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August 28, 2008
CITY OF EDMONDS
121 STH AVENUE NORTH • EDMONDS, WA 98020 • (425) 771-0220 • FAX (425) 771-0221
Website: wwmdedmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT
Planning • Building • Engineering
Brian & Cindy Isaacson
114 Second Ave S, Suite 103
Edmonds, WA 98020
GARY HAAKENSON
MAYOR
SUBJECT: Letter of Incompleteness, 16007 73`d Place West Height Variance Application (V-2008-53).
Dear Mr. and Mrs. Isaacson:
You have submitted a variance application to increase the maximum height allowed for a single family
residence from 25 feet to 34 feet for the property at 16007 73`d Place W, which is located in the Single -
Family Residential (RS -20) zone. I have reviewed your application and determined that it is considered
incomplete. More information is needed in order to evaluate your proposal and complete your
application.
Please provide the followim- additional information in support of your proposal.
APO List: An Adjacent Property Owner List is required for this application because we are required
to notify properties within 300 feet of the site that you have an application in review. While you have
submitted a list of adjacent property owners, this information must be notarized and submitted with
your application. Please submit a notarized APO list at your earliest convenience - see enclosed
instructions for assistance.
2. Property Boundaries: On the site plans submitted with your application show the eaves of the
proposed residence and entrance stairs extending beyond the property boundaries of Lot 2 of the
Lorian Woods PRD. The conditions for the Lorian Woods PRD allow for 100% lot coverage;
however the proposed structure, including the eaves and stairs, must be contained within the property
boundaries of Lot 2. See enclosed March 19, 1991 memorandum, Conditions for PRD -1-891P-4-89,
Lorian Woods.
3. Area Calculations: Part of the justification for your variance request is that you are required to
construct at least a 3000 square foot house per the Covenants, Conditions, and Restrictions recorded
with the Lorian Woods PRD. One of the requirements of a variance approval is that the approved
variance is the minimum necessary. In the email string from the Lorian Woods Architectural Control
Committee included in Exhibit F, there is mention of a PDF file illustrating the area calculations for
your proposed residence. Please submit the area calculations for your proposed residence in support
of your application.
4. Height Calculations: Please correct the following items on the height calculations:
a. No datum point was provided for the height calculations. Select a datum point to
establish a starting mark to compute grade elevation at the designated corners. The
datum point must be a permanent point of reference such as a manhole cover fire hydrant,
Incorporated August 11, 1890
Sister City - Hekinan, Japan
or street monument. Reference the datum point elevation and provide the elevation of the
datum point as it relates to the elevations of the corners of the height rectangle. On the
site plan describe the datum point and show its location and elevation.
b. Since a portion of the deck on the west side of the residence is covered, that area must be
included within the rectangle used to calculate average level. Please adjust the rectangle
to include the deck.
c. The rectangle used to calculate the average level extends off of the property where the
proposed residence is to be located. Pursuant to ECDC 21.40.030.13, if a corner falls of
the site, its elevation shall be the average elevation of the two points projected downward
where the two side of the rectangle cross the property line. Please correct the elevations
of the southeast and northwest corners of the height rectangle to reflect the averages of
the points where the rectangle crosses the property lines.
Critical Area Study: While reviewing the history of this site, an approximate wetland boundary
map from Wetland Resources, Inc dated January 4, 2008 was discovered. This wetland is located
where you are proposing to place your residence and would be impacted by the development. In
order to place your residence in that location, a variance from the city's critical area regulations
would be required; see ECDC 23.40.210. This would also require a hearing before the Hearing
Examiner.
The variance for increase the height of your residence and a variance from the critical area ordinance
may be intricately intertwined; particularly the requirement that the variance be the minimum
necessary. For example, any attempt to avoid the wetlands to minimize impacts may affect your
height calculations. The Hearing Examiner is also likely to have questions regarding the wetland and
how it might affect the height variance. Given that a variance for height and a variance for critical
areas on this property are likely intertwined it would be wise to hear both variances before the
Hearing Examiner at the same time.
If you chose to have both variances heard at the same time, a critical area study would be required for
the wetland on the site, and additional fees for the second variance would also be required. Please let
me know your intent with regard to your submittal for a critical area variance.
Feel free to contact me if you have any questions: 425-771-0220, extension 1223 or
liengei.edmonds.wa.us. Thank you for your interest in development in the City of Edmonds — I look
forward to working with you on this project.
S' cerely,
ernen Lien
Associate Planner
City of Edmonds Development Services
CC: File V-2008-53
Note: If staff finds that additional information is needed, we will notify you in writing that additional
information is needed. While this information -request is pending, the 120 -day clock for processing the
application will stop running. When the additional information is submitted, staff will review it to insure
that it responds fully to the information request. When the request for additional information has been
satisfied, the 120 -day clock will start running again.