwest corner of the house will not meet code
requirements for setbacks. For patios, ECDC 16.20.040.0 states, "Uncovered and
unenclosed porches, steps, patios, and decks may project into a required setback not
more than one-third of the required setback, or four feet, whichever is less, provided,
that they are no more than 30 inches above ground level at any point." The north side
setback is 5' so the patio may only encroach into the north setback a maximum of
1.65' rather than the 4' shown on Sheet A1.0. Please verify and revise the site and
building plans accordingly.
All referenced code sections are available here:
http://www.codeoublishing.com/wa/edmonds/.
Please submit three copies of your updated site plan 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 (8:00 am to 12:00 pm on Wednesdays only). If you have any
questions, please contact me at (425) 771-0220.
Mike Clugston, A|CP
Associate Planner