PLN20180021 Request for Additional Info.pdfCITY OF EDMONDS
121 5ch Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
fhC. 18y"
May 3, 2018
Mr. Lee Michaelis
Via email: lee.michaelis pugetsoundplanning com
Subiect: Street Vacation Request Adjacent to 19511 94" Pl. W
File Number PLN20180021
Mr. Michaelis,
The City of Edmonds has reviewed the application materials you submitted regarding the proposed street
vacation of the right-of-way adjacent to the northern boundary of the property addressed 19511 94' Pl. W
and determined that additional information is needed before we can schedule a public hearing with the
City Council.
As you work through the below comments we would like you to be aware that the City is currently in the
process of revising the street vacation code (ECDC Chapter 20.70). Street vacation applications do not
vest to the code in effect at the time of application and, therefore, any changes to the code could affect the
subject application. City staff will continue processing the subject application as normal, but we wanted
to at least make you aware. The most significant draft proposed code change (which has not yet been
presented to City Council) will revise the order in which the City will require an appraisal to be
completed. The proposed revision will require an appraisal, if needed, after a resolution of intent to
vacate has been approved by City Council. Currently, appraisals are required to be submitted at the time
of application. Additionally, under the draft proposed code, the appraisal would be completed by an
outside consultant through contract with the City.
Please respond to the following items at your earliest convenience so that staff can continue processing
your application:
1. Provide a cover letter indicating compliance with all applicable review criteria of Edmonds
Community Development Code (ECDC) Chapter 20.70 and indicating how all of the comments
below have been addressed with your resubmittal.
2. Provide a survey/map that shows the proposed area of vacation along with existing
improvements.
3. Pursuant to ECDC 20.70.020.A, one of the criteria the City Council must consider in evaluating a
street vacation is whether the vacation is in the public interest. Please submit a statement
regarding what public interest would be served by the vacation of this portion of right-of-way.
4. Pursuant to ECDC 20.70.0203, the City Council may vacate a street if it finds that "no property
will be denied direct access as a result of the vacation." Please provide evidence of how the
proposed street vacation would not deny direct access to any properties. The survey provided
with the pending lot line adjustment application (PLN20170050) indicates a portion of the
driveway, at the NE corner of the street vacation, is currently located within the City right-of-
way.
5. Please provide documentation indicating how the subject right-of-way was originally deeded to
the City of Edmonds. Confirm whether the right-of-way was deeded by properties on both sides
of the right-of-way or just one side. The appraisal seems to indicate the right-of-way was deeded
entirely from the parcel to the south addressed as 19511 94t' Pl. W. If this was not the case, the
appraisal should be revised accordingly.
6. ECDC 20.70.060.G requires "an appraisal prepared by a qualified land appraiser with an M.A.I.
designation, establishing the fair market value of the street, alley, or part thereof to be vacated. "
Please respond to the following comments related to the appraisal provided with your application:
a. The code requires that the appraisal be prepared by an appraiser with an M.A.I.
designation. It is unclear if Mr. McGauhey has an M.A.I. designation. Please either
provide evidence that Mr. McGauhey has this designation, or provide an appraisal by an
appraiser with this designation.
b. The appraisal provided with your application concludes that vacation of the subject right-
of-way would add only $4,000 in value to the adjacent property addressed 19511 94t' Pl.
W. The appraisal concludes that the additional lot area would add minimal value to the
subject site; however, the appraisal does not appear to consider the effects of a future
proposed lot line adjustment (refer to separate pending application PLN20170050), which
is only possible with vacation of the subject segment of right-of-way and/or any
increased potential in being able to subdivide or create additional lots in the general area.
c. The appraisal refers to the subject right-of-way as being "the remnant of an unused road
originally platted, but never developed nor used." However, this section of right-of-way
was in fact improved, but with a character that more closely matches a private driveway.
This should be clarified in the appraisal.
d. The City Council recently approved a resolution of intent to vacate a portion of unopened
right-of-way approximately 20 feet by 320 feet in size adjacent to the properties
addressed 10410 and 10430 231s' St. SW (File No. PLN20170052) for which the assessed
value was $57,600. Although there are differences in the circumstances related to that
application and the subject application, the difference in assessed value between these
two applications is sizeable, which gives reason to question the accuracy of the subject
appraisal. Please note, future submittals may be sent to an outside consultant for peer
review.
City GIS utility maps (see below) indicate water and sewer mains exist within the existing public
right-of-way. Please show existing City utilities located within the proposed street vacation area,
as well as other dry utilities that may exist such as power, phone, cable, etc. Additionally, please
note that should the right-of-way be vacated, the City will either require easements to be retained
for utilities or determine that ownership of City utilities should be transferred to the private
property owners.
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Oncc the above requested information has been submitted, we will continue with scheduling a public
hearing before the City Council to consider the street vacation request. Jen Machuga, Associate Planner,
will be the main staff contact for your application. If you have questions at any point during the review
process, you may reach Jen at Jen.Machugagedmondswa.gov or (425) 771-0220.
Sincerely,
Jen Mach uga
Associate Planner
Jeanie McConnell
Engineering Program Manager
c: File No. PLN20180021
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