14-0300 Plan review comments.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
Designs Northwest Architects
dan@designsnw.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2014-0300
NEW SFR AT 340 SUNSET AVENUE
Dear Mr. Nelson,
I have 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 through submittal of updated plans:
Seismic hazard geotechnical report: 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
23.80.050.1-1 and ECDC 23.80.060.
2. Scale: The scale on Sheet A1.0 is shown as 1" = 20' but it seems it should be 1" = 10'.
Please verify.
3. Datum point: 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: 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: The south 5' side setback must be taken from the edge of the
access easement. Please verify.
6. Setback call out: 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: 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, "(cjoverage
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."
8. Weight calculations: 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: 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.codepublishing.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.
Sincerely,
441 C/4
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Mike Clugston, AICP
Associate Planner