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704 MELODY LN
ADDRESS: �Oz/
TAX ACCOUNT/PARCEL NUMBER:
BUILDING PERMIT (NEW STRUCTURE):
COVENANTS (RECORDED)
CRITICAL AREAS: DETERMINATION: 0 Conditional Waiver F] Study Required E] Waiver
DISCRETIONARY PERMIT #'S:
DRAINAGE PLAN DATED:
PARKING AGREEMENTS DATED:
EASEMENT(S) RECORDED FOR:
PERMITS (OTHER):
PLANNING DATA CHECKLIST DATED:
SCALED PLOT PLAN DATED: 211
SEWER LID FEE $:
SHORT PLAT FILE:
SIDE SEWER AS BUILT DATED:
SIDE SEWER PERMIT(S) #:
SOILS REPORT DATED:
STREET USE / ENCROACHMENT PERMIT #:
WATER METER TAP CARD DATED:
LID #:
LOT: BLOCK:
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PLANNING DATA
SINGLE FAMILY RESIDENTIAL
I=STREET
Name:
Date:
Site Address:
Plan Check #: C) 31
Project Description:
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ided!:FES�l Zoning:
Reduced Site Plan Prov NO)
Map Page:
Corner Lot: (YES 'Fla2 Lot- (Y�,D
Critical Areas Determination
El Study Required
O=W— aiver
SEPA Determination:
,ETExempt
El Needed (for over 500 cubic yards of grading)
0 Fee 0 Checklist 0 APO List with notarized form
Reqaired tbacks 6-C 2 0
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Sid
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Acttial Setbacks
--71de: —1
street: 4-
Side: _Ti�ear-
0—Detached Structures: I-V- a
IJ Rockeries:
0 Fences[Trellises:
11 Bay Windows/Projecting Modulation:
IJ Stairs/Deck:
Hetght
Datum Point: 0
Datum Elevation.- 0 0
Maximum Height Allowed:
Actual Height:
Other
Parking Required: Z_
Parking Provided:
Lot Area: ( 3f 09L�p
Maximum Lot Coverage: 35% Proposed:
Lot Coverage Calculations: 57
ADU Created: (YES
Subdivision:
Legal Nonconforming Land Use Determination Issued: (YES
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PROJECT DESCRIPT16
PLANNING DATA
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REDUCED SITE PLAN PROVIDED?: (Yes / No)
MAP PAGE: ;?-57? CORNER LOT: (Yes / No FLAG LOT: (Yes / No)
ZONING: P-15 _1:2�
L3 Study Required:
Ij Waiver
Ll Conditional Waiver
CRITICAL AREAS DETERMINATION #: AI&4—
SEPA DETERMINATION:
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SETBACKS:
Required Setbacks:
Street:_,7,--5 Left Side: 10 Right Side: 10 Rear:
Actual Setbacks: I - )
Street: ,�U Left:SIdmLZ!_,Right Side: _E 69 Rear:
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LID ACHED STR URES: j
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LJ FENCE ELLISES:
L3 BAY XINDOW /PROJECTING MODULATION:
LLJ AIRS / DECKS:
PARKING: Required: Actual:
LOT AREA:
LOT CO RAGE:
Calculations:
BUILDING HEIGHT:
ML
Datum Point: -4 ej A-k— 1)4419� Flon: 'V"j_f
Maximum Allowed: ji�;74.
0 Actual Height:_
A.D.U. CREATED
SUBDIVISION:
LEGAL NONCONFORMING LAND USE DETERMINATION ISSUED: (Yes / No)
OTHER:- FC-Dc-
Plan Review By:
NewBPP1anningDataForm.D0C
APPLICATION
for
The City of Edmonds SEDE SEWER PERNaT
NEW CONSTRUCTION [:] REPAIRS 0 EASEMENT No . ..........................................
117-02000
OWNER........... Rqgd,...D.e.an.a ...... S .............................................................. CONTRACTOR ...................................................................
.. .. .... .. ............................... PERMIT No . ........... ..........
ADDRESS ....... 7.0.4-Melody .. Lane ........................................................... LEGAL DESCRIPTION: LOT No . ...... ....................................... BIA:)CK No . ............................................
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NAME OF ADDITION
DYE TESTED ON SEWER, 1972
Approved:
DATE................................................ By ......................................................................
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PLANNINGDATA 11 STREET_��Jl
SINGLE FAMILY RESIDENTIAL
Name:
Date:
Site Address: 0 L r,
Tax Parcel. V Ll 5-0c) 0 6 /9-C)
Project Description:
5-1-9
Plan Check #:
Reduced Site Plan ProvidednE NO) t
Zoning:
Map Page:
Corner Lot: (YES
Flag Lot: (YES
Critical Areas Determination #! c-Q-A70/ o 01)
Study Required
Ca'waiver
SEPA Determination:
T"empt
El Needed (for over 500 cubic yards of grading)
0 Fee 0 Checklist 0 APO List with notarized form
Required Setbacks
-T
Street:
Side:
Side:
I
Rear:
Actual Setbacks
Street:
Side:
Side.
Rear:
El Detached Structures:
Rockeries:
E] F,�nces/Trellises:
El Bay Windows/Projecting Modulation:
El Stairs/Deck:
HeA7ht
Datum Point:
Datum Elevation:
Maximum Height Allowed: r
Actual Height:
Other
Parking Required:
Parking Provided:
Lot Area: GF04
I
Maximum Lot Coverage: 350/cy Proposed:
Lot Coverage Calculations: 00
ADU Created: (YES / bo
Subdivision:
Legal Nonconforming Land Use Determination Issued: (YES NO)
Comments
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Plan Review By: 4,r-vl-4,
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Plaming Data Form (Y7-14-09.doc
PLANNING DATA snZEET FILE
Plan Review By:
Ranning Data Fbrm 07-14-09.doc
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STREET FLE
MEMORANDUM
Date: October 16, 2003
To: Interpretations File No. 2003-2
From: Kathleen Taylor
Subject: Interpretation regarding maintenance of non -conforming buildings
Date Issued/Posted: OCTOBER 17,2003
Effective Date: OCTOBER 31, 2003 (unless appealed in a timely manner)
Planning staff is currently reviewing a building permit application for roof replacement of an existing
nonconforming building. The building was originally constructed with a flat roof, which does not allow
for adequate drainage. Subsequently the roof has become damaged. The applicant would like to replace
the flat roof with a 4:12 pitched roof. The building will not exceed the allowable height of the
underlying zone.
Relevant Code Sections and Previous Interpretation:
17.40.020 Nonconforming buildings.
A. Definition. A nonconforming building is one which once met bulk zoning standards and the site
development standards applicable to its construction, but which no longer conforms to such standards
due to the enactment or amendment of the zoning ordinance of the city of Edmonds or the application of
such ordinance in the case of a structure annexed to the city.
B. Continuation. A nonconforming building may be maintained and continued, unless required to be
abated elsewhere in this chapter or section, but it may not be changed or altered in any manner which
increases the degree of nonconformity of the building.
D. Maintenance and Alterations.
1. Ordinary maintenance and repair of a nonconforming building shall be permitted.
2. Alterations which otherwise conform to the provisions of the zoning ordinance, its site
development and bulk standards, and which do not expand any nonconforming aspect of the
building, shall be permitted.
3. Alterations required by law or the order of a public agency in order to meet health and safety
regulations shall be permitted.
F. Restoration. If a nonconforming building is destroyed or is damaged in an amount equal to 50
percent or more of its replacement cost at the time of destruction, said building shall not be
reconstructed except in the conformance with provisions of the Edmonds Community Development
Code. Determination of replacement costs and the level of destruction shall be made by the building
official and shall be appealable as a staff decision under the provisions of ECDC 20.105.030.
City of Edmonds (-Q Planning Division
INTERPRETATION 2003-2 NON CONFORM BLDGS\16-OCT-03
L:\LIBRARY\PLANNING\ECDC INTEPPREATIOWINTERPRETATIONS LOG\1999
Damage less than 50 percent of replacement costs may be repaired, and the building returned to its
former size, shape and lot locations as existed before the damage occurred, if, but only if, such repair
is initiated by the filing or an application for a building permit within one year of the date such
damage occurred.
1620.030 Site development standardsfor Single Family Residential Zones.
16 30.030 Site development standardsfor Multiple Residential Zones.
1645.020 Site development standardsfor the Neighborhood Business Zone.
1650.020 Site development standardsfor the Community Business Zone.
1653.020 Site development standardsfor the Planned Business Zone.
1655.020 Site development standardsfor the Commercial Waterfront Zone.
16 60.020 Site development standardsfor the General Commercial Zones
16 62.020 Site development standardsfor the Medical Use Zone
16 75.020 Site development standardsfor the Master Plan Hillside Mixed- Use Zone
Code Interpretation File No. 93-4 addresses the reconstruction and restoration of nonconforming
buildings. It states that any repair of damage in excess of 50% of the value of the structure shall apply to
all types of damage, whether the damage occurs due to a sudden calamity, or due to age and dilapidation.
If the d . amage is due to age and dilapidation, the time of the damage for the purposes of assessing value
will be the time of application for a building permit. The value of the building shall be based on the
Assessed Value by the Snohomish County Tax Assessor. The value of repairs shall be based on fair
market labor and materials.
Analysis:
The structure in question was constructed in 1949 prior to adoption of the City of Edmonds Zoning
Regulations, so at that time there were no restrictions as to where a building could be positioned on the
lot. The applicant has requested to replace the existing roof of the detached garage. The garage will not
be demolished, and the walls of the garage will remain. In replacing the roof, its height will increase
within the setback areas, relative to the pitch of the roof.
In this type of a situation, sloping the roof is primarily for maintenance purposes. The slope should be
the minimum necessary for maintenance of the structure. There will be no change to the building
footprint, and no additional livable space is being created.
ECDC 17.40.020.1) allows the continued maintenance of nonconforming buildings, and also allows
alterations "which do not expand any nonconforming aspect of the building." Increasing the height of a
building within a non -conforming setback does increase the height of the non -conforming portion of the
building, but it -does not affect the -basis for its non -conformity — i.e. its intrusion into the setback. Adding
livable space.'(whether horizontally or vertically) within the setback would clearly increase the degree of
non -conformity. However, maintenance of the existing building without expanding its. �fbotprint or the
amount of livable space appears to be allowed. under the combinationi of ECDC .1 7.40.020.D. I , and
23HEREFORE, THE FOLLOWING INTERPRETATIONS ARE HEREBY ISSUED:
Page 2 of 3
INTERPRETATION 2003-2 NON CONFORM BLDGS\16.00T-03
L:\LIBRARY\PI.ANNrNG\ECDC INTEPLPREATIONSUNTERPRUATIONS LOG\] 999
MAINTENANCE MAY BE PERFORMED ON A NONCONFORMING BUILDING, PROVIDED
THAT
THE MAINTENANCE ACTIVITY WILL NOT CREATE LIVABLE AREA THAT
CONFLICTS WITH THE EXISTING NON -CONFORMING ASPECT- OF THE
BUILDING, AND
0 IT WILL BE THE MINIMUM NECESSARY TO MAINTAIN THE STRUCTURE, AND
IN ALL OTHER RESPECTS THE BUILDING WELL COMPLY WITH THE
DEVELOPMENT STANDARDS OF THE UNDERLYING ZONE.
FOR EXAMPLE, ADDING TO THE PITCH OF A ROOF WITHIN A NON -CONFORMING
SETBACK MAY BE ALLOWED SO LONG AS THERE IS NO ADDITION TO LIVABLE AREA
(INCLUDING STORAGE SPACE), EITHER VERTICALLY OR HORIZONTALLY, WITHIN
THE SETBACK, AND THE ROOF PITCH IS BEING INCREASED TO ENABLE THE ROOF
TO DRAIN PROPERLY.
APPEAL PROCEDURES
Pursuant to Edmonds Community Development Code (ECDC) Sections 20.105.010 and 20.105.020, staff
interpretations of the text of the ECDC are appealable decisions.
Should anyone wish to appeal this interpretation, a written appeal, accompanied by the required appeal
fee (see Planning Division fee handout) must be submitted within 14 calendar days of the date of
issuance of this interpretation (please see above).
The deadline for filing an appeal of this interpretation is: October 31, 2003
A written appeal must contain the following:
1) A reference to the decision being appealed.
2) The name and address of the person appealing, and his or her interest in the matter.
3) The reasons why the person appealing believes the interpretation to be inappropriate.
C
Robelt, Chave, AICP
Planning Manager
Duane Bowman
Development Services Director
Posted: 1) Edmonds City Hall, 2 d Floor — Development Services Department
2) Edmonds Library
3) Edmonds Post Office
Posting Date: October 17, 2003
Page 3 of 3
INTERM ETATION 2003-2 NON CONFOP M BLDGS\ I 6-OCT-03
LAL1BPARY\PLANNTNG\ECDC INTERPREATIONSUNTERPRETATIONS LOG\1999