PLN200400134 Staff Report.pdfGARY HAAKENSON
MAYOR
Inc.1890
Date:
121 5TH AVENUE NORTH • EDMONDS, WA 98020 ^ (425) 771-0220 • FAX (425) 771-0221
Website: www.d.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT
Planning . Building • Engineering
Letter of Transmittal
March 22, 2005
To: Licata / Hale
944 Maple St.
Edmonds, WA 98020
Subject: S-2004-134
Transmitting Planning Division Findings, Conclusions, and Decision
For Your Information: X
As you requested:
For your file:
Comment:
Note attachments: X
Cc: Al Jackson
Sincerely,
Diane Cunningham, Administrative Assistant
Incorporated August 11, 1890
To: File S-04-134
From:
tl
Senior Planner
Date: March 2l,2005
Applicant: Al Jackson for Licata/Hale
Section
L
INTRODUCTION -----------------.-------------------..2
A. Application ....................................................................................................................................... 2
B. Decision ............................................................................................................................................ 2
l[
FINDINGS OF FACT AND CONCLUSIONS ................................................................... 3
A. Compliance with the Subdivision Ordinance .................................................................................... 3
Q. Compliance with the Comprehensive Plan ........................................................................................ 4
C. Analysis ofRequested ModOfioatiou................................................................................................. 5
D. Compliance with the Zoning Code .................................................................................................... 6
E. Compliance with the Flood Plain Management Provisions ............................................................... 6
F. Environmental Assessment: .............................................................................................................. 6
CriticalAreas Review: .................................................................................................................................... 6
G. Comments: ........................................................................................................................................ 7
D].
RECONSIDERATIONS AND APPEALS .......................................................................... 7
A. Request for Reconsideration ------------------------------------.7
B. Appeals ............................................................................................................................................. 7
C. Time Limits for Reconsideration and Appeals .................................................................................. 7
l\7
LAPSE OF APPROVAL .-----------.----------------------7
V.
NOTICE 7[OCOUNTY ASSESSOR .................................................................................. 7
VI.
APPENDICES ..................................................................................................................... 8
n-04-/34.o^ / March z/.zoo5/ntaffnepou
Licata / Hale
File No. S-04-134
Page 2 of 8
A. Application
1. Applicant: Al Jackson for Licata / Hale (see Attachment 2)
2. Site Location: 23514 — 84t' Avenue W. (see Attachment 1)
3. Request: To divide one lot with a total area of approximately 27,720 square feet into
three lots (see Attachments 2 and 3.) The applicant has also requested a modification (see
Attachment 5) to reduce the minimum lot size of 8,000 square feet to 7,299 square feet for lot
2.
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) 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 lot area modification 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.
(2) Traffic mitigation fees will be determined based on your Traffic Impact
Analysis Worksheet and must be paid prior to recording (see 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." Setbacks, if shown, should be as stated in
II.A.2.c. below.
c) If existing zoning and proposed zoning are to be included on the plat, please correct
them to read "RS-8."
d) 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-
2004-134 in the City of Edmonds Planning Division."
e) State on the plat who owns the access tract, and provide a maintenance agreement for
it.
S-04-134.doc / March 21, 2005 / Staff Report
Licata / Hale
File No. S-04-134
Page 3 of 8
f) Include on the plat all required information, including owner's certification, hold
harmless agreement, and staff s approval block.
g) Make sure all documents to be recorded meet the Snohomish County Auditor's
requirements for recording.
h) 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.
i) 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.
111.,17111 1 1 J I.. ;
Environmental Resources
a. This site does not contain outstanding environmental resources, such as trees, streams,
ravines or wildlife habitats. The site is primarily landscaped with non-native trees and
shrubs, and supports some weedy species.
b. The proposal minimizes grading because the site is quite level and the placement of the
houses and lots relate to the topography.
C. No hazardous conditions, such as flood plains, steep slopes or unstable soil or geologic
conditions, exist at this site.
d. The proposal includes a drainage plan and is designed to minimize off -site impacts on
drainage. Because of the level terrain, views will not be negatively impacted.
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.
Lot sizes and dimensions:
Required
Proposed
Lot Area
Net sq. ft
Lot 1 8,000
8,001
Lot 2 8,000
7,299
Lot 3 8,000
8,012
Proposed
Req. Lot
Gross sq. ft
Width
8,001
70'
7,299
70'
8,012
70'
C. Setbacks: Setbacks should be as follows:
Meets Lot Width
Reauirement?
Yes
Yes
Yes
Lot 1 Street Setback (25 Feet) From the east property line (84ffi Avenue W.)
Side Setbacks (7.5 Feet) From the edge of the access easement to the south
and the property line to the north
Rear Setback (15 Feet) From the west property line
5-04-134.doc / March 21, 2005 / Staff Report
Licata / Hale
File No. S-04-134
Page 4 of 8
Lot 2 Side Setbacks (7.5 Feet) From all property lines
Lot 3 Side Setbacks (7.5 Feet) From all property lines
Note: 1. The Engineering Division requires garage doors to be set back 18 feet
from an easement or street property line
2. The lots to the north and west have an access road that wraps around the
western and northern property lines of this lot. Easement documents
submitted with this application show that the lots to the north have a separate
access easement to 84"' Avenue W., and the lots to the west have a separate
access easement to 236t' Street SW (see Attachment 5). Each of these
easements serve four or fewer lots, so they are not technically considered a
road. Even though the actual use of the easements appears to be different
than the legal rights given in the title, the City will consider only that the
access easements are legally described to serve four or fewer lots, and for
setback purposes will not consider what appears to be a road a street.
d. Comer Lots: None of the lots are considered corner lots, since no easement as legally
described provides access to five or more lots.
e. Flag or Interior lot determination: Lots 2 and 3 are considered flag lots.
f. Lot Coverage of Existing Buildings on Proposed Lots:
1.) 35% maximum lot coverage is allowed.
2.) The parent parcel had a house on it which has already been removed for a zero percent
lot coverage for lots 1, 2 and 3.
a. See City Engineer's Report (Attachment 4) which requires a ten -foot street dedication along
84t' Avenue W.
. Improvements
a. See City Engineer's Report (Attachment 4).
5. Flood Plain Management
a. This project is not in a FEN1A designated Flood Plain.
The Comprehensive Plan has the following stated goals and policies for Residential Development.
B. Goal. High quality residential development which is appropriate to the diverse
lifestyle of Edmonds residents should be maintained and promoted. The options
available to the City to influence the quality of housing for all citizens should be
approached realistically in balancing economic and aesthetic consideration, in
accordance with the following policies:
B.3. Minimize encroachment on view of existing homes by new construction or
additions to existing structures.
B.4. Support retention and rehabilitation of older housing within Edmonds
whenever it is economically feasible.
S-04-134.doc / March 21, 2005 / Staff Report
Licata / Hale
File No. 5-04-134
Page 5 of 8
B.S. Protect residential areas from incompatible land uses through the careful
control of other types of development and expansion based upon the
following principles:
B.S.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.
2. Compliance with the Residential Development goals and policies: The proposal will demolish the
existing house to make way for three new houses. The natural environment does not provide too
many constraints in this area.
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.
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 plat could be reconfigured in more pie -shaped lots so that all lots had at least 8,000
square feet.
The applicants could choose to place more of the access easement (the last 53 feet) in lot 3,
and adjust the line accordingly. This would still allow 20 feet of access on the easement for
lot 2, and would provide lot 3 with an additional 1,060 (53 x 20 feet) within the easement,
which area could be transferred to lot 2 by adjusting the lot line. Because of the need to
maintain a 70 foot lot width, the line would probably have to be angular, making the lots
more pie -shaped.
5-04-134.doc / March 21, 2005 / Staff Report
Licata / Hale
File No. S-04-134
Page 6 of 8
C. The lot was annexed to the City of Edmonds in 1994.
d. The City street map has not been updated to show any required dedications in this area. The
City , however, is requiring the dedication of the east ten feet of the lot in order to ultimately
obtain the desired right-of-way width for 84th Avenue W.. The City attorney has advised that
this may be done but that the area of the lot that is dedicated should not be subtracted from
the total area of the lot when calculating the total number of lots that may be created by a
subdivision of the property. Moreover, the applicant still has to apply for a modification
request if the proposal will result in lots that do not meet the minimum lot area or a setback
that will be less than the minimum required.
e. The City has approved modification requests in similar situations.
4. Conclusions:
a. The applicant states that without the 10-foot street dedication the site would have had
adequate room for three 8,000 lots, but that with the dedication one of the lots will be 7,299
square feet. As noted above, the applicant could choose to make the lots meet the 8,000
square foot size by making them more pie -shaped and placing more of the lot area in the
access areas. The applicant has chosen instead to make the lots more conventional, with a
more standard rectangular building pad. This is more desirable since it results in less
unusable area of the lot. Therefore the applicant has a special circumstance in the
requirement for the street dedication.
b. Allowing the proposed lot layout would not be a special privilege for the property owner. As
pointed out above, there are alternative layouts that could be used to subdivide the property
into three lots. The City has approved modification requests in similar situations and would
not hold a similar proposal to different standards in the future. Therefore, it appears that the
approval of the modification would not be a grant of special privilege.
C. The proposal will be consistent with the intent of the Comprehensive Plan and the zoning
ordinance.
d. The modification will not be detrimental. It will allow for three lots that are more consistent
in shape and usable area with what the zone and comprehensive plan designation encourage.
This is consistent with the way the surrounding neighborhood is developed.
e. The applicant has tried to maintain two lots at the 8,000 square foot size, and only require a
modification on lot 2. The proposed modification appears to be the minimum necessary to
allow the lots to be basically rectangular with a full access easement.
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-1998-150
S-04-134.doc / March 21, 2005 / StaffReport
Licata / Hale
File No. S-04-134
Page 7 of 8
4. 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.
Go Comments:
No letters of comment have been received.
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.
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
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.
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.
S-04-134.doc / March 21, 2005 / Staff Report
Licata / Hale
File No. S-04-134
Page 8 of 8
I`�MM
1. Vicinity / Zoning Map
2. Application
3. Plat Map
4. Engineering Requirements
5. Modification Declarations and other information submitted
Al Jackson
16401 Hwy. 99
Lynnwood, WA 98037
Licata / Hale
94 Maple St.
Edmonds, WA 98020
Planning Division
Engineering Division
S-04-134.doc / March 21, 2005 / Staff Report
city of e• • •
land use application
0 ARCHITECTURAL DESIGN REVIEW • Out 9009•
0 COMPREHENSIVE PLAN AMENDMENT
0 CONDITIONAL USE PERMIT FILE # ZONE ZS —8
0 HOME OCCUPATION DATE=!2--`G4 REC'D BY
0 FORMAL SUBDIVISION 9 8S ' o
EE �C9� - `"' RECEIPT # . QS —,) rD- .2
0 SHORT SUBDIVISION 1 C� v_
0 LOT LINE ADJUSTMENT E G '.ATE
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
r
Nk OTHER:
PROPERTY ADDRESS OR LOCATION
PROJECT NAME (IF APPLICABLE) _ ,�- a �. pkya S :4I 3, 3 -t p"-r-
PROPERTY OWNER
� A � 0,%-j G PHONE # l �Z � so "V
ADDRESS _ 14 5'- 0 ,n4A0 S Lyt A VCc -70
E-MAIL ADDRESS FAX #�
TAX ACCOUNT # D"�4 b 3 t ` Oct - c) O ti SEC. 3 i TWP. 7?Q Iq RNG.
DESCRIPTION OF PROJECT OR PROPOSED USE
LI i i 5 C`
APPLICANT C,�r�PHONE # �I
ADDRESS _a, Q;
E-MAIL ADDRESS FAX # 2 9) _ CiI
CONTACT PERSON/AGENT I 4 � � '� PHONE # �
' S
�,1s�
ADDRESS _ I � I ®1 � `^� �(�i 61 5 90
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 ap licant, his/her/its agents or employees.
By my signature, I certify that the informa 'on an its herewith submitted are true and correct to the best of my
knowledge and that I am authorized to fi a le
on on the behalf of the owner as listed below.
SIGNATURE OF APPLICANT/AGENT DATE'
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 f the public officials and the staff of the City of Edmonds to enter the subject
property for the purpose o ns ecti and p sting attendant to this application:
SIGNATURE OF OWNER DATE
,, 'j�
This application forfn was revised on 1/27/00. To verify whether it is still current, call (425) 771-0220.
L:\LIBRARYTLANNINGTorms & HandoutsTublic Handouts\Land Use Application.doc
ATTACHMENT 2
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Legal Description;
__
- ._._ ___. ,
w
'�.. BEGINNING AT THE NORTHEAST CORNER OF INC SOUTH HLALF OF THE SOUTH HALF OF THE
236th St, S,
SOUTHEAST QUARTER Of' THE NORTHWEST QUARTER OF SECTION 31, TOWNSHIP 27 NORTH,
RANGE A EAST W.M. IN SNOHOMISH COUNTY WASHINGTON,
THENCE WEST TO THE WEST BOUNDARY ONE PRESENT COUNTY ROAD KNOWN AS O41H AVENUE
WEST;
THENCE SOUTH, ALONG THE WEST BOUNDARY OF SAID NORTH AND SOUTH COUNTY Raw, 105
FEET TOTHE TRUE POINT OF BEGINNIG;
THENCE SOUTH ALONG SAID WEST BOUNDARY OF SAID COUNTY ROAD 105 FEET, RUNNING;
TeXtUQI Slte DQfQ_.
TIENCE NORTH ATRRIGHT ANGL-, 105 FELT;
THENCE EAST AT RIGHT ANGLES, 264 FEET TO THE POINT OF BEGINNING.
e,37r
O(ISONC ZONING;
H-8000
$ OS 7 "
4,qt
SITUATE IN THE COUNTY OF SNOHOMISH, SALE OF WASMNOTON.
PROPOSED ZONING:
R-8000
1aA
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PROPOSED LAND USE:
SfR
GROSS SUBDIVISION AREA:
27,720 S.F.
6044E
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Note:
ADDED IMPERVIOUS AREA
t8,000 S. F.
I �� f'
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BOUNDARY & TOPOGRAPHIC SURVEY PERFORMED BY
JOHN HERBERT MILLER, L. S,
1412 25TH AVENUE. EAST
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S'EATTLE, WA. 98112-3851
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(208) .722-8738
JOB NO. 98-1863
NIX. I/4, N.W. 1/4,
SEC. 31, 1'WP. 27 N., RGE. 4 E. W.M.
Short Subdivision
RECORDER'S f,ERi1FIL'ATF.; ___._-..._._...._____.__._._._ SURVEYOR'S CERTIFICATE
FILED FOR HE'f,ORO DY THE WEST GROUP, INC. THIS IMP CORRECTLY REPRESENTS A SURVEY MADE HY ME-^`
The West
Group, Inc.
fol.
CE WITH THE R1.
_ MNAND RECORDED IN
UAJIMF__PAS'1fA.Y 200 A.O.AT. OR UNDER
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NECOROS OF _._-.- COUNTY, WASHWGION
Ave.
426-262- 706B (llflee
2004-98
Everett, We, OB201
425-252�-7403 F'ex12�08�04
Approved
CITY OF EDMONDS
ENGINEERING REQUIREMENTS FOR SHORT PLATS
No.: S-04-134
1,14.
Engineering Program Manager date
Vicinity: 23514 84"' AVE W
Req'd
Req'd w/bldg.
Bond posted
Complete
prior to
Permit
recording
1. Rights -of -way for public streets:
10.00' Street dedication to the City of Edmonds along 84th Ave
X
W is required.
2. Easements (City utilities, private access, other utilities):
Provide all easements as needed.
X
Total access easement width shall be 20.0'
X
3. Street improvements (ACP with curb and gutter):
Construct 18" concrete curb and gutter along the property
X
frontage on 84T11 Ave W
All lots shall share access from the private driveway access
X
Driveway access shall be paved a minimum of 16.0' wide plus
X
18" asphalt thickened edge. Concrete curb and gutter or extruded
curb may be used.
4. Street turnaround:
Provide an on -site turn around to City Stds.
X
5. Sidewalks and/or walkways%
Construct 5' wide concrete sidewalk along property frontage on
X
84th Ave W.
i. Street lights:
N/A
x
7. Planting strip:
N/A
X
3. Water system improvements (pipelines, fire hydrants, etc)
:)VWSD
Provide service to each lot.
X
Connect to public waters stem
X
X
D. Sanitary sewer system improvements (pipelines, pump
stations etc) OVWSD
Provide new service to each lot
X
Connect to public sewers stem
X
X
10. Storm sewer system improvements (pipelines, 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 Storms stem
X
X
.1. On -site drainage (plan per Ord. 3013):
Connect all new impervious surfaces to detentions stem
X
X
.2. Underground wiring (per Ord. 1387):
Required for all new services
X
X
3. Excavation and grading (per UBC, Chapter 70 :
Submit a grading plan as part of engineered site plan.
X
X
ATTACHMENT 4
\dvrMsp\04-1341icata-ha1e plt.doc
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 "Private Access Ends"
X
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 access ($398.04)
b) Storm drainage connection charge per lot ($ 428 )
X
c) Sewer connection fee per SFR ( $ )
X
d) Sewer connection charge/LID fees to be paid in full.
X
e) Water connection fee per SIR (based on meter size)
X
d) Plat inspection fee: 2.2% of improvement costs $
X
e) Plan review fee: ($ 860.)
X
f) Traffic mitigation. ($ )
X
ENGINEERING PROGRAM MANAGER, CITY OF EDMONDS DATE
The Engineering requirements have been completed and the subdivision can be recorded
Authorized for recording by:
Date:
JAdvrw�sp\04-1341icata-hale plt.doc
Date: January 25, 2004
Re: Modification Request
Short Subdivision File No. S-04-134
We request 1 modification to this 3 lot Short Plat. do to size, shape, and
most of all roadway dedication. The total parcel area is 27,720 Sq. Ft_. Without a road
way dedication this parcel would support a 3 Lot Plat ,all Lots would exceed 8,000 Sq. Ft.
and with the required 20 foot access road. Please See (Attachment "A") All Lots exceed
8,000 Sq. Ft. This is prior to a 10 foot roadway dedication ,on the east property line of the
parcel. The roadway dedication eliminates a 10 foot wide by a 105 foot long, area of this
parcel. This amounts to 1,050 Sq. Ft. loss in gross parcel area.
Our modification request is to reduce the size of Lot 2, from the required
8,000 Sq. Ft . Lot area, down to 7,299 Sq. ft. Please see (Attachment `B") Without
roadway dedication, 200 Sq. Ft. of the roadway dedication would have went to
ingress/egress for the 3 Lot Plat. The balance of 850 Sq. Ft. could have went to the area
of lot 2. Lot 2 could have been 7,299 Sq. Ft. + 850 Sq. Ft. for a total of 8,149 Sq. Ft. of
Lot area, for Lot 2. We feel that this is the minimal modification request that we can ask
for, and would not need a modification if it were not for the 10 foot roadway dedication.
Thank You for Your consideration in this matter,
(to )I/, --
Alan R. Jackso
Ph: (425) 750-0854
ATTACHMENT 5
•
(OfAI. AREA - 0,636 ACREA, 27,720 SF
AREA OF PARCELS SHOWN ON PLAT
MING: SF 8000 �
ECLARATiOR,
I
the undwslgned, owner M too SYI'Ple tart controcl pu'clpserf of
>8 klld hef0Y1 desC(bed d0 llafeby m e 0 etxNI subdi. lBlol 1 eo(
ursuont to RCW 58.17,1)60 and dodo. this shxl plat to be the
rapf>ic r8presenlation of sane, and that sad short sui>division �6 I
t bda wllh tlw Tree consent and 'n uccordalce with It>a desire I
f the owner,
1 Witness whereof I have set my horxl old seal.
I 0
LHGAL ))85C RN`1Tr)N
SLri INN(nG : IT7 B ,011TEKMil, :ORNEF OF flub SoU H CALF IF 'FNE SOUTH HALF UP 'I'H6
6;GUIHEAST UUARILI. !IN TNL NORTHWEt•T OUAHTER OF =ECTTL'W 3), TOWNSHIP 27 NOHT'II,
RANGE 4 FAST W.M. IN SNUIfOMl IN COUNTY WASt1ING1'ON;
THENC8 WEST I'0 •THE WEST BOUNDARY LINE PRESENT COUNTY ROAD KNOWN AS 047'H
AVE
N
UE WEST;
'THENCH SOUTH, ALONG THE WEST' POI INDARY 017 SAID NORTH AND SOUTH COUNTY ROAD,
IUS FEET TO THE 'TRUE POINT OF BEGINNING;
THENCE SOUTH ALONG SAID WEST BOUNDARY Or
SAID COUNTY ROAD 105 FEET, RUNNING;
THENCE WEST AT RIGHT ANGLES, 264 FEET;
THEME NORTH AT RIGHT ANGLES, 105 FEET;
THENCE FAST AT RIGHT ANGLES, 264 F'EFT TO THE POINT OF BEGINNING
SITGATN IN THE COUNTY OF' ""HOM""' SPATE 01, WAOHING'rON.
,
i I
I I
DAKCI4 TRUST
WYfY4 R. ANO JOYCE R. AYERS , 9i.1,
9T N 87' Olt? E i.y 264
+"T.00
' FENCE
_ __.-....._ _.... - A4.25
JANE.................. .......... �. z
STATE OF' WASIIINGTQN,
col. of KING w PARCEL JW
On this day persalalyy appeared before me 8078SF'
10 me known to be tfle iWvldA described in and who executed n z
the within W foregoing instrument and acknowledged that
sVled the some as free and voluntary ual and 0
deed, for the uses and purposes therein mentioned.
GIVEN under my hand and official seal this ... day of .., ...Ln
o :E
0
r-
S 57120'19" W 7,50 -�
96A ON Ex PIN--�
0.17.17 NORTH
APPROVAL
CITY Of: EDMONDS
Examined Ix1d Woved this , . . day of
Fly; . , . . . . , . . . .
SNOHOMISH COUNTY DEPARTMENT OF ASSESSMENTS
Exomined and opproved this , , , day of
A ..... nr
R TH-MARIC
A CONOOMBIILiA
PARCEL
8011SF
�• N 02°39'4T W 20,00
c a7"2mYi9" W 264A0
MERIDIAN; PER MADRONA LANE ADDITION, 15/3.
6 u 40
0 10 20 60
SCALE; 1" - 20'
tA- 'q ti L V-+ i 16',-tgr
234TH ST, S. W.
___..._..>.
i
1
I
I
Ex PIN -•
NORTH0.04
WOJi
WEST
eox
�
00
ti
20(N
0
Kt{
C) 1
�I
887020'19" W 181 , DD 0 21MAn I+Ores,)
20, INGRESS AND �SS f ASEMI:NT j q!
E'•
i B 1 , 00 _ �� �? +09
BETTY C. H01-1 _.__ ....... Ex REBAR-
0.10 SOUTH
0.06 WEST
236TH S'1•. S. W.
LEGEND;
�N W COW MON IN CASE
®= T' IRON PIPE Et ? LU
tam 0
SURVFYEa WELD:T I' 17H 9 -5ECOtJU
TOTAI. ST CI.OSLK f3E7kLq THAN 1:5000.
I;�r3:°na �-
SURVEYOR'S CERTIFICATE
JOHN HERBERT MILLER, L. S.
SURVEY IN SE 1/4, NW 1/40
AUDITOR'S CERTIFICATE ................................
Filed for record this day of,.......... aL........M
in book..,......,.. Surveys, at Pogo,-,,..01 the request of
This correctly represents a swvh made b me or
"°P Y. P Y Y
uxKler my direction m conformrwnce with mine re IiremeNs
9 f
of the Survey Recorc4 Act at the recpest o
--kl.l fN �oA VcnIJ
e�ReER ��i, 1412 25TH AVENUE :AST
�:•^"""
em r1t SEATTLE, WA, 98112 '3651
,
e. (206) 322-6736
SEC. 31, T. 27 N., R. 4 E.
1
I
YED AND NORMA
MARCUSON
?\VV
�y.
1 ��N
HENRY J. SPELLMAN
96,8 ON EX PIN—
0.17 NORTH
WeNN R. AND JOYCE R. AYERS
Legal Description
12J
BEGINNINO AT THE NORTHEAST CORNER OF THE SOUTH HALF OF THE SOUTH HALF OF THE
SOUTHEAST QUARTER OF INC NORTHWEST Ot"MR OF SECTION JI, TOWNSHIP 27 NORTH,
RANGE Art, W.M. IN SNOHOMISH COUNTY WASHINGTON;
THENCE WEST TO THE WEST BOUNDARY LINE PRESENT COUNTY ROAD KNOWN AS 84TH AVENUE
VAE SOUTH, ALONG THE WEST BOUNDARY OF. SAID NORTH AND SOUTH COUNTY ROAD, IDS
FEET TOTHE TRUE POINT OF BEOINNIOI
THENCE SOUTH ALONG SAID WEST ROUNOARI' OF SAID COUNTY ROAD 105 FEET, RUNNWOI
THENCE WEST AT RIGHT ANGLES R64 fEETJ
THENCE NORTH AT RIGHT ANOLEI, 105 FEETI
THENCE EAST AT RIGHT ANGLES, 264 FEET TO INC POINT OF BEGINNING,
SMA4TE IN THE COUNTY OF SNOHOMISH, SATE OF WASHINGTON,
Note:
BOUNDARY 6• TOPOGRAPHIC $URVEY PERFORMED 8Y
OHM HERSERT MILLER, L,
1412 25TH AVENUE EAST.
$CATTLE, WA 90112-JB51
(206) J22-67J6
J09 No. 98-1803
RECORDER'S CERTIFICATE: SURVEYOR'S CERTIFICATE
TILED FOR RECORD BY THE WEST GROUP, ,.INC, ,,'_.. THIS MAP CORRECTLY REPRESENTS A SURVEY MADE BY MC
THIS.,.,_.., DAY OF_--�---- 200_,A.D„ AT. OR UNDER MY DIRECTION IN CONFORMANCE WITH THE RE -
MINUTES PAST_,- -.— O'CLOCK ---- M. AND RECORDED IN OUIREMENTS OF THE SURVEY RECORDING ACT AT THE RE-
V0104E,-••,___, OF ----------- ON PAGE__ QUEST
234th 5t, S. W
Temporary Benchmark
RIM SOMH
RIM-100.00 (ASSUMED)
� qqP
JOHN A PAHRE EX PIN MANHOLE
0.11 NORTH
0101 WEST
-#^" FLNCE nPP ❑W❑MSP,., EI to
10,001 eb LBOX
\�
1
qq2
/
�
8,001 SX.. /
zo
-� Basis of Bearing:
,
qiP qo tq
00
qqZ
�
MER1014M PER UADRONA IMF ADDITION, 10/J
py,
.IK I
- L.. ,=:.•,�
.�._.. .. qq\ M I
10 Q 10 2O 40
i INCH ® 80 FT.
gyh�POl�\
INLET
Legend;
94.1j,
1 i
<,P''
107,90,
1
ri+ . CONC MON IN CASE
Access \ ` 01
2IMAIwons t,�
• ® I* IRON PIPE
q0'
236th St, 5,W,
Textual Site Data.,
EXISTING ZONING;
R«8000
PROPOSED ZONING;
R-8000
PROPOSED LAND USE;
SFR
GROSS SUBDIVISION AREA;
27,720 SX,,
ADDED IMPERVIOUS AREA
01000 S,F,
"harszsa-ms
s:_„
W
S.E. 1/4, N,W. 1/4, SEC, 31, TWY. 27 N„ RGE, 4 E. W,M.
,I'l. 77"� The West Group, Inc.
Professlonol Land Surveyors & Planners
Short Subdivision
"' M, Iaicata--Hale
Date: January 25, 2004
Re: Response to letter dated January 14, 2005
Short Subdivision File No. S-04-134
1. Grading Done with Plat improvements : Access road grading
Fill: Access Road length 189' feet
Access Road Width 20' feet
Average Fill 3' Feet
189 x 20 = 3,780.00
3,780 x 3=11,340.00
27 Cubic feet 111,340 = 420 cubic yards fill
2. Trees are located on new drawings
3 _ We have submitted information showing that the access easements to the North and
West of the parent parcel do not meet the City of Edmonds definition of a "street"
4. See Attached Modification request and new lot layout.
5. We have considered pie shaped Lots and feel they would be to constricting in this
instance
6. Traffic impact analysis is attached
Page 1 of 1
1-k 282-05
PERW COUNTER
Project : File No. S-04-134 Action: Short Subdivision
Site Address: 23514 84t` Ave. West
Edmonds Wa. 98020
To: Meg Gruwell Date: January 20, 2005
Senior Planner
Re: Access easements to North and West of the Subject ProperlyRECEIVED
Meg Gruwell,
Enclosed is information regarding the access easements of the properties
to the North and West, of the property that we have proposed a 3 lot short plat on. I have
received this information from Jim Cline, at Chicago Title, in Everett Wa_ You may
contact Jim Cline at (425) 259-8223 , if there is any clarification needed regarding this
issue. On (Attachment "A") it shows the 3 lot plat site, with the lots to the North
numbered 1, 2 and 3. The Lots to the West are labeled A, B ,C and D. Enclosed also are
the Legal descriptions of Lots 1, 2, and 3 and their granted ingress/egress easement
access to 8e Ave. West .Also enclosed are the Legal description of Lots A, B, C and D
and their granted ingress/egress easement access to 236t' St. S.W.
SUMMARY : Lots 1, 2, and 3 to the North of parent parcel.
Lot 1 does not have an easement across Lots 2 and 3 and has access to 84t' Ave. West,
being as since it is a corner lot . Also 1A 1 does not have easements across Lots 2, 3, A,
B, C or D for access to 236t' St. S.W. (See Attachment `B")
Lot 2 has an easement across Lot 1 for access to 84t` Ave. West, and an easement on Lot
3 for the purpose of a turn around. Lot 2 does not have any easements across Lots A, B,
C and D, for any type of access to 236 h St_ S.W. (See Attachment "C")
Lot 3 has an easement across Lot 2 and Lot 1 for access to 84th Ave. West. Also Lot 3
does not have any easements across Lots A, B, C, and D, for access to 236 St. S.W.
(See Attachment "D")
NOTE: Access Easement widths for Lots 2 and 3, are 20' feet in width
Page 1 of 3
S Y: Lots A, B, C and D to the West of parent parcel.
Lot A has an easement across Lots B, C, and D for access to 236 St. S.W. Lot D does not
have any easements across Lots 3, 2, and 1 for access to 8e Ave. West
(See Attachment `E")
Lot B has an easement across Lots C and D for access to 236t' St. S.W. Lot B does not
have any easements across Lot D or Lots 3, 2, and i for access to 84t' Ave. West.
(See Attachment' F")
Lot C has an easement across Lot D for access to 236"' St. S.W. Lot C does not have any
easements across Lots B or A or Lots 3, 2, and 1, for access to 8e Ave west.
(See Attachment "G')
Lot D is a comer Lot and has access to 236t' St. S.W.. Lot D does not have any easements
across Lots C, B, A, or Lots 3, 2, and 1, for access to 84`h Ave West.
(See Attachment "H")
NOTE: Access Easement widths are 30' feet for Lots A, B, and C
This information provided to the Planning Department will show that a 20' foot easement
was provided for Lots 3 and 2 to have access to 84r'' Ave . West across Lot 1, and that
is the intended ingress and egress for this 3 Lot Plat. This access serves 3 Lots for access
to 84t' Ave. West. Lots 1, 2, and 3 only.
This information provided to the Planning Department will show that a 30' foot easement
was provided for Lots A, B, and C to have access to 236th St. S.W. across Lot D, and
that is the intended ingress and egress for this 4 Lot Plat. This access serves 4 Lots for
access to 236t' St. S.W. Lots A, B, C, and D only.
With this information, and until Lot 1 obtains an ingress/egress
easement over Lot 2, Lot 3, Lot A, Lot B, Lot C, and Lot D, and Lot 2 obtains an
ingress/egress easement over Lot A, Lot B, Lot C, and Lot D, and Lot A obtains an
ingress/egress easement over Lot 3, Lot 2, and Lot 1, and Lot B obtains an ingress/egress
easement over Lot A, Lot 3, Lot 2, and Lot 1, and Lot C obtains an ingress/egress
easement over Lot B, Lot A, Lot 3, Lot 2, Lot 1, and Lot D obtains an ingress/egress
easement over Lot C, Lot B, Lot A, Lot 3, Lot 2, and Lot 1, this should not be considered
a Street. Access from 84t' Ave West is for 3 Lots, Lots 1, 2, and 3. Access from 236t'
St S.W. is for 4 Lots, Lots A, B, C, and D. With this information neither access serves 5
or more lots and would not meet the City Of Edmonds definition of a "street".
Page 2 of 3
3 Lots have a Legal and directional ingress and egress access
to, and from 84th Ave West, and 4 Lots have a Legal and directional ingress and egress
to and from 236t' St. S.W. We feel that the the required building set back from the
North property line of the parent parcel should be 7.5 feet, and that the building set back
from the West property line of the parent parcel should be 7.5 feet. This would mean that
Lots 1 and 3 of our porposal would not be considered corner Lots.
Thank You for Your time in consideration of this matter,
Alan R. Ja kson
Phone. (425) 750-0854
Page 3 of 3