BLD20140283 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
May 6, 2014
Mr. Bret Niebruegge
Email: bretniebs@gmail.com
RE: PLAN REVIEW COMMENTSFOR PLANCHECK #BLD20140283
TH
NIEBRUEGGE RESIDENCELOCATED AT 22303 95PL. W
Dear Mr. Niebruegge:
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:
PlotPlan:
1.Please make the following revisions/corrections to your plotplan:
a.Since the subject building permit application pertains to work related to the construction of the
proposed residence on Lot 2 of File No. PLN20120046and does not include any civil improvements
that were previously approved as part of the subdivision application, the plot plan must clearly
indicatethe work associated with the subject building permit application. For example, the plot
plan currently indicates a proposed5’sidewalk; however, that sidewalk was constructed as part of
the subdivision improvements and is now existing.Please revise the plot plan so that it clearly
indicates all existing vs. proposed features. Additionally, the boundaries of the subject site (Lot 2)
as well as any applicable easementsmust be clearly indicated since the subject application is only
for work within Lot 2 and within any associatedeasements.
b.Label the infiltration basin so that it is clear that this outline is not indicating a proposed structure.
c.Asliding door is indicated on the buildingplans on the eastern side of the residence.Please indicate
any proposed patio and/or landing outside this door on your site plan, keeping in mind that pursuant
to ECDC 16.20.040.C,patios may only extend into the minimum required setbacks by 1/3 or 4 feet,
whichever is less, as long as the patio is uncovered, unenclosed and less than 30 inches above grade.
Uncovered and unenclosed walkways, however, may be located within the minimum required
setbacks as long as they are no more than 8 inches above grade pursuant to Interpretation No. 94-1.
The area(s)of any proposed impervious surfaces on the eastern side of the sitemust be included
within your impervious surface calculations.
d.Indicate the chimney on the plot plan.
e.Indicate any proposed mechanical equipment on the plot plan, keeping in mind that mechanical
equipment (i.e. heat pumps, HVAC units, etc.)exceeding three feet in height must comply with the
minimum required setbacks for the site.
f.The reduced copy of your plotplan is very difficult to read. Please print thereduced copy of the site
plan at a larger scale, preferably 1”=20’. If necessary, you can attach the additional information (i.e.
lot coverage calculations, height calculations, impervious surface calculations, etc.) on a separate
sheet. The reduced copy of the site plan must be on 8.5”by 11”or8.5”by 14”paper.
Building Dimensions:
2.Theeastern façadeis labeled as being 65 feet in length on the floor plans;
however, this façademeasures on the site plan at closer to 66.5 feet. Please review all proposed
dimensions indicated on the building plans and ensure that they are correctlyshown on the plotplan.
Project Info:
3.Please correct the information within the “Project Info”section on Sheet P1 of the
building plans to reflect the correct legal description(Lot 2 of PLN20120046), tax account number (to
th
Pl W).
be determined following recording of subdivision), and address (22303 95
Page 1of 2
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 “magnail 2.5’south of NE
corner of driveway…”However, the datum point must be a permanent point that will not move
during constructionand that will be in place into the future. If this “magnail”is a point that can be
moved, the datum point must be changed to a permanent point such 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 (keeping in mind that this must be a permanent point) 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 Athrough D, the average grade would be 374.82’ and the
maximum allowed height would be399.82’. Please correct this on theplotplan, within the “Project
Info”section on Sheet P1 of the building plans,and on the building elevationviews(Sheet A1).
Lot Coverage:
5.The lot coverage calculations specified on the site plan are inconsistentwith those
indicated on Sheet 1 of the building plans.Please correct any discrepancies and ensure that thelot
coverage calculations are shown correctly and consistently onall applicableplansheets. For reference,
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 2.5 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.
Short Plat Recording:
6.Please note that staff cannot issue the requested building permit until final
approval of the subject short plat (File No. PLN20120046) has been granted and the short plat has been
recorded with Snohomish County.
Please submit three copies of your revised site plan (including one reduced copy) and two copies of any
revised building plan sheets to aDevelopment 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 2of 2