09-0043 Plan Review Comments #2.pdf
CE
ITY OF DMONDS
PLANREVIEWCOMMENTS
PLANNINGDIVISION
425.771.0220
DATE: January 19, 2010
TO: Henry Byam
henryb@wescoautopaint.com
FROM: Kernen Lien, Associate Planner
RE: PLAN CHECK BLD20090043
LLOYD WHITE ADDITION/REMODAL AT 17808 TALBOT ROAD
On behalf of the Planning Division, I have reviewed the January 11, 2010 resubmittal of above
building permit application. During review of the subject resubmittal, 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: New comments in red.
Setbacks:
1.ADDRESSED.
Height Calculations:
2.NOT ADDRESSED. 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.
In your resubmittal cover letter, you indicated that actual height of the house is 25.41
feet (or 25’ 5”). Measured from the average grade of 100.625, that would make the ridge line
at 126.035 feet (25.41 + 100.625). The house as shown on the plans is 0.41 feet (or 5 inches)
over the maximum allowed height of 25 feet. Please revise plans as necessary to ensure the
proposed addition is within the maximum allowed height of 25 feet.
Accessory Dwelling Unit
3.:NOT ADDRESSED.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 $62, or you may turn it in to the City to record it at the County
for you for $82 (the County’s $62 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. (Snohomish County recording fees have increased since I first wrote this
memorandum.)
Even thought the wet bar has been moved to a new location, the attached covenant must still
be recorded for the reasons stated above.
Site Plan:
4.
a.ADDRESSED.
b.ADDRESS but note additional comments. 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.
Lot coverage: ECDC 21.55.020 defines lot area as “Lot area means the total horizontal
area within the boundary lines of a lot. Lot area shall normally exclude any street rights-
of-way and access easements.” It appears that the 20 foot easement for private road and
utility recorded under auditor file number 9802120298 was included in the total lot
square footage of 24,829 square feet. Removing the approximately 4000 square feet of
easement (20 feet by 200 feet) from the total square footage leaves 20,849 to calculate lot
coverage from. This would mean the proposal has a lot coverage of 31.6%
(6596.5 square feet of proposed coverage / 20,849 net lot area), which still meets the
maximum coverage for the RS-12 zone of 35%. The site plan will be redlined to show
the correct coverage calculation.
Revise height calculations can as noted above. If overall site plan does not change,
height calculations can be red lined.
Please make all submittals to a Development Services Permit Coordinator, Monday through
Friday, 8:00 AM to 4:30 pm. If you have any questions, feel free to contact me at 425.771.0220
ext 1223.