BLD20150881 Plan Review Comments.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
EVELOPMENT ERVICES EPARTMENTLANNING NGINEERING UILDING
August 18, 2015
Mr. Richard Bynum
Email: rick@mastonproperties.com
RE: PLAN REVIEW COMMENTSFOR PLANCHECK #BLD20150881
TH
MASTONSINGLE-FAMILY RESIDENCEAT 22407–96AVE. W
Dear Mr. Bynum:
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.The site plan must bedrawn to scale. A scale of 1” equals 20’ is preferred.
b.Indicate the chimney on the eastern side of the residence.
c.Indicate the patio on the northern side of the residence and the concrete landing on the southern
side of the residence consistent with what is shown on the building plans.These surfaces must
also be included within your impervious surface calculations. Please contact the Engineering
Division with any questions on impervioussurface calculations.
d.Ensure that all minimum required information is included on yoursite plan. Refer to Handout
#B57 for guidance.
Setbacks:
2.Please address the following comments related to the proposed setbacks:
a.Indicate the shortest distances from the proposed structureto all property lines.
b.Pursuant to ECDC 16.20.040.C,“uncovered and unenclosedporches, 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.”Indicate the shortest distance from the proposedpatio on the northern side of the
residenceto the northern property line and ensure that the patio isat least 5-feet fromthe
northern property lineconsistent with the above setback exception.
Height Calculations:
3.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.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.”Your height calculations indicate that elevations for the average grade calculations
were taken at the mid-points along the sides of the rectangle; however, the average grade is
calculated as the average of the elevations at the corners of the rectangle. Please correct the
locations of Points A through D of the height rectangle to be at the corners of the rectangle and
update the elevations as necessary to reflect the corrected locations of these points.
Page 1of 2
c.Theheight calculations indicated on the building plans refer to“average existing grade;”
however, the height calculations must be based on the average originalgrade. Please revise all
labels and elevations as necessarysuch that the height calculations are based on the average
originalgrade.
d.After making thenecessary revisions to the locations of Points A through Ddiscussed above,
please revise the elevations of Points A through D to reflect their new locations andrevise the
height calculations accordingly.The elevations of the corrected average original grade,
maximum allowed height, and proposed height must be indicated on the site plan and building
elevations.
e.Refer to Handout # B41 (enclosed) for additionalinformation on height calculations.
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 hours are Mondays, Tuesdays,
Thursdays, and Fridays between 8:00am and 4:30pm. The Permit Center 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 2of 2