BLD20131370 Plan Review Comments.pdf
CE
ITY OF DMONDS
th
•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
January 16, 2014
Mr. Joe Malboeuf
Chris Pardo Design
Email: malbeouf@elementalarchitecture.com
RE: PLAN REVIEW COMMENTSFOR PLANCHECK #BLD20131370
GOEBELRESIDENCELOCATED AT 344 SUNSET AVE.
Dear Mr. Malboeuf:
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:
Parcel Information:
1.It was noted that the subject parcel is narrower than the minimum 60-foot lot
width required by the RS-6 zone. In order to determine the status of the site, pleaseprovide information
indicating how and when the subject parcel was created (i.e. deed, subdivision, etc.).
SitePlan:
2.Please make the following revisions/corrections to your site plan:
a.It appears that the property linesareindicated in two different line styles on the site plan. In order
to avoid confusion, the property lines should be indicated in a consistent line style that is not used
throughout therest of thesite plan, such as a dashed or bold line. Please clarify the locations of the
property lines using an alternate line style and also label the dimensions of allproperty lines.
b.Indicate and label the roof outline on the site plan using a different line style to distinguish it from
the building outline.
c.Correct the setback from the southeastern property line to be a 15-foot rear setback, not a 20-foot
street setback.
d.Label the fences indicated on the site plan and state whether they are existing or proposed. If
proposed, additional information including the heights and materials of the proposed fences will be
needed.
Lot Area:
3.It was noted that the lot area is shown incorrectly under the “Planning Data” heading on
Sheet A0.0 of the building plans. Please correct the lot area on the building plans and also indicate the
lot area on the site plan.
Height Calculations:
4.Please respond to the following comments regarding the height calculations:
a.The building elevationsindicated “AEG”, but the height calculations must be based on the average
originalgradenot average existing grade. Please correct the height calculations so that the
maximum allowed height is based on the average originalgrade and correct all references to reflect
the fact that the height calculations arebased on average original grade, not average existing grade.
b.Correct any discrepancies between the labels and elevations of Points B andD. It appears theywere
labeled incorrectly on the site plan, as the elevation of Point B isstated as 100.58’ on the site plan
and 99.78’ within the height calculations, and the elevation of Point D is stated as 99.78’ on the site
plan and 100.58’within the height calculations.When correcting the labels of Points A through D,
please draw either a point or an “X” to denote the locations of each corner of the height rectangle.
c.The average grade is stated as 99.905’ and maximum and proposed elevations are stated as 124.905’
on the site plan, but all of these numbers are rounded down on the building elevations. Please use
consistent numbers between the site plan and building elevations.
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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-6zone is 35 percent of the net lot area. Please providelot
coverage calculations on your site planseparate from the impervious surface calculations.The lot
coverage calculations must include a breakdown of the areas of the footprints of the proposed house,
existing garage, existing shed, and any other existing or proposed structures. It appearsthat the second
floor deck is entirely over the first floor living space, but if the deck extends past the lower floor, then
the deck must be included in the lot coverage calculations too. In addition to providing the total
proposed lot coverage in square feet, please also calculate the lot coverage as a percentage of the net lot
area.
Seismic Hazard Area:
6.Thank you for providing a geotechnical report dated December 2, 2013 by
Geotech Consultants, Inc. Please respond to the following comments related to this report:
a.The report states that the project is a second story addition to the existing residence, not a new
single-family residence and reroofing oftheexisting garage. Additionally, Page 3 of the report
states: “Geotech Consultants, Inc. should be allowed to review the final development plans to verify
that the recommendations presented in this report are adequately addressed in the design…” Since
the scope of work is different than what Geotech Consultants, Inc. initially reviewed and since they
have stated that they want to review the final development plans, please provide them with the
project plans and ask them to writean addendum to their initial report confirming the actual scope
of work, stating that they have reviewed the project plans, and confirming whether the information
stated in their December 2nd report is still valid or if there are any changes in their conclusions
and/or recommendations.
b.Due to the site’s location within a mapped Seismic Hazard Area, the geotechnical report must
address the applicable critical areas requirements of ECDC Chapters 23.40 and 23.80. In particular,
the report mustmeet the report requirements of ECDC 23.80.050.H and must specifically address
the project’s compliance with the development standards of ECDC 23.80.060.Please have Geotech
Consultants, Inc. address the applicable critical areas code requirements in their addendum to their
December 2nd report.
Please submit three copies of your revised site plan (including one reduced copy) and two copies of any
revised building plan sheets to aDevelopment 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
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