PLN200400117 Staff Report.pdfDate:
CITY OF EDMONDS
121 5TH AVENUE NORTH • EDMONDS, WA 98020 • (425) 771-0220 , FAX (425) 771-0221
Website: wwwdedmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT
Planning ® Building ® Engineering
Letter of Transmittal
January 12, 2005
To: Joseph Schmaus
Classico Homes, Inc.
746 Edmonds St.
Edmonds, WA 98020
Subject: P-04-1 17
GARY HAAKENSON
MAYOR
Transmitting Hearing Examiner Agenda and Staff Report for meeting
1120105
For Your Information: X
As you requested:
For your file:
Comment:
Note attachments: X
Cc: Higa Burkholder Assoc.
Sincerely,
Diane Cunningham, Administrative Assistant
Incorporated August 11, 1890
CITY OF EDMONDS
121 5TH AVENUE NORTH, EDMONDS, WA 98020
PLANNING DIVISION
ADVISORY REPORT
FINDINGS, CONCLUSIONS, AND RECOMMENDATIONS
To: Ron McConnell, Hearing Examiner
From: 7r
Meg
Senior Planner
Date: JANUARY 10, 2005
File: P-2004-117
Five Lot Formal Plat
Hearing Date, Time, and Place: January 20 2005, At 3:00 P.M.,
3Td Floor Meeting Room
Edmonds City Hall
121 5t" Avenue North
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 SUBDIVISION ORDINANCE................................................................................... 4
C. COMPLIANCE WITH THE COMPREHENSIVE PLAN....................................................................................... 6
D. COMPLIANCE WITH THE ZONING CODE..................................................................................................... 6
E. COMPLIANCE WITH THE FLOOD PLAN MANAGEMENT PROVISIONS........................................................... 6
F. STATE ENVIRONMENTAL POLICIES ACT (SEPA)........................................................................................ 6
G. CRITICAL AREAS REVIEW: ........................................ I ............................................................................... 6
H. TECHNICAL COMMITTEE........................................................................................................................... 7
I. COMPLETION OF IMPROVEMENTS............................................................................................................. 7
III.
RECONSIDERATION AND APPEALS.....................................................................................7
A. REQUEST FOR RECONSIDERATION............................................................................................................ 7
B. APPEALS................................................................................................................................................... 7
C. TIME LIMITS FOR RECONSIDERATION AND APPEALS................................................................................ 7
IV.
NOTICE TO THE COUNTY ASSESSOR..................................................................................8
V.
LAPSE OF APPROVAL...............................................................................................................8
VI.
ATTACHMENTS...........................................................................................................................8
VII.
PARTIES OF RECORD................................................................................................................8
1
Classico Homes, Inc.
File No. P-2004-117
Page 2 of 8
I. INTRODUCTION
A. APPLICATION
1. Applicant: Classico Homes, Inc.
2. Site Location: 8610 — 202nd Street SW (see Attachment 1).
3. Re uest: Formal Plat Approval for a five lot plat for detached single-family homes (see
Attachment 2).
4. Review Process: The Hearing Examiner conducts a public hearing and issues a final
decision on the Preliminary Formal Plat.
5. Major Issues:
a. Compliance with Edmonds Community Development Code (ECDC) Chapter 16.30
(RS - RESIDENTIAL SINGLE-FAMILY).
b. Compliance with Edmonds Community Development Code (ECDC) Title 18
(PUBLIC WORKS REQUIREMENTS).
c. Compliance with Edmonds Community Development Code (ECDC) Chapter 20.75
(SUBDIVISIONS).
d. Compliance with Edmonds Community Development Code (ECDC) Section
20.15B, (Critical Areas).
e. Compliance with Edmonds Community Development Code (ECDC) Chapter
20.100 (HEARING EXAMINER, PLANNING ADVISORY BOARD AND CITY
COUNCIL REVIEW).
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 submitting for Final Plat Approval, the applicant must complete the
following requirements:
a) Civil plans must be approved prior to construction. In completing the civil
plans you must address the following:
(1) Complete the Engineering Division conditions listed "Required prior
to Recording" on Attachment 3.
(2) Install four -inch Stortz fitting for the nearest fire hydrant as required
by the Fire Department.
(3) Submit a one-year performance security in accordance with the
requirements of ECDC Section 20.75.130.13 for any required
improvements which have not been completed.
(4) ECDC Section 20.75.130.A states that the applicant shall not begin
installation of improvements until the Development Services
Director has approved the improvement plans, the Development
c:\files\subdiv\p-04-ll7.doc
Classico Homes, Inc.
File No. P-2004-117
Page 3 of 8
Services Director and the applicant have agreed in writing on a time
schedule for installation of the improvements, and the applicant has
paid an inspection fee, as set in ECDC Chapter 15.00.
b) The applicant is encouraged to retain the trees and native vegetation at the
rear (east side) of lots 3, 4 and 5, and the trees on the south side of lot 5.
c) Mak-e the following changes to the plat:
(1) Add the bearing to the western property line of Lot 1.
(2) State who owns Tract 999.
(3) Provide a maintenance agreement for the private road.
(4) Either remove the setback lines from the final document or place the
following statement on the face of the plat: "The setbacks shown
are for reference only and vest no right."
(5) Add to the face of the Plat "Conditions of approval must be met and
can be found in the final approval for the subdivision located in the
City of Edmonds Planning Division File P-2004-117."
(6) Include on the plat all required information, including owner's
certification, hold harmless agreement, and staff s approval block.
d) Submit copies of the Final Plat documents to the Planning Division for
approval. We require all of the following:
(1) Plat maps, revised as required above;
(2) A title report which verifies ownership of the subject property on the
date that the property owner(s) (as indicated in the report) sign(s) the
subdivision documents; and
(3) Review fees.
(Applicants are now responsible for recording their own documents once
they have been approved.)
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.
b) Complete the Engineering Division conditions listed "Required with
Building Permit" on Attachment 3.
c) The applicant shall submit a two-year maintenance security once all required
improvements are completed.
II. FINDINGS OF FACT AND CONCLUSIONS
A. SITE DESCRIPTION
1. Site Development and Zoning:
a) Facts:
(1) Size and Shape: The subject property is approximately 1.2 acres in area
(50,245 square feet), and is rectangular in shape with 165.89 feet of frontage
on 202"d Street SW (see Attachments 1 and 2).
(2) Land Use: The site currently has a single-family residence on it (see
Attachment 2).
c: filcs\subdiv\p-04-117.doc
Classico Homes, Inc.
File No. P-2004-117
Page 4 of 8
(3) Zoning: The subject property is zoned Single -Family Residential "RS-8" (see
Attachment 1).
(4) Terrain and Vegetation: The subject property is quite level, sloping gently to
the west. Vegetation on the site includes lawn, fruit and ornamental trees,
shrubs, garden areas, and native trees and shrubs (see Attachment 2).
2. Neighboring Development and Zoning:
a) Facts:
(1) North: The area is currently developed with single-family residences and is
zoned Single -Family Residential "RS-8" (see Attachment 1). Beyond these
houses is Maplewood Elementary School.
(2) South: The area is zoned Single -Family Residential "RS-12" and currently
developed with single-family residences (see Attachment 1).
(3) East: The area is currently developed with single-family residences and is
zoned Single -Family Residential, both "RS-8" and "RS-12" (see Attachment
1).
(4) West: The area is developed with single-family residences and is zoned Single -
Family Residential "RS-8" (see Attachment 1). The access road for these
houses runs parallel and adjacent to the proposed access for the subject
property.
B. COMPLIANCE WITH THE SUBDIVISION ORDINANCE
Environmental Resources
a) This site has environmental resources in its native vegetation. Though not
designated as wildlife habitat, this site is between Maplewood Park and Pineridge
Park and can function as a corridor for wildlife. Retaining some of the native
vegetation would be beneficial to wildlife. However, the lots are small lots with
limited building pads. The native vegetation is primarily on lots 3, 4 and 5. It
would be beneficial to wildlife to retain the trees and native vegetation at the rear
(east side) of lots 3, 4 and 5, and the trees on the south side of lot 5. This would
minimize significant adverse impacts to the resources.
Because the lot is quite level, the proposal minimizing grading, with its private road
functioning as a shared driveway, and with the house and lot placement related to
the existing topography.
No hazards, such as flood plains, steep slopes or unstable soil or geologic conditions
are known to exist on the site.
Because the lot is quite level and will be served by a drainage detention system in
the private road, and because views are local, the proposal is designed minimize off -
site impacts on drainage, views and so forth.
c: \files\subdiv\p-04-117. doc
Classico Homes, Inc.
File No. P-2004-117
Page 5 of 8
A
0
Lot and Street Layout
a) This criteria requires staff to find that the proposed subdivision is consistent with
the dimensional requirements of the zoning ordinance and also that the lots would
ultimately be buildable. Based on a review of the project and the analysis in this
section staff agrees that a five -lot plat is a reasonable use of the property.
b) Lot sizes and dimensions:
Required Proposed Proposed Req. Lot Meets Required
Lot Area Net sq. ft Gross sq. ft Width Lot Width?
Lot 1 8,000 8,000 8,000 70' Yes
Lot 2 8,000 8,000 8,000 70' Yes
Lot 3 8,000 8,730 8,730 70' Yes
Lot 4 8,000 9,817 9,817 70' Yes
Lot 5 8,000 10,875 10,875 70' Yes
c) Setbacks: Setbacks should be as follows:
Lot 1: Street Setbacks (25 feet): From the north property line
Side Setbacks (7.5 feet): From the east and west property lines
Rear Setback (15 feet): From the south property line
Lot 2: Street Setbacks (25 feet): From the north property line
Side Setbacks (7.5 feet): From the east and west property lines
Rear Setback (15 feet): From the south property line
Lot 3: Side Setbacks (7.5 feet): From all property lines
Lot 4: Side Setbacks (7.5 feet): From all property lines
Lot 5: Side Setbacks (7.5 feet): From all property lines
d) Corner Lots: None of the lots are considered Corner Lots.
e) Flag or Interior lot determination: Lots 3, 4 and 5 are considered Flag Lots.
f) Lot Coverage of Existing Buildings on Proposed Lots:
(1) The existing structures are proposed to be removed for a zero percentage lot
coverage.
g) Access: 202" d Street SW is considered a local street in the City of Edmonds
Functional Classification of Roadways. A turnaround is being provided on the
private road to minimize traffic hazards. A sidewalk is being required by the
Engineering Division for pedestrian access.
Dedications
a) See City Engineer's Report (Attachment 3).
Improvements
a) See City Engineer's Report (Attachment 3). The Fire Department is also requiring a
four -inch Storz fitting for the nearest fire hydrant per Edmonds Community
Development Code 19.75.
Flood Plain Management
a) This site is designated on the FEMA Flood Insurance Rate Map as being in Zone X,
outside the 500-year floodplain, so none of the floodplain management criteria in
the Edmonds Community Development Code apply.
c: \files\subdiv\p-04-117. doc
Classico Homes, Inc.
File No. P-2004-117
Page 6 of 8
C. COMPLIANCE WITH THE COMPREHENSIVE PLAN
The Comprehensive Plan has the following stated goals and policies for Residential
Development which appear to apply to this project.
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.5. Protect residential areas from incompatible land uses through the careful control of
other types of development and expansion based upon the following principles:
B.5.d. Private property must be protected from adverse environmental impacts of
development including noise, drainage, traffic, slides, etc.
BA Require that new residential development be compatible with the natural
constraints of slopes, soils, geology, vegetation and drainage.
Compliance with the Residential Development goals and policies: City staff is certain
that high quality homes that fit into the neighborhood will ultimately be constructed on
the property. Because the site is quite level, drainage and slides should be easily
addressed with standard building practices. Retaining the native trees will help the
development be compatible with the constraints of the existing vegetation.
D. COMPLIANCE WITH THE ZONING CODE
Staff finds this project to comply with the provisions of the Zoning Code, see section
II.B.2.b.
E. COMPLIANCE WITH THE FLOOD PLAN MANAGEMENT PROVISIONS
Staff finds this project to comply with the provisions of the Community Development
Code, see section II.13.5.a.
F. STATE ENVIRONMENTAL POLICIES ACT (SEPA)
Is this site identified on the City's Environmentally Sensitive Areas Map? No.
2. Is an Environmental Checklist Required for this application? Yes, because more than
four lots are proposed and approximately 600 cubic yards of grading will be performed.
A Determination of Nonsignificance (DNS) was issued by the City's SEPA Responsible
Official on December 15, 2004. The Environmental Determination is included as
Attachment 4. No comments of appeals were received.
4. The applicant and the City have satisfied the requirements of SEPA (see Attachment 4).
G. CRITICAL AREAS REVIEW:
Critical Areas Review number: CA-2004-141
a) 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.
c: \files\subdiv\p-04-117. doc
Classico Homes, Inc.
File No. P-2004-117
Page 7 of 8
H. TECHNICAL COMMITTEE
This application has been reviewed by the Fire Department, Public Works Department,
Engineering Division, and Parks and Recreation Department. The Engineering
Division's comments are included as Attachment 3. The Fire Department has
commented "Provide 4" Stortz fitting for nearest fire hydrant per ECDC 19.25." No
other comments have been received.
I. COMPLETION OF IMPROVEMENTS
ECDC Section 20.75.130.13 states that the applicant shall either complete the
improvements before the final plat is submitted for City Council approval, or the
applicant shall post a bond or other suitable surety to guarantee the completion of the
improvements within one year of the approval of the plat.
2. In order to insure the correct value of the bond, the City Engineering Division will not
allow the posting of the bond or the recording of the subdivision until the City Engineer
has approved the site development plan.
Final Plat Documents
a) ECDC Sections 20.75.135, 20.75.140 and 20.75.145 set forth the requirements for
the preparation of the final plat documents.
b) ECDC Section 20.75.155 sets forth the procedure for the review of the final plat
application.
c) Per ECDC 20.75.100 the applicant must obtain final plat approval within five years
of obtaining preliminary plat approval or the approval shall expire.
III. RECONSIDERATION AND APPEALS
The following is a summary of the deadlines and procedures for filing reconsideration's and
appeals. Any person wishing to file or respond to a recommendation or appeal should contact the
Planning Department for further procedural information and required fees.
A. Request For Reconsideration
Section 20.100.010.G allows for the Hearing Examiner to reconsider his decision or
recommendation if a written request is filed within ten (10) working days of the date of the
initial decision by any person who attends the public hearing and signs the attendance register
and/or presents testimony or by any person holding an ownership interest in a tract of land
which is the subject of such decision or recommendation. 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 or
recommendation 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
c:AIes\subdiv\p-04-1 17. doc
Classico Homes, Inc.
File No. P-2004-117
Page 8 of 8
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 THE COUNTY ASSESSOR
The property owner may as a result of the decision rendered by the Hearing Examiner request a
change in the valuation of the property by the Snohomish County Assessor's Office.
V. LAPSE OF APPROVAL
Section 20.75.100 states that "Approval of a preliminary plat ... shall expire and have no further
validity at the end of five years, unless the applicant has acquired final plat ... approval within the
five-year period. The five-year period for subdivisions shall commence upon the date of
preliminary plat approval by the adoption of a written decision by the Edmonds city council. ..."
VI. ATTACHMENTS
1. Vicinity/Zoning Map
2. Preliminary Plat, dated November 3, 2004
3. Engineering Divisions Requirements, dated November 19, 2004
4. Environmental Determination, dated December 15, 2004
Joseph Schmaus Jake Libaire Planning Division
Classico Homes, Inc. Higa Burkholder Assoc. Fire Department
746 Edmonds St. 1721 Hewitt Ave., Suite 401 Engineering Division
Edmonds, WA 98020 Everett, WA 98201
c:\liles\subdiv\p-04-II7.doc
Vicinity •Zoning •
r"UK I IUIN (Jr I Him 5C u i K Ut• I HC INW U I K (Jt' 27C- 11UIN 1" If 1 UWNZDHIr Z / NUK I H7 K/AlNt r: xf GHQ 17 V`I.1 I.
_ - I
OOV 0 3 2004I I
"OUTax Lot 2-086 Tax Lot 2-122 3
Crawford I Kaethe Evans tLot o I Lot 2
1 I Pamela Steberl Richard Low
I' I
EX WALLI I I
(TYP)
�� � N 00'Iq'31" E 303.06' rs.�.....—,.J.. -4- -- --._�-P�_ 1"---- — — — — — —
STREET W \I D '' z 25' STREET (TYR) III ct rctrwvt / /• Ar"Jr
LIGHT 35'ETBACK (TYP)i - ...____ - / PON �. ._ r250 _ �\ I %_�
N - %o a LOT I i \k eN"ti4,
N 0,000 SF. 6 PrW ER -
\ N` Ex ❑� z ET.€R- _ __ - / z \ f 70' t
• InVIATER 6 '—� 10.N 10,0' EX SHED MINIMUM
N \� (� METER Wry I N00 IB'E 6
TO BE 3
®REMOVED
Z 5 1
L
40
O \ I ----------- J V�oT \
04 '
w Ut i Sr
3 " 109.7' 23.4' V 1 \ ;+it Ja 9.8' NQO'IB'
n S 30 0
lf) 1 8❑ 12 X i�,'2 Y .1 3 -cif f 4. �� N
PRIVATE ROAD AND N00•IB'E ,i �.� r NO0111% o- ay't I
v UTILITIES TRACT �lqq 193.0'. X,IX PPfrI/ V41RC
L--X_X;� r-? L., NCE ;TYP ��-�.{{-•
N 00°I75T E _ _ .�\ 302.05\V x X x^ X X-x
EX ASPHALT DRIVEWAY
I — —
IGNEETI
I I
Tax Lot 2-118 i Tax Lot 2-090 Tag Lot 2-119 I + Tax Lot
Harley Young David Fairbanks Chnstopher and I Ann Me
WATER April Wallace
1 METERS I I J
N I a I I I j—
( I I I I
(EX PP
PROJECT INFORMATION
I.) LOT 2 ACCESS SHALL BE FROM 202ND STREET S.W.
2.) TRACT 19q SHALL BE IN UNDIVIDED OWNERSHIP OF LOTS I, 3, 4, AND 5.
3.) TRACT 9qq SHALL PROVIDE ACCESS AND UTILITIES FOR LOTS I, 3, 4, AND 5
4.) STORMWATER DETENTION FOR LOTS 1, 2, 3, 4, AND 5 5HALL BE PROVIDED
WITHIN TRACT g99.
Tax Lot 2-096
Andrew and Dina 01mmoch
Tax Lot 2-095
Elva Erickson
Tax Lot 2-094
Carol Cameron
N
SCALE- I° - 20'
0 10 20 40
CONTOUR INTERVAL - 2 FEET
VICINITY MAP N
SCALE, I" = 2,000' pq
APPLICANT/OWNER PLANNER/ENGINEER
J05EPH 5CHMAUS
HIGA BURKHOLDER A550C„ LLC.
CLASSICO HOMES
1721 HEWITT AVE., SUITE 401
746 EDMONDS STREET
EVERETT, VIA 110201
EDMONDS, WA gB020
(425) 252-2826
(425) 771-7B2q
PROJECT SURVEYOR
BRENT EBLE, P.L5,
14407 - 63RD DRIVE S.E.
SNOHOMISH, VIA q62%
(425) 359-7ig8
TAX ACCOUNT NUMBER SITE ADDRESS
270419-002-08q-00 6610 - 202ND 5T SW
EDMONDS, WA 110020
LEGAL DESCRIPTION
THE NORTH HALF OF THE EAST HALF OF THE EAST HALF OF THE SOUTHWEST
QUARTER OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF SECTION 19,
TOWNSHIP 27 NORTH, RANGE 4 EAST, W.M., IN SNOHOMISH COUNTY, HASHINGTON;
EXCEPT THE NORTH 30 FEET THEREOF FOR ROAD
PROJECT INFORMATION
EXISTING ZONING
R5-8
PROPOSED ZONING
RS-8
COMP. PLAN DESIGNATION
SINGLE-FAMILY, SMALL LOT
PROPOSED LAND USE
SINGLE FAMILY RESIDENTIAL
GRO55 SITE AREA
50,245 SO. FT. (1.2 ACRES)
NUMBER OF LOTS PROPOSED
5 LOTS
AVERAGE LOT 51ZE
q,004 50. FT.
SMALLEST PROPOSED LOT
6,000 50, FT.
WATER SUPPLY
CITY OF EDMONDS
SEWAGE DISPOSAL
CITY OF EDMONDS
SCHOOL DISTRICT
EDMONDS
FIRE D15TRICT
EDMONDS
HIGA-BURKHOLDER��
ASSOCIATES, L L
LAND USE PLANNING /CIVIL ENGINEERING
1721 Hewltt Avenue ® Suite 401 In Everett, WA 98201
phone (425)252-2826 fax (425)252-9551
L
p4w�kHa
J" x
r
S AAaf6iER�.tF
o f�HAL Lp1N-FF,��,/
i]9�RE$ JN1E ]0,�
DATE
REVISIONS
BT
ISSUE DATE: II/3/04
DESIGNEDJHL,EAB JWG
,
PRAWN EC EA
PLAN CHECK BY, JWC
CLASSIC® HOMES 202N STREET 5H
D p� I \ / C j�I p-� G
FORMAL SUBI®I T' ISI®"I CITY ®F EDMONDS
}���
PRELIMINARY PLAT T M A 11p��
JOB NO. L
1817 '
IST SUBMITTAL+ II/3/04
� S
3
X
ATTACHMENT 2 ilaI1/0VM140118"•
Ir.
STREET
LIGHT
248 _
I
I N
I
I
I
I
IEX PP
I
Tax Lot 2-086
Gary Crawford
N 00°Ig'31" E
Tax Lot 2-122
Koethe Evans ❑ Lot 3
262 to o
{
EX ROCK 1 HED ?
I Lot 2
IRichard Low
I
I
xt
2-096
Ex TREES Andrew and Dina Dmmoch
`T NTDIAMETER r
}' \ IX ASPHALT DRIVEWAY ' �I
\ \ \ \ EX 1
Pamela Steberl
I❑
303.06,
x
' x
Nry
ry
IXGAS
'
MHO METER
A
N \ 0 250 S `------ \
❑
\ tnIXp IX. PP POND
1 % ❑ _ — — _
MAILBOX TO BE FX HOUSE
\ ❑ REMOVED IX o
I
I I
❑3 ❑
w m
EX
-1 n e
..POWER A(
�. ❑if1 1 0)
METER ktATER _ _ -
\'Q METER 6- L____ ___________ , EX SHED -
® zl I2-095
Tax Lot p❑ I � � �� - I Elva Erickson
\ LC.
-3
I rO Pp
X� WIRE
'
_X�_ _ FENCE
'--X—X—XXX--X
— —
(TYP)
X X—XX
— — — —
❑—
—
— — — — — — —
302.g5'
EX ASPHALT DRIVEWAY
246 G I
Tax Lot 2-094
_
Carol Cameron
EX
STREET
SIGN
\I
Tax Lot 2-118
Harley Young
Tax Lot 2-090 Tax Lot 2-119
I/ Tax Lot 2-120
Ann Merrick
EX
David Fairbanks Christopher and
I
I
WATER
METERS
April Wallace
I
I I
I I
SCALE, 1" = 20'
0 IO 20 40
ASSOCIATES, LLC
LAND USE PLANNING / CIVIL ENGINEERING
1721 Hewitt Avenue ® Su Ite 401 m Everett, WA 98201
phone (425)252-2826 fax (425)252-9551
y V. c1t6
"�._ 9f6i5ttQ'�
`eJi/ONAL �G
E%PIRES e/21/2005
CONTOUR INTERVAL = 2 FEET
REVISIONS
BY
155UE DATE II/3/04
DESIGNED BY: JHL
DRAWN BY: EAB
PLAN CHECK BY: JWC
IST SUBMITTAL: 11/3/04
D 19
PUGET DR 2 I96TH ST SW 16
����• 3 3 19
a np
202ND
ST SW $ I
EDMONDS
,why' PROJECT SITE
'may MAIN STREET
24L11 q
VICINITY MAP N
SCALE< I° 2,000'
APPLICANT/OWNER
PLANNER/ENGINEER
JOSEPH SCHMAU5
HIGA BURKHOLDER ASSOC,, Li-C.
CLA551CO HOMES
1721 HEWITT AVE., SUITE 401
746 EDMONDS STREET
EVERETT, WA q&201
EDMONDS, WA 98020
(425) 252-2826
(425) 771-782q
PROJECT SURVEYOR
BRENT EBLE, P.L.S.
14407 - 63RD DRIVE S.E.
SNOHOMISH, WA g82116
(425) 35q-7i%
TAX ACCOUNT NUMBER SITE ADDRE55
270419-002-08q-00 8610 - 202ND 5T SW
EDMONDS, WA W20
LEGAL DESCRIPTION
THE NORTH HALF OF THE EAST HALF OF THE FAST HALF OF THE SOUTHWEST
QUARTER OF THE SOUTHEAST QUARTER OF THE NORTHWEST QUARTER OF
SECTION 19, TOWNSHIP 27 NORTH, RANGE 4 EAST, W.M., IN SNOHON15H
COUNTY, WASHINGTON,
EXCEPT THE NORTH 30 FEET THEREOF FOR ROAD
PRELIMINARY GRADING NOTES
1.) ALL EXISTING DRIVFPIAYS, UTILITIES, PONDS, BUILDINGS, AND FENCES
SHALL BE REMOVED FROM THE SITE.
2.) NO SIGNIFICANT 517E GRADING 15 PROPOSED AT TH15 TIME, OTHER THAN
EXCAVATION REQUIRED FOR INSTALLATION OF 5TORMINATER FACILITIES.
3,) PROPOSED PRIVATE ROAD SHALL BE CONSTRUCTED HITH A MINIMUM
GRADE OF 0.5%. SEE PROPOSED ROAD SECTION ON SHEET 3.
4.) CONSTRUCTION SHALL COMPLY WITH MANDATORY EROSION CONTROL
MEASURES SPECIFIED IN THE CONSTRUCTION PLANS TO BE PREPARED
FOLLOkIING PRELIMINARY PROJECT APPROVAL.
$.) NO FRONTAGE IMPROVEMENTS ARE PROPOSED ON 202ND ST. 5.11.
PRELIMINARY GRADING NOTE5
CUTS 600 CU. YDS.
FILLS 200 CU. YDS.
ESTIMATED GRADING QUANTITIES REFLECT TRENCHING AND BACKFILL
REQUIRED FOR INSTALLATION OF STORNJATER DETENTION PIPES AND
A550CIATED FACILITIES. NO OTHER SIGNIFICANT SITE GRADING 15
PROPOSED. EXCESS MATERIAL SHALL BE REMOVED FROM THE SITE.
3
n
CLASSICO HOMES 202ND STREET SH Joe NO.
1817
FORMAL. SUBDIVISION - CITY OF EDMONDS
EXISTING CONDITIONS AND 2
PRELIMINARY GRADING PLAN 3
X
H:\PFiOJEOTFlIESAaTIYEVSCHN2�drvp1SCH2O2-01 {C.drg, 11/Ca/2NF112:3J23 PI
� PORTION OF THE SE QTR OF THE NW QTR OF SECTION 19, TOWNSHIP 27 NORTH, RANGE 4 EAST, W.M.
ASSOCIATES, LL
LAND UBE PLANNING / CIVIL ENGINEERING
1721 Hewitt Avenue E Sulte 401 I® Everett, WA 98201
Phone (425)252-2826 fox (425)252-9551
o�y W. C141
pb w sydco f
� I
°ro:nlra�°
b
70NAL ECG
EAP10.E5 6/21 /2005
I
I
I Lot 2
I
I
I
Tax Lot 2-096
ui
W
m
N
Tax Lot 2-095
Tax Lot 2-094
N
SCALE, I° - 20'
0 10 20 40
�NTOUR INTERVAL = 2 FEET
PRELIIMINARY DRAINAGE NOTES
I.) PRELIMINARY DRAINAGE DESIGN 15 BASED ON ASSUMPTION OF 3,600 50. FT.
IMPERVIOUS AREA PER LOT, tNITH REMAINDER IN LAVlN AND LANDSCAPING,
2.) ROOF DRAINS AND YARD DRAINS SHALL BE TIG14TLINED TO UNDERGROUND
DETENTION FACILITY.
3.) STORMWATER DETENTION FACILITY 514ALL BE CONSTRUCTED OF 2
CONNECTED PARALLEL 46" DIAMETER PIPES, EACH 175 FEET LONG. DESIGN
VOLUME INCLUDES 6" DEAD STORAGE.
4.) PEAK RELEASE PATES SHALL BE CONTROLLED TO MATCH
PRE -DEVELOPMENT (FORESTED CONDITIONS) RUNOFF RATES.
5.) STORMWATER SHALL BE ROUTED THROUGH AN ADDITIONAL POST -DETENTION
WATER QUALITY TREATMENT FACILITY PRIOR TO RELEASE TO CITY STORM
SEWER.
6.) DETAILED DESIGN PARAMETERS SHALL COMPLY WITH EDMONDS CITY
DRAINAGE CODE CHAPTER 16.30.
IG' ACE
I6" THICKENED EX. GRAPE
EDGE — ' �(APPRO% 39)
CB
(TYP)
000 O
UTILITIES 46" DETENTION
PIPES
PROPOSED PRIVATE ROAD SECTION
NOT TO SCALE
ISSUE DATE: II/3/04
DESIGNED BY: JI^IC JOB NO.
DRAWN BY: EA CLASSICO HOMES 202ND STREET SIB lai7
PLAN CHECK BY: JWC a
I5T SUBMITTAL: 11/3/04 FORMAL SUBDIVISION — CITY OF F-DMONDS s
PRELIMINARY DRAINAGE PLAN 3
3
HAPROJECT 1 IIW,2004 01:4243 R
CITY OF EDMONDS
ENGINEERING REQUIREMENTS FOR PLATS
Name: Classico Homes File No.: P-04-117
Approved by: /%iU4¢ Vicinity: 8610 202nd ST SW
Engineering Proaram Manager date
Req'd
Req'd w/bldg.
Bond posted
Complete
prior to
Permit
recordin
1. Rights -of -way for public streets:
Street dedication — none required
2. Easements (City utilities, private access, other utilities):
Provide all public and private easements as needed.
X
Private access easement shall be 20' in width.
X
Lots #1, 3, 4, & 5 shall share a private access.
X
Lot #2 shall take access off 202nd St SW
X
3. Street improvements (ACP with curb and gutter):
202nd St SW shall be widened to 11' from the painted centerline
X
of roadway, along the property frontage.
Construct 18" concrete curb and gutter along the property
X
frontage on 202nd St SW. Face of curb to be placed 12' from
centerline of roadway.
Private access road shall be paved 16' plus 18" thickened edge
X
or 6" concrete extruded curb.
4. Street turnaround:
Provide on -site turn around per City standards.
X
5. Sidewalks and/or walkways:
Construct five-foot wide concrete sidewalk along the entire
X
property frontage on 202nd St SW.
6. Street lights:
N/A
7. Planting strip:
N/A
8. Water system improvements (pipelines, fire hydrants, pump
stations, etc.):
Provide service to each lot.
X
Connect to public water system.
X
X
9. Sanitary sewer system improvements (pipelines, pump
Stations, telemetering, health district, etc.):
Provide new service to each lot
X
Connect to public sewer system
X
X
10. Storm sewer system improvements (pipelines, pump
Stations, DOE, fisheries, etc.):
Provide storm sewer service to all proposed lots.
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.
Connect to Public Storm system
X
X
;AENGRTRIVATE DEVELOMENT PROJECTS\REVIMSUBDIVISION-LU & REQ'S\P1ats\P-04-117 Classico Homes engr rcgs.doe ATTACHMENT
Req'd prior
Req'd w/bldg.
Bond
Complete
to recording
Permit
posted
11. On -site drainage (plan per Ord. 3013):
Connect all new impervious surfaces to detention system.
X
X
12. Underground wiring (per Ord. 1387):
Required for all new services
X
X
13. Excavation and grading (per UBC, Chapter 70):
Submit a grading plan as part of engineered site plan.
X
X
14. Si na a(per City Engineer):
All signs shall be vinyl letters and to City Standards. No silk
screed signs will be permitted.
Provide Fire/Aid address sign at private drive, visible from
202nd St SW, per City standards.
X
Provide House address numbers per building division.
X
15. Survey monumentation (per Ord., Section 12.10.120):
N/A
16. As -built drawings (per City Engineer):
Required for all utility construction electronic copy).
X
X
17. Other requirements:
a) Plat showing lots, easements, legals, survey information
X
X
b) Legal documents for each lot
X
c) field stake lot corners (by professional surveyor)
X
d) Maintenance agreements
X
e) Utility development plan
X
Traffic Study
X
17.Other requirements (continued)
g) Others
1) Clustered mailbox location per Postmaster
X
2) Provide Geo-technical reports and engineering
X
X
calculations for concrete retaining walls and rockeries as
required.
3) All areas of fill will require confirmation of compaction
X
tests by independent testing laboratory.
18. Engineering fees:
a) Storm Development Connection Charge for plat road (per #
X
of ESU's)
b) Sewer connection charge/LID fees to be paid in full.
X
c) 2.2% Engineering inspection fee: $
X
d) Plan review fee: $ 1310.
X
e Traffic Impact fee/mitigation $
X
'4 �"t� /0AW O
ENGINEERING PROGRAM MANAGER, CITY OF EDMONDS DATE
TheE�neertng r�utresneufs_have been completed iniX the subd�t�ision can,,be r'ecor�'�d,.
Authorized for recording by: Date:
i:\ENGR\PRIVATE DEVELOMENT PROJECTS\REVIEMSUBDIVISION-LU & REQ'STIatAP-04-117 Classico Homes engr reqs.doe
�O4 EDy7
OTvZ
FSt.121 5TH AVENUE NORTH, EDMONDS, WA 98020 (425) 771-0220
RCW 197-11-970 Determination of Nonsignificance (DNS)
DETERMINATION OF NONSIGNIFICANCE
Description of proposal: Subdivide one lot into a total of five lots (formal subdivision), including grading
approximately 600 cubic yards of material (File No.: P-04-117).
Proponent: City of Edmonds
Location of proposal, including street address if any: 8610 — 202"d Street SW
Lead agency: CITY OF EDMONDS
The lead agency has determined that the requirements for environmental analysis and protection have
been adequately addressed in the development regulations and comprehensive plan adopted under
chapter 36.70A RCW, and in other applicable local, state, or federal laws or rules, as provided by RCW
43.21C.240 and WAC 197-11-158 and/or mitigating measures have been applied that ensure no
significant adverse impacts will be created.
An environmental impact statement is not required under RCW 43.21.030(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 this DNS.
XX This DNS is issued under 197-11-340(2); the lead agency will not act on this proposal for 14
days from the date below. Comments must be submitted by i ZIZ21a -
Responsible Official: Meg Gruwell
Position/Title: Senior Planner - Planning Division
Phone: 425-771-0220
Address: City of Edmonds, 121 5th Avenue North, Edmonds, WA 98020
Date: __ pi? c_ is- 2.4- Signature:
XX You may appeal this determination to Robert Chave, Planning Manager, at 121 5th Avenue
North, Edmonds, WA 98020, by filing a written appeal citing the specific reasons for the
appeal with the required appeal fee, adjacent property owners list and notarized affidavit form
no later than _pc.-- 2-9 .2004.
You should be prepared to make specific factual objections. Contact Rob Chave to read or ask about the
procedures for SEPA appeals.
XX Posted on P-/-� 15 , 2004, at the Edmonds Public Library, Edmonds Community
Services Building, and the Edmonds Post Office.
XX Distribute to "Checked" Agencies on the reverse side of this form, along with a copy of the
Checklist.
ATTACHMENT 4
Page 1 of 2
P-04-117D.DOC
Mailed to the following along with the Environmental Checklist:
XX Environmental Review Section XX
Department of Ecology
P.O. Box 47703
Olympia, WA 98504-7703
XX COMCAST
Outside Plant Engineer, North Region
410 Valley Ave NW #12
Puyallup, WA 98371-3317
XX National Marine Fisheries Service
Northwest Regional Office
7600 Sand Point Way NE
Seattle, WA 98115-0070
Attachments
pc: File No. P-04-117
SEPA Notebook
Applicant: Classico Homes Inc.
c/o Joseph Schmaus
746 Edmonds St.
Edmonds, WA 98020
XX Agent: Higa Burkholder Assoc., LLC
c/o Jake Libaire
1721 Hewitt Ave., Suite 401
Everett, WA 98201
Page 2 of 2
P-04-117D.DOC