BLD20170572 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
May 30, 2017
Ms. Lisa Montalvo
H2D Architecture & Design
Email: LisaK@h2darchitects.com
RE: PLAN REVIEW COMMENTSFOR PLANCHECK #BLD20170572
MCCLURGADDITION/REMODELLOCATED AT 746 SOMERSET LANE
Dear Ms. Montalvo:
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:
Site Plan:
1.Please make the following corrections to your site plan:
a.Ensure that the locations of the proposed retaining walls are clearly indicatedas the double arrow
labeled “new ret. wall”isn’t pointing to one of the walls as indicated. Please note that if any retaining
walls are proposed within the minimum required setback areas, they cannot exceed three feet in height
as measured over original grade.
b.The eaves indicated on the site plan are inconsistent with Sheet A1.4. Correct all discrepancies, and
ensure that the widths of the proposed eaves are correctly indicated on the site plan.
c.Indicate the trellis on the western side of the addition.
Setbacks:The site plan indicates that the existing residence is 9’-10 5/8”from the northernproperty line.
2.
The RS-12zone, however, requires a minimum side setback of 10 feet. According to Snohomish County
Assessor records, the existing residence was constructed prior to annexation into the City of Edmonds.
Although the City’s code requirements related to nonconforming structures contained in Edmonds
Community Development Code (ECDC) 17.40.020 allowfor the maintenance of an existing
nonconforming structure, ECDC 17.40.020.F specifically states the following: “If a nonconforming
building or structure is destroyed or is damaged in an amount equal to 75 percent or more of its
replacement cost at the time of destruction, said building shall not be reconstructed except in full
conformance with the provisions of the Edmonds Community Development Code.”Additionally, pursuant
to ECDC 17.40.020.D, any alterations to a nonconforming building must comply with current site
development standards and must not expand any nonconforming aspect of the building.
Therefore, it must be shown that the proposal does not include destroying/damaging the existing structure
in an amount equal to 75 percent or more of its replacement cost and that all portions of the addition
comply with the currently required 10-foot sidesetback from the northernproperty line. Additionally, the
existing portion of the building that is being retained may not be altered in any way that expands the
nonconformity. In order to ensure compliance with the current site development standards of ECDC
16.20.030 as well asthe nonconforming regulations of ECDC 17.40.020, please conduct the following:
a.Provide sufficient documentation that the work proposed under the subject application does not
involve destroying/damaging the existing nonconforming structure in an amount equal to 75 percent
or more of its replacement cost.
b.The proposed addition must be modified in order to comply with the minimum required side setback.
Revise all plan sheets as necessary.
c.Clarify on the site plan the locations of all existing and new portions of the structure. Clearly indicate
the shortest distances from all existing and new portions of the structure to all property lines.
d.Indicate the location of the 10-foot sidesetback (as measured from the northernproperty line) on the
building plans, including the applicableelevation views andfloor plans. Clearly indicate on all
applicable building plan sheets which portions of the structure are existing and which portions are
new. All newportions of the structure must be shown to comply with current setback requirements
Lot Area:
3.The lot area stated on the building plans is 13,778.5 square feet, while the County Assessor’s
records indicate 0.27 acre, which is equivalent to 11,761 square feet. Please verify that the lot area stated
on the project plans is accurate andalso indicate the lot area on the site plan.
Accessory Dwelling Unit:
4.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.”A wetbar is proposed within the lower floor rec room, which also has
bedroom and bathroom facilities adjacent to it. 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. You are welcome
tocontact me to further discuss the land use review process and requirements for an ADU.If the owners
do not intend for this area to be utilized as an ADU, a statement certifying such must be signed by the
owners.I can provide this statement to you if the owners do not intend for the space to be utilized as an
ADU.
Height Calculations:
5.Please make the following corrections to your height calculations:
a.Indicate the datum point and its elevation on the site plan. Thedatum point must be a specific
point that will not move during construction, such as a catch basin, water meter lid, manhole
cover, etc.
b.Confirm the elevation of Point Bof the height rectangle. This point is stated as being 32’;
however, the 32’elevation line is shown differently on the site plan than it is on the survey(on
the survey, the 32’elevation line corners at the existing concrete patio, which is further east than
Point B on the site plan).Please verify the elevation at this point and make any necessary updates
to the height calculations accordingly.
c.Indicate elevation of the proposed height on thesite plan.
Lot Coverage:
6.Lot coverage is defined as the total ground coverage of all buildings or structures on a site
measured from the outside of externalwalls or supporting members excluding a maximum of 30” of
eaves. The maximum allowed lot coverage within the RS-12zone is 35% of the net lot area. In addition
to the impervious surface calculations provided on the site plan, please also provide lot coverage
calculations. The lot coverage calculations must include the footprint of the existing residence, garage,
and proposed additions(excluding up to 30” of eaves), aswell as any other existing or proposed structures
on the site.The lot coverage calculations must include the covered porches out to all support posts and
must include all portions where the eaves exceed 30”(i.e. on the western side of the residence where 36”
eaves are proposed)andthe proposed trellis.Indicate the proposed lot coverage in square feet as well as a
percentage of the net lot area.
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