BLD20141014 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
January 20, 2015
Ms. Brandi Neal
Pacific Ridge Homes
Email: bneal@pacificridgehomes.com
ND
RE: 2PLAN REVIEW COMMENTSFOR PLANCHECK #BLD20141014
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PACIFIC RIDGE HOMESSINGLE-FAMILY RESIDENCEAT 22303-95PL. W
Dear Ms. Neal:
I have reviewed your resubmittal dated January 7, 2015 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(comments from my letter dated November 20, 2014 are
included for referencewith all new comments provided in italics). Please provide a cover letter
addressing how each of the following comments havebeen addressed with your next resubmittal.
Plan Discrepancy:
1.Addressed.
Site Plan:
2.Please make the following corrections to your site plan:
a.Addressed.
b.Addressed.
c.11/20/14 Comment: Correct the width of the eaves on the site plan to be consistent with the
width indicated on the building plans. Impervious surface calculations must accurately reflect
the width of the eaves.
1/20/15 Comment: The eaves are shown on the site plan as being 1-foot eaves around the entire
residence; however, based on the building plans, it appears that certain sectionsof the eaves
will be 18 inches. Please correct the width of the eaves on the site plan in order to be
consistent with the building plans, andrevise the impervious surface calculations to include the
eaves.
d.11/20/14 Comment: Indicate topography lines at two-foot intervals.
1/20/15 Comment: This comment was notaddressed. Please provide two-foot contours on the
site plan and indicate the elevations of each contour. These contours shouldbe consistent with
what was shown on the associated subdivision documents (File No. PLN20120046) and are
utilized to verify the height calculations.
e.Addressed.
f.1/20/15 Comment(New Comment): The “fireplace cantilever”is indicated on the site plan, but
is shown as being optional on the building plans. Please confirm whether or not the “fireplace
cantilever”is proposedbecause this impacts the locationof the height rectangleas well asthe
lot coverage and impervious surface calculations.
Setbacks:
3.Addressed.
Height Calculations:
4.Please respond to the following comments regarding the height calculations:
a.Addressed.
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b.11/20/14 Comment:The height rectangle must enclose the entire structure excluding up to 30
inches of eaves, so any bumpouts on the building must be included in the height rectangle.
When making revisions to the layout and/or location of the residence as necessary to address
the setbacks comments above, please keep in mind that the location of the height rectangle may
need to be adjusted to reflect the revised location/layout of the residence. Please revise the
height rectangleandupdate the elevations of Points A through D accordingly.
1/20/15 Comment: Since the “fireplace cantilever”is more than just a chimney(i.e. it includes
indoor space such as bookshelves), it must be included in the height rectangle. Point D was
shifted to the east to encompassthe “fireplace cantilever,”but Point B also needs to be shifted
to the east to encompassitin the height rectangle.As discussed above, it must be confirmed
whether or not the “fireplace cantilever”is proposed so that staff can verify that the height
rectangle is properly located.
c.11/20/14 Comment: Upon making any adjustmentsto the elevations of Points A through D,
please update the height calculations accordingly, keeping in mind that the numbers cannot be
rounded up when making these calculations. The elevations of the corrected average original
grade, maximum allowed height, and proposed height must be indicated on the siteplan and
building elevations.
1/20/15 Comment: Although the position of the proposed residence was shifted with the
resubmittal, the elevations of Points A through D were not changed. Please verify that the
elevations of Points A through D are updated as necessary to reflect their newlocations.If any
corrections are necessary to the elevations of Points A through D, please revise the height
calculations accordingly.
d.11/20/14 Comment: Indicate the elevation of the proposed height on the building elevation
views.
1/20/15 Comment: This comment was not addressed. Please indicate the elevation of the
proposed height (in respect to the datum point) on the building plans. Additionally, if the
elevations of the average original grade and maximum allowed height changein response to
the above comments,please be sure to update the building elevationviewsto indicate the
elevations ofthe corrected average original grade, maximum allowed height, and proposed
height.
e.11/20/14 Comment: Refer to Handout # B41 (enclosed) for additional information on height
calculations.
Lot Coverage:
5.11/20/14 Comment: 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
excluding a maximum of 30” of eaves. The maximum allowed lot coverage for the RS-8zone is 35
percent of the net lot area. Thank you for providing lot coverage calculations on your site plan;
however, it appears that the entire footprint of the residence was not included in your calculations.
After making any necessary revisions to the layout of the proposed residence to address the
comments related to setbacks above, please correct the lot coverage calculations, making sure that
the entire footprint of the residence is included (excluding up to 30 inches of eaves).The lot
coverage must be calculated as a percentage of the net lot area, which is 8,004 square feet
according to the subdivision that created the lot.
1/20/15 Comment: This comment was not addressed. Please ensure that the entire footprintof the
proposed residence is included in the lot coverage calculations (including the “fireplace
cantilever”), excluding up to 30 inches of eaves. The rear patio should not be included in the lot
coverage calculations since it is uncovered; however, the rear patio will need to be included in the
impervious surface calculations.
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Impervious Surface Calculations:
6.11/20/14 Comment: It was noted that the same areasof the
house and covered porch are provided within the lot coverage calculations as within the impervious
surface calculations. Although up to 30 inches of eaves may be excluded from the lot coverage
calculations, all eaves and other impervious surfaces must be included in the impervious surface
calculations. Please make allnecessary correctionsto your plans. Any questions related to the
impervious surface calculations may be directed to Jennifer Lambert, Engineering Technician, at
(425) 771-0220 or Jennifer.Lambert@edmondswa.gov.
1/20/15 Comment: This comment wasnot addressed. Please revise the impervious surface
calculations to accurately reflect the proposaland to includeall eaves.
Please submit a cover letter stating how each of the above comments have been addressed as well as 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 8:00am and 4:30pm, and Wednesdays between 8:00am and noon.
If you have any questions, feel freeto contact me at (425) 771-0220or Jen.Machuga@edmondswa.gov.
Sincerely,
Development Services Department -Planning Division
JenMachuga
Associate Planner
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