BLD20131370 Plan Review Comments - 2nd Review.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
April 17, 2014
Mr. Joe Malboeuf
Chris Pardo Design
Email: malboeuf@elementalarchitecture.com
ND
RE: 2PLAN REVIEW COMMENTSFOR PLANCHECK #BLD20131370
GOEBELRESIDENCELOCATED AT 344 SUNSET AVE.
Dear Mr. Malboeuf:
I have reviewed your resubmittal dated March 7, 2014 for the above building permit applicationfor the
Planning Division,and it was found that the following information, corrections, or clarifications will need to
be addressedbefore review can continue:
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Parcel Information:
1.The Planning Division’sJanuary16letter requested that you provide information
indicating how and when the subject parcel was created (i.e. deed, subdivision, etc.) in order to
determine the status of the site. Thank you for providing a statutory warranty deed dated May 2, 2013.
This deed, however, was created when the subject parcel was sold to Mr. and Mrs. Goebeland does not
provide indication of how and when the subject parcel was created.Therefore, please providesufficient
information indicating how and when the subject parcel was created.
SitePlan:
2.Please make the following revisions/correctionsto your site plan:
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a.As requested in myJanuary 16letter, please correct the setback from the southeastern property line
to be a 15-foot rear setback, not a 20-foot street setback.
b.It was previously requested that you indicate the roof outline on the site plan. Although the majority
of the residence does not contain eaves, please be sure that all eaves are indicated on the site plan.
Inparticular, it appears that the eaves are not indicated on the front sideof the residence.
c.Please provide a reduced copy (8.5” by 14” or smaller) of the revised site plan in addition to the
three large-format copies.
Lot Area:
3.The Planning Division’sJanuary 16th letter noted that the lot area wasshown incorrectly
under the “Planning Data” heading on Sheet A0.0 of the building plans. The lot area on the building
plans was updated; however, the lot area indicated on the building plans is still different than what is
indicated on the site plan. Please update the site plan and/or building plans as necessary in order to
correctly indicate the lot area on both plans.Based on the dimensions of the property indicated on the
site plan, the lot area would be 11,012.5 square feet, which is differentthan what is stated on both the
site plan and building plans.Please correct all discrepancies.
Solar Panels:
4.Your roof plan (Sheet A2.3) indicates solar panels on a portion of the roof. The solar
panels will be reviewed under a separate building permit application; however, please note that if the
solar panels are proposed to exceed the 25-foot height limit for the residence, a Type II staff decision is
required pursuant to ECDC 21.40.030.D.7, which states the following: “Solar energy installations not to
exceed 36 inches in height above the height limit. Such an installation may be approved as a Type II
staff decision if it is designed and located in such a way as to provide reasonable solar access while
limiting visual impacts on surrounding properties.”This comment is being provided for reference only
and does not require a response at this time.
Height Calculations:
5.The datum point for your height calculations is no longer shown on your revised
site plan. Please indicate the datum point and provide its elevationon the site plan. Additionally, the
word “Datum”is written at all four corners of the height rectangleon the site plan as well as throughout
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the building elevation views. The only point that should be labeled datum is the point that was actually
used as the datum for the purposes of the height calculations. Refer to the enclosedheight calculation
handout (#B41) foradditional information.
Lot Coverage:
6.Thank you for providing lot coveragecalculations on your site plan. It appears,
however, that the calculations do not include the portion of the eaves that exceed 30 inches. Although
the majority of the residence does not appear to have eaves, the eaves on the northern side of the garage
and on the eastern side of the house exceed 30 inches. Thus, the portion of these eaves that exceed 30
inches must be added to your lot coverage calculations. Additionally, the front deck must be included in
the height calculations if it exceeds three feet in height, so please indicate the height of the front deck on
the site plan and include it in the lot coverage calculations if it exceedsthree feet.
Please revise the calculations to address the above comments, and calculate the lot coverage as a
percentage of the corrected lot area(see Comment #3). For reference, lot coverageis 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.
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
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