2008-0991_BrewerGarage.pdf
CITY OF EDMONDS
th
121 5 Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
DSD: Planning Division
EVELOPMENT ERVICES EPARTMENT
December 30, 2008
Jim Musar
th
15617 37 Avenue NE
Lake Forest Park WA 98155
Phone: 206.363.8805 | Fax: 206.363.0907 | Email: AspectsInc@msn.com
RE: BLD-2008-0991 – Brewer Garage @ 658 Maple Street (RS-6 Zone)
Dear Applicant,
I have reviewed the above building permit application for the Planning Division and it was found that the
following information, corrections, or clarifications will need to be addressed before review can continue.
If you have any questions, please do not hesitate to contact me. I look forward to working with you on
this project.
1
Please provide a written response to the items mentioned below…
1.Nonconforming Building:
Thank you for submitting a photo of the existing detached accessory
structure. I’m wondering when it was taken? I’m guessing you’re trying to show that the existing
building is very old and “nonconforming” per ECDC 17.40.020(A) which states:
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… an accessory building
that is not an accessory dwelling unit shall be presumptively
nonconforming if photographic or other substantial evidence
conclusively demonstrates that the accessory building existed on or
before January 1, 1981…
If you are trying to prove that the building pre-dates 1981, please make your case in writing. Please
see also other helpful code citations from the nonconforming chapter listed below and available
online. The nonconforming question is related to the other comments in this letter.
2.Parking:
Single-family zones require two (2) off-street parking spaces per lot per ECDC
17.50.020(A)(1)(a). Please explain: how many vehicles can currently be parked in the garage – and
are you planning on reducing this number or will there be no change? Please know that even if it is
determined that there is a legal pre-existing nonconformity, the nonconforming situation cannot be
made more nonconforming.
1
Please also redline your plans to reflect any changes – or, if you are submitting new plans, please submit three site plans (one
must be reduced size) and two sets of the changed pages of the plans.Please make all submittals to the Development Services
Permit Coordinator (Marie Harrison) All code citations can be found on the City of Edmonds website: www.ci.edmonds.wa.us.
Page 1 of 2
3.Accessory Dwelling Unit (ADU):
Detached ADUs are not permitted per ECDC 20.21. Please know
that one of the conditions that I will add to the building permit will state that this is not an ADU.
4.Setbacks:
The existing accessory building is required to be set back a minimum distance of 5 feet
from the south property line and 20 feet from the east property line – unless it can be determined that
the building is “nonconforming” per ECDC 17.40.020. Please review the code citations below and
submit arguments and photos as evidence if you feel that the building was constructed prior to
January 1, 1981. If we can successfully determine that the building is nonconforming and you’re not
altering the setbacks, then this won’t be an issue for you.
5.Height:
The maximum height of accessory structures is 15 feet per ECDC 16.20.050(B). If we can
successfully determine that the building is nonconforming and you’re not altering the height, then this
won’t be an issue for you.
Sincerely,
Gina Coccia
Associate Planner
425.771.0220, x 1778
coccia@ci.edmonds.wa.us
cc: BLD-2008-0991
ECDC 17.40.020: Nonconforming Buildings
ECDC 17.40.020.B. Continuation. 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.
ECDC 17.40.020.D. Maintenance and Alterations.
1. Ordinary maintenance and repair of a nonconforming building or structure 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.
ECDC 17.40.020.H. Subject to the other provisions of this section, an accessory building that is not an
accessory dwelling unit shall be presumptively nonconforming if photographic or other substantial
evidence conclusively demonstrates that the accessory building existed on or before January 1, 1981. In
the case of a property that was annexed after January 1, 1981, then the date shall be that of the effective
date of the annexation to the city of Edmonds. Such presumption may be overcome only by clear and
convincing evidence.
Page 2 of 2