PRE20110016 Planning Comments.pdf
C ITY OF E DMONDS
th
121 5 Avenue North • Edmonds, WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
D EVELOPMENT S ERVICES D EPARTMENT: P LANNING D IVISION
Pre-ApplicationMeeting
Pre-ApplicationMeeting
Meeting Date: June 30, 2011 at 1:30pm
Review By: Kernen Lien, Planning Division
Project Name: “Lambrecht Short Plat”
Site Address: 9221 Olympic View Drive
Zone: RS-12 (Single Family Residential
Contact: Jeff Treiber (425-775-1591)
Description: Two-lot short plat
Zoning
The current zoning of the subject property is Single-Family Residential, RS-12, which requires a minimum of
12,000 net square feet per lot. Properties within the RS-12 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-12 zone requires the following property line setbacks:
Street setback = 25 feet
Side setback = 10 feet
Rear setback = 25 feet
Required zoning setbacks for the proposed lots would be as follows:
Lots 1 & 2:
Street Setback (25 feet): From the western property lines.
Side Setbacks (7.5 feet): From the northern and southern property lines.
Rear Setback (15 feet): From the eastern property line.
Existing Structures / Encroachments: There is an existing residence and garage on the subject property. The garage
would straddle property lines and has been identified for removal. The existing residence appears to be within the
rear property zoning setback and the landslide hazard buffer and setback area. If/when this residence is demolished
and a new residence constructed, the new residence would be required to meet the zoning setback requirements as
well setbacks from the landslide area.
Lot Area: The RS-12 zone requires a minimum of 12,000 square feet of net lot area per proposed lot. Net lot area
excludes the area of vehicular access easements. There does not appear to be any access easements associated with
the proposal and both proposed lots are in excess 12,000 square feet.
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 is not provided on
the plans, staff is unable to verify compliance with the 35% lot coverage requirement; however, it does appear the
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existing residence on Lot 1 is well below the 35% lot coverage requirement. Coverage calculations for Lot 1 will
need to be provided with the application materials.
Lot Width: The RS-12 zone requires a minimum lot width of 80 feet. It appears that both proposed lots would
comply with this requirement.
Height
: The maximum height of structures within the RS-12 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). While the existing residence is
within the rear setback (discussed above) a modification request for this residence is not required because it is not
located within the setbacks of one of the property lines proposed to be created via this short plat.
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 2006 under File No. CRA200600092. A “Study Required”
determination has been issued for the site due to the presence of Landslide Hazard and Erosion Hazard Areas on
and/or adjacent to the subject property. Landslide hazard areas have a minimum buffer of 50 feet plus a 15 foot
building setback. Pursuant to ECDC 23.80.070.1.b, the buffer may be reduced to a minimum of 10 feet when a
qualified professional demonstrates that the reduction will adequately protect the proposed development, adjacent
developments and uses and the subject critical area. The pre-application plans show the reduced setback. The short
plat application must be accompanied by a geotechnical report consistent with ECDC 23.80.050 documenting the
reduced setbacks are consistent with ECDC 23.80.070.1.b.
ECDC 23.90.040.C requires all subdividable properties that are zoned RS-12 and RS-20 to retain or create an area of
native vegetation equal to 30% of the total area of the site. The goal of the 30% native vegetation requirement can be
met through maintaining existing native vegetation, establishing native vegetation, or a combination of both. This is
meant to provide additional protection for fish and wildlife habitat throughout Edmonds; however, the intent is not
to set aside areas that cannot be used and enjoyed by the owner. As a condition of approval, the applicant must
submit a vegetation management plan showing how the requirements of ECDC 23.90.040.C will be met.
The vegetation management plan could include a combination of retaining existing native trees and vegetation
and/or new landscaping consisting of native plants. Any native species will be acceptable provided that a lawn may
not count towards the 30% area. The plan must show where the 30% native vegetation area will be located on the
site (it does not need to be provided in one contiguous location), specify the native species that will be retained
and/or planted within the area, specify any nonnative vegetation that will be removed, and establish ongoing
maintenance activities for the vegetation management area. Note that the plan need not preclude use of the property,
such as part of a garden or other landscaped area, but that all vegetation within the 30% area must be of native
varieties. The vegetation management plan must be approved by the Planning Division prior to final approval of the
subdivision; however, this plan can be modified over time with subsequent approvals by the Planning Division.
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 preliminary plat must
show the location of tree-covered areas, with the location of individual trees over eight inches in diameter
specifically located. 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: Short plats are exempt from SEPA review pursuant to WAC 197-11-800(6)(a).
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Public Notice
Short plats are Type II decisions which require public notice which will be posted on the site and mailed to property
owners within 300 feet of the subject property. It is the applicants responsibility to assemble the Adjacent Property
Owners list. See Planning Handout #P2 for instructions on how to assemble an Adjacent Property Owners list.
Submittal Requirements for 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. CRA20060092 (attached)) and any
required critical areas reports.
Current Filing Fees:
o$15 City Surcharge
o$1,140 Short Subdivision Preliminary Approval
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 (1 reproducible maximum 11 by 17 inch copy and 6 copies of larger documents).
o NOTE: The contours shown on the preliminary short plat map for the preapplication meeting were
digitized from the City of Edmonds LIDAR information. As noted on the City’s website, the LiDAR maps
are provided for general informational purposes only and the City does warrant its’ accuracy. Actual
topography must be verified in the field by survey for accuracy.
Preliminary Grading and Drainage Plan (1 reproducible copy and 2 copies of larger documents).
Completed Edmonds Utilities Consortium Form (handout attached).
Modification Request (if 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.
Required Permits and Approvals 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.
Code References
All Edmonds Community Development Code (ECDC) reference made in these comments can be viewed via the
“QuickLinks” link on the City’s website at www.ci.edmonds.wa.us.
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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
ECDC Chapter 20.75
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