BLD20160179 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
March 24, 2016
Mr. Robin Kearsley
Kearsley Homes Inc.
Email: r@kearsleyhomes.com
RE: PLAN REVIEW COMMENTSFOR PLANCHECK #BLD20160179
THERRELL ADDITION/REMODELLOCATED AT 8609 TALBOT RD.
Dear Mr. Kearsley:
I have reviewed the above building permit application for the Planning Division, and it was found that the
following information, corrections, or clarifications will need to be addressed before review can continue:
Site Plan:
1.Please respond to the following comments regarding your site plan
.
a.Your site plan states a scale of 1” = 20’; however, it was not printed at such a scale, so staff is
unable to verify certain distances and dimensions. Please reprint your site plan so that it is
accurately to a scale of 1” = 20’.
b.Based on the elevation views, it appears that a portion of the upper floor cantilevers over the lower
floor. Please indicate all cantilevers on the site plan.
c.Label the front porch as being covered.
Elevation View:
2.Provide an elevation view of the proposed deck on the northern side ofthe residence.
Setbacks:
3.Pleaserespond to the following comments regarding the minimum required setbacks:
a.Pursuant to ECDC 16.20.040.B, “eaves and chimneys may project into a required setback not more
than 30 inches.”The building plans indicate 4-foot eaves around the entire residence; however, no
more than 30 inches of eaves may project into the minimum required setbacks. Therefore, the
location of the proposed garage will need to be shiftedand/or the width of the eaves will need to be
reduced in order to comply with setback requirements. Additionally, since the eastern side of the
residence does not currently comply with the minimum required 10-foot side setback, the eaves on
this portion of the house cannot be expanded beyond what is existing.
b.The proposed garage must comply with the minimum required 10-foot side setback from the
western property line. Since the western property line is not parallel with the western wall of the
proposed garage, please indicate the shortest distance from the southwestern corner of the garage to
the western property line.
Height Calculations:
4.Please respond to the following comments regarding the height calculations:
a.Your site plan indicates a datum point of 100’, but it does not indicate what was used as the datum
point. Please indicate what was used as the datum point keeping in mind that this must be a
stationary point that will not move during construction, such as a water meter, catch basin, manhole
cover, etc.
b.Pursuant to ECDC 21.40.030.B, the height rectangle utilized for conducting the height calculations
must be “the smallest rectangle which will enclose all of the building, excluding a maximum of 30
inches of eaves.” Your plans indicate 4-foot eaves. Thus, the height rectangle will need to be
modified in location in order to only exclude 30 inches of the eaves. Please revise the location of
the height rectangle and update the elevations of Points A through D accordingly.
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c.The elevation of Point B appears to be inconsistent with the topography lines. Pleasecorrect the
elevation of Point B and/or the topography linesas necessary to accurately reflect the original grade
at this location.
d.After the elevationsof PointsAthrough D are updated as discussed above, the average original
grade and maximum allowed height will need to be re-calculated, keeping in mind that the numbers
utilized for the height calculations cannot be rounded up.
e.If any changes are made to the average original grade, maximum allowed height, and/or proposed
height in response to the above comments, please be sure to not only update these numbers on the
site plan, but also as shown on the building elevation views.
Lot Coverage:
5.Lot coverage is defined as the total ground coverage ofall buildings or structures on a
site measured from the outside of external walls or supporting members excluding a maximum of 30” of
eaves. Since the eaves are proposed to be larger than 30”, the portion of the eaves in excess of 30” must
be included in the lot coverage calculations. The lot coverage calculations must also include the portion
of the upper floor that cantilevers over the lower floor, the proposed deck, covered front porch, etc.
Please provide a breakdown of the lot coverage calculations in order to confirm that all necessary
elements have been included in the calculations. In addition to providing the proposed lot coverage in
square feet, please also calculate it as a percentage of the lot area. The maximum allowed lot coverage
within the RS-20 zone is 35% of the lot area.
Landslide Hazard Area:
6.Please respond to the following comments related to the Landslide Hazard
Area:
a.The subject site contains and is adjacent to a slope that is steep enough to be considered both a
Landslide Hazard Area and Erosion Hazard Area as defined within ECDC Chapters 23.40 and
23.80. Pursuant to ECDC 23.80.070.A.1, the minimum required buffer as measured from the top of
the slope is equivalent to 50 feet or the height of the slope, whichever is greater. A 15-foot critical
areas setback is required in addition to this buffer. Since improvements are proposed within the
minimum required buffer and critical areas building setback, a report prepared by a qualified
geotechnical engineer must be submitted. The geotechnical engineer must review all proposed
improvements including the new deck and stairsand any modifications to be made to the exterior of
the site within the minimum required buffer and building setback. The report must address all
applicable requirements of ECDC Chapters 23.40 and 23.80, including but notlimited to Sections
23.80.060 and 23.80.070.
b.Indicate the shortest distance from the top of the Landslide Hazard Area to the proposed
improvements.
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 8:00am and 4:30pm, and Wednesdays between 8:30am and noon.
.
If you have any questions, feel freeto contact me at (425) 771-0220or Jen.Machuga@edmondswa.gov
Sincerely,
Development Services Department -Planning Division
JenMachuga
Associate Planner
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