PLN20130020 Final Review Comments 1.pdfCITY OF EDMONDS • 121 5 h AVENUE NORTH • EDMONDS, WA 98020
0 PHONE: 425.771.0220 • FAx: 425.771.0221 • WEB: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT: PLANNING • BUILDING
PUBLIC WORKS DEPARTMENT: ENGINEERING
DATE: August 18, 2017
TO: Rob Michel
Email: rwmichelknwlink.com
FROM: Jennifer Machuga, Associate Planner — Development Services Department
Jeanie McConnell, Engineering Program Manager — Public Works Department
RE: COMMENTS ON 1ST DRAFT RECORDING DOCUMENTS
FOR SOUNDVIEW LANE SHORT PLAT, FILE NO. PLN20130020
The Planning and Engineering Divisions have reviewed the above draft recording documents, and it
was found that the following information, corrections, or clarifications will need to be addressed
before review can continue:
The civil improvements have not yet been constructed for the subject project, however, with
the final short plat submittal a performance bond was submitted to the City in an amount of
$193,034.00. This performance bond guarantees that construction of all required civil
improvements will be completed within one year of recording of the short plat.
2. Provide a cover letter addressing how each of the conditions of the preliminary plat approval
have been met. For reference, see the conditions in the attached decision.
3. The conditions of preliminary short plat approval include the requirement to remove the
existing shed and deck indicated as to be removed on the preliminary plans. Please contact
the Building Division regarding applicable permit requirements. This work will need to be
permitted (as applicable) and completed prior to final short plat approval.
4. All pages of the final recording documents must comply with the Snohomish County
Auditor's recording requirements, which are available for your reference via the following
link: http://wwwl:co.snohomish.wa.us/Departments/Auditor/Divisions/Recording/. It appears
that the draft recording documents may not meet all of the recording requirements, including
the minimum required margins. It is the applicant's responsibility to ensure compliance with
the Auditor's recording requirements in order to avoid issues at the time of recording.
5. Under the "Declaration of Short Subdivision" heading on Sheet 1, conduct the following:
a. Within the main paragraph, remove the lines for the date of short plat approval since
the final approval date will be the date in which the documents are signed by the
Public Works and Development Services directors. Thus, the main paragraph should
read as follows: "...this short subdivision as approved by the City of Edmonds under
File No. PLN20130020, as its free and voluntary act and deed..."
b. Correct the typo for the company name under Ms. Erhardt's signature line. The
plans state "Soundview Land LLC" instead of "Soundview Lane LLC."
6. Provide sufficient documentation that Ms. Erhardt is authorized to sign on behalf of
Soundview Lane LLC.
7. The proposed subdivision does not include dedication of public streets or easements and
therefore, the Dedication language should be removed.
8. The declarations section should include ownership of Tract X.
9. Under the "Approvals" heading on Sheet 1, please remove the City Council Approval section.
10. For the Public Works Director's signature line, insert the words "for recording" as follows
"...are approved and the subject final short plat is authorized for recording by the City of
Edmonds Public Works Director."
11. Please add a note to the face of the plat map showing the addresses which have been assigned
to each of the new lots: Lot A — 7231 Soundview Lane, Lot B — 7235 Soundview Lane, Lot C
7237 Soundview Lane.
12. Please add a "Stormwater Provisions" section that states: "A stormwater management facility
is to be constructed within Tract X for the benefit of Lots B and C and the access road
improvements, as approved by the City of Edmonds. The approved plans are on file with the
City of Edmonds under file number PLN20130020. Consistent with this approval, Lot B has
been allotted 3500sf of new impervious surface area for future site improvements, Lot C has
been allotted 3500sf of new impervious surface area for future site improvements, and 6590sf
has been allotted for the right-of-way and shared access road improvements."
13. Sheet 2 — The following applies to water, sewer and drainage easement sections:
a. Revise "said easement" to specifically callout the utility (water services, sanitary
sewer service, storm utility)
b. Remove the last 3 lines of the second paragraph under each utility that includes
language about the utility being accepted by the City under certain conditions. This
is not applicable.
c. The last paragraph discusses damages incurred and then states the owner(s) which
incurred the damage are responsible for the cost to repair or replace. I believe the
intent here is for the owner that caused the damage to be responsible. Revise to
provide clarity.
14. Water Easement — Revise as follows:
a. Ownership and maintenance of the water services is applied equally to all 3 lots.
Revise to clarify that normal maintenance of the water line shall be the responsibility
of the property owner that benefits from that specific service line.
b. Example language:
THE 15 FOOT PRIVATE UTILITY EASEMENT LOCATED OVER, UNDER. ACROSS, n*KKIGH
AND UPON LOT 2. AS SHOWN HEREON, IS FOR THE BENEFIT OF LOT 1. THE OIM4ERS
OF SAID LOT SHALL BE SOLELY RESPONSIBLE FOR THE MAINTENANCE. REPAIR. AND/OR
RECONSTRUCTION OF ANY UTtJTIES THEY BENEFIT FROM.
15. Sheet 2 — Sanitary Sewer Easement — Revise as follows:
a. Ownership and maintenance of the sanitary sewer lines is applied equally to all 3
lots. Revise to clarify that normal maintenance of the sanitary side sewer shall be the
responsibility of the property owner that benefits from the line. Where the line is
jointly shared, the responsibility shall be equally shared by that portion of the line
downstream from their individual connection.
b. Example language:
THE S FOOT PRIVATE UTILITY EASEMENT LOCATED OVER. UNDER. ACROSS. TWOUGH
AND UPON LOT 1. AS SHOMM HEREON. IS FOR THE BENEFIT OF LOTS i AND 2. THE
ONNERS OF SAID LOTS SHALL BE EOUALLY RESPONSIBLE FOR THE MAINTENANCE.
REPAIR. AND/OR RECONSTRUCTION OF ANY UTILITIES THEY BENEFIT FROM. AND THE
COSTS OF SAID MAINTENANCE. REPAIR. AND/OR RECONSTRUCTION SHAM BE BORNE
JOINTLY AND EOVALLY BY THE OWNERS OF LOTS I AND Y. EXCEPT NO OrM M SHALL
BE RESPONSIBLE FOR THE MAINTENANCE. REPAIR, AND/OR RECONSTRUCTION OF THAT
PORTION OF THE COMMONLY USED SYSTEMS LOCATED UPSTREAM FROM THE POINT Of
CONNECTION OF THAT RESPECTIVE LOT OWNER.
A PRIVATE LOT DRAINAGE EASEMENT IS HEREBY RESERWO FOR AND
GRANTED TO THE OWNERS OF LOTS 2. 3. 4 AND S. UNDER ANO UPON
THE EASTERLY 10 FEET OF LOTS 2. 3 AND 4. PARALLEL AND ADJACENT
TO 78TH PLACE W. FOR THE PURPOSE OF OPERATING. MAINTAINING
AND RECONSTRUCTING STORM WATER FACILITIES. TOGETHER WITH THE
RIGHT OF INGRESS AND EGRESS FOR SUCH PURPOSES. THE OWNERS OF
SAID LOTS SHALL BE EOUALLY RESPONSIBLE FOR THE MAINTENANCE.
REPAIR. AND/OR RECONSTRUCTION OF THAT PORTION OF THE
DRAINAGE FACIUTIES THEY BENEFIT FROM, EXCEPT NO OWNER SHALL
BE RESPONSIBLE FOR THE MAINTENANCE, REPAIR. AND/OR
RECONSTRUCTION OF THAT PORTION OF THE COMMONLY USED STORM
SEWER LOCATED UPSTREAM FROM THE POINT OF CONNECTION OF
THAT RESPECTIVE LOT OWNER.
16. Sheet 2 — Add Tract X Easement Maintenance Provisions.
17. Add details within the recording documents for the privately owned and maintained
infrastructure located within the Soundview Lane right-of-way and provide the following
Private Storm System Declaration of Covenant:
Soundview Lane LLC short plat and subsequent 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.
18. Sheet 2 — An easement to the City of Edmonds for inspection of the stormwater management
system shall be provided and shown on the recording documents. The easement language
should read: "A permanent access easement is hereby granted to the City of Edmonds for
access and inspection of any and all areas within Tract X or Lots A, B & C of this short plat
that may now, or in the future, contain any stormwater management facilities and/or
system(s), including all appurtenances therefore and thereto. Said access easement shall be
for inspection purposes to ensure that stormwater facilities and/or system(s) are properly
operated and maintained in accordance with City of Edmonds Code."
19. Sheet 3 — Since the existing road/driveway serving the existing house is not consistent with
what the final development condition will be, please remove it from this page in order to avoid
future confusion.
20. Sheet 3 — Remove the building setback lines from the plans, or add the following statement:
"Setbacks shown are for reference only and vest no right."
21. Sheet 3 — Correct the typo within the "Native Vegetation Notes" as follows: "All lots shall
retain and/or establish..." Additionally, please correct this entire statement to be entirely in
all caps (there are several lower case letters throughout).
22. Sheets 3 & 4 — Show existing sanitary sewer easement across 7311 Sound View Drive and
reference the recording number.
23. Note that the final recording documents must be signed by your surveyor.
24. Note that all signatures on the final documents must be made in black ink. It is suggested,
however, that you submit the revised recording documents to staff for a second review prior to
obtaining all required signatures.
Please make the above changes and submit your updated recording documents to a Planner,
Monday, Tuesday, Thursday, and Friday between 8:00 am 4:30 pm or Wednesday 8:30 am to 12:00
pm.
Please feel free to contact Jennifer Machuga or Jeanie McConnell at 425-771-0220 or by e-mail at
jen.machugagedmondswa. og_v or Jeanie.mcconnellgedmondswa.gov if you have specific
questions regarding these plan corrections.
Cc: File No. PLN20130020