PLN20160046_RequestForAddtionalInfo_20170321.pdfCITY OF EDMONDS
121 5t" Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
I'I c . 10 %3
March 21, 2017
Katie Wagner
Michaela Lahurreau Estate
7726 — 236"' Street SW
Edmonds, WA 98026
Subject: Request of Additional Information
Michaela Lahurreau Estate 2-Lot Short Subdivision
Application Number PLN20160046
Ms. Wagner,
The City of Edmonds has reviewed the February 2, 2017 resubmittal for the 2-lot short subdivision at
7726 — 236th Street SW. Additional information and clarifications are needed for continued review of the
application. New comments are in red. Please respond to the following so review of this application can
proceed:
Planning Division Comments:
1. Lot area. Addressed.
2. Setbacks. Addressed.
3. Coverage. Addressed.
4. Easements. Addressed.
5. Trees. Addressed. Please identify any tree removal that will be necessary to install
improvements associated with the short plat.
March 21, 2017 Comment: Please update as necessary to note trees that will be removed for
required frontage improvements (see Engineering comments regarding frontage improvements).
6. October 14, 2016 Comment - Shed. Partially addressed. There is a shed on Lot 2 that is
approximately 1 foot from the property line with 78"' Avenue W. The shed should be removed to
be brought into conformance with the setback standards for the RS-8 zone. The shed may stay on
the same location if it can be shown that the shed is a legal nonconforming structure.
Documentation can be in the form a building permit approval for the shed or photographic or
other substantial evidence that conclusively demonstrates that the shed existed on or before
January 1, 1981 in accordance with ECDC 17.40.020.A.
March 21, 2017 Comment: It is noted that the shed will be removed or relocated a minimum
distance of 5 feet from property line. If the shed is relocated, it must be moved to comply with
zoning setbacks. Pursuant to ECDC 16.20.050.C, accessory structures less than 600 square feet
may be located within 5 feet of the rear property line, but must comply with street and side
setback requirements.
Engineering Division Comments:
7. October 14, 2016 Comment - The subject development will be required to widen half of 78th Ave
W to provide for an 1 l -foot wide travel lane. Revise plan to show the street widening.
March 21, 2017 Comment - A letter was submitted to the City requesting a waiver from the
required 78th Ave W improvements. Please see attached response and update plans accordingly.
Frontage improvements will still be required as a condition of subdivision approval.
8. October 14, 2016 Comment — Partially Addressed. In accordance with Edmonds Community
Development Code (ECDC) Chapter 18.90 and the City of Edmonds Sidewalk Comprehensive
Plan map, sidewalks are required as a condition of subdivision approval along both 78th Ave W
and 236th St SW. Revise plans to show construction of curb, gutter, sidewalk, and intersection
curb ramp. Please take into consideration the following:
a. Utility conflicts, with specific attention to 78th & 236th intersection (power pole and fire
hydrant). Relocation may be required.
b. Please identify tree removal associated with the required improvements.
March 21, 2017 Comment - Sidewalks have been shown along 236th St SW, but still need to be
shown along 78th Ave W. Refer to attached letter in response to the requested waiver.
9. October 14, 2016 Comment - The sidewalk impervious surface area shall be accounted for in the
stormwater management design. The project will have over 5000sf of impervious surface area
and the system must therefore be designed by a licensed engineer. Please submit a preliminary
storm drainage report.
March 21, 2017 Comment - A preliminary drainage report was not submitted due to the request
for waiver from 78th Ave W improvements. As 78th Ave W improvements are still required,
please submit a drainage report indicating stormwater feasibility for the subject development.
10. Addressed.
11. Addressed.
12. October 14, 2016 Comment - Sheet 2 — Revise impervious surface area chart to include non -
regulated areas. Also, please clarify what surface (1980sf) is being identified as replaced
regulated.
March 21, 2017 Comment - Please update impervious surface areas as plans are updated to show
all required improvements.
13. Addressed.
14. Addressed.
According to ECDC 20.02.003.D, the above requested information must be submitted within 90 days (or
by June 19, 2017) or the application will expire.
Page 2 of 3
If you have any questions of me, please contact me at 425-771-0220 or via email at
kernen.lien n,edmondswa.gov.
F.Sin �ly,
C�
ernen Lien
Senior Planner
Cc: Jeanie McConnell, Engineering Program Manager
Page 3 of 3
(J.�O DAVE FABLING
CITY OF EDMONDS
MAYOR
121 5'" AVENUE NORTH EDMONDS, WA 98020 425-771-0220 • FAX 425-672-5750
Website: www edmondswa gov
PUBLIC WORKS DEPARTMENT
Engineering Division
March 20, 2017
Jesse Jarrell
Western Engineers, Inc.
13000 Highway 99 South
Everett, WA 98204
RE: PLN20160046 — Lahurreau Short Plat — 7726 2361" St SW
Frontage Improvement Assessment
Mr. Jarrell,
The City has received your request for exemption from frontage improvements along 781h Ave W,
received with the Lahurreau project resubmittal on February 2, 2017. Asphalt widening and sidewalks
are required along 236" St SW and 78" Ave W as a condition of subdividing the subject property;
however, you have requested an exemption from this requirement along 78`h Ave W due to economic
unfeasibility.
Edmonds Community Development Code (ECDC) 18.90.020 states sidewalks shall be constructed
along those streets identified on the Comprehensive Sidewalk Plan. Both 78th Ave W and 236th St SW
adjacent to the subject property are shown on the sidewalk plan as requiring sidewalks. In addition,
the Table of Street Standards provided in ECDC 18.90.030 indicates sidewalks are required within the
RS-8 zone, which this property is. Edmonds standard detail E-2.1.3 indicates the right-of-way section
shall be developed with two (2) 11-foot wide travel lanes. The current pavement width of 781h Ave W
is approximately 15-feet; therefore, road widening is required.
After further review of the development requirements and the existing site conditions, it has been
determined that it would not be economically unfeasible to improve 78th Ave W along the property
frontage. The subject development will subdivide 1 lot into 2 lots, creating one new single-family lot.
The development requirements for the subject short plat are typical of development requirements of
other similar developments in Edmonds. In addition, the need to remove trees and relocate power
poles is also typical of many other developments in Edmonds.
Please update the preliminary development plan for the subject subdivision to include the required road
widening and sidewalk improvements. I can be contacted at 425-771-0220, ext. 1338 or by email at
jeanie.mcconnellnedmondswa.gov should you have any questions regarding these requirements.
Sincerely,
Jeanie McConnell
Engineering Program Manager
c: PLN20160046