PRE20190001_PlanningComments.pdfop EDP
CITY OF EDMONDS
12151" Avenue North • Edmonds, WA 98020
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Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.90v
DEVELOPMENT SERVICES DEPARTMENT: PLANNING DIVISION
Pre -Application Meeting
Date:
February 21, 2019
Review By:
Michele Szafran, Planner
Project Name:
3-lot plat
Site Address:
Not Addressed (AF# 0513300002217)
Zone:
RS-12
Contact:
Norman Ferkingstad, 206-240-9114, namron@comcast.net
Introduction
The application materials indicate a 3-lot plat of an RS-12 zoned vacant lot. The subject
property was included in previous lot line adjustment with the property to the south
(AF#201712055007). The lot line adjustment resulted in a gross area of 53,125 square feet and
a net area of 49,821 square feet.
The following Planning Division comments are based on a short plat of the property, pursuant
to ECDC 20.75.
Proposed Use
The applicant is proposing a 3-lot short plat of one parcel located along the east side of 72nd
Ave. W, south of property address 15719 72nd Ave. W. The site is zoned RS-12 (Single-family
Residential; 12,000 square foot minimum lot size). Based on the recorded lot line adjustment
the parcel is approximately 1.22 acres (53,125 square feet). The RS-12 zone allows a maximum
density of 3.7 dwelling units per acre, so the maximum number of units that could be permitted
on the site is 4 (3.7 dwelling units * 1.22 acres). The proposed 3-lot short plat is consistent with
the allowed uses in the RS-12 zone.
General Comment
The current site plan does not referenced the lot lines as approved under the recorded Lot Line
Adjustment (AF#201712055007). Please verify that new deeds for each of the parcels has been
filed with Snohomish County. The County may not consider the lot line adjustment to have
been completed until this has been done. The short plat must reflect accurate lot lines as
provided in a title report.
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General Development Standards for the Zone
Setbacks: Per ECDC 16.20.030, the RS-12 zone requires the following property line setbacks:
Street setback is 25 feet
Side setback is 10 feet
Rear setback is 25 feet
Flag lots use all side setbacks.
Note: Setback and lot area comments below assume access to lots via a shared driveway from
72"d Ave. W. Parcel a and C would be considered flag lots.
Please note the following corrections to the setbacks (based on the site plan provided)
• Parcel A will have street setback from 72nd Ave. W, rear setback from the eastern
property line (25 feet) and side setbacks from the access easement and the southern
property boundary (10 feet)
Parcel B and C will be flag lots with all side setbacks (10 feet). Note that per the site plan
the setback along the eastern property boundary of Parcel C would be taken from the
access easement.
Retaining walls: Please note that retaining walls exceeding three feet over original grade must
comply with zoning setbacks.
Lot Area: Lots in the RS-12 zone must contain a minimum of 12,000 square feet. Lot area
excludes street rights -of -way and access easements. The total gross lot area provided on the
Lot Line Adjustment is 53,125 square feet. The short plat will need to accurately show the
property boundary. As currently proposed using the before LLA squire footage the gross lot
area is indicated on all of the lots, all of which exceed 12,000 square feet. However, all of the
lots will have access easement area that must be removed from the gross lot area. The net lot
area for Parcel A and B will need to deduct the access easement area and will to meet a 12,000
minimum net lot area. The easement area along the eastern property boundary of Parcel C will
also need to be deducted from the gross lot area of Parcel C.
Lot Coverage: There is a 35% maximum lot coverage in all Single Family Residential zones.
Coverage is defined as:
Coverage means the total ground coverage of all buildings or structures on a site
measured from the outside of external walls or supporting members or from a point two
and one-half feet in from the outside edge of a cantilevered roof, whichever covers the
greatest area.
Coverage will be verified during the building permit review for each of the lots.
Lot Width: RS-12 requires a minimum lot width of 80'. It appears that all of the proposed lots
in the preapplication materials would comply with the minimum lot width of the RS-12 zone.
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Height: The maximum height of structures within the RS-12 zone is 25 feet. Accessory
structures may be a maximum of 15 feet high. Note that height is measured from undisturbed
soil. This means the height calculations will be determined from the site contours that exist
prior to any grading associated with the subdivision.
Parking: Two on -site parking spaces are required for all new single family residential
construction. This requirement will be verified during building permit review for the individual
lots.
Environmental Regulations
Critical Area Determination: A determination will need to be applied for as one has not been
completed for the subject site.
Native Vegetation Requirement: ECDC 23.90.040.0 requires the retention of a minimum of 30
percent of native vegetation on undeveloped (or redeveloped), subdividable lands zoned as RS-
12. This standard for development shall apply to all undeveloped (or redeveloped),
subdividable lands zoned RS-12 or RS-20 that contain a landslide hazard; a stream or stream
buffer; or a wetland or wetland buffer, except for as provided in subsection (C)(4) of this
section. This is meant to provide additional protection for fish and wildlife habitat throughout
Edmonds.
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 native vegetation area. The vegetation management
plan must be approved by the Planning Division prior to final approval of the subdivision.
The application materials must indicate which areas will be established as the native retention
area. A vegetation management plan showing how the requirements of ECDC 23.90.040.0 will
be met may be reviewed as part of the civil review.
Design Standards within Erosion and Landslide Hazard Areas: A geotechnical report will be
required with the application. A geotechnical report has been provided for the pre-app meeting
and appears to comply with and address the criteria in ECDC 23.80.060 and .070. Its unclear
how much grading will be associated with the proposal at this time, please note that the
amount of grading should be minimized and designed to the standards referenced below.
ECDC 23.80.070.A.4 contains design standards within erosion and landslide hazard areas. A
couple of these design standards include:
c. Structures and improvements shall minimize alterations to the natural contour of the
slope, and foundations shall be tiered where possible to conform to existing
topography;
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f. The use of retaining walls that allow the maintenance of existing natural slope area is
preferred over graded artificial slopes;
ECDC 20.75.085.A (subdivision environmental review standards) also provide:
1. Where environmental resources exist, such as trees, streams, ravines or wildlife
habitats, the proposal shall be designed to minimize significant adverse impacts to the
resources. Permanent restrictions may be imposed on the proposal to avoid impact.
2. The proposal shall be designed to minimize grading by using shared driveways and by
relating street, house site and lot placement to the existing topography.
SEPA Review: Within the City of Edmonds, SEPA review is required for any subdivision creating
more than four lots or lands covered by water. It appears that SEPA will not be required for this
proposal.
Plat Processes
The plat process occurs in multiple steps.
Below are the steps, estimated time frame for each step and decision maker.
1. Preliminary Plat Approval; 3 —4 months; Staff
a. Following preliminary approval, the applicant has five years to achieve final plat
approval.
2. Civil Review; 3 — 4 months; Staff
a. Once the Civils are approved, the required improvements must be either be completed
or bonded for prior to submitting for final.
3. Final Plat; 1— 2 months; Staff
4. Following the recording of the final plat, building permits for residences maybe submitted
for the individual lots.
2019 Fee Schedule (other fees will apply for inspections, connections, impact fees, etc.)
1. Preliminary Plat
o $2,930.00 Application fee
o SEPA - $670 (if applicable)
o Technology Fee - $35
2. Civil plan review - $2,785.00
3. Final plat - $1,440.00 plus recording fees for recording the plat at Snohomish County
($158 plus $1 for each additional page)
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