207-5thAveN_ShapiroMF.pdfov I
CITY OF EDMONDS
121 5 th Avenue North - Edmonds, WA 98020
Phone 425.771.0220 - Fax 425.771.0221 - Web www.ci.edmonds.wa.us
DEVELOPMENT SERVICEs DEPARTMENT: PLANNING DIVISION
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Date:
Pre -Application Meeting
August 1, 2007
Review By:
Gina Coccia, Planning Division
Project Name:
5th Avenue Multi -Family (PRE-2007-0015)
Site Address:
207/211 5 th Avenue North
Zone:
Multiple Residential (RM-1.5)
Contact:
Tony Shapiro - A.D. Shapiro Architects
Description:
, New 9 Unit Multi -Family Building
Land Use & Development Standards
Proposed Use: Multiple Residential — primary permitted use, pursuant to ECDC
16.30.010.A.
DensitV: The minimum lot area per dwelling unit is 1,500 square feet. The lot area
shown is 14,397 square feet, which yields a maximum of 9 (9.598) dwelling units. 9
dwelling units are shown.
Lot Coverage: 45% maximum — which will be reviewed through the design review
process and confirmed through the building permit process. Estimated lot
coverage provided is unknown (see also interpretation # 2007-1).
BD5
:M
RM- 1. 5
5 th Avenue North
Rear Setback
Side Setbacks
Street Setback (East)
(West)
(North / South)
Setbacks Required
15 feet
15 feet
10 feet / 10 feet
Setbacks Shown
15 feet
15 feet
10 feet / 10 feet
Setbacks: The plans show patios encroaching into the
rear setback. Pursuant to ECDC 16.30.040.D,
"Eaves and chimneys may project into a required
setback not more than 30 inches. Uncovered and
unenclosed porches, steps, patios, and decks may
project into a required setback not more than one-
third of the required setback, or four feet, whichever is
less; provided, that they are no more than 30 inches
above the ground level at any point. "
ECDC 17.50.020.A.l.b Parking Requirements
Type of multiple Required parking spaces
dwelling unit per dwelling unit
Studio
1.2
1 bedroom
1 5
2 bedrooms
1 8
2.0
Height: 25 feet as measured from average original
grade. Also, "Roof only may extend five feet above 3 or more bedrooms
the stated height limit if a// portions of the roof above
the stated height limit have a slope of four inches in 12 inches or greater.
Estimated height is unkonwn.
Parking: Subject to the parking requirements found in ECDC 17.50.020.A.l.b. The plans show that all 9
units have two -bedrooms, which results in 16 (16.2) required parking spaces (9 x 1.8). The plans show
that 18 parking spaces have been provided.
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Environmental Regulations
SEPA Review Required: Project indicates 9 dwelling units and 21,050 square feet of new space — all
projects with over 4 dwelling units and over 4,000 square feet require SEPA review. An Environmental
Checklist, along with the $420 review fee, will be required with submittal. Contact a planner if you have
any questions about the SEPA process.
Critical Area Determination: There has been a critical areas determination done for both sites (CRA-2003-
0033 and CRA-1 995-0237) and a "waiver" was issued for both sites.
Design
Architectural Design Board (ADB) Review Required: Design Review by the ADB is required ('ADB Major')
and this project will be subject to the General Design Review process outlined in ECDC 20.11 and ECDC
20.13 (attached). Also attached are the new Design Guidelines.
Comprehensive Plan Designation: "Downtown Mixed Commercial" — and it is also located within the
"DowntownNVaterfront Activity Center."
Landscaping: - Pursuant to the new requirements set forth in ECDC 20.13 (attached). The Designated
Street Tree along 5 in Avenue North is called "Prunus Sargenti Columnais" I Columnar Sargents Cherry.
Signage: No signage shown. Signs are subject to ECDC 20.60 and require a sign permit
Questions / Notes
• It appears that the patios project into the rear setback too far — please revise pursuant to ECDC
16.30.040.D.
• It appears that you may need to do a Lot Line Adjustment prior to your building permit in order to
dissolve the interior property line (unless you intend to turn the units into condominiums).
• Are you planning on later doing a "townhouse subdivision?" If so, please make sure that the building
first meets the definition of "townhouse" pursuant to ECDC 21.100.040, below.-
ECDC 21.100.040 Townhouse. Townhouse means a multiple dwelling unit meeting the following criteria
A. No dwelling unit overlapping another vertically;
B. Common side walls joining units;
C. Not more than six dwelling units in one structure,
D. Coverage shall not exceed the aggregate coverage of the individual structures as defined in the zoning code;
E. Lot area per unit for purposes of subdivision may be as small as the coverage of the individual unit, so long as the overall
density meets the zoning on the site. Portions of the site not subdivided for individual units shall be held in common by the
owners of the individual units.
Attachments
• ECDC 16.30 — Multiple Residential Zone.
• ECDC 20.11 — General Design Review.
• ECDC 20.13 — Landscaping Requirements.
• Lot Line Adjustment Handout.
• ADB "Major" Handout.
• Adjacent Property Owner (APO) list.
• Land Use Application.
• Environmental (SEPA) Checklist.
• Design Guidelines.
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