Compliance Narrative - 240th St SW Short Plat.docx240th St. S.W. Short Plat
Adamant Homes, LLC - Applicant
City of Edmonds, Washington
Compliance Narrative
Title 20 – Review Criteria and Procedures
Chapter 20.75 Subdivisions - Community Development Code
20.75.030 Subdivision defined.
A. “Subdivision” means a division of land into lots of any size for the purpose of sale. The term subdivision includes all resubdivisions of land, short subdivisions, and formal subdivisions.
The term “lot” includes tracts, parcels, sites and divisions. The term “sale” includes lease gift or development or any purpose not excepted in this section…..”
C. “Short subdivision” means a subdivision of four or fewer lots.
Response:
The proposed four lot short subdivision falls within parameters of the stated definition.
20.75.035 Compliance required.
Any person wishing to create a subdivision or lot line adjustment must first comply with this chapter. [Ord. 4154 § 4 (Att. C), 2019; Ord. 4070 § 1 (Exh. 1), 2017].
Response:
The requirement for the subject application to comply with the chapter is duly noted.
20.75.040 Application.
Applications for subdivisions shall be made to the development services director on forms provided by the development services department…..The application shall contain the following
items in addition to those specified in ECDC 20.02.002:
A. A reproducible copy of the preliminary plat and the number of prints required by the development services department;
B. Title report;
C. A survey map, if required by the development services director, of the exterior boundaries of the land to be subdivided, prepared by, and bearing the seal and signature of, a professional
land surveyor registered in the state of Washington. This map can be combined with the preliminary ECDC 20.75.050 plat at the applicant’s option;
D. The application fee as set in Chapter 15.00 ECDC;
E. A proposal for dedication of park land rather than payment of in-lieu fees, if desired by the applicant;
F. Source of water supply and name of supplier;
G. Method of sewage disposal, and name of municipal system if applicable. Percolation rates and other information required by the public works department shall be submitted if septic
tanks are to be used;
H. Other information that may be required by the development services director in order to properly review the proposed subdivision, including information needed to determine the environmental
impact of the proposal. [Ord. 4154 § 4 (Att. C), 2019; Ord. 4070 § 1 (Exh. 1), 2017; Ord. 3736 § 62, 2009; Ord. 2379 § 1, 1983].
Response:
The required exhibits, review fees, and information are herewith provided with the land use application at the time of submittal. The proponent has chosen the payment of “in-lieu” park
fees (ECDC 20.75.090 [E.]) rather than land dedication.
20.75.060 Required information on preliminary plats.
……Short plats shall be on an eight-and-one-half-by-11-inch page. The following information shall be shown on the plat:
A. The name, if any, of the proposed subdivision;
B. Sufficient description to define the location and boundaries of the proposed subdivision;
C. Name, address, seal and signature of the land surveyor who prepared the map;
D. A vicinity sketch;
E. Date prepared or revised, scale, north point, quarter section, section, township and range number;
F. Total acreage of the land to be divided, and area in square feet of each proposed lot;
G. Existing zoning, and zoning boundaries, if any;
H. Lot dimensions and numbers;
I. Setback lines required by the existing or proposed zoning, if the proposed lot has an unusual shape, steep topography, or other unusual limitations on its building site;
J. Any existing property lines within, or adjacent to, the proposed subdivision, and the names of the owners of adjacent property;
K. Contour lines in areas to be developed shall be at five-foot intervals, or as specified by the development services director. Ten-foot intervals may be used in areas not to be developed.
All contour lines shall be extended into adjacent property a sufficient distance to show the topographical relationship of adjacent property to the proposed subdivision;
L. The location, name and width of all existing and proposed street rights-of-way, or easements within or adjacent to the proposed subdivision, the grade or proposed streets and the
pavement location of existing and proposed streets;
M. The location of all existing structures within the proposed subdivision and within 25 feet of the proposed subdivision. Public area or areas to be owned in common by the lot owners,
if any;
N. The location of tree-covered areas, with the location of individual trees over eight inches in diameter in areas as requested by the development services director;
O. A preliminary grading plan or profile of proposed roads if more than 500 cubic yards of earth is to be removed;
P. A preliminary drainage proposal as specified in Chapter 18.30 ECDC, showing existing and proposed drainage facilities for the site and the adjacent areas;
Q. A statement of improvements to be installed;
R. The location of known or suspected soil or geological hazard areas, water bodies, creeks and areas subject to flooding;
S. Possible future lot lines if any is large enough to allow future division;
T. Location of existing underground utility lines, sewer and water mains adjacent to or within the proposed subdivision;
U. Other information that may be required by the development services director in order to properly review the proposed subdivision, including information needed to determine the environmental
impact of the proposal. [Ord. 4154 § 4 (Att. C), 2019; Ord. 4070 § 1 (Exh. 1), 2017; Ord. 3296 § 1, 2000. Formerly 20.75.055.].
Response:
The enclosed preliminary short plat exhibits contain the listed information onthe following plan sheets: for items A through N (see sheets PP-01 and EC-01); for proposed grading and
storm drainage improvements- item Q (see sheet TP-03); proposed utilities (item T) are shown on sheet UP-01. There are no known known or suspected soil or geological hazard areas,
and areas subject to flooding in proximity to the proposed short plat. A small off-site drainage ditch parallels a portion of the westerly boundary. This feature is included under a
general definition on the city website’s “Stormwater System” (2011) map as “ditch and creek”. Storm runoff from the proposed development will not impact the existing drainage ditch
and be routed to the northeast where formal drainage facilities will be co-constructed adjacent to Edmonds Way via easement and agreement with offsite properties.
20.75.080 General Findings(Responses are contained in each subsection).
A proposed subdivision may be approved only if all of the following general findings can be made for the proposal, as approved or as conditionally approved:
A. Subdivision Ordinance. The proposal is consistent with the purposes of this chapter (as listed in ECDC 20.75.020) and meets all requirements of this chapter.
Response:
The proposed design meets the standards of the city’s subdivision regulations, provides for public health (sanitary sewer and public water), public safety - the internal private access
easement will be constructed to city standards,adequate off-street parking will be provided for each home, and all homes will be built to current building codes (Title 19 ECDC). A “fee-in-lieu
of” payment will be made by each lot to the city park fund for improvement and maintenance of city park facilities (ECDC 20.75.090 [E.]. Siting of the private access easement entry
point at the southwest corner of the property will help mitigate potential congestion with traffic along 240th St. S.W. There are no identified critical areas on or adjacent to the
site. Preliminary soils investigation has been undertaken and determined that the viability of potential storm drainage infiltration is not present at the site.
B. Comprehensive Plan. The proposal is consistent with the provisions of the Edmonds Comprehensive Plan, or other adopted city policy, and is in the public interest.
Response:
The adopted land use classification for the subject property as shown on the December 20, 2011 City of Edmonds Comprehensive Plan Map as Single Family – Urban 1. The November 2, 2017
City of Edmonds Zoning Map classfies the site as RS-8, Single Family, 8,000 sq. ft. lots. Each lot in the proposed short plat will exceed 8,000 sq. ft. in area, and meet minimum bulk
standard requirements for lot width, lot coverage and building setbacks.
C. Zoning Ordinance. The proposal meets all requirements of the zoning ordinance, or a modification has been approved as provided for in this chapter.
Response:
There is no proposed change to the current RS-8 zoning classifcation implemented by the city on the subject property.
D. Floodplain Management. The proposal meets all requirements of the Edmonds Community Development Code relating to floodplain management. [Ord. 4154 § 4 (Att. C), 2019; Ord. 4070 § 1
(Exh. 1), 2017; Ord. 2466, 1984].
Response:
There are no adopted FEMA identified flood plains either on or adjacent to the subject property.
20.75.085 Review Criteria.
The following criteria shall be used to review proposed subdivisions:
A. Environmental.
1. Where environmental resources exist, such as trees, streams, ravines or wildlife habitats, the proposal shall be designed to minimize significant adverse impacts to the resources.
Permanent restrictions may be imposed on the proposal to avoid impact.
2. The proposal shall be designed to minimize grading by using shared driveways and by relating street, house site and lot placement to the existing topography.
3. Where conditions exist which could be hazardous to the future residents of the land to be divided, or to nearby residents or property, such as floodplains, steep slopes or unstable
soil or geologic conditions, a subdivision of the hazardous land shall be denied unless the condition can be permanently corrected, consistent with subsections (A)(1) and (2) of this
section.
4. The proposal shall be designed to minimize off-site impacts on drainage, views and so forth.
Response:
There are no significant features such as streams, ravines or wildlife habitats on the subject site. Grading will be minimized by the use of a common shared private access easement which
will serve all four lots. Location of the access easement along the westerly property line will naturally collect storm runoff at the low-point on the affected lots.Several trees will
be retained in the northwest corner of the site on proposed lot #4 (see plan sheet TP-03).
B. Lot and Street Layout.
1. Lots shall be designed to contain a usable building area. If the building area would be difficult to develop, the lot shall be redesigned or eliminated, unless special conditions
can be imposed on the approval which will ensure that the lot is developed properly.
2. Lots shall not front on highways, arterials or collector streets unless there is no other feasible access. Special access provisions, such as shared driveways, turnarounds or frontage
streets may be required to minimize traffic hazards.
3. Each lot shall meet the applicable dimensional requirements of the zoning ordinance.
4. Pedestrian walks or bicycle paths shall be provided to serve schools, parks, public facilities, shorelines and streams where street access is not adequate.
Response:
Adequately sized building envelopes have been depicted for each lot on proposed plans. All lots will take direct access from the internal shared private road easement. Each lot will
meet the minimum dimensional and area standards of Table 16.20.030 ECDC for the RS-8 zone classification (8,000 sq. ft, and 70’ minimum lot width).
C. Dedications.
1. The city may require dedication of land in the proposed subdivision for public use.
2. Only the city council may approve a dedication of park land to satisfy the requirements of ECDC 20.75.090. The council may request a review and written recommendation from the planning
advisory board.
3. Any approval of a subdivision shall be conditioned on appropriate dedication of land for streets, including those on the official street map and the preliminary plat.
Response:
There is currently 30’ of right-of-way north of centerline along 240th St. S.W. which matches existing right-of-way limits to the west and east of the subject parcel.
D. Improvements.
1. Improvements which may be required, but are not limited to, streets, curbs, pedestrian walks and bicycle paths, sidewalks, street landscaping, water lines, sewage systems, drainage
systems and underground utilities.
2. The person or body approving a subdivision shall determine the improvements necessary to meet the purposes and requirements of this chapter, and the requirements of:
a. ECDC Title 18, Public Works Requirements;
b. Chapter 19.25 ECDC, Fire Code, as to fire hydrants, water supply and access.
Response:
Preliminary short plat exhibits (see sheet UP-01) reflect an expanded lane with vertical curb and gutter along 240th St. S.W.
Prepared this 20th day of September, 2019 by James Egge & Associates on behalf of Adamant Homes, LLC. (project proponent)
Jim Egge, Project Planner
JAMES EGGE & ASSOCIATES / 10807 25th St. S.E. / Lake Stevens, WA 98258 / 425-388-1698