PLN20020199 staff report with attachments.pdfCITY OF EDMONDS
121 - 5TH AVENUE NORTH, EDMONDS, WA 98020
PLANNING DIVISION
FINDINGS, CONCLUSIONS, AND DECISION
To: File S-02-199
From:
Meg well, AICP
Senior Planner
Date: January 21, 2003
Applicant: Carefree Homes, Inc.
TABLE OF CONTENTS
Section Page
I.
INTRODUCTION................................................................................................................2
A. Application....................................................................................................................................... 2
B. Decision............................................................................................................................................ 2
II.
FINDINGS OF FACT AND CONCLUSIONS...................................................................3
A. Analysis of Design: Compliance with ECDC 16.20.030.................................................................. 3
B. Conformance to Comprehensive Plan: ................................................................... .......................... 4
C. Critical Areas Review: Compliance with ECDC 21.15B.................................................................. 4
D. Environmental Assessment: .............................................................................................................. 4
E. Subdivision Review Criteria: Compliance with ECDC 20.75.085.................................................... 4
F. Public Comments: ............................................................................................................................. 5
III.
RECONSIDERATION AND APPEALS............................................................................5
A. Request for Reconsideration............................................................................................................. 5
B. Appeals............................................................................................................................................. 5
C. Time Limits for Reconsideration and Appeals.................................................................................. 5
IV.
LAPSE OF APPROVAL.....................................................................................................5
V.
NOTICE TO COUNTY ASSESSOR..................................................................................6
VI.
ATTACHMENTS................................................................................................................6
V11.
PARTIES OF RECORD......................................................................................................6
S-02-199/ Staff Report
Carefree Homes, Inc.
File No. S-02-199
Page 2 of 6
I. INTRODUCTION
EX
Application
1. Applicant: Richard and Pamela Crosby of Carefree Homes, Inc. (See Attachment 2.)
2. Site Location: 22209 93`d Place W. (See Attachment 1.)
3. Request: To divide one lot with a total area of approximately 20,456 square feet into two
lots. (See Attachments 2 and 3.)
4. Review Process: Following the comment period, Planning Staff makes an administrative
decision.
5. Major Issues:
a. Compliance with Edmonds Community Development Code (ECDC) Section 16.20.030,
site development standards for the RS-8 zone.
b. Compliance with Edmonds Community Development Code (ECDC) Section 20.75,
subdivision requirements.
c. Compliance with Edmonds Community Development Code (ECDC) Title 18, public
works requirements
d. Compliance with Edmonds Community Development Code (ECDC) Section 20.95,
staff review requirements.
Note: All code sections referenced in this report can be viewed via the City's website
www.ci.edmonds.wa.us.
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 decision of the City of Edmonds
Planning Division:
The Subdivision is APPROVED with the following conditions:
1. Prior to recording the applicant must complete the following requirements:
a) Complete the Engineering Division conditions listed "Required prior to Recording"
on Attachment 4.
b) Relocate mailboxes following U.S. Postal Service standards. The Engineering
Division will review the relocation proposal with civil drawings. If other
construction work is to be bonded and completed after recording, this work can be
included in the bond.
c) If more than 500 cubic yards of material will be excavated or filled, an
Environmental Checklist, SEPA review fee, and adjacent property owner list must be
submitted for SEPA review.
d) Follow Fire Marshal's requirements on spacing for fire hydrants. He notes in his
comments "Install public hydrant so that water for fire protection is no more than 600
feet spaced. Existing hydrants are spaced 760 feet." See ECDC 19.75.140.
e) The trees in the setbacks shall be retained during plat and home construction and
shall only be removed by future homeowners as part of their landscaping choices.
Trees to be retained shall be protected with barriers around the drip line prior to any
site work. Any tree can be removed if an International Society of Arboriculture
certified arborist can determine that it is a hazard. The applicant is encouraged to
preserve additional trees where possible.
f) If setbacks are to be included in the plat, add to the face of the Plat "Setbacks shown
are for reference only and vest no right."
S-02-199 / January 21, 2003 / Staff Report
Carefree Homes, Inc.
File No. S-02-199
Page 3 of 6
g) Add to the face of the Plat "Conditions of approval must be met and can be found in
the final approval for the short subdivision located in File S-02-199."
h) Include on the plat all required information, including owner's certification, hold
harmless agreement, and staffs approval block.
i) Obtain a demolition permit to remove the existing shop and lean-to and remove those
structures.
j) Make sure all documents to be recorded meet the Snohomish County Auditor's
requirements for recording.
k) Submit copies of the documents to be recorded for the Planning Division and
Engineering Division's approval. Once approved, the applicant must record the
documents with Snohomish County Auditor's office.
1) Submit an updated copy of the title report (short plat certificate) with the documents
proposed to be recorded.
2. Submit two copies of the recorded documents with the recording number marked on them
to the Planning Division. The City will not consider the subdivision to have been
completed until this is done.
3. Complete the Engineering Division conditions listed "Required with Building Permit" on
Attachment 4.
II. FINDINGS OF FACT AND CONCLUSIONS
A. Analysis of Design: Compliance with ECDC 16.20.030
1. Lot sizes and dimensions:
a) Proposed number of lots: 2
b) Required Lot Area (RS-8 zone): 8,000 square feet
c) Proposed Lot sizes:
Net sq. ft Gross sq. ft
Lot 1 9,894 9,894
Lot 2 10,561 10,561
d) Required Lot Width (RS-8 zone): 70 feet
e) Proposed Lot Width:
Meets Width Requirement?
Lot 1 Yes
Lot 2 Yes
f) Setbacks: Setbacks are as follows:
Lot 1 Front Setbacks (25 Feet): From west property line
Side Setbacks (7.5 Feet): From north and south property lines
Rear Setback (15 Feet): From east property line
Lot 2 Side Setbacks (7.5 Feet) From all property lines
g) Corner Lots: Neither lot is considered a corner lot.
h) Flag Lot Determination: Lot 2 is considered a flag lot.
S-02-199 / January 21, 2003 / Staff Report
Carefree Homes, Inc.
File No. S-02-199
Page 4 of 6
2. Lot arrangement to topography: The site slopes gently down to the west, with a small
break between lots 1 and 2, and a ditch along 93`d Place W. The lot arrangement is
appropriate for the topography.
3. Lot Coverage of Existing Buildings on Proposed Lots:
a) 35% maximum lot coverage is allowed.
b) The applicants are proposing to remove the existing shop and lean-to on lot 2, so the lot
coverage for lot 2 will then be zero percent.
c) After removal of the shop, the lot coverage on lot 1 will be approximately 17 percent.
4. Zoning: The subject property is zoned RS-8 (single-family residential with a minimum 8,000
square foot lot area). The proposed development meets the development standards of the zone
and allowable use of the zone.
B. Conformance to Comprehensive Plan:
Yes. The Comprehensive Plan encourages flexibility in development standards to encourage infill
development when it will be consistent with the character of the neighborhood. The proposed
development would result in two lots where there is one large lot.
C. Critical Areas Review: Compliance with ECDC 21.15B.
1. Critical Areas Review number: CA-02-209.
2. Results of Critical Areas Review: The property does not appear to contain any critical
areas as defined by ECDC 20.15B. As a result, a waiver from the requirement to complete a
study was issued.
D. Environmental Assessment:
1. Is this site identified on the City's Environmentally Sensitive Areas Map
(Shoreline area only)? No.
2. Is an Environmental Checklist required for this application? No.
E. Subdivision Review Criteria: Compliance with ECDC 20.75.085
1. Facts: ECDC Section 20.75.085 lists the following criteria to be used when reviewing a
proposed subdivision: Environmental, Lot and Street Layout, Dedications, Improvements, and
Flood Plain Management.
2. Staff Response:
a) Environmental. The site has many mature evergreen trees on proposed lot 2. Several of
them are in the path of a logical driveway and house footprint. However, about half a
dozen trees are in or near the setbacks and can easily be preserved. The trees not only
help to retain the character of the neighborhood, but also assist in reducing the impact of
stormwater water runoff because the trees intercept the rain and draw up water from the
soil in their roots. The trees within the setbacks should be retained, and the developers
should be encouraged to preserve any other tree possible. The proposal helps minimized
grading by using a shared driveway and lot placement is related to the existing
topography. Drainage must comply with the Engineering Requirements in Attachment 4.
S-02-199 / January 21, 2003 / Staff Report
Carefree Homes, Inc.
File No. S-02-199
Page 5 of 6
b) Lot and Street Layout. The two lots both contain the minimum lot area of 8,000 square
feet and both have a useable building area. The fronting street, 93rd Place W., is not
considered an arterial or a collector, but both lots will use a shared driveway which will
minimize traffic hazards. Each lot meets the dimensional requirements as listed in ECDC
16.20.030 (see Section II.A.1. of this report.)
c) Dedications. No dedications have been required.
d) Improvements. Refer to the Engineering Requirements contained in Attachment 4. The
Fire Marshal has also commented, "Install public hydrant so that water for fire protection
is no more than 600 feet spaced. Existing hydrants are spaced 760 feet." This is per
ECDC 19.75.140.
e) Flood Plain Management. The subject property is in Zone X, outside the 500-year
floodplain.
F. Public Comments:
1. No public comments have been received during the comment period.
III. RECONSIDERATION AND APPEALS
The following is a summary of the deadlines and procedures for filing reconsiderations and appeals. Any
person wishing to file or respond to a recommendation or appeal should contact the Planning Department
for further procedural information.
A. Request for Reconsideration
Section 20.95.050.13.2 allows for planning staff to reconsider their decision if a written request is
filed within ten (10) working days of the date of the initial decision by any person. 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 describes how appeals of a staff decision shall be made. The appeal shall be
made in writing, and shall include the decision being appealed along with the name of the project
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 Reconsiderations 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
staff has issued his/her decision on the reconsideration request, the time clock for filing an appeal
continued from the point it was stopped. For example, if a 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 staff issues their
decision on the reconsideration request.
IV. LAPSE OF APPROVAL
Section 20.075.100 states "A preliminary approval of a subdivision or lot line adjustment will expire and
have no further validity at the end of five years, unless the applicant has obtained approval of the final plat
or has filed an application to extend the time before the approval expires."
S-02-199 / January 21, 2003 / Staff Report
Carefree Homes, Inc.
File No. S-02-199
Page 6 of 6
V. NOTICE TO COUNTY ASSESSOR
The property owner may as a result of the decision rendered by City Staff request a change in the valuation
of the property by the Snohomish County Assessor's Office.
VI. ATTACHMENTS
Vicinity / Zoning Map
Application
Plat Map
Engineering Requirements
VII. PARTIES OF RECORD
Richard and Pamela Crosby Planning Division
Carefree Homes
3924 — 204`h St. SW, #116 Engineering Division
Lynnwood, WA 98036
S-02-199 / January 21, 2003 / Staff Report
101
city of edmonds
land use application
• ARCHITECTURAL DESIGN REVIEW
• COMPREHENSIVE PLAN AMENDMENT
• CONDITIONAL USE PERMIT FILE # ZONE
• HOME OCCUPATION +5- DATE Pllal-z- —REc'DBY
El FORMAL SUBDIVISION
j,20c, FEE RECEIPT# aO(J77-3
td SHORT SUBDIVISION
El LOT LINE ADJUSTMENT 5 HEARING DATE
• PLANNED RESIDENTIAL DEVELOPMENT
14
• OFFICIAL STREET MAP AMENDMENT co. Q HE (ISTAFF Q PB El ADB C] CC
Q STREET VACATION
C] REZONE
0 SHORELINE PERMIT
Q VARIANCE / REASONABLE USE EXCEPTION
Q OTHER:
PROPERTY ADDRESS OR LOCATION
PROJECT NAME (IF APPLICABLE)
PROPERTY OWNER �APHONE#
/
ADDRESS
E-MAIL ADDRESS FAX #
TAX ACCOUNT # SEC. -s TwP. 7 RNG.
DESCRIPTION OF PROJECT OR PROPOSED USE
APPLICANT ff F-'"Of4l (!"bSIOV PHONE #
ADDRESS 3�
E-MAIL ADDRESS FAX # 4�1-2s)-
CONTACT PERSON/AGENT //Z(:! PHONE #(
ADDRESS
E-MAIL ADDRESS FAX #
The undersigned applicant, and his/her/its heirs, and assigns, in consideration on the processing of the application
agrees to release, indemnify, defend and hold the City of Edmonds harmless from any and all damages, including
reasonable attorney's fees, arising from any action or infraction based in whole or part upon false, misleading,
inaccurate or incomplete information furnished by the applicant, his/her/its agents or employees.
By my signature, I certify that the information and exhibits' herewith submitted are true and correct to the best of my
knowledge and that I am authorized to fi li tion on e behalf of the owner as listed below.
SIGNATURE OF APPLICANT/AGENT( DATE 10 16-L
Property Owner's Authorization
By my signature, I certify that I have authorized the above Applicant/Agent to apply for the subject land use
application, and grant my permission for the public officials and the staff of the City of Edmonds to enter the subject
property for the purposes pd pos i g attendant to this Application.
SIGNATURE OF OWNER (M71 DATE 10 r--
This application form was revised on 1/27/00. To verify whether it is still current, call (425) 771-0220.
ATTACHMENT 2
LALIBRAMPLANNINMFomis & HandoutsTublic Handoutsland Use Application.doc
0 2 -199
POLE
-ITY
0 43610 T_
R'
MiAtAHOLF
A 7
!R, lY 3 8 0 5 41
'Scale i, 30'
;1E7A' ��c5'
EE
Pi A(N
-) PL,
/T U0
DO-VALD STA.,NDLEY
EVERETT AUCHOLS EQUIPMENT AND PS2CEDUR!, �=E 1111.
j ACCURACY MEETS WAC '332__i3o_0`91� DENOTES A PiNCH -K-E]MIED BRASS DISK IN
0.1 MONUMENT DOWN 0 5 IN CASING
05' TOTAL STATION USED FOR A TRAVERSE, CONCRETE
112 MONUMENTS SHOWN VIS',,_T,`.�,_D A05 ,
co ! �1� - DENGTES A 20 x j' PON BAR SET WITk
N T AL ATUMI, A CAP 09567
L_TE� IHE DRAINA`uE SYSTEI'l FOR, L,ADT 2 VERJIIAL EATLIK
TO BE ITINSTALLE-0 \,ZITHIN 'FHE 115 F 7, - I, . 7 ION 3 T
OLYMPIC SEwER DISTRI;_ INVERT Ei,_EV4�1 66,,�j
PANHANDLE. AREA PER CITY OF EDMONWS
OF SEWER MANHOLE #30E TOP NORTH SIDE OF SEWER j- DENOTES A COTFEROUS TREE
HANDOijT #58. �OUTLET TO EXIST11MG' D MANHOLE RiM 37556 F T BSBL DEN07ES B`_11LD1NG B C,
A K
CONIC BLOCK ZONING RS-8
SHOP AND LEANTO
RE! WAL"L TO BE REMOVED. A
LEGAL DESCRIPTION:
1.
30 00 WOOD
4 N 583 8 12 0, 13, 1 188 0
FENCE
LOT I PLAT OF PINE CREST ACCORDING TO PLA
T TAEREOF RECORDED IN VOLUME 13 OF PLATS PAGE 51 RECORDS OF SNOHOMISH COUNTY,
'&p "P Woo
7
!M gn� T LK1,j 1 oil I / ,r.
L �i 6 - - -- - -_ - - i A`ASHINGTON
.1 zF I PARCEL TAX #00544300001100 1 'Boo �z
10548 i
i z A AREA = 20.456t SQ,F"T 7il
117CONC UNA 68F013'
[INVERT 1� 7 _1 i
':, I h EL=171:11
all HOLD HARMLESS AGREEMIE-NT
rj I
I CARPOR
ra
OF
& ICONCRETE
I OINER AND ALL PERSONS HAVING ANY PRESENT OR ENBSEQUENT OTMERSINP HA1`EREST IN THESE LANDS, AND THE SUCCESSORS AND ASSENS C
DEVE
"Mo OTNERS OR OTHER PARTIES HAVING ANY SAID INTEREST HEREBY AGREE THAT THE crry OF EDMONDS SHAM BE HEM HARMLESS IN An RESPECTS
IN T� TO ADJACENTLAND OR
FROM AN" AND ALL CLAIMS FOR DAMAGES FOR MAY BE OCCASIONED NOW OR IE FUTURE
VNAIVE AND RELEASETHE
IMPROVEMENTS BY REASON OF THE CONSTRUCTION OPERATION AND MAINTENANCE OF THE DRAINAGE SYSTEMAND HEREBY
CRAIG WOOD CITY OF EDMONDS FROM ANY AND ALL CLAIMS FOR DAMAGES EXCLUDNG DAMAGE CAUSED SCAELY BY AN ACT OR OMISSION OF SAID CITY AND
------ LOT 2 M I
I .3,UCCESSORS OR ASSIGNS, MAY THE MSELVE S HAVE NOW OP N THE FUTURE BY REASON OF THE
!INVERT CONCRETF -;I± �Q,FT� Td
Q=3Z!; 1 f Ini S, F, R DAD S INJUNCTIVE RELIEF WHICH THE OWNERT OR THEIR F
I C�j _%', I I lol- TEM
_j T, CONSTRUCTOR MAINTENANCE AND OPERATIONC-IF SAID DRAINAGE SYS
#22209 Rj
0- SETBACK INFORMATION
z
> SETBACKS SHOWN ARE FOR REFEREFJCE 0j'ALY A14D VEST NO RIGHT
25 _j
L
5
10
W5AR_
4,82 51
Whj BF32017 w a 8 1 rj
CONDITIONS
WOED
1 ERT FEN CE
'D"D
P.
7 -1 F E D K,1 C, N D S P L A N N i N G I V S N
:- I N ri E 0 F F C) F TH E C 1
WA 1'.
Ail{0 R, RESUMED AND APPROVE
RODERT SI-HER
A EE.VT PA_,VSD.E,1v`
CERTIFICATION
4" 1(0
z
115 i VERTY THAT rM -ME LEGAL :AMER OF THE PROPERTY DESCMBEC, ABOVE AND 1 CERTIFY THAT THIS SUB DWI RONVVITH THE F0i.A_O',Pq'ING DEDICATIONS
XT AND CONDITIONS IS MADE CA MY FREE CONSENT AND ACCORDNG T2 MY DESIRES
Q- _T
s ....... dc� of 200,2 at, ..... V1
COOK Of at poge. at We requesT of'
ALBERT k CHENOWETH'
OF RECORDS
PROPERTY DINER SGNATURE LNE
RICK CROSBY RESIDENT OF CAREFREE HOMES INC)
STATE
OF WASHINGTON
I S S
COUNTY OF Sr,10HOM;iSH
1 CERTIFY THAT I KNOVVOR HAVE SATISFACTORY ETDENCE TWT RICK CROSBY IS TH,E PERSON NHOWNEARED BEFORE ME. ANDSMID PERS01,"!
ACKNOI&EDGED THAT HE SJGNED THIS NSMUMEN1, 01,,,OATKI STATED ]T TO BE THE FREE AN`: )Ij..IIA17ARY ACT FOR THE uSES AND PURPOSES
MENTIC)NFO IN THE INSTRUMENT
DATED SIGNATURE 07T
\N CHENO'
MYAPPONTMENTEXRRES RECEIVED
l'i'OV 2 6 2002
PERMIT COUNTER
APPROVED AND AUTHOREED FOR REC,0RIDING BY CgY OF EDMONDS E.IK'-,INEERING DISnN 6,� ----- ------
TH�S
224 t h_ �SST w OD
APPROVED AND AUTHORIZED FOR RKRNG BY THE CITY OF ED_fv',`.DNDS fPLANNINJIG Di` ON BY - ----------- .. ... . ....
THIS DAY OF 20102
N 88*2W13W 436.00
23 Li F? V E! Y 0 FR 1 E; C E FR 11 R VC, A, T EE suneys I opograph y TDOMMIjon a r 0
1' � I—— -) \ A _7
survey rncde by me L�, 1 I,\ (
Th& map correcdy represents a I V V
Or under my d4ection in con forncInce with Lhe, ^
53 ES 0 CC TIE S 1 N C FD 5'
requkements of the Survey Recordinq Acl at the
LIM% 18130 MAvale Am N, STD, A
Seattle W-1, 98133
CER-RP-ICATE !',4UNASER ',206)-542-2188 1 (425)-672---833,3
F6X � (425)-672--6333
........ ... . .... ..........
PAj__ PiS�N(P
C) A TE ,iOB N,,-,';, LS, 22055
ATTACH SAD41- 3
date
Provide easements as needed.
X
3 Street urtprovements ,✓vACP :v►nth curb and gutter):.
Access driveway shall be 12.00 feet wide plus 18" asphalt
X
thickened edge or 6" concrete extruded curb
Widen 93`d PL W to 22' and provide 1:5 taper at the ends
X
Lot 1 shall access from the new access and the exisitag access
X
shall be closed off.
Street turnaround .. .
r
Provide an on -site turnaround is required for lotl and 2
X
5' Sidewalks' aIid/OY W L WayS ,
_ ,
Construct five-foot wide concrete sidewalk to City standards
X
along the entire roe frontage.
6 Street lights ,�
N/A
X
N/A
X
8 Water system unproveinents (pipelines, fire hydrants, Pump
.,�
stations,.telemeterin', D.S.H.S.; etc:OVWSD'=
Provide service to lot 2.
X
Connect to public waters stem.
X
9 Sanitary sewer system urlprovements4(pipelines; pump.
Stations; .telemeterin' ;health district, etc.OVWSD
Provide new service to lot 2
X
Connect to public sewers stem
X
10 Storm sewer systerri nnpiovements jpipelines; pump
Stations, DOE, fisheries; etc:
Provide storm sewer service to lot 2.
X
Construct storm detention system sized to provide adequate
X
capacity for proposed single family dwellings and access
improvements in accordance with ECDC 18.30.
Install storm catch basins on 93'd PL W as required to collect
X
street water and to connect the on site detention
11 On -site drainage (planper Qrd. 3013):
Connect all new impervious surfaces to detentions stem.
X
12 Undergr®arid wi%uig (per Ord. 1387):
Required for all new services
X
13. Excavation and grading (Per,UBIC, Chapter 70
Submit a grading plan as part of engineered site plan.
X
14. -Si ` e "City Eheer
Fire and aid address sign required for lot2.
X
V:\dvrw\sp\02-199p1t.doc
ATTACHMENT 4
r n �
/r I� Y L1
Red d pnor , '
Rec1 d w/bld�z
�oad� �
-��y;Fonplete
,l'.,i *t.s<` Y " t -° : S r nd✓r';'t'
il-^i+ 'C'
'� � � i 41�,
Tpa/.,.:'.., �y� tk
to
p .} u,+& �N"yu",tc'y^.+}k�(y�i,r`
�V�l�w'��•,.k. •'t��
;
npoa�A.*'Y'4
7''&y ''
.. �'. .. ,.. .,4 .3 �� i , .Y l.., hil f ', p µ� `
.' 1 V VQrdlllg . ..
15. Survey monumentation(per Ord., Section 12.10.120 :
N/A
X
16. As built drawings (per CityEngineer);
Re uired for all utili construction.
X
X
17, Other requirements.'=
i$: Engueering feesc ..
a) Drainage system design review at $50 per lot
X
b) Sewer connection charge/LID fees to be paid in full.
X
c) Drainage system inspection fee.
X
d) Plan review/inspection fee of 2.2% of improvement costs
X
plus $250.
CITY OF EDMONDS DATE
The Engineering requirements have been completed and the subdevsion can be. recorded
Authorized for recording by: Date:
V:\dvrw\sp\02-199p1t.doc