BLD20140462 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 19, 2014
Mr. Joseph Herr
Burnstead Construction LLC
Email: joe@burnstead.com
RE: PLAN REVIEW COMMENTSFOR PLANCHECK #BLD20140462
TH
WOODVALE LOT 1, NEW SFR,LOCATED AT 23724 105PL. W
Dear Mr. Herr:
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.An error was noted in the dimension of the eastern building façade on the site plan (i.e. this
dimension is noted as being 50”, but appears to be 50’). Please verify the distances of all dimensions
written in on the site plan and make any necessary corrections.
Setbacks:
2.The minimum required setbacks for the subject siteare as follows:
Street=25’ from the northern property line
Sides = 7.5’from the western and eastern property lines
Rear = 15’ from the southern property line
Based on the dimensions provided on your site plan, it appears that the proposed house may be on a
slight angle (i.e. the southwestern corner of the house is indicated as 22’-11 ½” from the southern
property line, while the southeastern corner of the house is indicated as 23’-6” from the southern
property line). This slight angle in the house causes potential issues with the minimum required
setbacks. The front of the house is labeled as being both 25’-4” and 24’-10” from the northern property
line; however, a minimum 25-foot street setback is required. Additionally, although the sides of the
house are indicated as being 7’-6” from the side property lines, if the house is in fact on a slight angle,
this would cause one of the side setbacks to be slightly less than the required 7.5’ side setback.
Therefore, please revise the location of the house so that it complies with the minimum required
setbacks stated above. In order to confirm compliance with setback requirements, please provide the
shortest distancesfrom allcornersof the house to all property lines.
Height Calculations:
3.Please respond to the following comments regarding the height calculations:
a.Indicate the datum point utilized for the height calculations on your site plan including its location, a
description of what it is, and its elevation. The datum point must be a permanent point that will not
move during construction, such as the top of a fire hydrant, water meter lid, catch basin, etc.
b.Pursuant to ECDC 21.40.030,height is measured from the average level of the undisturbed soil of
the site. The site plan notes that the lot has been graded and cleared during the plat development
process. It is unclear if the elevations used to determine the average grade are fromthe original
contours (pre-grading for the plat improvements) or the post grading elevations. Please show both
the original elevations and the post grading elevations on the site plan and ensure the height
calculations are determined from the original grades.
c.The height rectangle must be the smallest rectangle that fits around the entire structure, including all
bumpouts and supporting posts and excluding up to 30 inches of eaves. It is unclear where exactly
Points A through D fall on the site plan. Please indicate the exact locations of Points A through D
and ensure that they are located such that they form the smallest rectangle that encompasses the
proposed residence including all bumpouts and supporting posts and excluding up to 30 inches of
eaves. When correcting the locations of Points A through D, please make any necessary revisions to
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their elevations to reflect the elevations of the original grade at each location. If any revisions are
necessary to the elevations of any of the four corners of the height rectangle, please update the
height calculations (i.e. average original grade, maximum permitted height, etc.) accordingly.
d.Indicate the elevations of the average original grade, maximum allowedheight, and proposed height
on the building elevation views.
e.Refer to Handout # B41 (enclosed) for additional information on height calculations.
Lot Coverage:
4.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 membersexcluding a maximum of 30” of
eaves. The maximum allowed lot coverage for the RS-8zone is 35 percent of the lot area. Thank you
for providing lot coverage information on the site plan. It appears, however, that the upper floor
bumpout (over the garage) was not included in the lot coverage calculations, which would cause the lot
coverage to be slightly above the maximum allowed. It should be noted that when conducting the lot
coverage calculations, fractions cannot be rounded down.
Therefore, please revise the dimensions of the proposed house as needed (all revisions must be reflected
on both thesite plan and all applicable building plan sheets) and provide a breakdown of the lot
coverage calculations including the entire footprint of the residence, garage, covered patios, any eaves in
excess of 30”, etc. The proposed lot coveragemust be stated in square feet and calculated as a
percentage of the netlot area.
When correctingthe lot coverage calculationson the site plan, please also update the note regarding
“roof coverage”since this term is not used on the site plan. Instead, this note should be revised to
reflect that was done for the lot coverage 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
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