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BLD20150224 Plan Review Comments - 3rd Review.pdf CE ITY OF DMONDS th •1215AN•E,WA98020 VENUE ORTH DMONDS P: 425.771.0220 • F: 425.771.0221 • W:www.edmondswa.gov HONEAXEB DSD:P•E•B EVELOPMENTERVICES EPARTMENTLANNING NGINEERING UILDING June 19, 2015 Mr. Steve Barnes Email: sbarnes@cornerstonearch.com RD RE: 3PLAN REVIEW COMMENTSFOR PLANCHECK #BLD20150224 NEUMAN SINGLE-FAMILY RESIDENCEAT 390 SUNSET AVE. N Dear Mr. Barnes: I have reviewed your resubmittaldated June 9, 2015for 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: Setbacks: 1.ECDC 16.20.040.C states the following: “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. It was noted that the revised exterior stair landing is enclosed by a guardrail, which would require the landing to comply with the minimum required 20-foot street setback. Please modify the plans so thatthe stairs and landing comply with setback requirements. This could be achieved by either relocating the entire landing to complywith the 20-foot street setback requirement, or by eliminatingthe guardrail from the proposal(all applicable Building Code requirements related to the stairs and landing must still be met). Lot Coverage: 2.As stated in my previous comment letters, 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. Thus, the maximum allowed lot coverage for thesubjectsite is 2,076.55 square feet (equivalent to 35% of the 5,933 square foot lot area). The proposed lot coverage is stated on the site plan as 2,103 square feet, which exceeds this limit. Additionally, the covered porch on the northern side of the site (covered by a trelliswith eaves in excess of 30”)and the exterior stair landing(tallerthan 30”due to the guardrail) werenot included in your lot coverage calculations. The porch on the northern side of the site would not need to be included in your lot coverage calculations if it were uncovered (i.e. by eliminating the trellis), and the stair landing would not need to be included if it were entirely under 30”(i.e. by eliminatingthe guardrail). Even with both of these potential modifications, the proposed structure will still need to be reduced in size in order for the proposed lot coverage to at or below the maximum allowed coverage of 2,076.55 square feet.Please revise the plans asnecessaryto comply with the lot coverage requirements. Please submita cover letter statinghow each of the above items have been addressed as well asthree 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. The Permit Counter is closed on Wednesdays.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 Page 1of 1