PLN20070020-0021-Final_docs-comments-incomplete.pdfCITY OF EDMONDS • 121 5" AVENUE NORTH • EDMONDS, WA 98020
PHONE: 425.771.0220 • FAX: 425.771.0221 • WEB: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT: PLANNING • BUILDING
DATE: August 7, 2012
TO: Loree Quade
Belton Homes
loree@sundquisthomes.com
FROM: Mike Clugston, AICP, Associate Planner — Development Services Department
Jeanie McConnell, Engineering Program Manager — Public Works Department
RE: INCOMPLETE APPLICATION & COMMENTS ON 1ST DRAFT RECORDING
DOCUMENTS — FINAL PLAT/PRD FOR STONEBRIDGE COURT
(PLN20070020 & PLN20070021)
Dear Loree,
After reviewing the materials submitted for the above -referenced permit on July 12, 2012, it has
been determined that the application is incomplete in accordance with ECDC 20.75.155.13 and
20.02.003 and additional clarification is also requested. Please address all comments in a written
response and by providing updated plans, as appropriate:
1. Final plats and PRDs are Type IV -A permits which require notice of application
according to the table in ECDC 20.01.003.B. Please submit an updated Adjacent
Property Owners list in accordance with ECDC 20.03.002.1) — see Handout P2
(http://www.edmondswa.gov/images/COE/Services/Permits and Development/Form
sand Handouts/P2_-_Adjacent Property Owners—List.pdf).
2. Please submit a cover letter describing how each of the conditions of preliminary
approval noted in the Hearing Examiner's decisions of September 11, 2007 and
December 22, 2011 are being met.
3. Unless elsewhere would be preferable, please add the following language underneath
the "Stonebridge Court" title block on all pages — "A Planned Residential
Development".
4. Please add the following consent language in the first "Dedication" paragraph:
"Know all men by these presents that we, the undersigned owner in fee simple and
mortagees of the land hereby platted, do hereby declare this formal plat and planned
residential development. as approved by the Citv of Edmonds. on the day of
2012, under the City of Edmonds file numbers PLN20070020 and PLN20070021, as
our free and voluntary act and deed in accordance with our desires_ and dedicate to
the use of the public....
5. At the end of the first paragraph under dedication please add the following sentence: The
Private Storm System Declaration of Covenant as shown on this plat hereby establishes
use of the public right-of-way for private ownership and maintenance of the storm system
improvements specified within.
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6. In the P paragraph under dedication please revise the first sentence so it reads "...
upon the recording of this plat subject to an access easement for stormwater facility
inspection purposes conveyed to the City of Edmonds".
7. After the fifth paragraph under Dedication please add the following: The Declaration of
Covenants, Conditions and Restrictions for Stonebridge Court further establishes
Common Area and Planting Strip Maintenance provisions.
8. Under the "Approvals" heading on Sheet 1, please conduct the following:
a. Replace the statement "Examined and Approved by Edmonds City Engineer"
with the following statement: "The survey date, layout of streets, alleys and
other rights -of -way, design of bridges, sewage and water system and other
structures are approved, and the subject final plat is authorized for recording
the City of Edmonds Engineering Division by:"
b. Replacement the statement "Examined and Approved by Edmonds Planning
Director" with the following statement: "The subject final plat conforms to the
approved preliminary plat and all conditions of the preliminary approval and
is approved and authorized for recording by the City of Edmonds Planning
Division by:"
9. Please clarify the language in "Restrictions" Note 2. As shown, I'm not sure what
"interior" and "exterior" setback difference indicates since all lots were "exterior" the
standard RS-8 setbacks of 25'/7.5/15' were applied to each lot. As an alternative, you
could remove the language after the first sentence and simply show the setback
distances for each lot on the plat map itself (Sheet 2). If that change is selected,
remove the word "Typical" from the "Building Setback Line Typical" note on Sheet
2.
10. Move Acknowledgments with notary blocks for Douglas Bratz and Janice Bratz and
Woodin Creek LLC to the center column so they fall in line with the signature blocks
for each party.
11. On Sheet 2 please add an easement notes section that states:
a. Refer to Sheet 3 for private drainage easement and maintenance provisions.
b. Refer to Sheet 4 for private ingress, egress and utility easement and
maintenance provisions.
c. Refer to Sheet X for public easement and maintenance provisions.
12. On sheet 2 please revise "5' public sidewalk easement" to read "5' public pedestrian
access easement".
13. On sheet 2 please revise "10' public drainage easement" to read "10' public
stormwater utility easement".
14. On sheet 2 please identify the areas where there is privately owned and maintained
infrastructure located within the City right-of-way. I've noted two 6" storm lines
crossing 78th Place West (pipes run between storm systems) and the water quality
vault.
15. On sheet 2 please remove the Lot Addresses.
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16. On sheet 3 please update Private Drainage Easements and Maintenance Provisions as
follows:
42: Specify location of drainage easement on Lot 7 with dimensions, etc. instead
of the general statement "near the southwest corner".
44: Revise to state "A private drainage easement ..." Also, the purpose of the
easement was not included in this statement. Please revise accordingly.
17. On sheet 4 revise provisions heading to state "Private Ingress, Egress and Utility
Easements and Maintenance Provisions".
18. On sheet 4 add a detail for the 10' utility easement. In addition, provide easement
and maintenance provisions for this easement.
19. On sheet 4 add details for the privately owned and maintained infrastructure located
within the ROW (see note 12 above) and provide the following Private Storm System
Declaration of Covenant:
Belton Homes and subsequent Stonebridge Court property owners, herein `Owners',
hereby agree to the following: (1) the improvements described in Detail X are
located within City of Edmonds right-of-way (ROW), (2) the City of Edmonds has no
responsibility for the maintenance of the private improvements located within the
City of Edmonds ROW, and (3) maintenance of the private improvements described
in Detail X shall be the responsibility of the `Owners'. No enlargement, alteration,
modification, or removal of the improvements described in Detail X except routine
maintenance is permitted without prior approval from the City of Edmonds. The
`Owners' of the real property described in Detail X hereby holds the City of Edmonds
harmless from all improvements, costs, expenses, losses and damages, including the
cost of defense incurred as the result of the existence, operation or use of the
improvement described in Detail X. In the event the City of Edmonds determines
that the improvements described in Detail X have become a public health or safety
hazard or if the `Owners' of the real property described in Detail X fail to comply
with any City of Edmonds order or any portion of the Edmonds Code, the City of
Edmonds shall remove, repair, or alter said improvement(s) without notice to said
`Owners'. Said `Owners' shall compensate the City of Edmonds within thirty (30)
days for the costs of such removal, repair or alteration.
20. Please provide a new sheet detailing public easement and maintenance provisions.
Include notes and provide clarification as follows:
a. Please provide a detail showing the location of the easement across tracts 998
and 999 to be provided to the City of Edmonds for access to the stormwater
facilities for inspection purposes. Label easement area as City of Edmonds
Access Easement. The easement provisions shall state "A permanent access
easement is granted to the City of Edmonds for access to the private
stormwater facilities located within tracts 998 and 999 as shown hereon.
Access shall be for inspection purposes to ensure stormwater facilities are
properly operated and maintained in accordance with City of Edmonds Code."
b. Please provide a detail showing the location of the public pedestrian access
easement. Label easement as Public Pedestrian Access Easement. The
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easement provisions shall state: "A permanent Public Pedestrian Access
Easement is granted to the City of Edmonds to provide the public with
pedestrian access over and across the sidewalk located within the easement
described in Detail X on this sheet. The responsibility and duty to repair,
maintain and reconstruct said sidewalk shall be that of the abutting property
owner in accordance with City of Edmonds Code."
c. Please provide a detail showing the location of the 10-foot wide public
drainage easement. Label easement as Public Stormwater Utility Easement.
The easement provisions shall state "A permanent Stormwater Utility
Easement is granted to the City of Edmonds for the installation, construction,
operation, maintenance, repair, reconstruction and/or replacement of a storm
main and necessary appurtenances, over, across, through, and below the 10-
foot wide Public Stormwater Utility Easement as described in Detail X on this
sheet, and the further right to remove trees, bushes, undergrowth and other
obstructions thereon interfering with the location, construction, operation,
maintenance, repair, reconstruction and/or replacement of said storm main and
necessary appurtenances, together with the right of access to the easement at
any time for the stated purposes."
21. The CCR's are currently being reviewed. Any comments will follow these plan
comments.
The City will continue with its review of the proposal when a complete response to the above is
received. Once the APO list is received, a Notice of Final Plat/PRD Application will be posted
and sent to the appropriate recipients; it is anticipated that the project will be scheduled for
review by the City Council at their September 18th meeting.
Please make the above changes and submit your updated recording documents to a Planner,
Monday through Friday between 8:00 AM and 4:30 PM.
Please feel free to contact Mike Clugston or Jeanie McConnell at 425-771-0220 or by e-mail at
Clu_sg tonkci.edmonds.wa.us or mcconnellkci.edmonds.wa.us if you have specific questions
regarding these plan corrections.
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