BLD20131254 Plan Review Comments.pdf
CE
ITY OF DMONDS
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•1215AN•E,WA98020
VENUE ORTH DMONDS
P: 425.771.0220 • F: 425.771.0221 • W:www.edmondswa.gov
HONEAXEB
DSD:P•E•B
EVELOPMENT ERVICES EPARTMENTLANNING NGINEERING UILDING
November 22, 2013
Mr.and Mrs. Jackson
Email: Nikki.ActionJackson@yahoo.com
RE: PLAN REVIEW COMMENTSFOR PLANCHECK #BLD20131254
TH
JACKSON GARAGELOCATED AT 23814–84
AVE. W
Dear Mr. and Mrs. Jackson:
I have reviewed the above building permit applicationfor the Planning Division,and it was
found that the following information, corrections, or clarifications will need to be addressed
before review can continue:
Scope of Work:
1.The east elevationview indicates a lean-to on the side of the detached
garage. Please provide additional information on the proposed lean-to and indicate its
dimensions and location on the site plan.The lean-to must comply with applicable setback,
height, and lot coverage requirements.
SitePlan:
2.Please make the following revisions/corrections to your site plan:
a.Although portions of the site plan appear to be drawn at a scale of 1” = 20’, certain
aspects of the site plan are not drawn to scale. For example, the 70’ wide property line
scales at closer to 80’, and the setback distancesindicated from the detached garage to
the northern and western property lines scale out smaller than the written dimensions.
Please re-draw your site plan ata scale of 1” = 20’ and make sure that all dimensions
arescaledaccurately.
b.Your siteplan states that the detached garage is 440 square feet; however, the building
plans indicate this structure as being 20 feet by 24 feet, which is 480 square feet.
Please correct this discrepancy and accurately show the dimensions and size of the
garage on both the site plan and the building plans.
Setbacks:
3.After making the above requested corrections to your site plan, please verify the
proposed setback distances indicated from all property lines to the proposed garageand
lean-to. The minimum required setbacks for the RS-8 zone are as follows: Street = 25’,
Sides =7.5’, Rear = 15’ (the rear setback may be reduced to 5’ for detached accessory
structures with a footprint of less than 600 square feet). Staff will be unable to approve
your proposed garageand lean-tounless it can be shown that theywill comply with these
minimum required setbacks.
Lot Area:
4.The property dimensions (70’ x 160’) yield a total lot area of 11,200 square feet;
however, the site plan states a lot area of 12,800 square feet. Please correct this
discrepancy.
Eaves:
5.Are any eaves proposed for the garage and/or lean-to? If so, please indicate the
eaves on the site plan with a dashed line and indicate the width of the eaves and any
additional information needed bythe Building Division on the building plans.
Height:
6.Please address the following comments regarding the height of the proposed
garageand lean-to:
a.Provide height calculations on the site plan. Refer to Handout #B41 (enclosed) for
guidance. In addition to providing the height calculations, the height rectangle and
elevations of all four corners of the height rectangle must be indicated on the site plan.
b.Indicate the datum point (including what it is and its elevation) on the site plan.
c.The maximum allowed height for detached accessory structures is 15 feet above
original grade. Indicate the average grade, maximum allowed height, and proposed
height on the site plan as well asonthe building elevations.
Lot Coverage:
7.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 or
from a point two and one-half feet in from the outside edge of a cantilevered roof,
whichever covers the greatest area. The maximum allowed lot coverage for the RS-8 zone
is 35 percent of the net lot area.
Thank you for indicating lot coverage on your site plan.It is unclear, however, if all
necessary structures have been included in the lot coverage calculations. As discussed
above, the building plans indicate that the footprint of the garage is 480 square feet, but the
site plan indicates a footprint of 440 square feet. Please correct this discrepancy, and
include the correct area of the garage in the lot coverage calculations. Additionally, the
footprint of the proposed lean-toand the footprints of the existing temporary and
permanentwood porches (if theyare more than 3 feet in height)needto be included in the
lot coverage calculations. Please indicate the proposed lot coverage in square feet and
calculated as a percentage of the net lot area(keeping in mind that the lot area needs to be
revised as stated in Item #4above).When updating the lot coverage calculations, please
note that lot coverage calculations are separate from impervious surface calculations, so
impervious surface calculations will still need to be included on the site plan for review by
the Engineering Division.
Please submit three copies of your revised site plan (including one reduced copy) and two copies
of any revised building 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 freeto contact me at (425) 771-0220.
Sincerely,
Development Services Department -Planning Division
JenMachuga,
Associate Planner