3 unit condo Pickering PRE20150005.pdfV ED
1P CITY OF EDMONDS
121 5 th Avenue North - Edmonds, WA 98020
Phone: 425.771.0220 - Fax: 425.771.0221 - Web: www.edmondswa.go
DEVELOPMENT SERVICES DEPARTMENT: PLANNING DIVISION
Pre -Application Meeting
Date:
July 9, 2015
Review By:
Mike Clugston, AICP
Site Address:
3026 th Ave. S
Zone:
Multiple Residential (RM-1.5)
Contact:
Chris Pickering
Description:
3-unit multifamily building
Use
Existing Use: 876 sq. ft. single family residence built in 1946 and 350 sq. ft. detached garage
Proposed Use: Existing structures to be removed and replaced with a 3-unit multifamily
building with 6 off-street parking spaces.
Are the Proposed Use(s) Allowed? Yes. Multiple dwelling units are a permitted primary use in
the RM-1.5 zone. Private parking is a permitted secondary use. (ECDC 16.30.010)
Development Standards
Minimum Lot
Minimum
Minimum
Minimum
Maximum
Area Per
Maximum
Zone
Street
Side
Rear
Structural Lot
Dwelling Unit
Height
Setback
Setback
Setback
Coverage
(sf)
RM-1.5
1,500
15'
10,
15'
25' 1
45%
Roof only may extend five feet above the stated height limit if all portions of the roof above the stated height
limit have a slope of four inched in 12 inches or greater.
Densit : Based on the lot area of 6,534 sq. ft., a maximum of four dwelling units could be
allowed as long as sufficient off-street parking is provided. Three dwelling units are proposed.
Setbacks: The parcel is a corner lot and so has two street setbacks (north/east) and two side
setbacks (south/west). Allowed setback encroachments are identified in ECDC 16.30.040.C.
Height: The maximum allowed height for buildings in the RM-1.5 zone is 25. The roof only
may extend five feet above the stated height limit if all portions of the roof above the stated
height limit have a slope of four inched in 12 inches or greater. "Height means the average
vertical distance from the average level of the undisturbed soil of the site covered by a structure
to the highest point of the structure." [ECDC 21.40.030.Aj """Average level," shall be determined
by averaging elevations of the downward projections of thefour corners of the smallest
rectangle which will enclose all of the building, excluding a maximum of 30 inches of eaves."
[ECDC 21.40.030.13]
Fences: Fences are regulated in ECDC 17.30. Per 17.30.000.D: "When a retaining wall three
feet in height or greater is contiguous to and below a proposedfence, the proposedfence may
be constructedfor the purposes of safety not greater than fourfeet above the top of the
retaining wall or the finished grade, whichever is less, without the necessityfor a variance."
Parkin : According to ECDC 16.30.030.C, no parking spaces may be located within the street
setback. According to ECDC 17.50.030.A.I.b, the number of required parking stalls depends on
the type of multiple dwelling unit proposed:
Type of multiple
dwelling unit
Required parking spaces
per dwelling unit
Studio
1.2
1 bedroom
1�5
2 bedrooms
1.8
3 or more bedrooms
2.0
With three two -bedroom dwelling units would require 5.4 parking stalls. Six stalls are
proposed.
Environmental Regulations
Critical Area Determination: A critical areas checklist was completed in 2014 (CRA20140099)
and a waiver from further study was granted.
SEPA Review: A SEPA checklist is not required because 4 or fewer dwelling units are proposed.
Design
Design Review: General design review will be conducted by staff with the building permit.
Reference ECDC 20.11.030 for design criteria and the design guidance in the 2013
Comprehensive Plan, pgs 92-100). The Comprehensive Plan designates the site as Multi Family
— High Density within the Downtown Activity Center. In addition to the materials to be
submitted for the building permit, include the following:
1) a color rendering (as on Sheet A4.2)
2) spec sheets for the proposed exterior materials
3) spec sheets for the exterior light fixtures
Landscaping/street trees: Site landscape buffers must meet the requirements of ECDC 20.13.
For this project, Type III landscaping would be appropriate on all sides. Street trees are
required if frontage improvements are being made.
Submit a cost estimate for site landscaping (not in r-o-w) per Section 20.13.040 ECDC.
Fees
1) Design review ($225) and landscape inspection (1% of estimate) added to building permit
Comments
1) Include all building projections and bump -outs in height calcs (not roof eaves)
2) All features must meet required setbacks unless excepted in ECDC 16.30.040.0
3) Add variety to fenestration (size, trim, etc.)
4) Color variety