PLN20170004 Revised Request for Additional Information.pdfCITY OF EDMONDS
121 Sch Avenue North, Edmonds WA 98020
Phone: 42S.771.0220 • Fax: 42S.771.0221 • Web: www.edmondswa
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
fhC. 10"
March 17, 2017
James and Julie Rose
Email: jamesnrosekgmail.com
SUBJECT: REVISED REQUEST FOR ADDITIONAL INFORMATION FOR PROPOSED
ACCESSORY DWELLING UNIT LOCATED AT 7219 LAKE BALLINGER WAY
FILE NO. PLN20170004
Dear Mr. and Mrs. Rose:
After sending you a request for additional information for your land use application for an Accessory
Dwelling Unit (ADU) located at 7219 Lake Ballinger Way on March 10, 2017, the Engineering Division
has provided a memorandum requesting further information/clarification related to the parking provided
on the subject property. As such, please refer to this revised request for additional information, which
includes the information/clarification requested in my March 10`s letter plus the additional
information/clarification requested by the Engineering Division. Please provide responses to the
following items at your earliest convenience so that staff s 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.
6. New Item: Please respond to the enclosed memorandum dated March 13, 2017 from the
Engineering Division. If you have any questions on the comments in this memorandum, please
contact Jeanie McConnell, Engineering Program Manager at (425) 771-0220 or
Jeanie.McConnellkedmondswa.gov.
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
I5, 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
Enclosure: Memorandum from Jeanie McConnell dated March 13, 2017
Cc: File No. PLN20170004
Page 2 of 2
Date:
To:
From:
Subject:
MEMORANDUM
March 13, 2017
Jen Machuga, Associate Planner
Jeanie McConnell, Engineering Program Manager
PLN20170004 — Conditional Use - ADU
Rose — 7219 Lake Ballinger Way
The comments provided below are based upon review of the application and documents
submitted for an accessory dwelling unit at 7219 Lake Ballinger Way. Additional
information is requested from the applicant at this time. Please ask the applicant to respond to
the following.
PARKING
The application states a total of 5 parking spaces will be provided on the site. The site plan
submitted indicates a total of 4 parking stalls will be provided. Please respond to the
following with regards to parking:
1. Dimension parking areas to confirm minimum parking stall dimensions can be met —
8 1/z ft in width by 16 1/z feet in length.
2. Where parking is provided, an on -site turnaround must be present. Vehicles will not
be permitted to back out onto Lake Ballinger Way.
3. Clearly show pavement areas on the site plan (both existing and proposed).
STORMWATER
Stormwater management will be required consistent with Edmonds Community Development
Code Chapter 18.30 and the 2014 DOE Stormwater Manual. In general, if the proposed
project creates over 2000 square feet of impervious surface area, stormwater management will
need to be addressed. This would occur at the building permit phase of the project, but the
plans for the ADU should clearly identify existing and proposed impervious surface areas.
Thank you.
City of Edmonds