BLD20140796 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
August 28, 2014
Mr. Norman Carlstrom
Email: Norman@nc-architect.com
RE: PLAN REVIEW COMMENTSFOR PLANCHECK #BLD20140796
ND
ANDERSONADDITION/REMODELLOCATED AT 8112–182ST. SW
Dear Mr. Carlstrom:
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:
Access Easement:
1.Based on the locationof the access road serving the subject site and neighboring
properties, it appears that an access easement may project onto the eastern side of the subject site.
Please accurately indicate the boundaries of all easements on the site plan.If a vehicular access
easement extends onto the subject site, please provide the gross and net area of the site. Gross area
is equivalent to the total area of the site, while net area excludes the areaof any vehicular access
easements.
Setbacks:
2.Please respond to the following comments related to the minimum required setbacks for
the RS-10 zonethat are applicable to the subject site:
a.The minimum required side setback from the southern property line is 10 feet. Pursuant to
ECDC 16.20.040.B, eaves may project into a required setback not more than 30 inches. Please
revise the proposed eaves on the southern side of the addition (or reduce the size of the
addition) to comply with this requirement.
b.The minimum required street setback for the subject site is 25 feet. If a vehicular access
easement extends onto the eastern side of the site, the street setback would be measured from
the western boundary of the access easement,not from the eastern property line itself.
Depending on the location of the access easement, it appears that a portion of the proposed
front entry stairs and/or new porch are located within the minimum required street setback.
Please revise the plans asnecessary in order to comply with the street setback requirement as
measured from the western boundaryof the vehicular access easement. As noted above, a
maximum of 30”of eaves may project into a required setback.An at-grade walkway may be
located within the minimum required setbacks, and the code containsslight setback exceptions
for uncovered stairs of a specified height. Refer to Interpretation No. 94-1 (enclosed) for
guidance on the extent to which aportion of the proposed front entry stairs may project into the
required street setback.
Lot Coverage:
3.Lot coverage is defined as the total ground coverage of all buildings or structures
on a site measured fromthe outside of external walls or supporting membersexcluding a maximum
of 30” of eaves. The maximum allowed lot coverage for the RS-10zone is 35 percent of the netlot
area. Thank you for providing lot coverage information on the site plan. It is unclear, however, if
all existing and proposed portionsof the structurethat must be included in the lot coverage
calculationswere included.Please add the existing shed, all eaves in excess of 30”, all exterior
stairs,and any other structures that were not originally included in the lot coverage calculations.
Additionally, the proposed lot coverage must be calculated as a percentage of the netlot area. As
discussed above, if a vehicular access easement exists on the subject site, the net areaexcludes the
area of the vehicular access easement.
Page 1of 2
Please submit three copies of your revised site plan (includingone 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 2of 2