16-1113 Plan review comments 2.pdfCITY OF EDMONDS • 121 51h AVENUE NORTH • EDMONDS, WA 98020
PHONE: 425.771.0220 • FAX: 425.771.0221 • WEB: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT: PLANNING • BUILDING
October 11, 2016
November 1, 2016
Rick Bynum
Maston Properties
rick@mastonproperties.com
RE: PLAN REVIEW COMMENTS #2 FOR PLAN CHECK # 2016-1113
NEW SFR AT 23914 84TH AVENUE WEST
Rick,
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 written response
and through submittal of updated plans with changes called out. New comments are in italics.
Plans flipped: Is the layout of the site plan correct or are the building plans? If the
building plans are correct, update the site plan to match the layout shown on the
building plans.
The Site Utility Plan does not agree with the layout shown on the building plans.
Verify which is to be used. There is a shadowed garage space shown on the building
plans but it appears to be included on the site plan. Verify whether that portion of the
structure is to be included with the project at this time.
2. Lot area: Addressed. On the Site Utility Plan, please verify the gross and net lot area
for Lot 2 and update the structural lot coverage and impervious calculations as
appropriate.
3. Rear deck, front steps: Addressed. Please show all proposed features on the Site
Utility Plan.
4. Structural lot coverage: Addressed. Per 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." Break
out the square footage covered by the house, extra garage, front porch and steps, as
well as the west deck, and then show a total structural coverage as a percentage of
net lot area.
5. Datum point: Addressed. Please identify the 440.46' TBM on the Site Utility Plan.
6. Height calculations: The calculations appear to have been updated on the October 14
site plan but the lines of average original grade, maximum allowed height, and
proposed height were not included on the elevation drawing. Update Sheet Al to
include these lines.
Please refer to Handout B141 for assistance on height calculations. If the rear deck
has an impervious surface, it must also be included in the height rectangle since it is
covering the patio below. Once average original grade, maximum allowed height, and
proposed building height are recalculated, show those on the Site Utility Plan and lines
for each on Sheet Al.
The development code, handouts and related materials are available at:
http_://www.edmondswa.gov/2015-01-22-21-27-29.html.
Please submit two 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, Al
Associate Planner