Request for moreinfo_PLN20190055.pdfCITY OF EDMONDS
121 5th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
November 21, 2019
Lee A. Michaelis, Puget Sound Planning
5005 200th St. SW. Suite 101
Lynnwood, WA 98036
Subject: REQUEST FOR ADDITIONAL INFORMATION FOR DESIGN REVIEW
APPLICATION LOCATED AT 8629 238TH ST. SW.
FILE NO. PLN20190055
Dear Mr. Michaelis,
The design review land use application for the proposed 5-unit Sunde Townhomes located at
8629 238th St. SW. became procedurally complete pursuant to Edmonds Community
Development Code (ECDC) Section 20.02.002 on November 12, 2019. 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 may continue:
Planning Division Comments:
1. Height and Elevation:
a. Please correct height inconsistencies on the plans. Elevation plan is not consistent
with site plan height calculations. Additionally please recheck the calculation for the
structures and revise as necessary.
b. Height Calculations: Please expand and revise the height rectangle and calculations
to include all bumpouts as provided for the proposed duplex and triplex.
c. Elevation Views: Update as necessary with any changes to the height calculation as
noted above.
d. Elevation Views: Clearly show the average grade, maximum height and proposed
height for the duplex and the triplex. The 25 maximum height should be clearly noted
and the additionally 5 feet should be clearly noted as permitted for a roof slope of 4"
in 12" or greater.
2. Site Plan:
a. Show all bumpouts on the site plan in the same line weight as the structure and
clearly label the eave line.
3. Setbacks:
a. The bumpout on the proposed duplex must meet required setbacks. Setbacks are
measured to the exterior wall, except eaves, chimneys and bay windows which may
project into a required setback not more than 30 inches.
b. All retaining walls over 3 feet from original grade must meet setbacks.
4. Lot Coverage:
a. Verify the lot coverage information provided, the triplex does not seem correct.
Please update accordingly.
5. Landscaping:
a. Type III Landscaping:
i. Type III landscaping is required along the perimeter of the property. Trees are
required at intervals no greater than 30 feet on center with no more than 50% being
deciduous. Shrubs, a minimum of three and one-half feet in height and living
ground cover should cover the ground within three years of planting. Please ensure
the proposed landscaping is consistent with the Type III landscaping requirements
as detailed in in ECDC 20.13.030.C.
ii. Type III landscaping along the eastern property does not appear to meet the intent
of the landscaping requirements.
iii. Sheet C2.1 shows existing trees to remain off of the eastern property boundary,
which is not consistent with the proposed landscape plan, please revise the plans to
be consistent.
iv. Provide Type III landscaping for the entire property boundary per the recorded LLA
201211205001, see attached.
b. Deviation from landscaping standards:
ECDC 20.13.000 allows the Architectural Design Board to interpret and modify the
landscaping requirements of ECDC 20.13; provided the modification is consistent
with the purposes found in ECDC 20.10.000. If the project proposes modifications
of the landscaping requirements detailed in ECDC 20.13, please identify the
proposed modifications and demonstrate how the proposed modifications are
consistent with ECDC 20.10.000.
6. Rockeries:
a. Sheet C3.1 and sheet A.1 calls out rockeries but sheet A.1 provides a retaining wall
detail, please clearly show what is being proposed.
b. Prohibited types of rockeries are listed in ECDC 18.40.020, please revise rockeries to
retaining walls if prohibited per ECDC.
c. Multiple sheets are inconsistent regarding the location of the proposed
rockeries/retaining walls. Please provide a consistent proposal showing proposed
rockery and make it clear if rockeries or retaining walls are being proposed.
7. Parking:
a. Per ECDC 18.95.030, Tandem parking is prohibited. Please note that tandem or
stacked parking may be utilized for additional parking spaces but not for any required
parking spaces, please keep this in mind as you are addressing comment a above.
Page 2 of 4
b. Parking Stall Dimensions: The minimum parking stall dimensions are 8.5 feet by 16.5
feet. See Figure 18-1 of section ECDC 18.95.030. Please revise the plan so parking
spaces are full width.
c. Per ECDC 18.95.020.A.1. Reduced width parking stalls maybe provided, however
you must first demonstrate that sufficient parking area is available to provide all
required parking spaces at full width dimensions.
8. General Notes:
a. The current site plan does not show or reference the recorded Lot Line Adjustment
(AF#201211205001), see attached. Please verify that new deeds for each of the
parcels has been filed with Snohomish County. The County may not consider the lot
line adjustment to have been completed until this has been done. The plans must
reflect accurate lot lines as provided in a title report. (attach recorded LLA)
b. Provide confirmation that Olympic View water and sewer has been notified of the
proposal.
Public Works — Recycling Coordinator:
A trash enclosure is not required for this project. However, space must be indicated in each
garage for storage of individual waste containers. The minimum footprint shall be 13 square feet.
Please contact Steve Fisher at 425-771-0235 or by email at Steve.Fishernedmondswa.gov with
any specific questions you may have regarding comments.
General Engineering Division Comments: Engineering comments will be provided to you
once they have been received.
Stormwater Engineer Comments:
City Stormwater Engineer, Zachary Richardson. Please contact Zack directly at 425-771-0220 or
by email at Zachary.richardson&edmondswa. _ og_v with any specific questions you may have
regarding his attached comments.
Fire Department Comments:
South County Fire provided the attached Fire Lane Standards. The standards will need to be
addressed with the building permit review. Please contact Karl Fitterer directly at 425-771-0213
or by email at Karl.Fitterergedmondswa.gov with any specific questions you may have
regarding his comments.
Page 3 of 4
Please provide a complete response to the comments including a cover letter stating how each
comment was addressed.
Please submit the above information to the Planning Division as soon as possible so that
staff may continue processing your application. According to ECDC 20.02.003.D the
above requested information must be submitted within 90 days (or by February 19,
2019) or the application will expire.
If you have any questions of me, please contact me at 425-771-0220 or via email at
mchele. szafrangedmondswa. gov.
Sincerely,
Michele Q. kafran/Planner
Attachments:
LLA 201211205001
Stormwater Comments
Fire Lane Standards
Page 4 of 4
_ _.GfT`t' OF EDMONDS
BOUNDARY LINE ADJUSTMENT
LE54L ZESCRgPTION - PARCEL A BEFORE BLA
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ACCORDING TO THE PLAT THEREOF, RECORDED IN VPLA* t 7 OF PLATS.-PAGt_ 20. REGOROS.OF SNOHOMISH
COUNTY. WA5HINGTOK -
EXCEPT THAT PORTION DEtOEO TO THE STATE OF NA5MINGTON LVOOER AUDITOI;S4rt£NU110ER 2219685.
(ALSO KNOWN AS PARCEL B, CITY OF EDMONDS BOUNDARY LW� AOJU5TM1GNY i. Lum-mg. RE.COROEO
UNDER AUDITOR'S FILE NUMBER 200612275209, RECOR05 OF 5NOHOMI5H BOUNTY, WASHNGTOW
SITUATE N THE COUNTY OF SNOHOMISH. STATE OF WA5HINGTON-1
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TREASURER'S CERTIFICATE J
1 HEREBY CERTIFY THAT ALL STATE AND COUNTY TAXES HERETOFORE LEVIED AGAINST TH[`J?ROPE TY-MMRIBG0 HEREIN, ACCODING P.
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THE BOOK5 AND RECORDS OF M OFFICE, HAVE EN FULLY QAIO AND DISCHARGED, UOGNC� ti flA2�.TAXt5.
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DECLARATION
KNOW ALL MEN BY THESE PRESENTS THAT WE THE UNDER51GNE0 OWNER(5) OF THE LAND HEREIN DESCRIBED DO HEREBY MAKE A BOUNDARY LNG ADJUSTMENT THEREOF"
PURSUANT TO RCW 5017.040 AND DECLARE THIS ADJUSTMENT TO BE THE GRAPHIC REPRESENTATION OF THE SAME AND THAT SAID ADJUSTMENT IS MADE '</1TK TMIf FRjt—"_
CONSENT AND IN ACCORDANCE WITH THE DESIRES OF THE OWNER(5). ----
IN WITNE55 WHEREOF WE HAVE SET OUR HANDS AND SEALS. -
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BY: TROY QEMw)EeE ITS: .r. ECL ANDREA STRONG / .KRIS N/A M. MC/COOL
5HERNW PAL"ON, ------ -
sUt Gu1FF MILLER CITY Olc EDMONDS APPROVAL
LEGAL DESCRIPTION - PARCEL A AFTER BLA
UNIT5, A. B. C, 0, L F. G, H. 1 AND J. FIR GROVE CONDOMINIUM, A RESIDENTIAL CONDOMINIUM. ACCOROING
TO THE DECLARATION RECORDED UNDER RECORDING NUMBER 200701OW630 AND N SURVEY MAP AND
PLANS RECORDED UNDER RECORDNG NUMBER 200701055202, AND ANY AMENDMENTS THERETO, RECORDS
OF 51` H 5H COUNTY WASHNGTON.
TOGETHER WITH LIMITED COMMON ELEMENTS;
EXCEPT THE SOUTH 126.40 FEET OF LOT 3, BLOCK 7, HANBURY'5 SOUND VIEW TRACTS, ACCORDING TO
Trir FLAT THEREOF, RECORDED N VOLUME 7 OF PLATS, PAGE 20, RECORDS OF SNOHOMISH COUNTY,
WA5H4 NQTON;
rev:! rHE , WITH AN INGRE55, EGRE55, AND UTIUTY EA5EMENT OVER THE WEST 40.00 FEET OF TI1t
SOUTH 126.40 FEET OF SAID LOT 3.
SITUATE IN THE COUNTY OF 5NOHOMI5H, STATE OF WA5HINGTON.
LEGAL DESCRIPTION - PARCEL B AFTER BLA
THE SOUTH 126.40 FEET OF LOT 3, BLOCK 7. HANBURY'5 SOUND VIEW TRACTS, ACCORDING TO THE
PLAT THEREOF, RECORDED IN VOLUME 7 OF PUTS, PAGt 20, RECORDS OF 5NOHOMI5H COUNTY,
WA5HNGTOM,
EXCEPT THAT PORTION DEEDED TO THE STATE OF WA5HNGTON UNDER AUDITOR'S FILE NUMBER
2219685;
SITUATE IN THE COUNTY OF SNOHOMI5H, STATE OF WA5HIN('GTON
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RECORDING CERTIFICATE
FILED F R RECORD BY HARLEY C. PAWLEY
THI5DAY OF_U rl�l{IEY- 20 f 2--AA ATZL
MINUTES PAST 11 O'CLocr-&M. AND RECORDED IN VOLUME
OF 5URVEY5 ON PAGE RECORDS OF
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COUNTY AUDITOR DEPUTY AbbITOR
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MATTHEW K PE5CADOR, AS HIS SEPARATE ESTATE
SURVEYOR'S CERTIFICATE
TH15 MAP CORRECTLY REPRESENTS A SURVEY MADE BY ME OR
UNDER MY DIRECTION IN CONFORMANCE WITH THE
REQUIREMENTS OF THE SURVEY RECORDN' ACT AT THE
REQUEST OF TROY RENNEKE TH15 � DAY
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VILLA ROYALS, A CONDOMINIUM, VOL 40, PG5. 41-46
RECORD OF 5URVEY, VOL 0, PG. 117
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METHOD: FIELD TRAVERSE AND/OR RTK GP5
THE CLOSURES OF TH15 FIELD TRAVERSE CONDUCTED DURING TH15 SURVEY MEET
OR EXCEED THE MINIMUM CLOSURE STANDARDS STATED IN WAC 332-130-090.
TAX ACCOUNT NUMBERS
00463300700302, 01062700000700, 01062700000500. 01062700000900, 01062700001000
01052700000100. 01062700000200. 01062700000300. 01062700000400, 01062700000500
6 01062700000600
-.
ZONING
MULTIPLE FAMILY P1510CNTIAL (RM L5)
EASEMENT NOTE
EX, . • ' • ....... .. _ .
THE NGRE55, EGRP55, AND UTILITY EASEMENT SHOWN OVER THE WEST 40 FEET OF PARCEL B 15
FOR SHARED ORIVEWAY AND UTILITY FACILI71!5 TO THE BtNtFIT OF PARCEL A h PARCEL B. THE
.gL ,"-�•'
'
OWNERS OF FAR.CELS A h B SHALL EQUALLY SHARE THE RE5F0145101LITY FOR MAINTENANCE,
• •
-_ RECONSTRUCTION, REPAIR AND C05T OF THE SHARED DRIVEWAY AND UTILITY FACILITIES. PARCELS
A 6 B ARE HEREBY RESPONSIBLE FOR THE MAINTENANCE OF THOSE UTILITY FACILITIES 5ERVNG
• THEIR RESPECTIVE PARCELS. TH15 EASEMENT HEREBY REPLACES THAT EASEMENT RECORDED UNDER
AFN 200701050551.
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CASE w/ INVERTED NAIL
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-
238TH STREET SW (HANBURY DRIVE)
ruF
of EDM STO RM WATE R REVIEW COMMENTS
City of Edmonds
Engineering Division
To: Applicant
Date: November 8, 2019
Project Name: Sunde Townhomes
Permit Number: PLN20190055
Address: 8629 238'" St SW
Review Type: Feasibility
Submittal Date: 10/15/2019
Reviewer: Zack Richardson, PE
City of Edmonds, Stormwater Engineer
Recommendation: I recommend that BLD20190909 be withheld until the comments
below are adequately addressed.
Review Comments:
1. General: City records indicate the storm line and structure in the adjacent private
roadway are an existing detention system and control structure; update plans and
report to address impacts to adjacent system:
a. Provide references (recording number) to the easement which permits the
connection in this privately owned area.
b. Revise outfall location to connect downstream of the control structure
(currently AT the control structure, and therefore detaining all discharge in
the adjacent system)
c. Address impacts to the adjacent system as a result of bypassed portions
of new driveway.
Note: Because the road is private, it may be possible to relocate the
trench drains so as to avoid any bypass, depending on easement
permissions.
2. Drainage Report: Add to the developed conditions section an explicit statement
regarding the degree of removal of existing impervious surfaces; appears all
impervious is proposed for removal, but address any retrofit requirement for any
unmitigated surfaces to remain.
3. Drainage Report: Revise impervious quantities tables to remove reference to
portions within the "ROW" (it's a private road).
Page 1 of 2
4. Drainage Report: Revise MR #5 section to note the Edmonds Way thresholds for
peak flow and that a detention BMP is required to meet that requirement (as it
currently reads, it's unclear why detention is even required; this is the reason it is
required).
5. Drainage Report: Revise MR #6 section to clarify how the roof surfaces are
ensured to be non -pollution generating (roof materials or treatments, internal spill
control on mechanical equipment or no equipment at all, etc) and what steps
were taken to ensure this condition is maintained through construction
(coordination with architect, engineer to re -review architectural plans prior to final
approval, etc), if any is needed.
6. Drainage Report: It appears the detention modelling does not reflect the
bypassed portion of driveway as a bypassed flow; update modelling as needed to
account for by-passed area in a point of compliance analysis for the sake of
assessing the Edmonds Way thresholds.
a. Note: The model also considered all pervious areas as being routed
through the detention system; additional area drains and appurtenances
may be needed during engineering design to adequately collect and
convey runoff from these areas to the system.
7. Drainage Report: It appears the riser height was modeled at 2.9' but is only 2.4';
in the detail; update plans and or modelling as needed for consistency.
a. Note: Shear -gates are not permitted in Edmonds; prior to construction
approval, the detail for the detention system will need to be updated
accordingly. Reviewer also has concern about feasibility of welding or
bolting steps/ladder onto N-12, as proposed which should be addressed
prior to construction approval.
Page 2 of 2
°V EDN
0
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Updated: Jan 2018
NOTE: Detailed plans must be submitted, and approved, prior to painting any new fire lane or
modifying any existing fire lane.
Fire Lanes must:
1) Be a minimum unobstructed width of 20 feet and minimum unobstructed vertical clearance of 13
feet, 6 inches. *Fire lanes shall be a minimum of 26 feet wide in the immediate vicinity of any
building over 30 feet in height above grade. Such fire lanes shall be located a minimum of 15 feet
and a maximum of 25 feet from the building.
2) Provide Fire Department access to within 150 feet of any portion of an un-sprinkled building. In
buildings that provided with an automatic sprinkler, access may be increased, at the discretion of
the Fire Marshal.
3) Provide Fire Department access to all on -site fire hydrants and fire department connections (FDC)
for sprinkler and standpipe. A hydrant must be located to within 25' of a fire department
connection.
4) Have adequate turning radius to allow maneuvering of fire apparatus: inside radius 25 feet,
outside radius 45 feet.
5) Be circulating or have an approved turn -around if over 150 feet long. Have grades of no more
than 12%.
6) Be paved with asphalt or approved equivalent and be capable of supporting the imposed loads of
fire apparatus.
7) Be marked with words "FIRE LANE — NO PARKING." Words to be painted on the pavement
inside the lane. Letters to be a minimum of 12" high, 2" stroke, yellow in color, and alternately
spaced every 50 feet.
8) Have perimeter striping/curbing to delineate the boundaries of the Fire Lane. Striping to be a
minimum of 4 inches wide and striping/curbing to be yellow in color.
9) When required by the Fire Marshal, signs shall be used in addition to or in lieu of striping.
Signs, when approved, shall meet the following requirements:
a) Size: 18" high x 12" wide (min.)
b) Mounting: Bottom of sign 48" to 60" above grade.
c) Style: Industry standard (Vulcan %7-6-9, Rainbow 01-527, EMED TC 18816 or approved
equivalent).
d) Color: Red lettering on white background
e) Spacing: 50' between signs or as required by Fire Marshal.
10) Fire lanes shall be established by these requirements to provide access to buildings during
construction, alteration or demolition.
Fire Code Supplemental Rules and Regulations are designated interpretations of the adopted International Fire Code, Edmonds Community
Development Code and national standards allowed by IFC 102.7,102.8 and 102.9 and ECDC 19.25 which provide specifics and details to aid in
conformance with the intent of the governing laws, statutes, ordinances and fire- and life safety -related requirements.