15-0994 Plan review comments #3.pdfCITY OF EDnnoNDs • 1215th AVENUE NORTH • EDMONDS, WA 98020
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PHONE: 425.771.0220 • FAX: 425.771.0221 • WEB: WWW,edrnondswa. ov
DEVELOPMENT SERVICES DEPARTMENT: PLANNING • BUILDING
January 27, 2016
Warren LaFon
warrenlafon@earthlink.net
RE: PLAN REVIEW COMMENTS #3 FOR PLAN CHECK # 2015-0994.40 20 -15 -0 -
ADDITION AT 160 W. DAYTON AND SHED AT 154 W DAYTON' (HARBOR SQUARE
ATHLETIC CLUB)
Dear Mr. LaFon,
I have reviewed the December 14, 2015 resubmittal in support of the referenced building
permit applications. It is noted that building permit BLD20150995 for a shed has been
withdrawn — all plan documents need to be updated to show the removal of that element. For
the remaining permit, please submit updated plans with changes called out as appropriate
addressing the updated scope of BLD20150094:
1. HVAC units: Four new HVAC units are now proposed on the roof - please provide
height calculations (refer to Handout B41 for further details on what needs to be
shown). It should be noted that the contract rezone limits height in the development
to 35 feet.
2. Tennis court -to -parking lot: Changing the tennis court to a parking area cannot be
approved because it is not keeping with the current critical areas ordinance. The
wetland report from Wetland Resources dated December 3, 2015 describes the
change as an Allowed Activity per ECDC 23.50.020.E which states:
Permitted alteration to a legally constructed structure existing within a wetland
or wetland buffer that does not increase the footprint of development or
impervious surfacing or increase the impact to a wetland or wetland buffer.
However, the tennis court is not a 'structure' according to the Edmonds Community
Development Code:
Structure means a combination of materials constructed and erected
permanently on the ground or attached to something having a permanent
location on the ground. Not included are residential fences less than six feet in
height, retaining walls, rockeries, and similar improvements of a minor
character less than three feet in height. (ECDC 21.90.150)
Because the tennis court is not a structure "erected" permanently on the ground,
changing the court to a parking area cannot be considered to be an Allowed Activity,
Further, updating the wetland report to use buffer width reduction or buffer
averaging could also not be approved. The Category 1 buffers of the Edmonds Marsh
cannot be reduced according to ECDC 23.50.040.F.3. Similarly, buffer averaging per
ECDC 23.50.040.F.4 is not possible because all of the criteria for reduction could not
be met in this case.
3. Additions to locker room/changing room: These proposed additions cannot be
permitted due to the contract rezone conditions that are in place for the
development. The language of the rezone contract in PLN19790004 is specific with
regards to changing building square footages:
The number, arrangement, and shape of buildings may be altered without
increasing the gross floor area, general distribution of buildings, or significantly
altering the looped circulation system. (Page 2, Condition 1.A.1)
The proposal for an approximately 645 sq. ft. addition to Harbor Square Athletic Club
would increase the gross floor area and therefore does not meet the referenced
condition. A change to the contract restrictions would need to be made through the
rezone process before any further additions could be permitted.
All referenced code sections are available here:
tfp�fwww.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.
Sinerely,
1//7
Mike Clugston, AICP
Associate Planner
Cc: Bob McChesney, Executive Director
Port of Edmonds
336 Admiral Way
Edmonds, WA 98020
September 30 comments
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 : 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.
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: 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: If the addition proposal is abandoned, please revise all plan sheets to show the
shed permit request only.