mostad residence height cert. (final) 18-000AE.pdfWestern
Engineers
Inc.
SURVEYORS • PLANNERS • ENGINEERS
9740 Evergreen Way * Everett, Washington 98204
(425) 356-2700
FAX (425) 356-2708
HEIGHT CERTIFICATION -FINAL
Mostad Residence
(Ken Packard — GQ
Project File Number:18-000AE Mostad Residence
Project Address: 7001 Lake Ballanger Way, Edmonds
Building Plan Reference: Approved Site Plan "Samual & Crystina Mostad" (10/11/12)
Site Benchmark (100.00 Feet datum assumed): The site benchmark, which is not specifically noted
on the approved building plans nor on the approved site plan (Exhibit "A" attached) of which were
prepared by the property owner was clarified in the email dated 10/15/2018 from Brad Shipley,
Associate Planner for the City of Edmonds Planning Department, (Exhibit `B" attached). Based on
said email, the benchmark is specifically described as the existing lower basement finished floor of the
subject residence. All plan elevations are US Survey Feet and any plan stated fractional elevations
have been converted to decimal feet.
Maximum Building Height (130.21 Feet): The maximum building height, as defined on the
Approved site plan (Exhibit 1) is stated as 130.21' (one -hundred -thirty and 21/100th feet).
Highest Point of newly constructed structure's roofline (130.18 Feet ): It should be noted that the
building currently has two prominent rooflines with different heights and although the pre -construction
existing roofline (most northerly roof peak) is considered non -conforming, we noted that that the
measured elevation of this roofline peak was approximately 132.8' whereas the newly constructed roof
peak located on the south side of the existing building, subject to City's maximum building height
requirements, was measured at 130.18 feet on top of the existing roofing materials. Although the
building is still under construction, our field personnel noted that the roof appeared to be substantially
completed at the time of measurement.
Conclusion:
After reviewing the elevation measurements recorded by our field personnel on 10/16/2018, relative to
the site benchmark and maximum building height strictly defined herein, it is my opinion that that the
newly constructed roofline is 0.03' below the herein stated maximum building height. Although the
measured elevations stated herein have a specified precision, based on the surveying measurement
methods utilized, of +/- 0.02', we would note that even if the maximum defined error is added to the
highest point, the certified roofline was constructed below the maximum building height, as defined
herein.
Kenneth L. Long
Professional Land Surveyor
Washington License No. 16916
Encl.
/10/a3 /200
LAND USE CONSULTANTS * CIVIL ENGINEERS * LAND SURVEYORS * ENGINEERING CORPORATION
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421 /4=105'2.5" AVERAGE GRADE 105.21
EXISTING ACTUAL = 132'5" (3 FLOORS)
MAXIMUM =105' 2.5 + 25' = 130'2.5"
PROPOSED
0 PEEK ONPROPOSED ENTRY ROOF 1297.5"
teC\�1nat� 100
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shed
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house 44'7 x 37.4 = 1666.25
Patio 44' 7" x 10' 11" = 487.0 Proposed deck over front patio 19'5 x 8'2
Deck and stairs 447' x 21. 5" = 954.8 1�-
Sidewalk below deck 447' x 3' = 433.8 2 et
Garage 20'4" x 22'4" = 453.96
Side Patio 10' x 10' = 100 D Q Existing driveway and sidewalk -- 70 x 25 =1750
Total current coverage(impervious area) = 5845.81 sgft
Proposed new coverage(impervious area) 33 x 16.8 = 554.4 sgft � " , ,C� f�v
tot current + new impervious surface=6400.21 " pe`.5 * ; :.
Total property .46 acres = 20037.E errs"i2 `ems ''' �y j l�
percentage of usage total 6400.21/20037.6 = 31.9 % ,than`0itp \ \C,', !�
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Deck and stairs 447' x 21' 5" = 954.8 DM
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Garage 20'4" x 22'4" = 453.9E =,N, a�tp'.'t�PeN`
Side Patio 10' x 10' = 100 d; : ��r��Js ,,.'•
Total current coverage (areas over 30") = 3175.01 sgft
Proposed deck over back patio 19'5 x 8'2 = 158.E
Proposed covered patio infront of entry 10' x 16 = 160
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Proposed + current total coverage 33 x 16.8 = 3729.41sgft
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Total property above highwater mark 15360.19 according to GIS1„1 3
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Percentage of usage 3729.41/15360 = 24 % 1�, N
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EXHIBIT "A"
9740 Evergreen Way
Everett, WA 98204
425-356-2700 x113
www.wesi.co
From: Shipley, Brad[ma iIto: Brad. Shipley@edmondswa.gov]
Sent: Monday, October 15, 2018 10:03 AM
To: 'mikel@wesi.co'
Subject: 7001 Lake Ballinger Datum
Hello Mike,
Please use the basement floor as the benchmark for calculating height of the newly built entry overhang. Please let me
know if you have questions or concerns.
Brad Shipley I Associate Planner
City of Edmonds
121 5th Ave N Edmonds WA 98020
(425) 771-0220 ext. 1367
Mike Long
From:
Sent:
To:
Subject:
Hello Mike,
Yes, I agree with this statement.
Shipley, Brad <Brad.Shipley@edmondswa.gov>
Monday, October 15, 2018 1:52 PM
'Mike Long'
RE: 7001 Lake Ballinger Datum
Brad Shipley I Associate Planner
City of Edmonds
121 5th Ave N Edmonds WA 98020
(425) 771-0220 ext. 1367
From: Mike Long <mikel@wesi.co>
Sent: Monday, October 15, 2018 1:16 PM
To: Shipley, Brad <Brad.Shipley@edmondswa.gov>
Subject: RE: 7001 Lake Ballinger Datum
Brad,
As there are several elevation ambiguities on both the building and site plan, can you confirm that the following
statement is true and correct:
The City of Edmonds is requesting that Western Engineers and Surveyor's Inc. utilize the existing basement finished floor
of the residence located at 7001 NE Ballinger Way, Edmonds, WA. as the actual project benchmark when performing the
survey work for the Mostad Building permit final height certification. Said benchmark has an assumed datum elevation
of 100.00 feet that is relative to the building height calculations depicted on the approved site plan for said
permit. Additionally, said site plan states that the maximum building height of the new addition roof peak is 130'-2.5"
(130.21') relative to said benchmark.
Your response is appreciated O
Best Regards,
Mla
Michael L. Long
Survey Manager
7IWESTERN
ENGINEERS &
SURVEYORS
SURVEYORS • ENGINEERS • LAND USE CONSULTANTS
EXHIBIT "B"