09-0043 Plan Review Comments #1.pdf
CE
ITY OF DMONDS
PLANREVIEWCOMMENTS
PLANNINGDIVISION
425.771.0220
DATE: February 6, 2009
TO: Henry Byam
henryb@wescoautopaint.com
FROM: Kernen Lien, Associate Planner
RE: PLAN CHECK BLD-2009-0043
LLOYD WHITE ADDITION/REMODAL AT 17808 TALBOT ROAD
On behalf of the Planning Division, I have reviewed the above building permit application.
During review of the subject submittal, it was found that the following information, corrections,
or clarifications need to be addressed. Please respond to the following items, so that I can
complete my review:
Setbacks:
1.
a.Required setbacks: The subject property is located with the RS-20 (Single-family
Residential) Zone. Pursuant to ECDC 16.20.030, the side setbacks in this zone require a
total of 35 feet of both sides, with a minimum of 10 feet on either side. This means, if
one side has 10 foot setbacks, the other side of the development must have a 25 foot set
back. As currently proposed the development does not meet the set back requirements
for the RS-20. Please revise the proposal so it is consistent with the 35’/10’ setback
required by ECDC 16.20.030.
b.Measured setbacks:
i.The setbacks should be measured perpendicular to the property line or easement. At
several points on the site plan the measure setbacks are being measured at an angle.
Please revise site plan to measure all setbacks perpendicularly from the structure to
the property line or easement.
ii.The setbacks in the northwest corner of the site are measured to the corner of the
existing house. The decks in that portion of the development are more than 30 inches
above grade and therefore must meet setbacks. Please revise the site plan to measure
the setbacks in the northwest corner of the site to the deck.
Height Calculations:
2. Pursuant to ECDC 16.20.030, the maximum allowed height is 25 feet.
The east elevation view on Page # 02E-SE two different measurements from the average
grade. One is labeled 25’5” and the second identifies the actual Elevation at 125.41’.
According to the provided height calculations the maximum elevation is 125.625. These two
measurements (25’5” and 125.41’) from the same lines are in conflict. Measured with a
scale, the 25’5” appears to be the correct measurement. Please revise plans as necessary to
ensure the proposed addition is within the maximum allowed height of 25 feet.
Accessory Dwelling Unit
3.: During review of your floor plans, it was noted that the upper
floor contains a wet bar within the game room. The City considers this to be a second
kitchen. Since the house is proposed to contain a second kitchen, a covenant must be
recorded at the County stating that you are aware that an Accessory Dwelling Unit (ADU)
permit must be approved separately from this building permit application if you intend for the
upper floor to act as a separate dwelling unit apart from the main residence. Even if you do
not intend for the upper floor to act as an ADU, the purpose of getting this statement recorded
is to protect any future owners from thinking that the house contains an approved ADU. I am
enclosing the City’s ADU handout as well as the covenant that must be recorded at the
County. Please have the property owner(s) review and sign these materials. Note that
signatures must be notarized and signed in black ink. Also note that due to the County’s
restrictions on margins, the covenant must be printed on legal sized paper and cannot have
writing located within the margins. You may either get the covenant recorded at the County
on your own for $40, or you may turn it in to the City to record it at the County for you for
$60 (the County’s $40 recording fee plus a $20 City surcharge fee). If you are interested in
applying for an ADU permit, you are welcome to contact me on application procedures.
Site Plan
4.:
a.It is difficult to determine what the existing development is from the proposed
development on the site plan. Please revise the site plan to clearly identify existing and
proposed development.
b.Additionally, since the plan must be modified to meet setbacks, please be sure to revise
height rectangle, height calculations, lot coverage, and other relevant features of the site
plan accordingly.
Please make all submittals to a Development Services Permit Coordinator, Monday through
Friday, 9:00 am to noon or 1:00 pm to 4:00 pm. If you have any questions, feel free to contact
me at 425.771.0220 ext 1223.