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BLD20140154 Plan Review Comments.pdf CE ITY OF DMONDS th •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 10, 2014 Mr. Darrin Mock H. Macke Construction LLC Email: Darrin@hmacke.com RE: PLAN REVIEW COMMENTSFOR PLANCHECK #BLD20140154 BARATTA/PEMBERTONADDITION AND REMODELLOCATED AT 655 MAPLE ST. Dear Mr. Mock: 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 addressedbefore review can continue: SitePlan: 1.Please make the following revisions/corrections to your site plan: a.The elevation for Point D of the height rectangle is over the front porch, which makes it very difficult to see the dimensions and location ofthe front porch. Please shift the label of Point D so that it does not cover necessary information on the site plan. b.Clearly indicate the outlines of the footprint of the upper floor where different than the outlines of the footprintsof the main and lower floors on the site plan. c.Label all features as existing or new in order to clearly indicate what changes to the site are proposed under the subject permitapplication. d.It appears that no changes are proposed to the existing rockeries; however, please label the rockeries as existing and indicate if any modifications to the rockeries are proposed. Setbacks: 2.The site plan indicates that the existing residence is 17.9 feet from the southern property line. The RS-6 zone, however,requires a minimum street setback of 20 feet.According to Snohomish County Assessor records, the existing residence was constructed in 1907, which was well before current zoning regulations. Although the City’s code requirements related to nonconforming structures contained inEdmonds Community Development Code (ECDC)17.40.020 allowsfor the maintenance of an existing nonconforming structure, ECDC 17.40.020.F specifically states the following: “If a nonconforming building or structure is destroyed or is damaged in an amount equal to 75 percent or more of its replacement cost at the time of destruction, said building shall not be reconstructed except in full conformance with the provisions of the Edmonds Community Development Code.”Additionally, pursuant to ECDC 17.40.020.D, any alterations to a nonconforming building must comply with current site development standards and must not expand any nonconforming aspect of the building. Therefore, it must be shown that the proposal does not include destroying/damaging the existing structure in an amount equal to 75 percent or more of its replacement cost and that all portions of the addition (including the upper floor deck)comply with the currently required 20-foot street setbackas measured from the southern property line. Additionally, the existing portion of the building that is being retained may not bealtered in any way that expands the nonconformity. In order to ensure compliance with the current site development standards of ECDC 16.20.030 as well as the nonconforming regulations of ECDC 17.40.020, please conduct the following: a.Provide sufficient documentation that the work proposed under the subject applicationdoes not involve destroying/damaging the existing nonconforming structure in an amount equal to 75 percent or more of its replacement cost. b.Clarify on the site plan the locations of all existing and new portions of the structure. Clearly indicate the shortest distances from all existing and new portions of the structure to all property lines. Page 1of 3 c.Indicate the location of the 20-foot street setback (as measured from the southern property line)on the building plans, including the west and east elevation views (Sheets 1 and 2 respectively) as well as all floor plans (Sheets 4, 5, and 6). Clearly indicate on all applicable building plan sheets which portions of the structure are existing and which portions are new.All new portions of the structure must be shown tocomply with current setback requirements. Front Porch/Walkway: 3.Please respond to the following comments regarding the front porch and walkway: a.Your main floor plan (Sheet 5) indicatestheexisting porch in a different location than where it would appear to be located based on the as-built main floor plan (Sheet 5A). Additionally, the location of the porch shown on Sheet 5 is notconsistent with where the porch and walkway are located on the site plan. Please revise all applicable plan building plan sheets and the site plan in order to accurately indicate the locations of the existing porch and walkway and proposed porch and walkway (if in a different location than existing). b.As stated under Item #2 above, any new portions of the structure must comply with current setback requirements. Although walkways are allowed within the minimum required setback area, the front porch must comply with applicable setback requirements. Pursuant to ECDC 16.20.040.C, “Uncovered and unenclosed porches, steps, patios, and decks may project into a required setback not more than one-third of the required setback, or four feet, whichever is less; provided, that they are no more than 30 inches above ground level at any point.”Since the existing front porch is nonconforming, it cannot be expanded or relocated unless it is expanded/relocated in a way that complies with current setbackrequirements. c.When making the requested corrections to the proposal, please reviseimpervious surface calculationsto reflect any changes to the locations of the front porch and walkway.Additionally, all roof overhangs will be considered new impervious surface, so please also include the roof overhangsin your revised impervious surface calculations. If you have any questions regarding impervious surface calculations, please contact the Engineering Division. Height Calculations: 4.Please respond to the following comments regarding the height calculations: a.It appears that the intended datum point for the height calculations is a “concrete nail assumed elevation 100.00’.” However, it is unclear where this nail is located. Additionally, the datum point must be a permanent point that will not move during construction. If the concrete nail is a point that can be moved, the datum point must be changed to a permanent pointsuch as the top of a fire hydrant, water meter, catch basin, etc. Please clarify the location of the exact point utilized as the datum for the height calculations and provide its elevation. b.The average grade cannot be rounded up when conducting the height calculations. Therefore, based on the elevations provided for Points A through D, the average grade is 88.975’ and the maximum allowed height is 113.975’. Please correct this on thesite plan and building elevations. Accessory Dwelling Unit: 5.Your lowerfloor plan indicates a living area, kitchen, bedroom, and bathroom that could be accessed separately from the main portion of the residence. This meets the definition of an Accessory Dwelling Unit (ADU) and requires separate land use review before staff can approve the construction of an ADU within a residence. A land use application has been submitted under File No. PLN20140005 for a conditional use permit in order to establish an ADU within this space. As we discussed at the permit counter when you submitted the land use application, the City cannot approve an ADU within the lower floor of the residence through the subject building permit application unless a land use permit is first obtained. It is my understanding that you would like to obtain the subject building permit application for the addition/remodel of the residence with the condition that the lower floor will not be utilized as an ADU. If the requested land use permit is approved, you would then apply for a second building permitin order to legalize the establishment of an ADU within the residence. Going about the permitting in this way requires that the owners acknowledge that they understand they will not obtain approval for an ADU through the subject building permit application. As such, please have the property owner sign the enclosed ADU statement. Page 2of 3 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 Page 3of 3 STATEMENTON ACCESSORY DWELLING UNITS DEVELOPMENT SERVICES DEPARTMENT th 121 5Avenue N, Edmonds, WA 98020 Phone 425.771.0220 Fax 425.771.0221 Property Address(Street, City,State, Zip):Parcel #: 655 Maple St.00434209602100 Edmonds, WA 98020 I have read the requirements for Accessory Dwelling Units contained in Chapter 20.21 of the Edmonds Community Development Code (ECDC) and understand that an Accessory Dwelling Unit (ADU) as defined in ECDC Section 21.05.015 is prohibited until the required ADU permit(s) are approved and any required inspections are finalized. I also understand that an ADU permit cannot be approved unless all thecriteria in Chapter 20.21 are met, and all the necessary items are submitted, including an affidavit of occupancy and a covenant to be filed with the Snohomish County regarding the regulations imposed on ADUs. I am notrequesting to establish an Accessory Dwelling Unit on my propertyas part of the subject building permit application (File No. BLD20140154), and I will obtain all applicable ADU permits if I choose to establish an ADU in the futureprior to establishing such ADU. I understand that the city’s review of the subject building permit application does not imply any future approval of an ADU. I declare under penalty of perjury laws that the above informationis true, correctand complete,and that I am the owner of the above described property. Print Name: _____________________________________ Signature: _______________________________________ Date: ______________________ Revised on 7/23/2013BLD20140154 ADU StatementPage 1of 1