321 Main Street planning comments.pdfCITY OF EDMOI\�;DS - 1215'AVENUENORTH- EDMONDS, WA98020
PHONE: 425.771.0220 - FAx: 425.771.0221 - WEB: www.edmondswa.gqv
DEVELOPMENT SERVICES DEPARTMENT: PLANNING - ENGINEERING - BUILDING
February 4, 2015
Warren LaFon
warrenlafon@earthlink.net
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK #BLD20150106
PARAPET WORK AT 321 MAIN STREET
Dear Mr. LaFon:
I have reviewed the above building pen -nit application for the Planning Division, and it was found
that the following information is needed before review can continue:
Height Calculations: Please provide height calculations for the proposed parapet addition. The
city's height calculation information sheet (copy attached) requires a datum point in addition to
the elevation points for the building. The datum point must be a permanent object that won't
move during construction and that the inspector can easily access with the height measurement
equipment, such as a sewer main lid or a catch basin lid. Please indicate and label your datum
point and provide its elevation on the site plan.
Please submit three copies of your elevation site plan sheets to a Development Services Permit
Coordinator. Our office hours are Mondays, Tuesdays, Thursdays, and Fridays between 8:00 am and
4:30 pm, and Wednesdays between 8:00 am and noon.
If you have any questions, feel free to contact me at (425) 771-0220.
Sincerely,
Development Services Department - Planning Division
Sean Conrad,
Associate Planner
Attachment: Handout #B41
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city of edmonds
development 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 comers 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.
Select a datum point to establish a starting mark to compute grade elevations at the designated
four comers. 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 +100. 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 comer of the rectangle (above
or below the starting elevation of +100) at original, undisturbed soil. Next, add the four comer
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 comers and show the calculations of average
grade.
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.
6. As in the example on the submitted plot plan show all height calculations, the elevation of each
comer, 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.
Revised 9/2010
0 IN
7. Height field verification shall be done by the applicant's agent/contractor and 'observed' by the
building inspector. The agent/contractor shall set up the equipment; establish the datum point
and the point of average grade. These items must be consistent with the approved plan.
If the proposed height of a building (as shown on the plans) is within 12 inches of the maximum
height permitted for the zone an elevation survey is required. An elevation survey consists of
three components, to be conducted by a licensed surveyor.
* Prior to construction the surveyor shall establish average grade as specified in ECDC
21.40.030, and shall establish a reference datum point that will be undisturbed and can be
freely accessed.
* The surveyor shall locate the elevation of the first floor prior to the City under -floor
inspection,
* A final letter of height confirmation shall be provided upon completion of the structure.
Revised 9/2010
t
I
Property Owner Name
Property- Address SAMPLE PLOT PLAN
Tax Account Parcel # Scale: V=20' +108 +Inq
nrrPERVIOIIS SURFACE CALCS (SOLID SURFACES)
Exist. Building Roof Outline: 2200 sf (constr. in 1962)
Existing Covered Porch: 75 sf. (constructed in 1962)
Existing Driveway: 610 sf, (constructed in 1987)
Existing Patio: 200 sf. (constructed in 1985)
Proposed Addition- 440 sE
Proposed Garage: 500 sf.
Proposed Deck: 90 s
f.
HEIGHT CALCS
A = +99'
B=+1071
C=+1001
D=+1051
AVE GRADE 102.75'
ACTUAL= 123'
MAXIMUM = 127-75'
+106
+104
+102
+100
r
+9a
+99
2s,
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4 — —
:+107
+991:
YExlsfl.gR-k�ry I
Existing 5--
LOT COVERAGE-:
-0 ExIstino Residence
Concrelo
3515 SQ.FT. (26%) 2000 sq.ft.
LOT AREA,
13,527 SQ.Fr.
LOT S P E.- 13%
C14
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md P. h
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Exi.fing
Gd.
+100' % 1-4-- __j
Existing 0
Asphalt
Property Une
f Driveway
Slope 6%
0
to L--100,
El
-SideWaik:
W.I�rMd.,
MAIN STREET Telephone Pole
Center of Right -of -Way
DATUM IT. +100'
Top ofSS Manhole Cover
7104 ATTACHMENT A
Revised 6/2009
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