09-0101 Plan Review Comments.pdfCITY OF EDMONDS • 121 5" AVENUE NORTH • EDMONDS, WA 98020
PHONE: 425.771.0220 • FAX: 425.771.0221 • WEB: www.ci.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT: PLANNING • BUILDING
March 11, 2009
Steve Barnes
Cornerstone Architectural Group
sbarnes@comerstonearch.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2009-0101
SFR ADDITION AT 15605 75 T11 PLACE WEST
Dear Mr. Barnes:
I have reviewed the above building permit application for the Planning Division. Before I can
sign off on the permit, however, the following information needs to be clarified or corrected:
1. Datum Point: Indicate the selected daturas point and its elevation on the site plan.
2. North Arrow: The north arrow on the site plan appears to be pointing west.
3. Height Calculation: Confirm the locations and elevations for points A and B of the
inscribed height rectangle. The rectangle needs to enclose all structures including the
covered porch off the west side of the house; it appears that points A and B need to be
moved about two feet to the west. Make any changes necessary to the resulting height
calculations, as applicable, to the site plan and elevation drawings.
4. West Deck: Call out the deck off the western side of the house as new construction on
the site plan. Also, it appears that the deck will encroach the 25' street property line
setback. Per ECDC 16.20.040.C, "Uncovered and unenclosed parches, steps, patios,
and decks may project into a required setback not more than one-third of the required
setback, or four feet, whichever is less; provided, that they are no more than 30 inches
above ground level at any point." From the west elevation drawing (Sheet A3.1), the
deck appears to be about 40 inches above ground level. Please confirm and change as
necessary the site plan, elevations, lot coverage, etc.
5. South Deck: Show the porch and stairs off the south on the west elevation drawing
(Sheet A3.1). As with the west deck discussed in #4 above, the south deck appears to
encroach the setback. Please confirm and change as necessary.
6. Averal4e Front Setback: ECDC 16.20.040.A describes the site development exception
for the use of average front setbacks:
If a block has residential buildings on more than one-half of the lots on the same
side of the block; the owner of a lot on that block may use the average of all the
setbacks of the existing residential buildings on the same side of the street as the
minimum required front setback far the lot. Detached structures such as garages;
carports; and uncovered parches, decks, steps and patios less than 30 inches in
height, and other uncovered structures less than 30 inches in height shall not be
included in the "average front setback" determination.
An applicant for such a determination shall provide a drawing which locates the
street property line for the entire block, as well as the existing street setbacks of
all buildings required to be used for the purpose of calculating the "average front
setback. " The drawing shall be prepared and stamped by a land surveyor
registered in the state of Washington.
If you plan to pursue this exception, please submit a survey as required in the code
referenced above. A fee of $130 will be charged for review of the exception as a
separate staff decision.
You may redline your existing plans or submit three copies of your updated site plan (one
reduced size) and two sets of any updated pages of the building plans. 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, please contact me at (425) 771-0220.
Sincerely,
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Mike Clugston, AICP
Planner