10-0297 Plan Review Comments.pdfCITY OF EDMONDS • 1215" AVENUE NORTH • EDMONDS, WA 98020
PHONE: 425.771.0220 • FAx: 425.771.0221 • WEB: www.ci.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT: PLANNING • BUILDING
May 5, 2010
Dana Chermak
dana@ehermak.com
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2010-0297
SFR ADDITION AT 924 OLYMPIC AVENUE
Dear Dana,
I have reviewed the above building permit application for the Planning Division. Before I can
sign off on the permit, however, the following information needs to be clarified:
Setbacks: The site plan indicates that the lot has typical street/side/rear setbacks
applicable to the RS -12 zone. However, the lot abuts a private road on the north which
serves more than five (5) lots. Therefore, the private road is a `street' according to ECDC
21.90.120: "Street means the public or private right-of-way or access easement which
provides vehicle access to five or more lots." As a result, the subject parcel is considered
to be a corner lot having two 25' street setbacks (north and west) and two 10' side
setbacks (south and east). Please update the site plan to indicate the appropriate corner
lot setbacks.
2. Expansion of nonconforming structures: Since the existing house is on a corner lot, it
is nonconforming in that a portion of it encroaches into the 25' street property line
setback on the north. Nonconforming structures may be maintained and continued but
not be changed or altered as indicated in ECDC 17.40.020.B: "A nonconforming building
or structure 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 except as expressly provided in
subsections (C) through (I) of this section." However, all new construction, like the
proposed addition, must meet current site development standards. As a result, please
redesign the addition to conform to all current zoning requirements including the 25'
street setback from the northern property line.
2°a Kitchen: It was noticed on the building plans that there are currently two kitchens in
the existing residence — one on the basement level and one on the main level. While two
kitchens are allowed, the presence of two kitchens can indicate that a portion of the
residence is being used as an accessory dwelling unit (ADU). Accessory dwelling units
are a secondary use in single-family residential zones that require a conditional use
permit (ECDC 16.20.010 and ECDC 20.21). We currently do not have a conditional
permit for an ADU in our records — if there is an ADU at the site, please apply for a ADU
permit. Otherwise, please have the owner submit the attached Accessory Dwelling Unit
Statement indicating their awareness of the ADU permit requirements. After the owners
The Comprehensive Plan as well as the Edmonds Community Development Code (ECDC) and related development
documents are available at: http://www.ci.edmonds.wa.us/plan div.stm.
have signed and notarized the document, please drop it off along with the building permit
revisions. There is a filing fee for filing with the County Auditor which will be charged
when the building permit is picked up. Double-check with your Permit Coordinator the
amount of that fee.
4. HeiLjht Rectangle: Please verify the elevations of Point B and D. `B' is called out as
114.1' but it seems to fall between the 112/114 topo lines. Likewise, `D' is stated as
111.5 but it also falls between 112/114 lines.
You may redline your existing plans or submit three copies of your updated site plan (one
reduced size) and two sets of any updated pages of the building plans. Please make all submittals
to a Development Services Permit Coordinator, Monday through Friday, 8:00 am to 4:00 pm. If
you have any questions, please contact me at (425) 771-0220.
Sincerely,
Mike Clugston, AICP
Planner
The Comprehensive Plan as well as the Edmonds Community Development Code (ECDC) and related development
documents are available at: http://www.ci,edmonds.wa.us/plan div.stm.