Planning Review Comments #1 BLD20170709.pdfof ED,yf
CITY OF EDMONDS
PLAN REVIEW COMMENTS
PLANNING DIVISION
Inc, l 89� 425.771.0220
DATE: June 15, 2017
TO: Lindburg Architects; Attn: Lisa Lindburg
lisalindburgga,yahoo.com
FROM: Michele Q. Szafran, Planner
michele. szafrangedmondswa. gov
RE: Plan Check BLD20170709
20425 Maplewood Dr.
Relocation and Alteration of existing structure
On behalf of the Planning Division, I have reviewed the above building permit application. During review
of the subject submittal, it was found that the following information, corrections, or clarifications need to
be addressed. Please respond to the following items, so that I may complete my review:
Guest House: Per city records there appears to be no permit that established the existing structure as
a guest house.
A guest house is a secondary use that requires a Conditional Use Permit. A guest house structure may
be detached with no more than two bedrooms, accessory to a single-family dwelling, has no kitchen
facilities and is located on a lot of at least 20,000 square feet in area. Please revise all references to
guest house on the plans or apply for a conditional use permit. A guest house requires a separate land
use approval process and the application fee is $915 ($880 for the guest house and a $35 City
Technology fee). See attached informational handout (4P36) for more information regarding a guest
house.
2. Height Calculations: Please provide the smallest rectangle that encompasses all four corners of the
existing/proposed building. Point C on sheet A1.0 should be squared off with point D. Please make
any adjustments to the height calculation or elevation plans if any.
Lot Coverage: I am unclear as to how the lot coverage calculations have been calculated. Please
provide a breakdown of the calculations used for determining the existing lot coverage along with the
proposed lot coverage. This may be listed out like the impervious surface calculations on Sheet A1.0.
The existing/proposed lot coverage should include the proposed covered patio for the detached
structure. Additionally, per ECDC 21.15.110; coverage means the total ground coverage of all
buildings or structures on a site measured from the outside of external walls or supporting members
or from a point two and one-half feet in from the outside edge of a cantilevered roof, whichever
covers the greatest area. Please include any structures over 30 inches in height into the total lot
coverage calculation.
4. Structure Dimensions: Please correct any inconsistencies with the square footage callouts for the
proposed/existing structures. On sheet A1.0 the proposed/existing structure of 34' x 18'-6" is larger
than 588 square feet as called out on the site plan. Be sure to also figure this into the lot coverage
calculations as identified in 43 above.
According to the plans it appears that the proposed structure is being reconfigured from the original
footprint. If the structure is reconfigured then it should be considered a new structure and will need to
meet all setback requirements per ECDC 16.20.050 for the RS-12 zone. The required setbacks for the
RS-12 zone is a 10 foot side yard setback and a 25 foot rear yard setback. If the structure is under 600
square feet then the rear yard setback may be reduced to 5 feet.
5. Lot Area: Please review the existing lot area. The lot area stated under lot coverage on the site plan
states 35,719 square feet which does not match the calculated lot area dimensions as shown on the
site plan for the lot size. Please correct any inconsistencies.
If you have any questions, feel free to contact me at 425.771.0220 ext. 1778.
Please make all submittals to a Development Services Permit Coordinator, Monday, Tuesday, Thursday,
and Friday between 8:00 am 4:30 pm or Wednesday 8:30 am to 12:00 pm.
Attachments:
#P36
#P19
City of Edmonds
s
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Development Information
Guest House
A guest house is a detached structure with no more than two bedrooms, accessory to a single-family
dwelling, having no kitchen facilities, used primarily for sleeping quarters, not occupied by paying
tenants, and located on a lot of at least 20,000 square feet in area.
Conditional Use Permit
A guest house is a secondary use requiring a Conditional Use Permit within all single-family
residential (RS) zones. This is a Type II administrative decision. No permit for a guest house may
be approved unless all of the findings in ECDC 20.05.010 can be made. These findings as well as
additional information on the Conditional Use Permit process are outlined within the Conditional Use
Permit handout (#P19).
Application Checklist
The following materials must be submitted for a complete application for a guest house:
❑ Land Use Application form, completed and signed;
❑ A verified statement by the applicant that the property affected by the application is in the
exclusive ownership of the applicant, or that the applicant has submitted the application with
the consent of all owners of the affected property;
❑ Adjacent Property Owners list (see handout #P2);
❑ Four copies of a site plan showing the location of all existing and proposed structures and
adjacent streets. The site plan must be drawn to scale; a scale of 1 inch to 20 feet is
preferred. One copy of the site plan must be no larger than 11" by 17".
❑ Fee: See Fee Sheet (Type II Permit). Note: Additional fees may apply.
Review Process
An application for a Conditional Use Permit for a guest house is reviewed administratively as a Type
II decision, which includes public notice of the proposal.
Permit Expiration
An approved permit must be acted on by the owner within one year from the date of approval, or the
Conditional Use Permit shall expire and be null and void. The applicant may apply for one, 1-year
extension but must do so prior to the expiration date of the original permit.
Note: This information should not be used as a substitute for City codes and regulations. The
Edmonds Community Development Code (ECDC) may be viewed at
www.edmondswa.gov. The applicant is responsible for ensuring compliance with the
fees and regulations that are applicable at the time of submittal. If you have a specific
question about a certain aspect of your project, please contact the Planning Division at
121 Fifth Avenue North, (425) 771-0220. Please note that other local, state, and/or federal
permits or approvals may be required.
Revised on 119114 P36 - Gues/ !louse Page 1 of I
#P19
OF EDAf
City of Edmonds
Development Information
Conditional Use Permit
A conditional use is a use that is allowed by the Edmonds Community Development Code
(ECDC) in one or more zones, but which requires a special permit because of characteristics
specific to such use. The purpose of this permit is to provide a particular degree of control to
make sure the proposed use is consistent with and compatible to other existing or permissible
uses in the same zone and adjacent zone(s). A Conditional Use Permit allows a potentially
more intensive use to be properly integrated into a neighborhood of uses. This use may only be
suitable under certain conditions.
Depending on the request, a Conditional Use Permit application is either a Type II or Type III-B
decision. You may refer to ECDC 20.01 or consult with the Planning Division in order to
determine which decision type your request is. Whether it is a Type II or Type III-B decision, the
proposal must be found to meet the required criteria of ECDC 20.05.
Criteria: Pursuant to ECDC 20.05, no Conditional Use Permit may be approved unless all of
the following findings can be made:
1. Comprehensive Plan. That the proposed use is consistent with the Comprehensive Plan.
2. Zoning Ordinance. That the proposed use, and its location, is consistent with the
purposes of the Zoning Ordinance and the purposes of the zone district in which the use is
to be located, and that the proposed use will meet all applicable requirements of the
Zoning Ordinance.
3. Not Detrimental. That the use, as approved or conditionally approved, will not be
significantly detrimental to the public health, safety and welfare, or to nearby private
property or improvements unless the use is a public necessity.
4. Transferability. The Hearing Examiner will determine whether the Conditional Use Permit
shall be personal to the present owner of the property or be transferable. A transferable
Conditional Use Permit "runs with the land" and can be transferred to any future property
owner(s) as long as the conditions of the approval are still met. If the Hearing Examiner
decision states the Conditional Use Permit runs with the land, the applicant may be
required to record notice of this in the form of a covenant with the Snohomish County
Auditor. Your application materials should state whether or not you would like for the
Conditional Use Permit to be transferable.
APPLICATION: Your application must include the following:
• Land Use Application Form: Completed and signed by the property owner and applicant.
Criteria Statement: A statement that addresses how the project meets each of the criteria
of ECDC 20.05.010.
• Adjacent Property Owners List: Refer to handout #P2 for instructions on how to compile an
adjacent property owners list.
P19 - Conditional Use Permit Page I of 2
• Supporting Documents: Depending upon the nature of the conditional use proposed, you
may be requested to submit additional information such as a site plan, grading plan,
elevations, photographs, etc.
• Environmental Checklist (if applicable): The requirement for an Environmental Checklist is
only applicable to certain projects. Please contact the Planning Division to determine if an
Environmental Checklist is required for your proposal.
APPLICATION PROCESS:
An application for a Conditional Use Permit is either a Type II or Type III-B decision. Type II
decisions are made administratively, while Type III-B decisions are made by the Hearing
Examiner following a public hearing. The Planning Division will be able to tell you which
decision type your application is and whether or not a hearing will be required.
Public Hearing: If your proposal is a Type III-B decision, once it has been determined that your
application is complete and no additional information will be needed for completion of a staff
report, your project will be assigned a date for a Public Hearing with the Hearing Examiner.
Hearing Examiner meetings are typically held at 3:00 pm on the second and fourth Thursdays of
each month in the Council Chambers, Public Safety Complex, 250 51h Ave. N., Edmonds, and
are open to the public. You or your representative must appear at the hearing so the Hearing
Examiner can ask questions concerning your application. Should you or your representative be
unable to attend the meeting, or if you wish to withdraw your application, please notify the
Planning Division in writing at least four days before the meeting.
Final Action: Type II decisions are made by staff, while Type III-B decisions are made by the
Hearing Examiner. For Type III-B decisions, the Hearing Examiner will render a decision within
ten working days following the conclusion of the hearing. The decision on a Conditional Use
Permit will be final unless a written appeal, stating reasons, is filed with the Planning Division
prior to the appeal deadline.
Time Limit: An approved Conditional Use Permit must be acted on by the owner within one
year from the date of approval or the Conditional Use Permit will expire and be null and void.
The applicant may apply for one, 1-year extension but must do so prior to the original expiration
date of the permit.
Note: This information should not be used as a substitute for City codes and
regulations. The Edmonds Community Development Code (ECDC) may be viewed
at www.edmondswa.gov. The applicant is responsible for ensuring compliance
with the fees and regulations that are applicable at the time of submittal. If you
have a specific question about a certain aspect of your project, please contact the
Planning Division at 121 Fifth Avenue North, (425) 771-0220. Please note that
other local, state, and/or federal permits or approvals may be required.
P19 - Conditional Use Permit Page 2 of 2