2008-1018_GilhamRepair.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
McBride Construction Resources
224 Nickerson
Seattle WA 98109
Phone: 206.283.7121 | Fax: 206.284.5670
RE: BLD-2008-1018 – Gilham Fire Repair @ 8534 Frederick Place (RS-20 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.
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Please provide a written response to the items mentioned below…
1.Critical Areas Checklist:
We do not yet have critical areas data for your property. A Critical Areas Checklist
is required when any digging is proposed (plans show the proposed installation of new posts/footings). I’ve
attached the required Critical Areas Checklist, which the owner must sign. Staff will then complete a
reconnaissance of the site and determine if there are any critical areas on or adjacent to the property
(streams/wetlands/slopes). Please fill out and submit the attached CA Checklist, along with the $155 review
fee, at your earliest convenience.
2.Site Plan:
Please submit a reduced size site plan, to scale, that contains all of the required elements. See
attached example (#B57: Sample Plot Plan). I need to be able to check and document that the project complies
with the following development standards:
a.Lot coverage:
show the footprint of all structures (including sheds and decks) and list their areas. This
figure is to remain under 35% of the site. Per ECDC 21.15.110: “Coverage means the total ground
coverage of all buildings or structures on a site measured from the outside of external walls or supporting
members or from a point two and one-half feet in from the outside edge of a cantilevered roof, whichever
covers the greatest area.”
b.Setbacks:
show the distance from each structure (existing and proposed) to the edge of the property line
(especially the south and west property lines.
3.Nonconforming Building:
If the existing structure does not meet the minimum required setbacks for the zone,
we’ll need to determine if this is a pre-existing legal “nonconforming” structure. And if it is considered
nonconforming, we’ll then need to know more about the amount of damage that was done (see especially the
code related to “restoration,” below). Per ECDC 17.40.020(A): “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…” The nonconforming question is related to the other comments in this
letter (setbacks and lot coverage). It appears that we may have some files available (BLD19680123 for the
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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
house and BLD19800363 for an addition) that you could request to help determine if the structure is
nonconforming, and I am happy to assist you with this. I’ve copied some helpful code citations from the
nonconforming chapter below that may be useful to you.
Sincerely,
Gina Coccia
Associate Planner
425.771.0220, x 1778
coccia@ci.edmonds.wa.us
cc: BLD-2008-1018
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.F.Restoration.If a nonconforming building or structure is destroyed or is damaged in an amount
equal to 75 percent or more of its replacement cost at the time of destruction, said building shall not be
reconstructed except in full conformance with the 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. Damage of less than 75 percent of
replacement costs may be repaired, and the building returned to its former size, shape and lot location as existed
before the damage occurred, if, but only if, such repair is initiated by the filing of an application for a building
permit which vests as provided in ECDC 19.00.015, et seq., within one year of the date such damage occurred. This
right of restoration shall not apply if:
1. The building or structure was damaged or destroyed due to the unlawful act of the owner or the owner's
agent; or
2. The building is damaged or destroyed due to the ongoing neglect or gross negligence of the owner or
the owner's agents.
Page 2 of 2
Revised 7/07
PLOT PLAN CHECKLIST
It is the owner/applicants responsibility to submit a true and accurate
plot plan to the City for review.
Property owners name, tax account parcel number and street address.
Plan Scaled 1=20, with North arrow designation.
Streets, approaches, driveways, sidewalks, alleys, easements (public
and private), paved areas, street dedications and adjacent City right-
of-way (developed or undeveloped). Show all dimensions.
Side sewer stub location and proposed sewer lines, water meter
location, water service line location, gas, cable and phone lines, fire
hydrants, telephone poles, utility transformers.
Existing physical features and water courses of any size (i.e., streams
creeks, ponds, ditches, etc.).
Dimension all buildings and structures (label existing or proposed),
indicate setback distances, lot area and lot coverage.
Accessory structures and projections; decks, porches, hot tubs, pools,
cantilevered structures, bay windows, chimneys, roof overhangs, eave
lines, breezeways, patios, sheds, pool mechanical rooms, etc.
Retaining wall or rockery location (for retaining walls provide typical
section detail). (See Handout #B62)
Fences existing and proposed. (See Handout #B31)
Building height calculations, average grade, actual height, maximum
allowed height (See Handout #B41). Datum point (benchmark) must
be located off-site (i.e. top of sewer manhole lid, top of fire hydrant,
mark on telephone pole, etc.). Indicate lowest footing or slab
elevation.
Elevation grades at the property corners. Topographic grades to be
shown at two foot intervals across the lot. Indicate lot slope and
driveway slope. (See Handout #B37)
Existing impervious area calculations (Pre and Post July 1977) and
new proposed impervious area calculation. (See Handout #E72)
Revised 7/07
#P20
City of Edmonds
Date Received:
City Receipt #:
Development Services Department
Critical Areas File #:
Planning Division
Critical Areas Checklist Fee: $135.00
Phone: 425.771.0220
Date Mailed to Applicant:
$155.00
Fax: 425.771.0221
CRITICAL AREAS CHECKLIST
The Critical Areas Checklist contained on this form is to A property owner, or his/her authorized representative,
be filled out by any person preparing a Development must fill out the checklist, sign and date it, and submit it
Permit Application for the City of Edmonds prior to to the City. The City will review the checklist, make a
his/her submittal of the application to the City. precursory site visit, and make a determination of the
subsequent steps necessary to complete a development
The purpose of the Checklist is to enable City staff to
permit application.
determine whether any potential Critical Areas are, or
may be, present on the subject property. The information Please submit a vicinity map, along with the signed copy
needed to complete the Checklist should be easily of this form to assist City staff in finding and locating the
available from observations of the site or data available at specific piece of property described on this form. In
City Hall (Critical areas inventories, maps, or soil addition, the applicant shall include other pertinent
surveys). information (e.g. site plan, topography map, etc.) or
studies in conjunction with this Checklist to assistant staff
in completing their preliminary assessment of the site.
The undersigned applicant, and his/her/its heirs, and assigns, in consideration on the processing of the application agrees
to release, indemnify, defend and hold the City of Edmonds harmless from any and all damages, including reasonable
attorney’s fees, arising from any action or infraction based in whole or part upon false, misleading, inaccurate or
incomplete information furnished by the applicant, his/her/its agents or employees.
By my signature, I certify that the information and exhibits herewith submitted are true and correct to the best of my
knowledge and that I am authorized to file this application on the behalf of the owner as listed below.
SA/A .
IGNATURE OF PPLICANTGENT DATE
Property Owner’s Authorization
By my signature, I certify that I have authorized the above Applicant/Agent to apply for the subject land use application,
and grant my permission for the public officials and the staff of the City of Edmonds to enter the subject property for the
purposes of inspection and posting attendant to this application.
SO D .
IGNATURE OF WNER ATE
PLEASE PRINT CLEARLY
Owner/Applicant: Applicant Representative:
Name Name
Street Address Street Address
City State Zip City State Zip
Telephone: Telephone:
Email address (optional):_____________________ Email Address (optional):______________________
CA File No:
Critical Areas Checklist
(soils/topography/hydrology/vegetation)
Site Information
1. Site Address/Location:
2. Property Tax Account Number:
3. Approximate Site Size (acres or square feet):
4. Is this site currently developed? yes; no.
If yes; how is site developed?
5. Describe the general site topography. Check all that apply.
_______ Flat: less than 5-feet elevation change over entire site.
_______ Rolling: slopes on site generally less than 15% (a vertical rise of 10-feet over a horizontal
distance of 66-feet).
_______ Hilly: slopes present on site of more than 15% and less than 30% (a vertical rise of 10-feet
over a horizontal distance of 33 to 66-feet).
_______ Steep: grades of greater than 30% present on site (a vertical rise of 10-feet over a horizontal
distance of less than 33-feet).
_______ Other (please describe):
6. Site contains areas of year-round standing water: _________; Approx. Depth: _________
7. Site contains areas of seasonal standing water: _________; Approx. Depth: ____________
What season(s) of the year? _________________________
8. Site is in the floodway________ floodplain________ of a water course.
9. Site contains a creek or an area where water flows across the grounds surface? Flows are year-round?
____________________Flows are seasonal? _______(What time of year? _____________).
10. Site is primarily: forested ; meadow ; shrubs ; mixed ;
urban landscaped (lawn, shrubs etc) .
11. Obvious wetland is present on site: ______________.
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For City Staff Use Only------------------------------------------------------------------
1. Plan Check Number, if applicable?
2. Site is Zoned?
3.SCS mapped soil type(s)?
4. Critical Areas inventory or C.A. map indicates Critical Area on site?
5. Site within designated earth subsidence landslide hazard area?
DETERMINATION
STUDY REQUIRED WAIVER
Reviewed by: Date:
Critical Areas Checklist.doc/2.17.2004