APPROVED ENG PLN RESUB 2-BLD2022-1276-Site Plan-3.23.23LAND USE INFORMATION:
PROJECT ADDRESS:
7606 206th St SW, (Proposed) Unit C
Edmonds, WA 98026
OWNERS NAMES AND ADDRESS:
Rebecca West & Damian Konasiewicz
7606 206th St SW
Edmonds, WA 98026
LEGAL DESCRIPTION:
WILLOWDALE GARDENS DIV 1 BLK 000 D-05 - E 67.5 FT OF W 212.5 FT
OF E 318.53FT AS MEAS ALG N LN TR 6 EXC N 10 FT FOR RD
SNOHOMISH COUNTY ASSESSORS' PARCEL NO:
00614300000605
CURRENT ZONING & CONSTRUCTION TYPE:
Zoning: RM-2.4
Lot Size: 8111 SF
** 8111 SF/2400 SF per unit is = 3.38 units allowed**
16.30.030 SITE DEVELOPMENT STANDARDS: RM-2.4 ZONING
Min. lot area per dwelling 2400 SF
Min. street set back 15' (no parking within this set back)
Min. side set back 10'
Min. rear set back 15'
Max. Height 25' (+ 5' if slope 4:12)
Maximum Lot Coverage is 45%
BUILDING CALCULATIONS (in Square Feet):
Gross Lot area 8111
Lot Slope 3%
Existing Building Pads:
Unit A 1208
Unit B 1118
Total Existing 2326
Proposed building pad:
Unit C 720
TOTAL (E) & (P) UNITS 3046
STRUCTURAL LOT COVERAGE CALCULATIONS:
Existing Main building with cantilever overhang: 2917
Proposed garage w/Studio Apt above 720
TOTAL LOT COVERAGE 3637 AT 45% LOT COVERAGE
PROJECT DESCRIPTION:
One studio dwelling unit over 2-car garage on North side of existing duplex
LOT IMPERVIOUS CALCULATIONS:
(E) Building with cantilevered overhang 2917
(E) Driveway/Parking (Asphalt) 1329
(E) Concrete walkways (entry, sides & rear) 1164
(E) Gravel Parking Pad (to be removed) 340
TOTAL EXISTING 5,750
(P) Replaced stamped conc. 88
(P) New Unit C Roof 833
(P) New driveway (Aphalt) 648
TOTAL NEW + REPLACED 1,688
TOTAL IMPERVIOUS 7,438
1,688 SF Of New + Replaced. *Under 2,000 SF for Storm Water Management Requirement*
REFERENCE CODE:
2018 International Building Code (IBC) (for structural design)
2018 International Residential Code (IRC)
2018 International Fire Code with State Amendments
2018 Uniform Plumbing Code with State Amendments
2018 Washington State Energy Code (WAC 51-11)
Current WSDOT Standard Specifications
Edmonds Community Development Code
ABBREVIATIONS:
AFF
Above Finish Floor
BTWN
Between
DEMO
Demolish
CTR
Center
CL
Centerline
CLR
Clear
CONC
Concrete
ELEC
Electrical
EXIST OR E
Existing
EQ
Equal
GWB
Gypsum Wall Board
HDR
Header
IRC
International Residential Code
MAX
Maximum
MDF
Medium Density Fiberboard
MFR
Manufacturer
MIN
Minimum
NEC
National Electrical Code
N
North
P
Proposed
PL
Property Line
PTD
Painted
RO
Rough Opening
TEMP
Tempered (glass)
SOG
Slab on Grade
SRC
Seattle Residential Code
TBD
To Be Determined
TYP
Typical
UNO
Unless Noted Otherwise
DESIGN CRITERIA FOR CITY OF EDMONDS:
Min. Roof Snow Load 25 psf non -reducible
Ground Snow Load 25 psf non -reducible
Wind Speed
85 mph (Basic), 110mph (Ult.)
Wind Exposure
B
Topographical Effect
No
Seismic Design
Category DI (Residential)
Weathering (a)
Moderate
Front Line Depth
18" for primary structures
Frost Line Depth
12" for porches and decks
Termite
Slight to Moderate
Winter Design Temp
27 degrees F (-3 degree C)
Mean Annual Temp
50 degrees F (10 degree C)
Ice Shield Undlymnt
Not Required
Air Freezing Index
175
Flood Hazard(g) = NFIP adoption 8/8/78. Date of FIS
6/19/20 FIRM maps 6/19/20
DRAWING INDEX:
A0.0
Title Sheet / Site Plan
A0.1
TESC & City of Edmonds Notes
A0.2
TESC Standard Details Notes
A0.4
Traffic Study
A1.0
Floor Plans / Schedules
A3.0
Exterior Elevations
A5.0
Section and Details
A5.1
MEP / Energy Forms / Credits
L-1 Landscape Plan
BUILDING HEIGHT:
Average grade using ECDC 21.105.010:
NE CORNER
= 100'
SE CORNER
= 101'
SW CORNER
= 101'
NW CORNER
= 99.5'
401.5' / 4 = 100.36 AVG. GRADE
Existing Average Grade==100.36
Actual: 125'
Maximum Height: 125.36
** Prior to construction the surveyor shall establish
average grade as specified by ECDC 21.105.010, and
shall establish a reference datum point that will be
undisturbed and can be freely accessed.
LEGEND:
PROPERTY LINE
SITE SETBACK
EXST & NEW GAS
GAS - -
- GAS
- - -
GAS - -
- GAS - -
- GAS
EXST-POWER OH
P(OH) - -
- P(OH) -
- -
P(OH) - -
- P(OH) -
- - P(OH) -
NEW UNDERGROUND-POWER
--UP---UP---UP---UP---UP---UP
EXST & NEW SIDE SEWER
SS ---SS
---SS
---SS
---SS ---SS
EXST-STORM
SD--SD---SD---SD---SD---SD
EXST & NEW -WATER
W ---W
---W
---W ---W
--
W
PLANT -CANOPY
FENCES
TREE INVENTORY:
E=Existing/Retained UNO N=New TBR = To Be Removed DBH
E1
Evergreen Arborvitea-Thuja Plicate "Arborvitea" (Qty 31)
3" & all over 6' HT
TBR2
Flowering Dogwood - Cornus Florida
5"
TBR3
Evergreen Viburnum - Vibrunum SP.
4.5"
TBR4
Portuguese Laurel - Prunus Lusitanica
12" Multi -Trunk, Est'd tree crown 18'd
TBR5
Holly - Ilex Crenata
2"
TBR6
Italian Cypress - Cupressus Semipervirens
2"
E7
Irish Yew - Taxus Baccata
2"
E8
Rhododendron - Rhododendron Sp. Hybrid
Shrub
E9
Burning Bush - Euonymus Alatus
Shrub
E10
Camellia - Camellia Japonica
Shrub
E11
Rhododendron - Rhododendron Sp. Hybrid (North)
Shrub
E11
Rhododendron - Rhododendron Sp. Hybrid (South)
Shrub
E12
Mountain Fire - Pieris Japonica
Multi -stemmed
N13
Pacific Dogwood (Cornus Nuttallii)
6"
N14
Vine maple (acer circinatum)
3"
N15
Evergreen huckleberry (vaccinium ovatum)
Shrub
LANDSCAPE NOTE:
Show the location of replacement tree(s) consistent with ECDC23.10.060.b
DATUM POINT + 100' 44 LEV.
NEAREST STORM WATER TOP OF MAN HOLE COVER
GRATE AT STREET CORNER ACCEPTABLE TIGHTLINE
Utility patches shall be combined and full width or half 0'-0" MATERIAL:
width overlay will be required depending on the extent o
of disturbance. Where utility patches fall entirely within a SDR 35
one travel lane, the overlay shall extend to the SCH 40
centerline of roadway. Where utility patches extend into to 11'-0" 15'-0" FRONT YARD N-12
both travel lanes then a full width overlay is required. I F810 HANCOR
(E) SEWER MANHOLE E) EDGE OF ASHPHALT = J
9-270A. IE 430.08' O Lu (E) OVERHEAD POWER &PHONE
I(E) TELEPHONE POLE d Q
D'
E) 8" WATER MAIN 439' LEV.
GENERAL NOTES - ARCHITECTURAL:
1. These drawings are the exclusive property of the Designer and may only be reproduced with the written permission of the Designer.
2. All work is to be performed in strict compliance with the 2018 International Residential Code (IRC) for the architectural part, 2018 International Building Code for
the Structural part, the 2018 WSEC and all applicable provisions of prevailing local, state and federal codes and ordinances, including appropriate licensing laws
and any local amendments. IBC = International Building Code and IRC = International Residential Code and compliance with the Land Use Code / Zoning
Ordinance is required.
3. If the Contractor is aware of any discrepancy between the work as shown and requirements of codes and governing agencies, they shall notify the Designer at
once and await further instruction.
4. The Contractor shall verify all dimensions, datums, levels and the site conditions prior to starting the work, and shall report any discrepancies and/or omissions
to the Designer prior to commencing the work.
5. Contractor is solely responsible for all construction means and methods and shall maintain the structural integrity of any construction until all final lateral and
vertical load carrying systems are completed - approvals from the Designer do not extend to approval of construction means and methods. All work shall be
accomplished by qualified trades people in the specific field with the required certification where applicable.
6. Building systems and components not specifically detailed shall be installed as per minimum manufacturer recommendations. Notify the Designer of any
resulting conflicts.
7. These drawings indicate general and typical details of construction. Where conditions are not specifically indicated but are of a similar character to the details
shown, similar details of construction shall be used. Repetitive features not noted on drawings shall be completely provided as if drawn in full.
8. All glazing in hazardous locations, defined by the IRC Sec. R308.4 shall by safety glazing, including but not limited to the safety glazing identified in the
construction documents.
9. All wood framing details not shown otherwise shall be constructed to the minimum standards of the IRC.
10. Provide galvanic insulation between dissimilar metals.
11. All downspouts and roof drains to drain to splash blocks with 10' distance with a slope of 6".
12. Fire blocking per R302.11 shall be provided to cut off all concealed draft openings (both vertical and horizontal) and to form an effective fire barrier between
stories, and between a top story and the roof space, including the following: vertically at ceiling and floor levels, horizontally at intervals not exceeding 10 feet, at all
interconnections between concealed vertical & horizontal spaces such as soffits, drop and cove ceilings, in concealed spaces between stair stringers at the top
and bottom of the run and at openings around vents, pipes, and ducts at ceiling and floor level with an approved material to resist the free passage of flame.
14. The Contractor shall schedule on -site inspections per the building official in a timely manner.
15. ALL changes in plans and field modifications shall be approved by the Building Official before modifications are made.
16. The Contractor shall provide all shoring, barricading and bracing necessary to ensure safety of the public and all who enter the property during construction and
until project passes final occupancy inspection.
17. It is the contractor's responsibility to provide additional drawings and permits as required to complete this project such as; disposal of soil and/or materials,
Shoring work, Plumbing, Electrical, Storm sewer design and hook up, apply and pay for required Water Meters. Any deferred submittal shall be submitted to the
Building Department for review and approval (in any).
GRAVITY SEWER
JK.A
a
>_
(P) DRIVEWAY WIDTH (n I
- +-
((PH
- P(OH) -
o
P( OH) - -
PER CITY
TS: Please
note that if
O
_P(OH) _-
of
any portion of the existing
driveway is
removed to
a
F
bare soils and replaced, tiie
area will
e considered
replaced impervious surfs
es and cot
nt
towards the impervious surface
calcu
ations.
Cn
o
a
(E) A
PHALT DRIVEWAY (1329 SF) TO
(E) WATER SERVICE (4" eters
04
REMAIN
@ 3% SLOPE
VO4
with 1" line) TO GET DRIRATED
BOXES
(n
W
--
-
-- W=-- W-
W W W
(P) WATER SERVICE. 4" IrO1tTER NE
WATER LINE: 1" MIN. WIT SHUT O F
sufficient for 20 WSFU I
W
- -
-
a -
I I
-
- - W - - W - - -
(P) NEW
- - W - - - W - W
SgHALT (648 SF) @ 3% SLOPE
115'x 16 5' PKG 41
.5'x1 'PKG
5' x 1,
.5' PK 3
STAMP C TO BE
E CED_ 88 SF
L 120.20'
I
^_
(E) GRAVEL PKG PAD TO
U)
/'
BE REMOVED 3403§F„
I I
LINE OF (E) PLANTING
a
ry
of
BERM TO BE REMOVED
I
Unit C Fr nt Ent
(E) 10' MIN. HORIZONTA SEPARA
ION
BTWN
=
J
WATER & SEWER WILL MAINT
NED.
a
W
U
I
(P) PROVIDE WATE
I
0
"�
55
U
0
SHUT-OFF ON WAT R SUPPLY
�
c
Q
LINE INSIDE STRUCTURE
15'-07
Ur 0PROPOSED UNIT'C'
H
WATER
/
\� /
Y Y / (720 SF) I
0
cn =
ILL
METER
°w
N
I
�2
cn 1- SHALL BE
CD z PLACED AT • TBR6 X
x x
THE 10
w PROPERTY 06 o6
Z LINE. a 438 LEA JQ I 55 c,
W (E) VERIZON VAULTS GRASS -E
x
0 AA
(E) GAS NE. VERIFY LOCATION IN I D.
FIELD B FORE CONSTRUCTION. I JQ / m r° j N
SS - - - ss - -�SS - - SS /-,- S� ASS-� S - r - ---SS-7� �- --SS
� GNS -y -9� GAS VAA --GAS-- GAS ---GAS/�� AS -- GAS -
(P) UNDERGROUND �%Q\ , E8 _I `O� 8 o ) GRASS E121
POWER TO UNIT C "h E7 p
(E) ASIDE fSEWEft (PVC) & (P) 4" CIL ANOUT. 434.5' FOR UN
IE 428' AT MAIN W (E) 6" CAST IRON CLEAN UT WITH CLEANDOUT-TfiBE RELOCATED (P) GAS METER WITH STEEL OR
COVER & 1i CONC BASE. IE431' (E) 6" SIDE SEWER (PVC) CLEANOU GALVANIZED (OR BLACK PIPE) WI -
EMERGENCY SHUT OFF
33'-9" @19% slope CUT AND CAP ELIMINATE "
=%Kl V-6 1/2" @ 8.7 /o slope
CONTACT INFO:
DESIGNER:
Val Sporleder
206-604-1351
val@lADstudio.com
ENGINEER:
John Apolis, PE
206-527-1288
john@cses-engineering.com
OWNERS:
Rebecca West & Damian Konawiewicz
206-455-1871
design@seriouslyhappyhomes.com
GENERAL CONTRACTORS:
JoDaVue LLC
206-799-8917
Lic#:JODAVL*784K5
PARKING REQUIREMENT FOR MULTI FAMILY:
TYPE OF UNIT
Studio
1.200
1 Bedroom
2 Bedroom
1.500
1.800
3 Bedroom or more
2.500
PARKING REQUIREMENT MET:
(E) UNIT A 2 Bedrooms 1.8
(E) UNIT B 1 Bedrooms 1.5
(P) UNIT C Studio 1.2
TOTAL 4.5
Aggregate parking requirement rounded up to 50
ALL DISTURBED SOILS SHALL BE
COMPOST AMENDED PER CITY OF
EDMONDS STANDARD DETAIL SD-642 OR
APPROVED EQUAL.
(E) 6' WOOD FENCE
Applicant shall repair/replace all
damage to utilities or frontage
improvements in City right-of-way
per city standards that is caused or
occurs during the permitted project.
ENGINEERING DIVISION
APPROVED AS NOTED
04/07/2023
NO STORMWATER MANAGEMENT SYSTEM
REQUIRED AT THIS TIME. IF NEW AND/OR
REPLACED IMPERVIOUS SURFACE EQUALS
2000SQFT OR GREATER, A STORMWATER
MANAGMEMENT SYSTEM MAY BE REQUIRED
PER CITY CODES AND STANDARDS
440' _ELEV
(E)PLANTINGS O E STAMPED'CONC'WACKWAY'504
»a o�o�o�o�oo�o c
--= o 0 o
W - - - -
(E) T CHAIN
UnitB E try
Imo'
04
laa•I
Storage Entry (E) 4" CLEANOUT UNIT B (PVC).
° IE 438'
Y°
a
C NC PAT I
[�
-AIPED
II p
W 294 >� TO REMAIN EXISTING BUILDING
�� [NOT PART OF SCOPE]
Z
O
�0
o 7606 206TH ST SW
f
EDMONDS, WA 98026
E) 4" CLEANO (PVG1� C, UNITS A & B (2,917 SF)
I .
437.5'
(E) GRASS
J�
Unit A En ry
( A PORTION O UN T B SEWER TO BE RELOCATED
A STWN. 10' IN. ORIZONTAL SEPARATION BTWN
I'
TE & SEWER WILL BE MAINTAINED.
a
23'-41/2" I
I
N
M N
(E) GRASS
1 S� - III SS
� G 4 -: GAS -
i9 �� E11 �)
(E) 4" PVC WYE UNIT 'A'
IE 435.5'
IF'
a1
FOVERHANG J
.I
�• I
a4A "2a ° � T° ° ° °
_ E) QONC WA KWAY 140 SF.,
PL 1 4' (E) GAS METERS AND 440' ELEV.
(E) CONCRETE PAD (20 SF) SHUT OFF VALVES FOR
(E) 6' WOOD FENCE UNITS A & B
(E) 4" CLEANOUT.
0
a
NOTE: Existing sewer lateral (sewer main to
roperty line) shall be inspected by the Sewer
440, LEV.
U) (E) EDGE OF ASHPHALT
Division to determine if it is in acceptable condition
for reuse. If not, a new 6" lateral from the
main to the property line will be required. ALL PIPE SHALL HAVE MIN. 2' COVERAGE.
o
WHERE THE SEWER LINE HAS TWO OR
MORE CONNECTIONS, THE LINE SHALL
BE 6" IN SIZE. WHERE THE SEWER
1
LOCATION OF DRY UTILITIES
SERVES ONE UNIT, THE LINE MAY BE
(POWER/CABLE/ETC.) TO BE
REDUCED TO 4".
Site Plan
REVIEWED AND APPROVED
1
SCALE: 1" = 10'-0"
UNDER SEPARATE PERMIT.
Nothing in the permit approval process shall be
interpreted as allowing or permitting the maintenance
CONDUIT SHALL NOT B E
of any currently existing illegal, nonconforming or
unpermitted building, structure or site condition which
ethe scope of
o outsidwhethertu application, regardless
INSTALLED UNTILL LOCATION
rsuch g,struche
of whether such building, structure or condition is
HAS BEEN APPROVED.
enthe site plan or drawing. Such building,
:hown
structure or condition maybe the subject of a separate
enforcement action.
RM-2.4
Zone Corner
--'Flagg
Setbacks:
Required
Actual
Front
-,
AS
Sides
�
�0
S'w_(e4:
Rear
_�:,_�;
Other
-
Height
2 ,
24'51.
APPROVED BY PLANNING
Mar 01 2023
1 AD STUDIO LLC
Val Sporleder
Designer
206.604.1351
val@1ADstudio.com
GENERAL
CONTRACTOR:
JoDaVue LLC
7606 206th St SW
Edmonds,WA 98026
Edmonds
APPROVAL
STAMP
RESUB
Mar 23 2023
• DEVELOPMENTSERVICES
DEPARTMENT
B L D2022-1276
REVISIONS:
Cycle
01.19.2023 Rev-1
02.28.2023 per phone
03.23.2023 Comment Ltr
OWNERS NAME.
Rebecca West &
Damian John
PROJECT ADDRESS:
7606 206th St SW
Edmonds, WA 98026
Edmonds Project No:
BLD2022-1276
PHASE:
Permit Submittal Set
DRAWN BY: vs
DATE: 03.22.2023
Sheet size: 2411 x 3611
SHEET TILE:
Title Sheet