BLD20131404 Plan Review Comments - 2nd Review.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
March 18, 2014
Mr.Chris McGinness
Email: cmcginness@frontier.com
RE: PLAN REVIEW COMMENTSFOR PLANCHECK #BLD20131404
MCGINNESS RESIDENCELOCATED AT 726 SPRAGUE ST.
Dear Mr. McGinness:
I have reviewed your resubmittal of February 26, 2014 for 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:
SitePlan:
1.Thank you for making the requested corrections to your site plan. Please further revise the
site plan to address the following:
a.In revising the site plan, the shading of the covered porch is the same color as the shading of the
front walkway and the walkway on the east side of the residence. For clarity, please update the
shading such that the shading of the portions of the structure (i.e. covered front porch and garage)is
different than the shading of the paved surfaces (i.e. driveway,front walkway, and walkway on east
side of residence).
b.When printing out the final copies of the site plan(Sheet P2), pleaseverify that the reduced copy
matches the full-sized copy. For example, some changes were made by hand to the full-sized
copies, but not the reduced copy such as the maximum allowed height and proposed height as well
as the removal of the previously proposed datum point.
Topographyand Height:
2.Please address the following comments regarding the topography of the site
as well as the height of the proposed residence:
a.January 29, 2014 comment:ECDC 21.40.030 defines “height” as “the average vertical distance
from the average level of the undisturbed soil of the site covered by a structure to the highest point
of the structure.” As such, height calculations must be based on the average originalgrade. This
was also included as a condition of approval when the property was subdivided in 1982 under File
No. S-8-80. The subdivision documents (S-8-80) include a grading and drainage plan that was
received by the City on March 26, 1980 (enclosed for reference). Please revise the site plan to
indicate original grade contours consistent with those indicated on the grading and drainage plan
from the subject subdivision. In addition to indicating original grade contours, please also indicate
contour lines for existing grade and proposed grade utilizing different line styles.
March 18, 2014 comment:Thank you for adjusting your site plan; however, the topography lines
that were added to your site plan from the 1980 grading and drainage plan from File S-8-80were the
proposed contour lines at that time, not the pre-existingcontours.The dashed lines on the 1980 plan
indicate the original (pre-existing) grades, and the bold lines on the 1980 plan indicate the contours
that were proposed at that timefollowing the proposed fillingactivities.Please re-adjust your site
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plan to address the above commentfrom staff’s January 29letter, keeping in mind that the original
gradecontours are the dashed linesindicated on the 1980 grading and drainage plan (enclosed for
reference).Thus, your site plan will include three line styles for three different grades: proposed
grade, existing grade per 2013 survey, and original (pre-existing) grade per 1980 grading and
drainage plan(File S-8-80).
b.January 29, 2014 comment:Please correct the elevations of Points A through D of your height
rectangle to accurately reflect the originalgrades of each of these points and update the height
calculations accordingly. In updating your height calculations, please keep in mind that the
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numbers cannot be rounded up. Additionally, all corrections to the elevations of the average grade,
maximum permitted height, and proposed height must be indicated on both the site plan and the
building elevations (Sheet A1).
March 18, 2014 comment:As discussed above, the incorrect grade lines were transferredto the site
plan from the 1980 grading and drainage plan from File S-8-80. After revising the site plan to
indicate the original (pre-existing) contours, please revise the elevations of Points A through D of
your height rectangle to reflect the original (pre-existing) grades at these corners.Once the
elevations of Points A through D are revised, please update the height calculations and indicate the
elevations of the averageoriginal grade, maximum allowed height, and proposed heighton both the
site plan and the building elevation views. Unfortunately,due to the previous filling activitieson
the site, this will decrease the maximum allowed height below that which was previously calculated
since the initial calculations were based on the existing grade,not the original gradefrom 1980.It
appearsthat the height of the proposed residence will need to be reduced in order to comply with the
corrected height calculations.
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
Enclosure: Grading and Drainage Plan received 3/26/80(File No. S-8-80)
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