PLN200400131 Staff Report.pdfIhC.1S90
Date:
CITY OF EDMONDS
121 5TH AVENUE NORTH • EDMONDS, WA 98020 • (425) 771-0220 • FAX (425) 771-0221
Website: wwwd.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT
Planning . Building . Engineering
Letter of Transmittal
April 8, 2005
To: Jamie Schwartz
Silver City Construction, Inc.
PO Box 1417
Mukilteo, WA 98275
Subject: S-04-131
GARY HAAKENSON
MAYOR
Transmitting Planning Division Findings, Conclusions, and Decision
For Your Information: X
As you requested:
For your file:
Comment:
Note attachments: X
Sincerely,
Diane Cunningham, Administrative Assistant
Incorporated August 11, 1890
CITY OF EDMONDS
To: File S-04-131
From:
-'-g ___..-_"'-__
Senior Planner
]mnoie Schwartz, Silver City Construction Inc.
Section Page
l.
INTRODUCTION ............................................................................................................... 2
A. Application ....................................................................................................................................... 2
B. Decision ............................................................................................................................................ 2
D.
FINDINGS (lFFACT AND CONCLUSIONS .-.---.--.-.-.------.------3
A. Compliance with the Subdivision Ordinance .................................................................................... 3
B. Compliance with the Comprehensive Plan ........................................................................................ 4
C. Analysis ofRequested Modification ................................................................................................. 5
D. Compliance with the Zoning Code .................................................................................................... 7
B. Compliance with the Flood Plain Management Provisions ............................................................... 7
F. Environmental Assessment: .............................................................................................................. 7
G. Critical Areas Review: ...................................................................................................................... 7
H. Comments: ........................................................................................................................................ 7
UD.
RECONSIDERATIONS AND APPEALS .......................................................................... 7
A. Request for Reconsideration ------------------------------------.7
B. Appeals ............................................................................................................................................. 7
C. Time Limits for Reconsideration and Appeals .................................................................................. X
l\7
LAPSE OF APPROVAL ----.----.-.-.------------.--------'-.8
V.
NOTICE T(lCOUNTY ASSESSOR .................................................................................. 8
\/L
ATTACHMENTS............................................................................................................... 8
Silver City Construction Inc.
File No. S-04-131
Page 2 of 8
A. Application
1. Applicant: Jamie Schwartz, Silver City Construction Inc. (see Attachment 2)
2. Site Location: 7119 — 157t' Street SW (see Attachment 1)
3. Request: To divide one lot with a total area of approximately 25,627 square feet into
two lots (see Attachments 2 and 3.) The applicant has also requested a modification (see
Attachment 5) to reduce the minimum rear setback of 25 feet to 15 feet for lot A..
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-12 zone.
b. Compliance with Edmonds Community Development Code (ECDC) Title 18, public
works requirements.
c. Compliance with Edmonds Community Development Code (ECDC) Section 20.85,
criteria for approval of a variance.
d. Compliance with Edmonds Community Development Code (ECDC) Section 20.75,
subdivision requirements.
e. 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.
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 proposed rear setback modification from 25 feet to 15 feet is APPROVED. The
subdivision as proposed with the lot area modification is also APPROVED with the following
conditions:
1. Prior to recording the applicant must complete the following requirements:
a) Civil plans must be approved prior to recording. In completing the civil plans you
must address the following:
(1) Complete the Engineering Division conditions listed "Required prior to
Recording" on Attachment 4.
b) 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, except for the 15-foot rear (east) setback on
parcel A which has been approved by a modification." Setbacks, if shown, should be
as stated in II.A.2.c. below.
c) Remove the deck on parcel B so that it meets setbacks.
d) Move the shed on parcel B so that it meets all required setbacks.
e) The three madronas and the 18-inch cedar within the setbacks of parcel A shall be
preserved unless an International Society of Arboriculture (ISA) certified arborist
determines that a tree is unhealthy or too near the end of its life and would prove a
hazard, or if the ISA certified arborist determines that proposed grading for a house
would damage the trees roots so that they would become a hazard. The trees shall be
protected with fences or bales of hay around their drip line or as approved by
S-04-131.doc / April 7, 2005 / Staff Report
Silver City Construction Inc.
File No. S-04-131
Page 3 of 8
Planning staff. The earth around these trees should not be compacted by storing
equipment or materials within the drip line of the trees.
f) 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 and attachments thereto located in File S-
2004-131 in the City of Edmonds Planning Division."
g) Include on the plat all required information, including owner's certification, hold
harmless agreement, and staff's approval block.
h) Make sure all documents to be recorded meet the Snohomish County Auditor's
requirements for recording.
i) 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.
j) Submit an updated copy of the title report (short plat certificate) with the documents
proposed to be recorded.
2. 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 City will not consider the subdivision to
have been completed until this is done.
b) Complete the Engineering Division conditions listed "Required with Building
Permit" on Attachment 4.
a. This site contains a number of substantial trees which are environmental resources. The 30-
inch cedar and 36-inch cedar in the yard of the existing house on proposed parcel B are worth
saving. The double 18-inch evergreens seem to have had a tough time competing with each
other and are not in the best of shape. The 36-inch cedar in proposed parcel A appears to
have a split trunk and is also located in building pad area, so it won't be saved. The 18- inch
hemlock has sap dripping on it, which may indicate poor health. The trees on proposed
parcel A that should be preserved include all three madronas and the 18 inch cedar, which are
all in the setbacks. Special care should be taken to protect their roots during construction.
The site is also landscaped with non-native trees, shrubs and grass, and has an area of
blackberries.
b. This site is on a fairly steep slope. No grading is needed on proposed parcel B since the
house is already existing. Parcel A will need grading in order to provide access from 72°d
Avenue W., and also to provide for a building pad for the proposed house. The applicant is
requesting a modification to setback in part so that he can stay further away from the slope to
the north, and reduce his need for grading and retaining structures. Given the slope, the
proposal is reasonable in the amount of grading proposed and the placement of the houses
and lots relate to the topography.
This site has an overall slope through proposed parcel A (the undeveloped parcel) of 31
percent. Soils in the area are shown on the Soil Conservation Service maps as Alderwood
gravelly sandy loam with 8 to 15 percent slopes and Alderwood Everett gravelly sandy loams
with 25 to 70 percent slopes. The Alderwood Everett soil on a slope of 15 percent or greater
is considered to be an Erosion Hazard Area. This should be addressed in the geotechnical
report for the site, and at the minimum will require an erosion and sediment control plan
(ECDC 23.80.050.F.4). This site is outside the mapped Meadowdale Landslide Hazard area.
5-04-131.doc / April 7, 2005 / Staff Report
Silver City Construction Inc.
File No. S-04-131
Page 4 of 8
With the safeguards provided in the Critical Areas Regulations, Title 23 of the Edmonds
Community Development Code, the hazardous conditions can be permanently corrected.
d. In general, views and drainage are to the west for this site. The proposal includes a drainage
plan and is designed to minimize off -site impacts on drainage. The house most impacted by
potential construction on proposed parcel A is the house on proposed parcel B. The existing
house has a view to the southwest of the Puget Sound that will not be impacted by
construction on proposed parcel A.
2. 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
two -lot short -plat is a reasonable use of the property.
b. Lot sizes and dimensions:
Required Proposed Proposed Req. Lot Meets Lot Width
Lot Area Net sq. ft Gross sq. ft Width Requirement?
Parcel A 12,000 12,000 12,000 80' Yes
Parcel B 12,000 13,627 13,627 80' Yes
C. Setbacks: Setbacks should be as follows:
Parcel A Street Setback (25 Feet) From the west property line (72"d Avenue W.)
Side Setbacks (10 Feet) From the north and south property lines
Rear Setback (15 Feet) per From the east property lines
approved modification
Parcel B Side Setbacks (10 Feet) From all property lines
Note: The Engineering Division requires garage doors to be set back 18 feet from
an easement or street property line.
d. Corner Lots: None of the lots are considered corner lots.
e. Flag or Interior lot determination: Parcel B is considered a flag lot.
f. Lot Coverage of Existing Buildings on Proposed Lots:
1.) 35% maximum lot coverage is allowed.
2.) Parcel B retains the existing house and shed for a lot coverage of 18 percent. Parcel A
has no structures on it for a zero percent lot coverage.
a. See City Engineer's Report (Attachment 4).
4. Improvements
a. See City Engineer's Report (Attachment 4).
a. This project is not in a FEMA designated Flood Plain.
B. Compliance with the Comprehensive Plan
1. The Comprehensive Plan has the following stated goals and policies for Residential Development.
S-04-131.doc / April 7, 2005 / Staff Report
Silver City Construction Inc.
File No. S-04-131
Page 5 of 8
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.
BA 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:
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.
Compliance with the Residential Development goals and policies: The proposal will retain an
existing house and create a site for one additional home. The new home will not have to be as
oddly shaped if the modification is approved, and can more easily harmonize with existing
development. Because the existing house has a view to the southwest, and because the buildable
area on parcel A is lower than the homes to the west and north, impacts on views will be
minimized. Careful review of the proposal for conformance with the critical areas regulations and
building and engineering codes should protect adjacent properties from adverse environmental
impacts of development. The applicants are proposing a modification that they hope will enable
them to move away from the existing slope to the north, by pushing the house further into the rear
setback. Given the sloped nature of the land area available, the applicants are proposing to build
in the least sloped portion of the site.
MIMUTTA�'
The applicant has requested a modification to a required setback as allowed in ECDC 20.75.075,
which requires all criteria of a variance to be met if the requested modification is to be approved.
The Criteria are as follows:
a. Special Circumstances:
That, because of special circumstances relating to the property, strict enforcement of the
zoning ordinance would deprive the owner of use rights and privileges permitted to other
properties in the vicinity with the same zoning. Special Circumstances should not be
predicated upon any factor personal to the owner such as age or disability, extra expense
which may be necessary to comply with the zoning ordinance, the ability to secure a scenic
view, the ability to make more profitable use of the property, nor any factor resulting from
the action of the owner or any past owner of the same property.
b. Special Privilege:
That the approval of the variance would not be a grant of special privilege to the property in
comparison with the limitations upon other properties in the vicinity with the same zoning.
S-04-13 Ldoc / April 7, 2005 / Staff Report
Silver City Construction Inc.
File No. 5-04-131
Page 6 of 8
C. Comprehensive Plan and Zoning Ordinance:
That the approval of the variance will be consistent with the intent of the comprehensive plan,
the zoning ordinance and the zoning district in which the property is located.
d. Not Detrimental:
That the variance as approved or conditionally approved will not be significantly detrimental
to the public health, safety and welfare or injurious to the property or improvements in the
vicinity and the same zone.
e. Minimum Variance:
That the approved variance is the minimum necessary to allow the owner the rights enjoyed
by other properties in the vicinity with the same zoning.
2. The Applicant has presented declarations as to the merits of their proposal (see Attachment 5).
Additional Findings:
a. The existing house was constructed in 1978 according the Snohomish County Assessor's
records.
b. The area has been under City of Edmonds jurisdiction since 1963.
C. A variance for front yard setback has been approved along 72nd in this block.
d. Several lots in the vicinity have been developed as flag lots, so they only require ten feet
setbacks from all their property lines.
4. Conclusions:
a. The applicant points out that the lots are irregularly shaped because he is trying to work with
the existing house which is set at an angle. Although this is an action taken by a former
owner, they sited the house in conformance with required setbacks at the time it was
constructed. The applicant wishes to keep the existing house, and retention of older housing
is a goal of the Comprehensive Plan. As shown on the topography map the site slopes up
steeply to the north on parcel A, and also slopes down steeply to 72na Avenue W. adjacent to
the southern corner of the lot. Pushing the house to the middle of the lot helps to avoid
conflicts with those slopes. However, given the angle needed to avoid the existing house, this
cannot be accomplished as owners of other properties in the vicinity could with out the
variance. Therefore the applicant has a special circumstance in the existing placement of the
house on parcel B and the slopes on or adjacent to the lot.
b. Another home on this block of 72nd Avenue W. has had a variance approved, in this case a
front yard setback. Also, many nearby lots are flag lots, so like proposed parcel B, they are
only required to have ten feet setbacks to all their property lines. Therefore, it appears that
the approval of the modification to allow a 15 foot rear yard setback would not be a grant of
special privilege.
C. The proposal will be consistent with the intent of the Comprehensive Plan as noted above and
the zoning ordinance.
d. The proposed modification will not be detrimental. It will allow for a more normal looking
house to be constructed on this site, in a more optimal location. The house that is most
impacted on proposed parcel B will retain its view to the southwest and will still have a 25-
foot combined setback area between it and the proposed new house. This is more than
combined side setbacks, which provide a 20-foot distance between houses. Also, because of
the angle of both the proposed and existing houses, the houses will only be 25 feet from each
other in a very short span of their combined property lines. Therefore, the proposed
modification will not be significantly detrimental.
e. Alternatives to the proposal could include sliding the house further north. Even if the house
was slid to the minimum 10-foot side setback, it could still not meet the 25-foot rear setback.
5-04-131.doc /April 7, 2005 / Staff Report
Silver City Construction Inc.
File No. S-04-131
Page 7 of 8
The applicant has already cut a corner off his standard house plan to try to fit the site better.
Another option could be to require a stair -stepped house that would fit the setbacks. Given
the severity of the angle and the narrowness of the southern portion, it is unlikely that a stair -
stepped house to fit would meet the Comprehensive Plan goal to use architectural lines
which harmonize with the surroundings. Note that a house which is 41 feet wide is not
particularly unusual in Edmonds, and the applicant has reduced the width of the house to
approximately 30 feet in the southeast corner to conform with the site. Given that flag lots
enjoy 10-foot setbacks to all property lines, the applicant has provided an even larger setback
of 15 feet to the rear property line. The proposed modification appears to be the minimum
necessary to allow to accommodate the existing house and allow the type of house other
owners in the vicinity would expect to be able to build.
If the proposed modification is approved, the proposed change to the subdivision will comply with
the provisions of the Zoning Code, see section II.A.2.b.
The proposed project is not in a Flood Plain.
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.
Critical Areas Review number: CA-2004-107
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.
H. Comments:
No letters of comment have been received.
• �< ;� • � �; z� a :,
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 forReconsideration
Section 20.100.010.G allows for City staff to reconsider their 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.
Section 20.105.040 and 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
S-04-131.doc / April 7, 2005 / Staff Report
Silver City Construction Inc.
File No. S-04-131
Page 8 of 8
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 fourteen (14)
calendar days after the date of the decision being appealed.
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.
i
Section 20.075.100 states, "Approval of a preliminary plat or preliminary short plat shall expire and have
no further validity at the end of five years, unless the applicant has acquired final plat or final short plat
approval within the five-year period."
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.
Vicinity / Zoning Map
Application
Plat Map
Engineering Requirements
Modification Declarations and other information submitted
Jamie Schwartz Planning Division Engineering Division
Silver City Construction Inc.
P.O. Box 1417
Mukilteo, WA 98275
S-04-131.doc / April 7, 2005 / Staff Report
&J
ATTACHMENT 1
File No. S-04-131
city of • • •
• use application
0 ARCHITECTURAL DESIGN REVIEW FOR OFFICIAL USE ONLY
0 COMPREHENSIVE PLAN AMENDMENT
0 CONDITIONAL USE PERMIT FILE #5�2Do y -) 3 ZONE-
0 HOME OCCUPATION DATE " Mb 4 REC'D BY
0 FORMAL SUBDIVISION FEE t RECEIPT# 22524?>!J
SHORT SUBDIVISION
0 LOT LINE ADJUSTMENT HEARING DATE
0 PLANNED RESIDENTIAL DEVELOPMENT 0 HE 0 STAFF 0 PB 0 ADB 0 CC
0 OFFICIAL STREET MAP AMENDMENT
0 STREET VACATION
0 REZONE
0 SHORELINE PERMIT
0 VARIANCE / REASONABLE USE EXCEPTION
0 OTHER:
PROPERTY ADDRESS OR LOCATION l ` 9 ^ sT C
PROJECT NAME (IF APPLICABLE) PROPERTY
(OWNER S l LW2L -COY
�� � LD`� � nPHONE # �(0 SO { S4 9 0
ADDRESS Y Q) %---py- l q �: V-A L-:�-WA-
E-MAIL ADDRESS FAX #
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TAX ACCOUNT # �C �� U - SEC. TWP. RNG.
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DESCRIPTION OF PROJECT OR PROPOSED USE 2
APPLICANT \�'`f -PHONE # � SD s `1
ADDRESS p iC , �Y�� �\i� �`�7 W`P\ 1;M 2zL7
E-MAIL ADDRESS FAX # CONTACT PERSON/AGENT �7-P$ kMk& �/� PHONE # --5Q I 0
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 filC this applicati n t ehalf of the owner as listed below.
SIGNATURE OF APPLICANT/AGENT DATE
NJ
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 of ins ection and R n a dant to this application.
SIGNATURE OF OWNER DATE 02C. 3�
This application form was revised on 1/27/00. To ve ' y whether it is still current, call (425) 771-0220.
L:\LIBRARY\PLANNING\Forms & HandoutsTublic Handouts\L.and Use Applicadon.doc ATTACHMENT 2
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DESCRIPTION
PARCEL A.
All that portion of Tract 24 Meadowdale Beach Supplemental Plat, according to the plat
thereof, recorded in volume 5 of plats, page 42, records of Snohomish County, Washington
described as follows:
Beginning at the northwest corner of said Tract 22; thence S01'01'01"W, along the west
line of said Tract 22, 191.6 feet to the southwest corner of a tract conveyed to Grace V.
Farrel by statutory warranty deed recorded September 7, 1972 under auditor's file number
2262461, the true point of beginning;
Thence continuing S01'01'01"W, along the west line of said Tract 22 for 122 feet to the
northwest corner of a tract conveyed to Hugh E. Gardner and Edith J. Gardner by
statutory warranty deed recorded January 5, 1971 under Auditor's file number 2179355;
thence N89'40'00 E, along the north line of said Gardner tract, 205 feet; thence
N00'16'00"E a distance of 20 feet; thence S89'40'01"W a distance of 20 feet; thence
N00'16'00"E 101.36 feet, more or less, along the west line, and the northerly projection
thereof, of a tract conveyed to Clarence A. Bates, a single man, by statutory warranty
i deed recorded July 5, 1973 under auditors file number 2303059, to the southerly line
of that certain access road, 20 feet in width, described in deeds recorded under auditor's
file numbers 1288464 through 1288468, inclusive; thence N89'40'00"W 183 feet, more or
less, along the south line of said Farrel tract to the true point of beginning.
Together with that portion of said Tract 22 described as follows:
Beginning at a point on the north line of said tract, which bears N89'57'W, 301.02 feet
westerly of the northeast comer thereof, said point being the northeast corner of lands
double 12" spruce I owned by Helen Gragg and Elizabeth Coghlan; thence S01'12'E, along the east line of the
d C hl t 311 27 feet to the southeast corner thereof; thence
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S89'40'W, along the south line of said Gragg—Coghlan property, 20.0 feet to the true
point of beginning;
thence S89'40'W 127.35 feet; thence N00'26'E 20.0 feet; thence N89'40'E 126.84 feet;
thence S01'12'E 20.0 feet to the true point of beginning.
PARCEL B:
That portion of said Tract 22 described as follows:
28" pine Beginning at a point on the north line of said tract 301.02 feet westerly of the northeast
corner thereof; thence S01'12'E 311.27 feet to the true point of beginning; thence
S89'40'00"W 20 feet; thence N00'16'00"E 20 feet; thence N89'40'00'E 20 feet; thence
S00'16'00'W to the true point of beginning.
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O� Together with and subject to all rights easements and restrictions of record.
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w Total area 0.59 acres f OWNER: SILVER CITY CONSTRUCTION CO.
ADDRESS: PO BOX 1417
o MUKiLTEO, WA 98275
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'ERMIT COUNTER
LEGEND
VERTICAL DATUM:
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FIRE PLUG
City of Edmonds per the invert elevation of
sanitary sewer manhole #79, 304.07 feet, p
City of Edmonds LID 210, file 01-82-069,
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WATER VALVE
sheet 22 of 30, dated aprii 1983.
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SURVEYOR'S CERTIFICATE
This short plat application correctly represents a survey, made by me, in
conformance with the requirements of applicable statutes and regulations,
In November 2004, at the request of H. James Schwartz.
�g
L Leonard E. Emerson, PLS "��r��7�z3—j
certificate number 17665
INDEX DATA: NE 1/4, SW 1/4. 5-27N-4E
PRELIMINARY SHORT PLAT
Leonard E. Emerson, PLS 425-821-019t
12507 87th Place NE Kirkland, WA 98034
ffig200409 drawn: L.E.E. I February 10, 2005
book: cn Section: , I Tship: a-r td I Range: 4 F
CITY OF EDMONDS
ENGINEERING REQUIREMENTS FOR SHORT PLATS
Name: SILVERCCITY CONSTRUCTION File No.: S-04-131
Approved by: z//• 1 ®r Vicinity: 7119 157`h St SW
Enaineerina Program Manager date
Req'd
Req'd w/bldg.
Bond posted
Complete
prior to
Permit
recordinLy
I. Rights -of -way for public streets:
X
2. Easements (City utilities, private access, other utilities):
Provide all easements as needed.
X
3. Street improvements (ACP with curb and gutter):
Access for the above lot A shall be off 72nd Ave W
X
Construct 18" concrete curb and gutter along the property
X
frontage on 72nd Ave W
Widen 72nd Ave W to 16.0'
X
4. Street turnaround:
Provide a shared on -site turn around to City Stds.
X
5. Sidewalks and/or walkways:.
Construct 5' wide concrete sidewalk along property frontage on
X
72' Ave W
6. Street lights:
N/A
x
7. Planting strip:
N/A
X
8. Water system improvements (pipelines, fire hydrants, etc)
Provide service to lot A
X
Connect to public waters stem.
X
9. Sanitary sewer system improvements (pipelines, pump
stations etc)
Provide new service to lot A
X
Connect to public sewers stem
X
10. Storm sewer system improvements (pipelines, DOE,
fisheries, etc.):
Provide storm sewer service to lot A
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 Storms stem
X
11. On -site drainage (plan per Ord. 3013):
Connect all new impervious surfaces to detentions stem
X
12. Underground wiring (per Ord.1387):
Required for all new services
X
13. Excavation and grading (per UBC, Chapter 70 :
Submit a grading plan as part of engineered site plan.
X
ATTACHMENT 4
'_\dvrw\sp104-131silver cityplatdoc
Req'd prior to
Req'd w/bldg.
Bond
Complete
recording
Permit
posted
14. Signage (per City Engineer):
All signs shall be vinyl letters and to City Stds. No silk screen
X
signs will be permitted
Provide fire and aid address signage
X
15. Survey monumentation (per Ord., Section 12.10.120):
N/A
X
16. As -built drawings (per City Engineer):
Required for all utility construction.
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 comers (by professional engineer)
X
d) Clustered mailbox location per Postmaster
X
e Maintenance agreements
X
18. Engineering fees:
a) Storm drainage connection charge for plat road ( )
X
b) Storm drainage connection charge per lot ($ 428 )
X
c) Sewer connection fee per SFR ($ 730)
X
d) Sewer connection charge/LID fees to be paid in full.
X
e) Water connection fee per SFR (based on meter size)
X
d) Plat inspection fee: 2.2% of improvement costs $
X
e) Plan review fee: ($ 860.)
X
f) Traffic mitigation: ($ 840.72)
X
Wom
ENGINEERING PROGRAM MANAGER, CITY OF EDMONDS DATE
The Engineering requirements have been completed and the subdivision can be recorded.
kuthorized for recording by:
J:\dvrw\sp\04-131silver eity.platdoc
Silver City Construction, Inc.
P. O. Box 1417
Mukilteo, WA 98275
February 16, 2005
Meg Gruwell, Senior Planner
City of Edmonds, Planning Division
121 Fifth Av. N,
Edmonds, WA 98020
Subject: Set back modification request, 7119 157' St SW, S-04-131
P-ERMIT COUNTER
, E FE E
PERWT COUNTER
Dear Meg,
�5 Is
I am writing to request a modification of the rear set back to be Aftet instead of 25 feet
for the short plat at 7119 1574' St. SW for the following reasons
■ The main reason for the request is that the two lots being created by this short plat
are highly irregular in shape due to the position of the existing house. The
existing house is about 18 degrees out of square to the property lines and therefore
the buildable area of the south end of the new lot is very compressed.
■ In accord with the goals of the Comprehensive Plan the existing house is to
remain.
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■ In order to more effectively work with the existing topography of the site it would
be best to slide the house footprint to the south, (which is toward the compressed
corner of the new lot), and thus avoid disruption to the north neighbor's bank as
much as possible. The neighbor's bank partially consists of a retaining structure
that needs repair.
■ This change will not adversely affect the view of the existing house, because it
sits high above the new lot and because its view is to the south west over other
vacant land, which is also low.
■ As shown in the attached drawing, only the southeast corner of the new house will
reach the rear setback, again because of the diagonal property line between the
two lots being created by this short plat. Therefore, I think this is the minimum
variance for the building foot print as shown.
Respectfully,
Jamie Schwartz
President, Silver City Construction, Inc.
ATTACHMENT 5
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