PRE-12-0004 (1139 Sierra Pl).pdf4 OF EDMo
CITY OF EDMONDS
121 5'h Avenue North • Edmonds, WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT: PLANNING DIVISION
hoc. 189�
Pre -Application Meeting
Meeting Date:
February 9, 2012 at 3:00 m
Review By:
Jeri Machu a, Planning Division
Site Address:
1139 Sierra Place
Zone:
Single -Family Residential (RS-12)
Project Description:
Proposal for a new single-family residence.
Zoning
The current zoning of the subject property is Single -Family Residential, RS-12. Properties within the RS-
12 zone are subject to the requirements of Edmonds Community Development Code (ECDC) Chapter
16.20.
Proposed Use
The proposal is for a new single-family residence, which is an allowed use within the RS-12 zone.
Development Standards
Setbacks: Per ECDC 16.20.030, the RS-12 zone requires the following property line setbacks:
Street setback = 25 feet
Side setbacks = 10 feet
Rear setback = 25 feet
It was noted on the project plans that a 15-foot street setback is proposed. Any requests for
exceptions to the minimum required setbacks of the RS-12 zone require a variance. The city's
variance procedures and requirements are contained within ECDC 20.85. The -decision on a
variance application is made by the Hearing Examiner following a public hearing. In order for the
Hearing Examiner to approve a variance request, the applicant must show that all of the required
findings of ECDC 20.85.010 can be made. The base fee for submittal of a variance application is
currently $1,340. Additional fees will be charged,including a sign posting fee (currently $185) and
city surcharge (currently $15).
Height: The maximum allowed height of structures within the RS-12 zone is 25 feet. Refer to ECDC
21.40.030 for the definition of height and explanation of how it, is calculated. It should be noted that the
maximum allowed height of retaining walls or rockeries within the minimum required setbacks is three
feet in height over original grade. Any request for exception of the maximum allowed height of the
residence or of the retaining walls/rockeries would require an application for a variance.
Lot Coverage: The maximum allowed lot coverage within the RS-12 zone is 35 percent of the net lot
area.
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Parking Requirements
A minimum of two on -site parking spaces are required for a single-family residence pursuant to ECDC
17.50.020.A.1.
Environmental Regulations
Critical Area Determination: A critical areas determination was issued for the subject site in 1993 under
the site's previous address of 1142 Sierra Place (File No. CRA19930057). As confirmed in the study by
Wetland Resources, Inc. dated September 21, 2011, the site contains a wetland and stream. Additionally,
the site contains a mapped Fish and Wildlife Habitat Conservation Area, and it appears that the site
contains and/or is adjacent to slopes steep enough to be considered both an Erosion Hazard Area and a
Landslide Hazard Area. It should be noted that the city's critical areas regulations went through a major
update in 2005, following the issuance of the critical areas determination for the site. As such, the subject
proposal will need to comply with all of the applicable regulations of the city's current critical areas code
found in ECDC 23.40 through 23.90.
SEPA Review: SEPA review may be required for the subject application due to the proposal to direct
stormwater into the stream. If SEPA review is required, a completed environmental checklist, adjacent
property owner's list, and $485 fee must be submitted.
Critical Areas Variance: A critical areas variance will be required for the subject proposal pursuant to
ECDC 23.40.210. It should be noted that approval of a variance request is not guaranteed, and it is the
applicant's responsibility to show to the hearing examiner that all applicable code requirements are met
with the proposal. It is recommended that if you will be submitting an application for a reduction in the
minimum required street setback (discussed above), that you submit both of these variance applications
together for consolidated review since the two applications are interrelated. The base fee for a critical
areas variance application is currently $1,325 plus peer review fees when applicable. In addition to this
base fee, a sign posting fee (currently $185) and city surcharge ($15) will also be applicable. If you will
be submitting a consolidated application for both a street setback variance and a critical areas variance,
the base fees for each of these applications will be applicable, however, the sign posting fee and city
surcharge will only be charged once. In the application submittal, you will need to include a Land Use
Application form, project plans, critical areas reports, cover letter addressing compliance with all
applicable review criteria (ECDC 20.85.010 and ECDC 23.40.210), and a mitigation plan map.
Additional information may be determined necessary upon staff s review of the application materials.
Comprehensive Plan
The Comprehensive Plan designation for the site is "Single Family — Resource." Refer to Comprehensive
Plan for additional information on the goals and policies applicable to this designation.
Changes to the Edmonds Community Development Code
The City is currently in the process of updating portions of the Edmonds Community Development Code.
Please note that the comments and fees provided above and during the pre -application meeting are based
on current code requirements. The applicant is responsible for ensuring compliance with the codes and
fees that are applicable at the time of submittal.
Required Permits and Approvals from Other Jurisdictions
It should be noted that the applicant is responsible for obtaining all required permits and approvals from . .
any applicable federal, state, or local jurisdictions.
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Code References
All Edmonds Community Development Code (ECDC) references made in these comments can be viewed
via the "City Codes and Ordinances" link on the City's website at www.edmondswa.gov.
Attachments /Enclosures
• Excerpt of ECDC 23.40.210
• Summary of Residential Site Development Standards (#P77a)
Critical Areas Consultant Roster
• Land Use Application Form
• #86 — Variance Handout
• #P2 — Instructions on How to Compile an Adjacent Property Owner List
® #P71— SEPA Environmental Checklist
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