16-0120 Plan review comments.pdfCITY OF EDMONDS + 1215" AVENUE NORTH 0 EDMONDS, WA 98020
PHONE: 425.771.0220 * FAX: 425.771.0221 • WEB: www.edmon swa, ov
DEVELOPMENT SERVICES DEPARTMENT: PLANNING • BUILDING
March 3, 2016
Ted L. Clifton
ted@zero-energyplans.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2016-0120
NEW SFR AT 24025 74TH AVENUE WEST
Dear Mr. Clifton,
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 with changes called out:
1. Lot area: Please indicate the square footage of the parcel on Sheet 12.
2. Datum point: Please label the datum point used for height calculations on Sheet 12
and indicate whether the elevation is actual or assumed. The existing water meter
would be a good location.
3. Retaining walls: Retaining walls cannot be more than 3' above original grade where
located within a required setback area. Walls are proposed within setback areas along
portions of the north and south property lines as well as near the southeast corner of
the house. On Sheet 12, please identify the original grade and top of the proposed
walls at intervals of 10' along each wall.
4. Setback encroachments: A grade level deck and the landing and stairs off the east
deck are shown to be located within the 10' south side setback on Sheet 12.
According to ECDC 16.20.040.C: "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 grade level deck will need to be pulled back to
maximum of 3.33' of encroachment into the 10' side setback. The landing and stairs
off the deck will need to be relocated since they are greater than 30" above ground
level within the setback area.
5. Rain water storage tanks: The rain water storage tanks are considered to be
structures per ECDC 21.90.150: "Structure means a combination of materials
constructed and erected permanently on the ground or attached to something having
a permanent location on the ground. Not included are residential fences less than six
feet in height, retaining walls, rockeries, and similar improvements of a minor
character less than three feet in height." Verify that the storage tanks will be no
greater than 3' tall since they are located within the south side setback.
6. Heieht calculations: Because the east deck is proposed to cover the patio and lap pool
below, it must be included in the height calculations. On Sheet 12, please move
height corners 'C' and 'D' to enclose the deck and recalculate the average original
grade and maximum allowed height. Make any adjustments necessary to the
elevations on Sheet 6 as well.
7. Structural lot covera e: Please add a structural lot coverage calculation to Sheet 12.
Per ECDC 21.15.110, "(cloverage 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." Break out the square footage
covered by the house, garage, front porch as well as east deck, landing and steps then
show a total structural coverage as a percentage of lot area.
All referenced code sections are available here:
htt : www.code 1!b1ishin .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 (8:30 am to 12:00 pm on Wednesdays only). If you have any questions,
please contact me at (425) 771-0220.
Sincerely,
Mike Clugston,AAICP
Associate Planner