PLN20170028 joint final docs comments.pdfv CITY OF EDMONDS • 121 S" AVENUE NORTH • EDMONDS, WA 98020
PHONE: 425.771.0220 • FAX: 425.771.0221 • WEB: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT: PLANNING • ENGINEERING • BUILDING
DATE: February 15, 2019
TO: Todd Echelbarger
FROM: Jeanie McConnell, Engineering Program Manager
Mike Clugston, AICP, Senior Planner
RE: COMMENTS ON DRAFT RECORDING DOCUMENTS
FOR JENKINS LANE SUBDIVISION, FILE NO. PLN20170028
720 13T" WAY
The Planning and Engineering Divisions have reviewed the materials submitted January 15,
2019 and found that the following information, corrections or clarifications need to be
addressed before review of the final plat can continue:
1. Sheet 1— As this was a 5-lot subdivision plat, remove multiple references to 'short' with
'plat' and 'subdivision'.
2. Sheet 1 — Dedication:
a. Fill in personal representative for the Bank of Washington as applicable.
b. Add common after Bank of Washington at the end of the 2nd line.
3. Sheet 1 — Easement Provisions and Maintenance:
a. Lot 1 does not take access across Tract 999, however it may still make sense to
leave a utility provision for Lot 1. Revise accordingly.
b. A drainage easement has been called out across Tract 999, but the purpose of the
drainage easement has not been made clear. Please revise to clearly state the
purpose as stormwater management for the access road and in addition, provide
covenant language (similar to that below) to address the low impact development
aspect of the storm facility system. Please note, as Lot 1 does not take access
from this Tract, it should be removed from ownership and maintenance
responsibilities.
Tract 999 contains a stormwater management facility referred to as an "LID BMP,"
which was installed to mitigate the stormwater quantity and quality impacts of
some or all of the impervious or non-native pervious surfaces on the property.
"Low impact development" means development conducted in a way that seeks to
minimize or completely prevent alterations to the natural hydrology of the site.
Low impact development includes site planning and design to reduce alterations
of natural soil and vegetation cover, minimize impervious surfaces, and specific
practices that help to replicate natural hydrology such as permeable pavements,
green roofs, soil amendments, bioretention systems, and dispersion of runoff.
The Owners shall maintain the size, placement, and design of the LID BMP
as depicted on the approved civil construction plans and design details shall
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be maintained and may not be changed without written approval either from
the Engineering Division of the City of Edmonds or through a future
development permit ftom the City of Edmonds. Chemical fertilizers and
pesticides shall not be used where LID BMP is located. All costs of
maintenance and repair shall be the sole responsibility of the Owners.
The Owners shall inspect LID BMPs annually for physical defects. After
major storm events, the system shall also be checked to ensure that the
overflow system is working properly. The Owners also shall maintain all
LID BMPs so they function as designed on a year-round basis.
The drainage easement provision should also clearly state maintenance provisions
consistent with the approved storm drainage report for the plat. Revise and add
reference to approved plans on file with the City of Edmonds under
PLN20170028.
c. Revise the first line of the Yd paragraph as follows: "The private sde sewer
easement ..."
d. The sewer easement provisions need to be revised to include those lots to the west
of the plat that also make connection to this line.
e. The sewer easement should be revised to clearly state ownership and maintenance
responsibility. Typically maintenance responsibility includes language such as
"... shall be borne jointly and equally by the owners of Lots x & x, except no
owner 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".
f. Include easement provisions for the 10-feet utility easement along the property
frontage.
4. Sheet 1 — Restrictions:
Note 42: this section states AFN 8105040217 supersedes 801215066; however,
the later of the two recorded documents is referenced on the plat document.
Please revise as appropriate.
Note 45: show this easement on the face of the plat.
5. Sheet 1 — Add note that construction of individual storm water management systems has
been deferred to coincide with future development approval for Lots 1-5. The storm
drainage system shall be designed in accordance with City of Edmonds Storm Water
Management Codes and Regulations effective at the time of development. The storm
drainage system shall be reviewed for compliance at the time of building permit submittal
and constructed in conjunction with the approved building permit."
6. Sheet 1 - Under the "Approvals" heading, please conduct the following:
a. Under Director of Public Works, replace "Engineering Division" in the last
sentence with "City of Edmonds Public Works Director:"
b. Under Development Services Director, replace "Planning Division" in the last
sentence with "City of Edmonds Development Services Director:"
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c. Revise the approval block for the Mayor to approve the street dedication. Use the
following statement: "The City Council has accepted the street dedication
associated with the subject plat. Examined and approved this day of
, 2019." Include signature lines: "Mayor, City of Edmonds" and "Attest,
City Clerk".
7. Sheet 1 or 2 - 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 1
720 -
13th Way
• Lot 2
716 -
13th Way
• Lot 3714-13thWay
• Lot 4
712 -
13th Way
• Lot 5 —
706 -
131h Way
8. Sheet 2 —The preliminary plat showed a fence encroaching along the south edge of the
subject property. RCW 58.17.255 requires disclosure of the encroachment:
Survey discrepancy —Disclosure.
Whenever a survey of a proposed subdivision or short subdivision reveals a
discrepancy, the discrepancy shall be noted on the face of the final plat or short
plat. Any discrepancy shall be disclosed in a title report prepared by a title insurer
and issued after the filing of the final plat or short plat. As used in this section,
"discrepancy" means: (1) A boundary hiatus, (2) an overlapping boundary, or (3)
a physical appurtenance, which indicates encroachment, lines of possession, or
conflict of title.
If the fence is still there, add a Disclosure under Notes which substantially reads:
"Evidence of land occupation such as fences, structures, paved or graveled surfaces,
landscaping, etc. may not coincide with the deeded boundary lines, as shown on this
drawing. There are areas on this survey appearing to have discrepancies between the
deeded boundary lines and certain evidence of occupation. The owner or potential
purchaser should consult with legal counsel wherever discrepancies exist to determine
how best to interpret their property rights and address potential boundary disputes.
This survey discloses factors of record and on the ground affecting the subject property
boundary, but it does not purport to legally resolve related property line disputes.
Where ambiguities are noted, the owner or potential purchaser should consult with
legal counsel to determine how best to interpret their property rights and address any
potential property line disputes."
Development Services is open Monday through Friday between 8:00 AM and 4:30 PM (8:30 AM
to 12:00 PM on Wednesdays). If you have any questions, please let us know by e-mail at
jeanie.mcconnell@edmondswa.gov or michael.clugston@edmondswa.gov or by phone at 425-
771-0220.
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