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2006-0949_Scott-SaylerAdd-2nd.pdf41 o Enos CITY OF EDMONDS ` 121 5`h Avenue North - Edmonds, WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us rn. lsa° DEVELOPMENT SERVICES DEPARTMENT: PLANNING • ENGINEERING • BUILDING Plan Check #: BLD -2006-0949 (Second Review) Project Name: Scott -Sayler Addition Project Address: 646 Dayton Street (RS -6 Zone) October 12, 2006 Kristin Hanson Hanson Design 652 Alder Street Edmonds WA 98020 Phone. 425.774.71291 Fax: 425.771.31521 Email: hansondesign@hotmail.com Dear Ms, Hanson, I have reviewed the above building permit application for the Planning Division and it was found that the following information, corrections, or clarifications will need to be addressed before review can continue: Height Calculations: The most recent site plan submitted shows that the original grade, from which the height calculations are based upon, was higher in the rear yard than the existing grade. After thorough research and review regarding the historical grade of the property, we feel that there is not enough data to back up the claim that there was a large bump in the rear yard. I've attached some topographical maps from the 1960s and 1980s and the lay of the land is shown to be generally the same as what it is today. Therefore, we believe that the existing grade needs to be used as the original grade, unless you can uncover evidence otherwise. Please submit a site plan prepared by a professional land surveyor licensed in the State of Washington. The site plan will show the height rectangle and the elevations of the four corners of the rectangle, as well as the new height calculations. The northern two points, if they fall about where the landscaped beds are located, must be taken from original grade, not the built-up grade of the planters. The southern two points shall be taken from existing (original) grade. The elevations then need to be updated to reflect the new Average Grade, Actual Elevation, and Maximum Elevation. Please adjust the project to remain under the 25 foot height limit. I have enclosed a handout for the surveyor on height calculations, as well as the definition of Height pursuant to Edmonds Community Development Code (ECDC) Chapter 21.40.030. Please have them contact me if they have any questions. I truly apologize for any inconvenience that this may cause. Thank you for your cooperation. Please redline plans or submit three sets of revised plans/documents (affected sheets only) with a written response to each of the above items. Please make all submittals to the Development Services Permit Coordinator (Theresa Umbaugh) Monday through Friday, 9am to noon or Ipm to 4pm. If you have any questions, please do not hesitate to contact me at (425) 771-0220, extension 1778. 1 look forward to working with you on this project. Sincerely, CITY OF EDMONDS Gina Coccia, Planner Page 1 of 2 ECDC 21.40.030 Height. A. Height means the average vertical distance, from the average level of the undisturbed soil of the site covered by a structure, to the highest point of the structure. (See subsection (C) of this section for exceptions to this rule.) B. "Average level` shall be determined by averaging elevations of the downward projections of the four corners of the smallest rectangle which will enclose all of the building, excluding a maximum of 30 inches of eaves. If a corner falls off the site, its elevation shall be the average elevation of the two points projected downward where the two sides of the rectangle cross the property line. (See subsection (C)(1) of this section for exceptions to this rule.) Page 2 of 2 5 + � I Height Calculation Information PROCEDURE: Height must be calculated prior to any on-site grading or alteration of topography. It is understood that in rare occasions vegetation may have to be removed in order to gain access to grade. On formal subdivisions of property, a topography map is usually included in the recorded documents on file with Snohomish County or City of Edmonds. It is highly recommended that applicants utilize these maps for determination of height. To determine the maximum height permitted on a site, stake out the smallest rectangle (within the boundaries of the site) that encompasses all four corners of the proposed building outline/building pad at original, undisturbed soil. 2. Projections such as bay windows must be included within this rectangle. Exemptions: Chimneys and eaves projecting no more than 30 inches from the exterior wall of the building and uncovered decks. 3. Select a datum point to establish a starting mark to compute grade elevations at the designated four 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 +1.00. On the site plan describe the datum point and show its location and elevation. 4. Calculate the difference in elevation from the datum point to each corner of the rectangle (above or below the starting elevation of +100) at original, undisturbed soil. Next, add the four corner elevations together and divide by a factor of 4 to determine the average grade of the building pad. On the site plan show the elevations of the four corners and show the calculations of average grade. 5. Take the average grade number and add the maximum allowable height per the specified zoning district. This elevation is the maximum height allowed for the proposed location of the building. In the attached example, the single family average grade is +102.5, add +25 feet, for a maximum height of +127.5. As shown on the plot plan the actual height of the building is +125. Be sure the average grade, maximum allowed height and actual height are noted on the plot plan and elevation view. b. As in the example on the submitted plot plan show all height calculations, the elevation of each corner, the datum point, the average grade, the maximum height allowed and the actual height of the building, and on one of the elevation views within the architectural plans, show the average grade, the maximum height allowed, and the actual height of the building. NOTE: A height check verification is conducted at the framing inspection. A transit must be provided on-site to confirm height compliance. LATENT BUILDING 14ANDOUT ICODWHEIGHTS4I .DOC Revised W04 ?roperty Owner Name property Address fax Account Parcel # SAMPLE PLOT PLAN Scale: 1"=20' +108 +109 IMPERVIOUS SURFACE CALCS (SOLID SURFACES) +10 Exist. Building Roof Outline: 2200 sf. (constr. in 1962) ' Existing Covered Porch: 75 A. (constructed in 1962) + 8 Existing Driveway: 610 sf (constructed in 1987) +102 z / Existing Patio: 200 sf. (constructed in 1985) +100 / I Proposed Addition: 440 sf. O�• / Proposed Garage: 500 sf. _. • Proposed Deck. 90 sf. j HEIGHT CALCS A = +99' B = +107' C = +100' D=+105' AVE GRADE =102-75' ACTUAL =123' MAXIMUM =127.75' +99 +98 o I N f • +99'1 .+107 I ! ! I I I Existing Rockery I Existing ` LOT COVERAGE: I 25'-0" Existinp! I 3515 SQ.FT. (26%) Contra . Residence I- I Pati E CO I 2000 sq.ft. I r LOT AREA: 13,527 SQ.FT. I LOT SLOPE: 11% I 40.'0,. • L — _ Covered Porch? C7 Existing © L _ Iy �— Grade —I K Contours • � I � ry�n � � IV1 Cry +100' Existing v) • �, r Asphalt f Property Line �� ! Driveway I 1 0 c7 MAIN STREET Telephone Pole PT. +100, Center of Right -of -Way ODATUM ss Top of 5S Manhole Cover .ltemplbuildingkhandoutladditianXplot.vsd7104 ATTACHMENT A CA 0 c m r m a 0 .z a a n 3 m z -I m �_ Existing _` New Addition- C r m m r m C 0 z