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IBIT 2
DATE-3�~��l FILEIFP
FEE$ OD RECTA
CITY OF EDMONDS
Irk -LIEU PARK FEE$
APPLICATION
Re c t #
'
►. FOR
A..PO'S TITLE REPORT
PLANNED RESIDENTIAL DEVELOPMENT
COMPLETE LEGAL DESCRIPT.
MAP GRADING PLAN
ENV.ASSES. CK'LIST
ADB FILE 6 %/-�%
APPLICANT Metco Construction, Inc.
Phone_ 363-0316
Address 17018 - 15th Ave. N.E., Seattle,
Wa.
Zip Code 98155
OWNERS) .**-*Clifford A. Lenz, Sr.
Phone (619) 435-8143
Address 1120 Alameda Blvd., Coronado, Ca.
Zip Code 92118
ARCHITECT/DESIGNER Lovell-Sauerland &
Assoc., Inc.
Zip Code 98020
Address 23106 - 100th Ave. W. , Edmonds,
Wa.
Phone 775-1591
LEGAL DESCRIPTION OF SITE Tract 47,
Meadowdale Beach,
according to the plat thereof
recorded in Volume 5 of Plats, on
page 38, records of Snohomish County Washington.
***The undersigned Owners are not the applicant. The applicant is not an agent for the Owners.
The applicant is acquiring the subject property from the Owners Owners ar_e Gianina 4-k c3nc„
ment solely to allow access to the property and to consent to the application, and do not join
in any representation or hold -harmless.
EXISTING ZONE CLASSIFICATION RS-20
PROPOSED ZONE CLASSIFICATION, if a change is being requested No change
reques e
TOTAL AREA OF PROJECT 4.78 acres
NUMBER OF DWELLING UNITS PERMITTED 10 Include method of computation:
See attachment for r.ethod.of computation
NUMBER OF DWELLING UNITS PROPOSED Y
Release/Hold Harmless Agreement
The undersigned applicant , his heirs and assigin consideration for the
City processing the application agrees to relase, indemnify, defend and hold
ns,
the City of Edmonds harmless form any and all damages and/or claims for
damages, including reasonable attorneys' fees, arising from any action or
inaction of the City whenever such action or inaction is based in whole or in
part upon false, misleading or incomplete information furnished by the
applicant, his agents or employees.
Permission to Enter Subject Property
The undersigned applicant grants his, her or its permission for public
officials and the staff of the City of Edmonds to enter the subject property
for the purpose of inspection and posting attendant to this- application
Ls
0wner's authorization, by notarized �ignature, is required for any4pplication submitted by an agent. gnatur o uer or g,
a.
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CITY OF EDMONDS ENVIRONMENTAL CHECKLIST
A. BACKGROUND
1. Name of proposed project, if applicable:
Preliminary plat of Meadowdale Ridge,
a Planned Residential Development
2. Name of applicant:
Metco Construction, Inc.
3. Address and phone number of applicant and contact person:
Metco Construction, Inc. Contact Person: Jim Miller
17018 - 15th Ave. NE Lovell-Sauerland & Assoc. Inc.
Seattle, Wa. 98155 23106 - 100th Ave. W.
Telephone: 363-0316 Edmonds, Wa. 98020
Telephone: 775-1591
4. Date checklist prepared:
July 17, 1987
5. Agency requesting checklist:
City of Edmonds Planning Department
6. Proposed timing or schedule (including phasing, if
applicable):
Plat approval 1987; Plat development 1987-88; no phasing
projected.
7. Do you have any plans for future additions, expansion, or
further activity related to or connected with this proposal?
If yes, explain.
No.
8. List any environmental information you know about that has
been prepared, or will be prepared, directly related to this
proposal.
Topographic Survey;
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Preliminary Plat Map;
Environmental Assessment;
All as submitted herewith.
9. Do you know whether applications are pending for
governmental approvals of other proposals directly affecting
the property covered by your proposal? If yes, explain.
No.
10. List any government approvals or permits that will be
needed for your proposal, if known.
Approval of preliminary and final subdivision plat by the
City of Edmonds.
Approval of planned residential development by the City of
Edmonds.
Approval and issuance of a conditional use permit by the
City of Edmonds for site grading in excess of 500 cubic
yards.
Approval of final development plans by the City of
Edmonds.
Issuance of seven residential building permits by the City
of Edmonds.
11. Give brief, complete description of your proposal,
including the proposed used and the size of the project and
site. There are several questions later in this checklist that
ask you to describe certain aspects of your proposal. You do
not need to repeat those answers on this page. (Lead agencies
may modify this firm to include additional specific information
on project description.)
The instant proposal is for the subdivision of a presently
vacant parcel of land, having an area of 4.78 acres, into
seven residential homesites and one large open space
tract, including the site development necessary thereto.
The open space tract will have an area of 2.72 acres with
the ownership thereof distributed equally among the owners
of the seven home sites. Site development will include
grading, excavation, and trenching necessary to the
preparation of building sites, construction of a
peripheral access street and installation of necessary
utility systems.
12. Location of the proposal. Give sufficient information for
a person to understand the precise location of your proposed
project, including a street address, if any, and section,
township, and range, if know. If a proposal would occur over a
range of area, provide the range or boundaries of the site(s).
Provide a legal description, site plan, vicinity map, and
topographic map, if reasonably available. While you should
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submit any plans required by the agency, you are not required
to duplicate maps or detailed plans submitted with any permit
applications related to this checklist.
The subject proposal is located on the west side of 68th
Avenue W. at 161st Street S.W. in the southeast quarter of
the southwest quarter of Section 5, Township 27 North,
Range 4 East W.M. See preliminary plat for full legal
description.
TO BE COMPLETED BY APPLICANT
B. ENVIRONMENTAL ELEMENTS
1. EA1UH
a. General description of the site (circle one): Flat,
rolling, hill , stee slopes, mountainous, other:
Moderate to steep slopes.
b. What is the steepest slope on the site (approximate
percent slope)?
45% slope within proposed open space tract.
c. What general types of soils are found on the site
(for example, clay, sand, gravel, peat, muck)? If you
know the classification of agricultural soils, specify
them and note any prime farmland.
According to the Soil Survey of Snohcmish County
Area Washington, as published by the Soil
Conservation Service of the United States
Department of Agriculture, the soils consist
generally of Everett gravelly sandy loam which is a
very deep, somewhat excessively drained soil on
terraces and outwash plains, having formed in
glacial outwash. Typically, the surface layer,
where mixed to a depth of about 6 inches, is dark
brown gravelly sandy loam. The subsoil is dark
brown very gravelly sandy loam about 12 inches
thick. The upper part of the substratum is brown
very gravelly loamy sand about 5 inches thick. The
lower part to a depth of 60 inches or more is dark
brawn extremely gravelly sand. In some areas the
substratum is weakly cemented.
Permeability of this Everett soil is rapid and
available water capacity is low. Runoff is medium
and the haxazd of water erosion is moderate. Roads
require suitable surfacing for year-round use and
rock for road construction is readily available in
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The main limitation for homesites
absorption fields is steepness of sl optic tank
density of housing is moderate or high, cmmunIf the
sewage
�'S are needed to prevent contamination
of water sewa PPlies as a result of seepage f�
g disposal systems.
soils there surface indications the orIf history of unstable
mediate vicinity? so, describe.
No slumping, sli.
e. or erosion is evident on any
Portion of the sit
e. Describe ,the
quieantites of Purpose, type, and approximate
any filling or grading Proposed. Indicate
source fill.
Moderate to significant grading
Lots 5, 6 and 7, and withiwill occur within
the private road right of way the westerly half of
the building sites Y t° properly Prepare
Overall site grading,a road bed located therein.
cutting of 7000 cubic pyards of l ll re the
filling of 1000 cubic material
the
deportation of a Yates °f material and the
material. surplus he 6000 cubic yam of
material ��� for crushed
it will be unneces rock road surfacing
material in the course of sary Project development.
io tffsite
f' Coulderosion
Occurs as a result of clearing,
construction, or
use? ifgenerally describe.
Increased erosion potential is a usual s
Of the clearing and nsequence
prior to and during �� of land, therefore,
controls will be installed and ma and clearing,
Purpose of and intained for the
erosion. preventing and,/Or minimizing such
9* Aed with
bout what percent of the site will be
e le, asphalt o buil ous surfaces �Js) project Construction (for
The project will
approximately 12 involve overcovering of
percent of thebuildings, roadssite
and driveways.
h• proposed measures to
other impacts to the earth anyr Control erosion, or
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Temporary erosion and sedimentation control
measures will be established prior to any site
disturbance and maintained throughout construction.
The slopes contained within the proposed 2.7 acre
ccamton open space Tract 100 will be subject to
clearing, grading and tree cutting and trimming
limitations to maintain existing soil and slope
stability. Exposed and/or erodible areas will be
planted and/or landscaped to provide long term
protection.
2. AIR
a. What types of emissions to the air would result frcam
the proposal (i.e., dust, automobile, odors, industrial
wood smoke) during construction and when the project is
cmnpleted? If any, generally describe and give
approximate quantities if known.
Minor amounts of dust could result fran site
preparation and construction during dry weather
months. Vehicle emissions will be generated by
traffic to and from the site during construction
and subsequent residential use. Amounts of dust
and air pollution generated by the project would be
minimal and insignificant.
b. Are there any off -site sources of emissions or odor
that may affect your proposal? If so, generally
describe:
The only known offsite source of emissions or odor
is vehicular traffic utilizing neighborhood streets
which would have a minimal and acceptable impact on
the instant proposal.
c. Proposed measures to reduce or control emissions or
other impacts to air, if any:
Watering will be performed during site preparation
and construction if dust becomes at all
significant.
a. Surface:
1) Is there any surface water body on or in the
iimnediate vicinity of the site (including year-round and
seasonal streams, saltwater, lakes, ponds, wetlands)?
If yes, describe type and provide names. If
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appropriate, state what stream or river it flows into.
No surface water body exists on or in the near
vicinity of the subject property.
2) Will the project require any work over, in, or
adjacent to (within 200 feet) the described waters? If
yes, please describe and attach available plans.
Not applicable.
3) Estimate the amount of fill and dredge material that
would be placed in or removed from surface water or
wetlands and indicate the area of the site that would be
affected. Indicate the source of fill material.
Not applicable.
4) Will the proposal require surface water withdrawals
or diversions? Give general description, purpose, and
approximate quantities if known.
No. Public water service will be provided by the
City of Edmonds.
5) Does the proposal lie within a 100-year floodplain?
if so, note location on the site plan.
No.
6) Does the proposal involve any discharges of waste
materials to surface waters? If so, describe the type
of waste and anticipated volume of discharge.
No. Sanitary sewer service will be provided by the
City of Edmonds.
b. Ground:
1) Will ground water be withdrawn, or will water be
discharged to ground water? Give general description,
purpose, and approximate quantities if known.
Domestic water will be provided to the project by
connection to the City of Edmonds public water
distribution system.
The use of septic tanks and drainfields will be
avoided by connection to the City of Edmonds public
sanitary sewerage system.
Some recharge of the aquifer will occur as a
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consequence of the infiltration of collected storm
water into the ground.
2) Describe waste material that will be discharged into
the ground fran septic tanks or other sources, if any
(for example: Dcmestic sewage; industrial, containing
the following chemicals ...; agricultural; etc.).
Describe the general size of the system, the number of
such systems, the number of houses to be served (if
applicable), or the number of animals or humans the
systems) are expected to serve.
connection to public sanitary sewerage facilities
and inclusion of a petroleum separator in the storm
water management system will preclude any potential
for discharge of waste materials into the ground.
c. Water Runoff (including storm water):
1) Describe the source of runoff (including storm
water) and method of collection and disposal, if any
(include quantities, if known). Where will this water
flow? Will this water flow into other waters? If so,
describe.
Added urban storm water run-off from building and
pavement surfaces will be collected and conveyed by
a piped system to an on -site storm water run-off
retention facility designed to infiltrate same into
the subsoils.
2) Could waste materials enter ground or surface
waters? If so, generally describe.
No. A public sanitary sewerage system will be
constructed to serve the project, thus precluding
any necessity to use septic tank/drainfield systems
and an oil separator will be incorporated in the
storm water management system.
d. Proposed measures to reduce or control surface,
ground, and runoff water impacts, if any:
1. Project will utilize connection to an extension
of an existing public sanitary sewerage system
presently located near the subject property.
2. Project drainage system will include facilities
for the collection, management, and dispersal of
storm water to preclude increased runoff impacts.
3. Oil separator will be incorporated in the
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drainage system to preclude petroleum
contamination.
4. PLANTS
a. Check or circle types of vegetation found on the
site:
deciduous tree: der map1 , aspen, other
evergreen tree: it , pine, other
-� shrubs
grass
pasture
crop or grain
wet soil plants: cattail, buttercup, bullrush, skunk
cabbage, other
water plants: water lily, eelgrass, milfoil, other
other types of vegetation
b. What kind and amount of vegetation will be removed or
altered?
All vegetation will be removed from the private
road right of way and fran within Lots 1 through 7
inclusive, except for such evergreen trees having a
caliper of 8 inches or more and located along the
interior lot lines of Lots 1, 2, 3 and 4. Dead,
dying, diseased, or hazardous trees located within
the Open Space Tract may be removed and some
selective topping of other trees located therein
may occur for the purpose of water and mountain
view enhancement. In addition, some minimal
clearing of vegetation along the route of the
sanitary sewer pipeline to be located within the
Open Space Tract may be necessary.
c. List threatened or endangered species known to be on
or near the site.
No threatened or endangered species are known to
exist on the subject property.
d. Proposed landscaping, use of native plants, or other
measures to preserve or enhance vegetation on the site,
if any:
All healthy, vigorous native vegetation within the
proposed 2.7 acre open space tract will be
preserved except that some minimal clearing along
the route of the sanitary sewer pipeline to be
located therein will be necessary. All cleared
areas will be replanted and/or landscaped in the
course of site development and/or house
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construction. The open space tract will be
subjected to restrictive covenants that will
generally provide for the perpetual preservation of
the native vegetation located therein.
5. ANIMALS
a. Circle any birds and animals which have been observed
on or near the site or are known to be on or near the
site:
birds: R( heron, eagle, so i , other:
t�ss:
deer bear elk beaver, other: 6�1
t.�Lls,—salmon,
that small , herring, shellfish,
b. List any threatened or endangered species known to be
on or near the site.
No threatened or endangered species are known or
expected to inhabit the subject property.
c. Is the site part of a migration route? If so,
explain.
The site is not known to be part of a migration
route.
d. Proposed measures to preserve or enhance wildlife, if
any:
Retention of 57 percent of the site in its current,
naturally wooded character subject to clearing,
grading and tree cutting/trimuing limitations.
6. ENMRGY AND NATURAL RESOURCES
a. vat kinds of energy (electric, natural gas, oil,
wood stove, solar) will be used to meet the completed
project's enemy needs? Describe whether it will be
used for heating, manufacturing, etc.
Electrical energy will be used for lighting,
appliances and possibly space and hot water
heating. Natural gas is also available for space
and hot water heating.
b. Would your project affect the potential use of solar
energy by adjacent properties? If so, generally
describe.
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No.
c. What kinds of enemy conservation features are
included in the plans of this proposal? List other
proposed measures to reduce or control energy impacts,
if any:
The seven new houses will be constructed,
insulated, and glazed in accordance with current
applicable energy conservation practices and
requirements.
a. Are there any environmental health hazards, including
exposure to toxic chemicals, risk of fire and explosion,
spill, or hazardous waste, that could occur as a result
of this proposal? If so, describe.
No.
1) Describe special emergency services that might be
Standard police, fire and emergency medical
services in the event of accident, fire or unusual
emergency event.
2) Proposed measures to reduce or control environmental
health hazards, if any:
Meet all fire and life safety codes.
b. Noise
1) What types of noise exist in the area which may
affect your project (for example: traffic, equipment,
operation, aircraft, other)?
Traffic on local streets and same aircraft noise
associated with Paine Field Airport.
2) Mat types and levels of noise would be created by
or associated with the project on a short-term or a
long-term basis (for example: traffic, construction,
operation, other)? Indicate what hours noise would ccme
from the site.
construction equipment and traffic during site
preparation and construction, followed by
residential traffic serving future occupants.
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Construction noise expected from 7 AM to 6 PM
weekdays.
3) Proposed measures to reduce or control noise
impacts, if any:
Construction noise will be short term; residential
noise will be mitigated by standard energy code
construction requirements which provide substantial
noise attenuation.
8. LAND AND SHORELINE USE
a. What is the current use of the site and adjacent
properties?
The site is currently wooded and vacant.
Properties to the north are occupied by single
family detached residences on partially wooded,
partially cleared lots. Properties to the east are
occupied by single family residences on platted
lots. A wooded open space tract serving lots upon
which single family residences are under
construction lie to the south. To the west is a
large wooded parcel along the easterly side of
Meadowdale Read which has one residence situated
' therein.
b. Has the site been used for agriculture? If so,
describe.
The site contains naturally vegetated topography
which has not been used for agriculture.
c. Describe any structures on the site.
No structures occupy the site with the exception of
two tree house structures apparently constructed by
neighborhood children.
d. Will any structures be demolished? If so, what?
The treehouse structures will be removed.
e. What is the current zoning classification of the
site?
IRS-20 is the current zoning designation.
f. What is the current comprehensive plan designation of
the site?
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Low Density Residential is the comprehensive plan
designation.
g. If applicable, what is the current shoreline master
program designation of the site?
The site is not on or near a shoreline and
therefore has no shoreline master program
designation.
h. Has any part of the site been classified as an
"environmentally sensitive" area? If so, specify.
Yes, the slopes incorporated within the proposed
open space tract are considered an environmentally
sensitive area.
i. Approximately how many people would reside or work in
the completed project?
Approximately 21 people can be expected to occupy
the proposed 7 residences upon project completion.
j . Approximately how many people would the c=pleted
proj eat displace?
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No residents occupy the site; none will be
displaced.
k. Proposed measures to avoid or reduce displacement
impacts, if any:
Since no displacement would occur, no mitigation is
proposed.
1. Proposed measures to ensure the proposal is
compatible with existing and projected land used and
plans, if any:
Development will occur in accordance with
applicable provisions of the Edmonds Community
Development Code. The proposed open space tract is
located similarly to that in the adjoining project
to the south. The private road serving the
proposed 7 lots will parallel the adjoining
driveway to the north from 68th Avenue W. The lot
sizes proposed on the more level portion of the
subject property are ccnparable to lot sizes across
68th Avenue W. to the east.
9. HOUSING
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a. Approximately how many units would be provided, if
any? Indicate whether high, middle, or low-inccmie
housing.
7 single family detached units; middle or upper -
middle income housing.
b. Approximately how many units, if any, would be
eliminated? Indicate whether high, middle, or low-
income housing.
No existing units of any kind would be removed; the
site is currently vacant.
c. proposed measures to reduce or control housing
impacts, if any:
No measures are proposed because the project has no
adverse housing impacts.
10. AESTHETICS
a. What is the tallest height of any proposed
structure(s), not including antemas; what is the
principal exterior building material(s) proposed?
The maximum building height proposed is two stories
or 25 feet. The principle exterior building
material will be cedar siding and shingles.
b. 4lat views in the imTediate vicinity would be altered
or obstructed?
No views in the inmediate vicinity would be altered
or obstructed.
c. proposed measures to reduce or control aesthetic
impacts, if any:
Preservation of 2.7 acres in natural cmwn open
space. Housing will be of good quality and
constructed in accordance with applicable building
regulations. No particular architectural theme is
anticipated.
11. LIGHT AND GLARE
a. What type of light or glare will the proposal
produce? What time of day would it mainly occur?
Lighting of street, yards, and building exteriors
during non -daylight hours.
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b. Could light or glare from the finished project be a
safety hazard or interfere with views?
No. All exterior light fixtures will be shielded
and directed toward the proposed 7 residences.
c. What existing off -site sources of light or glare may
affect your proposal?
Street lights and other single family residences in
the vicinity.
d. Proposed measures to reduce or control light and
glare impacts, if any:
House and grounds illumination will be designed to
focus light within project. The use of unusually
reflective building materials will be avoided.
12 RECREATION
a. What designated and informal recreational
opportunities are in the inmtediate vicinity?
School grounds and playfields to the southeast;
' trails within the 2.7 acres of common open space;
trails within Lund's Gulch, further north.
b. Would the proposed project displace any existing
recreational uses? If so, describe.
The proposed project would not displace any
recreation facilities since the site is currently
vacant and wooded. The existing trails within the
proposed 2.7 acres of cmumon open space will be
retained.
c. Proposed measures to reduce or control impacts on
recreation, including recreation opportunities to be
provided by the project or applicant, if any:
See response 12.b. above.
13. HISTORIC AND CULTURAL PRESERVATION
a. Are there any places or objects listed on, or
proposed for, national state, or local preservation
registers }mown to be on or next to the site? If so,
generally describe.
No historic or cultural resources are ]mown to
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exist on the subject property.
b. Generally describe any landmarks or evidence of
historic, archaeological, scientific, or cultural
importance known to be on or next to the site.
See response 13.a. above.
c. proposed measures to reduce or control impacts, if
any:
Since no historic or cultural resources are
affected by the project, no mitigation is proposed.
14. TRANSPORTATION
a. Identify public streets and highways serving the
site, and describe proposed access to the existing
street system. Show on site plans, if any.
The subject property has 329 feet of frontage on
the west side of 68th Avenue W. proposed lots 1
and 2 will take direct access to the west side of
68th Avenue W. by individual driveways. Proposed
lots 3 through 7 will take access from a private
road along the north property boundary. The right-
of-way for 68th Avenue W. is currently 50 feet
wide. A dedication of an additional 10 feet of
right-of-way is proposed along 68th Avenue W. to
provide a total right of way width of 60 feet.
b. Is site currently served by public transit? If not,
what is the approximate distance to the nearest transit
stop?
yes, Ccmmmity Transit service includes 168th
Street S.E. located southeast of the site.
c. Haw many parking spaces would the ccaripleted project
have? How many would the project eliminate?
28 offstreet parking spaces, four per lot, will be
available on the proposed lots.
d. Will the proposal require any new roads or streets,
or inprovements to existing roads or streets, not
including driveways? If so, generally describe
(indicate whether public or private).
Yes, a private road will be constructed along the
north boundary of the project for the purpose of
providing access to Lots 3 through 7.
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e. Will the project use (or occur in the imTediate
vicinity of) water, rail, or air transportation? If so,
generally describe.
The proposal does not involve or depend upon water,
rail or air transportation.
f. How many vehicular trips per day would be generated
by the ccnpleted project? If known, indicate when peak
volumes would occur.
Approximately 70 new vehicle trips per day will be
generated by the completed and inhabited project
with peak volumes occurring during weekday early
morning and late afternoon work and/or school
drives.
g. proposed measures to reduce or control transportation
impacts, if any:
Ample offstreet vehicle parking facilities will be
provided. Traffic movements will be controlled
with regulatory signing where necessary.
15. PUBLIC SERVICES
a. Would the project result in an increased need for
public services (for example: fire protection, police
protection, health care, schools, other)? If so,
generally describe.
No. The project will utilize existing fire and
police protection, schools, parks and ca mZnity
facilities within the area. Health services are
available from medical clinics and hospitals in
nearby conmtercial areas of Edmonds and Lynnwood.
b. proposed measures to reduce or control direct impacts
on public services, if any.
No, significant, adverse public service impacts are
created by the project; therefore, no mitigation is
proposed.
16. UTILITIE`5
a. Circle utilities currently available at the site:
electricity, natural gas, water, refuse service,
telephone, sanitary sewer, septic system, other.
b. Describe the utilities that are proposed for the
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project, the utility providing the service, and the
general construction activities on the site or in the
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imediate vicinity which might be needed.
Public Sewer and Water Service: City of
Edmonds
Electricity: Snohomish County PUD No. 1
Telephone: General Telephone Company
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Natural Gas: Washington Natural Gas C gDany
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C. SIGNATURE
i h �
he above answers are true and ccanplete to the best
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of my knowledge. I understand that the lead agency is
relying on them to make its decision.
ignati
itted: �a
Date Suix
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CITY OF EDMO14DS PROJECT NAI-1E "Meadowdale Ridge"
ENVIRONMiENTAL ASSESSMENT DATE SUBMITTED July 20, 1987
The information on this form will be used to determine the effect of your action upon the
environment of the City of Edmonds. Please answer each question as thoroughly as possible.
1. LAND Gravelly None for support
Area 4.78 acres Soils Type Sandy Loam Limitations of roads/houses
Description of topography (% slope) Northeasterly (upper) portion: westerly slope of
10% (approx.); southwesterly (lower) portion: south- NOTE: If grading or filling will
Grading: Estimated cubic yards 7000 c.y.'s exceed 500 cubic yards a grading
and filling plan must be sub -
Filling: Estimated cubic yards 1000 c.y.'s mitted with the application.
Estimated area to be paved (including buildings) 26000 sq. ft. (approx.)
Estimated area in open space (pervious surface) 182000 sq. ft. (approx.)
2. _WATER
StreaT. - Estimated flow (cubic feet per second) No stream exists on property
0
Will stream be altered? N/A If yes, to what degree? N/A
Other water bodies? No
Impact on storm drainage Minimal Method of handling runoff Ground
infiltration and/or discharge into existing neighborhood drainage systems.
Adjacent to shorelines zone? No
VEGETATIO':
Type and approximate number of trees
Within 200 feet of MXH1d? No
Site presently supports a moderately dense
of alder. maple. fir. cedar. and hemlock.
JCC P
Minimum diameter of trees to remain descr
b of trees to be removed 35%
Ground cover Brush, wild grass, forest litter % to be removed 40%
Proposed landscaping, if any Building sites and unpaved street right of way will be
planted with lawns and shrubs in course of development.
4. EXISTING LAi;D USE WITHIN 300 FEET RADIUS OF PROPOSED DEVELOPMENT:
Single Multi -
Vacant Family Family Commercial Other
North X
South X
East X
West
5. CIRCULATION
Estimated increase in auto trips daily 7 DU's x 10 ATD's = 70 ATD's
Availability of public transportation Scheduled transit system serves general area
6. AREA OF IMPACT
Neighborhood Significant City-wide Insignificant Regional None
7. EFFECT ON AIR QUALITY No long term significant impact will occur.
S. CHANGES IN NOISE GENERATION Minor long term neighborhood impact due to increaaPd
vehicular traffic.
11/78)
5131-000-046-1005
5131-000-046-0106
JOHN A. MINEAR
FRED B. BATES
16020 — 70TH AVENUE W.
6960 — 160TH ST. S.W.
EDMONDS, WA. 98020
EDMONDS, WA. 98020
5131-000-046-0908
5131-000-046-0502
G.E. HARTLEY
L. LWANGA (00544574)
6920 — 160TH ST. S.W.
HOME SAVINGS OF AMERICA
EDMONDS, WA. 98020
P.O. BOX 7075
PASADENA, CA. 91109
5131�000-046-0809
5134-000-019-0007
ANDREW B. ANDERSON
DANIEL NAEGELI
8206 FREMONT AVE. N.
6724 — 160TH PLACE S.W.
SEATTLE, WA. 98103
EDMONDS, WA. 98020
5134-000-020-0004
5134-000-001-0007
ALAN C. BRIGGS
J.I. COLLINGSON
6727 — 161ST PLACE S.W.
6724 — 161ST PLACE S.W.
EDMONDS, WA. 98020
EDMONDS, WA. 98020
6185-000-001-0003
5131-000-048-0104
MAURICE E. AUDETTE
FREDRICK R. KEFGEN
6725 — 162ND PLACE S.W.
5205 — 149TH ST. S.W., NO. 2
EDMONDS, WA. 98020
EDMONDS, WA. 98020
7412-000-020-0003
1ST SECURITY MORTGAGE, INC.
P.O. BOX 3487
BELLEVUE, WA. 98009
On my oath, I certify that the -names and addresses provided represent
all properties located within 8O'feet
of the subject property.
Ger d W.
Lovell
Sig re of
r pp icant's , fie, a€Y
•�c��ON F'•.
is t a r
Subscribed and savor to b
me .
7-a'-PT'N
Not c n an for the State
si ing
Edmonds
rsd.itit"
is
Mett Construction
17018 15th Ave. NE
Seattle, WA 98155
Fred Bates/Resident
6960 160th St. SW
Edmonds, WA 98020
Andrew Anderson/Resident
8206 Fremont Ave. N.
Seattle, WA 98103
J I Collingson/Resident
6724 161 st PL SW
Edmonds, WA 98020
1st Security Mort.
PO Box 3487
Bellevue, WA 98009
Clifford Len2, Sr.
1120 Alameda Blvd.
Coronado, CA 92118
G E Hartley/Resident
6920 160th St. SW
Edmonds, WA 98020
Daniel Naegel i /Resident
6724 160th P1 SW
Edmonds, WA 98020
Maurice AUdette/Resident
6725 162nd P1 SW
Edmonds, WA 98020
John Minear/Resident
16020 70th Ave. W.
Edmonds, WA 98020
L: Lwanga #00544574
Home Savings of America
PO Box 7075
Pasadena, CA 91109
Alan Briggs/Resident
6727 161st P1 SW
Edmonds, WA 98020
Frederick Kefgen/Resident
5205 149th ST SW #2
Edmonds, WA 98020
FILE NO. PRD-1-87 P-2-87 CU-50-87
APPLICANT Metco Construction
AFFIDAVIT OF POSTER
being first duly sworn, on oath, deposes
and says:
That on the 24th day of August 19- R7 , the attached
Notice of Public Hearing was posted as prescribed by Ordinance, and in any event,
in the Frances Anderson Center and Civic Center, -and where applicable on or near the subject property. ,
l/f
/ �
Signed
. ��
day of
Subscribed and sworn to before me this
r
19_ J-) .
Notary Public in and for. the!State, of
Washington.
Residing atirldn� ��Xr
MY CMISSION EXPIRES 6.16.89.
•: ^�tC� � , f fh '; i � i° . 4 i , .Li a. _ ,l.i� .fyv..rr: F •:l.o�._.-.,. ............ _._,.t_.,..._4..t..'. ��iv i.4.1`..'fOLl.J. ��r.'�� '+N"9.2etr�.�•'+Gd'L.+. r..
- � �y At,<d ';
(fit?
eta,!
FILE NO.
PRD-1-87, P-2-87,
APPLICANT
- -
Metco Construction
AFFIDAVIT OF MAILING
STATE OF WASHINGTON )
ss.
COUNTY OF SNOHOMISH )
Diane Cunningham being first duly.sworn, on oath
deposes and says:
That on the 24th day of August ,19 87 the attached
Notice of Public Hearing was mailed as required to adjacent property owners,
the names of which were provided by the applicant.
Signed , �1 l l,v1ti41c� 1
Subscribed and sworn to before me this ' day of _ _ � 'a-�`-' ,
19
Notary Public in and for the-,-.'i
State of Washington.` ,
Residing atT��e✓_
AW COMMISSION EXPIRES 6-16-89 ,,
CITY OF EDMONDS
NOTICE Of PlJBLICI-�EARING
THE
HEARING EXAMINER WILL HOLD A PUBLIC HEARING
THURSDAY, SEPTEMBER 3RD 19 87 , ON THE FOLLOWING APPLICATION:
FILE NO. PRD-1-87 P-2-87 CU-50-87
SEVEN LOT PLANNED RESIDENTIAL DEVELOPMENT AND SUBDIVISION ALLOWING FOR REDUCED LOT
LOT AREA AND SETBACKS; REDUCED ROAD WIDTH; AND A CONDITIONAL USE PERMIT FOR
GRADING 7,000 CUBIC YARDS OF EARTH IN CONJUNCTION WITH DEVELOPMENT OF THE LOTS
AND ACCESS ROAD
PROPERTY ADDRESS AND LOCATION APPROXIMATELY 16100 68TH AVE. W.
(UNDEVELOPED 4.78 ACRE TRACT ON WEST SIDE OF 68TH AVE.W., SOUTH OF 16038 68TH AVE.W.)
ZONE DISTRICT RS-20
THE HEARING WILL BEGIN AT 7:30 P.M.M., IN THE PLAZA MEETING ROOM, LIBRARY
BUILDING, 650 MAIN STREET, EDMONDS, WASHINGTON. IF YOU WISH TO COMMENT ON THIS PROPOSAL,
YOU MAY COME TO THE HEARING AND SPEAK. YOU MAY ALSO WRITE A LETTER STATING YOUR VIEWS
WHICH WILL BE CONSIDERED AT THE HEARING. PLEASE ADDRESS THE LETTER TO THE PLANNING
DEPARTMENT AND INCLUDE -THE ABOVE FILE NUMBER.
IF THE ITEM IS CONTINUED TO ANOTHER HEARING BECAUSE THE AGENDA IS NOT COMPLETED, OR
FURTHER INFORMATION IS NEEDED, THE DATE OF THE CONTINUED HEARING WILL BE ANNOUNCED ONLY
AT THE MEETING.
�+= ADDITIONAL INFORMATION MAY BE OBTAINED AT THE PLANNING DEPARTMENT, 250 FIFTH AVENUE
EDMONDS (PHONE 771-3202, EXTENSION 252).
THE REMOVAL, MUTILATION, DESTRUCTION, OR
CONCEALMENT OF THIS NOTICE BEFORE THE DATE
_.• ■ OF THE HEARING IS A MISDEMEANOR PUNISHABLE
.�a RN I N G
BY FINE AND IMPRISONMENT.
THIS NOTICE MAY BE REMOVED AFTER sEPTEMBER 3, 1987
.,,
� r 1 d.t�.,
...,`.c 's8;..xYrrh .4s "
..F .�..
..f,i !_"�Fn,_,•i,�,`. sendmi�rtr'.+`.�Cu�i:lul:�.+d:�........,:.uiSfAk>tit'i:.aw_�..V.,,.....
�—
CITY OF E C] M O N O S
LARRY S. NAUGHTEN
MAYOR
r
250 Sih AVE. N. EDh10NDS, WAShiINGTON 98020 (206) 771.3202
COMMUNITY SERVICES
PETER E. HAHN
DIRECTOR
DATE: August 28, 1987
TO: Metco Construction
Clifford Lenz, Sr.
1120 Alameda Blvd.
Coronado, CA 92118
TRANSMITTING: STAFF REPORT FOR PRD-1-87, P-2-87 & CU-50-87
AS YOU REQUESTED:
FOR YOUR INFORMATION: XXX
AS WE DISCUSSED:
FOR APPROVAL:
FOR YOUR FILE:
REVIEW AND COMMENT
COMMENT AND RETURN:
MINUTES OF MEETING:
REMARKS
PLANNING DIVISION ;j`..
Duane Bowman
air
PUBLIC WORKS PLANNING PARKS AND RECREATION ENGINEERING,'
Ic
1
AM
THIS PACKET SENT TO HEARING
EXAMINER ON AUGUST 28, 1987
EXHIBIT LIST
PRD-1-87, P-2-87 CU-50-87
EXHIBIT 1 - STAFF REPORT
EXHIBIT 2 - PRD APPLICATION W/DECLARATIONS
EXHIBIT 3 - SUBDIVISION APPLICATION
EXHIBIT 4 - CONDITIONAL USE PERMIT APPLICATION
EXHIBIT 5 - PRELIMINARY PLAT
EXHIBIT 6 - PRELIMINARY CLEARING & GRADING PLAN W/CROSS-SECTIONS
EXHIBIT 7 - PROPOSED RESTRICTIVE COVENANTS
EXHIBIT 8 - MITIGATED DECLARATION OF NONSIGNIFICANCE
EXHIBIT 9 - ENGINEERING REQUIREMENTS
�"'..:.____—�.:..w.,i.....S�a�.u���cfG.L..�aW:w..x.,�c....L,....:+..,�.�.......�u>i.,cs...a.,..ax+,��cw.........a..r:.c....sGaa>w..:._ �i�„ i_...- .�.._.�r..�_.r_c_vzMt..L,k.,.,....�x..r,4..aaL...Yx..t+.a:.k�r*w.RMi...J.. .ai 4� •x{:ytkr• s. C:: rk.
t
EXHIBIT 1
STAFF REPORT TO THE HEARING EXAMINER
FILES: #PRD-1-87, P-2-87 & CU-50-87
HEARING DATE: September 3, 1987
I. REQUESTED ACTION:
Preliminary approval for a proposed seven lot planned residential
development/subdivision and conditional use permit for grading
7,000 cubic yards of earth for the property located at
approximately 16100 68th Ave. W., Edmonds.
II. APPLICANT/OWNER:
Applicant: METCO Construction
Attn: Richard Mietzner
17018 15th Ave. N.E.
Seattle, WA 98155
Representative: Lovell-Sauerland & Associates
Attn: Gerald Lovell
23106 100th Ave. W.
Edmonds, WA 98020
Owner: Clifford Lenz, Sr.
1120 Alameda Blvd.
Coronado, CA 92118
III. LEGAL DESCRIPTION:
See Exhibit 2
IV. STAFF FINDINGS AND CONCLUSIONS:
A. Description of the Proposed Action
The Applicant is seeking approval for seven lot Planned
Residential Development (PRD)/Subdivision on the undeveloped 4.78
acre parcel of land located on the west side of 68th Ave. W.,
south of the residence at 16038 68th Ave. W., in the north
Meadowdale area of Edmonds. In conjunction with applications for
the PRD and subdivision, the Applicant is requesting approval for
a Conditional Use Permit to grade approximately 7,000 cubic yards
of earth.
The subject property is a densely covered with a mixture of
mature evergreen and deciduous trees. The westerly two thirds of
the property is topographically quite steep, with slopes up to 60
percent. There is a relatively level plateau on the northeastern
third of the site. It is in this area that the proposed lots
4
Report
Staff Re p
Page 2
:.
- - P-2-87
PRD 1 87 ,
ifp i
'
will be develo ed. The
P
steeply sloped area is proposed to remain
as open space.
_
Access to the proposed
development will be by way of a private
y:
road located along the
northern property line.
Surrounding development
is single family residential. The PRD of
Meadowdale Heights is located
to the south.
B. Official Street Map
Proposed R/W Existing R/W
East - 68th Ave. W. 60' 50'
New cul-de-sac - 25'
The Official Street Map indicates that a ten foot dedication of
right-of-way is required along 68th Ave. W.
C. Comprehensive Plan
The Comprehensive Policy Plan Map designates the subject property
as Low Density Residential and Environmentally Sensitive, due to
steep slopes, vegetation and soils. The surrounding residential
' area is also designated Low Density Residential.
As conditioned, the proposed development is consistent with the
goals and policies of the Comprehensive Plan. Section 15.15.000
(B)(1) encourages Planned Residential Developments (PRD's) on
steeply sloped properties. Further Section 15.20.005 (C)(1)
supports the PRD concept when open space and trees will be
preserved.
D. Zoning Ordinance
The subject property is zoned RS-20, as is the residential
property to the west. The property to the south is designated as
RS-20/PRD. The residential properties to north are zoned RS-12.
The residential area to the east is zoned a mixture of RS-8 and
RR-8400 in Lynnwood and unincorporated Snohomish County.
The proposals, as conditioned, conform with the purposes of the
Chapter 20.35 and the RS-20 zone. Development of the steep
sloped area will be limited to the installation of utilities.
The proposed lot sizes will comparative to the surrounding
residential lots.
E. Subdivision Ordinance
As conditioned, the proposed subdivision conforms with the
criteria of Chapter 20.75.085 of the Community Development Code.
F. Environmental Finding
.. .. lt
1 Imo.... •���
Staff Report lr Page 3{
1-
PRD-1-87, P-2-87 & CU-50-87
The subject property is designated as an environmentally
sensitive site due to steep slopes, vegetation and soils.
The proposed development has been designed to minimize the amount
of grading and clearing that will take place on the subject
property. The steepest portion of the property will remain as
common open space.
Lots 1 and 2 will access directly onto 68th Ave. W. Lots 3
through 7 will have access onto a private road. that will be
developed along the north property line. Approximately 7,000
cubic yards of grading will result from the development of the
road and leveling of the building pads of lots 5, 6, and 7. In
addition, trenching will occur in the open space tract with the
installation of underground utilities.
As conditioned, the proposed development should pose no
significant harm to the public nor to any nearby private property
or improvement.
G. Architectural Design Board
The Edmonds Architectural Design Board (ABD) will hold a public
hearing on the PRD request on September 2, 1987. The ADB's
recommendation will be presented at the hearing.
V. STAFF RECOMMENDATION:
It is the recommendation of the staff that PRD-1-87, P-2-87 &
CU-50-87 be approved, subject to the following conditions:
1. All excavation and gi jing shall comply with Chapter 70 of the
Uniform Building Code, 1985 edition.
2. The Applicant shall submit an erosion control plan for review and
approval by the City Engineer. All required erosion control
measures shall be installed prior to the issuance of any permits.
The applicant shall be responsible for maintaining the erosion
control devices to insure that they are operating properly. The
erosion control plan shall also show how any exposed slopes will be
replanted with vegetation.
3. The Applicant shall be responsible for keeping all streets clean
and free of debris.
4. All site development work shall be done during normal working hours
of the City of Edmonds, 8 a.m. to 5 p.m., Monday to Friday.
5. The Applicant shall obtain a grading permit from the Building
Division and comply with all conditions of permit approval.
6. The Applicant shall be required to submit a clearing plan showing
any areas outside of building pads that will be cleared.
....... ......s.s�*3::.kai�'. . . . . .
Staff Report Page 4
PRD-1-87, P-2-87 & CU-50-87
The common area shall remain in its present natural state. There
shall be no cutting of any trees unless they are dead, dying,
diseased or pose a hazard to the public. Limited trimming for view
enhancement will be allowed with review by the City. This
requirement shall be shown on the face of the recorded subdivision.
7. All plans for utilities to serve the development, including, but
not limited to, water, sanitary sewer, and storm sewer, shall be
submitted for review and approval by the City of Edmonds. The
Applicant shall comply with all City Engineering requirements,
listed in Exhibit 9.
8. No road grade shall exceed 14%.
9. The minimum interior side and rear yard setbacks should be ten
feet. The minimum street setback should be twenty feet.
10. To insure compatibility of design of the homes in the PRD, all
house plans shall be submitted to the Planning Division for review
and approval prior to issuance of a building permit. A final
landscape plan for each lot shall accompany the individual building
plans. This landscaping shall be installed within six months of
completion of the residence on each lot.
0 .1
I
1�
=9�
i
DESCRIPTION OF PROPOSAL
PLAT
OF
"MEADOWDALE RIDGE"
A Planned Residential Development
The property which is the subject of the instant proposed
action is located on a hillside on the west side of 68th Avenue
W. at 161st Street S.W., a few blocks south of the northernmost
corporate limits of the City of Edmonds. The immediate
neighborhood is one generally consisting of typical middle to
upper middle income housing situated on lots ranging in size
from a quarter acre to approximately one acre with a typical
lot size being approximately one-third acre.
The property supports a moderately dense growth of fir,
hemlock, cedar, alder, and maple trees, some with trunk
calipers of 24 to 30 inches. The property has an elevation
differential of 130 feet between the plateau area located in
the northeasterly portion of the property and the low point
which is near the southwest property corner. The plateau area
in the northeasterly portion of the property is relatively
level with the remainder of the property having slopes up to 60
percent. For a description of site soil conditions, see the
Environmental Checklist submitted herewith.
Subdivision and development of the property is proposed in
accordance with the provisions of the Edmonds Community
Development Code concerning Planned Residential Developments.
The philosophy of such mode of development, as stated in the
Community Development Code and paraphrasing therefrom, is to
provide an alternative form of development which promotes
flexibility and creativity in the layout and design of new
development and which protects the environment through the use
of open spaces.
The proposed subdivision plan will create 7 homesites (lots)
having an average area of 10760 square feet (approximate)
together with a large open space tract having an area of
118,380 square feet or 2.72 acres (approximate). In addition,
the plan will include the establishment and development of a
private access street along the north boundary line for the
purpose of serving five of the seven homesites (See preliminary
plat submitted herewith for details).
Land clearing will involve the general removal of all trees and
vegetation located within the private street right of way and
within Lots 1 through 7 inclusive, with the exception that
healthy conifers located along the interior lot lines of Lots
1, 2, 3 and 4, and/or within the easterly yards of Lots 1, 2
and 3, will be preserved where such are compatible with future
house siting and/or driveway locations. Trees and vegetation
within the Open Space tract will be generally preserved except
for such clearing as will be necessary to the installation of
the sanitary sewer pipeline to be located therein. In
addition, it may be wise to remove such trees as are diseased,
dying, or that pose a hazard to life and/or property.
Furthermore, some topping of trees located in the westerly half
of the Open Space may be desirable to enhance scenic views from
Lots 5, 6 and 7 (See Clearing Plan submitted herewith for a
graphic representation of the required land clearing).
Moderate to significant onsite grading will be necessary to
provide level and/or uniform grades within the private road
right of way and within the building site areas. The bulk of
the grading will occur within the west half of the private road
right of way and within Lots 5, 6 and 7. Overall site grading,
as planned, will require the cutting of 7000 cubic yards of
material, 1000 cubic yards of which would be used for fill,
with the remaining 6000 cubic yards of surplus material being
deported from the site (See Preliminary Grading Plan submitted
herewith).
Pursuant to clearing and grading, a drainage system will be
installed, the ultimate purpose of which will be to collect,
control, and dispose of storm water runoff from the surfaces of
the street and driveways. Such water will be directed into a
ground infiltration system designed to infiltrate the water
into the permeable soil structure. Subsequent to construction
of the houses, roof runoff will likewise be collected and
directed into individual infiltration systems located on the
respective lots.
The next phase of development will involve extension of
existing utility systems located in 68th Avnue W., including
domestic water, electricity, telephone service, and cable
television, to provide such utility services to each of the
lots. In addition, it will be necessary to extend the existing
sanitary sewer pipeline, located on the westerly adjoining
property near the southwest corner of the subject property,
northeasterly through the Open Space tract to and along the
private access street.
The final phase of site development will include construction
of a rockery along the north side of the westerly half of the
private street (see Preliminary Grading Plan submitted
herewith), surfacing of the private street, and replanting
and/or landscaping of the sanitary sewer pipeline route and
unpaved portions of the private road right of way.
The final plat of "Meadowdale Ridge" will include and/or be
accompanied by covenants, conditions, and restrictions which
will prohibit the general and/or indescriminate cutting or
removal of vegetation in the Open Space tract. Such
r
prohibitions will however allow for the removal of such trees
as are or may become diseased or that pose a hazard to life or
property. Another important provision to the future residents
of the plat of "Meadowdale Ridge" will be the authority and
right, upon mutual agreement, to selectively trim trees to
preserve the scenic views of such residents.
Upon completion of site development, final approval of all
aspects of such development by the City of Edmonds, and
recording of the final plat of "Meadowdale Ridge", the seven
homesites (lots) will be offered to local builders for the
construction of homes of a quality commensurate with existing
neighboring residences. It is expected that the homes will
have a value of between $130,000 and $225,000 with the more
expensive homes probably located on Lots 5, 6 and 7. (See
accompanying preliminary draft of Restrictive Covenants to be
filed with the final plat for restrictions concerning house
constructions, finish, etc.).
To be filled in
t CITY OF EDMONDS `: P1-".."ing Division: G
uATFILE0�0
:. `� ��r
SUBDIVISION APPLICATION cl
Q FEE 176 GtZtEC �J s
E X H I B I T V AP O'S TITLE RPT
LEGALS
tExxisting Proposed V ' MAP GRADING PLAN
Ep_J/ ENV.CKLST�
9,7 ENV.CKLST FEE
HEARING DATE: RECT n
FEE: 1)Preliminary:$10 per lot IN -LIEU PARK FEE
2)Final Plat Check included in
preliminary fee. No fee for
Environmental Checklist if in conjunction with RECT #
Subdivision
v.
APPLICANT: Const., Inc. ADDRESS:Wa. PHONE:•363-0316
Indicate type or degree of interest in the property: Purchaser/developer
1120 AIameTa IV-T
**Clifford A. Lenz, Sr. ADDRESS:Coronado, Ca. PHONE:(619)435-8143
OWN6 : 2118
i other Chan applicant 9
1. REQUEST THAT THE FOLLOWING DESCRIBED PROPERTY BE DIVIDED INTO 7 LOTS.
LOCATION OF PROPERTY: West side of 68th Ave. W. at 161st St. S.W.
LEGAL DESCRIPTION OF ENTIRE PROPERTY: Tract 47, Meadowdale Beach,
according to the plat thereof recorded in Volume 5 of Plats, on
page 38, records of Snohomish County, Washington.
To be completed by Planning Division:
ZONE: RS-20
2. MODIFICATION TO REQUIREMENTS OF DEVELOPMENT CODE.
Ap licant requests that the Hearing Examiner consider the following
modifications to the'requirements of the Development Code.
rsianed Owners are
applicant.
applicant is not an
agpn-for the Owners. Tne ap
the Owners. Owners are signing this document solely to allow access to the
. . .1 enta-
tion or hold -harmless. RELEASE/HOLD HARMLESS AGREEMENT
The undersigned applicant, his heirs and assigns, iconsideration for the City processing
n
the application agrees to release, indemnify, defend and hold the City of Edmonds harmless
from any and all damages and/or claims for damages, including reasonable attorneys' fees,
arising from any action or inaction of the City whenever such action or inaction is based
in whole or in part upon false, misleading or incomplete information furnished by the applicant,
his agent or employees.
PERMISSION TO ENTER SUBJECT PROPERTY
Tile undersigned applicant grants his, her or its permission for public officials and
the staff of the City of Edmonds to enter the subject porperty for the purpose of
inspection and posting attendant to this applicatio:St!�gna
/ -e
*Owner's authorization, by notarized �/'et:signature, is required for any applicatioa of Property Owne or
Al
submitted by an agent. ��%
G% u�� *0
Z,
■
EXHIBIT
4
CITY OF EDMONDS
EDMONDS, WASHINGTON
APPLICATION TO HEARING EWIINER
FOR CONDITIONAL USE PERMIT
File No� "`�)o__r I
Date
Fee
APO'S_
Rect. No. % 3 S
HEARING DATE r �2, 31 �`'7
Inc. 17018 15th Ave. N.E.
APPLICANT: Metco Construction,/ A DDRESSSeattle,_ Wa.98155 PHONE_363-0316
Indicate type or degree of interest in the property: Purchaser/deyel_oper
1120 Alameda Biv .
OWNER: Clifford A. Lenz, Sr. ADDRESS Coronado., Ca.Q 11R PHONE(619)435-8143
LOCATION OF PROPERTY (ADDRESS) 16100 (approx.) — 68th Ave- W.
LEGAL DESCRIPTION OF PROPERTY Tract 47 Meadowdale Beach, according to the
plat thereof recorded in Volume 5 of Plats, on page 38, records of
Snohomish County, Wa. J L LJ
r♦ r � r♦ I♦ K♦ ;L n Ky♦ K♦ r♦ r♦ n ;L n r♦ n ;: n n r( n ;y ;� k :':
To be completed by the Planning Division: Use Zone
Legal description checked and approved by: Date:
* � � � * � **��*y♦ **'♦ � :': �� � �:': **�'i*��**** � ��**:ti'♦ *:�* � * ;': �: �**��� lc� �y♦'♦.� r:.r�♦. ;..roc � ;': ;': � � :'; :': ;'::: ;'::': ;':::
VICINITY SKETCH: PLEASE SHOW BELOW A VICINITY SKETCH AS PER EXAMPLE,
INDICATING NORTH.
Example:
See accompanying copy of preliminary plat
for vicinity sketch.
VA
Su��EGT
CONDITIONAL USE REQUESTED: Permit for grading in excess of 500 cubic yards.
DETAILS OF PROPOSED USAGE: in connection with develop—
ment of plat of "Meadowdale Ridgeo- See attached description of proposal.
Signature of Applicant, Owner or
Representative
RELEASE/HOLD HARMLESS AGREEMENT
The undersigned applicant, his heirs and assigns, in consideration for the
City processing -the application agrees to release, indemnifv, defend and
hold the City of Edmonds harmless from anv and all damages and/or claims for
damages, including reasonable attorneys' fees, arising from an.v action or
inaction of the City whenever such action or inaction is based in whole or
in part upon false, misleading or incomplete information furnished by the
applicant, his agents or employees.
PERMISSION TO ENTER SUBJECT PROPERTY
The undersigned applicant grants his, her or its permission for public
officials and the staff of the City of Edmonds to enter the subject
property for the purpose ofinspection and posting attendant to this
application.
ipnature of Applicant,
Representative
er or
i
EXHIBIT 5
TRACT 46
I .✓(r w arC[ I I 1 I I �'��'P ` - �y ram. �•J:1
TRACT 49 I1 ---_-- iI t1 Lame_eN_wu— �_�III 1 ����__� 1•11 I I .l.o.Yu[rrr.+ews I 14
�fj
i-'VICINITYMA"P
TRACT
50 10Ih PLACES.W. ^"a5
}I
i
1P w dr[s 1 I i, ,* IRaIRNMIi sum. Y "CeRcwrr, a a rO}1111[ 1 Or I1tn. !
1 I 1 rru rs, town or naaun mc+n. +[sl¢rcla. II
PLAT DATA I -11 Z I
161st STREET
\ \ '.I • •..`. . :r .�- r�ll i: 1• r+rvntlr' C _ S.W.
VJiOrsrl
00.01 ,[L
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_ - r _r n `.111 I to
TRACT'•:'•. �•: •`'•.'•-. - _-.TRACT•.'100-/r/eswd rl._, -I` — 1 . v++a. C 170t0 A. tm. rs..
- •.. •• -..:, I I - - lire aortal +ttit
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vvss - un scat2 r.e.
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' I nta ssrrtrl arr or em.a nra trsra
\ \'• `i SNOHOMISH_ COUNTY
�'.-• - a.r JJ• 111 •J [urnscsrrl Maertuir curtern. I or
CITY Of Lt14NWOOD nClaua tmrti
Forl"lart_� �� . _ �: �" ----- - . • \ ,•4 :� _ • • y • I TL[Dl�n/ caau. r, ?PC. r W. or TIP
rotttc saaour ttre.n soroot Clrrucz ro. is
\ O� \• 3 �_ - TRACT A o ..Jufrr r. riles rrottcnv+. Cin or tur0a0f rt+t nrur.rar
6 •, \.• \ � e Hors rvriCrta. eirr or em.0 roues vn�
10
wleV, un
i ^x(unry Nru.rt. 162nd PLACE S.W- °`� * rt" sta Isnl
��twlwr S+ttRrat. f rnr
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1••P\\ \ 1 1
• \•
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♦♦ /^.trYnrrNrec..e\ PRELIMINARY PLAT
:A' / 9 r(\`\ \ \\ /w HCVI/JY N1C[-I.•C-
oy� ���\ ��• \\ MEADOWDALE HEIGHTSoP
MEADOWDALE RIDGE
x
i
1
1
IN B8'I/4.8W1/4.SQCTION 8.T.27N..R.4E.. W.M.
CITY OP BOMONOB
8NOMOMIS" COUNTY. - WABMINGTON
Q IOVEU•SRUERLRND RHO RSSOCIRTES.INC.
na a• .n�f . ro-oul � ...N ..o.. T.,"
N./ cNc ^a•sc-er •K/ J••ao• Y487-1708
EXHIBIT
TRACT 46
' 'Y./ f
6
I
TRACT 49 I 1 r FI a ,r/. I uaYu r I
TRACT \ r. \-------- • I I eaNwN I cfnrcr/a]r• I
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tw'NG/t • I I/m e. a/Ifs •I I TO lmkr1N
Y.AtCrit
I
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I 14
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I 1
1601t1 PLACE S.W. LBOAL DESCRIPTION
' -- IfCI is. rtQl:[I. 01 f.wt•atta (9a,Tr. ,Latta�)a. -
_ do I PLAT OATA
.L z 19 .. :
VICINITY MAP
S.W. 3 . a aa+aL ,Tr w m�smnoat w amm m:mnLt.
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-
TRAG7' 19', . •;•; `,`[�\� ----,.TRACT-. %100 h.a —
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IL
TRACT 51
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TRACT 49 I 1 r FI a ,r/. I uaYu r I
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1601t1 PLACE S.W. LBOAL DESCRIPTION
' -- IfCI is. rtQl:[I. 01 f.wt•atta (9a,Tr. ,Latta�)a. -
_ do I PLAT OATA
.L z 19 .. :
VICINITY MAP
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•�• Ir,ee -�." '`- v 1 7p' 1 4 I 1 3
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-
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IL
TRACT 51
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3110 LG]ma tLTD.
1
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161 st PLACE
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COUNT!
it
3NOMOMISH
-LT{
raictsstzrta
'Viuc LTat.T.T atriRR aa. a ar
•
CITY OF
WOOO
a•ao¢sr tuQn
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aaaiIDltrr. Gc.
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n " \ N�
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�- 7 • \ \ �\\\\• Rb \ Ir•arcu n0..rcf.Lc. /= /I 1. 162nd PLACE S.W. aLtnt IaL. m t:.a. tvLl
\o9O
\ - at % . I PRELIMINARY
?\ \ Cs / 19 rrteunrr wta4 /e
A t,\ \ I•�rffYf/f1 MIG[-IwC.
�2 +� \\\ •� AAEAD04YDAL' Hc1GHT5
k o` A\y \\
O� 4 /\ \
CLEARING AND GRADING PLAN
OR
MEADOWDALE RIDGE
f/ IN SE'1/4a8W 7/4a66CTION S.T.27N.,R.AK., W.M.
}t(' CITY OF BOMONO■
'1 BNOMOMISH COUNTY. WAB MINOTON
V,n�N LOVELI•SRUERLRND RND RSSOCIRTES. INC.
pa.al.t" . VN. a p . I....t]oa W -1. - - lo. of - Kn . =
•. I.,
cNL 7•rL-r] �K� .•.ao•-87-170B
n
l
EXHIBI 1 7
RESTRICTIONS AND COVENANTS
FOR
"MEADOWDALE RIDGE"
THIS INDENTURE and declaration of restrictions and protective
covenants running with the land, made this day of ,
1987, by METCO CONSTRUCTION, INC., a Washington corporation.
WITNESSETH:
Whereas, METCO CONSTRUCTION, INC., is the owner of Lots 1
through 7 and Tract 100, Meadowdale Ridge, according to the
plat thereof recorded in Volume of Plats, on pages and
, records of Snohomish County, Washington; and,
WHEREAS, it is the desire of said party that said
restrictions and covenants be recorded and that said
restrictions and covenants be thereby impressed upon said land,
now , therefore,
IT IS HEREBY MADE KNOWN THAT said party does by these
presents make, establish, confirm and hereby impress upon Lots
1 through 7 and Tract 100, Meadowdale Ridge, according to the
plat thereof recorded in Volume of Plats, page and ,
records of Snohomish County, Washington, the following
restrictions and covenants to run with said land, and does
hereby bind said party and all of its future grantees,
assignees and successors to said restrictions and covenants for
the term hereinafter stated and as follows:
1. The area covered by these covenants is the entire
area described above.
2. No lot shall be used except for residential purposes.
No building shall be erected, altered, placed or
permitted to remain on any lot other than one
detached single-family dwelling.
3. All buildings to be constructed shall utilize cedar
shake or tile roofing.
4. No residence shall be constructed without a minimum
of a two -car garage. No "carports" shall be allowed.
5. No recreational vehicle, boat, or machine of any kind
shall be parked (for a period longer than 48 hours)
on the private street right of way or on any lot in a
position where it is not obscured from general view.
6. Any vehicle which is in an inoperable condition for
more than 48 hours shall not be parked in any
location other than within a resident's garage.
7. No structure of a temporary character, trailer,
basement, tent, shack, garage, barn or any other
outbuilding shall be used on any lot at any time as a
residence, either temporarily or permanently.
8. Any dwelling or structure erected or placed on any
lot in this subdivision shall be completed as to
external appearance, including finish painting,
within six months from date of start of construction
except for reasons beyond control, in which case a
longer period may be permitted upon approval of the
Architectural Control Administrator.
.5
9. No animals, livestock or
raised, bred or kept on
cats or other household
that they are not kept,
commercial purposes.
poultry of any kind shall be
any lot except that dogs,
pets may be kept, provided
bred or maintained for any
10. Trees and vegetation planted or implanted on any
respective lot shall not be permitted or allowed to
exceed in elevation, extend above, and/or grow higher
than the uppermost ridgeline of the residence
constructed thereon.
11. The use of external antennae for the reception and/or
transmission of any radio or television signals shall
be prohibited.
12. No goods, equipment, trucks, vehicles or
paraphernalia used or designed for use in connection
with any business, service or trade shall be kept or
stored in the open on any lot in quantities or in a
manner which is unsightly or objectionable to other
owners in this subdivision.
13. All yard landscaping on any respective lot must be
completed within six (6) months from the date of
completion of the residence constructed thereon.
14. No fence or wall shall be permitted between any
residence and the public or private street right of
way, except that decorative fences having a height of
no more than three (3) feet may be constructed in
said areas.
15. Tract 100 shall be preserved in a substantially
natural condition. Except for the removal of trees
that are dead, deceased, and/or determined to be
hazardous to life or property, and except for the
periodic trimming of trees for the preservation of
scenic views, no clearing, grading, filling, or
construction of any kind shall occur within Tract 100
except for such as may be necessary to the
installation, reinstallation, repair, and/or
perpetual maintenance of any utility systems located
therein. Trimming initiated for the purpose of
preserving scenic views shall be performed by a
person or persons having expertise in such matters
and the cost of such trimming shall be borne by the
lot owner or owners initiating such action. Any
debris, severed branches, or litter resulting from
said trimming shall be removed from within Tract 100
immediately upon completion of such action.
16. No building or structure shall be erected, placed, or
altered upon any lot until the construction plans and
specifications for such, including a plan showing the
location of the building or structure, have been
submitted to and approved by the Architectural
Control Administrator as to the quality of
workmanship and materials, harmony of external design
with existing structures, and as to location with
respect to water and mountain view, topography, and
finished grade elevations. Upon receiving such plans
and specifications, the Architectural Control
Administrator, or his duly appointed successor,
shall, within seven (7) days and in writing, approve
or disapprove such plans and specifications, which
decision will be final and binding upon all parties.
17. The Architectural Control Administrator will be
RICHARD MIETZNER, whose address is 17018 - 15th Ave.
N.E., Seattle, Washington. At such time as all of
the lots in Meadowdale Ridge, as such are covered by
A ,1
z ■
this declaration, have been sold, the responsibility
and duty of RICHARD MIETZNER, as Architectural
Control Administrator, shall cease and the then -
record owners of a majority of the lots in Meadowdale
Ridge may, through a duly recorded instrument,
appoint a successor to such office of may elect
persons from among their number to serve in the
capacity of an Architectural Control Committee.
18. These covenants are to run with the land and shall be
binding on all parties and all persons claiming under
them for a period of thirty years from the date these
covenants are recorded, after which time said
covenants shall be automatically extended for
successive periods of ten years unless an instrument
signed by a majority of the then -owners of the lots
has been recorded, agreeing to change said covenants
in whole or in part.
19. Enforcement shall be by proceedings at law or in
equity against any person or persons violating or
attempting to violate any covenant either to restrain
violation or to recover damages.
20. Invalidation of any one of, these covenants by
judgment or court order shall in nowise affect any of
the other provisions which shall remain in full force
and effect.
IN WITNESS WHEREOF the undersigned have affixed their
signatures.
METCO CONSTRUCTION, INC.
E X H I BIT 8 FILE rP-2-87/PRD-1-87
MITIGATED CU-50-87
DETERMINATION OF NONSIGNIFICANCE
Description of proposal Seven Lot P1annpd RP-;idPntial Development and Sudivisin
together with a Conditional Use permit to grade 7.000 cubic vards of earth
Proponent METCO Construction
Location of proposal, including street address, if any Annroximp tPly
16100 68th Ave. W. (4.78 Undeveloped tract of land located west of 68th Ave.
and north of 160th St. S.W.)
Lead agency Edmonds Planning Division
The lead agency for this proposal has determined that it does not have a prob-
able significant adverse impact on the environment. An environmental impact
statement (EIS) is not required under RCW 43.21C.030(2)(c). This decision was
made after review of a completed environmental checklist and other information
on file with the lead agency. This information is available to the public on
request.
There is no comment period for thi's DNS.
This DNS i's issued under 197-11-340(2); the lead agency will not act on
this proposal -for 15 days from the date below. Comments must be submitted
by September 4: 1987-
Responsible official Duane V. Bowman
Position/title Assistant City Planner Phone 771-3202
Address 250 5th Ave. N., Edmonds WA 9802
;J
Date August 20, 1987 Signature
You may appeal this determination of nonsignificance
to Hearinq Examiner
at 250 5th Ave N Edmonds WA 98020
no later than September 14, 1987
by filing written appeals
You should be prepared to make specific factual objections. Contact
Duane Bowman to read or ask about the procedures for SEPA appeals.
QThere is no agency appeal.
1 x � l �r�' � 6 ti � ;v [ � S .: 3 � � Y 1 �ii 11�1 ���' •� � �f � ! �
v'x4t m:::.w...r:.wWil:.....a.......wz..._.........._.•......a.r�.._..�............,.............7 __..... _,..�.... :�"`_._., __...]�.uL.,._,.�«.._ 'ti .LI.',(
CONDITIONS OF MITIGATION
FILE #P-2-87, PRD-1-87 & CU-50-87
This determination of nonsignificance is subject to the following
conditions:
1. All excavation and grading shall comply with Chapter 70 of the
Uniform Building Code, 1985 edition.
2. The Applicant shall submit an erosion control plan for review and
approval of the City Engineer. All required erosion control
measures shall be installed prior to any issuance of permits. The
applicant shall be responsible for maintaining the erosion control
devices to insure that they are operating properly.
3. The Applicant shall be responsible for keeping all streets clean
and free of debris.
4. All site development work shall be done during normal working hours
of the City of Edmonds, 8 a.m. to 5 p.m., Monday to Friday.
5. The Applicant shall obtain a grading permit from the Building
Department and comply with all conditions of permit approval.
6. The Applicant shall be required to submit a clearing plan showing
all areas outside of building pads that will be cleared.
7. No clearing or grading shall be allowed within the Open Space
tract, except to allow for the construction of required utilities
and the removal of trees that are dead, dying, diseased or pose a
hazard to the public. This restriction shall be shown on the face
of the final recorded plat.
8. No road grade shall exceed 14%.
EXHIBIT 9
CITY OF EDM0ND�
ENGINEERING REQUIREMENTS FOR
PLATS AND SUBDIVISIONS
PRD-1-87NAME:
Meadowdale Ridge FILE NO.:
P-2-87
HEARING
DATE: VICINITY: 161st Street and
68th
Req'd
..Req d
Prior to
W/Bldg. Bond
Recrdinq
Permit Posted Complete
1.
Rights -of -Way for Public Streets:
Private road with 25' R/W as proposed
acceptable. Lot 3 to access 161st. Also
10' dedication required on 68th. x
2.
Easements City utilities, private access,
other utilities):
Provide utility easements across face of
all lots. x
3.
Street improvements TACP with curb & gutter
Provide 18' of asphalt with concrete/curbs/gutter
on 13oth sides x
4.
Street turnaround:
Hammerhead turnaround required at end -of private
road. x
5.
Sidewalks and/or walkways:
Extend asphalt walkway across plat frontage on
68th Ave. and on private road. x
6.
Street lights:
�
Extend service down private road. x
7.
Planting strip:
x
None required.
Water system improvements pipelines, fire
hydrants, pump stations, telemetering,
D.S.H.S., etc.):
Set hydrant on existing main on 68th. Set
meters on 68th and run service lines to lots
on 161st.
Sanitary sewer system improvements
lines, pump stations, telemetering,
health district etc.):
pipe -
Provide service Ito all lots. Plan required.
Storm sewer system improvements pipelines,
pump station, D.O.E., fisheries, etc.):
Provide proposal for plat drainage runoff.
If
rN
x
9
`> 1
,......,....,Al.,?.�.
I
Engineering Requirements;,._.. ge 2
Req d
Req d
Prior to
W/Bldg.
Bond
Recrding
Permit
Posted Complete
11. On -site drainage (plan per Ord. 1924):
Provide a drainage proposal for lot
drainage.
x
12. Underground wiring per Ord. 1387
Required to all lots. x
13. Excavation and grading per UBC, Chapter 70
Provide plan for all grading work.
x
14.
Signage per City Engineer):
Provide private road, stop and street end signs.
x
15.
Survey monumentation per Ord., Sec.
12.10.120):
Set monuments at four corners of plat and
opposite to corners in 68th Ave. W.
x
16.
As -built drawings per City Engineer):
Required for all utilities.
x
17.
Inspection fee 2.2° of approved cost
estimate):
Based on cost of total development.
x
18.
Other requirements:
a) Plat showing lots, easements, legal
survey info.
x
b) Legal documents for each lot
x
c) Field staking - lot corners (by
professional surveyor)
x
d) Maint. agree. (private road & util.)
x
e) Utility development plan
x
x
f) Traffic study
x
g) Others
CITY ENGINE R, CITY OF EDMONDS Date
The Engineering requirements have been completed and the subdivision can be
recorded.
Authorized for recording by: Date:
MEADRIDG/TXTFORMS
NOTICE OF PUBLIC HEARING
.�o
THEm�Aatf*)& rF.XAM I4 WILL HOLD A PUBLIC HEARING
19 ON THE FOLLOWING APPLICATION:
FILE NO. coo t7
PROPERTY ADDRESS ANU LUUAI lu
ZONE DISTRICT
THE HEARING WILL BEGIN AT 7o 256 a M., IN THE PLAZA MEETING ROOM, LIBRARY
BUILDING, 650 MAIN STREET, EDMONDS, WASHINGTON. IF YOU WISH TO COMMENT ON THIS PROPOSAL,
YOU MAY COME TO THE HEARING AND SPEAK. YOU MAY ALSO WRITE A LETTER STATING YOUR VIEWS
WHICH WILL BE CONSIDERED AT THE HEARING. PLEASE ADDRESS THE LETTER TO THE PLANNING
DEPARTMENT AND INCLUDE THE ABOVE FILE NUMBER.
IF THE ITEM IS CONTINUED TO NEEDED, ANOTHER
THE DATE OF THE CONTINUED `SE H
E AGENDA IS NOT COMPLETED, OR
FURTHER INFORMATION IS NHEARING WILL BE ANNOUNCED ONLY
,
AT THE MEETING.
ADDITIONAL INFORMATION MAY BE OBTAINED AT THE PLANNING DEPARTMENT, 250 FIFTH AVENUE
NORTH, EDMONDS (PHONE 771-3202, EXTENSION 252).
THE REMOVAL, MUTILATION, DESTRUCTION, OR
CONCEALMENT OF WN ! OF TH HEARING S A THIS
PUNISHABLE
BY FINE AND IMPRISONMENT.
THIS NOTICE MAY BE REMOVED AFTER�TOOE�L �� ��S%
-
AM on
� THIS PACKET SENT TO HEARING _
EXAMINER ON OCT0BER.8. 1987 `
^
' EXHIBIT LIST
PRo-1-87, P-2-87 & CU-50-87
(Revised)
` EXHIBIT l - STAFF REPORT
EXHIBIT 2 - PRD APPLICATION N/DECLARATl8NS
EXHIBIT 3 - SUBDIVISION APPLICATION
EXHIBIT 4 - CONDITIONAL USE PERMIT APPLICATION
.�
` EXHIBIT 5 - PRELIMINARY PLAT (Revised)
EXHIBIT 6 - PRELIMINARY CLEARING & GRADING PLAN W/CRUSS-SECTIONS
(Revised)
EXHIBIT 7 - PROPOSED RESTRICTIVE COVENANTS
� EXHIBIT O - MITIGATED DECLARATION OF NONSlGNIFlCANCE
^ ` EXHIBIT 9 - ENGINEERING REQUIREMENTS
EXHIBIT 10 - LETTER FROM JACK LINGE
EXHIBIT 1
STAFF REPORT TO THE HEARING EXAMINER
FILES: #PRD-1-87, P-2-87 & CU-50-87 (Revised)
HEARING DATE: October 15, 1987
I. REQUESTED ACTION:
Revised request for preliminary approval for a proposed seven lot
planned residential development/subdivision and conditional use
permit for grading 7,000 cubic yards of earth for the property
located at approximately 16100 68th Ave. W., Edmonds.
II. APPLICANT/OWNER:
Applicant: METCO Construction
Attn: Richard Mietzner
17018 15th Ave. N.E.
Seattle, WA 98155
Representative: Lovell-Sauerland & Associates
Attn: Gerald Lovell
23106 100th Ave. W.
Edmonds, WA 98020
Owner: Clifford Lenz, Sr.
1120 Alameda Blvd.
Coronado, CA 92118
III. LEGAL DESCRIPTION:
See Exhibit 2
IV. STAFF FINDINGS AND CONCLUSIONS:
A. Description of the Proposed Action
The Applicant is seeking approval for a revised seven lot Planned
Residential Development (PRD)/Subdivision on the undeveloped 4.78
acre parcel of land located on the west side of 68th Ave. W.,
south of the residence at 16038 68th Ave. W., in the north
Meadowdale area of Edmonds. In conjunction with applications for
the PRD and subdivision, the Applicant is requesting approval for
a Conditional Use Permit to grade approximately 7,000 cubic yards
of earth.
The subject property is a densely covered with a mixture of
mature evergreen and deciduous trees. The westerly two thirds of
the property is topographically quite steep, with slopes up to 60
percent. There is a relatively level plateau on the northeastern
third of the site. It is in this area that the proposed lots
.,
- ( Staff ReportPage 2(
PRD-1-87, P-2-87 & CU-50-87
(Revised)
will be developed. The steeply sloped area is proposed to remain
as open space.
On September 2, 1987, the Edmonds Architectural Design Board
(ADB) recommended denial of of the original PRD proposal, due to
design conflicts with the road access and the residential
properties to the north. The Applicant requested a continuance
to allow a redesign of the proposal to address the concerns of
the ADB and the neighboring property owners.
Originally, access to the proposed development was to be by way
of a private road located along the northern property line. This
has been revised to construct the access road in the middle of
the property, extending at angle back into the subject property
(See Exhibit 3). Access to Lot 7 will still be on the north
property line.
Surrounding development is single family residential. The PRD of
Meadowdale Heights is located to the south.
B. Official Street Map
Proposed R/W Existing R/W
East - 68th Ave. W. 60' 50'
New cul-de-sac - 30'
The Official Street Map indicates that a ten foot dedication of
right-of-way is required along 68th Ave. W.
C. Comprehensive Plan
The Comprehensive Policy Plan Map designates the subject property
as Low Density Residential and Environmentally Sensitive, due to
steep slopes, vegetation and soils. The surrounding residential
area is also designated Low Density Residential.
As conditioned, the proposed development is consistent with the
goals and policies of the Comprehensive Plan. Section 15.15.000
(B)(1) encourages Planned Residential Developments (PRD's) on
steeply sloped properties. Further Section 15.20.005 (C)(1)
supports the PRD. concept when open space and trees will be
preserved.
D. Zoning Ordinance
The subject property is zoned RS-20, as is the residential
property to the west. The property to the south is designated as
RS-20/PRD. The residential properties to north are zoned RS-12.
The residential area to the east is zoned a mixture of RS-8 and
RR-8400 in Lynnwood and unincorporated Snohomish County.
Staff Report Page 3
PRD-1-87, P-2-87 & CU-50-87
(Revised)
The proposals, as conditioned, conform with the purposes of the
Chapter 20.35 and the RS-20 zone. Development of the steep
sloped area will be limited to the installation of utilities.
The proposed lot sizes will comparative to the surrounding
residential lots.
E. Subdivision Ordinance
As conditioned, the proposed subdivision conforms with the
criteria of Chapter 20.75.085 of the Community Development Code.
F. Environmental Finding
The subject property is designated as an environmentally
sensitive site due to steep slopes, vegetation and soils.
The revised development plan minimizes the amount of grading and
clearing that will take place on the subject property. The
steepest portion of the property will remain as common open space.
Lots l and 2 will access directly onto 68th Ave. W. Lots 3
through 7 will have access onto a private road that will be
developed along the north property line. Approximately 7,000
cubic yards of grading will result from the development of the
road and leveling of the building pads of lots 5, 6, and 7. In
addition, trenching will occur in the open space tract with the
installation of underground utilities.
As conditioned, the proposed development should pose no
significant harm to the public nor to any nearby private property
or improvement.
G. Architectural Design Board
The Edmonds Architectural Design Board (ABD) will hold a public
hearing on the revised PRD request on October 7, 1987. The ADB
recommends approval of the PRD, subject to the following
conditions:
1. A 20 foot buffer be installed along the north property line,
west of the turnaround. This includes shifting the rockery
to the south.
2. A decorative fence be installed along the top of the rockery
on the north property line.
V. STAFF RECOMMENDATION:
It is the recommendation of the staff that the revised plan for
PRD-1-87, P-2-87 & CU-50-87 be approved, subject to the following
conditions:
1. All excavation and grading shall comply with Chapter 70 of the
Uniform Building Code, 1985 edition.
Staff Report Page 4
PRD-1-87, P-2-87 & CU-50-87
(Revised)
2. The Applicant shall submit an erosion control plan for review and
approval by the City Engineer. All required erosion control
measures shall be installed prior to the issuance of any permits.
The applicant shall be responsible for maintaining the erosion
control devices to insure that they are operating properly. The
erosion control plan shall also show how any exposed slopes will be
replanted with vegetation.
3. The Applicant shall be responsible for keeping all streets clean
and free of debris.
4. All site development work shall be done during normal working hours
of the City of Edmonds, 8 a.m. to 5 p.m., Monday to Friday.
5. The Applicant shall obtain a grading permit from the Building
Division and comply with all conditions of permit approval.
6. The Applicant shall be required to submit a clearing plan showing
any areas outside of building pads that will be cleared.
The common area shall remain in its present natural state. There
shall be no cutting of any trees unless they are dead, dying,
diseased or pose a hazard to the public. Limited trimming for view
enhancement will be allowed with review by the City. This
requirement shall be shown on the face of the recorded subdivision.
7. All plans for utilities to serve the development, including, but
not limited to, water, sanitary sewer, and storm sewer, shall be
submitted for review and approval by the City of Edmonds. The
Applicant shall comply with all City Engineering requirements,
listed in Exhibit 9.
8. No road grade shall exceed 14%.
9. The minimum interior side and rear yard setbacks should be ten
feet. The minimum street setback should be twenty feet.
10. To insure compatibility of design of the homes in the PRD, all
house plans shall be submitted to the Planning Division for review
and approval prior to issuance of a building permit. A final
landscape plan for each lot shall accompany the individual building
plans. This landscaping shall be installed within six months of
completion of the residence on each lot.
11. Comply with the recommendations of the ADB.
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CITY Y OF EDMONDS
250 5111 AVE. N. • EDMONDS, WASHINGTON 98020 • (206) 771.3202
HEARING EXAMINER
FINDINGS AND RECOMMENDATIONS
OF THE HEARING EXAMINER OF THE
CITY OF EDMONDS
IN THE MATTER OF THE APPLICATION OF
METCO CONSTRUCTION FOR APPROVAL OF
A PLANNED RESIDENTIAL DEVELOPMENT/
PRELIMINARY PLAT AND CONDITIONAL
USE PERMIT
LARRY S. NAUGHTEN
♦j MAYOR
V
`9(9�>
1�A
1
FILE: PRD-1-87, P-2-8
and CU-50-87
RECOMMENDATION: The Planned Residential Development/Preliminary
Plat and Conditional Use Permit should be
granted subject to the conditions listed.
INTRODUCTION
The METCO Construction, 17018 - 15th Avenue N.E., Seattle,
Washington, (hereinafter referred to as Applicant) has requested
preliminary approval of a proposed seven -lot Planned Residential
Development (PRD) and preliminary plat for property located at
approximately 1.6100 68th Avenue, Edmonds, Washington. The Appli-
cant has also requested a conditional use permit for grading
approximately 7,000 cubic yards of earth material on the same
property.
A hearing on the request was held before the Hearing Examiner of
the City of Edmonds, Washington, on October 15, 1987.
At the hearing the following presented testimony and evidence:
Duane Bowman
Planning Dept.
City of Edmonds
Edmonds, WA 98020
••.-7orgen Sauerland
2310-6 .-- 100th Ave. West
Edmonds, WA 98020
November 6, 1987
Page 1
Gerald Lovell
23106 - 100th Ave. West
Edmonds, WA 98020
Gordon Hartley
6920 - 160th S.W.
Edmonds, WA 98020
HEARING EXAMINER'S REk _ '1ENDATION:
RE,: PRD-1-87, P-2-87 & CU-50-87
f
C
At the hearing the following exhibits were submitted and admitted
as part of the official record of this proceeding:
Exhibit 1 - Staff Report
to 2 - PRb Application with Declarations
if 3 Subdivision Application
" 4 - Conditional Use Permit Application
5 - Preliminary Plat (Revised)
" 6 - Preliminary Clearing and Grading Plan with Cross -
Sections (Revised)
" 7 - Proposed Restrictive Covenants
" 8 - Mitigated Declaration of Nonsignificance
9 - Engineering Requirements
" 10 - Letter from Jack Linge
" 11 - Architectural Design Board Minutes
After due consideration of the evidence presented by. the Appli-
cant, and evidence elicited during the public hearing, the fol-
lowing Findings of Fact and Conclusions constitute the basis of
the recommendation of the Hearing Examiner.
FINDINGS OF FACT
1. The Applicant has requested approval of a PRD and
preliminary plat for a proposed seven -lot subdivision
located at approximately 16100 - 68th Avenue West, Edmonds,
Washington. In addition, the Applicant has requested a
conditional use permit for grading approximately 7,000 cubic
yards of earth for the property. (Staff report.)
2. Admitted as Exhibit 5 to the hearing, and attached hereto
and by this reference incorporated as part of these find-
ings, was a preliminary plat map of the proposed develop-
ment. The plat is divided into seven lots and access to the
site off 68th Avenue West. (Exhibit 5.)
3. The subject property is an undeveloped 4.78 acre parcel of
land that is located on the west side of 68th Avenue West in
the north Meadowdale area of the City of Edmonds. It is a
densely covered tract of land that has a mixture of mature
evergreen and deciduous trees. The western two-thirds of
the property is steep with slopes up to 60 percent in grade.
On the northeastern portion of the site is a relatively
level plateau. It is on this section of the site that the
proposed development will occur. (Bowman testimony and
Staff report.)
4. -It is the intent of the Applicant to keep the steep sloped
portion of the site undeveloped. As shown on the plat map
(Exhibit 5) the steep sloped property is identified as Tract
100. This tract of land consists of approximately 108,000
square feet. (Staff report, Exhibit 5 and Bowman
testimony.)
November 6, 1987
Page 2
HEARING EXAMINER'S RED'" `EMENDATION :'
RE: PRD-1-87, P-2-87:r CU-50-87
5. The surrounding properties have the following zoning
designations:
South: RS-20/PRD
North: RS-12
East: RS-8 and RR-8400 (Lynnwood and unincorporated
Snohomish County)
West: RS-20
(Staff report.)
6. ECDC 16.20.020 establishes the minimum lot area for RS-20
zoned property as 20,000 square feet; the minimum lot width
as 100 feet; and, the minimum street setbacks as 25 feet.
In the proposed PRD the Applicant is requesting relief from
these standards for the purpose of developing the subdivi-
sion. In return, the Applicant is proposing to leave as
commonly owned open space 108,412 square feet in the central
and southwestern portion of the site. This commonly owned
open space is of a severe grade with extensive vegetatiIon.
The open space will ensure the stability of the site and
surrounding properties, and will help preserve some environ-
mentally sensitive elements of the site. (Sauerland
testimony.)
7. The Comprehensive Plan Map of the City of Edmonds designates
the subject property as'Low Density Residential and also
designates it as Environmentally Sensitive. The Environ-
mentally Sensitive designation is because of the steep
slopes, vegetation and soils on site. The surrounding
residential area is also designated as Low Density Residen-
tial. (Bowman testimony and Staff report.)
8. Lots 1 and 2 of the subdivision will access off 68th A enue
West. Lots 3, 4, 5, 6 and 7 will access off a private road
(161st Street S.W.) that is within the subdivision. Access
to Lot 7 will be off 161st Street S.W. via a 15-foot lane
that will be on the northern border of the site. (Bow an
testimony and (Exhibit 5.)
9. The Edmonds Community Development Code (ECDC) 20.35.040 and
20.35.050 set forth the review criteria for preliminary
plans for PRD's, and the general guidelines and criteria to
be satisfied with the application. These review criteria
and guidelines have been considered in the review of the
proposed PRD. (Administrative finding.)
10. 1. Etb'C 20.75.085 sets for the review criteria for prelimi-
nary plats` for proposed subdivisions. These criteria of
review include: environmental review, lot and street
layout, dedications and improvements to the property.
(ECDC.)
November 6, 1987
Page 3
HEARING EXAMINER'S RFC MMENDATION:
RE:
PRD-1-87, P-2-8t �. CU-50-87 ;
11.
ECDC 20.75.080 sets forth the requirements for general
findings to be made for the approval of a preliminary plat.
These findings include the provision that the proposal b�'e
consistent with the subdivision ordinance of the City of
Edmonds (ECDC 20.75.020); that the preliminary plat be
consistent with the Comprehensive Plan of the City of
Edmonds; and, that the proposal meet all the requirements of
the zoning ordinance. (ECDC.)
12.
The Architectural Design Board (ADB) recommended approval of
the proposal subject to the following conditions:
1. A 10-foot deep buffer be established just south of the
north property line of the subdivision between the
eastern edge of the hammerhead and the western property
line of -Lot 7. This will require moving the 15-foot
access road proposed to be adjacent to the north
property line 10 feet to the south;
2. The proposed rockery shall be shifted to the south so
that it is located along the south side of the 10-foot
buffer;
3. A decorative fence shall be constructed on top of the
rockery for the full length of the rockery.
r
(ADB Minutes.)
13.
A representative of the Applicant submitted that they are
opposed to the buffer as proposed by the ADB. The
representative submitted that the developers should be
allowed to develop the property and, with extended buffers,
additional grading will occur to develop Lot 7. (Lovell
testimony.)
14.
In order to construct the private road within the subdivi-
sion, approximately 7,000 cubic yards of earth material must
be graded. (Staff report.)
15.
ECDC 18.40.040 establishes that no person shall perform
grading involving more than 500 cubic yards of material on
any lot, or contiguous lot, without first obtaining a
conditional use permit. (ECDC.)
16.
In order for a conditional use permit to be granted within
the City of Edmonds the criteria as set forth in ECDC
20.05.010 must be satisfied. These criteria include:
A, The proposed use must be consistent with the Compre-
hensive Plan of the City of Edmonds;
B. The proposed use in its location must be consistent with
the purposes of the zoning ordinance in which the
property is located; and,
November 6, 1987
Page 4
HEARING EXAMINER'S RF' QMMENDATION,:
RE: PRD-1-87, P-2-W. .." CU-50-87
C. The proposed use must not be,significantly detrimental
to the public health, safety or welfare, nor injurioiz.s
to nearby private properties or improvements.
(ECDC.)
17. The Planning Department of the City of Edmonds has recom-
mended approval of the PRD, preliminary plat and conditional
use permit subject to conditions. The conditions recom-
mended by the Planning Department are set forth in the Staff
report admitted at the hearing as Exhibit 1. (Staff
report.)
18. A witness (Gordon Hartley) submitted that he generally
supports the PRD, but is opposed to development of the
access lane to Lot 7 as proposed by the Applicant. The
witness submitted that the recommendation of the ADB should
be followed and that Lot 6 of the proposed subdivision
should be reduced if necessary. (Hartley testimony.)
19. Witness Hartley's property is directly north of Lot 6. On
the boundary of Lot 6 and Hartley's property are trees that
the witness claims will be removed if the access road to
Lot 7 is developed. The witness prefers that these trees
rt remain on the north boundary line of the proposed plat.
(Hartley testimony.)
20. It is the intent of the Applicant to create a five to six-
foot rockery on the north boundary line of Lot 6. This
rockery will be approximately six feet higher than the grade
of Lot 7 and the Applicant's representative submitted that
Mr. Hartley will not be impacted by this access lane.
(Sauerland testimony.)
21. A letter was submitted by a witness (Jack Linge). The
letter, which was submitted prior to the revision of the
PRD, requested denial of the PRD based on the fact that the
other properties in the vicinity would be impacted by the
smaller lots of the development and the compacted nature of
the site. Mr. Linge did not submit any additional testimony
for the revised PRD. (Exhibit 10.)
CONCLUSIONS
1. The application is for the approval of a PRD and a prelimi-
nary plat for a proposed seven -lot subdivision located at
16100 - 68th Avenue West, Edmonds, Washington. In addition,
the Applicant is requesting a conditional use permit for
grading approximately 7,000 cubic yards of earth material on
the subject property.
2. The subject property is•zoned RS-20. The requested PRD is
sought for a reduction of minimum lot area standards;
November 6, 1987
Page 5
[TEARING EXAMINER'S RECOMMENDATION:, rfi
RE: PRD-1-87, P-2-87CCU-50-87 ;T
minimum lot width standards; and, minimum street setback
standards for RS-20 zoned property.
3. The proposed PRD will create beneficial open space, identi
fied as Tract 100. This beneficial open space will provide
stability to the soieS°fthe Further�eand Tractalso 100 willllity remain£ the
surrounding property.
heavily vegetated and will provide aesthetic relief in the
area.
4. Tract 100, the open space, wilb preserve
to thenpublaCt natural
features that will be a clear en
5. Because of the severe slope of Tract 100 unusual circum-
stances exist making it difficult for a lot -by -lot develop-
ment on site. The proposal of the Applicant adequately
preserves the steep slope while developing the site in a
manner that will not be detrimental to the general area.
6. The proposed PRD is consistent with the neighborhood
characteristics of the area, and the building height in the
RS-20 zone will be maintained.
7. The criteria of ECDC 20.35.050 are satisfied by this
proposal.
8. The criteria of ECDC 20.35.060(A) are satisfied by this
proposal.
9. The proposed PRD exceeds the five -lot minimum for all PRD's
within the City of Edmonds.
10. The proposed preliminary plat is consistent with the
provisions of the Edmonds Comprehensive Plan and in
particular Chapter 15.20. The proposal will provide high -
quality residential development which is appropriate to the
diverse lifestyle of Edmonds' residents. It will protect
adjoining neighborhoods from incompatible additions to
existing buildings and will protect residential areas from
incompatible land uses through the careful control of the
planning of the development. The reduced lot areas,
setbacks and lot widths will not be detrimental to other
properties in the area. The PRD will be developed for
single-family purposes and will be compatible with develop-
ment in the area.
11. The proposed preliminary plat satisfies the purposes of the
Edmonds subdivision ordinance (ECDC 20.75.020). The pro
pcsal will protect the public health, safety and welfare in
accordance with State standards to prevent overcrowding. of
land; it will not increase congestion on the streets or
highways --of the City of Edmonds; it will provide adequate
provisions for water, utilities, sewerage, storm drainage
and other public requirements; it will provide adequate and
November 6, 1987
Page 6
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HEARING
EXAMINER'S RE._MMENDATION:
RE:
PRD-1-871 P-2-87 & CU-50-87
debris cause by the Applicant's construction, the Applicant
'
shall be responsible for such costs.
4.
All site development work shall be done during normal
working hours of the City of Edmonds. Normal working hours
are 8 p.m. to 5 p.m., Monday to Friday.
5.
The Applicant shall obtain a grading permit from the
Building Division and comply with all conditions of permit
approval.
6.
The Applicant shall be required to submit a clearing plan
showing any areas outside of building pads that will be
cleared.
7.
The common area identified on the preliminary plat map as
Tract 100 shall remain in its present natural state. There
shall be no cutting of trees unless they are dead, dying,
diseased or pose a hazard to the public. Any cutting of
trees in this Tract 100 must be reviewed by the Planning
Department of the City of Edmonds. Limited trimming for
view enhancement will be allowed with review by the City.
These requirements shall be shown on the face of the
'
recorded subdivision.
8.
All plans for utilities to serve the development, including,
but not limited to, water, sanitary sewer, and storm sewer,
shall be subject to review and approval by the City of
Edmonds. The Applicant shall comply with all City`
Engineering requirements that are listed in Exhibit 9 to
these hearings.
9.
No road grade within the site shall exceed 14 percent..
10.
The minimum interior side and rear yard setbacks shall be
ten feet. The minimum street setback for each lot shall be
�.
twenty feet.
F:
11.
To ensure compatibility of design of the homes in the PRD,
all house plans shall be submitted to the Planning Division
for review and approval prior to issuance of a building
permit. A final landscape plan for each lot shall accompany
the individual building plans. The landscaping shall be
installed within six months of completion of the residence
on each lot.
1-2.
A •10-foot buffer shall be created along the north boundaries
•of_Lots 6 and 7. within the 10-foot buffer the Applicant
shall provide an ornamental decorative fence. In addition,
the Applicant shall provide a rockery immediately south of
the 10-foot buffer.
November 6, 1987
Page 8
13. The conditional use permit for the grading of approximately
7,000 cubic yards of earth material shall be valid only if
the City Council approves the PRD and preliminary plat.
rnMMENTS
The subject property, as noted in the Finding of Fact, is an
environmentally sensitive, heavily vegetated parcel of land that
has severe slopes. From the testimony presented it appears that
the only method of development of this site is through the PRD
process. The proposal of the Applicant is reasonable because it
utilizes the relatively level plateaus that are located on the
northeastern portion of the site. It also preserves the steep,
heavy -vegetated portions of the site that are located near the
central area and southwestern corner
of the site.ed The proposed
lots, although smaller than normal
be
developed with single-family development and will be clustered.
However, they will not deter from the single-family environment
of the adjoining properties. The lots will be of adequate size
to retain the sensitive nature of the land and still be com-
patible with adjoining properties.
Adequate access is available to the site. utilities are
available to the site. The internal street, 161st Street S.W.,
is reasonable for access to Lots 3 through 7. Adequate access to
Lots 1 and 2 is off 68th Avenue West.
It does appear that the only issue of dispute in this matter is
the access lane to Lot 7. This access lane, which is located
between Lot 6 of the proposed subdivision and the G.E. Hartley
property immediately to the north, is the most controversial
aspect of this subdivision. In order to install this lane,
significant grading and clearing must occur. This will result in
loss of trees on the very northern portion of this property.
This, according to Mr. Hartley, will be detrimental to the
general environment of the area. As a compromise, the ADB has
recommended that the 10-foot buffer be located from the north
property line to the development of the lane immediately north of
Lot 6. As a condition, I have adopted this recommendation and I
have required that the Applicant place an ornamental decorative
fence within the buffer. Although this could result in the
elimination of some trees that are pleasing to Mr. Hartley, it
will provide aesthetic relief to the property and will ensure no
disruption of the Hartley property. It should be noted that this
lane is only going to service Lot 7, so no excessive traffic will
occur. In addition, a rockery will be placed south of the 10-
foot buffer. As noted in the Finding of Fact, this rockery will
result—l"n a difference of about seven feet from the elevation of
the buffer and -.the lane. This will further ensure privacy to the
Hartley property and result in compatibility with adjoining
properties. This buffer, together with the fence and rockery,
will result in a reasonable development of the site.
November 6, 1987
Page 9
M1
HEARING EXAMINER'S R� ``MMENDATION':
RE: PRD-1-87, P-2-8i « CU-50-87
Entered this 6th day of November, 1987, pursuant to the authority
granted the Hearing Examiner under Chapter 20.100 of the Com
munity Development Code of the City of Edmonds.
JAMPS M. DRISCOLL
/He ring Examiner
NOTICE
You are hereby given notice that pursuant to RCW Section
35.63.130 the foregoing Findings, Conclusions and Recommenda-
tions have been submitted to the Mayor and City Council of the
City of Edmonds, Washington, for their consideration and
approval. Council action on this item will occur at a later
date.
PROCEDURE FOR RECONSIDERATION
Any motions for reconsideration should be filed with
James M. Driscoll, Hearing Examiner, City of•Edmonds, Civic
Center, Edmonds, Washington, 98020, within ten business days from
the date of these recommendations. The final date for motion for
reconsideration is 5 p.m. on November 23, 1987.
..� " ,. . �,� , ',� ` <it, � i j. I _� -v r ' "C 1. __._..? _..—':.,�..»'.ic1, ... �_ 5+ t r"`c•,,:.�...N' s
j CITY OF E D M O N S LARRY S. NAUGHTEN
MAYOR
hamo• 250 51h AVE. N. • EDMONDS, WASHINGTON 98020 (206) 771.3202
^h. COMMUNITY SERVICES PETER E. HAHN
DIRECTOR
DATE:-- 10/8/87
TO: Meto Construction Love 1-Sauerland & Assoc. Clifford Lenz, Sr.
Attn: Richard Mietzner Attnt Gerald Lovell 1120 Alameda Blvd.
17018 15th Ave. NE 23106 100th Ave. W. Coronado, CA 92118
Seattle, WA 98155 Edmonds, WA 98020
TRANSMITTING: Staff Report for October 15, 1987 Hearing
AS YOU REQUESTED:
FOR YOUR INFORMATION:
AS WE DISCUSSED:
FOR APPROVAL:
FOR YOUR FILE:
REVIEW AND COMMENT
COMMENT AND RETURN:
MINUTES OF MEETING:
REMARKS:
PLAZ4NING DIVISION
Duane Bowman
!2?::
PUBLIC WORKS PLANNING PAR AND AND RECREAiiCiN ENGIiicERING
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