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CNIN ..'F EDMONDS
121 5TH AVENUE NORTH * EDMONDS, W'A 98020 ° (425) 771-0220 ^ FAX (425) 771-0221
Website; wdw✓w d.edmondsva.us
DEVELOPMENT SERVICES DEPARTMENT
Planning ® Building - Engineerhg
November 19, 2009
Forrest Lemm6
19024 1.5t" Ave NE Suite 13
Shoreline, WA 98155
Subject: Letter of Completeness and request for Additional Information
GARY HAAKENSON
MAYOR
Souundview Apartments Landscape renovations, permit number PLN20090052
Dear Mr. Lemme,
The City of Edmonds has reviewed the application for renovations to the landscaping of the
Soundview Apartments located at 614 611 Ave North for completeness pursuant to Edmonds
Community Development Code (ECDC) 20.02.002, and has determined that the application
meets the procedural submission requirements and therefore is complete. Please accept this
letter as the City's notice to applicant of determination of completeness pursuant to
ECDC 2.0.02.003. Although the application is procedurally complete, additional information is
needed before review of the application can continue. Please respond to the following items, so
that I can continue review of the application:
1. Setbacks: The subject property is zoned RM -1 .5, Multi -Family residential. Setbacks for
the RM -1.5 zoned property are outlined in ECDC 16.20.030 and are as follows:
Zone
Minimum Street
Minimum Side
Minimum
Setback
Setback
rear
Setback
RM -1.5
15 feet
10 feet
15 feet
This property fronts on two streets; 6t" Ave North and Glen Street. The setbacks from the
property lines that front these streets have street setbacks, the rest of the property lines must
be the side setback requirements. The project site must meet the side setback requirements
from the northern property boundary.
Pursuant to ECDC 16.30.040 Site Development Exceptions, patios not more than 30 inches
above the ground may project into a rewired setback not more than one -.third of the required
setback„ or four feet, whichever is less. On the site plan submitted, it appears that two
portions of the patio extend more than one-third of the way into the required setback along
the northern property boundary; a portion of the patio in the along, the western boundary and
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that segment in the middle the juts out to the north (See the highlighted section on the
attached site plan). Please revise the plans so the patio extends no more than one-third in to
the required zoning setbacks.
2. Legend: It is difficult to determine which species are being planted where on the site plan.
Please include a legend with the plant symbol, plant name (botanical and common name),
number and size of plants to be planted.
3. Landscaping Requirements: While the proposed landscaping is a significant improvement
over what currently exists, the proposed landscaping must still comply with the landscaping
requirements of ECDC 20.13, particularly along the northern property boundary which
requires Type lI landscaping. Type II landscaping is intended to create a visual separation
between similar uses and pursuant to ECDC 20.13.030.13 Type II landscaping requirements
are:
a. Evergreen and deciduous trees, with no more than 30 percent being deciduous, a
minimum of six feet in height, and planted at intervals no greater than 20 feet on center;
and
b. Shrubs, a minimum of three and one-half feet in height and other plant materials, planted
so that the ground will be covered within three years.
There are two options for that portion of the landscaping along the northern property
boundary. One option is to modify the landscape plan to be consistent with the Type II
landscaping requirements as detailed in ECDC 20.13.030.B. Alternatively, if the preference
is to keep the landscaping as proposed, a second option is to take the proposed landscape
plan before the Architectural Design Board (ADB). The ADB meets on the first Wednesday
of each month at 7 P.M. in the Council Chambers. Pursuant to ECDC 20.13.00, the ADB is
allowed to interpret and modify the landscaping requirements detailed in ECDC 20.13.
There would be no additional fee for taking the proposal to the ADB.
Please indicate whether you would like to take the proposal before the Architectural Design
Board, or revise the plan to be consistent with the Type It landscaping requirements of
ECDC 20.13.030.B.
4. Critical Areas: The critical area reconnaissance for this property (CRA20090086) identified
Shell Creek, an anadromous fish bearing stream, cutting across the eastern portion of the
property. Pursuant to ECDC 23.90.040.D.1, Shell Creek at this location requires a 100 foot
buffer. This buffer encompasses the entire project site. Obliviously the site is already
developed and work may be done in the area provided the work does not increase the
footprint of development or increase the impact to the critical area of'buffer pursuant to
ECDC 23.40.220.0.3.
There are a couple concerns with the proposal with regard to the City's critical area
regulations. The landscape plan proposes removing two of the arborvitae along the western
edge of the seating area and installing a pathway which leads towards Shell Creek. The
removal of the arborvitae is contrary to the critical area regulations and the trail to the stream
may further degrade the already less than desirable habitat around Shell Creek,
ECDC 23.90,040.D.8 recognizes that the City of Edmonds is a built -out environment with
development often located immediately adjacent to streams and provides the City the
discretion to condition proposals in order to provide for the creation of enhanced conditions
over those currently existing around stream in the City.
There are a couple of options with regards to the critical area regulations and. Shell Creek. In
order to proceed with the landscaping plan as proposed, stream buffer enhancement will be
required. A critical areas report detailing proposed enhancement (such as in -stream habitat
modification or planting of the stream bank with native vegetation to increase stream
shading) would have to be submitted, A, second option would be to keep the two arborvitae
and remove the path from the proposed plan (or redirect the path lead to the parking lot).
This second option would be consistent with ECDC 23.40.220.C.3 and not require any
mitigation,
Please either submit a critical areas report for enhance along Shell Creek, or modify the
landscape plan to keep the arborvitae and remove the path leading to the stream (or redirect
the path to the parking lot).
Pergola: The project description indicates a wooden pergola will be erected over the
pathway. The pergola is considered an accessory structure and pursuant to ECDC 16.30.030
cannot be taller the 15 feet tall. Please provide an elevation view of the pergola and indicate
on the site plan where the pergola will be placed.
The Engineering Division has not yet completed its review of the proposed subdivision. Please
note that additional items may be required by the Engineering Division under a separate
comment letter,
I look forward to working with you on this project and please give me a call or email me if you
have any questions, 425-771-0220, lieng;ci.edmonds.wa,us.
gSincerely,
Kernen Lien
Associate Planner
Encl: Site Plan
CC: Salannonsen Construction Company, Property Owner
M
Associate Planner
Encl: Site Plan
CC: Salannonsen Construction Company, Property Owner