Microsoft Word - 07-0198 & 199 Plan Review Comments1.pdf
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th
ITY OF DMONDS
1215 ANE,WA98020
VENUE ORTH DMONDS
P: 425.771.0220 F: 425.771.0221 W: www.ci.edmonds.wa.us
HONEAXEB
DSD: PEB
EVELOPMENT ERVICES EPARTMENTLANNING NGINEERING UILDING
March 19, 2007
Michael H. Trower
2077 E Howe St
Seattle, WA 98112
RE: PLAN REVIEW COMMENTS FOR PLAN CHECK # 2007-0198 & 2007-0199
WESTGATE ARMS APTS AT 9504 & 9508 EDMONDS WAY
Dear M. Trower,
I have reviewed the above building permit applications for the Planning Division. The following
information is need to complete review of your application:
1.Critical Areas. Based on the survey submitted it appears that the property contains a
Landslide Hazard Area as defined by Edmonds Community Development Code
(ECDC) 23.80.020B. The proposal includes work within the required buffer areas.
However, if you can provide documentation from a Geotechnical Engineer that the
proposal will not further impact the critical area and that the proposal will comply
with all requirements of ECDC 23.40.220C3, further study may not be necessary.
The letter must cite the code specifically and state that the project will be within the
parameters of ECDC 23.40.220. Ive included a portion of 23.40.220 at the end of
this letter, but you should view the entire section. It is accessible at msrc.org.
2.Location of Patios. Please show the location of each patio on the site plans. On the
west side of the building the patios may only encroach into the required 10 setback
by 3.3 feet. In other words they may not be any closer than 6.7 feet from the property
line.
3.Trash Enclosures. Please provide a schematic/elevation view of each. Most
importantly please show how the front enclosure will be viewed from the street. It
should be fully screened. Include on the landscaping plan. See below.
4.Landscape Plan. Please include a landscaping plan separate from the site plan.
Please identify where the existing vegetation is located, what will be removed, and
what it will be replaced with. I recognize that this is not brand new construction, but
if you need some guidelines to follow, please refer to ECDC 20.12, also accessible
from msrc.org.
5.Parking. It appears from the plans that each of the 48 units is a one-bedroom unit.
Please clarify. ECDC 17.50 requires 1.5 parking stalls per one-bedroom unit, 1.2 per
studio, 1.5 per 2 bedroom unit, and 1.8 per 3 bedroom unit. If the number of
bedrooms is increased from the existing layout, the site must meet the current
requirements.
6.Fence/Trellis. Please include a schematic on the plans and identify the height.
7.Rooftop Mechanical Equipment. Please clarify if anything will be added to the
existing rooftop. If so, height calculations will be required.
8.Design Review. Thank you for including the color samples of changes to the
buildings. ECDC requires Architectural Design Review for the proposed changes,
but it is very likely that staff can administratively approve the changes with the
building permit application. However, the above requested information must be
received and reviewed first.
Please make all submittals to a Development Services Permit Coordinator, Monday through
Friday, 9:00 am to noon or 1:00 pm to 4:00 pm. If you have any questions, feel free to contact
me at (425) 771-0220 ext 1330. I am in the office Mondays, Wednesdays, and until noon
Fridays. I look forward to working with you on this project.
Sincerely,
Development Services Department - Planning Division
Kathleen Taylor, Associate Planner
23.40.220 Allowed activities.
A. Critical Area Report. Activities allowed under this title shall have been reviewed and
permitted or approved by the city of Edmonds or other agency with jurisdiction, but do
not require submittal of a critical area report, unless such submittal was required
previously for the underlying permit. The director may apply conditions to the underlying
permit or approval to ensure that the allowed activity is consistent with the provisions of
this title to protect critical areas.
B. Required Use of Best Management Practices. All allowed activities shall be conducted
using the best management practices that result in the least amount of impact to the
critical areas. Best management practices shall be used for tree and vegetation protection,
construction management, erosion and sedimentation control, water quality protection,
and regulation of chemical applications. The city may observe or require independent
inspection of the use of best management practices to ensure that the activity does not
result in degradation to the critical area. Any incidental damage to, or alteration of, a
critical area shall be restored, rehabilitated, or replaced at the responsible partys expense.
C. Allowed Activities. The following activities are allowed:
1. Permit Requests Subsequent to Previous Critical Areas Review. Development permits
and approvals that involve both discretionary land use approvals (such as subdivisions,
rezones, or conditional use permits) and construction approvals (such as building permits)
if all of the following conditions have been met:
a. The provisions of this title have been previously addressed as part of another approval;
b. There have been no material changes in the potential impact to the critical area or
buffer since the prior review;
c. The permit or approval has not expired or, if no expiration date, no more than five
years have elapsed since the issuance of that permit or approval; and
d. Compliance with any standards or conditions placed upon the prior permit or approval
has been achieved or secured;
2. Modification to Structures Existing Outside of Critical Areas and/or Buffers. Structural
modification of, addition to, or replacement of a legally constructed structure existing
outside of a critical area or its buffer that does not further alter or increase the impact to
the critical area or buffer and there is no increased risk to life or property as a result of the
proposed modification or replacement;
3. Permitted Alteration to Structures Existing Within Critical Areas and/or Buffers.
Permitted alteration to a legally constructed structure existing within a critical area or
buffer that does not increase the footprint of development or increase the impact to the
critical area or buffer and there is no increased risk to life or property as a result of the
proposed modification or replacement (additions to legally constructed structures existing
within a critical area or buffer that do increase the existing footprint of development shall
be subject to and permitted in accordance with the development standards of the
associated critical area type (see ECDC
23.50.040 and 23.90.040)). This provision shall
be interpreted to supplement the provisions of the Edmonds Community Development
Code relating to nonconforming structures in order to permit the full reconstruction of a
legal nonconforming building within its footprint;