BLD20140919 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
December 18, 2014
Mr. Kevin Mavis
K&M’s Home Construction, LLC
Email: KANDM@OUTLOOK.COM
ND
RE: 2PLAN REVIEW COMMENTSFOR PLANCHECK #BLD20140919
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LINDGRENSINGLE-FAMILY RESIDENCELOCATED AT 17222 76AVE. W.
Dear Mr. Mavis:
I have reviewedyour December 1, 2014 resubmittal forthe 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. All comments from my October 24, 2014letter that still need
clarification are provided for referencebelow:
Site Plan:
1.Please make the following corrections to your site plan:
a.Addressed.
b.Addressed.
c.10/24/14 Comment: Since the subject site contains a vehicular access easement, net lot area
must be provided in addition to the gross lot area. Net area is the gross (total) area excluding
the area of any vehicular access easements. Please indicate both the gross and net areas on the
site plan.
12/18/14 Comment: This comment was partially addressed; however, the gross and net areas
were accidentally swapped. The gross area should be the larger of the two areas and the net
area is the smaller area (net area excludes the area of the access easement).Please revise
accordingly.
d.Addressed.
e.10/24/14 Comment: Provide three large-format copies of your revised site plan and one
reduced-format (8.5”x11” or 8.5”x14”) copy.
12/18/14 Comment: A reduced-format copy was not found with your resubmittal materials.
Please submit a reduced copy (8.5”x11” or 8.5”x14”)after making all requested corrections
to the site plan. If necessary, the reduced copy can be two pages with the map on one page and
project information(i.e. lot coverage and height calculations)on the second page.
f.12/18/14 New Comment: Your revised site plan indicates incorrect setbacks for the subject site.
Please revise the setbacks indicated within the “Notes”section as well as on the map to be
consistent with the setback requirements for the RS-12 zone, which are as follows: Front = 25’,
Sides = 10’(note the northern side setback is measured from the southern boundary of the
access easement), Rear = 25’.It appearsthat the proposed residence complies with these
setback requirements, but they need to be indicated correctly on the siteplan.In addition to
the standard setback requirementsfor the RS-12 zone, a 15’critical areas building setback is
required from the boundary of the stream buffer.Please label the critical areas building
setback as such on the site plan.
g.12/18/14 New Comment: Note #12 on the site plan indicates that the clearing limits will include
100% of the subject site; however, no work is allowed within the stream buffer without review
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for compliance with applicable critical areas regulations, which may include the requirement
for additional critical areas study. Please indicate what, if any,work is proposed within the
critical area bufferand/or revise the note related to clearing accordingly.
Height Calculations:
2.Please respond to the following comments regarding the height calculations:
a.Addressed.
b.Addressed.
c.10/24/14Comment: Indicate the elevation of the proposedheight on the site plan.
12/18/14 Comment: This comment was not addressed. Please indicate the elevation of the
proposed height on the site plan.
d.12/18/14 New Comment:When revisingthe elevations of Points A through D to reflect their
relation to the new datum point, the updated elevations of the average grade, maximum height,
and proposed height were not indicated on the building plans. Please correct the elevations of
the average grade, maximum allowed height, and proposed height as indicated on the building
elevation views in order to be consistentwith the height calculations indicated on the site plan.
Lot Coverage:
3.10/24/14 Comment: Lot coverage is defined as the total ground coverageof all
buildings or structures on a site measured from the outside of external walls or supporting members
excluding a maximum of 30” of eaves. The maximum allowed lot coverage for the RS-12zone is
35 percent of the net lot area. Thank you for providing lot coverage calculations on the site plan.
Please revise the calculations, however, to ensure that all portions of the structure are included
(excluding up to 30” of eaves). Thus, the portion of the upper floor bedroom that cantilevers over
the lower floor den must be included in the lot coverage calculations. Additionally, the lot
coverage must be stated in total square feet as well as calculated as a percentage of the netlot area.
12/18/14 Comment:This comment was not addressed. Although impervious surface calculations
wereprovided on the site plan, lot coverage calculations were not provided.It appears that the
proposal easily complies with the maximum allowed lot coverage for the site, which is equivalent to
35% of the net lot area, but this must be documented on the site plan for future reference.
Critical Areas Report:
4.10/24/14 Comment: Thank you for providing a “Resident Fish
Presence/Absence Survey Report” by Wetland Resources, Inc. and dated July 28, 2014. Please
address the following comments regarding this report:
a.Addressed.Thank you for providing arevised “Resident FishPresence/Absence Survey
Report”(revision date of November 7, 2014).
b.Addressed. See comment above related to labeling the15’critical areas setback on site plan.
c.Addressed.
Please submit three copies of your revisedsite 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 8:00am and 4:30pm, and Wednesdays between
8:00am 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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