BLD20150224 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
April 16, 2015
Mr. Steve Barnes
Email: sbarnes@cornerstonearch.com
RE: PLAN REVIEW COMMENTSFOR PLANCHECK #BLD20150224
NEUMAN SINGLE-FAMILY RESIDENCEAT 390 SUNSET AVE. N
Dear Mr. Barnes:
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:
Legal Lot Status:
1.The minimum required lot width for the Single-Family Residential, RS-6, zone
is 60feetand the minimum required lot area is 6,000 squarefeet. Since the subject parcel is less
than both the minimum required lot widthand minimum required lot area, it will need to be shown
that the subject parcel is a lot of record as well as a legal building lot. Refer to Ordinance No. 3982
for additional informationon how to determine lot ofrecord status and refer to Edmonds
Community Development Code (ECDC) Section17.40.030 for the city’s nonconforming lot
regulations. Please submit the appropriate deed or any other information necessary in order to
show that the subject parcel is a lot of recordas described in Ordinance No. 3982.Additionally,
please submit sufficient evidence indicating that the parcel is a legal building lot under the
nonconforming lotregulations of ECDC 17.40.030.
Dimensions of Proposed Structure:
2.Please ensure that all dimensions of the proposed structure
indicated on the building plans are consistent with those indicated onthe site plan. For example,
the building plans indicate that the eastern wall of the proposed garage is 22 feet wide, while the
site plan indicates that this wall is 21 feet wide. Please correct this and all other discrepancies
between the building plans and site plan.
Setbacks:
3.Please address the following comments related to the proposed setbacks:
a.After making any necessary updates to the size and location of the proposed residence in
response to these comments, please indicate the shortest distances from the proposed structure
to all property linesin order to ensure compliance with setback requirements.
b.It appears that the support posts for the covered front porch may project into the minimum
required 20-foot street setback. Please revise the plans as necessary so that the support posts do
not project into the minimum required setbacks.
c.The code allows for chimneys to project into a minimum required setback by no more than 30
inches. It appearsthat the projection into thesouthern setbackis the chimney serving the
fireplace in the great room; however, please confirm this is the case and label it as such on the
site plan.
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 duringconstruction, 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.
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b.Due to thesimilarline styles utilized for the setbacks and eaves on the site plan, it is difficult to
determine the location of the height rectangle. Please revise the line style of the height
rectangle to a dotted line or otherline style that can be more easily distinguished.
c.The height rectangle must be revised in order to comply with the definition of “average level”
contained within ECDC 21.40.030, which is defined as follows: “‘Average level’shall be
determined by averaging elevations of the downward projections of the four corners of the
smallest rectangle which will enclose all of the building, excluding a maximum of 30 inches of
eaves.”Since portionsof the building include eaves in excess of 30 inches, the location of the
height rectangle will need to be revised so that it excludes no more than 30 inches of eaves (i.e.
the northern boundary of the height rectangle will need to be moved to the north by 6 inches).
It is unclear if any other revisions to the height rectangle will need to be made since it is
difficult to determine the exact location ofthe height rectangle on the site plan. Please revise
the location of the height rectangle as necessary to comply with the above definition.
d.Your height calculations referto a “base elevation.”It appears you may be referring to the
average original grade; however, please confirm that this is the case. The height calculations
must be based on the average original grade of the four corners of the height rectangle. Please
make any necessary corrections to the height calculations and indicate the elevation of the
average original grade on both the site plan and the building elevation views.
e.After making all necessary revisions to the location of the height rectangle, please revise the
elevations of Points A through Dto reflect their new locations and revise the height
calculations accordingly.
f.The elevations of the corrected average original grade, maximum allowed height, and proposed
height must be indicated on the site plan and building elevations. The elevation of the proposed
height was not originally stated on the site plan, so this needs to be added as well.
g.Refer to Handout # B41 (enclosed) for additionalinformation 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-6zone is 35 percent of the net lot
area. It appears that not all required portions of the proposed structure were included in the lot
coverage calculations. The proposed lot coverage must include the footprint of the entire residence,
all upper floor decks, the proposed exterior stairwell, all eaves in excess of 30 inches, etc.It
appears that the proposed structurewill need to bereduced in size in order to comply with the
maximum allowed lot coverage. Please revise the plans as necessary and provide a detailed
breakdown of the lot coverage calculations in order for staff to confirm compliance with the
maximum allowed lot coverage for the site.
Please submita cover letter statinghow each of the above items have been addressed as wellasthree
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 hoursare 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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