20212 MAPLEWOOD DR.PDFIiiiiiiiiiiii
12231
20212 MAPLEWOOD
DR
OLANNING DATA
-'r -'4 -
SITE ADDRESSi-' �Z� 2—
PROJECT DESCRIPTION: kLzv%
REDUCED SITE PLAN PROVIDED?: (Yes / No
rA
CHK#: 0
MAP PAGE: 2-557- CORNER LOT: FLAG LOT:
ZONING: CRITICAL AREAS DETERMINATION #:
Ll gov Required: Z2
kQ Waiver
L] Conditional Waiver
SEPA DETERMINATION:
U Fee
13 Checklist
Ll APO list w/ notarized form
El (Needed for 500 cubic yards of grading, Shoreline Area- site within 200 ft. of Puget Sound or Lake Ballinger)
t�YExempt 0-rilv,
SETBACKS:
Required Setbacks: /
. Street: 'A5 Left Side: Right Side: 0 Rear: '�7�
Actual Setbacks: 1*
Street: Z75 Left Side: Right Side: 10 Rear:
Street map checked for additional setback required? (Yes N4�
DETACHED STRUCTURES:
D ROCKERIES:
Ll FENCES/TRELLISES:
Ll BAY WINDOWS / PROJECTING MODULATION:
Ll STAIRS/ DECKS:
PARKING: Required: Actual*:-:2f
LOTAREA:
LOT CO E-RAGE
Calculations: 35X—o tn�-y
BUILDING HEIGHT:
Datum Point: Datum Elevation:
Maximum Allowed: Actual Height:
A.D.U. CREATED?: (No / Yes
SUBDIVISION:
LEGAL NONCONFORMING LAND USE DETERMINATION ISSUED: (Yes / No)
OTHER: -
Plan Review Bv:
NewBPPIanningDataForm.D0C
The Critical Areas Checklist* contained on this form is . to' X-ptoperty owner, or hi&lw authorized reppesentative,
be filled out by any person preparing a Development must fill out the checklist, sip -and date it, and submit it
Permit Application for the City of Edmonds prior to to the City. The City will nyiew the checkIK malm
a
hivlw submittal of the application to the City. precursory site visit and make a determination of the
Ile purpose of the Checklist is to enable City staff to subsequent, steps necessary to complete a development
determine whether any Potential Critical Area are dw permit application. . I
may be, present on the subject property. Ile informati . on
needed to complete th ' e Checklist should be: easily
available fi-om observations of the site or data available at
City Hall (Critical areas inventories, naps, or soil
surveys). —0:
REMVF
APR 112003
Please submit a vicinity map, along with &c siped copy
of this form to assist City staff in finding and locating the
specifid piece of I—
FIV described on this --form. In
addition, the applicant shall include other pertinent
information (e-& site plan. topograpby.map. ctc.) or
studies *in conjunction with this Checklist to assistant -off
in completing their preliminary assessment of the site. '
Ile undersigned applicant, and his/herfiSMIns , wand-a-s-s-is-ris, in consideration on the processing of the application agrees
to release, indemnify, defend and hold the City of Edmonds harmless from any and all damages, including regsonable
attorney's fees, arising from any action or ififtction based in whole or part upon false,. misleading, inaccurale -or
incomplete information furnished by the applicant, his/her/its agents or employees.
By my signature, I certify that the information and exhibits herewith submitted are true and correct to the best of MY
lmowledge and that I am authorized to fie*s Wlicatjon-e�e
er as� -below.
SIGNATIME OF APPLICANTIAGENT -72--
Property Owner's 6Ajothorizatio I . .
By my signature, I 5coo t I authorized thea �ve pplicant�lAgent to apply for the sul�ect land use application,
I c P�
ubl c
and grant my penrnis!�-!�fr public officials and the staff of the City of Edmonds to enter the sul�ject property for the
attel
purposes of inspecti sting attendant to this application.
SIGNATURE OF OWNElt
Owner/Applient:
Name
SOW Address
A&
city State zip
Telephone:
Email addn!ss (optional):
CH&W Anas OmWisLd&n. 191WI
DATE
Applicant
Naiire
�-n 1 P1,
Street Address
4:�:&Cxarr IC),4
city - . State zip
Telephone: 26*2- 45�5_1
Email Address (optional):
n gyp maggs'...
hall: -aahnn2ma.
"ITS h All
tl" "Wo
( No
�-`Tf,. ,7
Ry
---2; A Oil 0±1!..
7 �7
- Ai
14.
CITY OF EDMONDS
121 5TH AVENUE NORTH, EDMONDS, WA 98020
PLANNING DIVISION
FINDINGS, CONCLUSIONS, AND DECISION
To: File S-2003-26
From:
kathleen T#or
Associate Planner
Date: APRIL 23, 2003
File: S-2003-26
Property Owner: Florine Baus
Applicant/Agent: Craig Reimer, Eiglewood Homes
TABLE OF CONTENTS -
Section Page
1.
INTRODUCTION ................................................................................................................ 2
A. Application ....................................................................................................................................... 2
B. Decision ............................................................................................................................................ 2
11.
FINDINGS OF FACT AND CONCLUSIONS ................................................................... 2
A. Analysis of Design: Compliance with ECDC 16.20 . ........................................................................ 2
B. Conformance to Comprehensive Plan ............................................................................................... 3
C. Critical Areas Review: Compliance with ECDC 21.1513 . ................................................................. 4
D. Analysis of Modification Requests ................................................................................................... 4
E. Subdivision Review Criteria: Compliance with ECDC 20.75.085 .................................................... 5
F. Public Comments .............................................................................................................................. 5
III.
RECONSIDERATION AND APPEALS ............................................................................ 6
A. Request for Reconsideration ............................................................................................................. 6
B. Appeals ............................................................................................................................................. 6
C. Timefi-arnes ....................................................................................................................................... 6
IV.
LAPSE OF APPROVAL ..................................................................................................... 6
V.
NOTICE TO COUNTY ASSESSOR .................................................................................. 7
VI.
APPENDICES ..................................................................................................................... 7
VII.
PARTIES OF RECORD ...................................................................................................... 7
Staff Report
Eaglewood Homes for Baus
File No. S-2003-26
Page 2 of 7
I. INTRODUCTION
A. Application
1. Anlic : Eaglewood Homes (See Attachment 2.)
2. Site Location: 20214 Maplewood Dr (See Attachment 1.)
3. Regues: Four lot subdivision with modification requests for parcels A and B.
Modification requests as follows: to increase the allowable height from 25 feet to 28.75 feet
for parcel A and from 25 feet to 26.88 feet for parcel B.
4. Review Process: Following the public comment period, Planning Staff makes an
administrative decision.
Major Issues:
a. Compliance with Edmonds Community Development Code �ECDC) Chapter 16.20,
Single -Family Residential.
b. Compliance with the Comprehensive Plan.
c. Compliance with ECDC Chapter 20.15B, Critical Areas.
d. Compliance with ECDC Section 20.75.085, Subdivision Requirements.
Note: All code sections referenced in this report can be viewed via the City's website
www.ci.edmonds.wa.us.
B. Decision
Based upon the Findings of Fact and Conclusions, and considering the Attachments and Exhibits
submitted with the application and during the comment period, the following is the decision of the
City of Edmonds Planning Division:
The Subdivision is APPROVED with the following conditions:
I . Prior to recording the applicant must complete the Engineering Division conditions, listed
as "Required prior to Recording" on Attachment 4.
2. Add rebar/stakes to all new property comers. -
3. Submit copies of the final short plat documents for review and approval with a current
title report.
4. Record short plat documents with the Snohomish County Auditor.
5. After recording, provide three copies of the final recorded short plat to City of Edmonds
Planning Division.
6. Prior to issuance of any building permit, complete the Engineering Division conditions,
listed as "Required with Building Permit" on Attachment 4.
The modification requests to increase the allowable height for parcels A and B are DENIED.
Refer to the staff analysis on pages 4 and 5 of this report.
II. FINDINGS OF FACT AND CONCLUSIONS
A. Analysis of Design: Compliance with ECDC 16.20.
1. Lot sizes and dimensions:
a) PrOROsed number of lots: 4
April 23,2003 / Staff Report
b) PrORosed Lot sizes:
Lot Area (Minimum 12,000)
Parcel A
12,870.9 Square Feet
Parcel B
13,423.1 Square Feet
Parcel C
13,423.4 Square Feet
Parcel D
12,870.2 Square Feet
Eaglewood Homes for Baus
File No.'S-2003-26
Page 3 of 7
Lot Width f80 Feet Rea.)
83 Feet
83 Feet
83 Feet
83 Feet
c) Areas, Setbacks and Lot Width: Lot areas and width for all of the proposed lots are
adequate for the RS-12 zone. Setbacks for all future development should be as follows:
Parcel A 25' Street Setbacks: From the west property line
10' Side Setbacks: From north and south property lines
25' Rear Setback: From the east property line
Parcel B 25' Street Setbacks: From the west property line
10' Side Setbacks: From north and south property lines
25' Rear Setback: From the east property line
Parcel C 25' Street Setbacks: From the east property line
10' Side Setbacks: From the north and south property lines
25' Rear Setback: From the west property line
Parcel D 25' Street Setbacks: From the east property line
10' Side Setbacks: From north and south property lines
25' Rear Setback: From the west property line
d) Comer Lots: Not applicable
e) Flag Lots: Not applicable
2. Lot arrangement to topograp : Satisfactory.
3. Zoning: The subject property is zoned RS-12 (Single -Family Residential). The proposed
development meets the development standards of the zone and allowable use of the zone.
B. Conformance to Comprehensive Plan
1. Facts: The subject property falls within the single-family large lot designation. Refer to the
following Residential Development policies:
a) B. 1. "Encourage those building custom homes to design and construct homes with
architectural lines which enable them to harmonize with the surroundings, adding to the
community identity and desirability."
Apil 23,2003 /Staff Repon
Eaglewood Homes for Baus
File No. S-2003-26
Page 4 of 7
b) B.3. "Minimize encroachment on view of existing homes by new construction or
additions to existing structures."
c) B.5.c. "Stable property values must not be threatened by view, traffic or land use
encroachments."
2. Conclusions: The proposed division of the lots meets the comprehensive plan policies. The
modification requests are reviewed for compliance with the comprehensive plan in section D
of this report.
C. Critical Areas Review: Compliance with ECDC 21.15B.
1. Critical Areas Review number: CA-2002-22.
2. Results of Critical Areas Review: The property does not appear to contain any critical areas as
defined by ECDC 20.15B. As a result, a waiver from the requirement to complete a study was
issued.
D. Analysis of Modification Requests
The applicant has requested modifications to increase the allowable height for parcels A and
B. Request for a modification to a requirement of the subdivision chapter is allowed per
ECDC 20.75.075. The code requires that all criteria of a variance ECDC Section 20.85.010 to
be met if the requested modification is to be approved. The criteria are as follows': a special
circumstance must exist; no special privilege may be granted; the proposal must be consistent
with the Comprehensive Plan and the Zoning Code; and the proposal can not be detrimental;
and it must be the minimum necessary. i
2. Applicant's ReMonses: Refer to Attachment 4.
3. Staff Response to Modification Reguest to increase the allowable height onparcels A and B:
a) ECDC 20.75.075A specifically states — Requestfor a modLitcation to a Mquirement _of
this chyRter hall be made on the regular subdivision applicationform. The applicant
shall state the reasons to support the approval ofthe requested modification. The
subdivision chapter has specific regulations related to minimum lot area, minimum lot
width, minimum setback requirements, etc. But height is a requirement of the ECDC
16.20, not the subdivision regulations contained in ECDC 20.75. Therefore, to request a
modification to height via the subdivision review is not appropriate.
b) Even if it was deemed appropriate, the modification requests must meet all six criteria. In
relation to sRecial circumstances special circumstances appear to exist, in that the
applicant must hook up to sewer lines on Maplewood Drive, rather than 92 nd Ave. But
stating that such circumstances are limiting development to a single -story house does not
appear valid. The building footprint could easily be placed fin-ther east on the site and
still meet setback requirements.
c) In relation to sRecial Rrivilege, it is debatable whether or not this would -grant special
privilege. The applicant cites the Lincoln Estates subdivision as an example where height
variances were granted to ten lots. However, those were reviewed by the Hearing
Examiner, and the Hearing Examiner issued the final decision. Even if the height
variances had been subrifitted as modification requests to the Lincoln Estates Planned
Residential Development, the plat warranted Hearing Examiner approval of the entire
subdivision, because it exceeded four lots.
d) The proposal of single family residential development is consistent with both the
coLnRrehensive Rlan and zoning ordinance.
April 23, 2003 /Staff Report
Eaglewood Homes fbT Baus
File No. S-2003-26
Page 5 of 7
e) The proposed modifications do not appear detrimental.
It is debatable whether or not the applicant is requesting the minimum necessa . This
cannot be shown effectively without a specific house design, which was not submitted
with the application. In addition, the survey indicates that the topography of parcels A
and B increases in elevation from west to east. If the building footprints for A and B were
moved fiuther to the east, the applicant could build residences higher in elevation. Doing
so may also improve gravity flow to the sewer on 92 d . The applicant also states that
without approval of the increased height, only one-story residences could be built on the
lots. As presented the argument appears invalid. The residences could be moved further
east and still meet setback requirements.
4. Conclusions. ECDC 20.75.075 does not allow staff to review a height variance as a
modification request to a short plat. Even if deemed appropriate, the modifications as
proposed do not appear to meet all of the variance criteria, which is necessary to grant
approval. As a result the modification requests to increase the allowable height on parcels A
and B are denied.
E. Subdivision Review Criteria: Compliance with ECDC 20.75.085
1. Facts: ECDC Section 20.75.085 lists the following criteria to be used when reviewing a
proposed subdivision: Environmental, Lot and Street Layout, Dedications, Improvements, and
Flood Plain Management.
2. Staff Response:
a) Environmental. The proposal involves the use an existing access easement, which will
limit grading. All future improvements on -site must comply with drainage regulations at
time of permit. Refer to Attachment 5.
b) Lot and Street Layo . Each lot exceeds the minimum lot area of 12,000 square feet.
Since no critical areas, as defined by ECDC 20.15A, exist on the site, each lot contains an
adequate buildable area. Lot I fronts on 76h which is designated a collector street by the
city's Transportation Plan. Each lot meets the dimensional requirements as listed in
ECDC 16.20.030. See Section II.A. 1. of this report.
c) Dedications. Dedications will be required at time of redevelopment. Refer to Attachment
5.
d) IMprovements. Refer to the Engineering memorandurn contained in Attachment 5.
e) Flood Plain Manageme . The subject property does not fall into a flood plain zone.
Therefore, this criterion is not applicable.
F. Public Comments
I . Public Comments
a) Tom Farmer of 9011202 nd pl SW. Mr. Farmer expressed concern about the size of the
lots.
b) S. Allyg Billings of 20307 92 nd Ave W expressed concern regarding the utility easement
across the subject property.
2. Staff Response:
a) Lot Size. All lots as proposed exceed the minimum lot size of 12,000 square feet.
b) Desi . The Edmonds Community Development Code has no control over the design of
single family residential lots, unless the lots are within a Planned Residential
ApTil 23, 2003 / Staff Repon
Eaglewood Homes for Baus
File No. S-2003-26
Page 6 of 7
Development. Since the proposal is not a Planned Residential Development, no
restrictions can be placed on the design of the future residences.
c) Tree Preservation. The site does not contain any critical areas as defined by the Edmonds
Community Development Code.
d) Lot Coverage. The new residences must not exceed the 35% maximum lot coverage as
required by the Edmonds Community Development Code 16.20.030.
e) HeightModifications. Refer to section D of this report. Staff has denied the requests.
f) Utility Easement. The utility easement granted to Mr. and Mrs. Billings by Mr. and Mrs.
Baus is entirely a private issue. The City has no authority in the matter.
111. RECONSIDERATION AND APPEALS
The following is a summary of the deadlines and procedures for filing reconsiderations and appeals. Any
person wishing to file or respond to a recommendation or appeal should contact the Planning Department
for further procedural information.
A. Request for Reconsideration
Section 20.95.050.B.2. provides for Staff to reconsider his/her decision or recommendation if a
written request for reconsideration is filed by the applicant within fourteen (14) calendar days of
the date of the initial decision. The reconsideration request must cite specific references to the
findings and/or the criteria contained in the ordinances governing the type of application being
reviewed.
B. Appeals
Section 20.105.010.A describes how appeals of a Staff decision shall be made. The appeal shall
be made in writing, and shall include the decision being appealed along with the name of the
project applicant and the date of the decision, the name and address of the individual or group
appealing the decision, their interest in the matter, and reasons why the appellant believes the
decision to be wrong. The appeal must be filed with the Development Services Director within
fourteen (14) calendar days after the date of the decision being appealed. Appeals are presented to
the Hearing Examiner.
C. Timeframes
The time limits for Reconsiderations and Appeals run concurrently. If a request for
reconsideration is filed before the time limit for filing an appeal has expired, the time "clock" for
filing an appeal is stopped until a decision on the reconsideration request is completed. Once the
staff has issued their decision on the reconsideration request, the time clock for tiling an appeal
continues from the point it was stopped. For example, if a reconsideration request were filed on
day 5 of the appeal period, an individual would have 9 more days in which to file an appeal after
the staff issues their decision on the reconsideration request.
IV. LAPSE OF APPROVAL
Section 20.075. 100 states "A preliminary approval of a subdivision or lot line adjustment will expire and
have no further validity at the end of five years, unless the applicant has obtained approval of the final plat
or has filed an application to extend the time before the approval expires."
April 23, 2003 / Staff Report
Eaglewood Homes for Baus
File No. S-2003-26
Page 7 of 7
V. NOTICE TO COUNTY ASSESSOR
The property owner may as a result of the decision rendered by City Staff request a change in the valuation
of the property by the Snohomish County Assessor's Office.
VI. APPENDICES
Attachments 1 through 7:
I . Vicinity / Zoning Map
2. . Application
3. Plat Map
4. Applicant's response to the Modification Request Criteria
5. Memorandum from the Engineering Division, dated 2/21/03
6. Letter from Tom Farmer received 3/25/03
7. Letter from S. Allyn Billings received 3/31/03
VII. PARTIES OF RECORD
Florine Baus
20214 Maplewood Dr
Edmonds, WA 98026
Tom Farmer
9011 — 202nd pl SW
Edmonds, WA 98026
Craig Reimer
Eaglewood Homes
18607 Olympic View Dr
Edmonds, WA 98026
S. Allyn Billings Jr.
20307 — 92nd Ave W
Edmonds, WA 98026
Parks Division Engineering Division
Planning Division Public Works Division
Fire Department Building Division
April 23, 2003 /Staff Report
1121, 1'2" "- I —
AND WY
122.
2"H 2.
VIEWLAND WY
VIEWLAND WY h— v�,- 121@ 1220
1136 floe §
'2" IS'S '2" tow 1 4
,V1 LAND "WY
'ag
Pef
IM24 Pill,
F-� T 19914 1 1 1 1
1010 1004 flop 1101 lam 1- 190
'a" am
loas a-
024 fall 19922
late
Die Subject Property: —
a" 0214 Maplewood Dr
1111 1121 if" 635 oil 12.30 PIS I Ole
04 1123 Sol 9*3 $02
1136
file 2
1,20 Ste 112
730 1133 got doo Sol 1 20
— is, 1142 - - :1
730 719 718 am 20
811
L we
05
q1=001ft P1
622 1120
me SW OIS JaJ12
012 'to fill III?
— Sol Sol 5W 2018 20310
9221
520 floe ilia 540 R
,IF:RRA QT
1112 $222 9210 9120
Ole 1103 Ilia 1114 510 Ole 20317 am
W2 443 440 44a 1232 WWI W412
431
432 'W 434 421 420 7230 20416 20414
422 421 430 11 420 20418
412 12A
413 4W 1215 1222 20505
402 201
40
3" 20510
341
sm 345 US 321 120D Ste 300
310
"1 312
311 320
z
LU JW 3"
230
< " 227 1255 231 — 20010
floe 261
X
t- 21 215 224
fill 1123 IV 1133 1— 210124
1201 2" 12M
1101 130 013a 20710
rT% 12
10703
F—
I
19710
1970
;z
19714
19722
119730
10729
19720
Iml
19730
19
17 - I"
r -��
1
solo
19010
—
19911
19910
-
Safe
PIS ime
19917
79916
1. 6710
wig
am
8225__
0013
tP927
SO'S
19926
7.9 8711
W25
W21
2DQ20
am
2DO21
Staff
20021
20104
20103
15
105
20107
20114
20121
8711
125 Belo
am
2DIJI Sam
am
M2
202ND
20201 Pool am 8811
9021 Poll 021
20200
121 OW
Belo
2a2N
am
"."a
am
M217
9022
Golo
11 "W 10
am
202M
20227
W301
8031 am
Poll Pool
20304
2030S
if 9001
20:316
20315
go"
20321
PON
am
am
220324 20323
C
Wig
D
D
zJ 20309
RL
20MI
3n7TW
�il
CT
ilk,
CiAl
Zoning and Vicinity Map
—27
20501
2DSCS
Aftachment I
File No. S-2003-26
city of edmonds
land use application
0 AR0ffIWnJRALDBSIGNREMW
0 CowmummPLANAmmmen
0 CONDITIONALUSEPERMT
0 ROME OCCUPATION.
0 FoRmAL SUBI)PASION
SHORT SUBDIVISION W wk�.,
LA)T LINE ADJUSTMENT
0 PLANNED RESIDENTIAL DBvELopmENT
0. OFFICIAL STREET MAP AMENDMENT
4) STREET VACA71ON
ME # ZONE _PS
DA72 RBC'DBYSO—
FIBARINGDATE
oBE e STAFF em e ADB occ
0 1tEZONB
q00
0 SHORBL1NE PERMT
-200
0 VARIANCS / REASONABLE USE EXCEPTION
�P,00
0 OTHER:-
C610 1,� law
PROPEWMADDRESSORLOCATION-Wa%
PROJECT NAM(& APPLICABIX)
PROPERTY 0 WNER
PHONE#
ADDRESS -DO)%
E-MAMADDRM
FAX #
TAX ACCOUNT#
SW- - TVP. RNG.
DESCRIPTION OF PROIECT OR PROPOSED USE
APPIMANT 46!k PHONE #
ADDRESS -MO-) M4"%LMkW'hr' ��'.&L k-A
E-MAIL ADDRESS V%
CONTACT PERSON/AGENT
ADDRESS 10-. 1 *
EK4m ADDRESS
#
The undersigned applicant, and hia&Wfits heirs, and assiM in consideration on the processing of the application
agrees to release, indemnify, defend and hold the City of E&nonds harmless from any and all dwnageg, including
reasonable attorney's few, wising ftm any action Or infiuction band in 'whole or part
maccurate or incomplete information futmished by the h h /I a ts upon W misleading,
4kpp card, isim ts gen oremployees.
Vy my Signature, I certify that the
lmowledge and that I am authorize
SIGNATURE OF
Property Owner's Anthorkation
bon and mdubits herewith submitted am true and correct to the best of my
d7lis
on the behalf of the owner as listed below..
DATE OL�
_V4L
By my signature, I certify that I have Rufficrized the above Applicant/Agent to apply for th s*ect
application, and grant my pamisdon for the public officials and the staff Of the City of Ed e land use
property for the purposes of inspection and posting attendant to this application. monds to enter the subject
SIGNATURE qF 0 ER"�* —0-
0 DATE -9
BOWOU f0rm was mvind an M27/00. -To vaify wbedw it is 80 currese, call .(425) 771-0220.
L1=RARYWLANN0WWa= & HmdmftWW& Hd-IMId Um AMUCOWndo.
ATTACHMENT 2
0
Gft a# RdIomaindf OP M4W3-X
CERTIFICATION
i
DEDICATION
OW " PEWU Er 1� PFAMINIS Od w% ft un*vdomd
OWAM d INISMit 111 00 W W16Y *Wt VAO� %W*bY
Odom 80 ~ Od b �w
&jr
be MXwodtollboa fp* ft We
hwift ft a go
twow 0 - 4 aw � ad d— w
a" dasaft ft um 0 - for aII
ft* , , - - oft ft " W-ed fw
PWPGN% &14 d" aw r tsp ff." boor" hr
cuto OW ab tv" ft I', , 0"', a t"
.. , 9 Of "M 6w&Gd Qld WJ@WA% OW
ftftds to Do W d Me rAft 0 a# do emonexts awl
dwm an We dM Od fw ON PUMIG PWVDM of WdWdW
H lft=bi w Dftd to pw*^ ap" wam WNW
aw SON 8@86WAIO W I W.91110%
in W
a
610 am* " do
dftmi w-h dr-t% w*-w*% w - Ift
or soft WwMkd awl hr ft puMan Mae&
- -6row" or ft Wed - - bv
it*4,,wM:"br wd Mdpw GO
- -aw Zmv Z ft. L w .0 7
ftr - - Gobw ON air ca a—d% ft
Nd am to Iwft
w , of raft or
"hin Oft W-t ub*A@ift malhw ftm
tv/ go aly ado
aw ow� of ft kW IMA
wjbddmOdftwd aWn for ftw hwe a" to
--Wj -W haM ft Cft 0 gftmb. no � wW assirw
b=wwQ"Gf I
Ob wb*Adw or by ea%A4*w-& aw,@bvdkk
w4w Of ft "Oft wom tift ~ wmmo"
ft, dw �d blmwdfb2dI= " be oarAkwal =
an aty E&rwA% ft mo� W uwWw. bw - m4 I ftr
'll , - 9 a. G-d G, d-ft"m le"Mhv In how w 1.
= ft no@%— ul ft CVV of ftmr4s. ft &jw@ww% or
Thin ab*Aft%. dedvatim obw co wd *W.�.&
to hW b WAlft d& 00 hW IS
ft , , of em onwa
IN WITHM WHOW -9 ed ow kw%W wW walw
.7
RECEIVED
I-EB 0 5 2003
PERMIT COUNTER
ACKNOWLEMMENTS
Sk" of —)
CM* d —)
WHI
00 =.d4p
-d d li.".=
aft of
10 b. b" Wd ::m4mt d ach P" rw ft ken aw
pwp�* .. , In r IS
kv wpdtA—t
Lac" Onecammou
LOT 12. PLAT OF MAPLEWOOD HILLS. ACCORDING TO THE
PLAT THEREOF. RECORDED IN VOLUME 10 OF PLATIL
PAGE 121 RECORDS OF SNOHOMISH COUNTY. WASHINGTON:
LESS THAT PORTION OF SAID LOT 12 DEDICATED TO THE
CITY Or EDMONDS PER QUIT CLAIM DEED 992/631 AFN
7607010215.
GURVEY NOT=
INSTRUMENT USED- SOKKIA SET 5 EDU
METHOD USED* IIRP TRAVERSE
APPROMMAIE POINT ACCURACY- *0.05'
SURVEY MEETS OR EXCEEDS STATE STANDARDS PER WAC
332-130-0110.
MONUMENTS SHOWN HUMON WERE VISITED ON JANUARY
IL 200&
THE INFORMATION sNam ON THIS MAP REPRESD47S THE
RESULTS OF A SUWfEY MADE ON INE INDICATED DATE
AND CAN ONLY K CONSIDERED AS THE GENERAL
E)QSTLNQ CONDITION AT THAT TIME.
NO EASEMENTS. RESTRICTIONS OR RESERVATION OF
RECORD YM104 WOULD K DISCLOSED BY A TITLE REPORT
ARE SHOW&L -
DATUM - ASSUMED
CONTOUR INTERVAL - 2 FOOT
0)
Lu
,fJUW ft C" d Ir
Fla 1 OW00 hr —
TMe dir at . aw
ow augorkod fw by go City 41
TKW dw ef 1. 29w
LAND SUMWOK§ CkKnEICATE
TMa nwp e- WaserAm -, il soft by aw w todu IF
nv drecum .11.41:= wM V.
S.v" I - Ad dt the mqwd
L llh6 PUI I
AUDITWS COMFICATE
Q RW 1w 04 06 f"v" Of El LOW Sav
6 ---ft d— . - no —=" =6=11
J&.d= vo. -7-= ndl� ftm—mmup—
Rotor" of c-.*.
Asaw. WERE Mw 5gw-C9awxw--
UTILITY RASEMENT PROVISIONS
An ftnowd Is hwaty Ow ad W=tW to al ubMa
==plat ra
pown � am
0 fed poem %ft Gtw goir"
no go" bastap of am Ww - A aw cww� on= In'.Mch
to bout ky. b ww% , aw *I.- wdwwwjw
QW&^ eabMa. P%W "d Wm �ft
sod~ fw.=,tffp0" of ab ad
Go"@ ow
10 adw up" ft W.4
2�tl E k'r' 5, p — am A
U40LO "ARMLESS AGR=MMT_.._
0~. ww
= wd cog" of owwo or
IN —." - "--, 'IF
, "
be h" Wow
W Wwwo" raw ffiftch be 00ambft" ,
=,,k.M or �;= mw go =0 CwwAlb"wvavw^
m co ft - - """ a" hwbv wal"S.
aM rdews ft CRY Gf Edw"We frwn wV wd ON ftr donapk
0�01 go" by ft ad or I d mM City a"
=r=ft oww% or ftir exceum or ll mLW'
. la to kd� by a"m d ft aWwbwVw4
WA"ww" ow "wation of saw *drAp ftdwk�
Suftv IN M.
S.W. 1/4. N.W. 1/4 SEC. 19 TWP. 27N.. RGE. 4E.. W.M.
SHORT GUSDIVISON
FOR HUM Ilman
Eaglewood Homes. Inc. 01� I
or
2
111111100" Ulm suwfw"x% IN& "TM
a ON pe MR 1136" N&L M06 alk too M 6u=8&TqG§ 2/4/03
CAZ i
Chy of IMMOWS SP "400"
fomnd &oQ 2 r.-d 111c. 21
Or*** Disk A arm DW& a
Fm . Down ar P.Mck. DO.M as, found Vic. r Orame
DWk A runch. D� or
Cason" DWI"
III PW
- - - - - - - - - - T - - - - - - pZjo Zg- - 3d
25* 1- IOTAL SrrE ACREAGE - 1.21 ACRES. A
L PROAM ZONM - RS-12
I SEMACICS SWm ON ARE FoR RuvMNCE
ONLY AND WEST ND RIM.
1,000 2 --4--CMMM OF APPOINAL MW BE MET AM
TIME S40147 KGDmSDN LOCAYED iN FLg
CANK FOW im Im nNAL APPRWAL FOR
W6 Pot* Lanzendarter 5-2003-X
to ce"Wel, 9130 Cascade Dr. Lot 13
Reinc, and Mar Liuska
30 y
9 No IBM I I cp 201 Maplewood 01. MAT
9 So 11111.92 pa E 0.-111
K f IlW
aim 19'7.42 I7Z.9W plop ONAPM OCIA
--- — - — ------ — ---- — CQ
K so I r
(IN FEET)
5 1 inch 30 fl.
Parod A Pwoel 0
IN 4.1
t2JFMA
f
Ir I I. - 6*.Ot
14&311 x b.14111.2k- fS
CATV RbW Ispr -N 9 SW 210.37 r
------ - -------- � Lot 12 1'
2011.27
Femme
14A
3
0 e or OK 210.41 r
4
I.r lt� Parod C 2OL71
37.. fr 2111.414 111,4LU N
23' "b. or*
FL OLU 4r
L-- ----------------------- - -------
r� mor j 1,,.W*od Or Opi, S IAO A" me-
C.P. LS I-ft7g
0179' W A. 0.44. fft" NO. a 3fter
d at Ow Ls 17970 6
Allyn and Carolyn Bill
V 20307 92nd Ave. W. S.. Elsie Hiatt
Lot 11 20026 MOPlewood Dr.
0 CO TV* 2 Ri.W-, ji-Type I
441' BMW 0 Sower M01111019 0 Phone Rimer -6 Fire Hydrant
U1 FL " 190.41 0, -a- Power Pow 0 Cleanout 000 Rock Wall
FIL 2 1911.41 41' Electric Motor 0 Shower Drain �chom Link Fence
IL a 2=11 Ir
or. cp I Water vWvo a Gus Motor - 111bad Fence
M Gas Vah"' 0 Mol 00- - W,. Fence
00cm...0 0 Cwdfwuous - &"I" C&A.
Mother. fro
T� Dammmome
CH Cherry N Hernlock P Pins
0 Dockhmmas M maple S Spuce
Or Fir V THE -
will Fs �w 114.' N-W- 1/4 SEC. 19 TWP. 27N.. RGL 4E.. W.M.
�EB 0 5 2003-
PERW COuN 'TER
S&I
ammounwvg"N
ma� Will
Pon
HUM
Eaglewood Homes Inc.
ousomb
fNW
2
BLE
or
2
INAT1111,
2/4/03
MODIFICATION REQUEST FOR
. PARCEL A
March 5, 2003
Project Reviewer
City of Edmonds
121 5h Ave N
Edmonds, WA 98020
Re: Modiflcation Request, Parcel A — Eaglewood Homes Short Plat.
I
On behalf of Eaglewood Homes, we are requesting a modification of the maximum building
height allowance for the above -referenced project. We are requesting a variance of 3.75 feet to
allow a maximum building elevation of 231 feet per the attached site plan. i
The project involves the sub -division of an existing 1.2 1 -acre developed parcel into 4 residential
lots each with a minimum area of 12,000 square feet. Each lot will be developed with a single-
family residence with adjacent parldng and driveway area. Due to site characteristics, the finished
floor elevation of the site must be raised to accommodate operational sewer and storm drainage
service to the residential lot. This elevation change will place the roof at approximately 28.75
feet above the average existing elevation of the natural ground. We are proposing to raise the
building pad elevation of lot A for the purpose of constructing a two-story building with a height
of 28.75 feet, as measured from the average existing ground surface to the roof s apex.
Per ECDC 20.85.010 Findings: we are prepared to show that:
• Special circumstances are pres ent that will deprive the owner of developing his property.
• This variance request is similar to other'approved cases and should not be granted as a special
privilege to the property.
• The approval will be consistent with the Comprehensive plan.
• The approval will be consistent with the purposes of the zoning ordinance and.zone district.
• The approved variance will not be detrimental to the public health, safety and welfare of
properties in the vicinity.
• The additional 3.75 feet is the minimum distance necessary to construct the desired building
on the residential lot.
ATTACHMENT 4
Site Conditions
The 1.21 -acre project site is developed with an existing house and driveway. The property abuts
Maplewood Drive to the east and 92 d Ave W to the west. Other residential lots bound the
property to the north and south. The entire property slopes down to the west at an average grade
of 7%. Existing storm drain pipe and utilities are located along 92 d Ave W and Maplewood
Drive.
A. Special Circumstances:
According to the City of Edmonds Public Works, the existing sewer line along 92 nd Ave W is not
to be used for future sewer service. Sewer service for lot A must come from the existing sewer
main along Maplewood Drive to the east. As mentioned earlier, the existing ground slopes down
to the west, which makes lot A approximately 12 feet lower than the elevation of Maplewood
Drive to the east. In order to connect to the sewer main with a gravity line, the site grade must be
raised to an elevation of 206.00 per the subdivision survey. This is 3.75 feet higher than the
average natural grade. Don Fiene, assistant City Engineer, has stated a strong preference for
gravity line sewer systems over systems utilizing pumps. The owner is proposing a two-story
building with a maximum height of 25 feet above the new finished grade, which is allowed in
ECDC, and granted to other residential lots in the vicinity. Because the building height, as
described in ECDC, is measured from the existing grade, the proposed building would exceed the
allowable building height. The owner would not be able to construct a two-story building similar
to the buildings in the neighboring area that have been afforded this right. Thus, the on -site
topography combined with the location of available sewerservice creates a special circumstance
that deprives the owner of his right to construct a two-story house like other properties in the
vicinity.
B. Special Privilege:
As stated above, the surrounding area is developed with a number of two-story buildings. Denial
of this request would deprive the owner the rights and privileges enjoyed by others in the vicinity
and zone. Furthermore, in a case with other tw6-story buildings in the vicinity, two setback
variances were granted that allowed for the proposed building locations to be closer to an
existing road to provide a feasible connection to street utility and drainage systems. These two
lots are located on 88th Ave W at the intersection of 207'h St and have the same zoning as the
subject property. Though the example is not an exact duplication of our scenario, it demonstrates
that topography and its relation to available sewer and storm* drainage systems can restrict
development capabilities on not just the subject property, but also to other properties in the
vicinity. Another example is the height modification granted in Olympic View Crest that
required the floor elevation to be higher in response to the adjacent public road being set at a.
higher elevation. Though not of the same zoning and area, this example shows how'
topographical relations can affect development. The topography on the subject property and its
relation to utility and drainage lines is not unique to this and other areas and therefore, the
variance would not be a grant of special privilege to the property.
C. Comprehensive Plan:
The comprehensive plan designation for this area is a low to medium density residential with an
allowable density of four dwelling units per acre. The proposed development meets this
requirement and the variance would not alter the comprehensive plan designation, planned area
density or planned uses of the site.
D. Zoning Ordinance:
The zoning for this area is RS-12 and the proposed development is consistent with the 12,000
sq.ft per lot minimum and single family residential status. The variance is focused on the -
building dimensions and thus, the proposal will remain consistent with.the zoning ordinance and
district.
E. Not Detrimental:
Additional height to the proposed building would not harm or endanger the public health and
safety or create an obstruction for adjacent property owners. In addition, the building massing is
consistent with the neighborhood because the roof and street elevation relationship remains
consistent. For example, the elevation difference between the roof of the existing home to the
north and adjacent street and the finished floor elevation are consistent with the grading and
subsequent building height of the proposed lot development.
Furthermore, the homes west of 92 d Avenue are located along a bluff that affords these residents
a large viewing corridor. The proposed lot has a slight viewing potential like those to the north
and south of the site. But because of topography and existing tree vegetation, houses east of the
site and Maplewood Drive have no view and thus, the proposed building height would not block
any potential viewing corridors. Tberefore, the variance will not be significantly detrimental to
the public welfare or ir�urious to the property.
F. Minimum Variance:
The proposed final grade elevation must be set at a minimum elevation of 206.00 feet per the
subdivision survey datum, approximately 3.75 feet higher than the existing ground to achieve a
gravity line sewer system. This elevation will provide adequate elevation separation for sewer to
function properly. As stated earlier, the City of Edmonds Engineering Department has expressed
a strong preference for a gravity line. Based on a standard two-story building dimension of 5.5-
foot high roof pitch, two 8-foot floor heights, two I -foot floor joist depths and,1.5-fo6t crawl
space height, the minimum building height is 25.0 feet. The addition of 3.75 feet of fill material
to the minimum building height sets the roof elevation at 23 1.00 feet, which is approximately
29.0 feet from the average existing ground elevation. Therefore, 3.75 feet is the minimum
variance necessary to meet the building design standards and provide sewer service to the lot A
of the subdivision.
Thank you for taking the time to consider this proposal, and please feel free to call me if you
have questions.
Sincerely,
Higa Burkholder Assoc., LLC.
M ZkD:a� �s �
MODIFICATION REQUEST FOR
PARCEL B
March 5, 2003
Project Reviewer
City of Edmonds
121 S'h Ave N
Edmonds, WA 98020
Re: Modiflcation Reqqest, Parcel B — Eaglewood Hoi mes Short Plat
On behalf of Eaglewood Homes, we are requesting a variance of the maximum building height
allowance for the above-referen ced project. We are requesting a variance of 1.88 feet! to all . ow a
i
maximum building elevation of 231 feet per the attached site plan. f
The project involves the sub -division of an existing 1.2 1 -acre developed parcel into 4 residential
lots each with a minimum area of 12,000 square feet. Each lot will be developed with a single-
family residence with adjacent parking and driveway area. Due to site characteristics, the finished
floor elevation of the site must be raised to accommodate operational sewer and storm drainage
service to the residential lot. This elevation change will place the roof at approximately 26.88
feet above the existing elevation of the natural ground. We are proposing to raise the building
pad elevation of lot B for the purpose of constructing a two-story building with a height of 26.88
feet, as measured from the average existing ground surface to the roof's apex.
Per ECDC 20.85.010 Findings: we are prepared to show that:
• Special circumstances are present that will deprive the owner of developing his property.
• This variance request is similar to other approved cases and should not be granted as a special
privilege to the property.
• The approval will be consistent with the Comprehensive plan.
• The approval will be consistent with the purposes of the zoning ordinance and zone district.
• The approved variance will not be detrimental to the public health, safety and welfare of
properties in the vicinity.
• The additional 1.88 feet is the minimum distance necessary to construct the desired building
on the. residential lot.
Site Conditions
The 1.21-acre project site is developed with an existing house and driviway. The property abuts
Maplewood Drive to the east and 92 nd Ave W to the west. Other residential lots bound the
property to the north and south. The entire property slopes down to the west at an average grade
of 7%. Existing storm drain pipe and utilities are located along 92 nd Ave W and Maplewood
Drive.
A. Special Circumstances:
According to the City of Edmonds Public Works, the existing sewer line along 92 nd Ave W is not
to be used for future sewer service. Sewer service for lot B must come from the existing sewer
main along Maplewood Drive to the east. As mentioned earlier, the existing ground slopes down
to the west, which makes lot B approximately 10 feet lower than the elevation of Maplewood
Drive to the east. In order to connect to the sewer main with a gravity line, the site grade must be
raised to an elevation of 206.00 per the subdivision survey. This is 1.88 feet higher than the
average natural grade. Don Fiene, assistant City Engineer, has stated a strong preference for
gravity fed sewer systems over systems utilizing pumps. The owner is proposing a two-story
building with a maximum height of 25 feet above the new finished grade, which is allowed in
ECDC, and granted to other residential lots in the vicinity. Because the building height, as
described in ECDC, is measured from the existing grade, the proposed building would exceed -the
allowable building height. The owner would not be able to construct a two-story building similar
to the buildings in the neighboring area that have been afforded this right. Thus, the on -site
topography combined with the location of available sewer service creates a special circumstance
that deprives the owner of his right to construct a two-story house like other properties in the
vicinity.
B. Special Privilege:
As stated above, the surrounding area is developed with a number of two-story buildings. Denial
of this request would deprive the owner the rights and privileges enjoyed by others in the vicinity
and zone. Furthermore, in a case with other two-story buildings in the vicinity, two setback
variances were granted that allowed for the proposed building locations to be closer to an
existing road to. provide a feasible connection to street utility and drainage systems. These two
lots are located on 88h Ave W at the intersection of 207th St and have the same zoning as the
subject property. Though the example is not an exact duplication of our scenario, it demonstrates
that topography and its relation to available sewer and storm drainage systems can restrict
development capabilities on not just the subject property, but also to other properties in the
vicinity. Another example is the height modification granted in Olympic View Crest that
required the floor elevation to be higher in response to the adjacent public road being set at a
higher elevation. Though not of the same zoning and area, this example shows how
topographical relations can affect development. The topography on the subject property and its
relation to utility and drainage lines is not unique to this and other areas and therefore, the
variance would not be a grant of special privilege to the property.
C. Comprehensive Plan:
The comprehensive plan designation for this area is a low to medium density residential with an
allowable density of four dwelling units per acre. The proposed development meets this
requirement and the variance would not alter the comprehensive plan designation, planned area
density or planned uses of the site.'
D. Zoning Ordinance:
The zoning for this area is RS-12 and the proposed development is consistent with the 12,000
sq.ft per lot minimum and single family residential -status. The variance is focused on the
building dimensions and thus, the proposal will remain consistent with the zoning ordinance and
district.
E. Not Detrimental:
Additional height to the proposed building would not harm or endanger the public health and
safety or create an obstruction for adjacent property owners. In addition, the building massing is
consistent with the neighborhood because the roof and street elevation relationship remains
i
consistent. For example, the elevation difference between the roof of the existing home to the
north and adjacent street and. the finished floor elevation are consistent with the grading and
subsequent building height of the proposed lot development.
Furthermore, the homes west of 92nd Avenue are located along a bluff that affords these residents
a large viewing corridor. The proposed lot has a slight viewing potential like those to the north
and south of the site. But because of topography and existing tree vegetation, houses east of the,
site and Maplewood Drive have no view and thus, the proposed building height would not block
any potential viewing corridors. Therefore, the variance will not be significantly detrimental to
the'public welfare or injurious to the property.
F. Minimum Variance:
The proposed final grade elevation must be set at a minimum elevation of 206.00 feet per
subdivision survey datum, approximately 1.88 feet higher than the existing ground to achieve a
gravity line sewer system. This.elevation will provide adequate elevation separation for sewer to
function properly. As stated earlier, the City of Edmonds Engineering Department has expressed
a strong preference for a gravity line. Based on a standard two-story building dimension of 5.5-
foot high roof pitch, two 8-foot floor heights, two I -foot floor beam depths and 1.5-foot crawl
space height, the minimum building height is 25.0 feet. The addition of 1.88 feet of fill material
to the minimum building height sets the roof elevation at 23 1.00 feet, which is approximately
26.88 feet fi-om the existing ground elevation. Therefore, L88 feet is the minimum variance
necessary to meet the building design standards and provide sewer service to the lot B of the
subdivision.
Thank you for taking the time to consider this proposal, and please feel free to call me if you
have questions.
Sincerely, .
Higa Burkholder Assoc., LLC.
M/ark �Das
04-4,
4" st,
Kl
ft
.4M
All
w7A
v�, -4*.'
4:'J
32 12\���
)2 8"
12*
*8 6"
t8 8"
0c,
b
Phone Rise,-/
DATUM. -- 203.811"—
SEWER CLEANOU
GRAPHIC SCALE
Of", �1530� 6'0
SCALE: 1"=,30'
-Fence Comer
1.73'. E & 0.29' N
12" CP
,702
. I I V
Cn
z
M
Z
C
M
a.
0
0.04
F
172.95'
0 '�Wq
OA
Parcel A
I'N
�4
12,870.9 Sf
-b
OD
0
D OB
... ...........
89*23'12" E 145.31
161:92'
a MILMIMINIM10101 WINue a a Ek
0. OC JA
,Cleanout
Rim 203.18
to
0
lborcel BN
13.423.1 Sff
ir
"POV
OD OB
161.19'
M
(A (a
(n
48" SSMH
207.31
�Rim
FL N 199.41 6"
FL S'199.41 8"
.W000 Vence ttyp)- -
0.36
LOT
PT A
203.00'
PT 8
203.00'
PT C
201.50'
PT D
201.50'
809.00
809.00/4 PTS - 202.25'
FINAL GRADE ELEV - 206.00
206.00-202.25
MIN. VARIANCE OF '- 3.75'
.0.83*
X==
140.15'
N
Parcel D
12.870.2 Sf
77-77.7,
G
ravel Driveway
77-7 7 03
no It a 0 0 a a a 0
%Miami
72
r-1
N j 3'12" W
mamaqu
00
Q A
0
co Is
Parcel C Lp 0
. 0 _01
W 13.423.4 Sf
01 Loos
zi
0. 169.49' '216-
KO-6:1
PT A
204.00'
PT 8
204.75'
PT C
203.00'
PT D
204.75'
816.50
816.50/4 PTS - 204.12'
FINAL GRADE ELEV - 206.00
206.00-204.12
MIN. VARIANCE OF - 1.88'
I
U)
tn
ZA
(n
th tn
a
SITE . PLAN
HEIGHT CALCULATIOMS
LbTS A & 13- *
EAGLEWOOD HOMES SHORT PLAT
SCALE: 1 "= 30'
:5
'R d'
.1915�
-�,o -*-a- OVR
_y.-L
x
4q, other
I&vide easements as needed.
x
Access easements shall be a minimum of 15.00 feet wide.
JP-,P -666- "d
-44,
Lots A and B shall take access from 92nd Ave W
x
Lots C and D shall take access from Maplewood Dr..
Shared driveway access shall be a minimum of 1.2.00 feet wide.
x
77 :77
N/A
x
I or s
Construct ive-foot wide concrete sidewalk to City standards
x
along the entire property firontages of 92nd Ave W and
Maplewood Dr.
NIA
x
N/A
x
e hiisfiie 1.7 - uo�
y7
-77
ie! p 4
Provide service to each lot
x
Connect to public water system.
x
x
pe s. pump -
i line
Provide new service to each lot
x
Connect to public sewer system on Maplewood Dr.
x
Veindh !pe; nes, p
pum,
f,'D
, ,
7.
s
ons -01ij eoso�,—k
Provide storm sewer service to all proposed lots.
x
Construct storm detention system sized to provide adequate
x
capacity for proposed single family dwellings and access
improvements in accordance with ECDC 18.30.
Connect to Public Storm s�Tte,m
x
361
01g, r I.-A-1-Y
Connect all new impnous surfaces to detention system
x
x
2
Required for all new services
x
x
dmg� -er,'- Cj',C�Uii
gra'r"- 7
p
.Submit a grading plan as part of engineered site plan.
x
x
gnage,
Address numbers shall be visible from the street
x
N/A
x
V:WvrwkspW3-26 baus pILdw ATTACHMENT 5
'llig
W/bld
0
0
'AL
ReSHjEd for aff utility construction.
x
x
-I;:,' ieti;
W—g
a) Drainage system design review at $50 per lot
x
b) Sewer connection charge/LID fees to be paid in fiffl.
x
c) Drainage system inspection fee at $50 per inspection.
x
d) Plat inspection fee: 2.2% of improvement costs
x
e) Plan review fee: $250.
x
ENGINEERING PROGRAM MANAGER, CITY OF EDMONDS
A ef�Mg AWIMMIM4 49?e,�
qqq cqmpler�d and �hf �qP,#Piq�ox cait"Of r
Authorized for recording by: Date:
,? -V- io-3
DA'M
VAdww\spA03-26 baus pkdoc
Tom Farmer
9011.202nd Place -SW
Edmonds, WA 98026
22 March 2003
ftc,
Ms. Kathleen Taylor Nq �%/ *"Aro
City of Edmonds 12
Development Services Department A '?003
121 5th Avenue North
Edmonds, WA 98020
Comment on File S-03-26
Dear Ms. Taylor:
I am writing about the application from Eaglewood Homes to subdivide the lot at 20214
Maplewood Drive into four single family residential, home sites and'seek two exemptions
to.the standard 25-foot structure height limit. I have owned my property on 202nd Place
SW.'since 1994 And my home: is �about 100 yards east of the proposed construction site.
funderstafid the treftd-towatd-smallet lots and the -economic incentive'to -subdivide. -But
you must brake the current -impulse -to cram the biggest homes possible close together -on
the smallest, lots possible". It m*creases population -density, reduces� lawn, landscape and tree
areas; and violates the character ofthe Maplewood -/Emerald Hift area. This
neighborhood is fighting to strike a balance between moderate -sized well -spaced housing,
landscaped areas and stands of older trees.
The problem is typified by the current construction at the comer of 92nd- Avenue and
Cascade, directly northwest of the lot proposed for subdivision. I don't know how this
thing got permitted. But if you want to see a neighborhood disaster in the making, come
up the hilt and view what looks like a towering beached,fenyboat, wedged- uncomfortably
into its lot, surrounded by unfriendly concrete retaining walls. It dwarfs surrounding
structures and wipes out Sound views for homeowners directly east. No lawn, no room
for trees. Its first occupants will likely have the instant enmity of their neighbors, some of
whose older, traditional, well -landscaped homes are now in its permanent shadow.
Taller: homes. such as Eaglewood Homes seeks. to build are presumably larger homes. ff
you approve-the'Eaglewood application you fin-thersabotage this. neighborhood�put open
and treed, areas under additional - pressure and ultimately degrade everyone's: property *- �
values. it would be tragic it- ten years from now, arriving ferry passengers look*up to our
hill and see:a naked, dusty, Californiaesque hillside free of trees and jammed- with- houses
-- because you did not take steps to preserve and defend thecharacter. of Edmonds.
ATTACHMENT6
Our need to provide more housing for more people is better met through dense -by -design
development such as the Montclair complex at Five Comers, which I think most people
regard as smart, tasteful and successful.
Regarding File S-03-26, I oppose the application as it stands and propose Eaglewood
Homes be granted permission to build two new homes instead'of four, neither to exceed-
25 feet in height. Thus the parties involved will get to make a considerable amount of
money rather than a vast and unbelievable amount; we double the housing capacity of the
lot at 20214 Maplewood; we preserve green and landscaped space; and new construction
is much more likely to fit the character of the area.
I
Thank you for your attention.
Tom Farmer
2
3 07
7z-
7 Y- 5
3 - 5�6-�
"ftefff%
MAR 3 12003
PERMIT Pry arpr-r-
ATTACHMENT 7
03/28/ZOU3 UU:54 YAL ZUO 440 OZ4Z U14 I'l, J qu UUj:
�'Wa ; NO EXCISE UX
NOUN=
FEB 10 1905
f mj" ?
fte Undat9igh0d, RE MM and nM3YF. K. RATM, TIUSband,and
dD vice, vaing the *-m-r- of the follming described real propertys
eq Treat L2, KIPlawood gills, according to pUt t4ft*WF
14V racmnvA in volum to of Fiat--, MR 222, COMCLI-6 Of
C) Srionomilb Countirg berainqtter referred to an "xVxmr
aa
for joa4 and valuable consideration do hereby grant amo convey
Unl:o a. AMIN BrIAMWJ and CPAZU fa. DZZAMMB, husband and wife,
the ownem of the following dac=ibad real property:
T119 POrth 1/2 01 the cast 144.1 feet 99 the ed Idg.1
feet of lot Up Naplawood jIL11m, as rsoarded in volmac
so of plate an page 121, recowde at snahomish county,
A100 NNW M
Lot 2, tdkmAdc OP 9-44-68, hereinafter referred to w
D09IMME ESTATE.
taetr successurn and assiqns a storm sever easaimt over, axonw
And &or*" the fcllmLnCJ described real propertys
A strip of land 10.00 rest wift being a pamfon wr lot
it, maylevood mWor as rewmaw In valmam 10 of Plats
*' page 122. records of rmohoash CoUnLy, Va.# the
It-, line of IMJAh I. d.caribod ac followel
momning at ttle samwest cormer or maid lot 121
tbunws n 09 57145"A 30.00 fast to an existing stOM
never and the point of bavinniml thence it a 09,09*6
167.dd test alaiq tile existing atom sever to the nwrth
liae aS WA JLot 12 and the ad ag the 29.09 toot
atr1D. sauSPT that Dortzan thereof lying tn 92nd Ave.
Thir. saftawit is j=aatod few the banegit 99 the obare
asecribed dominant cztote and swi.j run witn the Ime. SaLd
0"62"t shall he for& the gale purpeae of a stern sower tram fte
dmimant uUte t4riougli a bresently axLstlrg drainage pipe
located in the eamement area of the iervient catate.
All maintenance or tn1n oanenget shall be the abligaUm of
the mwourn of the dominant ostatte, Me OW.tenance ol)IJUAtjon
impog" by this Covenant and saamment inalm41ser by Way of
illustiNtion Gad Athout limitation, zoevIng, me Sewer pipe fLve
of any debric or any Other material whiob Right immir the flaw
of water 'mrouga trA Sewer pipe.
ZO the eym- the owner of the servIent Isatate giort DjaU
tan shava reforemcna parcel, the partioc harato mpea that the
Izzation Of the GtOrm ftwe2 Camement may be relocated vithIA
VOL 211 OFUE1349
88020qo228
UJ/AOfAUU4 UU;00 reAA &UO VAO. CAC419 US IT j 1AUU3
Pascal awduat to the arproval at the citY at Miconds. Thg Cwt
of any rel=tic)n ftf saLd mover lim will be DOM 1W the avner *E
the aervient ccrtata.
The easement and 90""nts CMUM har&Ln &hall be
AprArtanant to and MareLore shan un wtth the land and shall 136
bilhding open and rhall "r, to the henarlt of the ra"OtLve
ownera and wair respactLvQ trawfere", -=MsdOM. hairc,
adminjetratcrs and sgulcma of all ]PUMMI, c"Wq by, through
nod =der Me partlas havate,
WHUM0 this Grant of ftom gewar s"Onenr
. ug
been *V%y exec=cA by the Portion hereto znu day a f
cr,
JOB BMW
A
.5. DAU&
GTATR Or Usffrm-rm
coo v or Aaw-
W j"AdIA'sc- -
I Certify that x knou OF h-a antisfactory evidence that Ma
DAUB and noxxisS M. 5AUS s4ngd t:h"
It to be their free apd volunrAly ant 113atnawnt afta &,*Aowlodw
jor the us" or
A bur
WeRM-nad In the infikewasuL..
Mir Awalfitment axpir"
A ii.51
ir
rn
:13-
q 40
a
'3802090228 VOL 21 19MU1,150
W UU4
-41, ft %t
ce 61
Inyp! !_ 277.aa
rfm 2,350,00
rim 4 073.0c
UQAL IDUCRIPTION
t-0% 2- C4100nda SP
1/0 MVMMIA LAM SURVgVINC
meas 32&A
NCVMTLAKC UMACE, VA.
Const. 170 LF
1/4r NW 1/4 15
c
>
L
sc" :x rur
AD 20
rm ?a
CB go
Inv.= 970.00
rim a aii.53
% a
Woe I
Can" 77LF. I** CIRP
mp
ft 4"c
IV) qj
0
boa unawanound do
nook roof
Qwpa,
Mok d. 40
is on, 13
or-4312 ad
oil
20411
-It
2
I Do.
11P976 aq.
a, a
011P.
ft.
aapa"
0228
VOL 21 19PA0351
ATE ECEIVED
PERMIT E) (PIRES
CITY OF EDIVIONDS.
USE PERMIT
ZONE
NUMEIE��—
CONSTRUCTION PERMIT APPLICATION
JOB SUITE/APf#
ADDRESS
/NgE OF IBUSINESS
PLAT NAME/SUBDIVISION NO.
L6T NO.
LID NO.
151
MAILINd ADDRESS
IWO) Vlko
LID FEE S
PUBLIC RIGHT OF WAY PER OFFICIAL STREET MAP
TESCP Approved
RW Permit Required
Req�d
cl Zip
4ftr
1k
T;LEPH%4E
(WP
EXISTING PROPOSED
REQUIRED DEDICATION- FT
Street Use Permit
Inspection Required
Sidevralk Required Ell
underground
winng required 13
NW;
METER SIZE
"I
NE SIZE
NO. O�F FIXTURES
4
I , 0
PRV REQUIRED
YESx NO
.
IX
REMARKS
OWNER/CONTRACTOR RESPONSIBLE FOR EROSION CONTROL/DRAINAGE
z
z
Iwwwnooc- Rea
CITY ZIP
TFLEPHOVE
E
\)041, t"t
CBLW
-ENGINEERING REVIEWED Br— DATE
W
ADDRES6 I
of 0-) N
11� L Vtj �1.
t4
14- � A -7 /(T)
MEN
FIRE REVIEWED BY DATE
ul
0
cily. ZIP
qV)
Eg
S�E
VARIANCE OR CU
SHORELINE OR ADB#
RW'D -*
INSPECTION 1$
BOND
POSTED
STATE LICENSE NUMBER EXPIRATION� DATE
CHECKED BY
1�4%vtwlo,\vls 44m
4(,/,
[3Y E 'KO
lie
— - — - — — —
SEPA REVIEW
SIGN AREA
HEIGHT
-ji
P ROPERTY TAX ACCO PARCEL NO.
00
COMPLETE
EXEMW
ALLOWED
PROPOSED
ALLOWED
if
PROPOSED
I
§1
-D\I-
I
I
EXP
ML NEW
RESIDENTIAL
PLUMBING / MECH
LOT COVERAGE
ALLOWED
REQUIRED SETBACKS (FT.)
FRONT SIDE REAR
k6POSED SETBACKS (Fr.)
FRONT S,1DE,
PROPO
s�p / . /
REAR
I 'YR
ADDITION
COMMERCIAL
COMPL ANCE OR
CA OF USE
HANGE
.4
1P
q5,�
z
REMODEL
MULTIFAMILY
SIGN
PARKING
REO'D PROVIDED
LOT AREA
I PLANNING REVIEWED BY DkTE
z
2.
ci FENCE
E] REPAIR CYDS ( _ x _FT)
ARK
Lai+
DEMOLISH TANK OTHER
el�q
GA RAGE o RETAINING WALL F RE SPRINKLER
CARPORT ROCKERY F:RE ALARM
4L C-r
kUS1INt0,R.ACTlV EXPLAIN:
(rkE OF I�E,
--
see.
CHECKED BY TYPE
OF CONSTRUCTION
CWE
OCCUPANT
A
I
-7
I
GROUP)��)V
W
0
N�,,MBER
0
NUMBEh OF
WELLING
CRITICAL I I" I
AREAS 0)_AY
I
SPECIAL INSPECTION
JAREA
0
STORIES
NITS
N
REQUIRED 0 YES
LOAD
DESCRIBE WORK TO BF -PONE
REMARKS
PROGRESS INSPECTIONS PER UBC 108/FINAL INSPECTION REG'D
* 5(9.y.
affob(l
0 -7 It
T'
lk
VALUATION
CM
DIEt'r,
Description
FEE
Description
FEE
MV. PotZ04 0 1�-
Plan Check
State
j
Surcharge
HIPAT SOURCE
LM
%
J
LOT PE %
Building Permit
City
Surcharge
6
PLAN CHECK NO:
S F4 40'
Plumbing
Mechanical
'COVERS
THIS PERMIT AUTHORIZES ONLY THE WORK N PERMIT WORK TO
I=
BE DONE ON PRIVATE PROPERTY ONLY. ANY CONSTRUCTION ON THE PUBLIC
Grading
DOMAIN (CUIRBS, SIDEWALKS, DRIVEWAYS, MARQUEES, ETC.) WILL REQUIRE
SEPARATE PERMISSION.
Engr. Review
PERMIT APPLICATION: 180 DAYS
9L
PERMIT UMrP I YEAR - PROV19ED WORK IS STARTED WITHIN 180 DAYS
Engr. Inspection
SEE BACK OF PINK PERMIT FOR MORE INFORMATION- -
'APPLICANT, ON BEHALF OF HIS 00 HER SPOUSE, HEIRS, ASSIGNS AND SUCCESORS
Fire Review
Plan
Chk. Deposit
IN INTEREST; AGREES TO INDEMNIFY, DEFEND AND HOLD HARMLESSTHE CITY OF
M
EDMONDS, WASHINGTON, ITS OFFICIALS, EMPLOYEES, AND AGENTS FROM ANY AND
Fire Inspection
Receipt
#
ALL CLAIMS FOR DAMAGES OF WHATEVER NATURE, ARISING DIRECTLY OR INDIRECTLY
!3
FROM THE ISSUANCE OF THIS PERMIT. ISSUANCE OF THIS PERMIT SHALL NOT BE
DEEMED TO MODIFY WAIVE OR REDUCE ANY REQUIREMENT OF ANY CITY ORDINANCE
Landscapeinsp.
Total
Amt. Due
/1�1f,
0
NOR LIMIT IN ANY WAY THE CIIYS AS LrrY TO ENFORCE ANY ORDINANCE PROVISION.'
Recording Fee
Receipt
#
I HEREBY ACKNOWLEDGE THAT I HAVE READ THIS APPLICATION; THAT THE INFORMATION
GIVEN IS CORRECT; AND THAT I AM THE OWNER, OR THE DULY. AUTHORIZED AGENT . OF
APPLICATION
APPROVAL
THE OWNER. I AGREE TOPOMPLY WITH CITY AND STATE LAWS REGULATING CONSTRUC-
I
CALL
This application is not a permit until signed by the
TION; AN DOING THE WORK AUTHORIZED THEREBY, NO PERSON WILL BE EMPLOYED
Building Official or his/her Deputy: and Fees are paid, arko
11`� Vj.%�flN OF THE LWR CODE OF THE STATE OF WASHINGTON RELATING TO
FOR INSPECTION
receipt Is acknowledged in space provided.
WORrE S COMPEN
E _j �A�N >SIPANCE AND RCW 18.27.
(425)
DATE
611 71P 3
81 It (0 ff E
DATf SIGNED
Ib
771-0220
- If
RE&UED PY /DATE
ATtEqfION
L T
IT IS UNLAWFUL 0. USE OR OCCUPY A BUILDING OR STRUCTURE UNTIL
M. 1333
7//2-3
A FINAL INSPECTION HAS BEEN MADE AND APPROVAL OR A. CERTIFI-
ORIGINAL - FILE - YELLOW - INIPECAR
CATE OF OCCUPANCY HAS BEEN GRANTED. UBC SECTION 109
PINK - OWNER - GOLD - ASSESSOR
04/02 PRESS HARD -YOU ARE MAKING 5 COPIES .GREEN - ACCOUNTING
Ctf� of Edmonds SP:#S-2003-X S.W. 1/4, N.W. 1/4 SEC. 19 TWP. 27N., RGE. 4E., W.M.
:i Found MtC. 2 Found MIC. 2"
Brass Disk & PUGET DR
Punch Down 0.2' Brats Disk & 196TH ST. SW
Punch, Down 0.51 Found MIC. 2a Brass <
AN IDIsk & Punch, Down 0..
z
S 89'22'37" E 36
Cascade Drive PROJECT NOTES It SITE
04 6, VC C"I
_SS -_SS -SS -SS z
6* PVC N 1. TOTAL SITE ACREAGE - 1.21 ACRES. 3d
8 P.: 9%4
2. PROJECT ZONING - RS-12
FL 193.54 8' 71GHT LINE NEW RECEIVED
ROOF DRAINS TO
3. SETBACKS SHOWN ON ARE FOO REFERENCE
25' EAST. PLAT
RETENTION ONLY AND VEST NO RIGHT. lie.
SYSTEM MAIN ST. APR 1 1 2003
V r Fou W11C, 2* 4. CONDITIONS OF APPROVAL MUIT BE MET AND
io U_ a Or* Disk & CAN BE FOUND IN THE FINAL APPROVAL FOR AC�T�
.66; Pun Down 0.3' THE SHORT SUBDIVISION LOCATED IN FILE PARK
103 PERMIT COUNTER
WALNUT 212TH
S-2003-X.
3.5 LF G'P UJ LU
x tz
0 2.85X 74'-S" 23' 0" L
CS TYPE I-L 42-65
CONTROL STRUCTURE
1.73' E 0.29' N TOP - 205.0 150' TO ECK % CINITY MAP
199.85
IE(W-N) 3.03 PRWRY CONTACT:
0.04 z
24 0
S 89*23'32" E Laur!9 Hedge 1--m. �gnjo 311.10- DI ED
H20' APPLI�ANT
WaS FjLO
bj
W 195.82 1 &024;.- �17!FQFV r- EAGLE 0
IE SW 198.92 8" V4 1860�
It E 19&92 12' EDMO S,
7.*2Fn, NO
13 TIA 197.42 RD ---- --- ------- ATTN. CRAIG
Is* C I sm PHONE: (4 L -C
TYP. 2 TY .
FAX: 42
AIN M 21&
26. OR PVC ROOF I
CS1
12 to (TYP-) 021 SITE ADDRESS: or) Jh
00 RD R11 A A -,)U Web`
MAINTAIN ' MIN 202
ak t& A TIGHTLINE
C TC
COVER 0 R 0 E ISTING EDM 6
A
DETENTI PIPE
E SW 799, d3
0. 0- RE
C1 Go a. - . leblT COVERAGE CALC.
E ME 9109. 46 8" 25' SYSTE 4 -M
R N ASPHALT 0. & 5
BTM 1 &48 GV Parce DRIVEWAY Lff ARRAIIII 1=70 M FT. < � !
to, 10, 12.870.19 f 0 214.0' BUILDING SQ. FT. INCLUDING 0
0
D"o r a
HOUSI1, DOW GARAGF, FRONT
;3 L.
SI 89*23'12'1 E
CI Mout 1. )25 9 PORCHIIII ONG- M FT. eAft
roe 145 0 T' '100 11118701111 aft%
RI n 203.88 4" z
b 161.9p' :2 IN .65'
CATV Riser Lot 1 JI/ U 10 It SW 210.37 8
TM 208.27
00 .5 26 TOTAL IMPERVIOUS ARE"
Phone Rise 0 ./ 6 1 1 1 q -.t" BUILDING STMW"M AS NOTED
.36, x 24* ADS R DUCER i
ir_ 2 TYP. 52 ok- ABOVE it "S.M FT. %Pb
P40" E 21041 8
sw :E 210.2*1 12' DRIVIMY ARRANXII111111111 M FT.
RD
4% BTM 208.
71, TOTAL IMPERVIOUS AREAw,111111"
Pcrce C
13.423. Sf M FT.
r4 Parcel B 25' . \1
0! 10
25' 13.423.1 Sf
Rim 213.39
IF
25' FL 202.99 5'
Bufld�q Setback U
93
no
RIAIL CALC. PARCEL"V
4 'a 1 .11
25.01 - 1 169. ' W
- W5od FR- 49'
0.31 0.3611 .32
C S 89-22'53" E q at�
TYFE-T-1 r, 133).67'
Ce L1 Found Reber & coal 1.
TOP - 205.0
C E) z
T Cap. LS 17979
L[1E(N:)f-71998S Elsie Hiatt 15 DIIII21
SIDEWALK FORIV? 0.21: South R
�.6G 2 026 Maplewood Dr. AV 141111213.1IS'
(A Allyn and Carolyn Billings Lot 11
:INSP IONS REQUIRED 3. V) I MAX 213JW 2V=23&W
I ound Reber & 20307 92nd Ave. W. = No U_
I Cap, LS 7979 LEGEND A RIDGE 0 238.25'
0 0.79' W & 0.44'
NSTRUCTION
'TEMPORARY CO a CB Type 2 111 CA7�.( Riser 0 CB Type 1 M I N FL R 6 21ILW
(3) Sewer Manhole a Phone Riser -6- Fire Hydrant 214.W
0
0 s,.-ENTRANCE REQUIRED
-0- Power Pole 0 Cleanout cx:-o Rock Wall UPPER 0 22&W
V) FL N 199.41 6*
TOP 0 23tW
FL S 199.41 8* a Electric Meter 0 Shower Drain -*-Chain Link Fence
E 200.11 6'
DO Water Volvo 0 Gas Meter Wood Fence
6" CID
III Gas Valve a Moll Box Wire Fence z
25' %tat Cleanout 0
10 Deciduous Coniferuous Buried Cable Rim 216.28
40 Marker, FO
SITE9 GRADING, DRAINAGE PLAN TME DESCRIPTIONS 01 1 NM ROOF DRAINS* TO
SCALE 1 209-099 CH Cherry H I Hemlock P, Pine
kT RETENTION SYSTEM1
RACTOR IS RES"SIBLE FIXI D Deciduous M Maple S Spruce k
F Fir
N CONTR(X. AND DRAINAGE 165-CU. YD& OF DIRTTO BE
REMOVED OFF gin
L L
A'C
,�E �(4, E �74
42
so
It SW 198.92
IE E 198.92 1
OTM 197.42
Foui - n . di MtC. r Cl� of' Edrmonds SP'#S-2003-X
Sm" Disk & Found MIC. 2*
Punch. Down 0.2' Brats Disk &
dft , Punch. Down 0.5'
,25'
IE ME 199.48
OTM 19&48
S.W. 1/4, N.W. 1/4 SEC. 19 TWP. 27N., RGE. 4E., W.M.
S 89'22'37" E
Cawwde Drl"
SS -SS -SS
FL 193.54 8'
d MIC, 2*
.Disk de
Down 0.3'
0 2.85X
1.73' E & 0.29'
Sc 12* CP
1024-
as
Iftl
1 .7 NEW
INSPECTIONS REQ'b
dk,425-771-0220 EXT. 1326
TIGHT LINE NEW
ROOF DRAINS TO
EMST. PLAT
RETENTION
SYSTEM
CONTROL STRUCTURE
TOP - 7n% n
3'
26-
R
1 &;AIM`C(
TX)F,
12
110,
IN
MAJNTA N ' MIN
COVER 0 R
DETENTI PIPE
C1
Parcel
10' 10.
12.870.9, SF
/
0"a C
D184
S1 89-23-12- 1 E
b 161.9p'
36' X 24* ADS R DUCER
2 TYP.
RD
Parcell B
B
13,423.1 S1
25'
0 L/ 25'
0
14J1, V)
Lot 12
00
25
Found MIC, 2' Bross
!Dlxk & Punch, Do" 0.6*
363.95'
PROJECT NOTES I Ln
TOTAL SITE ACREAGE - 1.21 CRES. 7 t
30'
2. PROJECT ZONING - RS-12
3. SETBACKS SHOWN ON ARE FOlt REFERENCE
ONLY AND VEST NO RIGHT.
4. CONDITIONS OF APPROVAL MU�T BE MET AND
CAN BE FOUND IN THE FINAL APPROVAL FOR
THE SH09T SUBDIVISION LOCATED IN FILE
S-2003-X.
42.65' 74'-'0' 21 0
;�W jTO CK?.'
0
31iio.
'Tay; r1P EAVE
TYP.
0 A 021
CC) ses fill
W
. -7M -,r RI WAY I
RD 7.
.6. 1 TO E 1!
RE
SYSTE
ASPHALT
DRIVEWAY
-0 214.0'-'
.4
b
Parcel C
13.423.Asf
0
P40'
ni
0
1 25'
P_a_ 1
Bod
Setb..k
X
9 Une7l�)_��
.0
Z11,
b
169.49'
IL 0.31 Wdod Finca (typ�
S 89-22'53' E
4-
*0' 369V
V 409_k5or-
F1' go
33D.67'
CB TYPE I-L
TOP 20 5,0
I,
Found Reber &
Jaund
IE(N):199.85
_
Cap, LS 17979
0.21'.South
I
Elsie Hiatt
. .
2 (1026
Maplewood
Dr.
3:
Reber
d C I B*111
& ACCE' OWWWWRE
Lot
11
- Cap. LS 17979
LEGEND
0.79' W & 0.44' N
MATERK
a CB Type 2
w I CATV Riser
0 CB Type 1
0
SDR 35
48 SSIAV
Sewer Manhole
a Phone Riser
-6- Fire Hydrant
0
_�Im 2830H 40
-o- Power Pole
o I Cleanout
cxDc> Rock Wall
*
-
FL S I
E 2MI6 HANCOR
a Electric Meter
N Water Valve
0 Shower Drain
I
-Chain Link Fence
6* CP
25'
M Gas Valve
a Gas Meter
0 Mail Box
41"
Wood Fence
-x- Wire Fence
Deciduous
Coniferuous
- Buried Coble
SITE, GRADIN69 DRAINAGE PLAN
Marker, FO
TME DIESCMIPT1611111118
SCALE 1 20'-0"
CH Cherry
H Hemlock
P Pine
D Deciduous
M Maple
S Spruce
F Fir
DR
1987H ST. SW
SITE
z
-A - OVED AS NOTED
ki0V E D
10
01 ENGINEERING
Iiie
;0
MAIN ST. JG
YM17F�_
WALNUT
VICINITY MAP
PRNARY CONTACT:
APPLICANT/OWNER/DEVELOPER:
EAGLEWOOD HOMES
18607 OLYMPIC VIEW DR.
EDMONDS, WA 98020
ATTN. CRAIG REIMER
PHONE: (425) 771-6822
FAX: (425) 775-8395
SITE ADDRESS:
202 MAPLEWOOD DR.
EDMONDS, WA 980 6
COVERAGE CALC.
LOT AREAs 12870 SM Fr.
'-S
BUILDING SQ. FT.. INCLUDING
HOUS1111,4101111119, GARAGE FRONT
PORCH- 26W S& FT. �11* A_)�)
T I
GE 21 .17 n 0 11 M"O. Ift % %11010�
IE SW 210 37 8"
TM 208.2*7 104 VA)
!A
TOTAL IMPERVIOUS ARE"
CTUREI I
T BUILDING STIM NOTED.
GE * 71 A8OVIIwX"&=L
E 210.41 87
E 210.21 12- DRIVWAY ARIAX&M SM F*- �00
01 BTM 208.71
'_j TOTAL IMPERVIOUS AREA06"
Ck
tA101 Oft FT.
Rim 213.39
FL 202.99 B*
MA)L CALC. PARCEL "Ir
CE211 5.
Cm*"' 5'
D021
A V
VC
Aj:j
140213"
I
ig
RUM
IM213.26" + 2W=238.W
I
ACTUAL RIDGE 0 23a.25*
MAL RE
MAINF-
R021&W
GARAGE
SLAB@ 2140
UPPER FLOOR
0 22ILW
TOP PLA:
IE 0 233.0'
cleenout
Rim,
7 9= I NEW ROOF DRAINS TO
F=-T RETENTION SYSTEM
tu
r_
0111
-Z
C)
Ld
RECERVPM
00
fum 7 -IL'b AN
.0
GRADING
I W CU. YDIL OF DIRT TO BE
REMOVED OFF SITE
2 ceo
APR vi
PERMIT COUIVTER
IV-11-61
1251
M
M.
.. ....
ruuflu IV11%-o --
Brass Disk Brass Disk Found MIC, 2" Brass 524 196TH ST. SW
PL,jnch, Down 0. 2' Punch, Down 0. 5' Disk & Punch, Down 0. 6'
MAPLEWOOD
S 89"22)3 7" E 363.95 L� �RK
_j
Cascade Drive PROJECT NOTES ^In a_
SITE
z
N 6 P Vc __SS__ ._SS ____SS CAS AD
S _-_SS
1. TOTAL SITE ACREAGE -- 1.21 ACRES.
61, PVC -30 >
r ----------------------------------------------------------------------------------------------------------- Ln < 4
0 �__' S--* ---------- ----------------------------------------------------- ------------- ----------- I
_§KLH SI�RRA ST.
Rim 199.84
C� 2. PROJECT ZONING - RS--12
FL 193.54 6 TIGHT LINE NEW 0) 20 LU
ROOF DRAINS TO LU
3. SETBACKS SHOWN ON ARE FOR REFERENCE
25 EXIST. PLAT I
RETENTION ONLY AND VEST NO RIGHT, <
MAIN ST.
SYSTEM
_j
4. CONDITIONS OF APPROVAL MUST BE MET AND\ /YOST/ -4-
Fou d MIC, 2 1
(D I I CAN BE FOUND IN THE FINAL APPROVAL FOR
Bras Disk & J)
CY) 0) Punc�I, Down 0. 3' THE SHORT SUBDIVISION LOCATED IN FILE PARK W
WALNUT �A
212TH
LU LU
S-2003-X. &0'
3.5 LF 6 )PPV 0 tt'
@ 2.85%
CB TYPE 1 -L 42.65 74'-6 234P
It --a- 0--**- 1
CONTROL STRUCTURE
0 1.73' E & 0. 29' N rop = 205.0 VICINITY MAP
3.50' TO C ECK
I E(W- N)= 199.85 MARY CONTACT:
12 CP 3.03' 30 PRI
S 0.04., 0.8 LO
I \ Wir�, F24 :1>1,, a. 2:
I-W-1 r _)(H 18' H20" APPLICANT/OWNER/DEVELOPER:
Hedge D1 0" D81P
41�_
32 S 8902332" E Laurel I%
JE- 4 313.10
201., EAGLEWOOD HOMES
I f-,, NW 65 0
14 0 18607 OLYMPIC VIEW DR.
Ex. co
Sw. 198, 9 2 8 f
�v9v iq 9. 7 5 EDMONDS, WA 98020 V j
'19 8, q 2 12" ------
75-NEW
IE(F) I IC
B TM 197.4.2 J'A'f� 0 1 lini 1 r 4 ATTN. CRAIG REIMER
RD i
z
EAVE %
ESI DEN C 4 -6822
18" C.1 1. SED R TYP. V) PHONE: (425) 771
Ty
7 '16; P. R1 0
411 f-D V
v ROOF7.__,_ FAX: (425) 775-8395 LU
MAI -N.R 0 215.
6 N
ell" TYP.) z
DRAIN 0 rNA A "I'_' SLAB 0 21 r
(j
SITE ADDRESS:
LU
00 RI WAY CATC
RD b 202 MAPLEWOOD D R.
A
%
MAINTAIN MIN y AS TIGHTLINE EDMONDS, WA 980 6
0\1 --R
COVEP To ISTING
201-'58 1.-1 'C") WNC�_�_ 1�0090_00D-0�1-0() C) *IT
DE'FLNTIO I-"IPE I , 4
RETE ION z
I I"" S W 14 1 YSTE LOT COVERAGE CALCM IIJ
ix-j S
IE NE 19 9.4, 4 \ �
04 25 L ASPHALT V) CO. z
LOT AREAwo 12870 SQv FTv LU N
t,.3'rm '198.48 DRIVEWAY
P C' K I I I 1 4 A 4 . ' " , --- -
"V 1 @0 214. 0' BUILDING SQn FTu INCLUDING C)<
'100 12t8'70.9 Sf 11 1.
J
lo, 25'
ARAGE, FRONT
4
DRNO, 16 0
HOUSEV
V)
CP
/11b PORCH= SQm FTO
N.
145), 10 1 JTT CB Type 1
/1-28
Cleanout ..... .. T\ GE 213.17-
S 89-23"12" E �?` /
Rim 203.88 0.1 - 24" 70- 2W.6 % P"D_ �N'
9, 51-65
IE SW 210.37 8
I ... 0 12 �*23`1 2
CATV Rfoer Q \�TM 208.27
C
00 215 TOTAL IMPERVIOUS AREAS
T
Phone Rise BUILDING STRUCTURE AS NOTED
0 CA Type 1
_4t 0 �0 GE 212.71
'36" X 24" ADS R"DUCER RD ABOVE'"200"Q. FT. AN X)�l
2 TYP. S2 0�1 P40" I E E 210.41 8
I E 210.21 2', DRIVEWAY AREA 02996 SQ. FT.
0
0) B TM 2 0 8.71
CH6" low
RD 00 *,.A TOTAL IMPERVIOUS AREA"24M6 CL/
S24' Parce C
C
N LUj 3,423.4. Sf SQ. FTR
LLJ 21,
Parcel 8 25' - 48" SSMH LU
00 0 C)
13,423.1 Sf
'q- Rim 213.39
r-.j
25' co
0 S61' FL 202.99 8
C V r- 0
25'
Building Setback Line <
2. 9 3 yp)
00 1 0 MAX EIGHT CALCm PARCEL vol)"
0 LU
z >
09 24" 4.8 0 Aso"n2l3alr5"
v,) 2' 5. 0,6 19 6 --------------------- - ------
1119 F.6 L 169.49
00
ood c e
0 F##
Hedge typ -0.31' 0.36 '00 8=213no .0 < (5)
C CB TYPE 1-L S 89022 53 E 179" 330.67 C=21 1 5" C)
Found Rebar
TOP =1 205.0 U-i
Cap, L S 17979 D=214w0
IE(N)=xl 99.85 Elsie Hiatt _j
0) 1 r) 01, qnlltk I - __ __ __ - - - - - - __ _ .4
P'W
STREET FILE
AR 1
,IT CoUMER