08-0241 Plan Review Comments.pdf= = CITY OF EDMONDS • 1215' AVENUE NORTH • EDMONDS, WA 98020
PHONE: 425.771.0220 • FAX: 425.771.0221 • WEB: www.ci.edmondsma.us
DEVELOPMENT SERVICES DEPARTMENT: PLANNING - ENGINEERING • BUILDING
April 30, 2008
Mr. Ray Weber
24.323 Cedar Way
Mountlake Terrace, WA 98043
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK 9 2008-0241
WEBER SINGLE FAMILY RESIDENCE AT 23329 — 92ND AVENUE WEST
Dear Mr. Weber:
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.
1. Site Plan: Please make the following changes to your site plan-
a. Show all required information on one single site plan (see attached handout
for reference).
b. Show the portion of the upper floor that cantilevers over the lower floor on
the eastern side of the residence (i.e. the bumpout for the bathtub in the
master bath).
c. Show all easements on your site plan, including the 10' storm and utility
easement on the western portion of the lot as well as the 10' SS easement
near the southwestern portion of the lot.
d. Verify that the lot dimensions provided on the site plan reflect those of the
subdivision (File No. S-2006-152).
e. Provide two -foot topography contours on your site plan.
2. Setbacks: Provide proposed setback distances on your site plan. The minimum
required setbacks for your property are as follows: 25' from the western property
line, 7.5' from the northern property line, 7.5' from the edge of the vehicular access
easement on the southern portion of the property, and 15' from the eastern property
line. Based on the dimensions shown on the drainage and utilities plan, it appears
that the covered porch does not meet the minimum required setbacks. Therefore, the
residence must be moved to comply with setback requirements.
3. Rockeries/Retaining Walls: Show and label all existing and proposed
rockeries/retaining walls on your site plan. Additionally, for any proposed
rockeries/retaining walls, provide top of wall and original grade elevations at 5'
increments along each wall to show that that walls will not exceed 3' over original
grade where located within the setbacks.
4. Height Calculations: Please make the following corrections to your height
calculations:
a. Per ECDC 21.40.030.13, the height rectangle used for your height calculations
shall be the smallest rectangle that will enclose all of the building, excluding a
maximum of 30 inches of eaves. The height rectangle shown on your site plan
does not appear to meet the above definition as it excludes the front porch and
excludes the upper floor bumpout on the eastern side of the residence. Therefore,
please move Points A and D to the west so that the western boundary of the
height rectangle includes the front porch and move Points B and C to the east so
that the eastern boundary includes the upper floor bumpout. Correct the
elevations of the four corners of the height rectangle as necessary to reflect their
corrected locations.
b. The maximum allowed height may not be rounded up. Therefore, correct all
calculations so that none of the numbers used are rounded up.
c. Make any necessary corrections to the height calculations, including updates to
the average grade, proposed height, and maximum height as shown on the site
plan and building elevations to reflect the updates in elevation of the four corners
of your height rectangle. The elevations shown for the actual height on the site
plan do not match the elevations shown on the building plans. Therefore, verify
that all of the updated numbers match between plans.
5. Lot Coverage: Lot coverage is defined as the total ground coverage of all buildings
or structures on a site measured from the outside of external walls or supporting
members or from a point 30 inches in from the outside edge of the eaves, whichever
covers the greatest area. Please provide a breakdown of lot coverage calculations on
your site plan. Note that lot coverage is calculated as a percentage of the net lot area
(gross area excluding vehicular access easements) and cannot exceed 35% of the net
lot area.
6. Short Plat: Please note that short plat File No. S-2006-0152 must be recorded
before building permits for both lots can be issued.
Please make all submittals to a Development Services Permit Coordinator, Monday
through Friday, excluding Wednesdays, between 8:00 am and 4:30 pm. If you have any
questions, feel free to contact me at (425) 771-0220, ext. 1224. I look forward to working
with you on this project.
Sincerely,
Development Services Department - Planning Division
Jen Machuga
Planner
Property Owner Name #B57
Property Address SAMPLE PLOT PLAN
Tax Account Parcel #
Scale: 'I"=20' +108 +149
IMPERVIOUS SURFACE CALCS (SOLID SURFACES)
Exist. Building Roof Outline: 2200 A. (constr. in 1962)
Existing Covered Porch: 75 sf. (constructed in 1962)
Existing Driveway: 610 sf. (constructed in 1987)
Existing Patio: 200 sf. (constructed in 1985)
Proposed Addition: 440 sf.
Proposed Garage: 500 sf.
Proposed Deck: 90 sf
+106
+102 +104;
+100
10 J
HEIGHT CALCS
A =+99'�
B = +107' f -
4> 1
C = +100' +99
D = +105'
I -- --
AVE GRADE = 102.75,I IF� B -
ACTUAL =123' I +99, +�[ 07 1
��
MAXIMUM = 127.75'
I � ,
{ I
Existing Rockery
ExistingV.
LOT COVERAGE: I
Residence
3515 SQ.FT. (26%) aPay
��-��-� r•' a'I;I
JJJ
CD
2000 S[.
LOT AREA:
13,527 SQ.FT.
LOT SLOPE- 11% 0-0
N
'
Covered Porch
Existing s El
Grade s 1 FI J
Contours 1 '
I IN
1 /
1 IJ
I CI i ry
1 I ✓�
+100'
t -A ------
Existing
---- Existing
Asphalt J
a
Property Line I I I Driveway
J Slope 6%
Jto
x
100'
+9:, Sidewalk +4;:5
]♦a % F� I Water Meter
�f MAIN STREET Telephone Pole
O DATUM PT. +100' Center of Right -of -Way
— �ss Tap of SS Manhole Cover
L_ temp%ui[ding%handoutladdibonlplotvsd7104 ATTACHMENT A
Revised 7/07
PLOT PLAN CHECKLIST
It is the owner/applicant's responsibility to submit a true and accurate
plot plan to the City for review.
❑ Property owner's name, tax account parcel number and street address.
❑ Plan Scaled 1 "=:20.', with North arrow designation.
❑ Streets, approaches, driveways, sidewalks, alleys, easements (public
and private), paved areas, street dedications and adjacent City right-
of-way
ight-
o£way (developed or undeveloped). Show all dimensions.
❑ Side sewer stub location and proposed sewer lines, water meter
location, water service line location, gas, cable and phone lines, fire
hydrants, telephone poles, utility transformers.
❑ Existing physical features and water courses of any size (i.e., streams
creeks, ponds, ditches, etc.).
❑ Dimension all buildings and structures (label existing or proposed),
indicate setback distances, lot area and lot coverage.
Q Accessory structures and projections; decks, porches, hot tubs, pools,
cantilevered structures, bay windows, chimneys, roof overhangs, eave
lines, breezeways, patios, sheds, pool mechanical rooms, etc.
❑ Retaining wall or rockery location (for retaining walls provide typical
section detail). (See Handout #862)
❑ Fences existing and proposed. See Handout #B31
❑ Building height calculations, average grade, actual height, maximum
allowed height See Handout #B41). Datum point (benchmark) must
be located off-site (i.e. top of sewer manhole lid, top of fire hydrant,
mark on telephone pole, etc.). Indicate lowest footing or slab
elevation.
❑ Elevation grades at the property corners. Topographic grades to be
shown at two foot intervals across the lot. Indicate lot slope and
driveway slope. (See Handout #B3 7)
❑ Existing impervious area calculations (Pre and Post July 1977) and
new proposed impervious area calculation. (See Handout #E72)
Revised 7/07