PRE-10-0009 (7629 236th St SW).pdfOV EDP
0�° CITY OF EDMONDS
121 5th Avenue North • Edmonds, WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmondsma.us
DEVELOPMENT SERVICES DEPARTMENT: PLANNING DIVISION
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Pre -Application Meeting
Meeting Date:
June 10, 2010 at 1:30pm
Review By:
Jen Machuga, Planning Division
Project Name:
"Ragan Short Plat"
Site Address:
7629 — 236th Street Southwest
Zone:
Single Family Residential (RS-8)
Contact:
Rob Stewart (425.881.7430)
Description:
Two -lot short plat
Zoning
The current zoning of the subject property is Single -Family Residential, RS-8, which requires a minimum of 8,000
net square feet per lot. Properties within the RS-8 zone are subject to the requirements of Edmonds Community
Development Code (ECDC) Chapter 16.20.
Proposed Use
The proposal is to subdivide one single-family residential lot into two single-family residential lots, while retaining
the existing single-family residence on proposed Lot 1.
Development Standards for a Short Subdivision
Setbacks: Per ECDC 16.20.030, the RS-8 zone requires the following property line setbacks:
Street setback = 25 feet
Side setback = 7.5 feet
Rear setback = 15 feet
Proposed Lot 1 is considered a standard lot, while proposed Lot 2 is considered a flag lot. Required setbacks for the
proposed lots would be as follows:
Lot 1:
Street Setback (25 feet):
Side Setbacks (7.5 feet):
Rear Setback (15 feet):
Lot 2:
Side Setbacks (7.5 feet):
From the southern property line.
From the western property line and from the western
boundary of the vehicular access easement along the
eastern side of the property.
From the northern property line.
From all property lines.
Existing Structures / Encroachments: The minimum required eastern side setback for Lot 1 is 7.5 feet from the
western boundary of the vehicular access easement. Dimensions are not provided on the plan to indicate the exact
distance from the existing residence and deck (if remodeled as shown) to the western boundary of the vehicular
access easement. However, based on scaling off the plan, it appears that the residence is only approximately 4 feet
from the edge of the easement, which is less than the minimum required setback of 7.5 feet. Per ECDC
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16.30.040.D, "Uncovered and unenclosed porches, steps, patios, and decks may project into a required setback not
more than one-third of the required setback, or four feet, whichever is less; provided, that they are no more than 30
inches above the ground level at any point." It is unknown if the deck is less than 30 inches above ground level and
if it is uncovered, but if so, the exception of ECDC 16.30.040.D may apply to the deck. If the residence and/or deck
will not comply with the minimum setback requirements applicable to the RS-8 zone, then a modification request
would need to be obtained, the short plat would need to be changed, or the residence and deck would need to be
modified to comply with the setback requirements. Please see the section below regarding modification requests.
Lot Area: The RS-8 zone requires a minimum of 8,000 square feet of net lot area per proposed lot. Net lot area
excludes the area of vehicular access easements. Net lot area is not provided on the plans for the proposed lots. It
appears that once the area of the vehicular access easement is excluded from Lot 1, the net area of Lot 1 would be
below 8,000 square feet. The proposed property line between the two lots will need to be shifted in order for both
lots to each have a minimum of 8,000 square feet of net area.
Lot Coverage: There is a 35% maximum lot coverage in all Single Family Residential zones. The definition of
coverage is provided in ECDC 21.15.110. Since the size of the footprint of the existing residence and deck is not
provided on the plans, staff is unable to verify compliance with the 35% lot coverage requirement.
Lot Width: The RS-8 zone requires a minimum lot width of 70 feet. It appears that both proposed lots would
comply with this requirement.
Height: The maximum height of structures within the RS-8 zone is 25 feet. Accessory structures may be a
maximum of 15 feet high. Any future structures on either lot will need to comply with the height requirements.
Parking: Two on -site parking spaces are required for all new single-family residential construction. The existing
residence will need to retain a minimum of two on -site parking spaces on Lot 1 for short plat approval.
Additionally, at the time Lot 2 is proposed for development, the applicant will need to show compliance with the
parking regulations.
Modifications to Short Subdivision Requirements
A modification is an alteration to a subdivision requirement that must meet all of the same criteria as a variance
(ECDC 20.85). If a short plat contains a modification request, a written response to the variance criteria and an
additional fee are required as part of the application (see Short Subdivision handout). As discussed above, it appears
that a modification request would need to be obtained for the existing residence and/or deck to be within the
minimum required 7.5 foot setback from the edge of the vehicular access easement. Thus, the subdivision
application will need to include a written modification request and associated fee, or the proposal will need to be
changed so that a modification request would no longer be necessary. The modification request would be reviewed
for compliance with variance criteria of ECDC 20.85 and would only be approved if all of the required findings are
made.
Environmental Regulations
Critical Area Determination: A critical areas checklist is not required for the subject application because a
determination was conducted for the subject site in 2002 under File No. CRA-2002-0132. However, the City's
critical areas code went through a major update in 2005, and the site will need to be reassessed by staff to see if any
critical areas as defined by the current critical areas code (ECDC 23.40 through 23.90) exist on and/or adjacent to
the subject site. A "Study Required" determination has been issued for the site due to the presence of an Erosion
Hazard Area on and/or adjacent to the subject property; however, staff will conduct a site visit as part of the
preliminary short plat review to determine if any additional critical areas exist on and/or adjacent to the site. The
regulations related to Erosion Hazard Areas are contained within ECDC 23.40 and 23.80. If it is determined that
any additional critical areas exist, then additional critical areas code chapters may also apply. A letter from Wetland
Resources, Inc. dated April 8, 2010 was included in the pre -application meeting submittal. This letter states that no
wetlands are locate on site or within 200 feet of the subject site. Staff will further review this letter as part of the
preliminary review of the proposed short plat following staff s visit to the site.
Tree Cutting: ECDC 18.45.050 states that trees shall be retained to the maximum extent feasible and that there shall
be no clearing on a site for the sake of preparing that site for sale or future development. The plans indicate that all
of the trees on Lot 2 are proposed to be removed. Since it would be feasible to develop Lot 2 while retaining several
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of the existing trees, it is not reasonable for all of the trees on Lot 2 to be removed at the time of preliminary short
plat approval. Any trees indicated as to be removed with the short plat application should only be those trees
necessary to be removed for the required short plat improvements. Staff would then review the potential removal of
any additional trees at the time of building permit review.
SEPA Review: If the proposed project will include more than 500 cubic yards of grading, SEPA review is required.
The quantities of proposed grading are not indicated on the plans; therefore, staff cannot determine at this time
whether or not SEPA will be required for the proposed subdivision application.
Public Notice
It should be noted that the applicant is currently responsible for all public notice requirements. Staff will provide
guidance to the applicant throughout the process as to what must be done for the public notice, but the applicant will
need to mail, publish, and post all public notices related to the application.
Submittal Requirementsfor a Subdivision (Short Plat) Application
The short subdivision handout (attached) provides direction on all required submittal items for preliminary review of
a proposed short plat. The following items, at a minimum, must be submitted:
• Land Use Application Form (handout attached).
• Critical Areas Determination ("Study Required" issued under File No. CRA-2002-0132) and any required
critical areas reports.
• Current Filing Fees:
o $15 City Surcharge
o $1,140 Short Subdivision Preliminary Approval
o $185 Sign Posting
o $485 SEPA Review (f applicable)
o $845 Modification Request (per request, if applicable)
o An additional fee is required for Civil review by the Engineering Division.
o Short Subdivision Final Approval is $405 to be paid upon final submittal —please also include an
updated Title Report (prepared within 30 days of submittal) and two large maps for review.
• Adjacent Property Owner's (APO) List (handout attached— it is typically easiest to obtain this information
from the Snohomish County Assessor's Office).
• Title Report or Plat Certificate (current within 30 days of submittal).
• Legal descriptions of existing lot and proposed lots.
• Preliminary Plat Map (I reproducible maximum 11 by 17 inch copy and 6 copies of larger documents).
• Preliminary Grading and Drainage Plan (I reproducible copy and 2 copies of larger documents).
• Environmental Checklist (f applicable).
• Completed Edmonds Utilities Consortium Form (handout attached).
• Modification Request (f applicable).
Changes to the Edmonds Community Development Code
The City is currently in the process of updating portions of the Edmonds Community Development Code. Please
note that the comments and fees provided above and during the pre -application meeting are based on current code
requirements. The applicant is responsible for ensuring compliance with the codes and fees that are applicable at the
time of submittal.
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Required Permits and Approuals from Other Jurisdictions
It should be noted that the applicant is responsible for obtaining all required permits and approvals from any
applicable federal, state, or local jurisdictions.
Attachments /Enclosures
• Summary of Site Development Standards
• Short Subdivision Handout
• Land Use Application
• Instructions on How to Compile an Adjacent Property Owner List
• Edmonds Utilities Consortium Form
• Planning Fee Sheet
• ECDC Chapter 20.75
• ECDC Chapter 20.85
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