TGB-3unitCondos_01-24-07.doc
CE
ITY OF DMONDS
th
121 5 Avenue North • Edmonds, WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
DSD: PD
EVELOPMENT ERVICES EPARTMENTLANNING IVISION
Pre-Application Meeting
Pre-Application Meeting
Date: January 24, 2007
Review By: Gina Coccia, Planning Division
Project Name: Taylor Gregory Butterfield 3-Unit Condos
Site Address: 527 Maple Street
Zone: Multiple Residential (RM-1.5)
Contact: TGB 425.778.1530
Description: New 3-Unit Condo building
General
General
Existing Building: Single-family residence, to be removed.
Use
Use
Proposed Use: Multi-family residential.
Allowed Use: Yes.
Conditional Use Permit Required: No.
Lot Combination/Lot Line Adjustment Required: Possibly – The proposed structure straddles a lot line,
which will need to be dissolved for setback purposes. However, if the property is developed as
condominiums, then a survey will be recorded anyways that will essentially combine the two lots. If the
property is developed as apartments, then a Lot Combination/Lot Line Adjustment will be required
(ECDC 20.75.050 and 20.75.055).
Development Standards
Development Standards
Street (South) Side (East/West) Rear (North)
15 feet 10 feet / 10 feet 15 feet
Setbacks Required
15 feet < 10 feet < 15 feet
Setbacks Shown
Setbacks: Sheet A2.00 “Floor Plan – First Floor” shows the rear setback at 15 feet from the alley and the
setback should actually be measured from the nearest structure to the property line. Also, sheet A2.00
“Floor Plan – First Floor” seems to show that the building is set too close to the sides (east and west).
Please review the following exceptions, pursuant to ECDC 16.30.040.D: “Eaves and chimneys may
project into a required setback not more than 30 inches. Uncovered and unenclosed porches, steps,
patios, and decks may project into a required setback not more than one-third of the required setback, or
four feet, whichever is less; provided that they are no more than 30 inches above the ground level at any
point.” Please make sure that uncovered at-grade patios do not project further than 3.33 feet into the
setback (so they need to be at least 6.67 feet from the east and west property lines).
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CE
ITY OF DMONDS
th
121 5 Avenue North • Edmonds, WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
DSD: PD
EVELOPMENT ERVICES EPARTMENTLANNING IVISION
Maximum Height: 25 feet with a flat roof. The project is shown at 25 feet, however the elevator
penthouse projects up further at approximately 4 feet over the height limit. Pursuant to ECDC
21.40.030.C.3, an exception to the height limit includes, “Elevator penthouses, not to exceed 72 square
feet in horizontal section, or three feet in height, for that portion above the stated height limit.” It also
appears to be roughly 85.5 square feet (9’ x 9.5’) in horizontal section. So, the elevator penthouse would
need to be reduced in height and width in order to meet the height exception.
Maximum Lot Coverage: 45 percent. The proposed lot coverage is unclear. Pursuant to ECDC
21.15.110, “Coverage means the total ground coverage of all buildings or structures on a site measured
from the outside of external walls or supporting members or from a point two and one-half feet in from
the outside edge of a cantilevered roof, whichever covers the greatest area.” Lot coverage would be
reviewed with the ADB application and also confirmed through the building permit process – we just
need to make sure it remains under 45% of the total lot area.
Environmental Regulations
Environmental Regulations
SEPA Review Required: No. Project indicates less than 4 residential units, less than 20 parking spaces,
and less than 500 cubic yards of grading (assumed). If this should change, please contact a planner at
your earliest convenience so we can provide you with an Environmental (SEPA) Checklist, which would
be required. If SEPA is triggered, then the project is considered “ADB Major” and additional design
review documents and fees will be necessary.
Shoreline Permit Required: No, not applicable.
Critical Area Determination: None on file – a Critical Areas Checklist and fee (currently $135) is a
required submittal item if there are any exterior changes proposed (see attached). The critical areas
review takes approximately two weeks to complete, which you may want to factor into your timeline.
Parking
Parking
arking Standard Considered Most Appropriate: ECDC 17.50.020.A.1.b shows that the required number
P
of parking spaces is based upon the number of bedrooms per dwelling unit. As shown, 6 parking spaces
are required and 6 parking spaces are shown.
Multi-Family Parking Analysis
# Bedrooms/Dwelling Required
Ratio # Units
Unit Parking
2 Bedrooms 1.8/D.U. 1 1.8
3 + Bedrooms 2.0/D.U. 2 4.0
Total Parking Required: 6 (5.8)
Total Parking Provided: 6
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CE
ITY OF DMONDS
th
121 5 Avenue North • Edmonds, WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
DSD: PD
EVELOPMENT ERVICES EPARTMENTLANNING IVISION
Design
Design
Architectural Design Board (ADB) Review Required: Yes – ADB (Minor) will be required. Please refer
to the ADB handout, attached. I’ve also enclosed a handout on the ADB’s Landscaping Policy for your
convenience.
ADB Process & Fees: The ADB only meets on the first Wednesday of each month, so please allow
several months for your ADB review. After staff determines that your application is complete (a
determination of completeness will be made within 28 days of the date of submittal), then your project
will be scheduled for ADB review. Staff makes a recommendation to the ADB, but the ADB will make
the final decision. The fee for ADB (Minor) review is $400 + a $15 city surcharge.
Landscaping: As part of the ADB and building permit review, a Landscaping Plan will be required.
Please review ECDC 20.12 for details, and also the Landscape Policy (attached).
Comprehensive Plan Designation: “Multi Family – High Density” and it is also located within the
“Downtown & Waterfront Activity Center.”
Guidelines in Comprehensive Plan: Urban Design, pages 72-80 (attached). The staff report for the ADB
will review this project against the criteria listed in these pages, so you might want to take a look and
elaborate on as many aspects as possible.
Signs
Signs
Restrictions: None proposed (signs pursuant to ECDC 20.60.020 and require building permit approval
and may require ADB approval as well).
Attachments / Enclosures
Attachments / Enclosures
ECDC 16.30 – (RM-1.5) Multiple Residential.
ADB (Minor) Handout.
ADB Landscaping Policy.
Critical Areas Checklist.
Comprehensive Plan – pages 72-80.
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