B41-Building_Height_Information.docx (1)PERMITTING & DEVELOPMENT
BUILDING
DIVISION
121 5th Avenue N
P: 425.771.0220
www.edmondswa.gov
PROCEDURE: Height must be calculated prior to
any on -site grading or alteration of topography. It
is understood that in rare occasions vegetation
may have to be removed in order to gain access to
grade. On formal subdivisions of property, a
topography map is usually included in the recorded
documents on file with Snohomish County or City
of Edmonds. It is highly recommended that
applicants utilize these maps for determination of
height.
STEP 1: To determine the maximum height
permitted on a site, stake out the smallest
rectangle (within the boundaries of the site) that
encompasses all four corners of the proposed
building outline/building pad at original,
undisturbed soil.
STEP 2: Projections such as bay windows must be
included within this rectangle. Exemptions:
Chimneys and eaves projecting no more than 30
inches from the exterior wall of the building and
uncovered decks.
STEP 3: Select a datum point to establish a starting
mark to compute grade elevations at the
designated four corners. The datum point must be
a permanent point of reference. Use the top of a
manhole cover, fire hydrant, or street monument.
Reference the datum point elevation at +100. On
the site plan describe the datum point and show its
location and elevation.
STEP 4: Calculate the difference in elevation from
the datum point to each corner of the rectangle
(above or below the starting elevation of +100) at
original, undisturbed soil. Next, add the four
corner elevations together and divide by a factor
of 4 to determine the average grade of the building
pad. On the site plan show the elevations of the
four corners and show the calculations of average
grade.
STEP 5: Take the average grade number and add
the maximum allowable height per the specified
Form #B41
zoning district. This elevation is the maximum
height allowed for the proposed location of the
building.
In the attached example, the single family average
grade is +102.5, add +25 feet, for a maximum
height of +127.5. As shown on the site plan the
actual height of the building is +125. Be sure the
average grade, maximum allowed height and
actual height are noted on the site plan and
elevation view.
STEP 6: As in the example on the submitted site
plan show all height calculations, the elevation of
each corner, the datum point, the average grade,
the maximum height allowed and the actual height
of the building, and on one of the elevation views
within the architectural plans, show the average
grade, the maximum height allowed, and the
actual height of the building.
STEP 7: Height field verification shall be done by
the applicant's agent/contractor and 'observed' by
the building inspector. The agent/contractor shall
set up the equipment; establish the datum point
and the point of average grade. These items must
be consistent with the approved plan.
If the proposed height of a building (as shown on
the plans) is within 12 inches of the maximum
height permitted for the zone an elevation survey
is required. An elevation survey consists of three
components, to be conducted by a licensed
surveyor.
Prior to construction the surveyor shall
establish average grade as specified in ECDC
21.40.030, and shall establish a reference
datum point that will be undisturbed and can
be freely accessed.
The surveyor shall locate the elevation of the
first floor prior to the City under -floor
inspection.
A final letter of height confirmation shall be
provided upon completion of the structure.
Updated on 4130120 Page 1 of I
Property Owner Name
Property Address
Tax Account Parcel #
HEIGHT CALCS
8=+107'
C=+100'
D=+105'
Total= 411 AVERAGE
GRADE = 102.75 (411/4)
ACTUAL= 125'
MAXIMUM= 127.75
(Average Grade + 25')
STRUCTURAL LOT
COVERAGE:
Residence: 2,500
Garage: 500
Deck: 280
Porch: 75
Total: 3,355 (24%)
(3,355/13,500)
LOT AREA:
13,500 SQ.FT.
Tax Account Parcel#:
3476-001-003-3049
LOT SLOPE: 11%
Property
SAMPLE SITE PLAN +1os
Scale. 1 =20 -Q +109
25'-0"
+106
+100 +102
+104
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Deck
280 sq.fL
Residence 2500 sf
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Existing 5' Sidewalk
Datum Point + 100'
Top of SS Manhole Cover
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Garage
500 sf
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24'
MAIN STREET
5 is
B
-107
10'.0"
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109 ;
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