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VARIANCE APPLICATION
May 3, 2004
SITE: 24110 80 Ave. West
Edmonds, Wa. 98026
OWNER: Shaun Leiser
17921 Linden Ave. N
Shoreline, Wa. 98133
I How does the proposal meet the Special Circumstance Criteria? What special
circumstances such as lot size, shape, topography, stream location, wetland
location, or other unusual problems are causing an impact, which would require a
variance?
ANSWER: The site at 24110 84h Ave W. has two street frontages instead of just
one. The west street frontage is facing SRI 04 and the south street frontage is
facing 0h Ave. W. (cul-de-sac). With that being a factor it requires to have
greater setbacks on two sides instead of one. Looking at a standard lot with two
street frontages it would be considered a comer lot but not in this case, if you look
at the attached document you can see that the subject property is an irregular
shape and it does not situate itself in a normal comer lot configuration. In general
a standard comer lot would have access to both street frontages, in this case the
lot does not allow this because of SRI 04. Again by looking at the attached docs
you can see that the state has erected a large chain link fence along the west
property line along with a cul-de-sac turn around that does not allow any' access to
SRI 04. The state has already established a large setback of thirty feet at a
minimum on up depending on the point of the property from which you pull. With
a large setback already being established it would make sense to allow a setback
reduction in this case. The reduction would then allow for a more feasible and
workable project.
Explain why the proposal is not a Grant of Special Privilege. Is the proposal
something that is allowed to other property owners in the vicinity, but would be
disallowed on your property if the variance is denied?
ANSWER: The proposal is not a grant of special privilege because of the
irregular shape of the lot and how it is situated between SRI 04 and 84 th Ave. W.
Other neighboring properties have only one street frontage allowing them to
increase their building footprint area possibilities.
3. Explain how the proposal is consistent with the Comprehensive Plan. (Ask a
Planner for the Comprehensive Plan Designation for your property.)
ANSWER: The proposal is consistent with the comprehensive plan because it
does not change anything except for a setback reduction of five feet.
4. Explain how the proposal is constant with the purposes of the Zoning Ordinance
and with the Zone district in which the property is located.
ANSWER: The proposal is consistent with the zoning Ordinance because the project
is staying with in the allowed number of building units for the size of the property.
The applicant is asking for a setback reduction in this case and is not asking to rezone
the parcel to some other zone that is not consistent with the rest of the neighborhood
or adjacent zones.
5. Explain how this proposal meets the criteria of Not Detrimental. Will the portion
of your proposal for which you seek a variance cause a loss of property value,
scenic view, or use of surrounding properties? Will the portion of the project for
which you seek a variance be physically injurious or harmftil to any person on
your property or surrounding properties?
ANSWER: The proposal will not cause a loss of property value; in fact this
proposed project will increase the property values in the area. No views or use of
property by surrounding owners will be altered because the variance is for a
setback reduction and the location of the setback is on the SRI 04 side there is no
other parcels on that side that would be affected. The proposal would not be
harmful to anyone or the surrounding properties because what is being proposed
is not dangerous or detrimental.
6. Explain how the proposed variance is the Minimum Variance needed to
accommodate the proposed project, or why there is no alternative other than a
variance in order to complete this project.
ANSWER: The proposed variance is the minimum necessary to accommodate the
proposed project because what is proposed is the minimum setback that is needed
to maintain a more uniform setback as shared by others.
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ARCHITECTURAL DESIGN BOARD
STAFF REPORT
August 4, 2004 Meeting
PLANNING DIVISION
ADVISORY REPORT AND RECOMMENDATIONS
To: The Architectural Design Board
From: C,�4C�_
Star Campbell, �lanning
Date: YUNE 30,2004
ADB-2004-54: Application by Shaun Leiser for a new 5-unit multi -family
development. The subject property is located at 24110 84 th Ave. W.
and is zoned Multiple Residential (RM-2.4).
A. Applicant/Property Owner
Shaun Leiser
17921 Linden Ave. N.
Shoreline, WA 98133
B. Site Location: 24110 84th Ave. W.
C. Introduction:
This is an application to redevelop a multi -family zoned lot that currently has a single-family house located
on it. The development will consist of four separate buildings. Three of these buildings will be single-
family detached units. One of the buildings will contain two units. The units face toward the center of
the site and the drive aisle that accesses the site from 84 th Ave. W. Each building has garage parking and
there are two outside parking spaces.
D. Background:
1. Zoning: The property is zoned Multiple Residential (RM-2.4).
2. Environmental Review: The proposed project is subject to the State Environmental Policy Act
(SEPA). The applicant has submitted an Environmental Checklist and a number of studies to
support it. On June 6, 2004, the City issued a Mitigated Determination of Nonsignificance. Both
the City and the Applicant have complied with the State Environmental Policy Act.
3. Issues: Staff must confirm the compliance of the project with the bulk standards of the RM-
2.4 zone and other city regulations like parking. The Architectural Design Board must determine
whether the proposal is consistent with the design review criteria found in ECDC 20. 10 and 20.12
and also with the City's Urban Design Guidelines. In the Urb an Design Guidelines, the proposal
falls under the direction of the General Standards for Multiple Family Residential Development.
Page I of 7
Staff Report for ADB-2004-54
Multifamily Development at 24110 84 1h Ave. W.
E. Development Code and Comprehensive Plan Compliance:
The following is staff s analysis of the project's compliance with the Edmonds Community Development
Code and the City's Comprehensive Plan. Please refer to the materials submitted by the applicant
including a site plan, landscape plan,
1. ECDC 16.30 — Multiple Residential Zone Uses and Development Standards:
a. The Multiple Residential (RM-2.4) zone provides for multi -family development as a pennitted
primary use and allows a density of one unit for every 2,400 square feet of lot area. The subject
lot has 13,201 square feet and is allowed to be developed with five units.
b. ECDC 16.75.020 is the table that articulates the bulk standards of the RM-2.4 zone. These are
15 feet Street Setbacks, 10 foot Side Setback and 15 foot Rear Setback, 25 foot height limit
with provisions for 5 additional feet for a building with a roof that has a pitch of 4:12 or
greater.
c. The applicant has applied for a variance to reduce the 15' street setback from the property line
that is adjacent to Edmonds Way to 10'. The site plan shows that the setbacks from the other
property lines appear to have been met.
d. The applicant has submitted some general height calculations on the plans that indicated that
the buildings will not exceed the maximum height of 30' and the pitch of the building roofs are
greater than 4:12.
e. A condition which requires the ongoing compliance of the individual parts of the project with
this code section through construction/building permit review stage would be appropriate.
2. ECDC 17.50 Parking:
a. For multi family development, parking is required based on the number of units and the number
of bedrooms in each unit. 1.2 stalls/studio unit, 1.5 stalls/I bdrin unit, 1.8 stalls/2 bdrm unit and
2 stalls/3 and greater bdn-n units.
b. Since each of the five units has three bedrooms, ten total spaces are required on site. As noted
on the site plan, eight spaces are provided in garages with two surface stalls with a total of 10
stalls on site.
3. ECDC 18.45 Land Clearing and Tree Cutting:
a. This chapter regulates the clearing of land and the cutting of trees on all underdeveloped
properties and in areas of steep slopes or other environmental significance. In this case, the
property is underdeveloped at this time and the site contains some large existing trees as
indicated on the survey (Attachment 5).
b. Projects, such as this one, that are subject to review by the Architectural Design Board (ADB)
are exempt from the pen-nitting process of this chapter. However, the project is still subject to
the direction the chapter gives in regards to tree removal.
c. One of the purposes of the chapter is the promotion of si te development practices that are
consistent with the site's topographic and vegetation features.
d. The chapter emphasizes the importance of maintaining certain vegetation and that clusters of
trees provide benefits such as wind protection, the abatement of noise, and the reduction of air
pollution. The chapter states that trees shall be maintained to the maximum extent feasible.
Page 2 of 7
Staff Report for ADB-2004-54
Multifamily Development at 24110 84'h Ave. W.
F.
e. The chapter also specifically recognizes that certain factors (e.g., disease, danger of falling,
etc.), proximity to existing and proposed structures and improvements, interference with utility
services, and the realization of a reasonable enjoyment of property may require that certain
trees be removed.
f As shown on the survey (Attachment 5), this site has some significant trees. These include
some fairly large fir and hemlock trees and a large madrona. This landscape plan (Attachment
3) also notes some existing Leylandii Cypress. These trees are mainly located near the
perimeters of the site. The locations of the trees, along with the fact that property is not
significantly sloped and is not likely to require an extensive amount of grading are factors that
should aid in retaining as many of these existing trees as possible.
The landscape plan only notes that some of the existing trees will be saved and that some will
be saved "where feasible". It would be appropriate for the Design Board to consider, as a
recommended condition of approval, that as many of the existing, healthy trees on the site be
incorporated into the proposed landscaping as is feasible. This condition could allow trees that
are found to be dead, damaged or diseased to be removed. It would also allow trees that would
obviously be in the way of the required site improvements to be removed.
h. This recommended condition of approval would help to ensure that the proposal is consistent
with the Land Clearing and Tree Cutting Chapter.
4. ECDC 20.15B Critical Areas:
a. The applicant has submitted a Critical Areas Checklist for the property. The City, upon review
of the checklist and inspection of the site, has found that the site does not appear to have what
are considered Critical Areas by the Edmonds Community Development Code.
5. Comprehensive Plan:
a. Ile Comprehensive Plan lists the following goals and policies for multi-farriily development
that pertain to this project:
C.2.b.i. RM developments should preserve the privacy and view of
surrounding buildings, wherever feasible.
C.2.b.iii. The design of RM buildings located next to RS zones should be
similar to the design idiom of the single family residence.
C.2.c.i. The nonstructural elements of the building (such as decks, lights,
rails, doors, windows and window easements, materials, textures and colors)
should be coordinated to carry out a unified design concept.
C.2.c.ii. Site and building plans should be designed to preserve the natural
features (trees, streams, topography, etc.) of the site rather than forcing the
site to meet the needs of the imposed plan.
b. The design of the site is generally consistent with these goals and policies.
c. The retention of as many trees on the site as possible with ensure the projects consistency with
the Comprehensive Plan.
Staff Analysis of Design Criteria and Urban Design Guidelines:
The following is an analysis of the project's compliance with ECDC Chapters 20.10 and 20.12 and the
Urban Design Guidelines. This project is subject to the specific standards for Multi -Family Residential
as outlined in the Urban Design Guidelines (see Attachment 10).
Page 3 of 7
Staff Report for ADB-2004-54
Mtdtifarr6ly Development at 24110 84'h Ave. W.
1. Site Design:
a. Site Organization: Refer to site plan, Attachment 2. Access to the site is from 84 th Ave. W.
The buildings face the interior of the site, clustered around what the site plan refers to as a
parking court. Parking is actually mainly provided in garages in each of the units. Three of the
units have a two -car garage and two of the units have a one -car garage. The remaining two
parking spaces required for the development are located to the south of the site off the driveway
near the site's entrance. Concrete walkways provide a significant breakup of the asphalt
driveway and parking court. This is consistent with the direction of the Design Guidelines to
provide pedestrian access to buildings on a site.
b. Landscaping: Refer to the landscape plan, Attachment 3. The Design Guidelines state
that landscaping should be used to complement building and site design and buffer streets and
buildings. The applicant's landscape plan is labeled as "conceptual" but actually contains a fair
amount of detail. The plan includes a mix of evergreen and deciduous trees, different sized
shrubs, groundcovers, and lawn. Types of plants are grouped with some different species listed
under the group but the specific species are not labeled on the plan. For example, the plant key
identifies cherry, dogwood, and crabapple under "small flowering tree" and the plan shows the
location of each "small flowering tree" but does not note the type of tree. Staff should be able
to review a landscape plan with the building permit that notes the specific type of "small
flowering tree", "flowering shrub", "groundcover", etc. to ensure that the variety of the listed
plants are maintained in the landscape plan. A condition that specifies this would be
appropriate.
The pen'meters--of-the-site-ar-e-landscap—ed as well as the areas between the buildings. An
existing photinia hedge just outside of the property line that is adjacent to Edmonds Way will
be continued within the site boundaries to the southwest comer of the site. Some existing trees
are noted to remain. One group that is noted though is not actually on the property but on the
adjacent SR-104right-of-way. There are also some significant evergreen trees mainly near the
northeast comer of the site as well as a large madrona near the northeast comer of the site that
have not been included in the proposed landscaping. The Design Review Criteria state that
vegetation removal shall be minimized. As also recominended in the above Section E.3 of the
Staff Report, the landscape plan only notes that some of the existing trees will be saved and that
some will be saved "where feasible". It would be appropriate for the Design Board to consider,
as a recommended condition of approval, that as many of the existing, healthy trees on the site
be incorporated into the proposed landscaping as is feasible*4his condition could allow trees
that are found to be dead, damaged or diseased to be removed, as well as trees that would
obviously be in the way of the required site improvements.
Streetscape: The Design Guidelines state that in areas where a portion of the City right-
of-way will remain unimproved, the developer will be required to install landscaping between
the property line and the improved portion of the right-of-way. It appears that there is a portion
of the 84 1h Ave. right-of-way adjacent to the property that is unimproved. The landscape plan
generally notes existing plant material to remain in this -area. Specific engineering
re n lear at �tis time. During the review of the
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building permit, it would be approprn to r�eview a �more ettai eiZndscape plan for this
location. More details on the landscaping should show the retention of existing vegetation, if
appropriate, and the supplementation of existing vegetation with shrubs and groundcover. This
should be coordinated with any improvements required by the Engineering Division. A
condition to this effect would ensure that the project is consistent with this section of the
Design Guidelines.
Page 4 of 7
Staff Report for ADB-2004-54
Multifamily Development at 24110 84 1h Ave. W.
2.
d. Lighting: The applicant has included light details that show the types of lights proposed for -
the buildings. No other site lighting is shown in the plans but if any is proposed with the
review of the building pen -nit, it should be primarily low and oriented downward and consistent
in design with the building lights. This would be consistent with the direction for lighting in
the Design Review Criteria.
e. Screening: The Design Guidelines state that utility vaults, heating and cooling
equipment, and other equipment should be screened from public view by vegetation or walls.
The plans do not show any utilities or mechanical equipment. Since nothing is shown, it is
assumed that nothing will be visible. If equipment is required that will be visible, the applicant
will need to demonstrate how itis screened. 04-4 40-V pv�lj
f. Dumpster Enclosures: Trash enclosures must be screened with solid wood or masonry fencing,
with slatted chainlink allowed for enclosure gates. Additional screening may be required if
enclosures are located in a conspicuous location. The plans do not show a dumpster enclosure.
It is assumed that the intension is for the cans to be hauled to the street on pick up days. If
there is a dumpster enclosure to be located on the site, it will need to be appropriately screened.
g. Context: The Design Guidelines state that buildings and site development should
be designed to fit in with their surroundings. Generally, the surrounding properties are
developed with multi -family developments. The proposal is consistent with this.
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Building Design:
a. General: As indicated immediately above, the Design Guidelines state that
buildings should be designed to fit into the context of the surrounding areas. The proposed
residential building styles are consistent with surrounding development.
b. Materials: The Design Guidelines state that materials and colors should
complement what is used in the neighborhood. The materials proposed, like the design of the
building are residential in nature and include horizontal and vertical siding, cedar shingles, and
composition roofing.
Shapes and Forms: The Design Guidelines state that a building should have a design theme
carried throughout its shapes and forms and that these elements should be applied on all sides
consistently. Typical forms listed for residential development include porches, dormers, and
hip / gable / shed roofs. Large, massive, unbroken roof and wall lines are to be avoided. The
design theme can be seen by examining the elevations and perspective drawings. Gabled roofs
are used consistently. All the units also have a small bump -out for a second floor powder room
that also acts as a covered entry for the front porch. The three single unit buildings also have
main floor garages that project out substantially farther than the second and third floors and
also create second floor decks.
d. Details and Fenestration: The Design Guidelines list smaller window sizes, overhangs, and
soffits as types of details typical for residential development. They state that buildings should
have details that define the entry such as porches, arches, awnings, or shutters. Modulation of
walls, texture, materials and windows are to be used to break up the appearance of walls.
Porches, small window sizes, overhangs, and soffits are all details that have been incorporated
into the proposal. Also, the different types of siding used (horizontal and vertical siding, cedar
shingles) create different textures and along with trim bands, help to break up the walls. This
can be seen by reviewing the elevations and perspective drawings (Attachments 4 and 6).
Page 5 of 7
Staff Report for AD13-2004-54
Multifamily Development at 24110 84" Ave. W.
e. Size, Height, and Bulk: The Design Guidelines state that multi -family development should
indicate its residential use by a human scale of development. Larger buildings should be
broken into house -size elements by articulating and modulating the facades and roofs. The
actual physical modulation of each of the buildings is not highly substantial, although there are
some bump -outs (see above Section Q. However, the fact that the five proposed units are
broken up into four different buildings allows this development to have a much more human
scale. All the units that the density allows on the lot have not been put into one or two large
buildings. The proposal instead is for three much smaller, individual unit, town -house style
buildings and one two -unit town -house style building.
f. Transitions: The Design Guidelines give direction for building height and design
where a multi -family zone is adjacent to a single-family zone. This does not apply as there is
no single-family zone adjacent to the site.
F. Summary:
I . With the proposed conditions, staff feels that the development is consistent with the bulk standards,
use requirements and other regulations of the Zoning Ordinance. The Hearing Examiner will decide
whether to grant the setback variance requested by the applicant.
2. It is up to the Architectural Design Board to detennine whether a recommendation can be made to the
Hearing Examiner that the project is consistent with the Urban Design Guidelines.
3. It is up to the Architectural Design Board to detennine whether the project is consistent with the
requirements of the criteria of ECDC sections 20.10 and 20.12. Typically, compliance with the Urban
Design Guidelines indicates compliance with the Design Review Criteria.
G. Recommendation:
Staff has found the proposal will meet the requirements of the zoning ordinance with the approval of the
setback Variance. If the Board finds that the proposal is consistent with the Comprehensive Plan and
other adopted city policies and satisfies the criteria and purposes of ECDC section 20. 10, ADB Criteria
and ECDC section 20.12, landscaping, Staff recommends the Design Board recommend to the Hearing
Examiner approval of the design of ADB-2004-54, with the following conditions:
I . Individual elements of this project are required to meet all applicable city codes or obtain a
Variance. It is the responsibility of the applicant to apply for all necessary permits.
2. The applicant shall revise the landscape plan to include as many of the existing significant and
healthy trees on the site as is feasible. Certain proposed plants may be omitted from the landscape
plan where their placement would be precluded by the retention of existing trees on the site.
3. With submittal of the building pen -nit application, the landscape plan for the site should show the
specific plants to be used rather than general categories of plants. Staff shall review to ensure that
appropriate types are used in specific locations and that diversity is maintained within the plan.
4. The applicant shall revise the landscape plan to show more detailed landscaping for the currently
unimproved 84 th Ave. right-of-way immediately adjacent to the site. The plan should show the
retention of existing vegetation in this area, if appropriate, and the supplementation of existing
vegetation with shrubs and groundcover. This should be coordinated with any improvements
required by the Engineering Division. W'Ie-AL
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Page 6 of 7
Staff Report for ADB-2004-54
Multifarrffly Development at 24110 84'b Ave. W.
Attachments:
1. Zoning and Vicinity Map
2. Site Plan
3. Landscape Plan
4. Perspective Drawings
5. Survey
6. Building Elevations
7. Floor and Roof Plans
8. Lighting Detail
9. Color Samples
10. Urban Design Guidelines — Multi -family Residential Development
Page 7 of 7
Zoning and Vicinity Map
Attachment 1
File No. ADB-2004-54
GENERAL NOTES
I. C-ONTIR-ACTOR SHALL BE P-ESPONS15LE FOR ALL SAFETY
PRECAUTIONS AND THE METHODS, 5EGUENCES OR PROCEMIRE5
REGUIRED TO PERFORM THE ViORK.
2. CONTRACTOR SHALL BE RESPONSIBLE FOR THE ERECTION
STAB L.ITY AND TEMPORARY SHORING AS NECESSARY UNTIL
I
FERMAQT SUPPORT AND STIFFENIN&S ARE INSTALLED.
3. SAFETY GLAZING SHALL BE PERMANENTLY LABEI r PER.
U5e- 2406-2.
TYPICAL PARTY WALL NOTES
I' PROVIDE SOUND TRANSM15SION CONTROL PER U5r_ SEC. 1206
AND PER RECOMMENDATION OF THE GYPSUM ASSOC. FIRE
RESISTANCE DESIGN MANUAL (LATEST EDITION)
2. PROVIDE APPROVED FLEXIBLE SEALANT AT ALL KALL
EDGES AND PENETRATIONS. (k""S SHALL BE AIRT16HT)
5. PROVIDE F;M51LIENT SLEEVES, MOUNTS, OR uNDERLAyMENTS
AT SUPPORTS FOR CONDUITS DUCTS PIPES, AND VENTS.
4. ELECTRICAL BOXES SHALL k OFF�T BY AT LEAST 24'
FROM BOXES ON OPPOSITE SIDE OF VIALL AND YOZAPPED
PiITH 2' MIN. FIBER INSULATION.
TYPICAL MECHANICAL NOTES
1. PILOTS, BURNERS, HEATING ELEMENTS AND SVJITCHES OF THE
FURNACE AND KATER HEATER SHALL BE A MIN. OF I&* ABOVE
THE GARAGE FLOOR.
2- PROVIDE SEISMIC STRAPS FOR THE FURNACE AND vjATER
HEATER AS REOUIREo By C�OVE.
5. GAS FIREPLACES SHALL BE FMI, MODEL DVF56, UL AND
ICE30,APPROVED AND INSTALLED PER MANUFACTURER'S
SPEC FICATION5. FIREPLACES SHALL BE PROVIDED INITH TIGHT
FITTING FLUE DAMPERS, OPERATED BY A MANUAL OP. APPROVED
AUTOMATIC, CONTROL. OUTSIDE COMBUSTION AIR SHALL BE
DU`_TEv INTO FIREBOX - MIN. 6 S=ARE INCHES VV VAMPER�
4. EXHAUST DUCTS SHALL TERMINATE OUTSIDE OF BUil-DiNG AND
SHALL BE EOUIPPED Y41TH BACKDRAFT DAMPERS.
S. CLOTHES DRYER SHALL BE EX14AVSTED To DUT51DE. MAX
LENGTH OF VENT 15 14'.
6. PLUMBING FIXTURES SHALL HAVE MAX. FLOA RATES AS FOLLOY45:
5HOYiER� 2.5 &ALA,1111,11
LAVS, 23 (SAL/MIN
TOILETS, 1.6 &AL/MIN
'I. HOT ANV C�OLV KATER PIPES LOCATED IN UNCONDITIONED
SPACES SHALL BE INSULATED To R-5 MIN.
a. Y'ATER HEATERS SHALL MEET THE REGUIREMENTS OF 1.15,
NAECA AND SHALL BE 50 LABELED.
TYPICAL SECURITY NOTES
1. ENTRANCE DOORS, PROVIDE LOCK VV DEAD E50LT LATCH
1/2* MIN- THROY4 AND 1/4' PENETRATION INTO STMKE.
2. SLIDING DOORS SHALL HAVE DEAD BOLTS OR OTHER
APPROVED LOCKING VEVICEq.
B. HINVOyt- SHALL HAVE INSIDE L_ATCHING VE14CES.
4. EVERY ENTRANCE DOOR SHALL HAVE A 1451TOR
OBSERVATION PORT, 54' (MINJ TO 66* (MAX.) ABOVE FLOOR.
S. PROVIDE SAFETY GLAZIN& PER U5r. SEC. 2406, AND
KHERE SHO'I"IN ON EXTERIOR ELEVATIONS.
TYPICAL STRUCTURAL NOTES
V41NO, EXPOSURE B, 50 MPH
SEISMIC ZONE 5
SNON LOAD 25 LBS.
SOIL BEARING CAPACITY 200opsF
FOR OTHER LOAD VALUES SEE STPUCTURAL DRI"11465, SHT 51.
FOR LUMBER AND PLYW-000 SPECIFICATIONS, SEE SHEET 51.
FIRE PROTECTION SYSTEMS
DEFERRED FOR SUBMITTAL UNDER SEPARATE PERMIT.
LEAD DESIGN PROFESSIONAL:
GENERAL CONTRACTOR:
SHAUN LEISER
SHAUN LEISER
SCL ENTERPRISES, LLC
51-L ENTERPRISES, LLC
1-7q2l LINDEN AVENUE N
M-121 LINDEN AVENUE N
SHORELINE, KA 116135
SHORELINE, ViA qaI55
206-2211-6055
206-22-4-6036
PROPERTY OWNER:
SURVEYOR:
SHAUN LEISER
BRENT EBLE
11-121 LINDEN AVENUE N
+SHORELINE,
EMERALD LAND wRvrzymo, INC.
KA qalaa
P.O. BOX 156114
206-22q-6036
MILL CREEK, KA q8�052
ARCHITECT:
425-55q-171qa
JERRY -V-IT!Na
CIVIL ENGINEER
JERRY 1; 7TING, ARCHITECT
DEAN HCV(SH
4114 PHINNEY AVE. N
DEAN HOLIGH AND ASSOCIATES
SEAT��E ViA qalftE.CEIV
6qib - lith STREET NE
206_ ;:_1500
- qa2o5-l4O'7
Soff;=12
-STRUCTURAL ENGINEER:
R055 BAHARMAST
GEOTECHNICAL ENGINEER:
ASCON -115LILTI- MAY.*A� M*Z,AN
1515 5rd STREET
KIR,KLAND, Y4A q8053
" AND ASSOCIATES, INC,
Iq2I3 KEINLAKE PLACE NE
425-022-50oq KENMORE, VJA 18025
PERMIT COLNft
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FF a 421.0
P
A 5
�47-. S +4245
:2411ro
a 42LO
6ARA6E
VIAQ CODE INFORMATION
KHOLE HOUSE FAN (3 BDRM,)
80 CFM (MINJ, 120 CFM (MAxj
SUPPLY VENTILATION, INTEGRAL VJITH FURNACE
EXHAUST FANS (INTERMITTENT EXHAUST)
LOCATION CFM (MIN.) MFGR. MODEL CFM SONES
KITCHEN 100 NUTOKE LL Ialo 1.0
LAUN12RY 80 NUTONE OT&O elo Is
BATHROOMS- 50 NUTONE OT50 80 1.5
*ViHOLE HOUSE FAN K/TIMER PER CODE 19 IN 13ATH 1.
BUILDING HEIGHT CALCS AVE FIN15H ACTUAL MAX ACTUAL MAX
BLDG A IS C D GRACIE GRADE rO PLATE To PLATE To RIDGE TO RIDGE
5LDG 1 41R 420 420 415 41cq_5 41q 444 4443 4-46.5 44q.5
BLOG 2 4205 420.5 41-7.5 41-7.5 41q 41q A44 4-44 4-405 44q.0
151-06 5 424 421 425 421.5 424.4 420.5 4495 4 4 .4 450.0 454.4
BLDG 4 429.5 424.5 425-5 422Z 423.5 420.5 4455 445.5 45O.o 4555
00
0
tu
LL
,q
so 9
CODE: :2005 INTER -NATIONAL F;�r=5ipr=NTIAL CODE
2001 KA5+41N&TON STATE ENERGY CODE
�'� 51-40 FOR BARRIER FREE ACZESSIBILITY
ZONING: RM-2.4
411
ADB# 0
11
OCCUPANCY TYPE: R-3 (SINGLE FAMILY AND MPLEX)
c
U-I (GARAGES)
TYPE OF CONSTRUC TION: V-N
r
LOT COVERAGE:
LOT AREA . 15�201 SF
NEN CONSTPtLh--TION 5440 SF
% LOT COVERAGE 26.1%
(45% MAXIMUM ALLOPIED)
DENSITY:
LOT AREA 13201 S`F
AREA PER PYiELLIN(S 2400 SF
MAXIMUM DI,'eLLI"S 5.5
Q
SETBACK CALCS:
4- u- 13
FRONT YARD SETBACK:
FRONTYARD SETBACK - 42'
(REOUIREO SETBAr-K - 159
2
REAR YARD SETBACK:
NONE
<
SIDE YARD SETBACK:
SIDE YARD SETBACK . 10'
(SMOUIREV SETBACK = 10)
6z X
i
LL
PARKING:
5 5PArES PROVIDED IN 6ARA&E5
-0
c
2 BARRIER FREE SPACES PROVIDED
(10 SPACES REOUIREV)
> 13
# STORIES: 3
5 QL
BUILDING AREA (IN SP)
UNIT
eSAFZArr U - 1 ml - 2 FLOOR 5 TOTAL (HEATEI:�)
:A 240 320 Sq2 560
a 1412
:240 320 sq2 560 1412
=L�(bl I - - 11�Q 2-144
BLV6 2 51)4 520 542 560 1412
BLDG 3 400 520 Sq2 560 147:2
BLD& 4 400 520 5-12 560 14'12
TOTAL 1664 1600 2-1&0 2500 -7360
site Nan NOR7N
SCALE,
-SRAPHIC 5-C-ALE
u 5 10 20 50
_3
ASSESSORS'PARCEL #7'io
Q
>
<
LEGAL DESCRIPTION:
SEE ATTACHED SURVEY
:e
DRAVNIN(5 INDEX
Al SITE PLAN
A2
FOUNDATION PLANS
A3
FIRST FLOOR PLANS
A4
51ECOND FLOOR PLANS
AS
THIRD FLOOR PLANS
Ab
ROOF FRAMING PLANS
Al
ELEVATIONS, 51-06 1
A6
ELEVATIONS, SLD(5 2
Aq
ELEVATIONS, 5LVG 5
NO
ELEVATIONS, BLIPS 4
All
DETAILS AND SECTION
L
LAND50APINC, PLAN
5
STRUr-TURAL NOTES AND DETAILS
CIVIL PLANS AND PETAII-5 A -r
r, I
It m t
col a. 1_
z
ui
E
C14
Lu
Lu
z
0
z
P
0
F, I
S
1116
TACHMENT2
F41— dl-sa —d -d
ora—)—
bt�l wits
jrqj
.Clsa�
101. fl,.t -otcp,
PL8.tl.q pit W,
wi� .� of,om
ball
;0..:I: Sta I. irow,,
UJstw lodalm with 2'—k�h
Urplazed planting pit
a�
11, 112 "ti�. &oll.
rartlll�
DECIDUOUS TREE PLANTING DETAIL
No Sca I*
011-8.6d and
brok� br
Ulatm k�dsln with
2' MICH
a
wat tf=�Il
fart ll� aa .qd
P'Lant hl. .1,
I&S
twlcd of root Iall
SHRUB PLANTING DETAIL
No 5caLs
PLANT KEY
JAPANESE MAPLE &'min. height
VINE MAPLE 1% 5 ca" min
SMALL FLOU)EPJW3 TF;eE=
1-1/2' Cal. min.
UPRIG N
LZ
n dn�
T min.
HEDGE
i"I"Ot""fa tO match existing 21" min, S' O.C. max.
r-� r-LOUERIW. _-44F4j5
"'Onk Plerls, 1-luctranna 24- min 5-
S' min. may- NOTES
!=A�E SWRjBS L 5,bWaoj�, L--Wkg �.. to .1tN,, l/loth root pr_lcld
0 Mahonla, Jun[Pers, Laurels, VIburnum 24" min, 5' O.C. max k�j C�al Contractor �1�* oti._w1m moted.
2. 5ubgrad. "I"all k� �arlfj-d - rototilled If coridltl�
requirm
EXIST0115. LEYLANDII y 58
TO REMAIN U4EFRE FEAS493LE
"Iff
Z,
10' 51DE
SETBACK
V )e
2*
Lawn
2ND
DEC
Top&oll
Plaftins t,.d
LAWN PLANTING BED DETAIL 24112
LNIT 2
a. FW-CE55ED
is UjArr LAC.14T
PI�N bd wft?— r)
2* -Ih
EXISTING TREES
TO REMAIN
V2 ".1me
24118
LA41T
MN
�OVER SPACING DETAIL
SF-"
111000 Poor
VMD FENCE DETAIL
Nw—e.al.
WEI:
. 10
RE
@
EIVED
nE
La !�ILIM SwRiss
7
Ia, vlburrLm, BOXWOOd 21" mint, 4' OZ.
.4 "'Pth 3-mV toP*oll Or aqwl In all planting araws.
4.29 dGPth fire graclat bark mkh In all planting k�ecj*.
S. A
max.
plam —t-tal wall I— jaIZ, full a-d COnj`0- to USA
Id ��u -tock lat—t
MA
4
Uom
6. Piam nat—lal or jig or ju�d ,ot aaildbl. "a,, k�
"ll'flul6d =19 with dppr�aj of Land—aps Arcmt.�t or
2004
SMALL FLOIERlw�
A7. I —;;.—
12
1 All na6o plantirigo at-all)-ave trjarigular "cwS
?
min, 3' O.C. max.
All tr— pit. j-aIj b. V.P�tad to I-- plop- ola"m
Poeltive ctraIndge Owill be sawrtair�d. MOL�d
�77
ER
min!"— 12-. planting areas
=.,;=W=42* Irm curb for car ovar"
S' wId. b,
KirmikinnIcK $alai, V1nr-a 4" Pots Is 24" O.C. building. 'k "o"119 -trip -#w- lawn 16 adja� to
LAUN li�t= -,,Intdln it. -dij ni
d.
EXISTING C14AIN LW
FENCE TO REMAIN
ExISTW� w000
E14CE To REMAIN Iff 51DE
5ETe,ACK
61 WIG"
2ND FLOOR J� FENCE
DECK
CIARAGE 24114
L241T 3 0
J A >
0
1C)
:�R LkG"T J :
7- C
:s T'YP- CIONCFETE WALK
SPWALT
Z!
0
3 74116
LNiT 4
EX STIN6. PLANT
15
MATERIAL TO REMAIN
r\
LU
ASPIWAL r
M EXT� R LIG4-1T
FrxnxzE! ryp- LU
CIARwaE
\11 2ND FLOC�R
Z i
m DECK
M I I
U
C4014CRETE (D C) 0 0 0 C)
:4T
15 `NA7 HAW
+
4C4�'
0 41
2A:18 0.
LIN T 14 0
, >1 C)o
LU
r3l"
84TH AVE
EXISTNG PLANT
MATERIAL TO REMAIN
z
W
U)
W
ZZ
U
E-
co <
CONCEPTUAL
z U)
LANIDSCAFE FLAN
z
<
1-1!Z4 -J
5CI41
ATTACHMENT
3
FL
- �ftw
4 —FA—'
'e W_ Irv"
if
Higgs
h
It'. W111;'
. . . . . . . . . . . g'
WOO-val AMID,,
I 11111T P_'
I -;Orr,
HIM
NMI Fliplill" IQUIII1114
Own ...... 'li'.
llep I pj�
.1 6111 MCA
tie,
VA
L "AWL
ft
00-M
7ft
I
RECEIVED
MAY o * 2004
PERMIT rn!-)N7-R
u
VIEW FROM CUL PU
Z41 1,0 - M-l:tj Ave- W -
mmmmm� view FKom . Hc)f;� r
43�i 16 - eo4-�i AVFt� U E�-: (-�,
RECEIVED
MAY 0'4 2004
X��/04
PERMIT COUNTER
RECEIvIEE)
MAYA `4 2004
PERMIT WOUNTER
Found MIC 2 1/4"
B ross Disk wl Punch
Found MIC Conc D
w/ Pin, Down 0.6' own 0.2'. 7.89' Offset
VIP
- — - -- ------- ;11OO-9r (fl �talMOII to M
TB� 4 2�C' (Basis �of b �®rinqs�� 2 0- - sbA
n ch
0 'fsat
240th Street Southwest
1 1 3 10'
. (o
, P
S . 11)
:t C
0 0)
VO)
C MERIDIAN
r7i - a 8 *0
It PLAT
co
GRAPHIC SCALE
0 30 60
(IN FEET)
1 inch f I.
LEGAL DESCRIPTION
ALL THAT PORTION OF THE NORTH 125 FEET OF LOTS 2 AND
3, BLOCK 24, HANBURY'S SOUND VIEW TRACTS, AS PER PLAT
RECORDED IN VOLUME 7 OF PLATS ON PAGE 20, RECORDS OF
SNOHOMISH COUNTY, LYING EAST OF COUNTY ROAD, EXCEPT
PORTION CONVEYED TO STATE OF WASHINGTON BY AUDITOR'S
FILE NOS . 895808 AND 2246627;
Lot 3
AND
THAT PORTION OF LOTS 2 AND 3, BLOCK 24, HANBURY'S
SOUND VIEW TRACTS, ACCORDING TO THE PLAT THEREOF
zbo - RECORDED IN VOLUME 7 OF PLATS, PAGE 20, RECORDS OF
SAID COUNTY, DESCRIBED AS FOLLOWS:
00 2 18' Wood Fence Comer
N 89*49'45" E 2.04' W & 1.04' N BEGINNING AT A POINT ON THE NORTH LINE OF SAID LOT 3
- __Q_ F* - - WHICH IS 90 FEET NORTHEASTERLY, WHEN MEASURED AT RIGHT
Set Reb., ,' Cap ANGLES, FROM THE L—LINE SURVEY OF STATE HIGHWAY ROUTE
-MILS
V 6 30581 (typ) 104, 236th STREET SW TO MERIDIAN AVENUE:
m�4 . _ - TO `, F,-,iNT 07�POSITE HIC-11WAY
10
ENGINEER'S STATION L—Pt. 184+33.43 ON SAID L—LINE SURVEY
V. _ H it"
AND 69 FEET _'._ER'_Y T.-_REFROM,
H
HT28 T ENCE SOUTHEASTERLY TO A POINT OPPOSITE HIGHWAY
0 Lot 1 ENGINEER'S STATION L-184+90 AND 90 FEET NORTHEASTERLY
THEREFROM;
Lot 2 THENCE NORTHEASTERLY ALONG A LINE, THE PRODUCTION OF
?O(c 20. V P WHICH EXTENDS TO A POINT OPPOSITE HIGHWAY ENGINEER'S
G
I STATION SIR 99-8+35 ON THE EXISTING SR-99 AND SR-104
Garage
SURVEY LINE OF SAID HIGHWAY AND 270 FEET NORTHEASTERLY
0
-,a- P THEREFROM, TO THE SOUTH LINE OF THE NORTH 125 FEET OF
SURVEY NOTES It SAID LOT 2;
THENCE WEST, ALONG SAID SOUTH LINE, TO A POINT 90 FEET
INSTRUMENT USED: SOKKIA SET 5 EDM
Zr NORTHEASTERLY. WHEN MEASURED RADIALLY, FROM SAID
. 1.. 11 L—LINE SURVEY;
METHOD USED: FIELD TRAVERSE P70'0
THENCE NORTHWESTERLY, PARALLEL NTH SAID L—LINE SURVEY,
TO THE POINT OF BEGINNING;
APPROXIMATE POINT ACCURACY: ±0.05'
SURVEY MEETS OR EXCEEDS STATE 0 Can 80A (AS RECORDED UNDER STATE OF WASHINGTON HIGHWAY
STANDARDS PER WAC 332-130-090. F2 S
COMMISSION DEED RECORDED UNDER SNOHOMISH COUNTY
AUDITOR'S FILE NO. 7602230207);
MONUMENTS SHOWN HEREON WERE VISITED > [110
So.th Line #
ON �,<, $
MARCH 6, 2002. 60
0 th 125' (V SITUATE IN THE COUNTY OF SNOHOMISH, STATE 0
WASHINGTON.
THE INFORMATION SHOWN ON THIS MAP
R R
EP ESENTS THE RESULTS OF A SURVEY
MADE ON THE INDICATED DATE AND CAN ONLY 7�1 LINE DESCRIPTIONS
E CONSIDERED AS THE GENERAL EXISTING
—1: -51'46" W 13�48'
CONDITION AT THAT TIME. PC Sto 184+33.48
X\ L S 37
0\
NO EASEMENTS, RESTRICTIONS OR TREE DESCRIPTIONS
RESERVATION OF RECORD WHICH WOULD BE S V 'Roil
TITLE REPORT ARE SHOWN. F Fir HT Hawthorne MD Modrona
DISCLOSED BY A Guard,
DATUM — NAVD 1929 D Deciduous H Hemlock
CONTOUR INTERVAL _ 2 FOOT \0
PC Sto 184\+90' SURVEY IN THE:
S.E. 1/4, S.W. 1/4 SEC. 31 TWP. 27N., RGE. 4E., W.M.
RECORDING CERTIFICATE
Filed for record this —day of
20--at - - - - - - M in Volume —of Surveys
on Page—, Records of SNOHOMISH County,
Washington at the request of BRENT EBLE
Auditor Deputy Auclitor
SURVEYOR'S CERTIFICATE
This mop represents a survey mode by me cr
under my direction in conformance with the
requirements of the Survey Recording Act at
the request of SHAUN LE.-�ER
in mARrH 2002
Certificatc Number 30581
y WA
ENPiR-_s JUNE 30. 2002
RECORK) OF SURVEY
SCL Enterprises
241 10 84th Avenue West
Edmonds, WA
EMERALD LAND SURVEYING, INC.
PO BOX 13694 MILL CREEK, WA 98082 PH. (425) 359-71
DRAWN BY:
HMM
SHEET
CHECKED:
BLE
PROJECT:
OF
,12.111 A
1
ATTACHMENT 5
24112 - left elevation
51-ALE: 1/4'.17
MAX RIDGE a 44q.0
24112 - front elevation 24112 - right e-le-v-a'-tion
SCALE: 1/4'-1'-0'
TYPICAL EXTERIOR ELEVATION NOTEE-5
I.
PROVIDE 26 GAU6E CIALVANIZED SHEET MTL.
FLASHIN& AND COUNTERFLASHIN& AT ALL
ROOF PENETRATIONS AND ABOVE-: pooR5.
RID,SE @ 44q.0 2.
PROVIDE NEATHER5TRIPPIW, AT ALL
DOORS AND NINDONS. CAULK ALL
-JOINTS AND PENETRATIONS IN EXTERIOR
kNALL5.
5.
PROV DE CLASS A 00�'fPOSITION SHIN61-F
PLATE a 444.0
POOF%.
4.
1-114X& CEDAR FASCIA (TYP)
5.
"5.65." INDICATES SAFETY GLAZINC,
6.
"E" INDICATES BSRES5 HINDON
-7.
EXTERIOR PAILIWS SHALL BE 56' HISH AND
OPENIN65 IN PAILIN,' 55 SHALL 13E LESS THAN 4'.
24112 - rear elevation 'RECEIVED
SCALE: 1/4'.V-0-
MAY GA 2004
FIXTURES
L) < Ln
01)
<
c: 0 LL
:3 > (3
c -c
,a)
G)
W
:D
Z U)
w
>
<
0
C)
<
00 m 2
t .
c)
C w
13 C)
CN W (n E:
Lu
z
ATTACHMENT 6
PERMIT COUNTER
TYPICAL EXTERIOR ELEVATION NOTE5
1. PROVIDE 26 rAU<5E 6ALVANIZED SHEET MTL.
FLASHINC, AND COUNTERFLASHINC, AT ALL
ROOF PENETRATIONS AND ABOVE DOORS.
2. PROVIDE HEATHERSTRIPPIN,' , AT ALL
DOORS AND 1,41NDONS. CAULK ALL
JOINTS AND PENETRATIONS IN EXTERIOR
KALLS.
3, PROVIDE CLASS A C�OMPOSITION 5HIN&LE
ROOFING.
4. I-I/4Xb CEDAR FASCIA (T"(P)
5 INC11CATES SAFETY &LAZIN6.
&. "E' INDICATES E&RE55 KNOON
-7, EXTERIOR RAILIWSS SHALL DE 56" H16H AND
OPENINC6 IN RAILINC6 SHALL 5E LF-55 THAN,
24118 - left elevation
SCALE, 1/4"-l'-O*
24118 - right elevation
51-ALE: 1/4*-1'-0'
MAXR06E a 4441.3
a
24118 - front elevation
5r-ALE, 1/4'-1'-0*
MAX RID6E o 44
*44
K=k�r.1yLLj 24118 - rear elevation
MAY 0'4 2004 51-ALE, 1/4'-1'-0"
PERMIT COUNTER
D
21
W
< U)
(D KA
:t:� .'t 1
-c z In -
< 0 6
2f X
0 j
0 LL
:3 >
<
T) cc
c s-
't IQ
W
ca
, -
z U)
W
>
E 9�
0-
U) 2f
'OS OL,
(3 C)
C14 Lu cf)
Cal
A7
of 11
MAX FZID(--E a 454.4
MAX �1 ATF a
XTUF
24114 - left elevation
SCALE: 1/4'-V-0"
24114 - front elevation
91-ALE: 1/4'-1'-0'
24114 - rear elevation
SCALE, 1/4*-V-0'
MA,X RIDGE a 454.4
RECFJVED
MAY 0,4 2004
PERMIT COUNTER
z
0
W z
0
!E
P
0
I—
< Ic
0
1W6
;e x 1z
0 IL
m C
0 43
c -c
1- fa
24114 - right elevation
SICALEz 1/4'-['-0'
TYPICAL EXTERIOR ELEVATION NOTES
MA
1. PROVIDE 26 GAUGE GALVANIZED SHEET MTL.
FLASHIKS AND COUNTERFLA51-111,16 AT ALL W
ROOF PENETRATIONS AND AE30VE DOORS. Z) 50,
n
2. PROVIDE HEATHER5TRIPPIN6 AT ALL z L
DOORS AND VIINDOY16. CAULK ALL vo
JOINT5 AND PENETRATIONS IN EXTERIOR Lu Zj
nALL5. >
5. PROVIDE CLASS A COMPOSITION SHINGLE < cc
ROOFING. c)
M
4. 1-1/4X6 CEDAR FASCIA (-.YP)
't I U., Z.
5 "5.6.' INDICATES SAFETY GLAZING. 00
6. 'E" INDICATES EGRESS KNE2011
C)
-i. EXTERIOR RAILINGS SHALL BE 361 HIGH AND C c
OPENINGS IN RAILINGS SHALL BE LE55 THAN 4". IS LLJ
E -j
04 uj WE:
z
0325
A9
of 11
1 17
24116 - left elevation
5---ALe, 114--l'-V
MAXRID(5E g 455.5
U1 I L uievation 24116 - right elevation
51-ALE, 1/4*-1'-0'
24116 - rear elevation
91-ALE, 1/4'.1--o'
MAX RID6E a 453.5
X PLATE 0 4485
I.,.
RECIEWED
MAY 0A 2004
TYFIr,AL EXTERIOR ELEVATION NOTE5
I. PROVIDE :26 6ALISE 6ALVANIZED SHEET MT--
FLA5HIN& AND COUNTERFLASHING AT ALL
ROOF PENETRATIONS AND ABOVE DocFz5.
2. PROVIDE YeATHER5TF;VPPINt5 AT ALL
DOORS AND HINDOM. CAULK ALL
JOINTS AND PENETRATIONS IN EXTERIOR
KALL5.
5. PROVIDE CLASS A compOSITION SHINGLE
ROOFIN&.
4. 1-114X6 CEDAR FASCIA (TYP)
5. "S.G.* INDICATES SAFETY GLAZIN(5.
6. 'E" INDICATES ESRESS PqINDON
T EXTERIOR RAILINf,5 SHALL BE 36- HI(5H AND
OPENIN65 IN RAILINGS 5HALL BE LE55 THAN 4'.
FIXTURES
M
0 11
Ri 0 1
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1E
< In 6
x
C 0
<>
QL
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(D
-J
W
�x
::) 2.-,�
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00
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T— c w
C) ri Z
C14 Lu U) E,:
u cl�
LIJ
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0
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PQ
=3
CL
—1h
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0
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0
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ADS
PF;Zoja,,. 24110 - 84TH AVENUE W. Jerry Jutting, Architect 4678
Edmonds, NA
4114 PhInney Avenve N, 5cottle, NA -IbIO3
SCL Enterprises Contact: Shaun Leiser
ONNER: 11-121 Lfnd� A— N, 5h—lb�, VAA q8155 Telephone and Fox 206-545-1500
206-22q-6038 (ph—) 20"33-6055 (Pax)
P—
POWINFORMATION ONLY
2040 5H
RECYCLE I
------------- : IFUP-1
0
2/t, NH RECYI-LE BOLLARD
0
BOLLARD
&ARAaE fd-,\
v
5EoRm. 5 2/14 r�\ 6ARA6E
LRPT. -'ONC.
B 3
ATH
L
TILE
[Ko
2/6 TUE��
5c
2/6 a-HR
N CLC �ZR
ib
in
2/6' C I-HR
L05ER
TILE
U I R I.f. -
3 T ./o
3 q/OX'7/0 OHIO
I
------------------
q/Ox_l/O OH
p------------------
Cow,
q,-O-
Lbl
T-rFIC--AL ;:�RAMINCS7 INOTE'S 1 st floor plan - 24118
1. IIRITTEN VIIE145IONS TAKE PRECEDENCE OVER SCALED, 51-ALEr 114'-
DIMEN5101,15.
2. ALL HEADERS TO BE 3 I/2Xq 1/2 L5L U.N.O.
(31/2X5 1/2. P5L YV 5INSLE TOP PLA7E @ 5rd FLR. U.N.0)
3. ALL EXTERIOR �NIALI_5 TO BE FQAMEP YirrH 2X6
5TUD5 Y41THI R-21 11,15ULATION.
4- ALL FRAMEr NAILINC, TO 5AT15FY UEY, CHAPTER 23. TABLE II-B-I
5. PROVIDE 50LID BLOCKING OVER ALL 9JPFORT5.
6- PROVIDE FIRE 5LOCKIN6 AT ALL PLUMBINC, PENETRATU11,15
AND IN AALL5 AS REOUIRED BY CODE.
2040 SH
7, FINISH ALL CEILIN65 ViITH 5,10'G.N.B. (UNO).
(2) LAYERS TYPE 'X"@ GARA6E CL&.
5. YV'00116 5PECIFED ARE MIL(5ARD, 2/6 KH SHELF,
N VENT LATED FRAMES. (10=040) CONTS.ACTOR RECYCLE I
ALL ROJC7H OPENINGS PRIOR T 0 CONSTRUCTION. 0
TO VERII� E50LLARD
q INSTALL 51DING 6' ABOVE FINISH 6RADE.
10. ALL TUBS AND 5IICY'C-R STALLS:
FIRE BLOCK BETAEEN 57UM 2/4 (5ARA(SE
CRP'r. CONIC. t
LIMIT 5HOY\ER FLOYi TO 2.5 (5PM 0
Y(ALLS SHALL BE nATERPROOFED BATH
TO A MIN. OF I L _v. TILE
70"ABOVEE DRAIN INLET.
ALL SLAZ NG, INCLUDINC, ININDO106;
IN
NITHIN6 10' OF DRAIN INLIET SHALL XT. i,
BE SAFETY GLAZIN6. AF
PROVIDE YtATEER RESISTANT 1,1^6 AT TUBS AND 2/6 BOX( 50 TUB
5HOYIER5 (NO VAPOR BARRIER BEHIND GV0).
PARTY KALL RIJN5 CONTiNJOU5. BEHIND TUB OR SHOKER
3. 2/6 E C I-HR
11. PROVIDE ROOFAM/OR FLOOR TRUSSES niERE 5HOM Al C L05EP
ON 129 AN!WS-. ALL T RUS5155 M)5I BE DESIGNED BY A ENTRY
STRUCTURAL EMINEER LICEN5E0 IN THE STATE OF KASHINGTON TILE
I R i. 0,
,RU55E5 MUST CARRY 5TAJVP AND BE IW5TAIL ED T
IN ACCORDANCE NITH MF(W5 fN5TFMTION5. 5TAWED DPANI,%S 3 3/0
5HALL BE REVIEh 5 TIAMPED BY ARCHITECT OR EWINEER OF
- — - — - — - — - — -
RECORD PRIOR TO SUBMITTAL TO CITY FOR APPROVAL. DO NOT
ALTER TRU155E5 Y41 I HOUT BUILDIN& DEPT. APPROVAL. 16/0,X7/0 OHD
POR11-H
12. PROVIDE VEN—lcr BLOCKIN6. OVER EU�IOFIT5 AT EAVES ---------------
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BY 566 SECTION Wa AND AS 5HGlM ON DET_ 2/,Aq.
14. CONTRACTOR TO VEPIF*�'ADEoUA`IE BEARIN6 FROMRO,
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TO FOUNDATION FOR ALL STRUCTURAL LOAD5. 13'-2"
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BACK-UP AND INTERCONNECTED.
;-7. f)DENOTES EXHAUST FAN VENTED TO ovrsirEMAY 0, 4 2004
U.N.O.
15. PROVIDE DRAFT5TOPS, 9 IO,IAX. 114 KALL5 PER SEC, SECTION -,05�2 1 st floor plan -241
PERMIT COUNTER
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COUNTERFLA5HIN&S AT JUNCTION OF ROOF AND ALL VERTICAL
SURFACES PER ROOF�N(5 MANUFACTURERS IN5TRUCTIONS. THE
ROOF VALLEY FLASH N& SHALL BE 28 GAUGE GALVANIZED
METAL AND SHALL ERTEND AT LEAST a" FROM THE CENTER
EACH NAY. SECTIONS or FLASHING SHALL HAVE �N END LAP
OF NOT LE55 THAN 4'. ALTERNATIVELY, THE VALLEY SHALL
CONSIST OF NOVEN ASPHALT SHINGLES APPLIED IN ACCORDANCE
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THE ROOF VALLEY FLASHING SHALL HAVE A 36" KDE
UNPERLAYMENT DIRECTLY UNDER IT CONSISTING OF ONE LAYEP
OF TYPE 15 FELT PUNNIN(9 THE FULL LENGTH OF THE VALLEY IN
ADDITION TO THE UNDERLAYMENT 5PECIFIEV IN TABLE 15-5-1
OF 5BC.
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MAY'0'4 2004
PERMIT COUNTER
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51 Extension 6%", Hgt. from center of wall
)r �YV'. U.L. listed for wet location.
'ent No. Des. 382,079
Patent No. 78917
Patent No. ND-055264
Ktures shown on this
are budget -priced
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. r on of posts and pe(ft
. adaptors. IT C'OUWER
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9022 BK 9022 WH
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Extension 9", Hgt. from center of wall opening 6�
U.L. listed for wet location.
U.S. Patent No. Des. 383,239; Canada Patent No. 78917
Taiwan Patent No. ND-053495
15239 OLDE BRICKO
See page 298 for complete information.
U.S. Patent No. Des. 383,239; Canada Patent No. 78917
Taiwan Patent No. ND-053495
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Date:
To:
From:
Subject:
MEMORANDUM
January 19, 2004
Building Department
Mike Smith, Fire Inspector
24110 84th Ave W Multi -Family
The Fire Department has the following comments:
1) A fire hydrant per the City of Edmonds ECDC Specification will be required.
2) It appears a turn around for Fire Apparatus will be required. Refer to the Engineering
Departments specification for dimensions.
If you have any questions please call me at 425-775-7720.
City of Edmonds Fire Department
Project: 6 Multi -family Date: Janua[y 20, 2004
Project Name/Address: Leiser A- 24110 84th Avenue W
Contact Person/Address/Fax: Shaun Leiser (a), 206-229-6038
Permit Coordinator: Marie Harrison 425.771.0220 x 1389 Department: Building
The following City of Edmonds departments have reviewed your pre -application submittal:
[,,]/Building Department
[,'�Planning Department
[kl"'Engineering Department
[-I--Fire Department
Attached are comments from the appropriate departments.
You have been given the following handouts illustrating requirements for permit submittal:
[k� / Building Application 14)J, I J)p1mq [t.Y/Commercial/Multifamily Requirements
[;�Grading and Excavation
[4eight Calculations
JI-IRestrictive Covenant Multifamily
[pr'Demolition Permit Requirements
Sign Permit Requirements
I Critical Area Checklist
/,
[-tll'A'DB Requirements
[ ] Concurrent Agreement Form
V/Drainage Standards
JI(nergy & Ventilation Forms
[11"Pierformance Bond Form
[ ] Encroachment Permit Application
LJ-lCand Use Application
[AI'S"'EPA Checklist
U4-A-djacent Property Owner List
[ ] Fire Sprinkler/Alarm/Connection
Fire Protection Footprint [ ] Architectural Design Board Policy
Grease Interceptor/Trap [4afflc Control Requirements
No partial submittals will. be accepted. &Vfta 4/4v
You have been quoted approximate review time from the planning department for
Architectural Design Review.
You have been quoted/tnE/y approximate review time from the building department for
I
building permit review. ta�llk
UTemp/1)ST's/Forms/Pre-App 9/01
1p C. 1 S913
June 8, 2004
CITY OF EDMONDS
121 5TH AVENUE NORTH - EDMONDS, WA 98020 * (425) 771-0220 - FAX (425) 771-0221
Website: wwwci.edmondsma.us
DEVELOPMENT SERVICES DEPARTMENT
Planning - Building - Engineering
Shaun Leiser
17921 Linden Ave. N.
Shoreline, WA 98133
GARY HAAKENSON
MAYOR
Subject: ADB-04-54 / V-04-55 MULTI -FAMILY DEVELOPMENT AT 24110 84TH
AVE. W.
Dear Shaun:
Thank you for submitting antaDDlicatiopthfor Architectural Design B.oard and Variance
application for your project a 24110 84t Ave. W. The application is considered to be
technically complete. However,. in order for the En ineering Division to complete
their initia review, the following item will need to be sugmitted:
9 Preliminary Drainage Plan
In addition, the following item has to do with the review of how the project complies
with the Development Code and will need to be addressed before the project may be
scheduled for presentation to the Architectural Design Board.
A parking space is'Ibcated within the street setback which is not allowed in a
multi -family zone.
If you have any questions please give me a call at (425) 771-0220. Thank you!
Sincerely,
Star Campbell, Planner
Development Services Department - Planning Division
Incorporated August 11, 1890
Sister City - Hekinan, Japan
of ED-A,
k, 121 STH AVENUE NORTH, EDMONDS, WA 98020 (425) 771-0220
RCW 197-11-970 Determination of Nonsignificance (DNS)
DETERMINATION OF NONSIGNIFICANCE
Description of proposal: Application to construct a new multi -family development consisting of four
separate buildings with five total dwelling units and the associated grading of approximately 1,500 cubic
yards. See attached vicinity map and site plan. (File No.: ADB-04-54)
Proponent: Shaun Leiser
Location of proposal, including street address if any: 24110 84th Avenue W.
Lead agency: CITY OF EDMONDS
The lead agency. has determined that the requirements for environmental analysis, protection, and
mitigation measures have been adequately addressed in the development regulations and comprehensive
plan adopted under chapter 36.70A RCW, and in other applicable local, state, or federal laws or rules, as
provided by RCW 43.21 C.240 and WAC 197-11-158.
An environmental impact statement is not required under RCW 43.21.030(2)(c). This decision was made
after review of a completed environmental checklist and other information on file with the lead agency.
This information is available to the public on request.
There is no comment period for this DNS.
XX This DNS is issued under 197-11-340(2); the lead agency will not act on this proposal for 14
days from the date below. Comments must be submitted by June 18, 2004.
Responsible Official: Robert Chave
Position/Title: Manager - Planning Division
Phone: 425-771-0220
Address: City of Edmonds, 121 5th Avenue North, Edmonds, WA 98020
Date: Co - L4 - o L4 Signature:
XX You may appeal this determination to Robert Chave, Planning Manager, at 121 5th Avenue
North, Edmonds, WA 98020, by filing a written appeal citing the specific reasons for the
appeal with the required appeal fee, adjacent property owners list and notarized affidavit form
no later than June 18, 2004.
You should be prepared to make specific factual objections. Con tact Rob Chave to read or ask about the
procedures for SEPA appeals.
XX Posted on —June 4. 2004, at the Edmonds Public Library, Edmonds Community Services
Building, and the Edmonds Post Office.
XX Distribute to "Checked" Agencies on the reverse side of this form, along with a copy of the
Checklist.
Page I of 2
SEPA DETERWNATIONIMSER
64/04SEPA
Mailed to the following along with the Environmental Checklist:
XX -Washington State Dept. of Transportation
XX Environmental Review Section Attn: Ramin Pazook!
Department of Ecology SnoKing Developer Services, MS 221
P.O. Box 47703 15700 Dayton Ave. N.
Olympia, WA 98504-7703 PO Box 330310
Seattle, WA 98133-9710
XX COMCAST XX Applicant: Shaun Leiser
Outside Plant Engineer, North Region
410 Valley Ave NW #12 17921 Linden Ave. N.,
Puyallup, WA 98371-3317 Shoreline WA 98133
XX MITIGATING MEASURES INCORPORATED INTO THE PROPOSAL:
1. PAY $800.00 INTRAFFIC IMPACT ANALYSIS FEE BASED ON THE PROJECT'S
ADDITION OF 4 PM PEAK -HOUR VEHICULAR TRIPS
Attachments
pc: File No. ADB-04-54
SEPA Notebook
Page 2 of 2
SEPA DETERNUMTIONLEISER
6/4/04.SEPA
A OV iE4AWO
0.
W
1. . 1� �, CITY OF EDMONDS
189'� - 121 STH AVENUE NORTH, EDMONDS, WA 98020 (425) 771-0220
RCW 197-11-970 Determination of Nonsignificance (DNS)
DETERMINATION OF NONSIGNIFICANCE
Description of proposal: Application to construct a new multi -family development consisting of four
separate buildings with five total dwelling units and the associated grading of approximately 1,500 cubic
yards. See attached vicinity map and site plan. (File No.: ADB-04-54)
Proponent: Shaun Leiser
Location of proposal, including street address if any: 24110 84th Avenue W.
Lead agency: CITY OF EDMONDS
The lead agency. has determined that the requirements for environmental analysis, protection, and
mitigation measures have been adequately addressed in the development regulations and comprehensive
plan adopted under chapter 36.70A RCW, and in other applicable local, state, or federal laws or rules, as
provided by RCW 43.21 C.240 and WAC 197-11-158.
An environmental impact statement is not required under RCW 43.21.030(2)(c). This decision was made
after review of a completed environmental checklist and other information on file with the lead agency.
This information is available to the public on request.
There is no comment period for this DNS.
XX This DNS is issued under 197-11-340(2); the lead agency will not act on this proposal for 14
days from the date below. Comments must be submitted by June 18, 2004.
Responsible Official: , Robert Chave
Position/Title: Manager - Planning Division
Phone: 425-771-0220
Address: City of Edmonds, 121 5th Avenue North, Edmonds, WA 98020
Date: 6- L4—OW Signature:s-
XX You may appeal this determination to Robert Chave, Planning Manager, at 121 5th Avenue
North, Edmonds, WA 98020, by filing a written appeal citing the specific reasons for the
appeal with -the required appeal fee, adjacent property owners list and notarized affidavit form
no later than June 18. 2004.
You should be prepared to make specific factual objections. Contact Rob Chave to read or ask about the
procedures for SEPA appeals.
XX Posted on June 4. 2004, at the Edmonds Public Library, Edmonds Community Services
Building, and the Edmonds Post Office.
XX Distribute to "Checked" Agencies on the reverse side of this form, along with a copy of the
Checklist.
Page I of 2
SEPA DETERItMATIONLEIM
6/4/04.SEPA
Mailed to the following along with the Environmental Checklist:
XX Washington State Dept. of Transportation
XX Environmental Review Section 'Attn: Ramin Pazooki
Department of Ecology SnoKing Developer Services, MS 221
P.O. Box 47703 15700 Dayton' Ave. N.
Olympia, WA 98504-7703 PO Box 330310
Seattle, WA 98133-9710
XX COMCAST XX Applicant: Shaun Leiser
Outside Plant Engineer, North Region 17921 Linden Ave. N.,
410 Valley Ave NW #12 Shoreline WA 98133
Puyallup, WA 98371-3317
XX MITIGATING MEASURES INCORPORATED INTO THE PROPOSAL:
1. PAY $800.00 IN TRAFFIC IMPACT ANALYSIS FEE BASED ON THE PROJECT'S
ADDITION OF 4 PM PEAK -HOUR VEHICULAR TRIPS
Attachments
pc: File No. ADB-04-54
SEPA Notebook
Page 2 of 2
SEPA DETERM[NAnONLEISER
6/4/04.SEPA
T-7'
41-
T'
J
As of February 23, 2003, Environmental Checklists, must be submitted with the
following-
1. A $420 app'lication Ifie.e. avlMlift"on'A". lf'ce ;M�a"'v 'oe eh"'iyr ed for f�h'ose
reviews requiring nriure than 5 hours of staffreviov til-me).
2. An adjacent property uw-ners list inclUding all property ovvners within 300
feet of the subject property. (These inust be in, a 3 across mailing labcl,
format).
For questions, ask for a Plaiming
DEVELOP ME %,,ERVfCtiS
11 -q
010fo,119 , 2
A/0 le
"', 7
0 . . .0
CITY OF EDMONDS
ENVIRONMENTAL CHECKLIST
Purpose of Checklist.
The State Env*omnental Policy Act (SEPA.), chapter 43.2 1 C RCW, requires all governmental agencies to consider the environmental
impacts of a proposal before making decisions. An environmental impact statement (EIS) must be prepared for all proposals with
probable significant adverse impacts on the quality of the environment The purpose of this checklist is to provide information to help
you and the agency identify impacts from your proposal (and to reduce or avoid impacts from the proposaL if it can be done) and to
help the agency decide whether an EIS is required.
Instructionsfor Applicants:
This environmental checklist asks you to describe some basic information about your proposal. Governmental agencies use this
checklist to deterrnine whether the environmental impacts of your proposal are significant, requiring preparation of an EIS. Answer
the questions briefly, with the most precise information known, or give the best description you can.
You must answer each question accurately and carefidly, tothe best of your knowledge. In most cases, you should be -able to answer
the questions from your own observations or project plans without the need to hire experts. If you really do not -know the answer, or if
a question does not apply to your proposal, write "do not know".or does not apply". Complete answers to the questions now may
avoid unnecessary delays later.
Some questions ask about governmental regulations, such as zoning, shoreline, and landmark. designations. Answer these questions. if.
YOU can. If YOU have problems, the governmental agencies can assist you.'
The checklist questions apply to all parts of your proposaL even if you plan to do them over a period of time or on different parcels of
land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you
submit this checklist may ask you to explain your answers or provide additional information reasonably related to determinin if there
may be significant adverse impact.
NOTE: Projects generating new traffic will be required to submit a Traffic Study prepared by a licensed Professional Civil Engineer.
Specific requirements for the Traffic Study may vary depending upon the project, and wiU be provided by the City Engineer upon
request. Please contact the Engineering Division at 425-771-3202 for specific study requirements. City review of the Traffic Study
may require assessment of the "Development Project Peer Review" fee of $45 plus the cost of the review.
Use of checklistfor nonprojec(proposah.,
Complete this checklist for nonproject proposals, even though questions may be answered "does not apply." IN ADDMON, compkft
the SUPPLENffi7qTAL SBEET FOR NONPROJECT AMONS (part D).
For nonproject actions, the references in the checklist to the words "proje4- "applicant," and "property or site" should be read as
"proposer," and "affected geographic area," respectively. . .
A."BACKGROUND
1. Name of proposed project, if applicable:
2. Name of applicant: 25�4 A &JJ d
3. Address and phone number of applicant and contact person:
7!F-2,, Zi.,re,,j Ao�ro A,
54, rd liWe 0 A44-
Page I of24
&MM61
4. Date checklist Prepared:
5. Agency requesting checklist: Qty oLEdmonds.
6. Proposed timing o r scheduie'(including phasingi If appkable):_.
V
(STAFF COMM
7. Do you have any plans for future a . dditions, expansion, or further activity related to or connected With this
proposal? if yesq explain.
(STAFF COMAMN
B.. List any environmental Information you know about that has been prepared, or will be prepared, directly related
to this Proposal -
(STAFF COMMM
9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting
the property covered by your proposal? If yes, explain.
(STAFF COMMIE
Pap 2 of 24
10. List any government approvals or permits that will be needed for. your proposal, If known.
(STAFF COMMIENTS)_f��>- C—R -Q-A fn-gx_� Ia.
11. Give brief, complete description of your proposal, including the proposed uses and size of the project and site.
There are several questions later in this checklist that ask you to describe certaiii aspects of your proposal. You
do not need to repeat those answers on this page.
_S' Ant '11,4 a24
(STAFF CO
12. Location of the proposal. Give sufficient information for a person to understand the precise location of your
proposed project, Including a street address, if any, and section, township, and range, if known. If a proposal
would occur over a range of area, provide range or boundaries of the site(s). Provide legal description, site plan,
vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the
agency, you are not required to duplicate maps or detailed plans subn-dtted with any permit applications related
to this checklist.
V YZ e /A., Y 7;.24 -2-7AZ z7l-,C &A /j,
(STAFFCOMMENTS)
PW 3 of 24
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TO BE COMPLETED BY APPLICANT
B. ENVIRONMENTAL ELEMENTS
1. Earth
a. General description of the site (circle one): Fla .11y, steep sl opes, mountainous, other
A= f, 42
(STAFF COMMENTS)
b. What is the steepest slope on the site (approximate percent slope)? S-- /0 %,
(STAFF COMMENTS)
L What general types of soils are found on the site (for example, clay, sand, gravel, peat, and muck)? H you
know the classification of agricultural soils, specify them and note any prime farmland.
(STAFF CO
d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, descrlbe._�_�
lip
Pw4of24
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e. Describe the purpose, type and approximate quantities of any filling or grading proposed. Indicate source
of filL
(STAFF COM3ff
L Could erosion occur as a result of clearing, construction, or use? If so, generally describe.
(STAFF CO
About what percent of the site will be covered with Impervious surfaces after project construction (for
example, asphalt or buildings)?
-YV,'.f -A',su- A.1, A
17 --dr Or +11OW o,7 e-
(STAFF CO
h. Proposed measures to reduce or control erosion, or other Impacts to the earth, If any:
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C —, 1 /44- a Y1
(STAFFCOMME
2. AIR
a. What types of emissions to the air would* result from the proposal (Le, dust, automobile, odors, and
industrial wood smoke) during construction and when the project is completed? If any, generally describe
and give approximate quantities if know&
(STAFF COME
Pap 5 Of24
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Are there any off -site sources of emissions or odor that may effect your proposal? If so, generally describe.
(STAFF COMMENTS).
C. Proposed measures to reduce or control emissions or other impacts to the, If a
ny
r�oive — Wq4t1t, Sif e, 16
(STAFF COMMENTS)
3. WATER
a. Surfkce:
py Is there any surface water body on or in the immediate vicinity of the site (including year-round and
seasonal streams, saltwater, lakes, ponds, and wedands)? If yes, describe type nd provide names. If
appropriate, state what stream or river It flows into.
(STAFF COMAIENTS)
(2) Will the project require any work over, In, or adjacent to (within 200 feet) the described waters? If
yes, please describe and attach available plans.
(STAFF COMAIENTS)
(3) Estimate the amount of rill and dredge material that would be placed In or removed from surface
water or wetlands and indicate the area of the site that would be affected. Indicate the source of fill
material.
tjom
(STAFF COMMZNTS)
ova dodft. pA&A=&30MD1
PW 6 of 24
(4) Will the proposal require surface water withdrawals or diversions? Give general description,
purpose, and approximate quantities if known.
(5) Does the proposal lie within a 100-year floodplain? If so, note location on the site plan.
A- K a yL4,0 64 -14--1 - &V_
(STAFF
(6) Does the proposal involve any discharges of waste materials to surface waters? If so, describe the.
type of waste and anticipated volume of discharge.
No
(STAFF COMMENTS)
b. Ground:
(1) Will ground water be withdrawn, or will water be discharged to ground water? Give general
description, purpose, and approximate quantities If known.
AIQ
Pap 7 of 24
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(2) Describe waste material that will be -discharged into the ground from septic tanks or other sources, ff
any (for example: Domestic sewage; industrial, containing the following cheadcals—; agricultural;
etc.). Describe the general size of the system, the number of.such systems, thO number of houses to be
served (if applicable), or the number of animals or humans thesystem(s) are expected to sier'Ve.
(STAFF COMMENTS)
C. � Water Runoff (including storm water):
(1) Describe the source of runoff. (including storm water) and method of collection and disposal, If any
(include quantities, if known). Where will this water flow? Will this water flow into other waters!
If so, describe.
J�
AMMIX-MA'n
(STAFF COMME
(2) Could waste materials enter ground or surface waters? If so, generally describe�
(STAFF CO
d. Proposed measures to reduce or control surface, ground, and runoff water impacts, if any:
4A krt +i-#,J q , A A
(STAFF COMMENTS)
Pap 8 of 24
sMad—kro-VA& L"IMI
4. Plants
2. Check or circle types of vegetation found on the site:
. . deciduous tree: alder., maple, aspen, other:
evergreen tree: fir, cedar, pi nie, other:
shrubs
grass
pasture
crop or grain
wet soil plants: cattail, buttercup, bulrush, skunk cabbage, other:
water plants: water lily, eelgrass, milfbil, other:
other types of vegetation:
(STAFT COMMENTS)
b. What kind and amount of vegetation will be removed or altered?
P/,.. A.
(STAFF COMMENTS) c-(- -4n :C�jj
etL
a LAA-A L cL—e-49,oix dCl 2 a
C. List threatened or endangered species known to be on or near the site.
Pap 9 of 24
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d. Proposed landscaping, use of native plants, or other materials to preserve or enhance vegetation on the site,
if any:
Aq
r
(STAFF COMMENTS)-
S. . Animals
a. Check or circle any birds and animals that have been observed on or near the site or are known to be on or
near the site:
4&— birds: hawk, herion, eagle, songbirds, other:-_ &eV1.V j - 4r4c*.
mammals: deer, bear, elk, beaver, other:
fish: bass, salmon, trout, herring, shellfish, other:
(STAFF CO
b. List any threatened or endangered species known to be on or near the site.
(STAFF COMMENTS).
c. Is the site part of a migration route? If so, explain.
A1.0
Pap 10 of 24
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d. Proposed measures to preserve or enhance wildlife, If any:
(STAFF COMME
6. * Energy and Natural Resources
a. What kinds of energy (electric, natural gas, oil, woo ; d stove, solar) will be used to meet the completed
project's energy needs? Describe whether it will be used for heating, manufacturing, etc.
A# e
b. Would your project affect the potential use of solar I energy by adjacent properties? If so, generally
describe.
(STAFF COMME
C. What kinds of 'energy conservation features are included in the plans of this proposal? List ot . her proposed
measures to reduce or control energy Impacts, if any,.,
(STAFF COMME
PW I I of 24
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7. Environmental Health
a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and
explosion, spill,.*qr hazardous waste, that could occur as a result of this proposal? If so describe.
(STAFF COMME
(1) Describe special emergency services that might berequited.;
SIC
(STAFF COMMM
(2). Proposed measures to reduce or control environmental health hazards, if any:
(STAFF COMME
b. Noise
(1) What types of,noise exist in the area which may affect your project (for example: traffic, equipment,
operation, other)?
see Sr '9 .0 -4
/ 02,0.xle
(STAFF COMME
Pap 12 of 24
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(2) What types and levels of noise would be created -by or associated with the project on a short-term or
a long-term basis (for example: triffic, construction, operation, other)? Indicate what hour's noise
would come from the site.
dz�
4 e J
(STAFF COMME
(3) Proposed measures to reduce or control noise Impacts, If any:
Alize e�;;V,�, wl
(STAFF COMME
8. Land and Shoreline Use.
a. What Is the current use of the site and adjacent properties?
10 VAC .4-1 X/14 ix
S-n -,.o >ZM eo , r It 4 r 064 -1
(STAFF COMMM
b. Has the site been used for agriculture? If so, describe.
(STAFF COMMIE
Pap 13 of 24
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C. Describe any structures on the site.
(STAFF COMMENTS)
d.. Will any structures be demolished?,ft so, what?
ig
(STAFF COMMENTS).
e. What is the current zoning classification of the site?
(STAFF COMMENTS)
f. What is the current comprehenslve� plan designation of the siteT
(STAFF COMMENTS) -45��
U
g. if applicable, what is the current shoreline mister pl . an. designation of the site?
(STAFTCOMMENTS)
Pap 14 of 24
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h. Has any part of the site been classified as an "environmentally sensitive" area?.If so, specify.
10
(STAFF COMMENTS)
L Approximately how many people would reside or work In.the completed project?
1q_ s.0
(STAFF COMMENTS)
J. Approximately how many people would the completed project displace?
(STAFF COMMEN-IrS)
k. Proposed measures to avoid or reduce displacement impacts, If any:
(STAFF COMMENTS)
L Proposed measures to ensure the proposal is compatible with existing and projected land usesand plans, If
any.
At
(STAFF COMMENTS)
Page IS of 24
me cbeddW. PAfiCA=LW"D1
9. Housing
Approximately how many units would be provided, if, any? Indicate whether high, middle, or low-income
housing.
64s M "J11f �y Low 00JI'..
(STAFF COMMENTS)
b. Approximately how many units, if any would be eliminated? Indicate whether high, middle, or low4nc.ome
housing.
(STAFF COMMENTS)
C. Proposed measures to reduce..or control housing impacts, If any:
(STAFF COMME
10. Aesthetics
2. What Is the tallest height of any proposed structure(s), not including antennas; what Is the principle
exterior building material(s) proposed?.
Me -_.<c_a_j !�!A ejc eZen 0. j r Xeoal
Ac'e—t-le-J. s'los) SLAe a,'A_W
6 1A a4 70f -
(STAFF COMMENTS) �!)o
Page 16 of 24
ups cheddW - pubficA=830MOI
b. What views in the immediate vicinity would be altered or obstructed?
IVO AIP
Ogg &4
(STAFF COMME
C. . Proposed measures to reduce or control aesthetic impacts, If any:
(STAFF COMMENTS) 6C
11. Light and Glare
a. What type of light or glare will the proposal produce? What time of day would it mainly occur?
'5!r/--f,&.J AM e
(STAF7 COMME
b. Could light or glare from the finished project be a safety hazard or interfere with views?
All)
C. What existing off -site sources of light orglare may affect your proposal?
A& MC
(STAFT COMMENTS)
Pap 17 of 24
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d. Proposed measures to reduce or control light and glare Impacts, If aur.
Alt Ilk Az
(STAFF COMME
12. Recreation
a. VVhat designated and informal recreational opportunities are In the immediate vicinity?
(STAFF
b. Would the proposed project displace any existing recreation uses? If so, describe.
(STAFF COMMENTS)
C. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be
provided by the project or applicant, If any:
(STAFTCOMMENTS)
Page 18 of 24
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13. Historic and Cultural Preservation
2. Are there any places or objects listed on, or proposed for, national, state, or local preservation registers
known to be on or next to the site? If so, generally describe.
(STAFF COMMENTS)-
b. Cenerally describe any landmarks or evidence of historic, archaeological, scientific, or cultural importance
known to be on or next to the site.
(STAFF
C. Proposed measures to reduce or control Impacts, If any:
14. Transportation
2. identify public streets and highways serving the site, and describe proposed access to the existing street
systenL Show on site plans, if any.
to 9,5 fd F-AaEAA Sfr�k 192% Am,
A I Oe W f-C C.
(STAFF COMME
Page 19 of 24
b. Is site currently served by public transit? If no, what Is the approximate distance to the nearest transit
stop?
-T levo 4t6-s*fl 51�Dps x 3 od 604. - AJV
(STAFF COMMENTS)
C. How many parking spaces would the.completed project have? How many would the project eliminate?
e— U*,;A.4&
(STAFF COMMENTS)
d. Will the proposal require any new roads, streets, or improvements to existing roads,or streets, not Including
driveways? If so, generally describe (indicate whether public or private).
(STAFF COMME
e. Will the project. use (or occur ]In the Immediate vicinity of) water, rail, or air transportation? If so,
generally describe.
(STAFF COMME
Page 20 of 24
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A f. How many vehicular trips per day would be generated by the completed project? If known,.indicate when
peak volumes would occur.
k
(STAF7 COMMENTS-
& _'a_� -0 . el I
g. Proposed measures to reduce or control transportation Impacts, if any:
7
(STAF7 COMME
15. Services
2. Wou Id the project result In an increased need for public services'(for example: fire protection, police
protection, health care, schools, other)? If so, generally describe.
_r' 1-141w/d le
Jr
(STAFT COMME
b. Proposed measures to reduce or control direct impacts on public services, if any:
Alov o
(STAFT COMME
Page 21 of 24
16. Utilities
a. Circle utitlitil �.ently available at the site:
ew
w=
t
�anft<Os tic system, other:
(STAFF COMMENTS)
b. Describe the utilities that are proposed for the project, the utility providing the service, and the general
construction activities.on the site -or in the immediate vicinity which might be needed.
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(STAFF COMM
C. SIGNATURE
The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to
make its decisioll.
.Signature of Proponent
7 — 09or
Date Submitted
Page 22 of 24
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LEGAL DESCRIPTION:
CITY OF EDMONDS
SEPA TRAFFIC IMPACT ANALYSIS
Name of Proposed Project:
Owner/Applicant:
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Street/Mailing Address
city State zip
Telephone: ZO'6 -- - Z 7 0 - 00,71
WORK SHEET
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Street(Mailing Address
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Traffic Engineer who prepared the Traffic ImpactAnalysis:
Firm Name
1. PROJECT DESCRIPTION
2�O& - ZzJ- wlOJr
Contact Name Telephone
a. Street address (ifknown): 7- '//10
b. Location: 5,*e e �f Akz ed q ,,�s
Muach a vicinio map and sUeplan.)
c. Specify existing land use:
d. Specify proposed type and. size of development: Ale,-)
er
e. When will the project begin construction and when will it be completed? /k . oa
f Define proposed access locations: __,�Zeej
ej,,IA A�#
g. Define proposed sight distance at Esite egrr-e"ss k lon'sg514- ocir-- — 5-ac:
ycz, &,- loz, I
<-I, Page I
2. TRIEP.GENERATION
a. Existing Site Trip Generation Table:
PM Peak -Hour Trips
Land Use Daily (ADT)
IN OUT
b. Proposed Project Trip Generation Table:
Land.Use
Daily (ADT)
PM Peak -Hour Trips
IN OUT'
ItOVII, yort e. Cc
c. Net New Project Trip Generation Table:
Land Use
Daily (ADT)
PM Peak -Hour Trips
IN OUT
72
7Z
d. State assumptions and methodology for internal, link -diverted or passby trips: er
poop. 7
3. TRIP DISTRIBUTION
Prepare and attach a graphic showing project.trip di . stribution percentages and . assignments.
4. SITE ACCESS ROADWAY/DRIVEWAYS AND SAFETY
a. Have sight distance requirements at egress location been met per.AASHTO requirements?
b. Intersection Level of Service Analysis:
• Existing Conditions
Los
• Year of Opening
LOS
Delays
Delays
Five Years Beyond Change of Land Use
LOS Delays
(Intersections to be evaluated shall be determined by the City ofEdmonds Traffic Engineer.)
c. Describe channelization warrants:
(Attach stripingplan.)
d. Vehicle Storage/Queuing Analysis (calculate 50% and 95 % queuing lengths):
50% 95%
• Existing Conditions
• Year of Opening
• Five Years Beyond
Change of Land Use
e. If appropriate, state stop sign and signal warrants:
f Summarize local accident'history:
Page 3
5. TRAFFIC VOLUMS
a. Describe existing ADT and peak -hour counts, including turning movements, on street adjacent to and
directly impacted by the project.
b. Describe the estimated ADT and peak -hour counts, including turning moveme.ntsi the year the project is
fully open (with and without project traffic).
c. Describe the estimated ADT and peak -hour counts, including turning movements, five years after the
project has been fully open (with and without project traffic).
d. State annual background traffic growth factor and source:
6. LEVEL OF SERVICE ANALYSIS '
Summarize Level of Service Analysis below and attach supporting LOS analysis documentation. Provide
the following documentation for each arterial street or arterial intersection impacted by ten or more peak -
hour trips. Other City -planned developments must also be factored into the LOS calculations.
9xistine LOS:
Existing Condition:
Year of Ovening LOS:
With Project:
Without Project:
Pwa 4
,Five Years After Ovenint! LOS;
With Project:
Without Project:
Note any assumptions/variations to standard analysis default values and justifications:
7. NHTIGATION RECOMAMNDATIONS
State recommended measures and fees required to mitigate project specific traffic impacts.
8. MNIMUM ARTIGATION REQUIREMENTS
Residential developments that generate ten PM peak -hour trips or less will be required to pay a $200 per PM
peak -hour trip fee.
PM Peak -Hour Trips
X $200 = $ A C n
D.Ny Dwwi - - T=ffwVA-tVWwkA-
Page 5
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CA File No: 04-(91
Critical Areas Che'cklist
Site Information, (soils/ topographyjhydrology/vegetation)
1. Site Address/ Location: ,4,,, (�j,
2. Property Tax Account Number: 00 1/ A 0 Z 5f pc> Z 0-3.
3. Approximate Site Size (acres or square feet): 1-3, Z.Ob
4.. Is this site currently.developed? _,&yes; 'no.
If yes; how is site developed? r./ 4,e/6. Ane
5. Describe the general site topography. Check all that apply.
Flat: less than 5-feet elevation change over entire site.
Rolling: slopes on site generally less than 15% (a vertical rise of 10-feet over a horizontal
distance of 66-feet).
Hilly: slopes present on site of more than 15% and less than 30% (a vertical rise of 10-feet
over a horizontal distance of 33 to 66-feet).
Steep: grades of greater than 30% present on site (a vertical rise of 10-feet over a horizontal
distance of less than 33-feet).
Other (please describe):
6. Site contains areas of year-round standing water: 0 Approx. Depth:
7. Site contains areas of seasonal standing water: Approx. Depth:
What season(s) of the year?
8. Site is in the floodway N) 0 floodplain of a water course.
9. Site contains a creek or an area where water flows across the grounds surface? Flows are year-round?
tj Flows are seasonal? (What time of year?
10.
11.
Site is. primarily: forested.— !t meadow
urbari landscaped (lawn, shrub;�Jtc)
.t
Obvio'Us wetland is present on site: 00
shrubs mixed X
For City Staff Use Only
1. Plan Check Number, if applicable?
2. SiteisZoned?
3. SCS, mapped soil, type(s)?,&acj_"_'-_',._2CU5 CS ca_�000-- a
C-a'.
4. Critical Areas inventory or C.A. map indicates Critical Area on site?
5. 5ite within designated earth subsid&ke landslide hazard area? tA rA— A
A d'
DETERMINATION
-STUDY REOUIRED
Reviewed
X . . WArVER
=MW11v=
Critical Areas Checklist.doc/4.22.2003
OV EQ& City of Edmonds
Development Services Department
P anning Division
Phone: 425.771.0220
1.14, WIS91Z,. Fax: 425.771.0221
The Critical Areas Checklist contained on this form is to
be. filled out by any person preparing a Development
Permit Application for the City of Edmonds prior to
his/her subrnittal of the application to the City.
The purpose of the Checklist is to enable City -staff to
determine whether any potential Critical Areas are, or
may be, present on.the subject property. The information
needed to complete the Checklist should be . easily
available from observations- of the site or data available at
City Hall (Critical areas inventories, maps, or soil
surveys).
Date. Received: S- I) — 6 U
ty Receipt#: --m-,L4,opj-6
CriticalAreas File M
Critical Areas Checklist Fee: $135.00
Date Mailedto Applicant:
A property owner, or his/her authorized representative,
must fill out the checklist, sign and date it, and submit it
to the City. The City: will review the checklist, make a
precursory site visit, and make a determination of the
subsequent steps necessary to complete a development
permit application.
]?lease submit a -vicinity map, along with the signed copy
of this form to assist City . staff in finding and 16cating the
specific piece of property described on this [form. In
addition, the applicant shall include otheri pertinent
information (e.g. site plan, topography map, etc.) or
studies in conjunction with this Checklist to assistant staff
in completing their preliminary assessment of the site.
The undersigned applicant, and his/her/its heirs, and assigns, in consideration on the processing of the application agrees
to release, indemnify, defend and hold the City of Edmonds harmless from any and all -damages, including reasonable
attorney's fees, arising from any action or i.nfraction. based in , whole or part upon false,, misleading, -inaccurate or
incomplete information furnished by the applicant, his/her/its- agents or employees.
By my signature,J certify that the information and exhibits herewith submitted are' iue and correct -io'the best of my
knowledge.and that I am authorized to file this application on the behalf of the owner as listed below.
SIGNATURE OF APPLICANVAGENT D ATE
Property Owner's Authorization
By my signature, I certify that I have authorized the above Applicant/Agent to apply for the subject land use application,
and grant my permission for the public officials and the staff of the City of Edmonds to enter the subject property for the
purpqqes.of insppq�on and p9s#n ft tot lication.
SIGNATURE OF OWNER
PLEASE PRINT CLEARLY
Owner/Appficant:
1,54alv C. Zel � e,,
Name
7071 Z,!A We^� 4,c
Street Address
City State Zip
Telephone: W(,- ZZ-Y-
Applicant Representative:
Name
Street Address
City State' zip
Telephone:
Email address (optional): Email Address (optional):
Critical Areas Check] ist.doc/4.22.2003
OC)
C\l
co
fv.
C. 1 S911
May 24, 2004
CITY OF EDMONDS
121 5TH AVENUE NORTH - EDMONDS, WA 98020 * (425) 771-0220 - FAX (425) 771-0221
Website: www.d.edmondsma.us
DEVELOPMENT SERVICES DEPARTMENT
Planning - Building - Engineering
Shaun C. Leiser
17921 Linden Ave. North
Shoreline, WA 98133
Su bject: Determination regarding Critical Areas Checklist: CA-04-67
Dear Applicant:
Enclosed please find a copy of the Critical Areas Checklist you submitted.
GARY HAAKENSON
MAYOR
The 'DETERMINATION'.' reached by the City is located on the reverse side of the form (bottom of page).
IT IS VERY IMPORTANT FOR YOU TO RETAIN A COPY OF THIS CRITICAL AREAS
"DETERMINATION" FOR YOUR RECORDS.
Offi�!15"*e_*'_�examine th - is Determination for additional requirements. You may need to submit additional
i�f6r'm':�t�i"o�'n""s"u'ch'a"�s'�a'n�",'F-'n*cVironmentaI Checklist or Critical Areas Study.
The Determination for the Critical Areas Checklist you submitted is a site -specific determination, not a
projeci2sppcifid . determination.
YOU MUST SUBMIT A COPY OF THE CRITICAL AREAS CHECKLIST and DETERMINATION WITH
ALL PERMIT APLICATIONS OR YOUR APPLICATION WILL NOT BE PROCESSED.
Permit applications include the following:
Building Permits
Conditional Use;Permits
Subdivisions
Variances
Applications to the ADB* Land Use Applications
Any other development permit applications.
Thank you,
Planning Secretary
t6` 6S'*Ur6::
D:myd'oeum'e6ts/spellman/CACLIette�.d(j6
L:ternpJjana/CACLletter.doc
Incorporated August 11, 1890
Sister City - Hekinan, Japan
FROM :JERRY JUTTING FAX NO. :206-545-1500 Dec. 02 2003 08:31AM P3
Cul
k
X) �Lvc
o Ao' 5-C-1 1�91&
Date:
To:
APp,..
Y
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MEMORANDUM
January 21, 2004
Shaun Leiser 206.229.6038
From: Kathleen Taylor, Planning Division Pr
Subject: Pre -application for Multi -family Project at 24110 84 th Ave W
Thank you for scheduling a pre -application meeting. It should assist in
processing your application. From a planning perspective, your proposal will
require the following:
Architectural Design Board (ADB) A*Pplication. Refer to the Major Project
Application handout which details the submittal requirements. You will also
need the following:
Application Form.
,i_—SEPAGheckIist-.-
• Adeacent Property Owners List.
• Critical Areas Checklist. If it is determined that a critical area exists on
the site, you may be subject to additional application requirements.
• Landscaping Reguirements.
• Design Guidelines. Please refer to the guidelines for projects within
multi -family zones. See pages 1-9 of the Design Guidelines.
�,Hcqfio�,n-s. As proposed the project does not meet the
setback requirements. Because the site fronts street rights -of way 07r7t�--
sides except the north property line, all structures must be setback 15 feet
from the east, west, and south property lines. The setback along the north
property line is 10 feet as the plans indicate.
If you wish to proceed with the application as designed, you must obtain
approval for setback variances for the east and west property lines. You may
consolidate the variance applications with the ADB application to reduce the
total processing time. Please refer to the Variance handout.
3. Application Materials. Based on review of your preapplication materials,
please consider the following when submitting your ADB Application.
City of Edmonds cQ Planning Division
�4 6 Y� 5 11--e- f k"P�
• Datum Point. Please identify a datum point on the plans. Please label
what the datum point is, i.e. sewer manhole cover, and provide its
elevation.
• Materials. Please identify the types of materials that will be used on the
building.
Please provide paint samples, etc. and/or include a colored
schematic with the application. Submit eight copies of anything in
color.
Please provide a prospective drawing to illustrate
how the project will appear from 84 th , Edmonds Way, and the north
property line.
• cL
jdKtifig,. Please include a lighting plan and a detail of the fixture(s) to
be, used.
• �--L—an-dscapinq--- Please submit a detailed landscaping plan. The
requirements are listed in the Landscape handout.
• Patio Areas/Decks. FYI only. Please be aware that patio areas and
decks can only encroach into the setback areas 4 feet or 1/3 of the
setback, whichever is less, provided that they do not exceed 30 inches
in height.
-Eftclosure�--Please show the trash enclosure on the site plan,
7? T ash
and provide a �16tail of it. Indicate how it will be screened and what
materials will be used.
Elevation Views. Please label the average grade, actual elevation, and
maximum elevation for each building.
4. Fees. The fees will be calculated as follows:
ADB
$2,200 Major project review
$ 420 SEPA review
$2,310 Setback variances ($1,155 each)
$ 135 Critical areas check
$ 150 Sign posting fee
$ 15 CitV surchar_qe
$5,230 Total
0
Estimated time to process ADB and variance applications, if consolidated: 4
months (excluding resubmittals)
If you have any questions, please contact me at 425.771.0220.
1/21/2004 2 of 2
OV FDAf
A '0+
City of Edmonds
PRE -APPLICATION COMMENTS
BUILDING DIVISION
DATE January 21, 2004
STAFF: Ann Bullis, Assistant Building Official 4-fr-
RE: Proj ect: 5 new units (I duplex, 3 single-family residences)
2411084 th Ave W
Shaun Leiser
A preliminary review was done with the pre -application materials provided and we have the
following comments. Please feel free to contact me to discuss any code issues you may have
during design of the building.
General Comments:
1) Design Loads specific to Edmonds
a) Snow load 25 psf
b) Seismic zone 3
c) Wind speed 80 mph
d) Wind exposure B
-2) Applicable Codes in effect at the time of this meetin
a) 1997 Uniform Building Code with State Amendments
b) 1997 Uniform Mechanical Code with State Amendments
c) 1997 Uniform Fire Code with State Amendments
d) 2000 Uniform Plumbing Code (effective 7/l/02) with State Amendments
e) 2001 Washington State Energy Code, second edition (effective I/l/03)
f) 2000 Washington State Ventilation Indoor Air Quality Code (7/l/01)
g) 2000 State Barrier Free Code (effective 7/1/01)
h) Current edition of the Edmonds Community Development Code
3) Please be aware that the State is scheduled to adopt the the 2003 International Codes effective
July 1, 2004. The City of Edmonds is planning to adopt these codes at the same time as the
State. Please contact a Permit Coordinator for vesting information.
4) List all deferred submittals on the cover sheet of the plans. The City prefers that mechanical
and plumbing plans be included with and issued with the main building pen -nit to help avoid
any construction delays. Common deferred items are fire sprinkler, fire alarm, signs, side
sewer, water meter, shop drawings, etc.
5) A soils report is required.
6) Specify occupancies, type of construction, and number of stories for the building(s).
7) It appears that these are true 3 story buildings, therefore 2 exits will be required from each
floor of each dwelling unit (UBC 1004.2.3.2 #4) since the floor areas of the 3d floor within
each dwelling unit exceeds 500 sf. Exits must be spaced apart Y2of the maximum overall
Building Division Pre -application Comments 1
diagonal distance of the floor/area. One option is to construct the lowest floor as basements
in each building, therefore the buildings would be 2 story with basement, not requiring a 2 nd
exit if the occupant load does not exceed 10. For the lowest floor to be considered a
basement provide story calculations showing that the basement is no more than 6 feet above
grade for at least 50%of the perimeter of the building and does not exceed 12 feet above
grade at any point (UBC 220). See UBC 208 for the definition of grade which is used in the
story calculation.
8) Party walls between dwelling units must be 1 -hour rated with a sound transmission control
rating of 50 or more. Provide complete listed and tested assemblies with STC ratings on the
plans.
9) 5/8" Type X Gyp required (on garage side) to separate garage from dwelling. Two layers
required for 1-joists.
1, 0) Specify cfrn for each exhaust fan/whole house fan.
11) Smoke detectors required to be located in each sleeping room, in areas accessing sleeping
rooms, with a minimum of one on each floor.
12) Provide stair construction detail showing rise, run, headroom clearance, handrail height,
grippable handrail cross-section, fire blocking, 5/8" Type X gyp on walls and ceiling of all
useable space under stairs.
13) Separate out decks and covered porches on the cover sheet area calculations.
14) Provide Residential Energy Code compliance forms with your application. Prescriptive
residential forms are available in the City's Energy handout and all other forms can be found
on the following website htlp://www.energy.wsu.edu/code/code sqpport 2003.cfi-n
15) Dimension distances between buildings on the plot plan.
16) Barrier Free parking spaces must be a minimum of 13 feet wide (8 foot stall plus 5 foot
access aisle) by 18 feet long and a sip at the head of the parking stall (see enclosed detail).
Clearly show all requirements on the plans.
17) Demolition permits will be required for the structures to be removed and a demolition bond
may be required. Permits will also be required from the Puget Sound Clean Air Authority for
removal of asbestos.
18) Confirm addressing with Marie Harrison, Permit Coordinator.
FREQUENTLY OVERLOOKED ITEMS
The following is a list of frequently overlooked items that apply to many projects. They are listed as a
tool to help minimize corrections required during plan review.
General
• Incomplete submittals, insufficient number of copies, plans not separated out
• General coordination of all plans not done prior to permit submittal nor throughout
resubmittals (architectural, structural, landscape, civil, mechanical, plumbing, fire
sprinkler, etc.)
• Overall coordination of plans with details clearly and accurately referenced throughout
the plans as to where they apply. For example, a fire rated wall must be clearly identified
and refer to a construction detail that accurately describes how the wall is to be
constructed so it meets the listed and tested assembly requirements, including insulation
for sound transmission control if applicable.
Building Division Pre -application Comments -2
• Deferred submittals and separate permits not called out on plans
• Site plan, landscape plan and civil plan not to same scale —usually a vast difference
between landscape plan and civil for parking space width, planters, patios, driveway
width, location of electrical equipment, parking spaces, etc.
• Shoring plan not submitted with initial application or submitted very late in the process;
shoring plans extending onto adjacent private property or into City RW
• Energy calculations deferred to mechanical permit submittal, energy submitted late which
affects framing approval
• Allowable area calculations not provided with permit application, yards on site plans not
adequately shown
• Fire hydrant locations not specified at pre -application meeting
• Structures that require a pen -nit are shown on landscape plans not on architecturals
• Stairs, landings, walkways, ramps not shown on site plans
• Garage headroom to obstructions such as sprinkler heads, pipes, ducts, beams, insulation
Fire Resistive Construction
• Fire ratings and locations of required occupancy separdtions, area separation walls,
horizontal separation walls, exit passageways, corridors, exterior walls, etc not clearly
specified on floor plans and in section views
• Listed and tested fire -rated assemblies not specified on plans and do not match
construction details
• Listed and tested fire -rated assemblies and details showing structural frame protection
(such as for columns and beams) not provided on plans, including those within wall and
floor -ceiling assemblies
• Fire -stopping details and products not specified on plans
• Fire rated corridor detail not provided
• R3 garage/dwelling separation does not apply to RI occupancies, a true 1 -hour occupancy
separation is required
• Column jacketing in parking garage to protect fire -resistive covering from damage
Mechanical/Plumbin
• Locations of all fire/smoke dampers not shown on mechanical plans
• Routing of exhaust ducts, dryer vents, gas appliance vents, HVAC ductwork not
coordinated prior to issuance of main permit
• Locations and construction details of all mechanical shafts not provided on plans
• Mechanical exhaust outlet locations, especially for parking garage exhaust not shown on
floor plans, roof plans, sections and elevations (generator location not approved by ADB
and placed in setback areas)
• Appropriate cross -connection control devices provided at the property line on domestic
water line, fire sprinkler line, and irrigation line.
• Appropriate cross -connection control devices provided on fixtures within the building.
Building Division Pre -application Comments 3
Exitin
• General exiting configuration not submitted at pre -application meeting, creates redesign
in many cases
• Exit enclosure must exit directly to the outside or to an exit passageway
• Elevators not permitted to open into exit passageways, lobbies not provided when
required
• Occupant load calculations not included with permit application
State Barrier Free Code
• Barrier -free signage location and details not provided on plans
• Areas of evacuation assistance not shown on plans
• Length and width of standard parking space per City code versus barrier free parking
space length and width
• Barrier free cross walk not provided with in route of travel when crossing vehicular drive
aisles
• Accessible route of travel not complete nor adequately detailed on the plans. For
example, from the public way (sidewalk) to the main building entrance, from the
accessible parking space(s) to the building entrance, to mailbo ' xes, dumpsters, and
accessory buildings, and throughout building. Detail ramps, slopes, handrails, landings,
width of path of travel, etc.
Building Division Pre -application Comments 4
SELECTED PARCELS FOR NOTIFICATION
2 4 3
6 �0
00 3
4
I >Jx�
240TH STSW
2
2 3
PH 2
3
4
2
2
3
2
AMEND 1 2
1
2
2
3
2
3
4
it�
�1
N
Legend N
r-= Parcels
0 Mailing Radius (300 11.) E
Selected Parcels
— PLSS Grid
iiniiiiiii Parcel or Interest
Township 27
Range 04
Section 31
10 8 6
1> 1 2
W
12
13 16 17
14 715/6
J, / 1 2
SR lo,; (236TH STSW
17
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Sonhornish county disclaints any �arrtmny fraurchantb.lity or
%,a,,anty or loom orthis data (or map) fm any particular purpose.
adwc.prmo,i,nplmd Norqnsentattonor m,anrantyis nude
�.,ningdV�Cy,C�oMy.COWI---q-1ity0fd3t2
depicted Any tontorthisdata (m mp) asstones all responsibility
InforinatiOn services
r., . thccac and rorther agrocs to ho d S-hornish Comfy
GIs Division
hanolca from and against any dayoagc�= or liability arising
March 2, 2004
rmn any use of this data (or nmp�
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FROM :JERRY JUTTING FAX NO. :206-545-1500 Dec. 02 2003 08:33AM P6
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Oct 24 03 11:10a Brent Eble (425) 357-0750 P.1
PO Box 13694
MiN CreeK WA 98082
Phone 425-359-719B
FAX 425-357-MSO
I 6A-
TO: Sham Frmm Bmt Ebe
Fam 206-533-6= Pages: 2 Including Cover
phaftec Data 10/24103
Ra UP' Ave VVW CC.
13 th9mv 13 F�w Review 13 Please Comment 0 Please Reply 13 Please Recycle
a
'%Wn' .
Here is the calculation you had requested.
If you have any questions, feel free to give me a call at 425-359-7198.
Thanks,
4
lk� Brent Eble
OLYMPIC VIEW WATER & SEWER DISTRICT
form is valid one year from date filled out
SURVEY DRAWING OF PROPOSED DEVELOPMENT IS REQUIRED
DATE 10-1"03 FILE# 03-C(o—
OWNER'S NAME I-)FV56k
OWNER'S ADDRESS Xcc Al -
OWNER'S PHONE # 603,F
APPLICANT'S NAME & i S e If
APPLICANT'S ADDRESS X e4 -vi e
APPLICANT'S PHONE # Z-V&- ZZ-,41-60:ry
ADDRESS OF PROJECT 041)p %4+k Av �"J
DESCRIBE SCOPE OF WORK
ARE WATER/SEWER AVAILABILITY FORMS REQUIRED? Y10 BY WHOM?
SINGLE FAMILY? MULTI FAMILY? 5--1 # OF UNITS
SPRINKLER SYSTEM? �Ka STAFF INITIALS
RESPECTIVE FEES R�QUIRED BEFORE CONNECTION TO OLYMPIC VIEW SYSTEM
CONTRACTOR PERFORMING WORK
CONTRACTOR ADDRESS
CONTRACTOR DAY & EVE. PHONE #
CONTACT PERSON
LICENSE / BOND #
RIGHT OF WAY PERMIT REQUIRED PRIOR TO JOB START
WATER CHE(
DEV. EXT. NEEDED
LATECOMERS FEE V �w
FACILITY FEE 36K(O.
REGIONAL FAC. FEE rQ I o—
METER CHARGE r9W'�—' (CL *N4)
R.O.W. PERMIT
CCC NEEDED
THE FEES AND COSTS QUOTED ARE ESTIMATES ONLY
AND ARE SUBJECT TO CHANGkS AND ADDITIONS.
V"Jjj, kQ ay� )
TOTAL
STAFF INITIALS,
AMOUNT PAID
TAP CARD #
STAFF INITIALS
F:\ SHARE\SHORT PLATS\SHRTPLATMNFOFORM.DOC
SEWER CHECKLIST
DEV. EXT. NEEDED
W�-
LATECOMERS FEE &
FACILITY FEE 1,4 -c�, S -, o o
REGIONAL FAC. FEE
SIDE SEWER PERMIT '60
R.O.W. PERMIT 5. 0 0,
EASEMENT NEEDED gLk '
THE FEES AND COSTS QUOTED ARE ESTIMATES ONLY
AND ARE SUBJECT TO CHANGES AND ADDITIONS.
(,toa4q,d� fbw)
TOTAL Sg.00/I&&Wj/--�ka
STAFF INITIALS Llb —
AMOUNT PAID
SS CARD #
STAFF
INITIALS
FROM :JERRY JUTTING FRX NO. :206-545-1500
Jerry hMing Architect
ferry jutting, AIA
4114 Phinney Avenue North
Seattle, Washington 98103
Tek & Fax: 206-545-1500
sabala: the creation of dwellings
0 Transrntttal
To: 560t,
!!2-�S-6039 -
�O
FAX
Date:
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Project:
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Snohomish County Online Property Information
Page I of I
40*Snohomish Countv Online
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Information
:11aimer:
homish County disclaims any warranty of merchantability or warranty of
ss of this data for any particular purpose, either express or implied. No
esentation or warranty is made concerning the accuracy, currency,
pleteness or quality of data depicted. Any user of this data assumes all
ionsibility for use thereof, and further agrees to hold Snohomish County
nless from and against any damage, loss, or liability arising from any
of this data.
on: 1/7/2004
Legend
Street Narnes
Cities
Uri�c—vy
F�
Tax Parcels
Rural Was
TownshipfRange Grid
Section Grid
Airports
Railroad tracks
2001 Photo Extent
2001 BNV Aerial Photo
http://gis.co.snohomish.wa.uslservleticom.esri.esrimap.Esrimap?ServiceName=Overview&... 1/7/2004
Map of Snohomish County, WA Page I of I
http://gis.co.snohomish.wa.us/maps/property/MapFrame.htm 1/7/2004
CITY OF EDMONDS 23398
DEVELOPMENT SERVICES
DATE:
Received of:", &� �—
Add
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Project Location:
Check 1\10.33��j Cash Total Received
Water Meter Size:
Amount
Water Connection Fee
Sewer Permit/Repair
Sewer Connection/LID Fee
Street Disruption Fee (111 Fund)
Storm Drainage Fee
Engineering Inspection Fee (SFR)
Engineering 2.2% Inspection Fee (SP, Multi. Comm)
Engineering Review Fees (SP, Multi. Comm)
ROW/Street Use/Enc roach ment Permit
Street Cut / Restoration Fee (620 Fund)
Traffic Mitigation Fee/Sidewalk Contribution
Fire Inspection Fee
Fire Plan Check Fee
Building Permit Fee - Type
Plan Check Fee
Reimbursable Consulting Fees
Critical Areas
Landscape Inspection Fee (1%)
SEPA Review Fee
Shoreline Permit Fee
Sign Installation (620 Fund)
Zoning Application Fee - Type:
Maps / Books
Photocopies
Recording Fee
City Surcharge
S3t,afe--,13'a(charge (6?� Fund)
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Snohomish County, WA Assessor Parcel Data
Page I of 2
Property Information
4* Snohomish County, WA
County Quick Info I Directory I Departments I Employm I ent I Calenda I Questions I Search I County Home I
links: I
Common Assessor Home I Treasurer Home I Information on which Department to contact
links: I
Snohomish County disclaims any warranty of merchantability or warranty of fitness of this data for any particular purpose, either
express or implied. No representation or warranty is made concerning the accuracy, currency, completeness or quality of data
depicted. Any user of this data assumes all responsibility for use thereof, and further agrees to hold Snohomish County harmless from
and against any damage, loss, or liability arising from any use of this data.
Date/Time: 9/2/2003 2:25:50 PM If you have questions, comments or suggestions, please Contact Us.
Return to Property Information Ent!y page Answers to Frequently Asked Questions about Parcel Data (opens as
new window)
Parcel Number 00463302400203 Prev Parcel 46330240020302
Reference
jj View M ap of this parcel (opens as new window)l
Links to property information below
• General Information Names & Addresses, Property Legal Description
• Treasurer's Tax Information Total Current Year's Taxes and other information
• Assessor's Prope0y Values Market Values, Current Use Vales (if any)
e Assessor's Property Characteristics Tax Code Area, Neighborhood, use code, parcel size
• Assessors Structure(s) Data
• Assessors Pro enty Sales
• Assessor's Mapping Information
Data related to the structures on a parcel
Sales recorded since 7/31/1999
Traditional and Interactive maps
General Information
Taxpayer Name 11 Address (contact the Treasurer if you have questions)
LEISER SHAUN 1117921 LINDEN AVE N --- SHORELINE, WA 98133
If the above mailing address is incorrect and you want to make a change, see the infbrmation�S %(ne and
Address Change$
Owner Name 11 P "d, ss-f �pontdA the A�g65r`wibu have questions)
LEISER SHAUN & SWEAZEY KAY M 1117921 LINDEN AVE --- SEATTLE, WA 98155
Street (Situs) Address (contact the Assessor if you have questions)
2410 84TH AVE W --- EDMONDS, WA 98026
Parcel Legal Description
HANBURYS SOUND VIEW TRS BLK 024 D-03 - ALL THAT PART OF N 125FT OF LOTS 2 & 3 LY
E OF CO RD - LESS ST RD ON LOT 2 LESS S/HY 104
Go to top of pag@
Treasurer's Tax Information
Taxes ff you have questions about taxes owing, please contact the Treasurer's office (opens as new
window)
2003 Taxes for this parcel $1,270.63
(Taxes may include Surface Water Management and/or State Forest Fire Patrol fees. LID charges, if any, are not
included.)
http://l98.238.192.103/propsys/Asr-Tr-Propinq/PrpinqO2-ParcelData.asp?PN=00463302400... 9/2/2003
Snohomish County, WA Assessor Parcel Data
Page 2 of 2
To obtain a duplicate tax statement, either download our Tax Statement Request form or call 425-388-3366 to
request it by phone.
Go to top of pgge
Assessor's Property Data Characteristics and Value Data below are for 2003 tax year.
ff you have questions about property characteristics or values, please contact the Assessor's Office
Property Values do not reflect adjustments made due to an exemption, such as a senior or disabled persons
Values exemption.
Reductions for exemptions are made on the property tax bill.
Tax Year 2003 1 Market Land $66,0001 Market improvement $37,5001 Market Total $97,500]
Go to top of page
Property Characteristics
Tax Code Area (TCA) 00225 View Taxing Districts and Revaluation Period for this Parcel (opens as new window)
UseCode III Single Family Residence -Detached
Size Basis ACRE Size 0.3
Go to top kf page
Property Structures
Type Yr.Buift Structure Description
Dwelling 1947 1 Story View Structure Data (opens as new window)
QQ10 top of page
Property Sales since 7/31/1999
Explanation o f Sales Information (opens as new
window)
Transfer Receipt Sales Price Excise Deed
Date Date Number Type
6/25/2003 6/27/2003 $48,750 179096 QC
Grantor (Seller) Grantee (Buyer)
GASTON ENTERPRISES LEISER SHAUN &
LLC SWEAZEY KAY M
6/20/2000 6/21/2000 $179,500 555359 W ESSLINGER GEORGE & GASTON ENTERPRISES
PAMELAJ LLC
11/11/1999 11/18/1999 $0 5514 QC MEIER LEO ESSLINGER PAMELA J
Go to tor) of Daae
Property Maps Township/Range/Section/Quarter, links to maps
Neighborhood 3205000 Explanation of Neiqhborhood Code (opens as new window)
Township 27 Range 04 Section 31 Quarter SW Find parcel maps for this Township/Range/Section
View Map of this parcel (opens as new window)11
Other
Parcels
No
No
No
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,;��S�ohomish County, WA Assessor Parcel Data
Page I of 2
Snohomishftlline Gavernnient Intbrmation & Services
CountYA6&
Washington
Property Information
County Quick Info I Qirectory I Oepartments I Emp oy nt I Calenda I Questions I Search I County Home I
links: I L me
Common Assessor Home I Treasurer Home Information on which Department to contact
links: I
Snohomish County disclaims any warranty of merchantability or warranty of fitness of this data for any particular purpose, either
express or implied. No representation or warranty is made concerning the accuracy, currency, completeness or quality of data
depicted. Any user of this data assumes all responsibility for use thereof, and further agrees to hold Snohomish County harmless from
and against any damage, loss, or liability arising from any use of this data.
Date/Time: 10/2/2003 1:38:03 PM If you have questions, comments or suggestions, please Contact Us.
Return to Prope . Information Entry page Answers to Frequently Asked Questions about Parcel Data (opens as
new window)
Parcel Number 00463301700100 Prev Parcel 46330170010000
Reference
View Map of this parcel (opens as new window
j
Links to property information below
• General Information Names & Addresses, Property Legal Description
• Treasurer's Tax Information Total Current Year's Taxes and other information
• Assessor's PropeLty Values Market Values, Current Use Vales (if any)
* Assessors Propeq Characteristics Tax Code Area, Neighborhood, use code, parcel size
• Assessors Structure(s) Data
• Assessors Property Sales
• Assessors Mapp�ng Information
Data related to the structures on a parcel
Sales recorded since 7/31/1999
Traditional and Interactive maps
General Information
Taxpayer Name 11 Address (contact the Treasurer if you have questions)
BOWERS JEFFRY DAVID 1124024 84TH AVE W --- EDMONDS, WA 98026
If the above mailing address is incorrect and you want to make a change, see the information on -Name and
Address Changes
Owner Name 11 Address (contact the Assessor if you have questions)
BOWERS JEFFRY DAVID 1124024 84TH AVE W --- EDMONDS, WA 98026
Street (Situs) Address (contact the Assessor if you have questions)
24024 84TH AVE W --- EDMONDS, WA 98026
Parcel Legal Description
HANBURYS SOUND VIEW TRS BLK 0 17 D-00 LOT I LESS N 199FT & ALSO LESS W 12FT OF S
10 1 FT OF N 30OFT SD LOT I & ALSO LESS PTN CONVYD ST HWY I AUD 895806
Go to top of pa-e
Treasurer's Tax Information
http://l98.238.192.103/propsys/Asr-Tr-Propinq/PrpinqO2-ParcelData.asp?PN=0046330170... 10/2/2003
-,.,,Snohomish County, WA Assessor Parcel Dat'A'
- Q
Page 2 of 2
Taxes ff you have questions about taxes owing, please contact the Treasurees office (opens as new
window)
2003 Taxes for this parcel $2,173.75
(Taxes may include Surface Water Management and/or State Forest Fire Patrol fees. LID charges, if any, are not
included.)
To obtain a duplicate tax statement, either download our Tax Statement Request form or call 425-388-3366 to
request it by phone.
Go to top 9f pgge
Assessor's Property Data Characteristics and Value Data below are for 2003 tax year.
ff you have questions about property characteristics or values, please contact the Assessoes Office
Property Values do not reflect adjustments made due to an exemption, such as a senior or disabled persons
Values exemption.
Reductions for exemptions are made on the property tax bill.
Tax Year 2003 Market Land $101,400 Market improvement $65,4001 Market Total $166,8001
Tax Year 2004 Market Land $126,8001 Market improvement $58,9001 Market Total $185,7001
Go to top of page
Property Characteristics
Tax Code Area (TCA) 00225 View Tg*M Districts and Revaluation Period for this Parcel (opens as new window)
Use Code 651 Medical & Other Health Services
SizeBasis ACRE Size 0.17
Go to top_gf pgge
Property Structures
Type Yr.Built Structure Description
Commercial 1960 BOWERS CHIROPRACTIC View Structure Data (opens as new window)
Go to top of pa- e
Property Sales since 7/31/1999
Explanation of Sales Information (opens as new
window)
Transfer Receipt Sales Price Excise Deed
Date Date Number Type
2/11/2003 3/7/2003 $0 176433 QC
Grantor (Seller) Grantee (Buyer) Other
Parcels
BOWERS LESLIE JANE BOWERS JEFFRY DAVID No
10/24/2001 10/29/2001 $320,000 166900 W SKAARERICHARDM, BOWERSJEFFREYD& Yes
AHSE LESLIE
Gototopofpa-e
Property Maps Township/Range/Section/Quarter, links to maps
Neighborhood 5601000 Explanation of Neighborhood Code (opens as new window)
Township 27 Range 04 Section 31 Quarter SW Find parcel maps for this Township!Ranae/Section
View Map of this parcel (opens as new windowAl
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ARCIIITECTURAL DESIGN BOARD
STAFF REPORT
September 3, 2003 Meeting
PLANNING DIVISION
ADVISORY REPORT AND RECOMMENDATIONS
To: The chi c Board
From: "
Sreyle Bullock, AICP
Senior Planner
Date: AUGUST 28, 2003
ADB-2003-65 Application by Tony DiPangrazio for a 26 unit multi -family
development at 8005 and 8017 238th St. SW. The site is zoned Multi-
family residential (RM-2.4).
A. Property Owner/Applicant Architect/Representative
Tony DiPangrazio John Bissell of Higa Birkholder
23623 Hwy 99, suite F 506 1721 Hewitt Ave., suite 401
Edmonds, WA 98026 Everett, WA 98201
B. Site Location: 8005 and 8017 238' St. SW
C. Introduction: Theapplicantis ' osing a 26 unit multifamily development located just east of
prop
Highway 99 on 238t" St. SW. Unlike many multifamily developments in Edmonds, the project takes
advantage of the multi -family density allowed in the RM zone, but does that while proposing all
detached units. With the specifics of this site and its surroundings, high intensity commercial to the west
and single family residential to the east, this concept is one that the city supports as a way of minimizing
impacts to single family neighborhoods.
Because the applicant submitted a concurrent application for a subdivision along with the design review
of the multi -family project, the Hearing Examiner will hold the public hearing and issue the decision on
each of the permits. The Design Board is reviewing the design review aspects of the project and sending
a recommendation on to the Hearing Examiner for his consideration.
D. Background:
I Zoning: The property is zoned Multi -family Residential (RM-2.4). With a lot size of
approximately 71,713 sq. ft. this property could potentially be developed with up to 29 units. The
applicant is proposing a 26 unit complex.
2. Environmental Review: Due to the number of lots that will be created, the proposed project
is subject to the State Environmental Policy Act (SEPA). The applicant has submitted an
Environmental Checklist and the City is in the midst of issuing the Environmental Determination.
Page I of 6
Staff RcpoTt foT ADB-2003-65
Sumise Ridge - 26 units
3. Issues: The applicant has addressed the City's site development standards and requirements -
with their proposal. Their packet of information also describes the design of the buildings, site,
and landscaping. The Architectural Design Board must determine whether the proposal is
consistent the design review criteria found in ECDC 20.10.070, the Comprehensive Plan and the
Urban Design Guidelines. In the Urban Design Guidelines, the subject property falls under the
direction of General Standards — Multiple Family Residential (see Attachments 5-7).
For this consolidated project the Board is charged with forwarding a recommendation to the
Hearing Examiner regarding the projects compliance with the above referenced items.
E. Development Code and Comprehensive Plan Compliance :
The following is staff's analysis of the project's compliance with the Edmonds Community Development
Code and the City's Comprehensive Plan. Included in the applicants submittal packet is extensive
documentation of how they feel their project complies with the Code and the Comprehensive Plan (see
Attachments 5-7)
ECDC 16.30 Multiple Residential:
a. The RM zones specifically provide for Multi -family development as a permitted primary use.
b. ECDC 16.30.020 is the table that articulates the bulk standards of the RM-2.4 zone. 15 foot
Street Setback, 10 foot Side Setback and 15 foot Rear Setback, 25 foot height limit with
provisions for 5 additional feet for buildings with roofs pitched 4:12 or greater.
c. The site plans indicate how the development as a whole will comply with the required setbacks.
In fact, the eastern setback proposed by the applicant has been increased in an effort to
minimize impact to the adjacent single family homes. At this time, height calculations have not
been submitted for each individual building to confirm that they all meet the maximum allowed.
However, the proposed two story structures with roofs pitched at 4:12 should be substantially
below the maximum allowed height of 30 feet.
d. A condition which requires the ongoing compliance of the individual parts of the project with
this code section through construction/building permit review stage would be appropriate.
2. ECDC 17.50 Parldng: .
a. For multi family development, parking is required based on the number of units and the number
of bedrooms in each unit. 1.2 stalls/studio unit, 1.5 stalls/I bdrm unit, 1.8 stalls/2 bdrm unit and
2 stalls/3 and greater bdrin units.
b. The applicant states that 52 parking stalls are required, but I haven't seen a breakdown of the
unit mix to confirm that. But since that is the maximum number of stalls it could be it is okay to
use for confirming compliance. The applicant also states that 94 parking stalls are provided.
Based on how the City counts parking stalls, tandem stalls are not counted as more than one
stall, there are 71 parking stalls on the proposed site plan. This requirement is adequately met.
c. A condition which requires the final unit count and unit mix to confirm compliance with this
section of the code at building pennit stage would still be appropriate.
3. Comprehensive Plan:
a. In the applicant's declaration, see Attachment 6, they have described in great detail how their
project complies with the Comprehensive Plan and the adopted Urban Design Guidelines
element.
b. Staff has reviewed the Comprehensive Plan, the Urban Design Guidelines and in many cases
agrees. More detailed review of the Urban Design Guidelines is included in the section below.
Page 2 of 6
Staff Report for ADB-2003-65
Sunrise Ridge - 26 units
F. Staff Analysis of Design Criteria and Urban Design Guidelines:
The following is an analysis of the project's compliance with ECDC Chapters 20. 10 and 20.12 and the
Urban Design Guidelines. This project is subject to the General Standards for Multiple Family
Residential (see Attachment 5).
1. Site Design:
a. Site Organization: As mentioned in the introduction to this project, the applicant has
attempted to create a project that fits between a fairly intensive commercial area and a quiet
single family neighborhood. The concept of building detached units at multi -family densities is
something city staff is supportive of.
Because this neighborhood generally slopes down from west to east as it moves away from
Highway 99 homes in this development will step down the hillside. The looped road that the
applicant is proposing will also step down the hillside as it provides direct access to all the
proposed units. All of the proposed detached units will be placed in a rigid grid type
arrangement of four rows. Space between the units will comply with separation requirements of
the Uniform Building Code, will allow light to penetrate the site and will also provide some
relief from long unbroken walls. However, staff does have some concern that the grid does not
allow for very much usable space and with a length of seven units on the east and west sides
may become monotonous.
One thing the applicant and Board and Examiner may want to consider to increase the amount
of usable space available to the future owners in this development is the possibility attaching a
couple of the units in an effort to consolidate some of the land area into a larger more usable
amount.
All of the required parking for the proposed residential units will be provided in individual
garages and carports included with each unit. There will also be five additional stalls at the loop
of the proposed road.
Pedestrian walkways are mentioned in the applicants declarations, but are not found on any of
the site plans. If staff understands their intent correctly, a portion of the 24 foot wide access
road would be a different material or texture indicating a walkway. This is something the
Board should clarify with the applicant and determine the appropriateness.
b. Parking: As mentioned above, most of the required parking is proposed to be provided in
the garages and carports provided in each unit. Guest parking and overflow parking are
provided by the carport and extra parking at the end of the loop. These are acceptable means for
dealing with parking as stated by the Design Guidelines.
c. Landscaping: The landscape plan (see Attachment 2 and attached colored plan) give
some detail regarding the proposed landscaping for this project. However, it appears to be more
of a conceptual plan meant to indicate the massing and screening proposed than it is a detailed
landscape plan.
Staff s main concerns here relate to the street presence of the project on 238' St. SW., the lack
of any greenery on the main facades of the homes on the loop road and how each individual lot
is landscaped.
First, regarding the street presence of the project, the species, size and spacing of the plants
proposed along 238h St. SW seem to be appropriate. However, it does not appear that much
time or thought has been put into developing a coordinated landscape plan that, for example,
Page 3 of 6
Staff Report for ADB-2003-65
Sunrise Ridge - 26 units
would enhance the entry experience, provide a separate pedestrian access, take advantage of the
different heights of plants to build up to the buildings or some other design concept.
Second, although we understand the site is tight, a even small amount of landscaping in
containers or window boxes would enhance the long straight lines of the access road.
Finally, Staff is a little concerned about the landscaping of the individual units. Our reading of
the landscape plan indicates a fairly large patio in the back of the unit with a couple of medium
sized shrubs. The remainder of the landscaping is assumed to be groundcover. Also, as
mentioned above, the space between units is narrow and currently appears to be split between
the two adjacent properties. Potentially grass, and maybe even crushed rock in places
determined to be unsuitable for planting, may be more suitable for the individual units.
One thing the applicant and Board and Examiner may want to consider is the possibility for
putting the future property line between units right on the exterior wall of one of the units.
What this would achieve is that the space between units, six feet, will be entirely under one
owner's control. Each owner would have the ability to landscape, create paths and potentially
fence that area as opposed to that owner having three feet out of six which is really not enough
space to do much of anything.
One other thing the Board must address specifically in their finally recommendation to the
Hearing Examiner is the applicant's request to reduce the required landscape bed for a drive
aisle from five feet down to nothing on the north edge of the site. This is a standard that the
Board or the Examiner may approve, but it must be approved specifically. Added building
setbacks on the north and east sides should justify this request.
It may be appropriate for the Board to defer final approval of the landscape plan.
d. Streetscape: The applicant is proposing to fully landscape the entire street area as
required by the guidelines. However, as mentioned above, it may be appropriate to enhance the
entrance and potentially create a more coordinated design.
e. Signage: No signage is proposed at this time.
f. Lighting: No examples of the fixtures are included. Fixtures that are shielded and directed
down will be preferable to other globe type fixtures.
g. Screening: At this time the applicant has not shown how utility vaults and heating and
cooling equipment are being screened other than stating that they will be screened. Staff will
review future screening needs and proposals with the building permit and bring back anything
that we determine does not meet the Design Guidelines
h. Dumpster Enclosures: All garbage will be provided by each individual unit.
i. Context: The applicant has attempted to respond to the unique aspects of this neighborhood by
building detached units adjacent to single family homes. While staff agrees with the concept,
we also see some opportunities for refinement of the project.
2. Building Design:
a. General: As indicated immediately above, the Design Guidelines state that
buildings should be designed to fit into the context of the surrounding areas. Due to the
topography and the property's proximity to. single family homes the proposed approach to build
detached units, although at the permitted RM density, seems to be appropriate. A majority of
the homes proposed are two story houses with rather moderately pitched roofs, 4:12. The
applicant is proposing two distinct floor plans and plans to use both a hip roof design and a
Page 4 of 6
Staff RepoTt fOT ADB-2003-65
Sunrise Ridge - 26 units
gable roof design in individual buildings giving them four different looks.
One noticeable item on the design of the project is its inward focus. All the front doors face the
internal access road, and the most interesting sides of the buildings face the internal road. The
Design Guidelines imply that build design should address the street, meaning it should provide
a "friendly face" to the street. The current design seemingly looks away from the street.
b. Materials: The applicant's declarations indicate their intent to use horizontal siding
with some vertical siding. From looking at the elevations, the buildings will be primarily
horizontal siding with the vertical siding use for the gable ends of the buildings that have gable
roofs. Composition shingles are proposed for the roofs. While these are all appropriate
materials for residential construction, there may be opportunity to enhance the look and feel of
the buildings and break up the length of the lines created through the tight grid layout of the site
by using additional materials or making greater use of the vertical siding.
c. Shapes and Forms: Staff is supportive of the detached unit concept, but in looking at the
proposed units from the perimeter of the site the individual buildings may look kind of
"blocky". The sides of the development that face the east and west are especially bland which
also enhances the perceived "blockiness".
One approach to potentially minimize this effect would be to give the roof more volume. The
currently proposed 4:12 pitch roof is a relatively shallow pitched roof which gives very little
dimension or volume to the building. Buildings with hip roofs further minimize the volume of
the roof form. It also appears that many of the buildings will be significantly below their
allowed height. Considering buildings with 6 or 8:12 roofs would significantly add to the
volume of the roofs of the buildings potentially reducing the "blocky" appearance of the
buildings. Roofs with an increase pitch also allow for architectural elements like dormers to be
considered as well.
Another way to deal with the same concern might be to have second floor rooms cantilever
slightly out from proposed exterior walls. This would start to create secondary volumes of the
building add shadow lines and otherwise minirmize the "blocky" appearance.
d. Details and Fenestration: The elevation drawings and perspectives indicate that window and
door trim, comer boards and belly bands are all proposed to give the buildings added detail.
While staff is supportive of those things, anything that the applicant can do to further add to the
richness and complexity of the buildings would likely be considered desirable.
e. Size, Height and Bulk: The Design Guidelines state that large multi -family development should
be broken down into smaller house sized elements through the modulation of the facades and
roof. As mentioned in their declarations, the applicant has broken the entire project into house
sized units. Staff considers this criteria to be met.
f. Transitions: When multi -family development is adjacent to single family
development in a single family zone, transition elements may be required on the multi -family
project. This is especially true for developments adjacent to single family zones where adjacent
buildings are much smaller or downhill from the proposed development. In this case, the
applicant has done an admirable job in designing a project that minimizes impact to adjacent
single family development.
F. Summary:
1. With the proposed conditions, staff feels that the development is consistent with the bulk standards,
use requirements and other regulations of the Zoning Ordinance.
Page 5 of 6
Staff Report for ADB-2003-65
Sunrise Ridge - 26 units
2. It is up to the Architectural Design Board to determine whether the project is consistent with the
Urban Design Guidelines.
3. It is up to the Architectural Design Board to determine whether the project is consistent with the
requirements of the criteria of ECDC sections 20. 10 and 20.12. Typically, compliance with the Urban
Design Guidelines indicates compliance with the Design Review Criteria.
G. Recommendation:
The Design Board recommends the Hearing Examiner approve ADB-2003-65 with the following
conditions if the applicant can demonstrate resolution of the listed issues:
1. Individual elements of this project are required to meet all applicable city codes. It is the
responsibility of the applicant to apply for all necessary permits.
2. With all building permit submittals the final unit count and unit mix must be submitted to confirm
compliance with the City's parking requirements.
Potential Issues to be resolved:
I . More usable space is created. May be accomplished by attaching units.
2. The landscape plan must be finalized. The design should address planting design along 238th St.
SW, plantings along the internal road, plantings for the individual units and pedestrian walkways.
3. Buildings should be modified to create more interest. Especially on the east and west sides. This
may be accomplished by increasing roof volumes and/or cantilevering entire rooms from the
exterior walls to create sub -volumes.
4. Buildings along 238th should be modified to have more street appeal/presence. This might be
accomplished by adding porch roofs, moving the front door to face the street or some other
acceptable means.
Because with these conditions the board firids that the proposal is consistent with the Comprehensive
Plan and other adopted city policies, the staff has found the proposal meets the requirements of the
zoning ordinance and the proposal satisfies the criteria and purposes of ECDC section 20. 10, ADB
Criteria and ECDC section 20.12, landscaping including the reduction of the landscape bed on the north
side of the lot down to nothing.
Attachments:
1. Vicinity Map
2. Site, Survey and Landscape Plans
3. Architectural Site Plans and Site/Building Elevations
4. Color Renderings
5. Applicant's Declarations regarding the Design Guidelines
6. Applicant's Declarations regarding the Comprehensive Plan
7. Applicant's Declarations regarding ECDC 20. 10 and 12 Design Review
Page 6 of 6
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ATTACHMENT 4
File No. ADB-03-65 & P-03-66
DEPT. -wv��
SCALE, I' - 20'
CONTOUR INTERVAL - 2 FEET
JOB
PRELIMINARY PLAT OF
SUNRISE FRIDGE
PRELIMINARY LANDSCAPE PLAN �4
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HIGA-BURKHOLDER
AMH;SOCIATES, LLC
I-^M0 USE PLANNING / CIVIL ENGINEERING
RECEIVED
MEMORANDUM
AUG 2 7 2003
HAND -DELIVERED uNNNO D&T.
Date: August 27, 2003
From: John Bissell, AICP, Higa Burkholder Associates, LLC
To: City of Edmonds Architectural Review Board
And To: Steve Bullock, Senior Planner, City of Edmonds Planning Division
Subject: Tony DiPangrazio's Proposed "Sunrise Ridge" Residential Development
The Applicant's Demonstration of Project Compliance with the
City of Edmonds Comprehensive Plan's Urban Design Element
The following analysis demonstrates that the proposed Sunrise Ridge
development complies with applicable General Standards and District Guidelines for
Multi -Family Residential development set forth in the City of Edmonds Urban Design
Guidelines (1997), which is an Element of the City of Edmonds Comprehensive Plan.
The applicable provisions are italicized below and a corresponding (non -italicized)
analysis statement follows each of them.
L General Standards
A. Multiple Family Residential
Z Building Design
a) General
Buildings should be designed to fit into the context of the
surrounding area, paying special attention to the scale, form,
height and massing of the existing streeiscape. All of thefollowing
design guidelines should be interpreted based on the area
surrounding the site to be developed. For example, colors usually
should be non -garish, with bold colors usedfor trim. However, a
specific design in a specific area may require bolder coloring. Or
ATTACHMENT 5
Page I of 1 file No. ADB-03-65 & P-03-66
multiple family development usually should use a shingled roof,
but a particular design in particular location may callfor a metal
roof It should be noted that some areas of the City have
developed sites or buildings which would be in substantial non-
compliance with these design guidelines. In such cases, a designer
should design a proposed building in conformance with the design
guidelines rather than in context with the surrounding area. (See
Figures I & 4)'
The subject development was created with the intent of sensitivity
toward the adjacent neighborhoods. The site is located on a
multiple -family zoned (RM-2.4) site with single-family residences
to the east and south, multiple -family developments to the
northeast and southwest, and commercial uses to the west and
northwest. The zoning would allow the development of
conventional multiple -family buildings adjacent to single family
buildings. Instead, the applicant has proposed single-family
buildings at a multiple family density. This will enable the
development to serve as a transition between the existing single-
family residences and the multiple -family and commercial uses,
protecting the single-family residential uses. The project's
proposed colors are non -garish, with a solid white color used for
trim. (See the project renderings for the proposed colors.)
Shingled roofs are proposed for all of the project's buildings.
b) Materials
Materials and colors used should complement what is used in the
neighborhood Building material choices may include, but are not
limited to wood, masonry, stucco, and tile. Roof material choices
may include, but are not limited to composition or wood shingles.
All these materials are characterized by having a fairly fine
texture.
The neighborhood's existing residential buildings have used a
.variety of colors. However, the majority of those colors are
somewhat muted. The applicant has proposed four rather light
colors that will alternate from building -to -building throughout the
planned development. (See the project renderings for the proposed
colors.) The color choices are muted, but still distinct. The
materials will consist of horizontal and vertical lapped siding with
wood trim, wood window trim and composition shingles, all of
which are used throughout the adjacent single-family
neighborhood.
'Note that Figures I through 7 from the Urban Design Guidelines (1997) are reproduced on the
last pages of this memorandum.
Page 2 of 2
c) Shapes and Forms
A building should have a design theme carried throughout its
shapes andforms. Diese elements should be applied on all sides
consistently. Typical forms used in residential development
include porches, dormers, and hiplgablelshed roofs. However the
building forms are applied, the buildings should avoid large,
massive, unbroken roof and wall lines. Kere buildings are
located on corner lots, the shapes and forms of the buildings
should accent the corner. Buildings on corner lots must be
designed to provide visual interest and modulation on both street
frontages. (see Figures 1, 2 & 4)
The proposed development is a single-family residential
development at a multiple family density. In this development� all
of the homes will be detached. Thus, there will not be any long,
unbroken roof or wall lines. Each building's design theme is that
of a single-family "cottage home".
On an alternating basis (for a pattern of consistency) and to create
greater architectural character throughout the development, half of
the buildings will have hip roofs and the other half will have gable
roofs. Further, modulation has been provided by adding a chimney
box at the backside of each of the proposed homes. Thus, the
chimney boxes will break up the portions of the buildings facing
outside perimeter property lines. In addition, rear decks are also
planned for each of the units. Also, the larger building design on
the site will provide a single -story roofed protrusion for the gas
fireplace to be located in the larger buildings.
Because there are no internal public streets, no "comer lots" will
exist. In'any event, the above -noted elements can be seen from the
public street frontage to the south.
d) Details and Fenestration
Residential development is typified by smaller window sizes, i.e.
paned windows, overhangs and soffits. All buildings should have a
clear entry expression such as arches, awnings, shutters or other
entry defining characteristics. In addition, porches and other
entry expressions, along with decks, dormers, and balconies, are
indications of residential development. All of these items should
be combined with the shapes and forms of the building to avoid
large, massive roofs and walls. Modulation of walls, texture,
materials and windows should be used to break up the appearance
of the walls. Colors are considered as a design element and must
be compatible with the building design theme, and the design
theme of the surrounding area.
Page 3 of 3
if -
A
Because each one of these buildings is separate, each building
provides a clear entry. A second -story deck will be provided on
the portion of each of the buildings facing the internal drive. A
small porch is also proposed for the rear of each * building. The
proposed windows and trim lines also serve to "break UP" the
appearance of the walls, as do the chimney boxes and roof -covered
gas fireplace boxes. All of these elements create a consistent
design theme throughout the buildings and the developme . nt.
e) Size, Height and Bulk
Multi -family development should indicate its residential use by a
human scale of development. Larger buildings should be broken
into house -size elements through articulation and modulation of
thefacades and roofs (seefigure 3).
The applicant is proposing detached single-family residences.
These buildings will be two stories tall, although a few (the
buildings on Lots 8 through 13) will have basements. Because
each building will be a separate, single-family two-story building
with modulation, decks and porches, a human scale will clearly be
achieved. No "larger buildings" are proposed.
Transitions
Since the height limitfor development in the multiplefamily zones
and in the Community Business zone can be 5feet higher than the
allowable height limit for single family homes, a transitional
element(s) should be included in their design. Design mitigations
may be required where adjacent buildings are much smaller or
down hill from the proposed building(s). Figure 5 identifies
situations where mitigations to offset height impacts might be
required. Figures 6 and 7 identi [two] possible solutions to
,fy
height impacts (see Figures 5, 6 and 7).
The buildings in the subject development are proposed to be 30
feet tall. The buildings on the abutting parcels to the east are
single-family homes in an RS zone and are downhill from the
buildings proposed along the subject development's east side. The
upper portion of Figure 5 2 illustrates the concern of the Transitions
section to - some extent, although that Figure is somewhat
misleading in this situation because, although the proposed
buildings will be taller than the single-family homes below to the
east, they will not be large "Multiple Family Buildings" (as Figure
5 depicts) but, rather, will actually be smaller in size than the
existing single-family homes to the east. (The roof pitch of the
Figure 5 from the Urban Design Guidelines (1997) is set forth on page 13, below.
Page 4 of 4
proposed buildings will be 4:12, which is the same pitch as the
roof depicted on the Multiple Family Building shown in all three
portions of Figure 5.)
To mitigate the impacts of the taller, proposed buildings to be
located uphill from the shorter, existing single-family buildings on
the abutting parcels to the east, the applicant progoses to set the
proposed buildings back an additional five (5) feet from the
property line beyond the code -required 10-foot setback for a total
setback of 15 feet. Additionally, the applicant proposes to plant
shore pines along the eastern property line to provide vegetative
screening. The extra setback and the vegetative screening will
mitigate the visual impacts of the new development to the homes
on the abutting parcels to the east. 3
3. Site Design
Yhe designer should create a site design which allowsfor a consistent
themefrom the building to the site, including such non-structural site
features as signs and lighting.
The project's site design provides a consistent theme from the building
to the site. (See subsections a through f under Section 2, Building
Design, above.)
a) Site Organization
,411 development should maintain established setbacks except
where specifically modified. In the case of corner lots, buildings
should address both streets. Pedestrians should always have
sidewalk access separate from the vehicle access. Sites should
provide pedestrian access from a public right-of-way to the
buildings on the site, paying special attention to accessibility
requirements. Vehicular access should use alleys when available.
The propose development will maintain all required setbacks (and,
as discussed above, along the east boundary the proposed buildings
will be set back an additional 5 feet beyond the 10-foot, setback
required by the RM 2.4 zone district's setback regulations).
' Although the "two possible solutions to height impacts" depicted on Figures 6 and 7 may be
reasonable for large multiple family buildings, they are not practical for the small footprint of the
detached single-family residential buildings proposed here. The two "step down" approaches
illustrated on Figures 6 and 7 would eliminate so much of the top floor of each building as to
make each top floor virtually unusable. (Note that those figures all appear to involve massive
four-story buildings, not small single-family detached buildings *like those proposed here.)
Page 5 of 5
01
I
The proposed site design features pedestrian access to each home
via a walkway adjacent to the internal drive's outer edge. That
walkway will connect to the public walkway that will be installed
along the north edge of the public street along the site's south
boundary.
h) Parking
Small parking lots behind or underneath buildings should be given
preference. Parking lots should not be placed between the street
and the building. Lots should be oriented for pedestrian safety
with walkways between stall [ajisles and along the sides of the
parking lots, and with well defined cross walks where pedestrians
must cross the drive [ajisles.
The applicant proposes 26 buildings with two different building
sizes. The larger -sized buildings will provide 4 parking stalls (two
sets of tandem stalls) under each building. The smaller -sized
buildings will provide three parking stalls under each building.
Five (5) additional parking stalls are to be provided in an exterior
parking area at the site's north end. (See the site plan.) Thus, the
development will provide a total of 94 parking stalls. (Note that
the Edmonds Community Development Code only requires 52
parking stalls —two per unit —for the proposed development.)
c) Landscaping
Landscaping should be used to complement the building and site
design. It may be used.to buffer streets, buildings andlor parking
areas, and changes of use. Parking lots will require both
perimeter and interior landscaping.
This section requires Jandscaping to be provided. The landscape
requirements are a generalized version of the design requirements
set forth in ECDC 20.12. The applicant has proposed a landscape
plan complying with those design requirements.
d) Screening.
Utility vaults, heating and cooling equipment and other utility
.equipment should be screenedfrom public view by vegetation or
walls. Parking should be screened from residential areas with
vegetation andjences, andfrom streets with walls and vegetation.
The applicant has proposed buildings that will locate heating
equipment inside the buildings. (Although air conditioning
equipment is not currently planned, if it is ultimately installed it
will be placed outside of each building and screened with
landscaping or fencing.) PUD electrical power transformers will
Page 6 of 6
VA
be located at both the site's south end and just south of the north
end of the site's proposed internal drive. The electrical
transformer planned at the south end will be screened by
vegetation and/or wall(s) to the extent allowed by the PUD after it
is installed.
Planned fencing along the site's north boundary will screen the 5-
stall parking area (which is planned at the inside of the looped
driveway near the site's north end) from the commercial and
multiple family sites located to the north.
e) Trash and Recycling Enclosures
Trash and recycling enclosures must be screened with solid wood
or masonry fencing. Chain link fencing with slats may only be
permitted for enclosure gates. Trash and recycling enclosures
should be located off alleys, if possible. Wherever -they are
located, they should be placed to allow safe and convenient pickup
by the trash and recycling haulers. If such a location requires a
conspicuous location, additional screening will be required. -
The applicant is not proposing any exterior trash enclosures.
Instead, the owners.of each dwelling unit will be responsible for
keeping their own garbage cans and recycling enclosures in their
garages except on trash collection days.
Context
Site design should take into account the surrounding development.
The location of structures, parking, landscaping, pedestrian
circulation, and other site features should be based on the
orientation of the features and structures on adjacent properties.
When possible, shared parking and walkways should be provided
to join separate developments and to make more efficient use of
facilities.
The subject development was created with the intent of sensitivity
toward the adjacent single-family neighborhood to the east and
south. The site is located on a multiple family zoned site adjacent
to single family residences to the east and south, multiple -family
developments to the northeast and southwest, and commercial uses
to the west and northwest. The subject site's zoning would allow
the development of multiple family buildings (such as apartments,
condominiums and duplexes). However, the applicant has instead
proposed single-family buildings at a multiple -family density,
which will be much more in keeping with the adjacent single-
family residential portion of the site's surroundings. This will
enable the development to serve as a transition between the
Page 7 of 7
:,I
existing single-family residences and the multiple -family and
commercial uses, protecting the single-family residential uses.
Possibilities for pedestrian or vehicular circulation to/through the
abutting properties to the west, north or east do not exist.
Accordingly, the proposed project's structures, parking,
landscaping, internal drive, and pedestrian circulation have been
oriented in keeping with the frontage along the public street to the
south.
g) Streetscape
In areas where a portion of the City right-of-way will remain
unimproved, the developer will be required to install landscaping
between the property line and improved portion of the right-of-
way.
This section requires landscaping in areas where the street will
remain unimproved. The City's Engineering Division has required
improvement of the site's frontage right-of-way with widened
asphalt and curb, gutter and sidewalk along the street's north side.
Thus, no portion of the City right-of-way fronting the site will
remain unimproved. Landscaping is proposed in the area between
the southerlymost buildings and the proposed public sidewalk.
h) Transitions
Since the height limitfor development in the multiplefamily zones
and in the Community Business zone can be 5feet higher than the
allowable height limit for single family homes, a transitional
element(s) should be included in their design. Design mitigations
may be required where adjacent buildings are much smaller or
down hillfrom the proposed building(s). (See Figures 5,.6, & 7 in
the General Standards Section).
See the analysis under subsection f (Transitions) of Section 2
(Building Design) on pages 4 and 5, above.
4. Transportation Orientation
Multiple family residential development should have a site design
which efficiently utilizes automobile transportation, while allowingfor
safe pedestrian and mass transit orientation. The pedestrian
orientation should take into account the needfor tenants to travel
within the development as well as the need to provide connections to
surrounding properties and walkways.
Page 8 of 8
1C
The applicant has proposed a project where pedestrian access is
provided by means of a walkway adjacent to the proposed drive aisle's
outer edge. This walkway will connect to the new public sidewalk
along the north side of the abutting public street at the site's south
edge. The applicant has proposed not only to add sidewalk to the
subject site frontage, but also to the frontage of the next property to the
west. This will create a sidewalk connection to Highway 99, where
there are substantial shopping opportunities and available public transit
service at the Highway 99 and 238h Street intersection. .
S. Signage
Signage for multiple family developments should be low level signs
that are primarily for building identification. One sign is allowedfor
each development. Internally illuminated signs are prohibited.
Freestanding signs must be monument signs.
No site signage has yet been proposed for this development. Any
future signage will conform to the above -stated signage design
guideline.
Page 9 of 9
C
Figure I
This sketch from the San
Francisco Urban Design
Guidelines illustrates that
rooflines should relate to other
characteristic forms in their
neighborhoods.
rnternI L ruterfti u
Figure 2
17lustration ofa building showing a successful alternative to long, unbroken roofor wall
lines.
Page 10 of 10
.P
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Figure 3
Elustration showing ways of providing articulation and modulation of design in
larger buildings.
Page 11 of 11
- fterva L uurm L
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Figure 4
The top picture illustrates broken roof lines and modulation. The two pictures on the
bottom represent identical floor plans. The one on the left uses inadequate modulation
and large, massive building elements. The one on the right uses modulation and smaller
building elements to give a desirable human scale to the development.
Page 12 of 12
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Design, mitigations will be required for the uphill buildin& adjwzm to tbo smaller single famly building.
No design mitigations will be required for the downhill building 4acent to the smaller single family buildin&
Design mitiptiow may be required for the larger building 4acent to the smaller single fitmilybuildin&
Figure 5
Page 13 of 13
tv
Figure 6
Figure 7
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Page 14 of 14
-3
HIGA-BURKHOLDER
ASSOCIATIES, ILLC
L�
LANO USE PLANNINO i CiVIL ENGINEERING
MEMORANDUM
HAND -DELIVERED
Date:
From:
To:
And To:
August 27,2003
John Bissell, AICP, Higa Burkholder Associates, L�L
City of Edmonds Architectural Review Board
41t
4&
t4f)
Steve Bullock, Senior Planner, City of Edmonds Planning Division
Subject: Tony DiPangrazio's Proposed "Sunrise Ridge" Residential Development
The Applicant's Demonstration of Project Compliance with the
City of Edmonds Comprehensive Plan's Land Use Element
The following analysis demonstrates that the proposed Sunrise Ridge
development complies with applicable goals and policies for Residential Development set
forth in the Land Use Element of the City of Edmonds Comprehensive Plan (2002).
Those goals and policies are italicized below and a corresponding (non -italicized)
analysis statement follows each of them.
B. Goal, High quality residential development which is appropriate to the diverse
lifestyle of Edmonds residents should be maintained and promoted. Yheoptions
available to the City to influence the quality of housingfor all citizens should be
approached realistically in balancing economic and aesthetic consideration, in
accordance with thefollowingpolicies:
A& Require that new residential development be compatible with the natural
constraints ofslopes, soils, geology, vegetation and drainage..
Sunrise Ridge will provide a unique, high quality residential community in
the site's multi -family zone setting. Due to the fact that all of the
proposed homes will be single-family detached and on platted lots, the
homeowners will enjoy the pride of ownership associated with traditional
single-family developments but at a cost consistent with the RM 2.4's
allowed density. The development's design, which is compatible with the
site's natural constraints,' includes an extensive stonn water detention
system to avert downstream drainage impacts.
i ATTACHMENT 6
Page I of I File No. ADB-03-65 & P-03-66
C. Goal. A broad range of housing types
order that a choice of housing will be
*accordance with thefollowingpolicies:
and densities should be encouraged in
available to all Edmonds residents, in
C2. Multiple. Yhe City's development policies encourage high quality site and
building design to promote coordinated development and to preserve the
trees, topography and other naturalfeatures of the site. Stereotyped, boxy
multiple unit residential buildings are to be avoided.
By utilizing detached, two-story buildings rather than much larger,
attached residential buildings (buildings that would be permitted within
the site's RM-2.4 zone classification), the site's design layout coordinates
with the site's moderately sloping topography. Building grades are thus
able to step down across the site, respecting the site's topography and thus
minimizing the extent of needed cuts and fills. While most of the site's
trees are in locations where they cannot realistically be preserved without
unduly limiting the site's development potential, the site design will
preserve certain trees at the site's north end and possibly certain trees and
shrubs located along the east side of the easterly of the two existing homes
on the site (both of which will be demolished to accommodate the
proposed development). (See the Landscape Plan.) No "stereotyped,
boxy multiple unit residential buildings" are proposed.
C2.b Compatibility Policies.
C2.b.i RM developments should preserve the privacy and view of
surrounding buildings, whereverfeasible.
The subject development is located on a site that abuts a row of
existing single-family residences to the east. To preserve the
privacy and view of those abutting residences, the applicant has
proposed a 15-foot building setback from the site's east boundary
(which is a 50 percent greater setback than the 10-foot code -
required setback) with a row of shore pines installed within it for
screening. According to the Sunset Western Garden Book, 1988,
shore pines (Pinus Contorta) are fairly fast-growing trees with
mature heights of 20 to 35 feet.
No nearby existing buildings have substantial views that. the
proposed development would impair.
Page 2 of 2
.1
C.2.b.ii The height of RM buildings that abut single family residential
zones shall be similar to the height permitted in the abutting RS
zone except where the existing vegetation and or change in
topography can substantially screen one useftom the another.
The proposed height of the buildings within the subject
development is 30 feet above original grade, similar to (although
not the same as) the 25-foot building height permitted in the
abutting RS zone to the east. In order to buffer the adjacent
buildings, the applicant has proposed a 15-foot setback from the
site's east boundary, where only a 10-foot setback is required
under RM zoning regulations. Additionally, the applicant has (a)
proposed a row of shore pines along the eastern property line to
provide substantial screening and (b) plans to use existing trees and
shrubs for screening along the portion of the east boundary to the
east of the easterly of the site's two existing houses.
C.2.b.iii The design of RM buildings located next to RS zones should be
similar to the design idiom of the single-family residence -
The design idiom of the proposed buildings has greater similarity
to single-farnily.residential design idiom than in virtually any other
RM-zoned development elsewhere in the City. This is true
because, unlike the development of all (or nearly all) other RM-
zoned properties, detached single-family homes are being proposed'
on the subject RM-zoned site. Further, each of the homes
proposed here will have lapped siding and a shingle roof with a
4:12 pitch, features that are comparable to the features of most of
the existing single family residences to the east and south of the
subject site.
C2.c. General Design Policies.
C.2.c.L Yhe nonstructural elements of the building (such as decks, lights,
rails, doors, windows and window easements/sic (casements?)],
materials, texture and colors) should be coordinated to car?y out a
unified design concept.
The nonstructural elements of the proposed buildings (such as
decks, lights, rails, doors, windows and window casements,
materials, texture and colors) will be generally coordinated to carry
out a unified design concept. (See the project renderings for
illustration of some of these elements.)
Page 3 of 3
M
C2.c.ii Site and building plans should be designed to preserve the natural
features (trees, streams, topography, etc.) of the site rather than
forcing the site to meet the needs of the imposedplan.
By utilizing detached, two-story buildings rather than much larger,
attached residential buildings (buildings that would be permitted
within the site's RM-2.4 zone classification), the site's design
layout coordinates with the site's moderately -sloping topography.
Building grades are thus able to step down across the site,
respecting the site's topography and thus minimizing the extent of
needed cuts and fills. While most of the site's trees are in locations
where they cannot realistically be preserved without unduly
limiting the site's development potential, the site design win
preserve certain trees at the site's north end and likely certain trees
and shrubs located along the east side of the easterly of the two
existing homes on the site (both of which will be demolished to
accommodate the proposed development). (See the Landscape
Plan.)
Page 4 of 4
HIGA-BURKHOLOER
f% C4-
,4,SSOCIATES, LLC
LAN_r� USE PLANNINIZ .' CIVIL ENGINEERING
MEMORANDUM Rtrcrl
VIL
HAND -DELIVERED AUG 2 7 ?983
Date: August 27,2003 PLA%ft Der
From: John Bissell, AICP, Hip Burkholder Associates, LL
To: City of Edmonds Architectural Review Board
And To: , Steve Bullock, Senior Planner, City of Edmonds Planning Division
Subject: Tony DiPangrazio's Proposed "Sunrise Ridge" Residential Development
The Applicant's Demonstration of Project Compliance with
Architectural Design Review Criteria
The following analysis demonstrates that the proposed Sunrise Ridge development
complies. with the Architectural Design Review Criteria set forth in ECDC 20.10.070.
Each section of the criteria is italicized and a corresponding (non- italicized) analysis
statement follows each such section.
20.10.070 Criteria.
A. Building Design. No one architectural style is required The building shall be
designed. to comply with the purposes of this chapter and to avoid conflict with the
existing andplanned character of the nearby area All elements of building design shall
form an integrated development, harmonious in scale, line and mass. The following are
included as elements of building design:
The site and buildings are designed to avoid conflicts with the surrounding
neighborhood. The site is zoned RM-2.4. The properties to the west and
northwest are zoned CG (Commercial, General). The properties to the east and
south are zoned RS-8 (Residential, Single Family-8,000 square foot minimum lot
size). Properties to the northeast and southwest are zoned RM-2.4. The
surrounding properties range from single-family houses built primarily in the
1950s and 1960s to condominiums, apartments and conunercially developed land.
Most of the surrounding residential buildings have horizontal lapped siding and
roofs with 4:12 pitch slopes.
All of the subject project's elements will form an integrated development.
Building mass of the proposed buildings varies from building to building by the
provision of two different building types and two different roof types for each
building, creating four distinct building styles. By alternating from building to
ATTACHMENT 7
File No. ADB-03-65 & P-03-66
Page I of I
building, these styles will create a varied streetscape enhancing visual interest
with a building pattern that will provide scale, line and mass harmony.
This design integration and harmony is consistent with the design of the existing
neighborhood. The applicant proposes lapped siding and 4:12 pitch sloped roofs
for the subject development's buildings, which will be consistent with the
adjacent single-family residences. Here, where apartments, attached condos or
duplexes could have been proposed, the applicant has proposed detached, single-
family homes to provide more consistency with the adjacent single-family
residential neighborhood to the east and south while providing a density more
consistent with the. multiple family developments to the northeast and southwest
of the subject property.
1. All exterior building components, including windows, doors, eaves, and
parapets;
The project's proposed buildings make use of windows, doors, eaves, and
parapets as part of an overall consistent design theme that is harmonious in
scale throughout the development and also compatible with the surrounding
neighborhood.
2. Colors, which should avoid excessive brilliance or brightness except where
that would enhance the character of the area;
As illustrated on the colored renderings accompanying this application, the
applicant has proposed a color scheme that will provide for distinction
between the proposed buildings, increasing the appearance of modulation as
the colors of the buildings alternate among four differing types throughout the
development. The proposed colors avoid excessive brilliance.
3. Mechanical equipment or other utility hardware on the roof, grounds or
buildings should be screenedfrom view;
Each unit will be self-contained. No external HVAC or other equipment is
planned with the exception of electrical transformers, and utility- meters,
phone and cable television pedestals and the like. (Although air conditioning
equipment is not currently planned, if it is ultimately installed it will be placed
outside of each building and screened with landscaping or fencing.) The
electrical transformers will be placed in locations in accordance with
Snohomish County PUD requirements. Landscaping will be used to buffer
the transformer locations if allowed by the PUD.
4. Long, massive, unbroken or monotonous buildings shall be avoided in order
to comply with thepurposes of this chapter to allow light and air to occupants
of the development and to provide space for landscaping and recreational
facilities;
Page 2 of 2
'4��
No long, massive. unbroken or monotonous buildings are proposed. instead,
single-family detached buildings are proposed with designs that will provide a
great deal of modulation and roofte relief. This will allow light and air to
penetrate the site and allow for outdoor space around each building for
landscaping
5. All signs should conform to the general design theme of the development,
No site signage has yet been proposed for this development. Any future
signage will conform to this development's general design theme.
6. Size and height of buildings should be compatible with the character and
existing views of the surrounding area.
The proposed buildings will have a 30-foot height above existing'grade.
Buildings in the multiple family developments to the northeast and southwest
of the site are constructed with a height of 30 feet or greater. Several
commercial buildings in the vicinity are taller than 30 feet.
The proposed buildings are taller than the existing single-family residential
buildings to the east and south. However, the proposed buildings are designed
to be set back 15 feet from the site's east boundary, providing a 50 percent
greater I setback than the 10-foot code -required setback. This larger setback,
which will have a row of shore pines installed within it for screening, will
mitigate the building height impacts to the existing single-family residences to
the east of the subject property.
A Site Treatment. The existing character of the site and the nearby area should be the
starting point for the design of the building and all site treatment. The following are
elements ofsite treatment.,
1. Grading, vegetation removal and other changes to the site shall be minimized
where natural beauty exists. Large cut andfill and impervious sur
,faces should
be avoided.
The site naturally slopes down from west to east. The development is
proposed to conform to the site's natural characteristics. The proj ect's
detached single-family design avoids large cuts and fills and large impervious
surfaces.
2. Landscape treatment should be provided to enhance the building design and
other site improvements.
Page 3 of 3
Landscaping will be provided along the streetscape as well as at the north end
of the site. Additional landscaping will be provided as a buffer between the
subject development and the abutting single-family residences to the east.
3. Landscape treatment should be provided to buffer the development from
surrounding property where conflict may result, such as parking facilities
near yard spaces, streets or residential units, and different building heights,
design or color.
Landscaping is proposed to provide a buffer between the subject development
and the differing -height abutting single-family residences to the east. Shore
pines are to be installed within the buffer to insure an effective long-term
vegetative buffer. Shore pines have been chosen because (according to the
Sunset Western Garden Book, 1988) they are drought tolerant, fairly fast
growing, and should reach a mature height of 20 to 35 feet. Their drip line
should be small enough so as not to adversely impact the proposed buildings
or the neighbors' yards.
4. Landscaping that could be damaged by pedestrians or vehicles should be
protected by curbing or similar devices.
Curbing is proposed along the sides of the proposal's internal access drive.
Curb and sidewalk -are proposed along the site's south edge public street
frontage.
5. Service yards, and other areas where trash or litter may accumulate, should
be screened with planting or fences or walls which are compatible with
natural materials.
No service yards are proposed. Garbage will be collected from each proposed
home.
6 All screening should be effective in the winter as well as the summer.
Shore pines will provide screening between the subject property and the
neighborhood to the east. Because shore pines are evergreen, they will
provide effective screening in the winter as well as in the summer.
7. Materials such as wood, brick, stone and gravel .(as opposed to asphalt or
concrete) may be substitutedforplanting in areas unsuitablefor plant growth.
All areas not covered by buildings, access drives or private yards will be
landscaped.
8. Exterior lighting should be the minimum necessary for safety and security.
Excessive brightness should be avoided. All lighting should be low-rise and
Page 4 of 4
directed downward onto the site. Lighting standards and patterns should be
compatible with the overall design theme. *
Site lighting will be provided through individual on -building lighting fixtures
with the exception of one pole light standard near the site's northwest edge.
That light standard will have its lamp directed downward into the subject site.
No significant light spillage is expected onto adjacent properties.
C. Other Criteria.
Community facilities and public or quasi -public improvements should not
conflict with the existing andplanned character of the nearby area.
No community facilities are proposed with this application.
2. Street firniture (including but not limited to benches, light standards, utility
poles, newspaper stands, bus shelters, planters, traffic signs and signals,
guardrails, rockeries, walls, mail boxes, fire hydrants and garbage cans)
should be compatible with the existing and planned character of the nearby
area.
one fire hydrant will be provided in the landscape bed at the north end of the
site. U.S. Postal Service -approved mailbox cluster(s) will be provided near
the site entries. No other street ftu-niture is proposed with this development.
3. Buildings taller than two stories shall be reviewed to determine the extent to
which they will block views from surrounding property. Substantial view
blockage should be avoided by alternative roof designs or location or
imposition ofspecial height limits.
The proposed buildings are only two stories tall, although some (the buildings
on Lots 8 through 13) are proposed with partial basements. None of the
proposed buildings along the site's east edge will have basements. Further,
none of the proposed buildings will block views.
Page'5 of 5
(Condo)
(8410)
240th
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I I L- _F- - � -1111I .- *C-0 P UMITS
944f 19 W.
24 4 t h
#114Sec. Cor
NOTE: A C L, ifq�, '78
This is not a survey, it is a pa�cel map I OD
used for location ot property only
Found MIC Conc
wl Pin, Down 0.6'
N 89*49' E (Basis of Bearings)
'A
Lot 3
C,
0
/j, zb(g. I
11 )0.97' fotal Mon to Mon
240th Street Southwest
2.1 E�
30,�_6
F26
F26- y
F25� . _W 4
n 14,\
AC
H113'
0 F36
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20. 1'
Lot 2 —
0(
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C14
SURVEY NOTES
...... . ......
0 4 �Ao
INSTRUMENT USED- SOKKIA SET 5 EDIVI
METHOD USED: FIELD TRAVERSE
APPROXIMATE POINT ACCURACY: ±0.05' 0.
0 X
SURVEY MEETS OR EXCEEDS STATE Go
F26" 28"
STANDARDS PER WAC 332-130-090. 0
LQ
a U
`S/o Line
MONUMENTS SHOWN HEREON WERE VISITED ON th Line
0- o-t qc th 125' VV
MARCH 6, 2002.
1.19,
IN 89*4945" E
J,
THE INFORMATION SHOWN ON THIS.MAP
REPRESENTS THE RESULTS OF A SURVEY
MADE ON THE INDICATED DATE AND CAN ONLY
BE CONSIDERED AS THE GENERAL EXISTING
CONDITION AT THAT TIME. PC Sta 184+33.48
NO EASEMENTS, RESTRICTIONS OR
RESERVATION OF RECORD WHICH WOULD BE
DISCLOSED BY A TITLE REPORT ARE SHOWN.
DATUM — NAVD, 1929
CONTOUR INTERVAL — 2 FOOT
RECORDING CERTIFICATE
Filed for record this —day of
20__at_______.M in Volume —of Surveys
on Page—, Records of SNOHOMISH County,
Washington at the request of BRENT EBLE
Auditor Deputy Auditor
Found MIC 2 1/4"
Bross Disk wl Plunch
Down 0.2', 7.89' Offset
(00
0
C
CO
0
0 >
JC
fl-1 8 8' 3.50'
t-51 T/
00
&0) t/Orie
Wood Fence Corner
2.04' W & 1.04' N
Set Rebar & Cap
LS 30581 (typ)
0
Lot 1
0 tf
b
OD10"
S
>(
s
PC Sta 184+90 S
SURVEYOR'S CERTIFICATE
This map represents a survey made by me or
under my direction in conformance with the
requirements of the Survey Recording Act at
the request of SHAUN LEISER
I n—m ARCH 2002
Certificate Number 30581
L
- WA
0
30501
IST
L L P1,10
EXPIRES JUNE 30, 2002
ard Rail
ALL THAT PORTION OF THE NORTH 125 FEET OF LOTS 2 AND
3, BLOCK 24, HANBURY'S SOUND VIEW TRACTS, AS PER PLAT
RECORDED IN VOLUME 7 OF PLATS ON PAGE 20, RECORDS OF
SNOHOMISH COUNTY, LYING EAST OF COUNTY ROAD, EXCEPT
PORTION CONVEYED TO STATE OF WASHINGTON BY AUDITOR'S
FILE NOS. 895808 AND 2246627;
AND
THAT PORTION OF LOTS 2 AND 3, BLOCK 24, HANBURY'S
SOUND VIEW TRACTS, ACCORDING TO THE PLAT THEREOF
RECORDED IN VOLUME 7 OF PLATS, PAGE 20, RECORDS OF
SAID COUNTY, DESCRIBED AS FOLLOWS:
BEGINNING AT A POINT ON THE NORTH LINE OF SAID ' LOT 3
WHICH IS 90 FEET NORTHEASTERLY, WHEN MEASURED AT RIGHT
ANGLES, FROM THE L—LINE SURVEY OF STATE HIGHWAY ROUTE
104, 236th STREET SW TO MERIDIAN AVENUE;
THENCE SOUTHEASTERLY 1*0 A POINT OPPOSITE HIGHWAY
ENGINEER'S STATION L—PC 184+33.48 ON SAID L—LINE SURVEY
AND 69 FEEIV NORTHEASTERLY THEEREFROM;
THENCE SOUTHEASTERLY TO A POINT OPPOSITE HIGHWAY
ENGINEER'S STATION L-184+90 AND 90 FEET NORTHEASTERLY
THEREFROM;
THENCE NORTHEASTERLY ALONG A LINE, THE PRODUCTION OF
WHICH EXTENDS TO A POINT OPPOSITE HIGHWAY ENGINEER'S
STATION SIR 99-8+35 ON THE EXISTING SR-99 AND SR-104
SURVEY LINE OF SAID HIGHWAY AND 270 FEET NORTHEASTERLY
THEREFROM, TO THE SOUTH LINE OF THE NORTH 125 FEET OF
SAID LOT 2;
THENCE WEST, ALONG SAID SOUTH LINE, TO A POINT 90 FEET
NORTHEASTERLY, WHEN MEASURED RADIALLY, FROM SAID
L—LINE SURVEY;
THENCE NORTHWESTERLY, PARALLEL WITH SAID L—LINE SURVEY,
TO THE POINT OF BEGINNING;
(AS RECORDED UNDER STATE OF WASHINGTON HIGHWAY
COMMISSION DEED RECORDED UNDER SNOHOMISH COUNTY
AUDITOR'S FILE NO. 7602230207);
SITUATE IN THE COUNTY OF SNOHOMISH, STATE OF
WASHINGTON.
L-1: S 37*51'46" W 13.48'
TREE DESCRIPTIONS
F Fir HT Hawthorne MID Madrona
D Deciduous H Hemlock
SURVEY IN THE:
S.E. 1/4, S.W. 1/4 SEC. 31 TWP. 27N., RGE. 4E., W.M.
RECORD OF SURVEY
SCL Enterprises
241 10 84th Avenue West
Edmonds, WA
EMERALD LAND SURVEYINGo INC.
PO BOX 13694 MILL CREEK, WA 98082 PH. (425) 359-7198
DRAWN BY:
HMM
CHECKED:
BLE
PROJECT:
02308
JDATE:
13/14/02