Ingraham residence at 7397 Braemar Drive.pdf
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: October 9, 2008
Review By: Mike Clugston, Planning Division
Project Name: Ingraham Residence
Site Address: 7397 Braemar Drive
Zone: Single Family Residential (RS-20)
Contact: Thomas Thompson (206-409-0755 or tsq@att.net )
Description: Single family residence with detached garage
Background
Background
The parcel (ID 00513100014120) is currently vacant. It was created in 1978 as Lot A in the short
subdivision S-34-78. There is an easement over the northern edge of the parcel for access and
landscaping for 7401 Braemar Drive (Owens). There is a height restriction on the northern half of the
rd
parcel that benefits 17316 73 Avenue West (Jenness).
Environmental Regulations
Environmental Regulations
Critical Area Determination: A critical areas determination was performed for the site in 2000. However,
since the City updated the critical areas code in 2005, a new critical areas checklist is required. From the
information submitted for the pre-app and the old critical areas determination, moderate to steep slopes
exist throughout the parcel. These areas will probably be classified again as erosion and landslide
hazards based on their steepness. A geotechnical report is required for construction in such areas which
must meet the requirements found in ECDC Chapters 23.40 and 23.80.
ECDC 23.80.070 describes the development standards applicable for construction within erosion and
landslide hazard areas/buffers. Make sure your geotech fully addresses how the proposed improvements
comply these standards in a report prepared per 23.80.050.
Other critical areas may be identified during the site inspection.
Per ECDC 18.45, no clearing or tree removal is allowed on the parcel prior to issuance of the residential
building permit unless a separate tree cutting permit is obtained. Vegetation shall be retained to the
maximum extent practical. However, since tree removal and land disturbance is proposed within critical
areas, a landscaping plan and planting schedule will be required with the building permit. The plan and
planting schedule should be developed as in ECDC 20.13.010 and 20.13.015.
SEPA Review Required: No cuts and fills were listed but it would appear that grading will exceed 500
cubic yards and therefore require a SEPA determination. An Environmental Checklist, along with the
$420 review fee, will be required with building permit submittal.
Development Standards
Development Standards
RS 20 Zone Braemar Drive - Street Sides (West, South Rear (East)
(Primary) and North)
25 feet 35 total/10 feet min. 25 feet
Setbacks Required
25+ 20/10/60+ 60+
Setbacks Shown
Braemar Drive - Street Sides (West, South Rear (East)
RS 20 Zone
and North)
(Accessory)
25 feet 35/10 feet 5 feet
Setbacks Required
25+ 110+/10/70+ 5
Setbacks Shown
Setbacks: The accessory structure may have reduced rear setback of 5 on the east per ECDC
16.20.050.C as long as the building covers less than 600 square feet.
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. Eaves and chimneys may project into a
required setback not more than 30 inches.
No structures may be located in the setback areas except fences less than 6 and retaining walls,
rockeries and similar improvements of a minor character less than 3 in height. Where retaining walls or
rockeries are in the setback, show top/toe elevations relative to original grade for the structure every 5
along its length.
Lot Coverage: 35% maximum or approximately 7,623 square feet of the 21,780 sf subject site.
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.
Height: From average original grade, 25 feet for the primary structure and 15 feet for the accessory
structure. Height rectangles must be calculated separately for the primary and secondary structures. The
datum chosen must be a permanent reference point such as a manhole, fire hydrant, street monument,
etc.
Height means the average vertical distance, from the average level of the undisturbed soil of the site
covered by a structure, to the highest point of the structure. Average level shall be determined by
averaging elevations of the downward projections of the four corners of the smallest rectangle which will
enclose all of the building, excluding a maximum of 30 inches of eaves.
Chimneys may exceed the 25 height limit by up to 3 feet provided it is not greater than 9 square feet in
horizontal section.
Parking: Per ECDC 17.50.020, single family dwellings require two off-street parking spaces.
Notes
Notes
Include a copy of the CCRs that limit development in the Building Restriction Area North of This Line
·
location.
Indicate on the eventual site plan the extent of the landscaping/access easement granted to Owens
·
(200106120081). Include a copy of the easement language with the permit application.
Fees
Fees
$135 Critical Areas
·
$420 SEPA Determination
·
Attachments/Enclosures
Attachments/Enclosures
Critical Areas Checklist
·
Environmental (SEPA) Checklist
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