20150909152238.pdfJ.C. Mc DONNELL ENGINEERING, P.C.
Consulting Civil Engineers
6608 — 216th Street SW; #306
Mountlake Terrace, WA. 98043
September 3, 2015
Ms. JoAnn Zulauf
City Of Edmonds
1215 1h Avenue North
Edmonds, WA. 98020
RE: Plan Check #: BLD20150881
JoAnn,
Please find our responses to your recent review comments on this project on the attached
revised Site Plan Drawing:
Lighten the pen weight of all short plat improvements or delineate in some
other way the single family permit specific construction. The plat
improvements are already approved and this plan should not appear as if they
are to be constructed and approved with this building permit. It makes no
difference if they are all constructed at the same time.
(1) Short plat improvements have been screened back.
2. See attached overflow path requirement with plat. Add these improvements to
the plan in lightened pen weight.
(2) Overflow path added to plan.
3. Remove Lot 1 impervious surface information.
(3) Lot 1 impervious surface information removed.
4. Please remove or lighten the specific details on the plan sheet that have
already been approved with the short plat. Or a label stating "installed with
short plat" could be added to them.
(4) Labels added to plan.
5. Call out size of water service line and sewer line. Call out sewer clean out at
house.
(5) Water and sewer sizes called out. Sewer clean out is called out.
6. Add note to plans that water and sewer purveyor is OVWSD.
(6) OVWSD information added to plan.
(OFF) 425 744-0916 (CELL) 425 359-2717 (FAX) 425 744-0946
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK #BLD20150881 MASTON
SINGLE-FAMILY RESIDENCE AT 22407 - 96h AVE. W
7. Site Plan: Please make the following corrections to your site plan:
a. The site plan must be drawn to scale. A scale of 1" equals 20' is preferred.
(a) The site plan is 1" = 20'.
b. Indicate the chimney on the eastern side of the residence.
(b) The chimney is shown on the eastern side.
c. Indicate the patio on the northern side of the residence and the concrete landing
on the southern side of the residence consistent with what is shown on the
building plans. These surfaces must also be included within your impervious
surface calculations. Please contact the Engineering Division with any questions
on impervious surface calculations.
(c) The patio and landing are shown on the plan. Surfaces are included
in the calculations.
d. Ensure that all minimum required information is included on your site plan. Refer
to Handout #1357 for guidance.
(d) All required information is included on the plan.
Setbacks: Please address the following comments related to the proposed setbacks:
a. Indicate the shortest distances from the proposed structure to all property lines.
(a) Structure is dimensioned from the property lines.
b. Pursuant 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. " Indicate the shortest
distance from the proposed patio on the northern side of the residence to the
northern property line and ensure that the patio is at least 5 -feet from the northern
property line consistent with the above setback exception.
(b) The patio is at least 5' from the northern property line.
9. Height Calculations: Please respond to the following comments regarding the height
calculations:
a. Indicate the datum point utilized for the height calculations on the site plan. The
datum point must be a permanent point that will not move during construction,
such as the top of a fire hydrant, water meter lid, catch basin, etc. Please indicate
what was used as the datum point on the site plan as well as its location and
elevation.
(a) Bench mark noted on plan.
b. The height rectangle must be revised in order to comply with the definition of
"average level" contained within ECDC 21.40.030, which is defined as follows: "
'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. "
(b) Rectangle redrawn per Edmonds code,.
c. Your height calculations indicate that elevations for the average grade
calculations were taken at the mid -points along the sides of the rectangle;
however, the average grade is calculated as the average of the elevations at the
corners of the rectangle. Please correct the locations of Points A through D of the
height rectangle to be at the corners of the rectangle and update the elevations as
necessary to reflect the corrected locations of these points.
(c) Points A and D updated as directed. Elevations recalculated.
d. The height calculations indicated on the building plans refer to "average existing
grade;" however, the height calculations must be based on the average original
grade. Please revise all labels and elevations as necessary such that the height
calculations are based on the average original grade.
(d) Height calculations based on original grade.
After making the necessary revisions to the locations of Points A through D
discussed above, please revise the elevations of Points A through D to reflect their
new locations and revise the height calculations accordingly. The elevations of the
corrected average original grade, maximum allowed height, and proposed height
must be indicated on the site plan and building elevations.
(e) Points D and A revised, calculations revised, shown on plan.
Please call with questions.
Truly,
4�oonnell, MS, PE.