Preliminary Staff Report.pdfI/)c. I S9> -,
CITY OF EDMONDS
121 51h Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
PLANNING DIVISION PRELIMINARY SHORT PLAT REVIEW
FINDINGS, CONCLUSIONS, & DECISION
Project: Select Homes 3-Lot Short Subdivision
File Number: PLN20170046
Date of Report: January 5, 2018
Reviewed By:
Michele Q. Szafran, Plattner
Owner: Select Homes, Inc.
Applicant: Same as Owner
Applicant's Agent: Kayla Clark
I. INTRODUCTION
The applicant is proposing to subdivide a 38,947 square foot parcel addressed 18807 188"' St. SW
into three lots (Attachments 1- 3). The site is located within the Single -Family Residential (RS-
10) zone that allows lots with a minimum net area of 10,000 square feet. See the Zoning and
Vicinity Map for reference (Attachment 4). The proposed lot layout is shown on the preliminary
short plat plans (Attachment 2) and preliminary development plans (Attachment 3). The existing
single-family residence and associated improvements are to be removed. Lots 2 and 3 are
proposed to take individual access directly from 188"' St. SW, and Lot 1 is proposed to take
access off of 88"' Ave. W.
A. Application
1. Owner: Select Homes, Inc.
2. Applicant: Same as Owner
3. Applicant's Agent: Kayla Clark
4. Site Location: 18807 188"' St. SW, Edmonds, WA (Tax Parcel 00434600001701)
5. Re uest: To divide one lot with a total area of 38,947 square feet into three lots in a
Single -Family Residential (RS-10) zone. The lots are proposed to be developed with
single-family residences.
6. Review Process: Short plats are Type II decisions pursuant to ECDC 20.01.003.
Following a public comment period, the Director (or designee) makes an administrative
decision.
Note: All code sections referenced in this report can be viewed via the City's website,
located at www.edmondswa.aov.
B. Application Materials: The subject application was submitted on September 26, 2017
(Attachment 1) and included preliminary short plat and development plans which were since
revised (Attachments 2 and 3), storm drainage report which was since revised (Attachment
5), Edmonds Utilities Consortium form and correspondence from Puget Sound Energy
(Attachment 6), title report, and adjacent property owner's list (Attachment 8).
The application was found to be complete pursuant to ECDC 20.02.002 on October 24, 2017
(Attachment 7), and a letter requesting additional information was sent to the applicant on
November 9, 2017 (Attachment 9). On December 14, 2017, the applicant submitted a cover
letter (Attachment 10), and a revised preliminary short plat and development plans
(Attachments 2 and 3 respectively).
II. FINDINGS OF FACT AND CONCLUSIONS
A. Setting:
The subject site is located within a single-family residential neighborhood. Refer to
Attachment 4 for a zoning and vicinity map indicating the zoning of surrounding properties.
The subject property is zoned Single -Family Residential, RS-10. Adjacent properties are also
located within the RS-10 zone and RS-12 zone and are developed with single-family
residences.
B. Topography and Vegetation:
Refer to the preliminary short plat and development plans (Attachments 2 and 3) for a
depiction of the existing conditions on the site, including the topography of the site and
locations of existing trees.
Vegetation throughout the central portion of the site is that of typical residential landscaping,
including grass, shrubs, and trees while the eastern portion of the site is in a more natural
state with several trees and unmaintained understory.
C. Environmental Assessment
1. Critical Area: The subject property was reviewed and inspected for critical areas as
defined by ECDC 23.40 in 2017 under File No. CRA20170164, and it was determined
that there are no critical areas on or adjacent to the subject property and a waiver was
issued.
2. Shoreline: The subject property is not located within shoreline jurisdiction.
3. SEPA: Review under the State Environmental Policy Act (SEPA) is not required for a
short plat pursuant to WAC 197-11-800(6)(d) - Land use decisions.
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File No. PLN20170046
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D. Comments
1. Departmental Comment:
This proposal was reviewed by Snohomish County Fire District No. 1, by the Building
Division, and by the Public Works Department — Engineering Division.
Snohomish County Fire District No. 1 and the Building Division did not have any
comments on the proposed short plat (Attachments 11 and 13)
The Engineering Division did have preliminary comments on the proposal (Attachment
12). Following review of the revised plans (Attachments 2 and 3), the Engineering
Division approved the proposed subdivision subject to the approval memorandum and
Engineering Requirements for the short plat that are included in Attachment 16. The
Engineering Division has found the information provided indicates general engineering
feasibility; project -specific design, including final utility system design and location, as
well as Title 18 Edmonds Community Development Code compliance, will be reviewed
during the civil construction phase of this project. The proposed subdivision is subject to
the Engineering Requirements for the short plat included in Attachment 16.
2. Public Notice and Comment:
ECDC Chapter 20.03 provides the City's regulations for public notice of development
applications. A "Notice of Application" dated November 7, 2017 with a comment period
running through November 22, 2017 was posted at the subject site, Public Safety
Complex, Development Services Department, and Library on November 7, 2017. The
notice was also published in the Herald Newspaper and mailed to property owners within
300 feet of the site on November 7, 2017 using a mailing list provided by the applicant.
Documentation of compliance with the public notice requirements is included as
Attachment 8. The City has complied with the public notice requirements of ECDC
20.03.
One public comment was received during review of the subject proposal.
Anjum Hajat sent an email on December 6, 2017 (Attachment 14) addressing concerns
related to the safe passage to and from the nearby Elementary School as well as concerns
of air pollution put off by construction vehicles and equipment especially to children
walking to and from school.
Slab Response:
Staff forwarded the December 6, 2017 email comment from Anjum Hajat to the
applicant on December 11, 2017. The applicant responded via email on December
15, 2017 (Attachment 15) stating in part that most work will be taking place over the
summer months, but outside of that the superintendent on the project will be
informed to allow for safe passage for school children. The applicant also responded
regarding air pollution stating in part that some of the equipment used are electric and
that gas/diesel equipment is well maintained so that air pollutants generally are no
more of an issue than what general traffic would emit. Staff also forwarded the
December 6, 2017 email comment from Anjum Hajat to the engineering department
on January 2, 2018. Staff responded in the engineering memo of compliance on
January 2, 2018 (Attachment 16). Staff stated in part that during the next phase of the
subdivision process the developer will be required to provide a traffic/pedestrian plan
that will be reviewed by the City's Transportation Engineer. Staff also noted that the
city does not have any regulatory power over when machinery is on or off during
regular construction hours.
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File No. PLN20170046
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E. ECDC 20.75.080 General Findings
A proposed subdivision may only be approved if all the general findings listed in ECDC
20.75.080 can be made for the proposal as approved or as conditionally approved. Staff s
findings in regard to ECDC 20.75.080 are detailed below.
1. Subdivision Ordinance. The proposal is consistent the purposes of this chapter (as listed
in ECDC 20.75.020) and meets all requirements of this chapter.
As conditioned, the proposed three lot subdivision is consistent with ECDC 20.75.020 and
all the requirements of ECDC Chapter 20.75. The proposed subdivision will not negatively
impact public health, safety or general welfare, will not negatively impact congestion on
streets and highways, will have adequate access to water, utilities, sewerage, storm
drainage and will provide proper ingress and egress as well as be uniformly monumented.
2. Comprehensive Plan. The proposal is consistent with the provisions of the Edmonds
Comprehensive Plan, or other adopted city policy, and is in the public interest.
The subject site is located within the "Single Family — Urban 3" designation of the
Comprehensive Plan. The Comprehensive Plan has the following stated goals and
policies for Residential Development that apply to this project.
Residential Development
A. Goal. High quality residential development which is appropriate to the diverse
lifestyle of Edmonds residents should be maintained and promoted. The options
available to the City to influence the quality of housing for all citizens should be
approached realistically in balancing economic, social, aesthetic and
environmental considerations.
A.1. Encourage those building custom homes to design and construct homes
with architectural lines which enable them to harmonize with the
surroundings, adding to the community identity and desirability.
A.3. Minimize encroachment on view of existing homes by new construction
or additions to existing structures.
A.4. Support retention and rehabilitation of older housing within Edmonds
whenever it is economically feasible.
A.S. Protect residential areas from incompatible land uses through the
careful control of other types of development and expansion based upon
the following principles:
A.S. b. Traffic not directly accessing residences in a neighborhood must
be discouraged
A. 5. d. Private property must be protected from adverse environmental
impacts of development including noise, drainage, traffic, slides,
etc.
A. 6. Require that new residential development be compatible with the natural
constraints of slopes, soils, geology, drainage, vegetation and habitat.
Compliance with the Residential Development goals and policies: The proposal will
allow for the construction of three new single-family homes within City limits. The
overall proposal should not cause any adverse impacts and appears to be consistent with
the residential development goals and policies of the Comprehensive Plan.
The future residences will be reviewed for compliance with applicable critical areas
regulations at the time of building permit application review. Traffic impact fees
consistent with Chapter 18.82 ECDC will be collected with building permits for each
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additional lot to mitigate traffic impacts. The overall proposal should not cause any
adverse impacts and appears to be consistent with the residential development goals and
policies of the Comprehensive Plan. Therefore, staff finds that the proposal is consistent
with the Comprehensive Plan.
Vegetation and Wildlife
A. Goal. The city should ensure that its woodlands, marshes and other areas
containing natural vegetation are preserved, in accordance with the following
policies. -
A. I Critical areas will be designated and protected using the best available
science (BAS).
A.2. The removal of trees should be minimized particularly when they are
located on steep slopes or hazardous soils. Subdivision layouts, buildings
and roads should be designed so that existing trees are preserved.
A. 3. Trees that are diseased, damaged, or unstable should be removed.
A.4. Grading should be restricted to building pads and roads only. Vegetation
outside these areas should be preserved.
Compliance with Vegetation and Wildlife goals and policies: For the purposes of the
subdivision, tree retention will be reviewed with the civil improvement plans with the
subdivision. As noted below in section II.F. La of this report, aside from immediately
surrounding the location of the existing house and associated improvements, the subject
site is largely undeveloped and in a natural state with several large trees and
unmaintained understory located throughout much of the site. No streams, ravines or
other environmental resources are present on the site. The preliminary development plans
(Attachment 3) indicate the proposed removal of trees located on the western side of the
property along 88"' Ave. W and near the existing structures and driveway as well as those
trees within the general area of the necessary short plat improvements (i.e. driveways,
utilities, etc.). The preliminary development plans indicate the retention of many of the
existing trees located on the portions of the site that will not be impacted by the short plat
improvements, particularly those on the eastern portions of the site. Many of these trees,
however, will need to be removed for the future development of Lots 2 and 3.
For the purposes of the proposed subdivision, tree retention will be reviewed with the
civil improvement plans with the subdivision. A condition of preliminary approval is that
any tree cutting that is not a hazardous situation and/or not necessary as part of the
subdivision improvements shall be reviewed at the time of building permit application
review. Any trees retained, including trees located on adjacent properties should be
protected during development in accordance with the performance standards in ECDC
18.45.050.H. Any tree cutting on the site is subject to the requirements of ECDC Chapter
18.45, or as amended. With the conditions related to protection of existing trees, staff
finds that the proposed subdivision is consistent with the Comprehensive Plan.
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3. Zoning Ordinance. The proposal meets all requirements of the zoning ordinance, or a
modification has been approved as provided for in this chapter.
The subject property is located in the Single -Family Residential, RS-10 zone, and is
therefore, subject to the requirements of ECDC Chapter 16.20. Pursuant to ECDC
16.20.030, development standards of the RS-10 zone are as follows:
Minimum Lot
Maximum
Minimum
Minimum
Minimum
Minimum
Zone
Area
Density'
y
Lot Width
Street
Side
Rear
Maximum
Maximum
(Sq. Ft.)
Setback
Setback
Setback
Height
Coverage
RS-10
10,000
4.4
75'
25'
10,
20'
25'
35%
Density means "dwelling units per acre" determined by dividing the total lot area by the density allowed
by the underlying zoning; the number of lots or units permitted shall be rounded down to the nearest whole
number.
Minimum Lot Area: The subject site is 38,947 square feet. The RS-10 zone requires a
minimum net lot area of 10,000 square feet per lot. Proposed lot area is as follows:
Proposed
Gross sq. ft.
Proposed
Net sq. ft.*
Lot 1
13,880
13,880
Lot 2
11,907
11,907
Lot 3
11,920
11,920
*Note: Net lot area excludes the area of any vehicular ingress/egress easements. However,
no such easements are indicated with the proposal.
As proposed, the lots exceed the minimum required net area of 10,000 square feet per lot,
which is compliant with the minimum lot area requirements.
Densi : At 38,947 square feet, a total of 3 dwelling units maybe developed on the
subject property (0.89 acre . 4.4 dwelling units per acre). The applicant is proposing to
develop the site with three single-family dwellings which is compliant with the density
requirements.
Lot Width: Pursuant to ECDC 21.55.050, lot width is the minimum diameter of a lot
width circle that must fit within a lot (75 feet in this instance). A 75-foot diameter lot
width circle fits into each of the proposed lots; therefore the proposal is consistent with
the minimum lot width requirement.
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Setbacks: Based on the development standards for the RS-10 zone, setbacks for the
proposed lots should be as follows:
Lot 1: Street Setback (25 feet)
Side Setbacks (10 feet):
Lot 2: Street Setback (25 feet)
Side Setbacks (10 feet):
Rear Setback (20 feet):
Lot 3: Street Setback (25 feet)
Side Setbacks (10 feet):
Rear Setback (20 feet):
From the west and north property line.
From the south and east property lines.
From the north property line.
From the east and west property lines.
From the south property line.
From the north property line.
From the east and west property lines.
From the south property line.
As indicated on the preliminary short plat plans, all existing structures are to be removed.
Any future construction on the proposed lots must comply with the setbacks in effect at the
time of development.
Corner Lots: Lot 1 is considered a corner lot.
Flag Lots: None of the proposed lots are considered flag lots.
Interior Lots: Lot 2 and Lot 3 are considered interior lots.
Lot Coverage of Existing_ Buildings on Proposed Lots: The preliminary development
plans (Attachment 3) indicate that all existing onsite improvements are to be removed.
Since the existing residence overlaps the proposed property line between Lots 1 and 2, a
condition of approval has been added requiring the removal of the existing residence and
associated improvements prior to recording of the subject short plat. Following the
removal of all existing structures as required by the conditions of approval, there will be
no structures located on any of the proposed lots. Pursuant to ECDC 16.20.030, any
future buildings or structures on any of the proposed lots may cover no more than 35% of
the net area of each lot.
Parkin : ECDC 17.50.020 requires a minimum of two on -site parking spaces per single-
family dwelling. The two required parking spaces may be tandem. The existing
residence and associated structures are proposed to be removed. Compliance with the
parking requirements will be required at the time of future development of each of the
proposed lots.
Staff finds that with the conditions of approval, the proposal is consistent the zoning
requirements for the RS-10 zone as contained in ECDC 16.20.
4. Flood Plain Management. The proposal meets all requirements of the Edmonds
Community Development code relating to flood plain management.
The proposed project is not located within a designated flood plain management area.
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F. ECDC 20.75.085 — Review Criteria. Pursuant to ECDC 20.75.085, the following criteria
shall be used to review proposed subdivisions:
1. Environmental.
a. 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.
Aside from immediately surrounding the location of the existing house and
associated improvements, the subject site is largely undeveloped and in a natural state
with several large trees and unmaintained understory located throughout much of the
site. No streams, ravines or other environmental resources are present on the site.
The preliminary development plans (Attachment 3) indicate the proposed removal of
trees located on the western side of the property along 88t" Ave. W and near the
existing structures and driveway as well as those trees within the general area of the
necessary short plat improvements (i.e. driveways, utilities, etc.). The preliminary
development plans indicate the retention of many of the existing trees located on the
portions of the site that will not be impacted by the short plat improvements,
particularly those on the eastern portions of the site. The City promotes the retention
of as many trees as practicable and encourages the location of building areas with the
goal of retaining as many trees as possible. Although additional trees will need to be
removed at the time of development of the proposed lots due to the location of
several trees near the center of each of the proposed lots, it appears that some of the
existing trees, particularly those located in the south eastern portion of proposed lot 3
could be retained with the future development of the homes on these lots.
For the purposes of the proposed subdivision, tree retention will be reviewed with the
civil improvement plans with the subdivision. A condition of preliminary approval is
that any tree cutting that is not a hazardous situation and/or not necessary as part of
the subdivision improvements shall be reviewed at the time of building permit
application review. Any trees retained, including trees located on adjacent
properties should be protected during development in accordance with the
performance standards in ECDC 18.45.050.H. Any tree cutting on the site is subject
to the requirements of ECDC Chapter 18.45, or as amended.
With the conditions related to protection of existing trees, staff finds that the
proposed subdivision is consistent with this criterion.
b. 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.
The proposal minimizes grading because the portion of the site to be developed is
relatively level. Proposed Lots 2 and 3 will each be accessed directly off of 188"' St.
SW, and proposed Lot 1 will be accessed directly off of 881" Ave. W.
Therefore, staff finds that the proposed subdivision is consistent with this criterion.
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c. Where conditions exist which could be hazardous to the future residents of the land
to be divided, or to nearby residents or property, such as flood plains, steep slopes or
unstable soil or geologic conditions, a subdivision of the hazardous land shall be
denied unless the condition can be permanently corrected, consistent with
paragraphs A(1) and (2) of this section.
No known hazardous conditions, such as flood plains, steep slopes, or unstable soil or
geologic conditions exist at this site.
Therefore, staff finds that the proposed subdivision is consistent with this criterion.
d. The proposal shall be designed to minimize off -site impacts on drainage, views and
so forth.
The proposed development must be designed to meet current code and minimize
stormwater impacts. All new impervious surfaces must be mitigated on site as
required by the Engineering Requirements (Attachment 16).
Therefore, staff finds that the proposed subdivision is consistent with this criterion.
2. Lot and Street Layout.
a. Lots shall be designed to contain a usable building area. If the building area would
be difficult to develop, the lot shall be redesigned or eliminated, unless special
conditions can be imposed on the approval which will ensure that the lot is developed
properly.
All three lots of the proposed subdivision have been designed to accommodate single-
family residences within the required setbacks for the RS-10 zone. The subject
property is relatively level and should not be difficult to develop. Based on a review
of the project and the analysis in this section, staff agrees that a three -lot plat may be
developed consistent with this requirement.
Therefore, staff finds that the proposed subdivision is consistent with this criterion.
b. Lots shall not front on highways, arterials or collector streets unless there is no other
feasible access. Special access provisions, such as shared driveways, turnarounds or
frontage streets may be required to minimize traffic hazards.
Proposed Lots 2 and 3 will take access directly off of 188"' St. SW which is not
identified as a highway, arterial or Collector Street in the City's Comprehensive
Transportation Plan. Lot 1 will access off of 88"' Ave. W which is a collector street;
however, due to the proximity to the school it is preferred by the Engineering
Division to reduce the number of access points off of 188"' St. SW.
As conditioned staff finds that the proposed subdivision is consistent with this
criterion.
c. Each lot shall meet the applicable dimensional requirements of the zoning ordinance.
The subject property is located within the RS-10 zone. Refer to Section II.E.3 of this
report for an analysis of the proposal's compliance with the applicable zoning
standards. All three of the proposed lots contain at least 10,000 net square feet and
are at least 75 feet in width and thus compliant with the dimensional requirements of
the RS-10 zone.
Therefore, staff finds that the proposed subdivision is consistent with this criterion.
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d. Pedestrian walks or bicycle paths shall be provided to serve schools, parks, public
facilities, shorelines and streams where street access is not adequate.
The subject parcel is primarily served by three area schools: Seaview Elementary
School, Meadowdale Middle School, and Meadowdale High School. According to
information that is made available on the Edmonds School District website
(www.edmonds.wednet.edu, accessed on January 4, 2018), bus service is provided to
the Middle and High School. The bus stop for service is located at the intersection of
188"' St. SW and 88t" Ave. W. There is no bus pick up or drop off for service to
Seaview Elementary School.
The subject site is located at the intersection of 188"' St. SW and 88"' Ave. W and is
approximately 865 linear feet from the intersection to the Seaview Elementary school
property boundary. According to the Edmonds School District website, a suggested
routes map shows the route along the south side of 188"' St. SW. 18811, St. SW
currently provides sidewalk up to the school along the south side of the street.
A 5-foot concrete sidewalk built to City standards is required along 188"' St. SW and
881" Ave. W. adjacent to the subject site. With this condition which is confirmed in
the Engineering Requirements (Attachment 16) staff finds that the proposed
subdivision is consistent with this criterion.
3. Dedications
a. The city council may require dedication of land in the proposed subdivision for
public use.
b. Only the city council may approve a dedication of park land to satisfy the
requirements of ECDC 20.75.090. The council may request a review and written
recommendation from the planning advisory board.
c. Any approval of a subdivision shall be conditioned on appropriate dedication of land
for streets, including those on the official street map and the preliminary plat.
Per the City Engineering Division requirements (Attachment 16), a 10-foot right-of-way
dedication to the City is required along the property frontage on 88"' Ave. W. See Section
II.G below regarding the dedication of park land.
4. Improvements.
a. Improvements which may be required, but are not limited to, streets, curbs,
pedestrian walks and bicycle paths, sidewalks, street landscaping, water lines,
sewage systems, drainage systems and underground utilities.
b. The person or body approving a subdivision shall determine the improvements
necessary to meet the purposes and requirements of this chapter, and the
requirements of.-
i. ECDC Title 18, Public Works Requirements;
ii. Chapter 19.75, Fire Code, as to fire hydrants, water supply and access.
This determination shall be based on the recommendations of the community
development director, the public works director, and the fire chief.
The subject proposal was reviewed by Snohomish County Fire District No. 1 and the
Public Works Department - Engineering Division. Improvements required in
conjunction with the subject proposal are included in Attachment 16.
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With the conditions of approval referring to the Engineering Requirements provided
in Attachment 16, staff finds that the proposed subdivision is consistent with this
criterion.
c. The use of septic systems may be approved if all of the following conditions are met:
i. It is more than 200 feet, multiplied by the number of lots in the proposed
subdivision, from the nearest public sewer main to the nearest boundary of the
land to be divided.
ii. The land to be divided is zoned RS-20.
iii. The public works director and city health officer determine that soil, drainage
and slope conditions are satisfactory for septic use and that all requirements of
WAC 248-96-090 are met.
There are no septic systems included as part of the proposed project. Water and
sewer service at the site is provided by the City of Edmonds.
5. Flood Plain Management. All subdivisions shall comply with the criteria set forth in the
Edmonds community Development code for flood plain management.
The subject property is not located within a Flood Plain Management area.
G. ECDC 20.75.090 — Park Land Dedication. According to ECDC 20.75.090, before or
concurrent with the approval of the final plat of any subdivision, the subdivider shall dedicate
land, pay a fee in -lieu of dedication, or do a combination of both, for park and recreational
purposes. With the adoption of Ordinance 3934 in 2013, park impacts are now addressed
through the assessment of park impact fees in accordance with Edmonds City Code (ECC)
Chapter 3.36. No park dedication or fees are required with the subdivision. Park impact fees
will be assessed with issuance of the building permits on the new lots consistent with ECC
Chapter 3.36.
III. DECISION ON SUBDIVISION
Based upon the Findings of Fact, Conclusions, and Attachments to this staff report, the
application for a three -lot short plat on the property located at 18807 18811, St. SW. is
APPROVED subject to the following conditions:
1. This application is subject to all applicable requirements contained in the Edmonds
Community Development Code (ECDC). It is the responsibility of the applicant to ensure
compliance with all applicable requirements.
2. The applicant is responsible for obtaining all local, state, and/or federal permits or approvals
applicable to the proposal.
3. Any tree cutting on the site must be consistent with the requirements of ECDC Chapter 18.45.
Additionally, all trees retained during the development process and trees located on adjacent
properties must be protected according to the performance standards found in ECDC
18.45.050.H.
4. Prior to recording, the applicant must complete the following requirements:
a. Remove the existing residence and associated structures. Obtain all necessary permits
from the Building Division for the demolition of these structures prior to conducting such
work.
b. Civil plans must be approved prior to recording. In completing the civil plans, you must
address the following:
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i. Complete the Engineering Division conditions listed "Required as a Condition of
Subdivision" on Attachment 16.
ii. A tree cutting plan shall be submitted and approved with the civil plans for
removal of trees impacted by the subdivision improvements. Any tree cutting
proposed on the site that is not a hazardous situation and/or not necessary as part
of the subdivision improvements shall be reviewed at the time of building permit
application or through the appropriate land use permit application and review
process. All trees that are to be retained during the development process and trees
located on adjacent properties must be protected according to the performance
standards found in ECDC 18.45.050.H.
Make the following revisions to the plat:
i. Ensure that all existing easements are indicated.
ii. Indicate the locations of all new easements, and provide easement descriptions
and maintenance provisions for all new easements.
iii. Add to the face of the plat: "Conditions of approval must be met and can be
found in the approval for the short subdivision located in File No. PLN20170046
in the City of Edmonds Planning Division."
iv. Include on the plat all required information, including owner's certification, hold
harmless agreement, and Development Services and Public Works director's
approval blocks.
d. Make sure all documents to be recorded meet the Snohomish County Auditor's
requirements for recording.
e. Submit an updated copy of the title report (short plat certificate) with the documents
proposed to be recorded. The title report must be prepared within 30 days of submittal
for final review.
f. Submit two copies of the documents to be recorded for the Planning Division and
Engineering Division's approval. Once approved, the documents must be recorded with
the Snohomish County Auditor's office.
5. After recording the plat, the applicant must complete the following:
a. Complete the Engineering Division conditions listed "Required as a Condition of
Building Permit" in Attachment 16.
IV. APPEAL
Pursuant to ECDC 20.07.004, a party of record may submit a written appeal of a Type II decision
within 14 days after the date of issuance of the decision. The appeal would be heard at an open
record public hearing before the Hearing Examiner according to the requirements of ECDC
Chapter 20.06 and Section 20.07.004.
V. LAPSE OF APPROVAL
Section 20.75.1.00.13 states, "Approval of a short plat shall expire and have no further validity at
the end of seven years if preliminary short plat approval is issued on or before December 31,
2013, and five years if preliminary short plat approval is issued on or after January 1, 2014,
unless the applicant has acquired final short plat approval within the specified time period."
Since preliminary approval has been after January 1, 2014, this preliminary short plat approval
shall be valid for five years from the date of this staff report.
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VI. NOTICE TO COUNTY ASSESSOR
The property owner may, as a result of the decision rendered by the staff, request a change in the
valuation of the property by the Snohomish County Assessor's Office.
VII. PARTIES OF RECORD
City of Edmonds
121 — 5"' Ave. N
Edmonds, WA 98020
Kayla Clark
Select Homes, Inc.
16531 — 13"' Ave. S, Suite A107
Lynnwood, WA 98037
VIII. ATTACHMENTS
Anjum Hajat
8829 188"' St. SW
Edmonds, WA 98026
1. Land Use Application and Cover Letter
2. Preliminary Short Plat Plans, received 12/14//17
3. Preliminary Development Plans, received 12/14/17
4. Zoning and Vicinity Map
5. Storm Drainage Report, Received 12/14/17
6. EUC Forms and Correspondence from Puget Sound Energy
7. Letter of Complete Application, dated 10/24/17
8. Public Notice Documentation
9. Letter of Request for Additional Information 11 /9/ 17
10. Resubmittal Cover Letter, received 12/14/17
11. Fire District No. 1 Comment Form
12. Public Work's Comments -1
13. Building Division Comment Form
14. Public Comment Letter
15. Applicant's Response to Comments, received 9/13/17
16. Engineering Approval Memorandum and Requirements for Short Plat
Select Homes Short Plat
File No. PLN20170046
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