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PRE20140005 (8506-8510 240th St. SW).pdfp ED,y 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 fIle. 1990 DEVELOPMENT SERVICES DEPARTMENT: PLANNING DIVISION Pre Application Meeting Meeting Date: January 30, 2014 at 1:30pm Review By: Jeri Machuga, Associate Planner (425) 771-0220, Jen.Machu a edmondswa. ov Site Address: 8506 & 8510 — 240`h St. SW Zone: Multiple -Family Residential (RM-2.4) Project Description: Proposal to demolish two existing single-family homes and construct a multi- family development with a total of five dwelling units in three buildings. Zoning The current zoning of the subject property is Multiple -Family Residential, RM-2.4. Properties within the RM-2.4 zone are subject to the requirements of Edmonds Community Development Code (ECDC) Chapter 16.30. Proposed Use The proposal is for a multi -family residential development, which is an allowed primary use within the RM-2.4 zone. Lot Combination The subject site contains two separate parcels. Since the parcels are being developed together as one project, a lot combination will be required to eliminate the line between these two parcels. Refer to the Lot Line Adjustment handout for additional information. The fee for a lot line adjustment application is $855 plus a $25 City surcharge. This application may be submitted separately from the associated design review and building permit applications, but the process must be completed prior to building permit issuance. Since the lot line adjustment process can take approximately 3 to 4 months, it is suggested that you submit the lot line adjustment application early on in the process. You may contact a Planner for additional information on completing the lot line adjustment/combination process. Development ,'Wandards Site development standards applicable to the RM-2.4 zone can be found in ECDC Chapter 16.30. Density: Per ECDC 16.30.030, the RM-2.4 zone requires a minimum lot area of 2,400 square feet per dwelling unit. Therefore, in order to be permitted to have a total of five residential units, the project site must include a minimum of 12,000 square feet (5 x 2,400 sq. ft.). The pre -application materials indicate a total site area of 14,674 square feet, so the site exceeds the area needed for five residential units within the RM-2.4 zone. Page 1 of 4 Setbacks: Per ECDC 16.30.030, the RM-2.4 zone requires the following property line setbacks applicable to the subject site: Street setbacks 15 feet (from the northern property line adjacent to 240t' St. SW and from the southwestern property line adjacent to Edmonds Way) Side setbacks = 10 feet (from all other property lines) It appears that the proposed buildings will comply with these setback requirements; however, please note that all rockeries and retaining walls must also comply with setback requirements if the rockeries/walls exceed three feet in height as measured over original grade. It appears that the western wall might exceed three feet in height over original grade at the western end of the wall, which will need to be revised since this wall is located within the minimum required setback area. Height: The maximum allowed height of structures within the RM-2.4 zone is 25 feet. Per ECDC 16.30.030.A, the roof only may extend five feet above the stated 25-foot height limit if all portions of the roof above the stated height limit have a slope of 4 inches in 12 inches or greater. Height calculations will need to be provided on the building permit plans in order for staff to confirm compliance with the height requirements of the RM-2.4 zone. Refer to ECDC 21.40.030 for the definition of height and explanation of how it is calculated. Lot Coverage: The maximum allowed lot coverage for properties within the RM-2.4 zone is 45%. Parking Requirements The minimum on -site parking requirement for multi -family projects is based on the number of bedrooms within each dwelling unit pursuant to ECDC 17.50.020.A.I as follows: Type of multiple dwelling unit Required parking spaces per dwelling unit Studio 1.2 1 bedroom 1.5 2 bedrooms 1.8 3 or ;;;; ooms 2.0 Environmental Regulations Critical Area Determination: Critical areas determinations have not been made for either 8506 or 8510 240'h St. SW. Thus, a critical areas checklist and associated review fee ($155) must be submitted in order for staff to conduct a critical areas determination for the site. This must be completed prior to or concurrently with the associated design review application. If it is found that the site contains and/or is adjacent to any critical areas as defined in ECDC 23.40 through 23.90, a critical areas study may be required during permit review in order to determine compliance with all applicable critical areas regulations. SEPA Review: Review under the State Environmental Policy Act (SEPA) is required because the project includes over four residential units. SEPA review will be conducted concurrently with the design review application. For SEPA review, a completed environmental checklist, adjacent property owner's list, and $610 fee must be submitted. It should be noted that although you submitted an environmental checklist Page 2 of 4 with your pre -application materials, the checklist has not been thoroughly reviewed and SEPA review has not been initiated. SEPA review will begin at the time of a complete design review application. Design Review The proposed project is subject to General Design Review consistent with ECDC Chapters 20.10 and 20.11. Given the size of the project, review under the State Environmental Policy Act (SEPA) is required, which makes the design review process a Type III-B decision made by the Architectural Design Board (ADB) following a public hearing. Typically, Type III-B design review applications that require a decision by the ADB take approximately 3 to 4 month to process. It is highly recommended that the design review process be completed prior to submittal for the associated building permit application(s) so that any changes that must be made to the building design in order to comply with applicable design regulations do not result in the need to update detailed architectural drawings. The fee for "General" design review before the ADB (a Type III-B decision) is $1,637 plus a $25 city surcharge. Additionally, as discussed above, SEPA review will be conducted concurrently with the design review application, so the $610 SEPA review fee will be collected at the time of submittal for the design review application. The findings regarding design review that must be made are found in ECDC 20.11.020. 20.11.020 Findings. The board shall make the following findings before approving the proposed development: A. Criteria and Comprehensive Plan. The proposal is consistent with the criteria listed in ECDC 20.11.030 in accordance with the techniques and objectives contained in the urban design chapter of the community culture and urban design element of the comprehensive plan. The city has the obligation to provide specific direction and guidance to applicants. The urban design chapter has been adopted to fulfill the city's obligations under Washington State case law. The urban design chapter shall be used to determine if an application meets the general criteria set forth in this chapter. In the event of ambiguity or conflict, the specific provisions of the urban design chapter shall control. B. Zoning Ordinance. The proposal meets the bulk and use requirements of the zoning ordinance, or a variance or modification has been approved under the terms of this code for any duration. The finding of the staff that a proposal meets the bulk and use requirements of the zoning ordinance shall be given substantial deference and may be overcome only by clear and convincing evidence. The criteria within ECDC 20.11.030 and the Community Culture and Urban Design Element of the Comprehensive Plan are available on the City's website, www.edmondswa.gov. The application for design review should address all the criteria listed in ECDC 20.11.030 as well as the applicable criteria within the Comprehensive Plan. No information on the design of the addition was provided, so staff cannot provide any preliminary comments on the design aspects of the proposal Comprehensive Plan The Comprehensive Plan designation for the site is "Edmonds Way Corridor." Refer to the general urban design objectives contained within pages 92 through 100 of the Comprehensive Plan for additional information on design objectives applicable to the project. Page 3 of 4 Landscaping Requirements Refer to ECDC Chapter 20.13 for landscaping types and requirements. Additionally, the City's street tree plan provides additional information related to street tree requirements. While pursuant to ECDC 20.13.000 the ADB may interpret and modify the landscaping requirements, any proposed landscaping should generally be consistent with the intent of the City's landscaping requirements. Signage Refer to ECDC 20.60 for the city's sign code requirements. 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. 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 • Summary of Commercial Site Development Standards (4P77a) • Critical Areas Checklist (41`20) • Land Use Application Form • Lot Line Adjustment (4P47) • Design Review (#P9) • Instructions on How to Compile an Adjacent Property Owner List (#P2) Page 4 of 4