BLD20141014 Plan Review Comments.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
November 20, 2014
Ms. Brandi Neal
Pacific Ridge Homes
Email: bneal@pacificridgehomes.com
RE: PLAN REVIEW COMMENTSFOR PLANCHECK #BLD20141014
TH
PACIFIC RIDGE HOMESSINGLE-FAMILY RESIDENCEAT 22303-95PL. W
Dear Ms. Neal:
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:
Plan Discrepancy:
1.The proposed residence is oriented differently on the building plans than it is on
the site plan. For example, when looking at the front of the residence, the garage is on the right
side of the residence according to the site plan, but on the left side of the residence according to the
building plans. All applicable plan sheets must accurately indicate the proposal. Please revise all
applicable building plan sheets (including all building elevations, roof plan, floor plans, etc.) and/or
all site plans (including the TESC, grading and stormwaterplan) in order to accurately reflect the
proposal.
Site Plan:
2.Please make the following corrections to your site plan:
a.Label any existing features (i.e. rockeries, retaining walls, fences, etc.) that are to be retained so
that it is clear which features are existing and which are proposed.
b.Indicate the lot area. Per the subdivision that created the subject site (File No. PLN20120046),
the lot is 8,004 square feet.
c.Correct the width of the eaves on the site plan to be consistentwith the width indicated on the
building plans. Impervious surface calculations must accurately reflect the width of the eaves.
d.Indicate topography lines at two-foot intervals.
e.Label the landing outside the door into the rear of the garage.
Setbacks:
3.Please respond to the following comments related to the minimum required setbacks for
the RS-8zone:
a.Pursuant to ECDC 16.20.040.B,“Eaves and chimneys may project into a required setback not
more than 30 inches.”The proposal indicates a “fireplace cantilever” within the minimum
required 7.5-foot side setback from the eastern property line. This, however, does not qualify
for the above setback exception related to eaves and chimneys. As such, this portion of the
residence will need to be removedor the location of the residence will need to be shifted on the
lot in order for this portion of the structure to comply with the minimumrequired 7.5-foot side
setbacks from all property lines.
b.As requested above, the width of the proposed eaves must be corrected on the site plan. Since
no more than 30 inches of eaves may project into the minimum required 7.5-foot side setbacks
measured from all property lines, it appears that the orientation of the proposed residence will
need to be shifted on the lot such that the eaves do not project more than 30 inches into the
required setbacks at the corners of the house where the eaves extend out further than 30 inches
from the corner of the structure itself.
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Height Calculations:
4.Please respond to the following comments regarding the height calculations:
a.Indicate the datum point utilized for the height calculations on the site plan. The datum point
must be a permanent point that will not move during construction, such as the top of a fire
hydrant, water meter lid, catch basin, etc. Please indicate what was used as the datum point on
the site plan as well as its location and elevation.
b.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/orlocation of the residence as necessary to addressthe setbackscomments
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 rectangleand
update the elevations of Points A through Daccordingly.
c.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 site plan and building elevations.
d.Indicate the elevation of theproposedheight on the building elevation views.
e.Refer to Handout # B41 (enclosed) for additional information on height calculations.
Lot Coverage:
5.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 membersexcluding 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, pleasecorrect 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.
Impervious Surface Calculations:
6.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.
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 8:00am 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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