PLN20140072-73_Complete_moreinfor_20140113.pdfCITY OF EDMONDS
121 5"' Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
1111c. l g9v
January 13, 2015
Jeff Oaklief
2124 - P Avenue
Suite 200
Seattle, WA 98121
Subject: Letter of Completeness and Request for Additional Information
Salish Crossing Retail Pavilion Condition Use and Design Review
File Numbers PLN20140072 and PLN20140073
Mr. Oaklief,
On behalf of the City of Edmonds Planning Division, I have reviewed the applications for a
conditional use permit (PLN20140072) and design review (PLN20140073) for completeness
pursuant to Edmonds Community Development Code (ECDC) 20.02.002. The City has
determined that the application meets the procedural submission requirements and therefore is
complete. Please accept this letter as the City's notice to applicant of determination of
completeness pursuant to ECDC 20.02.003. While the application is procedurally complete,
additional information and clarifications are needed for continued review of the application.
Please respond to the following so review of this application can proceed:
1. Landscape Plan: Please submit a landscape plan for the proposed landscaping associated
with the project. Review of landscaping is part of the design review process.
2. Height Calculations: Please provide height calculations consistent with ECDC
21.40.030. See the enclosed Handout B41 for more information regarding height
calculations.
3. Garbage Enclosure: No garbage enclosure was identified on the site plan for the
proposed project. Please indicate how garbage will be handled and, if a garbage
enclosure is required, indicate its location and screening on the plans.
4. Additional Door: It was noticed that there is only one exit shown from the first floor
seating area of the pavilion and the building official noted that it is likely there will be
two exits required due to the size and use of the space. For design review, please show
the additional door on the plans and renderings or consult with the building official
regarding whether the additional door is required.
5. Geotechnical Report: Please note that the subject site is located within an identified
liquefaction hazard area. While not required at this time, a geotechnical report
addressing the requirements of ECDC 23.80.050.H will be required with the building
permit.
6. Engineering Division Comments: Please respond to the following comments from the
Engineering Division.
a. Provide a traffic study consistent with the requirements of Edmonds Community
Development Code (ECDC) Chapter 18.82. The study shall include analysis and
determination of the required drive -through lane queue length.
b. Traffic flow, drive -through lanes, and parking configuration in the vicinity of the
proposed pavilion building all need to be addressed. Please pay particular attention
to:
i. Required queuing for the drive -through lane - parking stalls shall not be blocked.
ii. Parking adjacent to a 12-foot wide one-way drive aisle shall be angled to allow
for proper vehicle maneuverability. In addition, the parking stalls on the north
side of the parking lot are angled against the flow of traffic.
c. Provide preliminary impervious surface area calculations and stormwater site plan to
indicate preliminary compliance with ECDC Chapter 18.30.
According to ECDC 20.02.003.1), the above requested information must be submitted within 90
days (or by April 13, 2015) or the application will expire.
Since the application has been determined to be complete, a notice of application will be posted
on the subject property and mailed to adjacent property owners within the next two weeks
consistent with ECDC 20.03.002. Once the above comments have been addressed we will work
on scheduling a public hearing before the Hearing Examiner.
If you have any questions of me, please contact me at 425-771-0220 or via email at
kernen.l iengedmondswa. gov.
rrely,
-
n Lien
Senior Planner
city of edmonds
development information
Height Calculation Information
PROCEDURE: Height must be calculated prior to any on -site grading or alteration of topography. It
is understood that in rare occasions vegetation may have to be removed in order to gain access to grade.
On formal subdivisions of property, a topography map is usually included in the recorded documents
on file with Snohomish County or City of Edmonds. It is highly recommended that applicants utilize
these maps for determination of height.
To determine the maximum height permitted on a site, stake out the smallest rectangle (within the
boundaries of the site) that encompasses all four corners of the proposed building outline/building
pad at original, undisturbed soil.
2. Projections such as bay windows must be included within this rectangle.
Exemptions: Chimneys and eaves projecting no more than 30 inches from the exterior wall of
the building and uncovered decks.
3. Select a datum point to establish a starting mark to compute grade elevations at the designated
four corners. The datum point must be a permanent point of reference. Use the top of a manhole
cover, fire hydrant, or street monument. Reference the datum point elevation at +100. On the
site plan describe the datum point and show its location and elevation.
4. Calculate the difference in elevation from the datum point to each corner of the rectangle (above
or below the starting elevation of +100) at original, undisturbed soil. Next, add the four corner
elevations together and divide by a factor of 4 to determine the average grade of the building pad.
On the site plan show the elevations of the four corners and show the calculations of average
grade.
5. Take the average grade number and add the maximum allowable height per the specified zoning
district. This elevation is the maximum height allowed for the proposed location of the building.
In the attached example, the single family average grade is +102.5, add +25 feet, for a maximum
height of +127.5. As shown on the plot plan the actual height of the building is +125. Be sure
the average grade, maximum allowed height and actual height are noted on the plot plan and
elevation view.
6. As in the example on the submitted plot plan show all height calculations, the elevation of each
corner, the datum point, the average grade, the maximum height allowed and the actual height of
the building, and on one of the elevation views within the architectural plans, show the average
grade, the maximum height allowed, and the actual height of the building.
Revised 9/2010
7. Height field verification shall be done by the applicant's agent/contractor and `observed' by the
building inspector. The agent/contractor shall set up the equipment; establish the datum point
and the point of average grade. These items must be consistent with the approved plan.
If the proposed height of a building (as shown on the plans) is within 12 inches of the maximum
height permitted for the zone an elevation survey is required. An elevation survey consists of
three components, to be conducted by a licensed surveyor.
• Prior to construction the surveyor shall establish average grade as specified in ECDC
21.40.030, and shall establish a reference datum point that will be undisturbed and can be
freely accessed.
• The surveyor shall locate the elevation of the first floor prior to the City under -floor
inspection,
• A final letter of height confirmation shall be provided upon completion of the structure.
Revised 9/2010
0
Property Owner Name
Property Address SAMPLE PLOT PLAN
Tax Account Parcel #
Scale: 1"=20' '-108 +cos
IMPERVIOUS SURFACE CALCS (SOLID SURFACES) -i 1 06
Exist. Building Roof Outline: 2200 sf. (constr. in 1962)
Existing Covered Porch: 75 sf. (constructed in 1962) +I 4 '
Existing Driveway: 610 sf. (constructed in 1987) +1 2 /
Existing Patio: 200 sf. (constructed in 1985) {
Proposed Addition: 440 sf.
Proposed Garage: 500 sf. 4
Proposed Deck: 90 sf.
i
HEIGHT CALCS
A = +99'
B = +107'
C = +100'
D =+105'
AVE GRADE = 302.75'
ACTUAL = 123'
MAXIMUM=127.75'
+99 k
P 4
I-0 B
• �6/ +99'i :+107 -
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LOT COVERAGE:
3515 SQ.FT. (26%)
LOT AREA:
13,527 SQ.FT.
LOT SLOPE: 13 %
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Revised 6/2009
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Revised 6/2009
SOUTH ELEVATION
ATTACHMENT E