13-0593 Plan Review Comments.pdf
CE
ITY OF DMONDS
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•1215AN•E,WA98020
VENUE ORTH DMONDS
P: 425.771.0220 • F: 425.771.0221 • W:www.edmondswa.gov
HONEAXEB
DSD:P•E•B
EVELOPMENT ERVICES EPARTMENTLANNING NGINEERING UILDING
June 24, 2013
Bill and Joy Barnsdale
Email: barnsdale.bill@gmail.com
RE: PLAN REVIEW COMMENTSFOR PLANCHECK #BLD20130593
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BARNSDALEADDITION/REMODELLOCATEDAT 18133 86PL. W
Dear Mr. and Mrs. Barnsdale:
I have reviewed the above building permit applicationfor the Planning Division,and it was found that the
following information, corrections, or clarifications will need to be addressedbefore review can continue:
Site Plan:
1.Please address the following comments regarding your site plan:
a.Your site plan includes labels on the additions stating: “proposed addition, poche.” I am not
familiar with the term “poche” (possibly it is a typo). Please provide clarification on what this
term is referring to.
b.Label the proposed covered porch on the northern side of the residence.
c.Label the existing garage and existing deck abovethe garage.
d.Label the basement wells, planters, and other features indicated on the site plan.
e.Provide a reduced (8.5” by 14” or smaller) copy of your site plan.
Wall/Stairs:
2.Your site plan indicates a wall with some stairs along the western side of the site (just
west of the existing garage). Please provide additional information as to what this is depicting. It is
not indicated on the site survey, so it is assumed that this is a proposed element. Please note that
structures such as rockeries, retaining walls, and stairs may not exceed three feet in height as
measured over original grade where located within the minimum required setbacks. As such,
please label this element and provide indication of compliance with the height/setback
requirements.
Existing Rockery:
3.Your site planindicatesa proposed deck at the northwestern side of the master
bedroom addition overlapping the existing rockery. Is the existing rockery proposed to be moved
in order to make space for the proposed deck? Any proposed changes to the existing rockery must
be reviewed for compliance with setback requirements. If the rockery is proposed to be relocated,
it must be shown that the rockery does not exceed three feet in height as measures over original
grade if located within the minimum required setbacks.
Height Calculations:
4.Please make the following corrections to your height calculations:
a.Indicate what was used as the datum point for your height calculations, and provide its
elevation. The datum point must be a permanent object that will notmove during construction
and that the inspector can easily access with the height measurement equipment, such as a
water meter or catch basin lid. Please label your datum point on the site plan and provide its
elevation.
b.The height rectangle must be shifted to the west in order to include the southwestern corner of
the existing garage.Please update the elevations of the western two corners of the height
rectangle as necessaryfrom the shift in the western boundary of the height rectangle.Also,
please revise the height calculationsas necessary (including the average grade, maximum
allowed height, and proposed height as indicted on both the site plan and the buildingplans.
Lot Coverage:
5.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 two
and one-half feet in from the outside edge of a cantilevered roof, whichever covers the greatest
area. The maximum allowed lot coverage for the RS-12zone is 35 percent of the net lot area.
Your site plan indicates a proposed lot coverage of 5,153square feet, however, it is unclear what is
included in this calculation.Please provide a breakdown of the lot coverage calculations (including
the footprintsof the existingresidence, existing garage, proposed additions,proposed covered
porch, and all other existing and proposed structures) so that staff can verify compliance with the
lot coverage requirements.
Accessory Dwelling Unit:
6.Your basementfloor plan indicates a living area, kitchen, bedrooms,
and bathroom that could beaccessed separately from the main portion of the residence. This meets
the definition of an Accessory Dwelling Unit (ADU) and requires separate land use review before
staff can approve the construction of an ADU within a residence. I am enclosing the City’s ADU
handout for your reference. Please either revise the proposed plans to eliminate the ADU, or
submit a land use permit application for an ADU. Any questions on the land use permit submittal
requirements or review process can be directed to the Planning Division at (425) 771-0220.
Please submit three copies of your revised site plan (including one reduced copy) and two copies of any
revised building plan sheets to a Development Services Permit Coordinator. Our office hours are
Mondays, Tuesdays, Thursdays, and Fridays between 8:00 am and 4:30 pm, and Wednesdays between
8:00 am and noon.
If you have any questions, feel freeto contact me at (425) 771-0220.
Sincerely,
Development Services Department -Planning Division
JenMachuga,
Associate Planner
Enclosures:Handout#P1