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107 S. Main St. Suite G-201, Coupeville, WA. 98239
March 9, 2016
Mike Clugston, AICP /00t�qE ZAA LAIIVV� RESU B,
Associate Planner
City of Edmonds
1215` Ave. North CITY OF ROMONOt
Edmonds, WA 98020
Re: Plan Review Comments for plan check #2016-0120, new SFR at 24025 Uh Ave. West
Thank you for your thorough review and comments. You have probably saved my client a
good deal of money, by encouraging him to simplify his plans. As a result of the comments
and questions you asked in your letter of March P, we have made numerous changes to
both the site plan and the building plans, which I will enumerate below as I answer each of
your questions, by the number:
1. The total lot area (now labeled on the Site Plan for Grading and Drainage (page 14
of the plans) is 23,945 sf, but a portion of that is beneath the surface of Lake
Ballinger. The "dry" portion of the lot is 16,039.7 sf.
2. All elevations shown on the plans are as measured by John Taylor, whose address
and phone number appears in the title block on page 14. All are actual grades,
except for the "A" corner of the new construction area, which is beneath the existing
house. Because the Fire Marshall has asked us (in his review of the project) to
increase the size of the water meter, we determined that it would not be appropriate
to use the water meter box as our benchmark for other height calculations. Instead
we will be using the surface of the storm drain catch basin near the edge of the
pavement just a few feet away from the water meter box. The elevation shown on
John Taylor's sketch is 299.0'.
3. We have eliminated all retaining walls within the setbacks, and will return all side -
yard elevations to as close to the existing grades as possible. We have added two
small retaining walls just outside of the existing setbacks, parallel and in line with
the north and south walls of the house, to hold the existing grades away from the east
360-678-7000 Fax 360-682-2005 ted@zero-energyplans.com
side of the house. These walls will only hold back the existing grades at the edge of
the cut for the house.
4. We have completely eliminated the stairs down from the main -floor level deck, and
removed the landings that were in the side -yard setback. In addition, we have
shortened up the grade -level side deck to just a 3'-4" wide stoop, which is 1/3 the
total 10' setback distance, and will be less than 30" above the existing grade.
5. We have eliminated the rain water storage tanks, because a tank less than 3' high
would not be able to store a meaningful amount of water.
6. After a discussion with Keiman (sp?) at your office on Monday afternoon, we have
decided to eliminate the patio and future lap pool from the plan. With only a non -
covered deck in the area in question, without a patio below, we can now leave the
height comers "C" and "D" where they are, and the existing height calculations
should remain valid. Grass will be planed below the deck, and the revised deck
design and materials will allow the rainwater to drip through the deck to the grass
below.
7. Based on the Area Calculation in #1 above, our total lot coverage area, including
overhangs, driveways, and porches is 3,260 sf, for a total lot coverage ratio of
20.324%. This is now labeled on the revised Page 14 of the plans.
8. In addition to the changes you requested, I have also responded herewith to the e-
mailed request by JoAnne Zulauf regarding our choice of storm water BMPs. We
have eliminated the rain gardens from our plans, and replaced them wih a dispersion
trench, sized per the DOE Stormwater Manual version 2005 Volume V, Chapter
5.3.1. In addition, I have included the required dispersion trench cross-section as
described in Standard Detail Figure 5.2 on our Storm Water Site Plan, Sheet 14.
Because the revisions noted above affect the Main Floor Plan (deck changes), Foundation
Plan (elimination of foundation for deck stairs), Floor Framing Plan, Elevations, Sections,
and all Site Plan pages, I have submitted herewith revised plan sheets 1, 2, 3, 5, 6, and Site
Plan sheet 14 and 15 (2 copies each). In addition, I have included three copies of the 11x17
site plan, per your request.
Thank you,
a,.
-` Ted L. Clifton
Zero -Energy Plans LLC
107 S. Main St. Ste. G201
Coupeville, WA 98239
Cc: Alex Feng Lin
360-678-7000 Fax 360-682-2005 ted@zero-energyplans.com