BLD20150072 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
February 18, 2015
Mr. Matthew Stewart
Email: matthewstewart@comcast.net
RE: PLAN REVIEW COMMENTSFOR PLANCHECK #BLD20150072
TH
STEWART ADDITIONAT 8532 236ST. SW
Dear Mr. Stewart:
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:
Site Plan:
1.Please make the following corrections to your site plan:
a.Indicate the existing deck and stairs on the northern side of the house.
b.Please clarify the structures/surfaces located between the existing house and garage. It is
unclear which portions of this area is paved walkway,stairs,deck, etc.It may help by shading
in the portions that are paved walkwaysorother impervious surfaces.
Setbacks:
2.Please respond to the following comments related to the minimum required setbacks for
the RS-8 zone:
a.Please indicate the shortest distances from the proposed addition to all property lines in order to
ensure compliance with setback requirements. Minimum required setbacks to the proposed
addition are as follows:
StreetSetbacks= 25’measured from the northern and eastern property lines
Side Setbacks = 7.5’measured from the southern and western property lines
b.Pursuant to ECDC 16.20.040.B, eaves and chimneys may project into a required setback not
more than 30 inches.Please indicate the eaves on the proposed addition to ensure compliance
with setback requirements.
Height Calculations:
3.Please respond to the following comments regarding the height calculations:
a.The height rectangle must enclose the entire residenceexcluding up to 30 inches of eaves. It
appears that the eaves may have been included in your height rectangle, and Point A does not
form a rectangle with the other points. Please correctthe locations of Points A through D, so
that they form a rectangle that encompasses the entire residence excluding up to 30 inches of
eaves. When revising the location of the height rectangle, please be sure to update the
elevations of Points A through D as necessary to reflect their revised locations.
b.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.Itwas noted that there was a slight error in the math when calculating the
average grade and maximum allowed height. Please verify all calculations and make any
necessary corrections. You may use decimal places instead of inches if it is easier. The
elevations of the corrected average original grade, maximum allowed height, and proposed
height must be indicated on the site plan and building elevations.
c.Refer to Handout # B41 (enclosed) for additional information on height calculations.
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Lot Coverage:
4.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
some impervious surfaces may have been mistakenly included in the total lot coverage.Lot
coverage calculations must be provided separately from the impervious surface calculations.
Additionally, although up to 30”of eaves may be excluded from the lot coverage calculations, all
eaves must be included in the impervious surfacecalculations. Please provide a breakdown of the
lot coverage calculations including the footprints of all existing and proposed structures (excluding
up to 30”of eaves), including the footprint of the residence, proposed addition, existing garage,
both sheds, and any other existing structures including any stairs or decks that are covered and/or
that exceed 30”in height above ground level.
Impervious Surface Calculations:
5.It appearsthat the same areasof the house, addition, garage,
and shedswere included 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 Chris Rivera, Engineering Technician, at (425)
771-0220, or Chris.Rivera@edmondswa.gov.
Please submita cover letter addressing how eachof the aboveitemshavebeen addressed as well asthree
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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