PLN20160006 Letter of Incomplete Application.pdfCITY OF EDMONDS
121 Sch Avenue North, Edmonds WA 98020
Phone: 42S.771.0220 • Fax: 42S.771.0221 • Web: www.edmondswa
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
fhC. 10"
April 15, 2016
Gus and Morgan Kays
Via email: gkays@herrerainc.com
SUBJECT: REQUEST FOR ADDITIONAL INFORMATION FOR SHORT PLAT
APPLICATION LOCATED AT 8705 MAPLEWOOD LANE, FILE NO.
PLN20160006
Dear Mr. and Mrs. Kays:
Staff has reviewed the land use application you submitted for a three lot short plat located at
8705 Maplewood Lane (File No. PLN20160006). Based on comments from the engineering
division and a review by planning staff, there are issues regarding whether three lots are feasible
at this location.
At issue are the access and associated easements for proposed lots 2 and 3 and the current access
to proposed lot 1. The existing access driveway for lot 1 is included in the southwest corner of
proposed lot 2. An access easement could be placed over this area of lot 2 to accommodate the
existing driveway, however, in doing so the area included in the easement would need to be
subtracted from the gross lot area of lot 2. At almost exactly 8,000 square feet, an access
easement would drop the area for lot 2 below the minimum required lot area for the property's
zoning district of RS-8. The RS-8 residential zoning district requires a minimum lot area of
8,000 square feet. The city code defines lot area as follows:
Lot area means the total horizontal area within the boundary lines of a lot. Lot area shall
normally exclude any street rights -of -way and access easements. If additional right-of-way
has been required in accordance with the provisions of ECDC 18.80.010, note 4, as the same
exists or is hereafter amended, lot area shall be calculated to include the additional right-of-
way required over and above the standard established by that section.
Based on the first comment from the engineering division memo (attached) the residential
driveway approach within the right-of-way for 86th PI W. serving lots 2 and 3 can be a
maximum width of 12 feet within a 15-foot wide easement. Once the driveway meets the
property boundaries of lots 2 and 3, the driveway and associated easement can be widened to
accommodate vehicles to each lot. The issue is at the shared driveway approach between both
lots 2 and 3; a joint access easement will be required. Here again, the area included with this
associated easement will need to be deducted from the lot area of both lots, dropping them below
the minimum 8,000 square feet as required by the RS-8 zoning district. Please see the attached
map which illustrates the locations of the easements discussed.
Page 1 of 2
Although the lot size is the primary issue with your proposed subdivision at this point, please
review the attached engineering memo regarding other information required for the continued
review of the short plat application.
Please feel free to contact me to discuss this issue further or if you would like to gain additional
clarification. To continue processing your application I will need an amended preliminary plat
with lots meeting the required lot area and the information requested by the engineering division.
Please keep in mind that a complete response to this information request must be received
within 90 days or the application will lapse for lack of information (ECDC 20.02.003.D).
Thus, your application will expire if the requested information is not received by July 14,
2016.
If you have any questions, please do not hesitate to contact me via phone at (425) 771-0220 or
via email at Sean. Conrad@edmondswa.gov.
Sincerely,
Development Services Department - Planning Division
Sean Conrad
Associate Planner
Cc: File No. PLN20160006
R. Michael Spano, P.E.
Email: RMSpanoeng@gmail.com
Attachment
Page 2 of 2
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Date:
To:
From:
Subject:
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April 12, 2016
Sean Conrad, Associate Planner
JoAnne Zulauf, Engineering Technician
PLN20160006, Kays 3 lot short plat
8705 Maplewood
The comments provided below are based upon review of the preliminary civil plans &
documents 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 provide a written response to each of the
outstanding comments below and revise and resubmit plans accordingly.
Please also note, after receiving preliminary short plat approval from the Planning Division,
the applicant will be required to submit civil engineering plans to the City for review and
approval after receiving preliminary short plat approval from the Planning Division.
1. Subdivision access to 2 or more lots shall be consistent with Standard Detail E2.1
Residential access (1 —2 lots) which shows a 15' easement with 12' paved. Driveways
for each lot can only be separated once on private property. Any shared portion of access
on private property is considered an access easement and easements can not be included in
lot square footage.
2. The Soil and Infiltration Assessment report provided by Element Solutions is not
complete. Please review City of Edmonds Handout E72 D regarding submittal
requirements. For example, there is no proposed facility size to determine required pit
depth. Test Pit logs shall be submitted as described on handout, etc.
3. Site categorization is not included in submittal information. Determine site categorization
per the Engineering Handout E72, then design rain gardens for the estimated impervious
surface for each lot. A scaled rain garden or other stormwater bmp must be shown on the
plans to determine if location and sizing are feasible.
4. Please show that a width of I I' westbound lane is maintained from the existing center line
of the paved road to the property line.
Thank you.
City of Edmonds
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