15-0994 & 995 Plan review comments 2.pdfz
CITY OF EDMONDS • 1215" AVENUE NORTH # EDMONDS, WA 98020
PHONE: 425.771.0220 • FAX: 425.771.0221 • WEB: www edmondsr
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DEVELOPMENTT SERVICES DEPARTMENT: PLANNING • BUILDING
September 30, 2015
Warren LaFon
warrenlafon@earthlink.net
RE: PLAN REVIEW COMMENTS #2 FOR PLAN CHECK # 2015-0994 AND 2015-0995
ADDITION AT 160 W. DAYTON AND SHED AT 154 W. DAYTON (HARBOR SQUARE)
Dear Mr. LaFon,
I have again reviewed the above building permit applications for the Planning Division. There
are significant deficiencies with the September 10 resubmittal as indicated below. Please
submit reports and updated plans with changes called out as appropriate:
1. Scope of work: Update the scope of work for the project to include changing the
existing south tennis court to parking. Indicate how many parking stalls are to be
removed and how many replaced.
2. Site plan: Please submit a true and accurate site plan. Show and label all existing
features and call out proposed changes, including the proposed bathroom addition
where the parking stalls are currently located under the building which was left off the
September 10 resub.
3.. Wetland report: Please submit a wetland report prepared by a qualified professional
in accordance with ECDC 23.50.030 and 23.40.090 that identifies the scope of the
tennis court/parking lot project, impacts to the wetland and buffer, and proposed
mitigation in accordance with the critical areas codes in ECDC 23.50 and 23.40.
All referenced code sections are available here:
htt . www.code ublishin .com wa edmonds .
Please submit three copies of your updated site plan and two sets of any updated sheets of
the building plans. Please make all submittals to a Permit Coordinator, Monday through
Friday, 8:00 am to 4:30 pm (closed Wednesdays for permit intake). If you have any
questions, please contact me at (425) 771-0220.
Sincerely,,
Mike Clugston,4lCP
Associate Planner
September 3 comments
1. Addition to Athletic Club: UNADDRESSED. The larger Harbor Square site is subject to
a contract rezone recorded on AFN8005060198. Covenant A.2 on page two of the
rezone contract states: "Parking areas may be modified without reducing the number
of spaces provided, the general distribution of spaces, or the amount of landscaping."
It appears 2-3 parking spaces are proposed to be removed as part of the addition
under the south portion of the building.
At the same time, while not called out on the site plan, it appears that 46 additional
parking spaces are proposed in a revised area near the outdoor tennis courts —the
one tennis court is shifted north and an extensive new parking area is proposed.
While this would appear to resolve the parking space issue, the presence of Edmonds
Marsh and its buffer prohibit this site revision. Creation of additional impervious
surfaces within the 200' wetland buffer is an alteration to a critical area. While
mitigation can in some cases be offered for such alterations, the proposed work
cannot be mitigated for because buffer width reductions are not allowed for the
Marsh buffer since it is not a Category 3 or 4 wetland (ECDC 23.50.040).
If the parking spaces removed by the proposed addition can be created elsewhere
near the building on existing impervious area (not in areas of removed landscaping), it
is possible the addition could be approved. As proposed, however, the addition
cannot be approved. The revision to the tennis court and parking near the Marsh
cannot be approved either.
2. North windows: ADDRESSED, new materials will match existing on the north facade.
New windows are shown on Sheet A-4. Will the materials used match the existing
windows on the north facade? If not, what materials will be used?
3. Shed: ADDRESSED, addition and shed are still proposed in same set of plans. If the
addition proposal is abandoned, please revise all plan sheets to show the shed permit
request only.