PLN20170004 Request for Additional Information.pdfCITY OF EDMONDS
121 S`h Avenue North, Edmonds WA 98020
Phone: 42S.771.0220 • Fax: 42S.771.0221 • Web: www.edmondswa
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
fhC. 10"
March 10, 2017
James and Julie Rose
Email: jamesnrosekgmail.com
SUBJECT: REQUEST FOR ADDITIONAL INFORMATION FOR PROPOSED
ACCESSORY DWELLING UNIT LOCATED AT 7219 LAKE BALLINGER WAY
FILE NO. PLN20170004
Dear Mr. and Mrs. Rose:
Your land use application for an Accessory Dwelling Unit (ADU) located at 7219 Lake Ballinger Way
became procedurally complete pursuant to Edmonds Community Development Code (ECDC) Section
20.02.002 on February 7, 2017. During staff s continued review of your application, however, it was
determined that additional information/clarification is necessary. Please provide responses to the
following items at your earliest convenience so that staffs review of the proposal can continue:
1. Please respond to the following comments related to critical areas:
a. A critical areas checklist was completed in 1999 for your property. As part of the City's
recent update to our critical areas regulations, critical area determinations are now only valid
for five years. Therefore, a new critical areas checklist will need to be submitted for your
proposal. Please submit a completed critical areas checklist and associated $50 fee.
b. Due to the location of a wetland on and/or adjacent to your property, your proposal is subject
to the applicable critical areas code requirements of ECDC Chapters 23.40 and 23.50. In
order to determine the feasibility of the proposal, a qualified professional (i.e. biologist) will
need to visit your property and prepare a report addressing the applicable requirements of
ECDC Chapters 23.40 and 23.50. As part of the qualified professional's assessment, they
will need to delineate the wetland on/adjacent to your property and determine its category and
required buffer. All proposed improvements will need to be outside of any required buffers
and/or a mitigation plan consistent with the above referenced critical areas requirements will
need to be provided. If your biologist determines that the project is located within an
interrupted buffer due to the location of the existing driveway and/or other improvements,
then they will need to adequately document such pursuant to ECDC 23.40.220.C.
c. If it is determined during the critical areas reconnaissance that any other critical areas or
buffers exist on and/or adjacent to your property, then additional critical areas study may be
necessary for your proposal.
2. Several of the dimensions and labels on your site plan are difficult to read due to the size of the
lettering. Please either provide a large -format site plan or enlarge all dimensions and labels so
that they are legible on the site plan.
3. Your cover letter indicates that the proposed ADU is 835 square feet when including the width of
the walls in the calculation, but that measuring the size of the ADU to the interior walls is 45
square feet less. With new construction, the maximum allowed size of an ADU is limited to 800
square feet of livable area. Thus, you can exclude the wall width from the area of the ADU, but
this area must be below 800 square feet. Please confirm that the proposed ADU will be
consistent with this requirement.
4. Your cover letter addresses the fact that the front door to the ADU is proposed to be on the street
side of the addition and that a fence will help to screen this entry from street view. Are you
proposing a break in the fence for a walkway connecting the front door of the ADU to the street,
or will there be a walkway from the driveway around the southern side of the addition? Please
provide additional information on the proposed access to the ADU.
A portion of your property lies within the Flood Hazard Area adjacent to Lake Ballinger. Please
note that the Building Division may require a professional survey to determine whether or not the
project is within the Flood Hazard Area. Such survey is not being required at this time, but you
may wish to obtain the survey at this time in order to ensure project feasibility. The Building
Division will determine whether the survey is required (as well as any additional information) at
the time of their review of the associated building permit application. Any questions related to
the Flood Hazard Area may be directed to the Building Division at (425) 771-0220.
Please submit the above information to the Planning Division as soon as possible so that staff may
continue processing your application. Please keep in mind that a complete response to this information
request must be received within 90 days or the application will lapse for lack of information (ECDC
20.02.003.D). Thus, your application will expire if the requested information is not received by June 8,
2017.
If you have any questions, feel free to contact me at Jen.Machugagedmondswa.gov or (425) 771-0220.
Sincerely,
Development Services Department - Planning Division
Jen Mach uga
Associate Planner
Cc: File No. PLN20170004
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