P-07-50 staff report.pdf
CITY OF EDMONDS
121 - 5TH AVENUE NORTH, EDMONDS, WA 98020
PLANNING DIVISION
FINDINGS, CONCLUSIONS, AND RECOMMENDATIONS
To:
Hearing Examiner
From
:
Mike Clugston
Planner
Date:
AUGUST 30, 2007
File:
P-2007-50 17-lot Plat (Townhouse Subdivision)
Hearing Date, Time, and Place:
September 6, 2007, at 3:00 PM
Council Chambers, Public Safety Building
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250 -5 Avenue North, Edmonds, WA 98020
Applicant:
Michel Construction, Inc.
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7907 212 Street SW #102
Edmonds, WA 98026
TABLE OF CONTENTS
Section Page
I. INTRODUCTION................................................................................................................2
A.Application........................................................................................................................................2
B.Decision............................................................................................................................................2
II. FINDINGS OF FACT AND CONCLUSIONS...................................................................3
A.Site Description.................................................................................................................................3
B.Compliance with the Comprehensive Plan........................................................................................3
C.Compliance with 20.15A, Environmental Review (SEPA)...............................................................4
D.Compliance with 20.75, Subdivisions...............................................................................................4
E.Compliance with 23.40, Environmentally Critical Areas..................................................................5
F.Public Comments..............................................................................................................................5
III. RECONSIDERATIONS......................................................................................................5
A.Request for Reconsideration.............................................................................................................6
B.Appeals.............................................................................................................................................6
C.Time Limits for Reconsideration and Appeals..................................................................................6
IV. NOTICE TO COUNTY ASSESSOR..................................................................................6
V. APPENDICES.....................................................................................................................6
VI. PARTIES OF RECORD......................................................................................................6
Michel Construction, Inc. 17-lot Plat
File No. P-2007-50
Page 2 of 6
I.INTRODUCTION
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The applicant is proposing a 17-lot formal plat at parcels addressed as 8016 8024 212 Avenue SW
(Attachment 1). The proposal for the property includes nine new single family homes and the redevelopment
of an existing duplex and 6-plex into a multi-family development consisting of 17 townhouse-style units
(Attachment 2). The development and associated improvements on the property have already been reviewed
and approved by the Architectural Design Board (Attachments 3 and 4). Civil improvements have also been
approved and are currently being completed (Attachments 5 - 7).
Nothing in this proposed subdivision plat will change what the previously approved project will look like.
The intent of the townhouse subdivision review process is to facilitate design review and some site
improvements prior to creating individual lots due to the close proximity of the structures thereby eliminating
the possibility that conditions in the field could require significant adjustment to interior lot lines. As a result,
the townhouse subdivision is more of an administrative matter related to the future ownership of the
individual townhouse units on the property.
A.Application
1.Applicant: Michel Construction, Inc.
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2.Site Location: 8016 8024 212 Street SW
3.Request: To divide four parcels of approximately 42,920 sq. ft. into 17 lots through a
townhouse subdivision in a Multi-Family residential zone, RM-2.4.
4.Review Process: A Formal Plat is processed as follows: the Hearing Examiner conducts a
public hearing and makes a final decision.
5.Major Issues:
a.Compliance with Edmonds Community Development Code (ECDC) Section 16.30,
RM- Multiple Residential.
b.Compliance with Edmonds Community Development Code (ECDC) Title 18,
Public Works Requirements.
c.Compliance with Edmonds Community Development Code (ECDC) Section 20.15A,
Environmental Review (SEPA).
d.Compliance with Edmonds Community Development Code (ECDC) Section 20.75,
Subdivisions.
e.Compliance with Edmonds Community Development Code (ECDC) Section 20.100,
Hearing Examiner, Planning Advisory Board and City Council Review.
f.Compliance with Edmonds Community Development Code (ECDC) Section 23.40,
Environmentally Critical Areas.
B.Decision
Based upon the Findings of Fact and Conclusions, Attachments and Exhibits submitted with the
application and during the comment period, the following is the recommendation of the City of
Edmonds Planning Division:
The Subdivision should be APPROVED with the following conditions:
1.This application is subject to the applicable requirements contained in the Edmonds
Community Development Code (ECDC). It is the responsibility of the applicant to ensure
compliance with the various provisions contained in these ordinances.
2.Prior to approval of the final subdivision, the applicant must complete the following
requirements:
a)Complete the improvements found on the approved civil plans.
b)Submit copies of the recording documents to the City for approval. These documents
shall include on the plat all required information, including owners certification,
hold harmless agreement, and staff approval blocks.
Michel Construction, Inc. 17-lot Plat
File No. P-2007-50
Page 3 of 6
c)Submit to the Planning Division a title report which verifies ownership of the subject
property on the date that the property owners(s) sign the subdivision documents.
3.After recording the plat, the applicant must complete the following:
a)Provide the City Planning Division with two copies of the recorded plat, with the
recording number written on them. The subdivision will not be considered complete
until this requirement is met.
II.FINDINGS OF FACT AND CONCLUSIONS
A.Site Description
1.Site Development, Neighboring Development, and Zoning:
A.Size: The subject property is roughly rectangular in shape with 175 feet of frontage along
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212 Street SW. With a depth of approximately 245 feet, the total area of the site is nearly
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one acre (42,920 sq. ft.). A road off of 212, Tract A, will provide access to all of the lots on
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the site with the exception of Lot 16 which will gain direct access to 212 using an existing
driveway.
B.Land Use: The property has received approval through the design review process for 17
dwelling units and the associated site improvements.
C.Zoning:The zoning of the subject property is Multiple Residential, RM-2.4.
D.Terrain and Vegetation: The subject site is essentially flat and contains existing
landscaping around the duplex and 6-plex which will be retained with the remainder of the
site being landscaped as approved by the Architectural Design Board.
E.Surrounding Zoning: The site is bordered on the north, east and west by similarly
developed RM-2.4 parcels. Single-family residences in an RS-8 zone bound the site to the
south. The redevelopment of the existing duplex and 6-plex and the addition of single-family
residences in a townhouse style should blend in well with the existing neighborhood.
B.Compliance with the Comprehensive Plan
The Comprehensive Plan has the following stated goals and policies for Residential Development that
apply to this project.
Residential Development
B. Goal. High quality residential development which is appropriate to the diverse
lifestyle of Edmonds residents should be maintained and promoted. The options
available to the City to influence the quality of housing for all citizens should be
approached realistically in balancing economic and aesthetic consideration, in
accordance with the following policies:
B.1. Encourage those building custom homes to design and construct homes
with architectural lines which enable them to harmonize with the
surroundings, adding to the community identity and desirability.
B.3 Minimize encroachment on view of existing homes by new construction or
additions to existing structures.
B.4. Support retention and rehabilitation of older housing within Edmonds
whenever it is economically feasible.
B.5. Protect residential areas from incompatible land uses through the careful
control of other types of development and expansion based upon the
following principles:
Michel Construction, Inc. 17-lot Plat
File No. P-2007-50
Page 4 of 6
B.5.a Residential privacy is a fundamental protection to be upheld by
local government.
B.5.c Sable property values must not be threatened by view, traffic or
land use encroachments.
B.5.d. Private property must be protected from adverse environmental
impacts of development including noise, drainage, traffic, slides,
etc.
B.6. Require that new residential development be compatible with the natural
constraints of slopes, soils, geology, vegetation and drainage.
1.The City of Edmonds Comprehensive Plan, pages 18-23, reviews the land capacity of the City and
addresses the Citys strategy for meeting the population and employment targets set for us by the
County and the State. The preferred strategy is called Design Infill. Due to the overwhelming
feedback to the City from its citizens which stated generally Preserve the single family character
of Edmonds. Dont rezone areas to higher densities. the City adopted this strategy. At its core,
Design Infill encourages infill development under the existing densities with design controls to
ensure that new development will fit into existing neighborhoods.
This proposal involves retaining and updating an existing duplex and 6-plex while creating an
additional nine new single-family houses in order to maximize the underlying density of the RM-
2.4 zone. For this reason, and because the site is already well-served by existing infrastructure, the
proposal meets requirements of the Comprehensive Plan.
C.Compliance with 20.15A, Environmental Review (SEPA)
1.Environmental Determination: A Determination of Nonsignificance (DNS) was issued by the
Citys SEPA Responsible Official on December 16, 2005 (Attachment 5 of Attachment 3). This
decision was adopted as part of the formal subdivision (Attachment 8). At this time, the applicant
and the City have satisfied the requirements of SEPA.
D.Compliance with 20.75, Subdivisions
1.Subdivision Review Criteria
A.Environmental Resources
1.)Compliance with the Comprehensive Plan and the Critical Areas ordinance ensures that
environmental resources are protected in the City of Edmonds.
B.Lot and Street Layout
This proposal is based on the concept of the townhouse subdivision. According to ECDC
21.100.040, a townhouse is a multiple dwelling unit meeting the following criteria:
No dwelling unit overlapping another vertically;
·
Common side walls joining units;
·
Not more than six dwelling units in one structure;
·
Coverage shall not exceed the aggregate coverage of the individual structures as
·
defined in the zoning code;
Lot area per unit for purposes of subdivision may be as small as the coverage of the
·
individual unit, so long as the overall density meets the zoning on the site. Portions
of the site not subdivided for individual units shall be held in common by the
owners of the individual units.
Michel Construction, Inc. 17-lot Plat
File No. P-2007-50
Page 5 of 6
1.)Lots must be designed to contain a usable building area. Based on a review of the
project, the analysis in this section, and the previous design review, each of the lots is
buildable.
2.)Lot sizes and dimensions. Because this project is being developed as a townhouse
subdivision, lot area per unit may be as small as the coverage of the individual unit, as
long as the overall density meets the zoning on the site. For this project, the underlying
density on the entire project site could yield a maximum of 17 dwelling units. As a
result, the proposal meets this requirement.
3.)Setbacks:
Typical setbacks for lots in the RM-2.4 zone are:
Street setbacks 15'
Side setbacks: 10
Rear setbacks: 15
Using the townhouse subdivision model, the exterior of the project site must meet the
underlying zoning setbacks. In this case, the exterior setbacks conform with the
underlying RM-2.4 requirements. With respect to internal setbacks, attached units will
have lot lines along common walls whereas detached units have the flexibility to place
lot lines from the outer edge of a dwelling units exterior wall (zero lot lines) to
anywhere between an adjacent dwelling unit. The remodeled duplex and 6-plex in this
project meet the common wall lot line requirements. Similarly, the proposed single
family dwelling unit lots have interior setbacks which range from zero up to five feet.
4.)Lot Coverage of Existing Buildings on Proposed Lots:
The coverage of the existing and proposed structures meets the 45% lot coverage
requirement over the entire project site.
C.Dedications
1.)No dedications were required for this project.
D.Improvements
1.)See approved civil drawings (Attachments 5 - 7).
E.Flood Plain Management
1.)This project is not in a FEMA designated Flood Plain.
E.Compliance with 23.40, Environmentally Critical Areas
1.Critical Areas Reviews: CRA1998-89, -90, -91 and -92
2.Results of Critical Areas Reviews: The property does not appear to contain any critical areas as
defined in ECDC 23.40. As a result, waivers were issued for each of the reviews referenced
above.
F.Public Comments
1.No public comments were received during the comment period.
III.RECONSIDERATIONS
The following is a summary of the deadlines and procedures for filing reconsiderations. Any person wishing
to file or respond to a recommendation or appeal should contact the Planning Division for further procedural
information.
Michel Construction, Inc. 17-lot Plat
File No. P-2007-50
Page 6 of 6
A.Request for Reconsideration
Section 20.100.010.G allows for the Hearing Examiner to reconsider his decision if a written request is
filed within ten (10) working days of the posting of the notice required by this section. The
reconsideration request must cite specific references to the findings and/or the criteria contained in the
ordinances governing the type of application being reviewed.
B.Appeals
Section 20.105.020.A & B describe how appeals of a Hearing Examiner decision shall be made. The
appeal shall be made in writing, and shall include the decision being appealed along with the name of
the project and the date of the decision, the name of the individual or group appealing the decision, their
interest in the matter, and reasons why the appellant believes the decision to be wrong. The appeal must
be filed with the Community Development Director within 14 calendar days after the date of the
decision being appealed.
C.Time Limits for Reconsideration and Appeals
The time limits for Reconsideration and Appeals run concurrently. If a request for a reconsideration is
filed before the time limit for filing an appeal has expired, the time clock for filing an appeal is stopped
until a decision on the reconsideration request is completed. Once the Hearing Examiner has issued his
decision on the reconsideration request, the time clock for filing an appeal continues from the point it
was stopped. For example, if a reconsideration request is filed on day 5 of the appeal period, an
individual would have 9 more days in which to file an appeal after the Hearing Examiner issues his
decision on the reconsideration request.
IV.NOTICE TO COUNTY ASSESSOR
The property owner may, as a result of the decision rendered by the staff, request a change in the valuation of
the property by the Snohomish County Assessor's Office.
V.APPENDICES
1.Vicinity/Zoning Map
2.Preliminary Plat, received 7/18/07
3.ADB staff report dated 1/18/06
4.ADB meeting minutes from 2/1/06 (synopsis)
5.Approved Grading Plan, 10/27/06
6.Approved Road and Drainage Plan, 10/27/06
7.Approved Sewer and Water Plan, 10/26/06
8.Environmental Adoption Notice, dated 7/26/07
9.Affidavits of Publication, Posting and Mailing
VI.PARTIES OF RECORD
Scott Schlumberger Planning Division Fire Department
Michel Construction, Inc. Engineering Division Parks & Rec. Division
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7907 212 St. SW, #102 Public Works Division
Edmonds, WA 98026