14-0569 Plan review comments.pdfCITY OF EDMONDS ® 1215" AVENUE NORTH ® EDMONDS, WA 98020
PHONE: 425.771.0220 ® FAX: 425.771.0221 ® WEB: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT: PLANNING ® BUILDING
June 16, 2014
DT Enterprises
T3t2dt@aol.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2014-0569
NEW ROOF PITCH AT 23115 94TH AVE. W
Dear Mr. Turner,
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:
1. House and garage: Are both the house and detached garage getting new roof pitches?
If so, include height calculations for the garage. In not, remove or redline the changes
shown to the garage on all sheets as appropriate.
2. Nonconforming house: The existing house encroaches about 6.5' into the required
street setback area from the west access easement and so is considered to be
nonconforming with respect to that setback. New construction is normally not
allowed within a required setback area but in instances such as this, roof pitch may be
increased for a flat roof within an existing nonconforming area to create positive
drainage. However, the slope within that area must be the minimum necessary to
improve drainage and no new livable area or storage space can be created within the
area. Commonly, new roof pitches within a nonconforming portion of a structure are
1:12 or less - please describe how a 5:12 pitch roof is the minimum necessary to
provide adequate drainage. Also describe whether any new living/storage space
would be created within that 6.5' portion of the house nearest the access easement.
[It should be noted that the detached garage is also nonconforming for setbacks and
so the same issue would apply if it is to be reroofed. As shown on the Site Plan, the
garage encroaches 2.5' into the north side setback and 10' into the east rear setback.]
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,
Mike Clugston, /ACP
Associate Planner