BLD20160462 Plan Review Comments - 2nd Review.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
November 2, 2016
Mr. Tim Hapke
Hapke Construction
Email: hapkeconstruction2015@gmail.com
ND
RE: 2PLAN REVIEW COMMENTSFOR PLANCHECK #BLD20160462
ND
RUTLEDGEADDITIONLOCATED AT 7717 –192PL. SW
Dear Mr. Hapke:
I have reviewed your resubmittal dated October 21, 2016 for 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. The majority of my comments from May 27, 2016 remain unaddressed,
so I am including all comments from my May 27, 2016 letter with additional notes for clarification. All new
comments are provided in italics.
Site Plan:
1.Please make the following corrections to your site plan:
a.Correct the direction of the North arrow.
11/2/16 Comment: This comment wasaddressed.
b.It appears that the property dimensions are shownincorrectly on your site plan.Based on the
property’s legal description and the Kroll map book, it appears that the property is 100’ by 164.93’.
Please label all property dimensions and ensure that the lot is drawn accurately and to scale.
11/2/16 Comment: This comment has not been addressed. The site plan must be drawn to scale and
the lengths of all property lines must be indicated on the site plan.
c.After correcting the property dimensions as needed, please update the lot area on the site plan.
11/2/16 Comment: This comment has not been addressed. Based on the property dimensions stated
above, the lot area would be 16,493 square feet.
d.Indicate whether the two existing patios shown on the site plan are covered.
11/2/16 Comment: This comment has not been addressed. Label the patios on the site plan as
appropriate to indicate whether they arecovered or uncovered.
e.Indicate the proposed stairwell on the site plan.
11/2/16 Comment: This comment has not been addressed. The proposed exterior staircase providing
access to the additionmust be drawn to scale on the site plan.
Setbacks:
2.Minimum required setbacks for the RS-8 zone are as follows: Street = 25’, Side = 7.5’, Rear =
15’. After making the above requested corrections to the property dimensions, please indicate the shortest
distances from the proposed addition to all property lines.
11/2/16 Comment: This comment has not been addressed. After you make the above corrections to the site
plan including correcting the property dimensions and indicating the location of the proposed exterior
stairs, you will need to indicate the shortest distances from all property lines to the addition. In
particular, the distance from the western property line to the proposed exterior stairs must be indicated in
order to confirm compliance with setback requirements.
Accessory Dwelling Unit:
3.An Accessory Dwelling Unit (ADU) is defined as “a structure attached to or
constructed within a single-family dwelling which has living facilities for one individual or family
separate from the primary single-family dwelling including at least, but not limited to, a kitchen,
bathroom, and sleeping quarters.”It appears that you are proposing an ADU due to the presence of a
kitchen, bathroom and sleeping quarters within the addition. Please note that an ADU requires separate
land use application review and approval before a building permit can be approved for the construction of
an ADU. Refer to ECDC Chapter 20.21for the regulations related to ADUs, including certain restrictions
on the size of the ADU, occupancy requirements, on-site parking, and additional requirements. Please
contact me to further discuss the land use review process and requirements for an ADU.
11/2/16 Comment: This comment wasaddressedwith the submittal of a signed ADU statement, received
on July 8, 2016.
Height Calculations:
4.Your height calculations indicate an actual height of 100’, which is equivalent to the
average grade. It appears this is an error, as your elevation view indicates that the proposed height is 21
feet above the 100’ elevationline, which would cause the proposed height to be 121’. Please correct the
height calculations as needed and indicate the proposed height as related to the elevation of the datum
point. Additionally, on the elevation view, please label the average original grade, proposed height, and
maximum allowed height as such.
11/2/16 Comment: This comment was partiallyaddressed; however, the updated information is incorrectly
shown.Your revised site plan indicates a datum point of 0’and topography lines based on this datum
point; however, the elevations of Points A through D and the height calculations were not adjusted
accordingly. Also, in order to avoid negative numbers, your datum point should be set at 100’.Based on
the topography lines indicated on your site plan and with the datum point being changedto 100’,the
elevation of Point A would be 98.5’and the elevations of Points B, C, and D would be 100’.This yields
an average original grade of 99.625’and maximum allowed height of 124.625’. The actual height is the
height of the proposed addition in relation to the datum point. Please correct the site plan, building
elevation view, and height calculations to accurately reflect the proposal. You may refer to our height
calculation handout or contact me for additional guidance.
Lot Coverage:Lot coverage is defined as the total ground coverage of all buildings or structures on a site
5.
measured from the outside of externalwalls or supporting members excluding a maximum of 30” of
eaves. The maximum allowed lot coverage within the RS-8zone is 35% of the net lot area. Thank you
for indicating the proposed lot coverage on the site plan.In order for staff to verify these calculations,
please indicate the dimensions of all sides of the existing structure and proposed addition on the site plan.
The lot coverage calculations must include the footprint of the existing residence and proposed addition
(excluding up to 30” of eaves) as well as the proposed covered deck, proposed stairwell, existing covered
walkway and any other existingor proposed structures on the site. In addition to indicating the
dimensions of all existing and proposed structures on your site plan, please ensure that the total square
footage of the proposed lot coverage is correct and also indicate this number as a percentage of the net lot
area.
11/2/16 Comment: This comment has not been addressed. Please provide lot coverage calculations as
discussed above on the site plan. The lot coveragecalculations must include all structures indicated
above.
Floor Plan:
6.Please indicate the dimensions of the proposed addition, deck, and stairs on the floor plan.
11/2/16 Comment: This comment was partiallyaddressed. Dimensions of the addition and deck are
indicated; however, dimensions of the exterior stairs are not indicated. Please indicate the dimensions of
the exterior stairs.
Please submit twocopies of your revised site plan 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 8:30am and noon.If you have any questions, feel free
.
to contact me at (425) 771-0220or Jen.Machuga@edmondswa.gov
Sincerely,
Development Services Department -Planning Division
JenMachuga
Associate Planner