BLD20141165 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
December 11, 2014
Mr. Tony Shapiro
AD Shapiro Architects
Email: tonys@adshapiro.com
RE: PLAN REVIEW COMMENTSFOR PLANCHECK #BLD20141165
RD
HESLOP ADDITION/REMODEL AT 652 3AVE. N
Dear Mr. Shapiro:
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:
PropertyDimensions:
1.The Snohomish County Auditor’s records include the following legal
description of the subject site: SEC 24 TWP 27 RGE 03LOT 1 OF CITY OF ED SP S-19-87 REC
AF NO 8810140399 BEING PTN OF SW1/4 NW1/4
The dimensions of the subject site and the access easement adjacent to the southern side of the site
as shown on the site plan arenot consistent with those shown on short platFile No. S-18-87
recorded under AFN 8810140399, which is attached for reference. Please confirm the dimensions
of the subject site and adjacent access easement and make any necessary corrections to the site
plan.Additionally, please clearly indicate whether the access easement is located on the subject
property itself or adjacent to it.
Site Plan:
2.Please make the following corrections to your site plan:
a.It is difficult to distinguish between the various linestyles utilized on the site plan, particularly
where the lines overlap. For example, the line styles utilized for the setbacks, building walls,
and height rectangle are very similar, which makes it difficult to read the plans. Typically, the
outer wallsof the residence will be shown in a solid line style while the eaves are indicated
with a dashed or lighter line style. Possibly the setback and/or height rectangle could be
changed to a dotted line or other line style in order to further help distinguish which line is
which. Please revise the line styles as necessary to add clarity to the plans.
b.The lot area is indicated on the recorded short plat (AFN 8810140399, see attached) as 6,655
square feet; however, it is indicated on the site plan as being 6,800 square feet. Please correct
this discrepancy.
c.Ensure thatthe width of the eaves on the site plan areconsistent with 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 intervalsand label the elevations of the topography lines.
Setbacks:
3.The minimum required setbacks for the RS-6 zone are Street = 20 feet, Sides = 5 feet,
and Rear = 15 feet. Please respond to the following comments related tothe minimum required
setbacks applicable to the subject site:
a.Pursuant to ECDC 16.20.040.D, “Uncovered and unenclosed porches, steps, patios, and decks
may project into a required setback not more than one-third of the required setback, or four
feet, whichever is less; provided, that they are no more than 30 inches above ground level at
any point.”Please reduce the extent of the proposed deck on the eastern side of the site in
order to comply with the applicable setback requirements.
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b.Indicate compliance with the minimum required 5-foot southern side setback, which is
measured from the southern property line and/or the northern boundary of the vehicular access
easement, whichever is located closer to the residence.
Nonconforming Structure:
4.Thesite plan indicates that the existing structure does not comply
with the minimum required 5-foot side setback from the northern property line as required by the
RS-6 zone. According to Snohomish County Assessor records, the existing residence was
constructed in 1937, which was well before current zoning regulations. Although the City’s code
requirements related to nonconforming structures contained in ECDC17.40.020 allows for the
maintenance of an existing nonconforming structure, ECDC 17.40.020.F specifically states the
following: “If a nonconforming building or structure is destroyed or is damaged in an amount
equal to 75 percent or more of its replacement cost at the time of destruction, said building shall
not bereconstructed except in full conformance with the provisions of the Edmonds Community
Development Code.”Additionally, pursuant to ECDC 17.40.020.D, any alterations to a
nonconforming building must comply with current site development standards and must not
expand any nonconforming aspect of the building.
Therefore, it must be shown that the proposal does not include destroying/damaging the existing
structure in an amount equal to 75%or more of its replacement cost and that all new and/or
expanded portions of the structure comply with all minimum required setbacks. The existing
portion of the building that is being retained may not be altered in any way that expands the
nonconformity. For example, the height of the roof above the garage cannot be increased. In
order to ensure compliance with the current site development standards of ECDC 16.20.030 as
well as the nonconforming regulations of ECDC 17.40.020, please conduct the following:
a.Provide sufficient documentation that the work proposed under the subject application does
not involve destroying/damaging the existing nonconforming structure in an amount equal to
75%or more of its replacement cost. A contractor’s cost estimate must be provided
comparing the replacement cost of the demolished portion of the structure to the replacement
cost of the entire existing structure. The estimate must include a breakdown of building
elements sufficient to demonstrate consistency with the construction drawings. If you find
that the cost of replacement is equivalent to or exceeds75%, you willneed to modify the
project design to retain a greater portion of the original structure. Otherwise, the structure
will need to meet all requirements of a new single-family home.The permit drawings will
need to accurately reflect the scope of work proposed. This information will be reviewed by
the City’s Building Official for a determination.
b.Clarify on the site plan the locations of all existing and new portions of the structure. Clearly
indicate the shortest distances fromall existing and new portions of the structure to all
property lines.
c.Clearly indicate on all applicable building plan sheets which portions of the structure are
existing and which portions are new. All new portions of the structure must be shown to
comply with current setback requirements.
Height Calculations:
5.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.When calculating the average original grade, the numbers cannot be rounded up. Please revise
the average original grade and maximum allowed height accordingly.
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c.The proposed building height is stated on the site plan as being 2.5 feet higher than the
maximum allowed height. Please reduce the height of the proposed house as necessary in order
to comply with the maximum allowed height (25 feet above the average original grade).
d.After making all necessary revisions to the plans to address the above comments, please
indicate the elevations of the corrected average original grade, maximum allowed height, and
proposed height on both the site plan and the building elevations.
e.Refer to Handout # B41 (enclosed) for additional information on height calculations.
Lot Coverage:
6.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-6zone is 35 percent of the net lot
area. Please separate out thelot coverage calculations on your site plan from the “Site Area
Calculations.”Additionally, itis unclear ifthe entire footprint of the structurewas included in your
calculations.After making any revisions tothe layout of the residenceto addressthe above
comments, please ensure that the lot coverage calculationsclearlyincludethe entire footprintof the
residence,excluding up to 30 inches of eavesandincluding anyuncovered decks over 3feetin
height.The revised lot coverage calculations must also be calculated as a percentage of the
corrected net lot area(gross area excluding any vehicular access easements).
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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