BLD20140919 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
October 24, 2014
Mr. Kevin Mavis
K&M’s Home Construction, LLC
Email: kmavis@kandmhomes.com
RE: PLAN REVIEW COMMENTSFOR PLANCHECK #BLD20140919
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LINDGRENSINGLE-FAMILY RESIDENCELOCATED AT 17222 76AVE. W.
Dear Mr. Mavis:
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 make the following corrections to your site plan:
a.Indicate the fireplace bumpout on the southern side of the residence.
b.Indicate the portion of the upper floor that cantilevers over the lower floor on the eastern side of
the residence (where the bedroom extends over the den by one foot).
c.Since the subject site contains a vehicular access easement, net lot area must be provided in
addition to the gross lot area.Net area is the gross (total) area excluding the area of any
vehicular access easements. Please indicate both the gross and net areas on the site plan.
d.The site plan is difficult to follow due to the use of the same line styles throughout. Please
utilize varied linestyles to help avoid confusion. For example, the property lines and the
footprint of the residence could be made a bold line style in order to help distinguishthese lines
from the dimension lines.
e.Provide three large-format copies of your revised site plan and one reduced-format(8.5”x11”or
8.5”x14”) copy.
Height Calculations:
2.Please respond to the following comments regarding the height calculations:
a.Your plans indicate that a “tack”was utilized as the site benchmark. Please provide further
description of where this tack is located. The datum pointfor the height calculationsmust 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.When calculating the average grade, the numbers cannot be rounded up. Please revise the
average grade and maximum allowed heightas indicated on the site plan and building
elevations accordingly.
c.Indicate the elevation of the proposedheight on the site plan.
Lot Coverage:
3.Lot coverage is defined as the total ground coverageof 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-12zone is 35 percent of the net lot
area. Thank you for providing lot coverage calculations on the site plan. Please revise the
calculations, however, to ensure that all portions of the structure are included (excluding up to 30”
of eaves). Thus, the portion of the upper floor bedroom that cantilevers over the lower floor den
must be included in the lot coverage calculations. Additionally, the lot coverage must be stated in
total square feet as well as calculated as a percentageof the netlot area.
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Critical Areas Report:
4.Thank you for providing a “Resident Fish Presence/Absence Survey
Report”by Wetland Resources, Inc. and dated July 28, 2014.Please address the following
comments regarding this report:
a.Thereport referencesParcel No. 27040700402100. This parcel, however, is located
approximately 400 feet south of the subject site. It appears there may have been a typo in the
parcel number stated in the report, but this cannot be confirmed since a vicinity map was not
provided with the report. The report must conclusively determine the stream type wherethe
stream flows adjacent to the subject site. Thus, the stream type must be determined along
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Parcel No. 27040700401100 (addressed 1721876Ave. W)and Parcel No. 27040700400900
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(addressed 17228 76Ave. W).Please have Wetland Resources, Inc. either provide an updated
report addressing the stream type along theseneighboring parcelsor provide a letter confirming
that there was an error inthe parcel number indicated within the report and referencingthe
correct addressesand parcel numbersof the location where the stream was assessed.
Additionally, with the addendum, please have Wetland Resources, Inc. provide a vicinity map
indicating the locationofthe stream that was assessed.
b.Additional information must be provided inorder for staff to determine compliance with the
minimum required streambuffer and critical area building setback. Please revise your site plan
to clearly indicate the location of the existing stream on the adjacent properties to the south and
west of the subject site. Additionally, please indicate the minimum required 50-foot buffer (as
required for Type Np streams and measured from the ordinary high water mark pursuant to
ECDC 23.90.040.D.1) and 15-foot critical areas building setback(as required from all critical
areas buffers pursuant to ECDC 23.40.280).
c.If necessary, the location of the proposed residence must be revised in order to comply with the
minimum required critical areasbuffer and building setback.
Please submit three copies of your revised site plan (includingone 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 8:00am and 4:30pm, and Wednesdays between
8:00am 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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