pln20080077_Prelim-Memo to Planning-2-lot SP-E2.pdfDate:
To:
From:
Subject:
I►I 111►I us] 7_1►11NLVA I
October 1, 2012
Mike Clugston, Planner
Jeanie McConnell, Engineering Program Manager
PLN20080077, Preliminary Review — 2-lot short subdivision
Green Tara —16208 72nd Ave W
The comments provided below are based upon review of the preliminary drawings for the
subject short plat. Additional information is requested from the applicant at this time in order
to continue review of the application and provide preliminary approval of the short plat.
Please ask the applicant to revise and resubmit plans addressing the comments below.
Also, please note that after receiving preliminary short plat approval from the Planning
Division, the applicant will be required to submit a complete set of civil engineering plans to
the City Engineering Division for review and approval.
October 1, 2012 — Updated preliminary subdivision drawings were received on August
10, 2012, but a revised preliminary development plan was not submitted. The
preliminary development plan needs to show access easement width and pavement
width, water/sewer/storm utility locations (existing and proposed), access points, etc.
Please provide a revised plan for continued review by the Engineering Division. In
addition please note that in review of the preliminary development plan submitted on
December 29, 2008 I have noted that the flow of the storm conveyance and management
system is unclear. With the resubmittal of the preliminary development plan please
clearly identify collection points, stubs to individual lots and flow into and out of the
detention pond and detention tanks.
October 1, 2012 — The following corrections appear to have been addressed on the
preliminary subdivision drawings. Please also revise preliminary development plan
in accordance with the following comments:
Comment 4/29/2009 - The width of the access road for the previous 4-lot short plat, as
recorded under AFN 9902035001 and 200205315007, does not meet current City
standards for a 4 or 5 lot short plat. Therefore, the access road shall be modified with the
proposed 2-lot short plat.
City of Edmonds
Edmonds Community Development Code (ECDC) 18.80.010 requires the following
Right-of-Wav/Easement widths be met for develobments within the RS-12 zone:
Table of Street Standards
Zone
Number of
Lots or Units
Minimum R.O.W.*
Width
Pavement
Width
Curbs
Gutters
Dead End
Reqrmts
RS-12
1-2
15'
12'
No
Turn around
RS-12
3-4
20'
16'
No
"
RS-12
5-9
30'
20'
Yes
"
* Please refer to ECDC 18.80.010 for additional street standard requirements.
a) That portion of the access road serving 5 lots shall have an easement width of 30' and
a pavement width of 20'. If the legal access for Lot 1 is restricted to only that area
which is required to provide access to Lot 1, then the remainder of the access road
could be reduced to an easement width of 20' and a pavement width of 16'.
b) That portion of the access road serving 3-4 lots shall have an easement width of 20'
and a pavement width of 16'. Restricting the legal access for Lot 3 to be consistent
with the access boundaries for Lot 1 and restricting the legal access for Lot 4 to 72"d
Ave W has been discussed as options for reducing the width of the access road. If
access restrictions for these two lots is still a consideration, then additional
information will need to be submitted to the City indicating how Lots 3 and 4 will be
able to use and maintain the respective portions of their lots that lie on northwest side
of the access road.
c) Another option would be to leave the legal access for each of the lots as shown on the
preliminary short plat plan and submit a request for modification to the road width
standards to the City for review and approval.
d) Regardless of how the access road may be revised, the hammerhead turnaround
provided at the end of the access road shall be constructed in accordance with City
standard detail E2.5.
2. October 1, 2012 - The following corrections appear to have been addressed on the
preliminary subdivision drawings. Please also revise preliminary development plan
in accordance with the following comments:
Comment 4/29/2009 - In conjunction with the proposed 2-lot short plat, it is also
requested that the previously recorded short subdivision be further corrected, as allowed
by ECDC 20.95.050, with regards to the drainage requirements for Lots 3 & 4.
On the face of the recorded short subdivision, AFN 200205315007, Item #2 under
Dedication states "Lots 3 and 4's detention and drainage system and utility maintenance
easement are shown on the revised Greenness Short Plat drainage plan approved by the
City of Edmonds on April 4, 2002 and shall be owned by the owner(s), heirs, successors,
and assignees of said Lots 3 and 4". All civil improvements are to be completed within 12
months after recording of a short plat. The civil plans referenced are no longer valid.
The storm drainage requirements for Lots 3 and 4 should be revised to state something
similar to: The storm water runoff from the private access road serving the subject
development and the impervious surface areas constructed on Lot 2 shall flow to the storm
water detention pond. Lots 3 and 4 shall have separate storm water detention systems,
designed and constructed in compliance with City of Edmonds Storm Water Management
Codes and Regulations. Said storm water detention systems may be constructed
individually or jointly between Lots 3 & 4 and shall be reviewed for compliance at the
time of building permit submittal for each lot.
Thank you.