Complete_moreinfor_PLN20160046.pdfIIle. 189"
October 18, 2016
CITY OF EDMONDS
121 5th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www etlm nils ra.ov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
Katie Wagner
Michaela Lahurreau Estate
7726 — 236"' Street SW
Edmonds, WA 98026
Subject: Letter of Completeness and Request of Additional Information
Michaela Lahurreau Estate 2 -Lot Short Subdivision
Application Number PLN20160046
Ms. Wagner,
On behalf of the City of Edmonds Planning Division, I have reviewed the application for a 2 -lot short
subdivision at 7726 — 236th Street SW for completeness pursuant to Edmonds Community Development
Code (ECDC) 20.02.002 and 20.75.040. The City has determined that the application meets the
procedural submission requirements and therefore is complete. Please accept this letter as the City's
notice to applicant of determination of completeness pursuant to ECDC 20.02.003. While the application
is procedurally complete, additional information and clarifications are needed for continued review of the
application. Please respond to the following so review of this application can proceed:
1?lant icl ; I1,v slon Cc mrt c at :
Lot area. The subject property is located with the RS -8 zone which requires a minimum lot area
of 8,000 square feet. As noted in ECDC 21.55.020, lot area excludes any street rights-of-way or
access easements. The preliminary short plat shows net lot area of Lot 1 at 7,200 square feet after
the access easement has been excluded from lot area. As a result Lot 1 as shown on the
preliminary short plat does not comply with the minimum lot area required by ECDC 16.20.030
for the RS -8 zone. Please revise the proposed short plat so both lots comply with the minimum
lot standards as detailed in ECDC 16.20.030.
2. Setbacks. Setbacks are not shown correct on either of the proposed lots. Lot 1 will be a corner
lot with street setbacks from 781h Avenue W and 236th Street SW. Side setbacks are measure
from the southern property line and the edge of the access easement for Lot 2 along the east side
of Lot 1. The preliminary short plat does not show the 7.5 -foot side setback from the access
easement. Lot 2 will have street setbacks from 78th Ave W, rear setback from the eastern
property boundary , side setback from the northern property boundary and side setback from the
access easement along the southern property boundary. The preliminary short plat shows all side
setbacks for Lot 2. Please revise the preliminary short plat to correctly show all setbacks as
described above in accordance with ECDC 16.20.030.
3. Coverage. Coverage calculations are based on the net lot area. While Lot 1 will have to be
redesigned to comply with the zoning requirements, the coverage on the preliminary short plat
would not be compliant with the zoning requirements. Also please not coverage is not the total
square footage of the proposed or existing residence, rather it is the foot print of the building.
ECDC 21.15.110 defines coverage as:
Coverage means the total ground coverage of all buildings or structures on a site measured
from the outside of external walls or supporting members or from a point two and one-half
feet in from the outside edge of a cantilevered roof, whichever covers the greatest area.
When the preliminary short plat is redesigned please calculate coverage consistent with ECDC
21.15.110.
4. Easements. A utility easement is shown across the southern portion of Lot 2, but this also appears
to be an access easement established with the subdivision recorded under AFN 8603130288. The
title report also identifies two other easements (AFN 7611230189 and AFN 8603030287) that are
not shown on the preliminary short plat. Please show and label all easements encumbering the
property on the preliminary plat map.
5. Trees. Please identify any tree removal that will be necessary to install improvements associated
with the short plat.
6. Shed. There is a shed on Lot 2 that is approximately 1 foot from the property line with 78'"
Avenue W. The shed should be removed to be brought into conformance with the setback
standards for the RS -8 zone. The shed may stay on the same location if it can be shown that the
shed is a legal nonconforming structure. Documentation can be in the form a building permit
approval for the shed or photographic or other substantial evidence that conclusively
demonstrates that the shed existed on or before January 1, 1981 in accordance with
ECDC 17.40.020.A.
1 n it ;w �°ira 1 iv i a� Comments:
7. The subject development will be required to widen half of 78th Ave W to provide for an 11 -foot
wide travel lane. Revise plan to show the street widening.
8. In accordance with Edmonds Community Development Code (ECDC) Chapter 18.90 and the
City of Edmonds Sidewalk Comprehensive Plan map, sidewalks are required as a condition of
subdivision approval along both 78th Ave W and 236th St SW. Revise plans to show
construction of curb, gutter, sidewalk, and intersection curb ramp. Please take into consideration
the following:
a. Utility conflicts, with specific attention to 78th & 236th intersection (power pole and fire
hydrant). Relocation may be required.
b. Please identify tree removal associated with the required improvements.
9. The sidewalk impervious surface area shall be accounted for in the stormwater management
design. The project will have over 5000sf of impervious surface area and the system must
therefore be designed by a licensed engineer. Please submit a preliminary storm drainage report.
10. An existing 20 -foot utility easement has been identified along the south property line. The City
has a utility easement (AFN 7611230189), but there also appears to be an access easement
through this area. Provide recording numbers for all easement encumbering the subject property.
11. The fence shown within the City right-of-way will need to be removed or relocated to private
property.
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12. Sheet 2 — Revise impervious surface area chart to include non-regulated areas. Also, please
clarify what surface (1980sf) is being identified as replaced regulated.
13. Sheet 2 - Show all existing and proposed dry utilities and easement areas as required.
14. Sheet 2 - Label limits of new driveway surface in plan view.
According to ECDC 20.02.003.1), the above requested information must be submitted within 90 days (or
by January 16, 2017) or the application will expire.
Since the application has been determined to be complete, a notice of application will be posted on the
subject property and mailed to adjacent property owners within the next two weeks consistent with ECDC
20.03.002.
If you have any questions of me, please contact me at 425-771-0220 or via email at
lcernen 1Lje9:1,cr�eddrl?cv.
' i 4'rely,
einien Lien
Senior Planner
Cc: Jeanie McConnell, Engineering Program Manager
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