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OMT 3rd floor condo .pdf CE ITY OF DMONDS th 121 5 Avenue North • Edmonds, WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us DSD: PD EVELOPMENT ERVICES EPARTMENTLANNING IVISION Pre-Application Meeting Pre-Application Meeting Date: January 10, 2008 Review By: Mike Clugston, Planning Division rd Project Name: Old Milltown 3 Floor Condominiums th Site Address: 201 5 Avenue South Zone: Downtown Business - Downtown Retail Core (BD-1) Contact: Ralph Allen, Grace Architects (206-957-9800) Description: 3 residential units Use Use Proposed Use: Multiple Residential – 3 dwelling units with enclosed parking. Allowed Use: Yes. Multiple residential use is permitted pursuant to Edmonds Community Development Code (ECDC) 16.43.020. Development Standards Development Standards Setbacks: There are no property line setbacks in the BD-1 zone with the exception of a required 15’ setback from any adjacent R-zoned property. In this case, that exception does not apply. Most of the third floor is not built to the property line thereby giving the appearance of a varied setback. A small portion of roof of the Danielson residence (northeast corner near the gazebo) appears to protrude into the right-of-way. Height: Maximum height is 30 feet for buildings with a ground floor ceiling height of 15 feet. Existing buildings may be added onto or remodeled without adjusting the existing height of the ground floor to meet the specified minimum height so long as the addition or remodel does not increase the building footprint or its frontage along a street by more than 25 percent. The proposal actually appears to meet both criteria because the building was a remodel. According to the Site Plan provided (A-1.0), the average grade is 67.74 feet which makes the maximum height 97.74 feet. The third floor addition appears to meet the requirement. The chimney built into the gazebo on the northwest corner also appears to meet the 97.74 foot limit. However, it appears that four chimneys and a central skylighted atrium area containing an elevator and stairwell exceed the maximum height. Chimneys Several height exceptions are defined in ECDC 21.40.030. Portions applicable to this project are described below: 3. Elevator penthouses, not to exceed 72 square feet in horizontal section, or three feet in height, for that portion above the height limit; 4. Chimneys, not to exceed nine square feet in horizontal section or more than three feet in height, for that portion above the height limit. In RM districts, chimneys shall be clustered. No multiple-flue chimney shall exceed 39 square feet in horizontal section. The first chimney shall not exceed nine square feet in horizontal section, and other chimneys shall not exceed six square feet in horizontal section; 5. Vent pipes not to exceed 18 inches in height above the height limit; and 6. Standpipes not to exceed 30 inches in height above the height limit. \[Ord. 3569 § 2, 2005\]. As proposed, the maximum height for the building is 97.74 feet. An additional 3 feet for chimneys would be 101.74 feet. The four chimneys appear to be within this limit. However, the chimneys must also be less than 9 square feet in section unless they are multiple-flue chimneys (multiple-flue chimneys must be less than 39 square feet in section). While it is difficult to tell, it appears that each chimney is single-flue and each appears to exceed the 9 square foot requirement (between 12 and 21 square feet). The four chimneys must meet the square footage requirement to use the additional 3 feet above the height limit or a variance would be required. Atrium The atrium was not present during the ADB’s review of the project (ADB-07-67). As a result, it was not approved by the ADB. If the atrium is a desired architectural element for the project, the project would have to go back to the ADB for their approval and the structure must comply with all applicable codes. Additional height exceptions applicable in the BD zones are described in 16.43.030.C.4. One specific to this project reads: a. A single decorative architectural element, such as a turret, tower, or clock tower, may extend a maximum of five feet above the specified height limit if it is designed as an integral architectural feature of the roof and/or facade of the building. The decorative architectural element shall not cover more than five percent of the roof area of the building. The top of the atrium extends above the maximum height of 97.74 feet. In fact, it appears to be about 4.5 feet greater than the limit. If the intent is to use the 5-foot exception described above, the atrium may not cover more than 5% of the roof area of the building. In this case, the roof area would consist of that area covered by the third floor addition. If the atrium does not meet the above requirements, a variance would be required. Parking: Pursuant to ECDC 17.50.010.C.1, residential uses in the downtown business area shall provide one parking stall per dwelling unit. Three stalls are required; six enclosed stalls are proposed. Environmental Regulations Environmental Regulations SEPA Review: A Determination of Non-Significance was issued for the proposed addition on November 15, 2007 as part of design review of the project (ADB-07-67). No comments were received. Critical Area Determination: A critical area determination was performed for the subject parcel (CRA- 2006-0097). A study was required due to potential erosion hazard on the eastern portion of the site. An erosion and sediment control plan prepared in accordance with ECDC 18.30 should sufficiently address potential impact to the hazard.