20170407150925.pdfcivil & structural
ENGINEERING engineering & planning RESUB
April 5, 2017
Jen Machuga, Associate Planner
City of Edmonds
121 5th Ave N
Edmonds, WA 98020
RE: Comment Response Letter
Project Name: Rutledge Addition
Plan Review: #BLD20160462
Address: 7717 192"d PI SW
Dear Ms. Machuga,
MAR 5 2017
BUILDING DEPARTMENT
CrrY OF EDMONDS
On behalf of Tim Hapke and the property owner, we are submitting the following responses to your
comment letter dated November 2, 2016 for the above -referenced project. Our responses appear in
bold. Revised plan sheets 2 and 19 (replacing sheets 19 and 20) are included with this resubmittal.
1. Site Plan: Please make the following corrections to your site plan:
a. Correct the direction of the North arrow.
1112116 Comment: This comment was addressed.
b. It appears that the property dimensions are shown incorrectly on your site plan. Based on the
property's legal description and the Kroll map book, it appears that the property is 100' by 164.93'.
Please label all property dimensions and ensure that the lot is drawn accurately and to scale.
1112116 Comment: This comment has not been addressed. The site plan must be drawn to scale and
the lengths of all property lines must be indicated on the site plan.
Response: The site plan has been redrawn to scale with the correct property line lengths drawn
and noted. Pages 19 and 20 have been combined into a revised Page 19.
c. After correcting the property dimensions as needed, please update the lot area on the site plan.
1112116 Comment: This comment has not been addressed. Based on the property dimensions stated
above, the lot area would be 16,493 square feet.
Response: The lot area has been corrected.
d. Indicate whether the two existing patios shown on the site plan are covered.
1112116 Comment: This comment has not been addressed. Label the patios on the site plan as
appropriate to indicate whether they are covered or uncovered.
Response: All existing patios and walkways have been noted as covered or uncovered.
250 4th Avenue South, Suite 200
Edmonds, WA 98020
ph.425.778.8500 1 f.425.778.5536
www.cgengineering.com
Rutledge Addition April 5, 2017
BLD20160462 Comment Response Page 2 of 3
e. Indicate the proposed stairwell on the site plan.
1112116 Comment: This comment has not been addressed. The proposed exterior staircase providing
access to the addition must be drawn to scale on the site plan.
Response: The proposed exterior staircase has been drawn to scale on the site plan.
2. Setbacks: Minimum required setbacks for the RS-8 zone are as follows: Street = 25', Side = 7.5', Rear =
15'. After making the above requested corrections to the property dimensions, please indicate the
shortest distances from the proposed addition to all property lines.
1112116 Comment: This comment has not been addressed. After you make the above corrections to the
site plan including correcting the property dimensions and indicating the location of the proposed
exterior stairs, you will need to indicate the shortest distances from all property lines to the addition. In
particular, the distance from the western property line to the proposed exterior stairs must be indicated
in order to confirm compliance with setback requirements.
Response: Setback lines have been added to the site plan and dimensions from the property lines to
the existing and new structure have been added.
3. Accessory Dwelling Unit: An Accessory Dwelling Unit (ADU) is defined as "a structure attached to or
constructed within a single-family dwelling which has living facilities for one individual or family separate
from the primary single-family dwelling including at least, but not limited to, a kitchen, bathroom, and
sleeping quarters." It appears that you are proposing an ADU due to the presence of a kitchen,
bathroom and sleeping quarters within the addition. Please note that an ADU requires separate
land use application review and approval before a building permit can be approved for the construction
of an ADU. Refer to ECDC Chapter 20.21 for the regulations related to ADUs, including certain
restrictions on the size of the ADU, occupancy requirements, on -site parking, and additional
requirements. Please contact me to further discuss the land use review process and requirements for an
ADU.
1112116 Comment: This comment was addressed with the submittal of a signed ADU statement, received
on July 8, 2016.
4. Height Calculations: Your height calculations indicate an actual height of 100', which is equivalent to
the average grade. It appears this is an error, as your elevation view indicates that the proposed height
is 21 feet above the 100' elevation line, which would cause the proposed height to be 121'. Please
correct the height calculations as needed and indicate the proposed height as related to the elevation of
the datum point. Additionally, on the elevation view, please label the average original grade, proposed
height, and maximum allowed height as such.
1112116 Comment: This comment was partially addressed, however, the updated information is
incorrectly shown. Your revised site plan indicates a datum point of 0' and topography lines based on this
datum point, however, the elevations of Points A through D and the height calculations were not
adjusted accordingly. Also, in order to avoid negative numbers, your datum point should be set at 100'.
Based on the topography lines indicated on your site plan and with the datum point being changed to
100' the elevation of Point A would be 98.5' and the elevations of Points B, C, and D would be 100'. This
yields an average original grade of 99.625' and maximum allowed height of 124.625'. The actual height
CM
ENGINEERING
250 4th Avenue South, Suite 200
Edmonds, WA 98020
ph.425.778.8500 1 f.425.778.5536
www.cgengineering.com
Rutledge Addition April 5, 2017
BLD20160462 Comment Response Page 3 of 3
is the height of the proposed addition in relation to the datum point. Please correct the site plan, building
elevation view, and height calculations to accurately reflect the proposal. You may refer to our height
calculation handout or contact me for additional guidance.
Response: Height calculations have been revised as directed and are noted on Page 2 and Page 19.
5. Lot Coverage: Lot coverage is defined as the total ground coverage of all buildings or structures on a
site measured from the outside of external walls or supporting members excluding a maximum of 30" of
eaves. The maximum allowed lot coverage within the RS-8 zone is 35% of the net lot area. Thank you for
indicating the proposed lot coverage on the site plan. In order for staff to verify these calculations,
please indicate the dimensions of all sides of the existing structure and proposed addition on the site
plan. The lot coverage calculations must include the footprint of the existing residence and proposed
addition (excluding up to 30" of eaves) as well as the proposed covered deck, proposed stairwell,
existing covered walkway and any other existing or proposed structures on the site. In addition to
indicating the dimensions of all existing and proposed structures on your site plan, please ensure that
the total square footage of the proposed lot coverage is correct and also indicate this number as a
percentage of the net lot area.
1112116 Comment: This comment has not been addressed. Please provide lot coverage calculations as
discussed above on the site plan. The lot coverage calculations must include all structures indicated
above.
Response: Lot coverage calculations have been provided as directed and are noted on Page 19.
6. Floor Plan: Please indicate the dimensions of the proposed addition, deck, and stairs on the floor
plan.
1112116 Comment: This comment was partially addressed. Dimensions of the addition and deck are
indicated, however, dimensions of the exterior stairs are not indicated. Please indicate the dimensions of
the exterior stairs.
Response: Dimensions of the addition, deck, and stairs are shown on the site plan, on Page 19.
Thank you for taking the time to review this revision. Please feel free to contact me with any questions
or comments relating to these responses.
Sincerely,
'I
Carmel Gregory, lafiner
CG Engineering
C 4M
ENGINEERING
250 4th Avenue South, Suite 200
Edmonds, WA 98020
ph.425.778.8500 1 f.425.778.5536
www.cgengineering.com