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Planning Review Comments #1 BLD20171086.docx.pdfCITY OF EDMONDS PLAN REVIEW COMMENTS PLANNING DIVISION 425.771.0220 DATE: August 25, 2017 TO: David Eaks David22234kaol.com FROM: Michele Q. Szafran, Planner michele. szafrangedmondswa. gov RE: Plan Check BLD20171086 15524 72"d Ave. W. Single Family Residential Deck Replacement 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 review may continue: Zoning: The subject property is zoned RS-12 along the southern portion where the house is sited and the northern portion of the property is zoned RS-20. For the purpose of determining the required setback, the RS-12 standards apply for the proposed deck as it is within the RS-12 portion of the lot. The lot is also deemed a flag lot so the setback requirement will be all sides per the RS-12 designation at the location of the existing house site, which is 10 feet from all property boundaries or access easements. The deck as shown on the site plan does not meet the required setback of 10 feet from the west property boundary. Please provide evidence that the deck is an existing deck. If evidence can't be provided for the deck then the deck will be required to meet the required setbacks. If the deck is under 30 inches in height then it may project into the required setback not more than one-third of the required setback or 4 feet whichever is less. For this site a proposed deck would be permitted to project not more than 3.3 feet into the required 10 foot setback if the deck is less than 30 inches in height. (See attached Residential Site Development Standards) 2. Site Plan: It is difficult to tell what is being proposed on the plans submitted for the building permit application as the site plan does not appear to show if the deck is all one level or two levels. Please update the site plan to clearly show the deck height. Critical areas determination: A critical areas determination was completed by staff on August 22, 2017 which identified that a critical areas study may be required (see attached letter). The property is within a Geologically Hazardous Area for erosion and landslide hazards. The proximity of the proposed project area lies within 50 feet of a steep slope and thus will require a geotechnical report. The geotechnical report shall address ECDC 23.80.060 and ECDC 23.80.070. Please provide a geotechnical report with the building permit for review. 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. #P77a City of Edmonds �� 0 1 Development Information Summary of Residential Site Development Standards SINGLE FAMILY RESIDENTIAL Minimum Minimum Minimum Minimum Maximum Minimum Lot Area Maximum Minimum Street Side Rear Maximum Lot # Parking Zone (Sq. Ft.) Density Lot Width Setback Setback Setback' Height 2 Coverage Spaces RS-20 20,000 2.2 100, 25' 35710' 3 25' 1 25' 2 35% 2 RS-12 12,000 3.7 80' 25' 10, 25' ' 25' 2 35% 2 RSW-12 12,000 3.7 15' 10, 35' 1 25' 2 35% 2 RS-10 10,000 4.4 75' 25' 10, 20' ' 25' 2 35% 2 RS-8 8,000 5.5 70' 25' 7-1/2' 15' 1 25' 2 35% 2 RS-6 6,000 7.3 60' 20' 5' 15' 1 25' 2 35% 2 RS-MP s 12,000 s 3.7 s 80' s 25, s 10' s 25' � s 25' 2 35% 1 2 The rear setback may be reduced to a minimum of 5 feet for detached accessory buildings covering less than 600 square feet of the site. Does not apply to corner lots. 2 Height of detached accessory buildings shall be limited to 15 feet. 3 35 feet total of both sides; 10 feet minimum on either side. 4 Lots must have frontage on the ordinary high water line and a public street or access easement approved by the Hearing Examiner. 5 "MP" signifies "Master Plan." The standards in the table (above) show the standards applicable to development without an approved master plan. Properties in this zone may be developed at a higher urban density lot pattern equivalent to RS-8 with an adopted master plan (see ECDC 16.20.045). Site development exceptions: (See 16.20.040 for more complete discussion) Average Front Setback. If a block has residential buildings on more than one-half of the lots on the same side of the block, the owner of a lot on that block may use the average of all the setbacks of the existing residential buildings on the same side of the street as the minimum required front setback for the lot. Detached structures such as garages; carports; and uncovered porches, decks, steps and patios less than 30 inches in height, and other uncovered structures less than 30 inches in height shall not be included in the "average front setback" determination. See ECDC 16.20.040.A for additional requirements. • Eaves and Chimneys. Eaves and chimneys may project into a required setback not more than 30 inches. • Porches and Decks. Uncovered and unenclosed porches, steps, patios, and decks may project into a required setback not more than one-third of the required setback, or four feet, whichever is less; provided, that they are no more than 30 inches above ground level at any point. • Corner Lots. Corner lots have no rear setback; all setbacks other than the street setbacks shall be side setbacks. • Docks, Piers, Floats — see discussion in ECDC 16.20.040.E Revised on 9130111 P77a - Site Development Standards - Residential Page I of 2 MULTIPLE FAMILY RESIDENTIAL Minimum Lot Area Per Minimum Minimum Minimum Maximum Minimum Dwelling Unit4 Street Side Rear Maximum Lot # Parking Zone (Sq. Ft.) Setback 2 Setback 2 Setback 2 Height',5 Coverage Spaces RM-1.5 1,500 152 10, 2 15' 2 25' 1,5 45% Footnote 3 RM-EW 1,500 15' 2 10, 2 15' 2 25' 5 6 7 45% Footnote 3 RM-2.4 2,400 15' 2 10, 2 15' 2 25'1,5 45% Footnote 3 RM-3 1 3,000 1 15' z 15' z 15' z 25'1,51 45% 1 Footnote 3 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 4" in 12" or greater. RS-6 setbacks may be used for single-family residences on lots of 10,000 square feet or less in all RM zones. Multiple Residential Parking Requirements are according to the following table. Parking may not be located in required street setback. Type of Multiple Dwelling Unit Required Parking Spaces per Dwelling Unit Studio 1.2 1 Bedroom 1.5 2 Bedrooms 1.8 3+ Bedrooms 2.0 4 See definition of townhouse. Maximum height for accessory structures is 15 feet. 6 The maximum base height of any building fronting on Edmonds Way may be increased to 30 feet if the following apply to the site and proposed development: (a) At least 50% of the parking for the subject building shall be enclosed inside a building or buildings; (b) The subject property is at least 5 feet lower at its lowest elevation than any adjacent residentially (R) zoned property measured at its lowest elevation; and (c) The proposed development integrates low impact development techniques where reasonably feasible. For the purposes of this section, low impact development techniques shall include, but shall not be limited to, the following: the use of bioswales, green roofs, and grasscrete. "Reasonably feasible" shall be determined based upon the physical characteristics of the property and its suitability for the technique; cost alone shall not make the use of the impact development unreasonable or unfeasible. 7 In addition to any height bonus under note 6, the building may extend up to an additional 5 ft. if all portions of the roof above the height limit (after adding the height bonus under Note 6) provide a minimum 15% slope or pitch. Site development exceptions: (See 16.30.040 for more complete discussion) • Housing for the Elderly. Housing projects for the elderly are eligible for special parking and density provisions. See ECDC 20.25. • Satellite television antennas are regulated in ECDC 16.20.050. • Setback Encroachments. (1) Eaves and chimneys may project into a required setback not more than 30 inches. (2) Except as authorized by subsection (3) below, uncovered and unenclosed porches, steps, patios, and decks may project into a required setback not more than one-third of the required setback, or four feet, whichever is less; provided that they are no more than 30 inches above the ground level at any point. (3) In the RM-Edmonds Way zone, uncovered and unenclosed porches, steps, patios, and decks may occupy up to one-half of the required street setback area along Edmonds Way; provided that these structures or uses are located no more than 20 feet above the ground level at any point. • Corner Lots. Corner lots shall have no rear setback; all setbacks other than street setbacks shall be side setbacks. • Additional Notes: No parking spaces may be located within the street setback. In addition to the landscaping requirements set forth in ECDC 20.13, any development in the RM - EW zone has additional landscaping requirements — see ECDC 20.30.030.D. 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 9130111 P77o - Site Development Standards - Residential Page 2 ol'2 CITY OF EDMONDS 121 51h Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT a PLANNING DIVISION "'I c . 189" Critical Area Determination (CRA20170130) Based on a review and inspection of the subject site, staff has determined that one or more critical areas are located on or near the site. Critical areas are ecologically sensitive or hazardous areas that are protected in order to maintain their functions and values. Site Location 15524 72nd Ave. W. Tax Account Number 00500900000303 Property Owner David Eaks Applicant Same as owner Critical Area(s) Present ❑ Wetlands (ECDC 23.50) ❑ Frequently Flooded Areas (ECDC 23.70) © Geologically Hazardous Areas (ECDC 23.80) ® Erosion Hazard Areas ® Landslide Hazard Areas ❑ Seismic Hazard Areas ❑ Fish & Wildlife Habitat Conservation Areas (ECDC 23.90) ❑ Streams Site Description The subject property is located on the north side of a private access easement and west of 72nd Ave. W. The soils on the majority of the site are identified as Alderwood urban land complex 2- 8% slopes, and a small northern portion of the property is Alderwood-Everett gravelly sandy loam, 25-70% slopes according to the Snohomish County soils survey. The subject property is approximately 18,386 square feet. The lot is relatively flat at the southernmost portion of the lot and begins to drop off steeply as you move north along the rear portion of the existing house. From the rear portion of the existing house the site slopes in a northerly direction towards Lund's Gulch Creek at a 40% or greater slope according to the City's LiDAR information. Given the steep slopes on and adjacent to the property, the site contains potential erosion and landslide hazards. What does this mean? The critical area regulations are only triggered when an alteration is proposed to a critical area or its buffer. However, once an alteration in or near critical area is proposed, critical area studies and City review and approval may be required. What is an `Alteration'? According to Section 23.40.005 of the Edmonds Community Development Code (ECDC): "Alteration" means any human -induced action which changes the existing conditions of a critical area or its buffer. Alterations include, but are not limited to: grading, filling; dredging; draining; channelizing; cutting, pruning, limbing or topping, clearing, relocating or removing vegetation; applying herbicides or pesticides or any hazardous or toxic substance; discharging pollutants; paving, construction, application of gravel; modifying for surface water management purposes; or any other human activity that changes the existing landforms, vegetation, hydrology, wildlife or wildlife habitat value of critical areas. Michele Q. Szafran, Planner "2n4�6 �4 August 22, 2017 Name, Title Signature Date Cited sections of the Edmonds Community Development Code (ECDC) can be found at h ttp://www. codepublishing. com/WA/Edmonds Environmentally Critical Areas General Provisions (ECDC 23.40) Wetlands (ECDC 23.50) Frequently Flooded Areas (ECDC 23.70) Geologically Hazardous Areas (ECDC 23.80) Fish and Wildlife Habitat Conservation Areas (ECDC 23.90) Building permits — Earth Subsidence and Landslide Hazard Areas (ECDC 19.10) City of Edmonds GIs map tool with approximate location of critical areas: http.-Ilmaps.edmondswa.gov Page 12 Critical Area Map C RA20170130 15524 72nd Ave. W. `ne. i g9l FNJ Scale 1 inch = 60 feet