BLD20150119 Plan Review Comments.doc
CE
ITY OF DMONDS
th
• 1215 AN•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 10, 2015
Kevin Mavis
K & M Home Construction LLC
Email: kandmhomes@outlook.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK #BLD20150119
NEW SINGLE FAMILY RESIDENCE LOCATED AT 919 SPRAGUE ST.
Dear Mr. Mavis:
I have reviewed the above building permit application for the Planning Division, and it was found that the
following information, corrections, or clarifications will need to be addressed before review can continue:
1.Site Plan:
Please submit a revised site plan to reflect the following corrections and changes:
Height Calculations:
The height elevations provided for A and B appear to be reversed, the same for elevations C
and D in both height calculation evaluations. Please amend accordingly. Also, the top ridge
elevation listed at 108.775 is incorrect given the other height calculation of 209 and the
elevation plans submitted with the building permit. Please correct this number as well.
The location points for your building elevation are off slightly. Points A and B need to be
moved further north in line with the edge of the covered deck. Please note that if the
uncovered deck is over a patio area then building points A and B would need to be in line with
the uncovered deck. This appears to be the case as building sheet A.5.0 illustrates some type
of patio pavers beneath the uncovered deck.
Lot Coverage:
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. Your lot coverage calculation of 2,418 square feet does not add up to when the
square foot area of the garage (1,053 square feet), living (1,308 square feet) and deck (623
square feet) are added up. Please provide more detailed lot coverage calculations as to how
you arrived at 2,418 square feet. Also, please include in your lot coverage calculations the
portion of the proposed entry cover where the cover exceeds 30” from the house wall and the
proposed stairs serving the back patio.
Setbacks
The front porch on the south side of the house extends approximately 13 feet into the 20-foot
front setback. The porch has four steps that are under 30 inches in height measured from
finished grade with the remaining five steps starting at 30 inches from grade and extending to
5 ½ feet above grade. Section 16.20.404.C of the Edmonds Community Development Code
(ECDC) permits uncovered and unenclosed porches, steps, patios, and decks 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. One-third of
the required 20-foot setback is slightly over 6 ½ feet making the four foot encroachment the
applicable distance in this case. Therefore, the porch will need to be shortened by
approximately 9 feet and remain uncovered and unenclosed or the house will need to shift
north. I have included an interpretation memo from 1994 which further clarifies what is and
what is not permitted under this section of the code for your information.
2.Plan Elevations:
Please note that with potential changes in the height calculations you will need to
revise sheets A-4.0 and A-4.1 accordingly to match the updated height information.
Please Note: Additional comments from the Building Division and Engineering Division may
require additional changes to the site plan beyond those discussed above. A revised site plan
addressing the above cited issues should be completed once you have received comments from the
other reviewing divisions.
Please submit three copies of your revised site plan (including one 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 free to contact me at (425) 771-0220.
Sincerely,
Development Services Department - Planning Division
Sean Conrad
Associate Planner