PLN200500013 Staff Report.pdfI1?c,1So)0
Date:
CITY OF EDMONDS
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
June 16, 2005
To: Irene Gooch
7105 210t" St. SW
Edmonds, WA 98026
Subject: S-05-13
GARY HAAKENSON
MAYOR
Transmitting Planning Division Findings, Conclusions, and Decision
For Your Information: X
As you requested:
For your file:
Comment:
Note attachments: X
Cc: see Parties of Record
Sincerely,
Diane Cunningham, Administrative Assistant
• Incorporated August 11, 1890 •
n -_i_ TT_1_-.__.- T_-__-
CITY OF EDMONDS
121 - 5TH AVENUE NORTH, EDMONDS, WA 98020
PLANNING DIVISION
FINDINGS, CONCLUSIONS, AND DECISION
To: File S-2005-13
From: i =_- �� ► -<-_�
Star Campbell, Planner
Date: June 16, 2005
File: S-2005-13
Applicant: Irene Gooch
TABLE OF CONTENTS
Section Page
I.
INTRODUCTION............................................................................................................... 2
A. Application...............................................................................................................................................2
B. Decision................................................................................................................................................... 2
II.
FINDINGS OF FACT AND CONCLUSIONS................................................................... 3
A. Introduction.............................................................................................................................................. 2
B. Compliance with the Subdivision Ordinance........................................................................................... 3
C. Compliance with the Comprehensive Plan............................................................................................... 5
D. Compliance with the Zoning Code........................................................................................................... 5
E. Compliance with the Flood Plain Management Provisions......................................................................6
F. Environmental Assessment: ..................................................................................................................... 6
G. Critical Areas Review: ............................................................................................................................. 6
H. Comments: ............................................................................................................................................... 6
III.
RECONSIDERATIONS AND APPEALS..........................................................................7
A, Request for Reconsideration.................................................................................................................... 7
B. Appeals.................................................................................................................................................... 7
C. Time Limits for Reconsideration and Appeals......................................................................................... 7
IV.
LAPSE OF APPROVAL.....................................................................................................7
V.
NOTICE TO COUNTY ASSESSOR..................................................................................8
VI.
APPENDICES..................................................................................................................... 8
VII.
PARTIES OF RECORD......................................................................................................8
File No. S-2005-13
Page 2 of 8
I. INTRODUCTION
The applicant is proposing to subdivide what is currently one lot at 7105 2101h St. SW into two lots. See the
Zoning and Vicinity Map (Attachment 1). This lot is in a multiple residential (RM-1.5) zone. The proposed
lot layout is shown on the subdivision map (Attachment 2).
A. Application
1. Applicant: Irene Gooch.
2. Site Location: 7105 210`h St SW (see Attachment 1).
3. Request: To divide one lot into two lots in a Multiple Residential (RM-1.5) zone (see
Attachment 2).
4. Review Process: Following the Comment Period, Planning Staff makes an administrative
decision.
5. Maior Issues:
a. Compliance with Edmonds Community Development Code (ECDC) Section 16.30.030,
site development standards for the RM-1.5 zone.
b. Compliance with Edmonds Community Development Code (ECDC) Title 18, public
works requirements.
c. Compliance with Edmonds Community Development Code (ECDC) Section 20.15B,
Critical Areas.
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.
B. Decision on Subdivision
Based upon the Findings of Fact and Conclusions, and Attachments submitted with the application
and during the comment period, the following is the decision of the City of Edmonds Planning
Division:
The Subdivision should be 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 3.
b) Submit copies of the recording documents to the City for approval. These documents
shall have the following revisions made / information included:
(1) Remove references to setbacks or show the correct setbacks and add a note
that setbacks are not vested by the subdivision but will be based on the
current development standards.
(2) Add to the face of the Plat "Conditions of approval must be met and can be
found in the final approval for the short subdivision located in File S-2005-
U ."
(3) Include on the plat all required information, including owner's certification,
hold harmless agreement, and staffs approval block.
(Applicants are now responsible for recording their own documents once they have
been approved.)
File No. 5-2005-13
Page 3 of 8
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.
b) Complete the Engineering Division conditions listed "Required with Building
Permit' on Attachment 3.
II. FINDINGS OF FACT AND CONCLUSIONS
A. Compliance with the Subdivision Ordinance
1. Introduction
a. Setting:
The subject property at 7105 210' St SW is in the Multiple Residential (RM-1.5) zone
(Attachment 1). The properties to the west and south are zoned Multiple Residential RM-1.5,
although many of these properties are currently developed with single-family residences.
The properties to the east and west are within the City of Lynnwood and zoned Multiple -
Residential and developed with multi -family housing. The property is currently
underdeveloped with one single family residence. The outline of this house is shown on the
site survey (Attachment 3).
b. Topograph1Ne etcg ation:
As shown by the topography lines on the survey (Attachment 3), the north half of the lot is
flat while the southern half of the lot slopes gently down to the south. The vegetation on the
south half of the lot consists mainly of lawn and ornamental landscaping. There are a number
of evergreen trees along the southern and eastern borders of the southern half of the lot.
Lot Lam:
The proposed lot layout is shown on the subdivision map (Attachment 2). The existing house
will remain on proposed Lot B and a Lot A will be created on the southern portion of the site.
2. Lot and Street Layout
a. The subdivision ordinance contains criteria related to lot and street layout. These criteria
require staff to find that the proposed subdivision is consistent with the dimensional
requirements of the zoning ordinance including lot area and width and that the lots will each
contain usable building areas. 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 Area: There is no minimum lot area required in the RM-1.5 zone. Rather, the lot area
determines the number of residential units that can be built on a particular lot in that for every
1,500 square feet of lot area, there can be one dwelling unit. The total area of the existing lot
is 12,993.5 square feet and would allow 8 units. The area of proposed lot A is 4,684.1 square
feet and would allow 3 units while the area of proposed lot B is 8,309.4 square feet and
would allow 5 units. The total allowed density for the site after the subdivision is 8 units and
is not affected by the subdivision.
C. Lot Width: There is no required minimum lot width in the RM-1.5 zone.
File No. S-2005-13
Page 4 of 8
3.
4.
Setbacks and Lot Coverage:
a. In order to approve a subdivision, the proposal must meet all requirements of the zoning
ordinance, or a modification must be approved. Based on this, as well as the review of the
modification request as detailed in Section II.B. of the Staff Report below, setbacks for the
lots should be as follows:
Lot A:
Street Setback (15 feet): From the west property line
Side Setbacks (10 feet): From the north and south property lines
Rear Setback (15 feet): From the east property line
Lot B:
The development standards of the RM-1.5 zone state that RS setbacks may be used
for single-family houses on lots of 10,000 square feet or less in an RM zone.
Street Setback (20 feet): From the east property line
Side Setbacks (5 feet): From the north and south property lines
Rear Setback (15 feet): From the west property line
*The existing house and carport meet the required side setbacks from the new
property lines. The carport however, appears to be non -conforming with respect to
the existing street setback.
Any new multi -family development on this lot would need to meet the following
setbacks:
Street Setback (15 feet): From the two "west" property lines that are adjacent
to the access easement that leads to the property from
210`h Street SW
Side Setbacks (10 feet): From the north and south property lines and the west
property line that is not adjacent to the access
easement
Rear Setback (15 feet): From the east property line
b. Corner Lots: Neither of the lots are Corner Lots.
C. Flag or Interior lot determination: Neither of the lots are Flag or Interior Lots.
Lot Coverage of Existing Buildings on Proposed Lots:
1.) 45% maximum lot coverage is allowed in the RM-1.5 zone.
2.) The house and carport on proposed Lot B result in less than 45% lot coverage on Lot B.
Any buildings or structures proposed in the future for Lot A will be allowed to cover no
more than 45% of the lot.
Environmental Resources
a. On this site, the existing mature evergreen trees along the south and east property lines of the
southern portion of the lot are considered environmental resources. The applicant has not
proposed the removal of any trees at this point. Any removal of trees on a multi -family lot
requires City approval. This would typically be done with the review of a specific
development plan for the lot. That review may be with a building permit for a single-family
house or duplex on the property or the Design Review process for a multi -family
development that consists of a proposal for a building with more than two units. Otherwise,
the City may allow the selective removal of trees that are hazards because they are dead,
damaged or diseased.
File No. S-2005-13
Page 5 of 8
5. Improvements
a. See Engineering Requirements (Attachment 4).
6. Flood Plain Management
a. This project is not in a FEMA designated Flood Plain.
B. Conformance to the Comprehensive Plan
1. Comprehensive Plan Goals and Policies:
The Comprehensive Plan has the following stated goals and policies for Residential Development
that 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.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.
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.
C. Goal. A broad range of housing types and densities should be encouraged in
order that a choice of housing will be available to all Edmonds residents, in
accordance with the following policies:
C.2. Multiple. The City's development policies encourage high quality site and
building design to promote coordinated development and to preserve the
trees, topography and other natural features of the site. Stereotyped,
boxy multiple unit residential (RM) buildings are to be avoided.
C.2.a. Location Policies.
C.2.a.i. RM uses should be located near arterial or collector
streets.
C.2.b. Compatibility Policies.
C.2.b.i. RM developments should preserve the privacy and view
of surrounding buildings, wherever feasible.
File No. S-2005-13
Page 6 of 8
C.2.b.ii. The height of RM buildings that abut single family
residential (RS) zones shall be similar to the height permitted in
the abutting RS zone except where the existing vegetation and/or
change in topography can substantially screen one use from
another.
C.2.b.iii.The design of RM buildings located next to RS zones
should be similar to the design idiom of the single family
residence.
C.2.c. General Design Policies.
C.2.c.i. The nonstructural elements of the building (such as
decks, lights, rails, doors, windows and window easements,
materials, textures and colors) should be coordinated to carry out
a unified design concept.
C.2.c.ii. Site and building plans should be designed to preserve
the natural features (trees, streams, topography, etc.) of the site
rather than forcing the site to meet the needs of the imposed
plan.
2. Project Compliance: Much of this direction has to do with how multi -family zones are located
in the city and provides direction in reviewing the design of specific multi -family developments.
There is nothing about this proposal that appears contrary to Comprehensive Plan direction.
C. Compliance with the Zoning Code
Staff finds this project to comply with the provisions of the Zoning Code, particularly the
Subdivision regulations, and the development standards of the zone as detailed in section II.A.2.b.
D. Compliance with the Flood Plain Management Provisions
1. The proposed project is not in a Flood Plain.
E. Environmental Assessment:
Is this site within a shoreline area (within 200 feet of the ordinary high water mark of the Puget
Sound)? No.
2. Is an Environmental Checklist Required for this application? If more than 500 cubic yards of
grading will be required, an Environmental Checklist is required. At this point in time, the total
amount of grading for the subdivision improvements is not anticipated to exceed 500 cubic yards.
If through the review of the civil plans, it is determined that more than 500 cubic yards of grading
will be required, the City will require an Environmental Checklist to be submitted and issue an
Environmental Determination.
F. Critical Areas Review:
1. Critical Areas Review number: CA-2005-7.
2. Results of Critical Areas Review: The critical areas review determined that this property
neither has or is adjacent to, any critical areas and was issued a waiver from further critical areas
study requirements.
File No, 5-2005-13
Page 7 of 8
G. Comments:
A couple of comment letters on behalf of several parties were received during the review of the
proposal. These have been included as Attachment 6. The issues that were brought up have to do
with concerns over a change in the use of the property from single-family to multi -family and the
development of the property with multi -family housing. This subdivision of the property does not
result in the change of the use of the property. One lot will still have a single-family house on it
and one lot will be vacant. The subdivision does not change the allowed density of the site. The
maximum allowed density in the RM-1.5 zone is one unit for every 1,500 square feet of lot area.
The total area of the existing lot is 12,993.5 square feet and would allow 8 units. The area of
proposed lot A is 4,684.1 square feet and would allow 3 units while the area of proposed lot B is
8,309.4 square feet and would allow 5 units. The total allowed density for the site after the
subdivision is 8 units, the same as it is now. This subdivision does not propose any new multi-
family building(s) for the site and any concerns over the specific aspects of a multi -family
development on the site would need to be brought up through that specific proposal which would
require Architectural Design Review.
The following is a summary of the deadlines and procedures for filing reconsiderations and appeals. Any
person wishing to file or respond to a recommendation or appeal should contact the Planning Department
for further procedural information.
A. Request for Reconsideration
Section 20.100.010.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.
B. Appeals
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.
C. Time Limits for Reconsideration and Appeals
The time limits for Reconsiderations and Appeals run concurrently. If a request for a
reconsideration is filed before the time limit for filing an appeal has expired, the time "clock" for
filing an appeal is stopped until a decision on the reconsideration request is completed. Once the
staff has issued his/her decision on the reconsideration request, the time clock for filing an appeal
continued from the point it was stopped. For example, if a request is filed on day 5 of the appeal
period, an individual would have 9 more days in which to file an appeal after the staff issues their
decision on the reconsideration request.
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."
File No. S-2005-13
Page 8 of 8
V. NOTICE TO COUNTY ASSESSOR
The property owner may, as a result of the decision rendered by the staff, request a change in the valuation
of the property by the Snohomish County Assessor's Office.
Attachments:
1. Vicinity / Zoning Map
2. Subdivision Map
3. Site Survey
4. Engineering Requirements
5. Public Comment Letters
Irene Gooch
7105 210`" St. SW
Edmonds, WA 98026
Elaine Poole
7107 210" St. SW
Edmonds, WA 98026
Steve Naicano
7111 210" St. SW
Edmonds, WA 98026
Engineering Department
Fire Department
Parks Department
Public Works Department
Planning Department
Nina Roscow
7027 210" St. SW, #13
Lynnwood, WA 98036
Larry and Georgia Radford
7109 210" St. SW
Edmonds, WA 98026
Robert and Theresa Smiley
7109 210" St. SW
Edmonds, WA 98026
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Attachment 1
File No. S-05-13
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RECORDER'S CERTIFICATE
f l l.a for record Ih 1. _ day of 20_ of _M
In a— _ or — t 1a9. — at tn. r.quaet of
JOHN JOSEPH HOLMES, PLS
SURVEYOR'S CERTIFICATE
Tale mop c .ctly r.praa.nt. a v.y mode by m 11 under
my alr.Ctlonr In conformo : 1,11 LAa rsqu ir.ne n to of IA.
SMrv.y R.-ItIng Act at In. . ..t pf IRENE GOOCH
In MARCH, 2005
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7027 — 7031 210TH SW m
EDNONDS COURT, A CONDOMINIUM
(MULTIPLE UNITS) (A
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C & C Surveying
4509 243rd PL SW
Mountlake Terrace, WA 98043
(425)673.7502 (206)523-1654
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SHORT PLAT FOR IRENE GOOCH
CITY OF EDMONDS SHORT PLAT S-05-13
DRA. BY: JJH DATE: 3/15/05 PROJ NO: 8703
NAP PILE: 8703SP2R1 SCALE: 1' - 20' SHT; 2 OF 3
SHORT SUBDIVISION NO. S-05 -13
CITY OF EDMONDS
SNOHOMISH COUNTY, WASHINGTON
APPROVED AND AUTHORIZED FOR RECORDING BY THE CITY OF EDMONDS
ENGINEERING DIVISION BY THIS _
DAY OF 20_.
APPROVED AND AUTHORIZED FOR RECORDING BY THE CITY OF EDMONDS
PLANNING DIVISION BY THIS _
DAY OF 20_,
DEDICATION
We verify that we a tM1a Ivgol ow er(s) of the property tle, cribed above
.no w er tify Ihat this .0 III? ,I. wl to ine Pollow[ng dadlcationa and
c ondltlona I. made of our free convent 1. our da+lra+.
TTns undarsignad o of Interact In too lantl h rely subalvloed, nereay
Chia sh orl plat to be Inv gr gpnlc rapreaentatlon of Lha
vubdlvlsion made h reb,, antl do herby dedicate to the u of the public
for all treat antl a not ¢hewn oa private hereon and tletlica to
theeu a thereof for all publics purposes hat IM.on. latent with the u
th ar eat for Public highway pu....... and also the right to make all+v
dry slope, for c,to and fills upon the lots shown to er von In the
original re.... able grading of s,to street. one a�enuea.
Owner, one all par sane havinp anY pr aaant o eu0saquent ow rahip
I rtereat in thaao Iona,, and [he s anal safpna ofno
r parties having any paid interest991-I,y agree that the City of
Ed monde .Hall bo held her mleae In all reapecty from any ono a17 dial ma
for do magoe for Injure tive relief which may be o .cloned n r In too
future to adjacent lord o Improvomonts by r cof the c nstrucllon.
Is arotlan one malntononc erol the drain... *yetemn and hereby waive and
release the City of Edmonds from any and
all clalim for tlamopes,
xclud(ng damage c sad solely Dy a act o omtevionv of aal4 Clty anal
1 nJunetive rallal wh ten the o r thelr vaas or ¢signal may
themselves have n !n the futureaby r oftheconstruction,
ma Int... nee and operation of sold alralna geaa ya[em.
By; By:
ACKNOWLEDGEMENT
State of Washington)
as
County of t
I, the underelgnod. o Notary Public in and for the County of
In the St. to of w.mh ingtan, as hereby der tlfy that on this day
of 20 _, porn orally app....I be fora me IRENE G. GOOCH,
to me I....rally known (or proven on the basis of sotlaf aG Lary a,I-Io,)
to be the lndlvidual(a) who a cu led the wlthln Inetru mart and foregoing
Inetru meet, acknowledge that a signed a salad the s
free and voluntary act and dead. for the u... and our paava therein a
mentioned.
GIVEN under my hand and official oval the day and year last above
Wrltte n.
Notary's No -
Met., y In no for the State of Woshlnq [o n,
R..idtng at
My Appointment ..pile,
RECORDER'S CERTIFICATE
fit.. for r.a.rd Iola _ day of _, 2D_ a1 _M
In sox _ .f 1 page -.1 In. ragaeet of
JOHN JOSEPH HOLMES, PLS
HOLD HARMLESS AGREEMENT
Owner, and all pe..... havlrg any n pr ¢sent o subaveuenG o ram p
Infer vat In [hues land.. and the . and a big of
ofor
other porn .. haul nq any ..to Interest, hereby agree that theCityof
Edmond moll be held harmless In all respects from any and all dial ms
for damage. for inve j unctlrelief whim may `, o ¢cloned no.
or In the
s
future to adjacent land o Improvements by r ncof the c nstrucllon,
op ¢lotion and maintenance-
aintenanceof the dr¢mega .y.tema nd hereby we,_ one
r also.. the City o1 Edmonds from any and all dial mn for damaged,
x.I dlnq damage caused valely by a act o omlae(ona of sold City and
Injunc Clue relief whlch the o r their s sslgns. may
themaelv.. have no.
n the fut.-'Iy r ur .£ethecans truction,
maintenance and operation of sold drainage y. -.
ZONING: RM-1.5
SURVEYOR'S NOTES
THE CONTROLS SHOWN REPRESENT A COMPILATION OF MEASUREMENTS MADE DURING
THIS SURVEY, PREVIOUS SURVEYS PERFORMED BY THIS FIRM, PUBLIC RECORDED
SURVEYS AND MUNICIPAL RECORDS. UNLESS OTHERWISE NOTED, THE SHOWN
MONUMENT ATION WAS FOUND WITHIN A REASONABLE TIME PERIOD OF THIS DATED
SURVEY. FIELD INSTRUMENTATION WAS A LEICA TCBOS TOTAL STATION.
SUPPLEMENTED WITH A STEEL TAPE, 80 TH LAST CALIBRATED WITHIN THE YEAR AT
THE SAND POINT BASELINE. THIS SURVEY MEETS OR EXCEEDS FIELD TRAVERSE
STANDARDS PER WAG 332-130.
THE DRAWING SHOWN HEREON DOES NOT NECESSARILY CONTAIN ALL OF THE
INFORMATION OBTAINED OR DEVELOPED BY THE SURVEYOR IN HIS FIELD WORK,
OFFICE WORK, OR RESEARCH.
EXISTING LEGAL DESCRIPTION
EXISITING PARCEL:
That portion of Lot 6, Block 1, Seattle He lghta Div(alan 4, ordlnq to
the plot thereof, or duo In Volume 9 of P1otc, Po9e tl, record¢ of
Snohomish County, Washington, described o, follows:
Beginning of o point on the east line of the west 30 feet (,I measured
It right angles to the wear line) of Bald lot and lying 151.14 feet
ortherly [Maroon from the south line of acid I.
Thonas vas ter ly along the south line of the north half of the mouth half
If void Block 1, a distance of 74.10 feet, more or lave to the seat line
of said Lot 8;
Tomes nor th ally along aaid east lot line 151.15 fat, mor or Iva, to
In v l Iino of the Plat of Aurora He1,11, a orotnq to the plgt
tnarvoft r ordad in Volume 12 of Plata, Page 1ZI. .... I.
of Snono ml an
County, Washington;
Thence wee ter ly olonp sold south L(ne of Aurora Heigh ts, 104. 02 Feet To
tea seat If
west Ilea of I Id lot;
Thence southerly along sold west Ilea of lvot to a Pohl lying 280 feet
ortherly to sleet from the south lino of eld lot;
Thenae easterly parallel with the south IIre of sold fat, 20., feet;
Th .nee southeast a sly 110 feet more or lc,a to Point Of Begng.
Situ- In the County of Snohomish, Stale of Washington
SURVEYOR'S CERTIFICATE
This hIp correctly repre.ente o esoy mmde by me under
my di redden in -1--e wlththe luau lr v„<nty of the
Survey Recording Act at the reque.l of IRENE GOOCH
In MARCH, 2005
NEW LEGAL DESCRIPTIONS
LOT A;
All that portion of the follawing
That portion of Lot 6. Block 1, Seatlle Helghte Olvlelon 4r..111111.11 q to
the plat thereof, .Car des In volume 9 of Plato, Poga 11, ordf
Sn an omish County, Wo shi ogle n, described a¢ follows:
Begl In of a point on the coat in.
of the weal 30 feet (o, megeurea
o[ right angioz [a the west Iln a) of aaid lot and lying 151.14 feet
ortherly to er eon from the aauth llnv of sold lot;
Th.... ads l ally along the sou to line of the north half of the south half
of said Block 1, a distance of 74,10 feet, more or Lae. to the vast line
If sold Lot 8;
Thence nor tear ly ¢loop ¢old aaat lot "';It
ine I51. 78 fat, r load to
the south line of the plot of Aurora Helghta a or dingmtoe the plat
then If, recorded In Volume 12 of Plats, Page 120. records of soon omisn
County, Washington;
Tn an cc westerly along sold sou th line of Aurora Heights, 104.02 Feet To
the vast If
west line of aald lot;
Thence aav to erly along sold w'It
Ilne of lot to o I l nt lying 280 feet
ortherly tear vof from the nouth Ilne of ¢old lot;
Thence a erly parallel with the voutn llnv of maid lot, 20.0 feet;
Thence sou the.. telly 110 feet more or less to Point Of Beginning,
lying southerly of the fan owing 4.... ideal Ilse:
Commenein0 at the southwest c r thereof; lhanca North 07'3B'31" West,
along the wee, Ill. thereof, asdist_ of 43. 62 feet to the TRUE POINT
OF BEGINNING; thence Nor In 80' 10' 15" East, a olstonce of 17.43 feat;
thence South 29'49'45" Eaa t, a diet ane< of 7. 50 feet; thence North
60'IO'15" 1.. t, a dlvton.v of 3g. 27 fad t; thence North 2g-4B'45' weal. a
d (¢fonds oI 7.50 feet; thence North 60.10' 15" East, o distance of 31. 1B
feet to o pant on the east line of the above docerlbed ..in parcel and
the terminus thereof.
TOGETHER WITH AND SUBJECT TO ecaements of record.
Situate In the City of Edmonds. County of Snohomish. State of Washington,
LOT B:
All that portion of the following de... !bad parcel:
Toot par lion Of lot 0. Block 1. Seattle Heights Division 4, 0 or ding to
the plot thereof, ordad in Volume 9 of Plots, Poga it, redo. da of
Snohomish County. Washington, I .oiled as follow.:
Beginning at a point on the east Iln< of the welt 30 feet (as me red
at right ang lea to the We.,
Iln.) of ¢old lot an
a ly inq 151.14 feet
northerly thereon from the eauth line of aaid lot;
Thence easterly of ang the south Ilne of the north half of the south half
of aa(d Block 1,. a distance of 74.10 feet, more or leas to the .It
Ill.
of vat¢ Lot 6;
Thence northerly along solo east fat floe t5t. 18 fat, m r leas to
the south line of the plat of Aurora Helghte a ordlnq lee the plat
thereof, recorded !n Volume 12 of Plots, Page 120. record, of Snohomish
County, Wa,hll,l,,;
Thence Westerly along sold abulh line of Aur ore Heights, IO4.02 Feet To
the ...t half west line of ,old lot;
T her.. vouthvrly along hold west ltna of fat to a pal nt lying 280 feet
northerly thereof from the south line of oald lot;
Thence sae Carly parallel with the sou to line of sold lot, 20.0 Ida L;
Thence sou to aav tally 110 test more or Iva. to Point Of Bvpinning,
lying northerly of the following daacribvd ]I-
C, at the sou [h was[ c r th also
l; thence Nor [h 07'3B'3t" WeIt,
along the wee[ line thereof. as aisle nee of 43t 82 feet to the TRUE POINT
OF BEGINNING; thence North 60'10'15" East, a dlztonde of 17.43 feat;
thance South 29'49'45' Eost, a diatonce of 7.50 feat; thence North
80'10'15" East, o tllatonce of 3S. 27 feet; to enca North 29'4g'45" West, a
dl.tance of 7. 50 feet; then.. North 60.10' "' East, a dis lance of 31. 16
feat t a pool o the ..at line of the above dsacr Ilea main par eel ono
the terminua thereof.
TOGETHER WITH AND SUBJECT TO seams Its of record.
Situate In the City of Edmonds. County of Snohomish. Stole of Washington
C & C Surveying
4509 243rd PL SW
Mountlake Terrace, WA 98043
(425)673-7502 (206)523-1654
SURVEY IN:
SE 1/4, SW 1/4, SEC. 20, T. 27N, R. 4E, W. M.
DRAWN BY: JJH I DATE: 3/15/05 I PROJ NO: 8703
MAP FILE. 8703SPIRI I SCALE: I SHT: I OF 3
I
i
i
Z VERTICAL DATUM — CITY OF EDMONDS ENGINEERING AS —BUILT. INVERT
ELEVATION OF MANHOLE 27 (18) AT NORTH ENO OF ACCESS EASEMENT.
t" 20 EL21 EV 4.43
20 0 20 40
SD MH H
RIM 413'63 58 M
R
IE(12"S)08.3 IIM BP.—"W�q4)2�8r.-6—
4
CB E(S421--
. m3
RIM 408.54 36"W05.3
12"RISER 409.2 4\
4C�
s2. 2'0131
P5
9" 2
WIE(122N) 405.28
IE(E/W/S) 409 PDLE
ETERS \Pp 24 P0
=29 LF IT
AS
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V �trvLET — I
0 ACCESS AND UTILITIES EASEMENT — — 0 22 IN 07. 38 3t
WTP vlv RIM 09
S)
N ` — — _ — -- — TREE DESIGNATIONS: Et2z \ qc z" " a
(NUMBERS INDICATE DIAMETER
O [. E. B[ 16: 16" BIRCH TREE) cf a\ C o
= BI - 8IR CH A e p OS 01140 11.
(ACE a CEO AR Ff 21 6O i z9 Hrv00 y\
-H Oi DEG IDUOS TREE
m FI FIR Cc tz 80.4rn Stp
m PO POPLAR ri
i
Ln
HYDRANT
RECORDER'S CERTIFICATE
rued 1.r r.c.r4 t1l. — Goy .f 20_ .t _11
In eoaA _ Df _ at pp9. _ m t.. r.Ra.a or
JOHN JOSEPH HOLMES, PLS
Man.O.r S p rinl.nd-t of Record.
SURVEYOR'S CERTIFICATE
Tnl. map corn Illy r.P1... n1:. u.Y rld* ly r under
my It ... It.n In c.nf.rnvnc. I tn9 the r.Rulr.m.nm.
t. of lne
S.1-y R.c.rdl, Act at Ln. r.q,,.•t .r IRENE GOOCH
In MARCH, 2DO5
C & C Surveying SHORT PLAT FOR IRENE GOOCH
CITY OF EDMONDS SHORT PLAT S-05-13
4509 243rd PL SW
Mountlake Terrace, WA 98043 DRA.N BY: JJH DATE: 3/15/05 PROJ N0: 8703
(425)673-7502 (206)523-1654
NAP FILE: 87035P3R1 I SCALE: 1- m 20' $HT: 3 OF 3
CITY OF EDMONDS
ENGINEERING REQUIREMENTS FOR SHORT PLATS
Name: GOOCH File No.: S-05-13
r
Approved b Vicinity: 7105 210TH ST SW
Endneerin2 Proeram Manaeer date
Req'd
Req'd w/bldg.
Bond posted
Complete
prior to
Permit
recording
1. Rights -of -way for public streets:
N/A- Access road shall be private
X
2. Easements (City utilities, private access, other utilities):
Provide all easements as needed.
X
3. Street improvements (ACP with curb and gutter):
None required- property does not front 210'' St
X
4. Street turnaround:
Provide a shared on -site turn around to City Stds.
X
5. Sidewalks and/or walkways:.
None required- property does not front 210d' St
X
6. Street lights:
N/A
x
7. Planting strip:
N/A
x
8. Water system improvements (pipelines, fire hydrants, etc)
Provide service to each lot.
X
Connect to public water system.
x
9. Sanitary sewer system improvements (pipelines, pump
stations etc)
Provide new service to each lot
X
Connect to public sewers stem
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
11. On -site drainage (plan per Ord. 3013):
Connect all new impervious surfaces to detention system.
X
12. Underground wiring (per Ord. 1387):
Required for all new services
R
13. Excavation and grading (per UBC, Chapter 70 :
Submit a grading plan as part of engineered site plan.
X
V:\dww\sp\05-13 gooch plt.doc ATTACHMENT 4
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
Install high intensity sign at the entrance
X
Provide "Private Access road 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
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 engineer)
X
d) Clustered mailbox location per Postmaster
X
e Maintenance agreements
X
18. Engineering fees:
a) Storm drainage connection charge for plat road ( )
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
Traffic mitigation: total for both short plats ($ 840. 2)
X
ENGINEERING PROGRAM MANAGEK, CITY OF EDMONDS DATE
The Engineering requirements have been completed and the subdivision can be recorded.
Authorized for recording by:
V:\dvrw\sp\05-13 gooch pit.doc
April 29, 2005
City of Edmonds
Development Services and Planning
121 5`h Ave North
Edmonds, WA 98020
Reference Number #S-05-13
a0# M ISERVIOFS
This letter is provided in response to the notification received April 19th that the owner o
the property at 7105 2101h St SW Edmonds has applied for a subdivision of an existing
lot that would alter use from single to multi -family housing.
As an adjacent property owner, my concerns largely center on the size of the buildings
proposed, the grading of the site, the preservation of views from my property, the
retention of vegetation as a natural resource and as mitigation for street noise, the
preservation of residential privacy, and the retention of property values.
All of these concerns are addressed within the City's Comprehensive Plan. Specifically,
my concerns are addressed under the following elements:
Size of the buildings is addressed under Land Use- Residential Development, C.2.b.ii,
C.2.c.ii and Housing- L.1 and L.1.b
Grading of the site (which abuts a steep slope) is addressed under Land Use- Soils
under B.6 and Land Use- Vegetation B.4
Preservation of views is addressed under Land Use- Residential Development B.3 and
C.2.b.i
Preservation of vegetation is addressed under Land Use- Residential Development B.6
and C.2 and Land Use- Vegetation B.2
Noise is addressed under Land Use- Residential Development B.5.d
Residential privacy is addressed under Land Use- Residential Development B.5.a and
C.2.b.i
Property values are addressed under B.5.c
I appreciate the opportunity to comment on this matter- I am confident the concerns I
have raised will be addressed per the City of Edmonds Comprehensive Plan and that
development of this site will be sensitive to the quality of life enjoyed by adjacent
property owners.
Sincerely,
Nina Roscow
7027 2101h Street SW #B
Lynnwood, WA 98036
April 29,2005
Public Comment against File # S-05-13
Application for subdivision to create two lots from existing lot.
Project location: 7105 210th St. S.W., Edmonds 98026
nece'll'it
��
3 2pp5
P/ ,� � i ",
Dividing the current lot at 7105 2101h St. S.W. Edmonds, into two lots would cauftP4treme
concern and congestion for the neighbors / homeowners. A subdivision would be using our
properties for traffic. Which of course is unacceptable to us.
The four homeowners who currently own the driveway own it as 1/4 undivided each.
We pay separate county taxes on the driveway and separate taxes on our property.
If subdivided, how will the driveway be divided? As neighbors and homeowners we will not sign for the
driveway to be 1/5th undivided nor give an easement for the driveway.
The area at the top of the driveway looks as if it might be a cul de sac but the properties all run
together at the top of the hill. We now have to use each other's property & driveways to turn around or
when we have company to be courteous to the other neighbors. There is simply not enough room to
navigate vehicles in this area. We also have, many times, used the Edmonds Public works parking lot for
the excess cars.
We feel the planning department might physically want to see this area before making a decision
Enclosed are photo's of the driveway, explanations on the back of pictures.
Old growth trees will also need to cut for building on this proposed lot, also unacceptable.
The old growth trees help block noise from the highway 99 as will as freeway noise.
There is also concern of the over building of the multi housing units in this area.
The roadways in this area barely sustain the traffic we now have without additional units being built.
This area is aready known as a transit area for singles and single family's causing the area between
highway 99 to five corners and from 220th to 76`h as a high -density area. This could cause social and
economic changes as well as a potential high concern area for our schools, police and fire departments.
Sincerely,
Property Owners,
Elaine Poole Larry & Georgia Radford Steve Naicano
7107 210th St. S.W. 7109 210th St. S.W. 7111 210th St. S.W.
Edmonds, Wa. 98026 Edmonds, Wa. 98026 Edmonds, Wa. 98026
Robert & Theresa Smiley ( Irene Gooch's daughter & son-in-law now residing@7a 7109)
7109 210" St. S.W.
Edmonds, Wa, 98026
As an additive, below are the names of frequent users / visitors of the above owners, who also see a
congestion issue.
Scott Schwab
360-297-5245
Amber Radford
360-297-5245
Stan & Gina Shauger
425-344-9697
Wayne Poole
425-771-2407
Debbie Turk
425-771-2407
V /V