S-06-140 Staff Report.pdfCITY OF EDMONDS
121 - 5TH AVENUE NORTH, EDMONDS, WA 98020
PLANNING DIVISION
FINDINGS, CONCLUSIONS, AND DECISION
To: File S-2006-140
From:
Jennifer Machuga, PPreer
Date: January 29, 2007
File: S-2006-140
Applicant: Borgen Family, LLC
Agent: Jesse Jarrell (Western Engineers)
TABLE OF CONTENTS
Section Page
I.
INTRODUCTION............................................................................................................... 2
A. Application.......................................................................................................................................2
B. Decision on Subdivision................................................................................................................... 2
C. Decision on Modification Request.................................................................................................... 3
11.
FINDINGS OF FACT AND CONCLUSIONS...................................................................4
A. Compliance with the Subdivision Ordinance....................................................................................4
B. Compliance with the Comprehensive Plan........................................................................................6
C. Analysis of the Requested Modification........................................................................................... 6
D. Compliance with the Zoning Code....................................................................................................7
E. Compliance with the Flood Plain Management Provisions............................................................... 8
F. Environmental Assessment............................................................................................................... 8
G. Critical Areas Review....................................................................................................................... 8
H. Comments......................................................................................................................................... 8
III.
RECONSIDERATIONS AND APPEALS..........................................................................8
A. Request for Reconsideration ........ :.................................................................................................... 8
B. Appeals............................................................................................................................................. 8
C. Time Limits for Reconsideration and Appeals.................................................................................. 9
IV.
LAPSE OF APPROVAL.....................................................................................................9
V.
NOTICE TO COUNTY ASSESSOR..................................................................................9
VI.
ATTACHMENTS:..............................................................................................................9
VII.
PARTIES OF RECORD. .9
Borgen Family, LLC
File No. S-2006-140
Page 2 of 9
I. INTRODUCTION
The applicant is proposing to subdivide one lot addressed as 7718 — 203Fd Street SW into two lots
(Attachment 1). See the Zoning and Vicinity Map for reference (Attachment 2). The site is located in a
Single -Family Residential (RS -8) zone that allows lots with a minimum area of 8,000 square feet. The
proposed lot layout is shown on the subdivision map (Attachment 3). The existing house is proposed to be
retained on Lot 1, while the existing detached garage, carport and shed are proposed to be removed. The
applicant has submitted a modification request for a reduction in the required minimum rear setback for
proposed Lot I from 15 feet to 12 feet for the house and 2.25 feet for the deck in order to allow for the
retention of the existing house and attached deck on proposed Lot I (Attachment 5).
A. Application
1. Applicant: Borgen Family, LLC
2. Site Location: 7718 — 203`d Street SW (see Attachment 2).
3. Request: To divide one lot with a total area of 20,696 square feet into two lots in a Single -
Family Residential (RS -8) zone (see Attachment 3). The applicant has also requested a
modification to reduce the minimum required rear setback for proposed Lot 1 from 15 feet to
12 feet for the house and 2.25 feet for the deck (see Attachment 5).
4. Review Process: Following the Comment Period, Planning Staff makes an administrative
decision.
5. Maior Issues:
a. Compliance with Edmonds Community Development Code (ECDC) Section 16.20.030,
site development standards for the RS -8 zone.
b. Compliance with Edmonds Community Development Code (ECDC) Title 18, public
works requirements.
c. Compliance with Edmonds Community Development Code (ECDC) Section 20.85,
criteria for approval of a variance.
d. Compliance with Edmonds Community Development Code (ECDC) Section 20.75,
subdivision requirements.
e. Compliance with Edmonds Community Development Code (ECDC) Section 20.95,
staff review requirements.
Note: All code sections referenced in this report can be viewed via the City's website at
www.ci.edmonds.wa.us.
B. Decision on Subdivision
Based upon the Findings of Fact and Conclusions, and Attachments submitted with the application
and during the comment period, the following is the decision of the City of Edmonds Planning
Division:
The subdivision as proposed is APPROVED with the following conditions:
Prior to recording, the applicant must complete the following requirements:
a) Civil plans must be approved prior to recording. In completing the civil plans, you
must address the following:
(1) Complete the Engineering Division conditions listed "Required prior to
Recording" on Attachment 4.
b) Remove the existing detached garage, carport and shed.
Borgen Family, LLC
File No. S-2006-140
Page 3 of 9
c) Make the following revisions to the plat:
(1) If setbacks are to be included on the plat, add the following statement to the
face of the Plat: "Setbacks shown are for reference only and vest no right
with the following exception. The rear setback from the southern property
line on Lot 1 has been granted a modification for the purpose of allowing
the existing house to remain and be maintained at a 12 -foot setback from the
southern property line and the existing deck to remain and be maintained at
a 2.25 -foot setback from the southern property line. Any new construction
or additions shall maintain the required setbacks for the zone."
(2) If setbacks are not to be shown on the plat, a note should be added to the
face of the Plat stating, "The rear setback from the southern property line on
Lot 1 has been granted a modification for the purpose of allowing the
existing house to remain and be maintained at a 12 -foot setback from the
southern property line and the existing deck to remain and be maintained at
a 2.25 -foot setback from the southern property line. Any new construction
or additions shall maintain the required setbacks for the zone."
(3) Add to the face of the Plat: "Conditions of approval must be met and can be
found in the final approval for the short subdivision located in File 5-2006-
140 in the City of Edmonds Planning Division."
(4) Include on the plat all required information, including owner's certification,
hold harmless agreement, and staff's approval block.
d) Make sure all documents to be recorded meet the Snohomish County Auditor's
requirements for recording, including all signatures in black ink.
e) Submit documentation of the individual(s) authorized to sign on behalf of the Borgen
Family LLC.
f) Submit two copies of the documents to be recorded for the Planning Division and
Engineering Division's approval. Once approved, the applicant must record the
documents with Snohomish County Auditor's office.
g) Submit an updated copy of the title report (short plat certificate) with the documents
proposed to be recorded.
2. After recording the plat, the applicant must complete the following:
a) Provide the City of Edmonds Planning Division with three copies of the recorded
plat, with the recording number written on them. The City will not consider the
subdivision to have been completed until this is done.
b) Complete the Engineering Division conditions listed "Required with Building
Permit" on Attachment 4.
C. Decision on Modification Request
Based upon the Findings of Fact and Conclusions, and Attachments submitted with the application
and during the comment period, the following is the decision of the City of Edmonds Planning
Division:
The Modification Request to reduce the minimum required rear setback for Lot 1 from 15
feet to 12 feet for the existing house and 2.25 feet for the existing deck is APPROVED with
the following conditions.
1. The approved modification request applies only to the retention and maintenance of the
existing house and deck on Lot 1. Any additions to the house or deck must meet the
applicable setbacks that are in place at the time of construction.
2. Any new house on Lot 1 must meet the development standards that are in place at the
time of construction.
Borgen Family, LLC
File No. S-2006-146
Page 4 of 9
II. 'FINDINGS OF FACT AND CONCLUSIONS
A. Compliance with the Subdivision Ordinance
1. Introduction
a. Setting:
The subject property at 7718 — 203rd Street SW is located in the Single -Family Residential
(RS -8) zone (Attachment 2). The immediately surrounding properties are also zoned RS -8
and are developed with single-family residences.
b. Toppgraphy and Vegetation:
The subject property is generally flat. Vegetation consists of typical residential landscaping,
such as grass, shrubs, and trees. There are several large fir and cedar trees located on the site,
particularly along the northern and eastern property lines as well as a few on the southern
portion of the property.
C. Lot Layout:
The proposed lot layout is shown on the subdivision map (Attachment 3). The existing house
will remain on proposed Lot 1 and will be accessed via a shared access easement along the
western side of the subject property. Lot 2 will be created to the south of Lot 1 and will be
accessed via the same shared access easement.
2. Environmental Resources
a. The subdivision chapter, ECDC 20.75.085, states that a proposed subdivision should be
designed to minimize significant adverse impacts where environmental resources exist (such
as trees, streams, ravines, or wildlife habitats). The existing trees are the only apparent
environmental resource located on the subject site. Since proposed Lot 1 is currently
developed, it appears that the majority of the trees located on Lot 1 would be able to be
retained with the plat improvements. It appears that a few of the trees located on proposed
Lot 2 will need to be removed for development of the lot.
b. The proposal minimizes grading because the subject property is relatively flat and the lots
will be accessed via a shared driveway.
c. No hazardous conditions, such as flood plains, steep slopes, or unstable soil or geologic
conditions exist at this site.
d. A drainage plan must be submitted to the Engineering Division when a building permit is
applied for on this site. Any proposed development on the site should be designed to
minimize off-site impacts on drainage. All new impervious surfaces must be connected to a
detention system.
Views in this location are local and should not be negatively impacted by the proposal.
3. Lot and Street Layout
a. This criteria requires staff to find that the proposed subdivision is consistent with the
dimensional requirements of the zoning ordinance and that the lots would ultimately be
buildable. Based on a review of the project and the analysis in this section, staff agrees that
a two lot short -plat is a reasonable use of the property.
Borgen Family, LLC
File No. S-2006-140
Page 5 of 9
b. Lot sizes and dimensions:
Lot Area:
Required
Proposed
Proposed
Lot Area
Gross sq. ft
Nets . ft
Lot 1 8,000
12,696
11,090
Lot 2 8,000
8,000
8,000
Lot Width:
The required lot width in the RS -8 zone is 70 feet. Both lots meet this requirement.
4. Setbacks and Lot Coverage
a. In order to approve a subdivision, the proposal must meet all requirements of the zoning
ordinance, or a modification must be approved. Based on the development standards for the
RS -8 zone, setbacks for the lots should be as follows:
Lot 1: Street Setback (25 feet): From the northern property line.
Side Setbacks (7.5 feet): From the eastern and western property lines.
Rear Setback (I5 feet): From the southern property line.
Lot 2: Side Setbacks (7.5 feet): From all property lines.
Existing Structures / Encroachments: The existing house located on the subject property is
proposed to be retained on Lot 1, while the existing detached garage, carport and shed are
proposed to be removed. Since the existing garage and carport would not meet the site
development standards for proposed Lot 1, the removal of these structures is required as a
part of this approval. Additionally, since a lot cannot contain as accessory structure unless it
contains a primary structure, the removal of the shed from proposed Lot 2 is required as a
part of this approval. The applicant has submitted a modification request to reduce the
minimum required rear setback from 15 feet to 12 feet for the existing house and 2.25 feet for
the existing deck in order to allow for their retention. This modification request is further
discussed in Section ILC of this report.
b. Corner Lots: Neither of the lots are considered corner lots.
c. Flag or Interior Lot Determination: Lot 2 is a flag lot.
d. Lot Coverage of Existing Buildings on Proposed Lots:
1.) 35% maximum lot coverage is allowed in the RS -8 zone.
2.) According to Snohomish County Assessor's records, the existing house covers 1,468
square feet, which is approximately 13% of the net area of proposed Lot 1. Since the
existing shed is required to be removed from Lot 2, there will be no existing structures
located on proposed Lot 2; therefore, Lot 2 will have a zero percent lot coverage. Any
future buildings or structures on either lot will be permitted to cover no more than 35%
of each lot.
5. Dedications
a. A I O -foot street dedication is required, per City Engineer's Requirements (Attachment 4).
6. Improvements
a. See Engineering Requirements (Attachment 4).
Borgen Family, LLC
File No. S-2006-140
Page 6 of 4
7. Flood Plain Management
a. This project is not located in a FEMA designated Flood Plain.
B. Compliance with the Comprehensive Plan
1. Comprehensive Plan Goals and Policies:
The Comprehensive Plan has the following stated goals and policies for Residential Development
that apply to this project.
Residential Development
B. 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 and aesthetic consideration, in
accordance with the following policies:
B.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.
B.3. Minimize encroachment on view of existing homes by new construction or
additions to existing structures.
B.4. Support retention and rehabilitation of older housing within Edmonds
whenever it is economically feasible.
B.5. Protect residential areas from incompatible land uses through the careful
control of other types of development and expansion based upon the
following principles:
B.5.d. Private property must be protected from adverse environmental
impacts of development including noise, drainage, traffic, slides,
etc.
B.6. Require that new residential development be compatible with the natural
constraints of slopes, soils, geology, vegetation and drainage.
2. Compliance with the Residential Development goals and policies: The proposal will retain the
existing house that was constructed in 1956, according to Assessor's records, and will make way
for another home. The overall proposal should not cause any adverse impacts and appears to be
consistent with the residential development goals and policies.
C. Analysis of the Requested Modification
1. The applicant has requested a modification to the minimum required rear setback for Lot 1 from 15
feet to 12 feet for the existing house and 2.25 feet for the existing deck as allowed in ECDC
20.75.075, which requires all criteria of a variance to be met if the requested modification is to be
approved. The Criteria are as follows:
a. Special Circumstances:
That, because of special circumstances relating to the property, strict enforcement of the
zoning ordinance would deprive the owner of use rights and privileges permitted to other
properties in the vicinity with the same zoning. Special Circumstances should not be
predicated upon any factor personal to the owner such as age or disability, extra expense
which may be necessary to comply with the zoning ordinance, the ability to secure a scenic.
view, the ability to make more profitable use of the property, nor any factor resulting from
the action of the owner or any past owner of the same property.
Borgen Family, LLC
File No. S-2006-140
Page 7 of 9
b. Special Privilege:
That the approval of the variance would not be a grant of special privilege to the property in
comparison with the limitations upon other properties in the vicinity with the same zoning.
c. Comprehensive Plan and Zoning Ordinance:
That the approval of the variance will be consistent with the intent of the comprehensive
plan, the zoning ordinance and the zoning district in which the property is located.
d. Not Detrimental:
That the variance as approved or conditionally approved will not be significantly
detrimental to the public health, safety and welfare or injurious to the property or
improvements in the vicinity and the same zone.
e. Minimum Variance:
That the approved variance is the minimum necessary to allow the owner the rights enjoyed
by other properties in the vicinity with the same zoning.
2. The applicant has presented declarations as to the merits of this proposal (Attachment 5).
3. Conclusions:
a. It would be possible to subdivide the subject property into two lots that both meet the
requirements of the Edmonds Community Development Code; however, this would require
the removal of the existing house. According to Snohomish County Assessor's records, this
house was built in 1956. It is only because the applicant wishes to retain the existing house
with this proposal that the minimum required setbacks come up as an issue. Although the
applicant could conceivably remove the existing house and design the subdivision to comply
with the City's minimum rear setback requirements, this would go against the
Comprehensive Plan policy to retain and rehabilitate older housing whenever it is
economically feasible. Therefore, the applicant has a special circumstance.
b. A similar modification request was approved when the adjacent property located on the west
side of the subject property was subdivided under File No. 5-2065-74. The modification
request that was approved for the neighboring property was to reduce the minimum required
site setback from 7.5 feet to 5 feet in order to allow for the retention of the existing house
addressed as 7726 203rd Street SW. The modification request for the subject property is
similar in nature because it is also to reduce a setback in order to allow for the retention of
the existing house. Therefore, it appears that the approval of this modification request
would not be a grant of special privilege.
c. The proposal will be consistent with the intent of the Comprehensive Plan in allowing the
retention of the existing house and will be consistent with the purposes of the zoning
ordinance.
d. The modification will not be significantly detrimental to the public health, safety and
welfare or injurious to the property or improvements in the vicinity and same zone. Since
the rear property line for proposed Lot 1 is adjacent to the northern property line of
proposed Lot 2, Lot 2 is the only neighboring lot that will be directly affected by the
reduced rear setback on Lot 1.
C. The proposed modification is the minimum necessary to retain the existing house while
maintaining the minimum required lot width and lot size for Lot 2,
D. Compliance with the Zoning Code
If the proposed modification is approved, the proposed subdivision will comply with the provisions
of the Zoning Code. See sections II.A.3 and II.AA of this document.
Borgen Family, LLC
File No. S-2006-140
Page 8 of 9
E. Compliance with the Flood Plain Management Provisions
1. The proposed project is not located in a Flood Plain.
F. Environmental Assessment
1. Is this site within a shoreline area (within 200 feet of the ordinary high water mark of the Puget
Sound)? No.
2. Is an Environmental Checklist Required for.this application? No. If more than 500 cubic yards of
grading will be required, an Environmental Checklist is required. At this point in time, the total
amount of grading for the subdivision improvements is not anticipated to exceed 500 cubic yards. If
through the review of the civil plans, it is determined that more than 500 cubic yards of grading will
be required, the City will require an Environmental Checklist to be submitted and will issue an
Environmental Determination.
G. Critical Areas Review
1. Critical Areas Review numbers: CA -2006-0136.
Results of Critical Areas Reviews: The subject property does not appear to contain any critical
areas as defined by ECDC 23.40. As a result, a waiver from the requirement to complete a study
was issued.
H. Comments
One public comment letter was received during review of this proposal. Barry Douglas
commented that he is opposed to the City approving the modification request because of concerns
over encroachment of the existing house on Lot 2 and because of concerns over increased density.
City Response: If the existing house was removed, the subject property could be subdivided into
two lots that both meet the site development standards of the RS -8 zone and the subject property
could be developed with two new homes. Alternatively, the applicant has requested a setback
modification so that the existing house can be retained. Proposed Lot 2 meets the City's
development standards for the RS -8 zone, and it is only the existing house that requires a
modification. In order to prevent any future homes on Lot 1 from further encroaching on Lot 2,
the approval of the modification request has been conditioned to only allow the existing house to
be maintained at the reduced setback. Any future homes or additions on Lot I would need to meet
the setbacks that are in place at that time.
III. RECONSIDERATIONS AND APPEALS
The following is a summary of the deadlines and procedures for filing reconsiderations and appeals. Any
person wishing to file or respond to a reconsideration or appeal should contact the Planning Division for
further procedural information.
A. Request for Reconsideration
Section 20. 100.0 10,G allows for City staff to reconsider their decision if a written request is filed
within ten (10) Working days of the posting of the notice required by this section. The
reconsideration request must cite specific references to the findings and/or the criteria contained in
the ordinances governing the type of application being reviewed.
B. Appeals
Section 20.105.040 and 20.105.020 describes how appeals of a staff decision shall be made. The
appeal shall be. made in writing, and shall include the decision being appealed along with the name
Borgen Family, LLC
File No. S-2006-140
Page 9 of 9
of the project and the date of the decision, the name of the individual or group appealing the
decision, their interest in the matter, and reasons why the appellant believes the decision to be
wrong. The appeal must be filed with the Community Development Director within fourteen (14)
calendar days after the date of the decision being appealed.
C. Time Limits for Reconsideration and Appeals
The time limits for reconsiderations and appeals run concurrently. If a request for a
reconsideration is filed before the time limit for filing an appeal has expired, the time "clock" for
filing an appeal is stopped until a decision on the reconsideration request is completed. Once staff
has issued his/her decision on the reconsideration request, the time clock for filing an appeal
continues from the point it was stopped. For example, if a request is filed on day 5 of the appeal
period, an individual would have 9 more days in which to file an appeal after the staff issues their
decision on the reconsideration request.
IV. LAPSE OF APPROVAL
Section 20.075, I00 states, "Approval of a preliminary plat or preliminary short plat shall expire and have
no further validity at the end of five years, unless the applicant has acquired final plat or final short plat
approval within the five-year period."
V. 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.
VI. ATTACHMENTS;
1. Application
2. Vicinity 1 Zoning Map
3. Subdivision Map
4. Engineering Requirements
5. Modification Request
6. Comment Letter from Barry Douglas
VII. PARTIES OF RECORD
Engineering Department
Planning Department
Mr. Jesse Jarrell
Western Engineers
13000 Highway 99 S
Everett, WA 98204
Mr. Barry Douglas
7725 — 204'h Place SW
Edmonds, WA 98026
Borgen Family, LLC
17311— 135'h Avenue NE
Woodinville, WA 98072
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Attachment 3
Name:— BORGEN
Reviewed by-
Fncrint-A-.rinv, Divkifin
CITY OF MON195
MiWERINCA MQUIMWW5 FOR 5HOU PLK5
–File No.: PLN2006-140
i ab Vicinity: 7718 203PD ST SW
date
S'\ENGR\PRtVATE DEVELOMENT PR0JECMREVfEW(3BD1V1S10N-LU & REQ'S1Short-P[ats\PLN2006-140 borgen p1t.dM
revised: 11115105 Attachment 4
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recordincl Permit
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complete
I. Piqhtq-�-Wa for puHic streets:
F7, K�
Provide 10.0 foot street dedication to the City of Edmonds
X
2. �a5emcnL5 WN utilitie5, private access, oiler ubhbq5):
Provide all casements as needed.
X
All lots shall share a private access road/driveway
X
Private access casements shall be 15.0 feet in width
X
5, Street improvements ( ACP wfi curb and q#a)
203ro St SW to be widened to provide for a minimum 12'
travel lane from the painted centerline to the face of curb.
X
Construct 18" concrete curb and gutter along the property
frontage. Curb/gutter alignment to be consistent with
surrounding area.
X
Private access road shall be paved a minimum of 15.0' wide
plus l8" asphalt thickened edge. 6" concrete extruded curb
may be used
X
Slope ofpriv te access road/driveway shall not exceed 14%.
X
4. Street turnaround:
Provide on-site turn around to City Standards.
X
5. 51olewA5 and/ or walkwaq5:.
Construct 5' wide sidewalk _al yrqperty frontage.
-6. 5breet 1161hb:
N
N/A
strip.
--al
N/A
8, Water 54:A61M improveme95 C plpehnC5, fire hydrants, pump
5tau0m, etc)
. . . . . . . . . .
Install 4" Storz adapter on existing fire hydrant.
X
Provide water service to each lot.
X X
Connect to stem.
public waters
X X
5anitaq sewer system Improvements (pipallnc5, pump
5tabiom, etc).
0 M"' &
"AS OWN.
Provide new sanitary sewer service to each lotX
Connect to public sewers stem
X X
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10. 5bom sewer system improvL-ment;5 C pipelinc5, pump
%ation5, VM, ctc.):
Provide storm sewer service to all proposed lots. x
Construct storm detention system sized to provide adequate
capacity for proposed single family dwelling and access
i!Liprovements in accordance with ECDC 18.30.
x
Connect to Public Storm system x
11. On-51tc drainage ( plan per Ord. 301!5):
Connect all new impervious surfaces to detention astern- x
x
12, Underground wiring per Ord. I �757) - SN A --t
_
Required for all new services x
x
13. hcavation and q
fadirig ( pff M, appendix C 2003 edition)
Submit a grading plan as part of engineered site plan. Grading x
for foundations to be included with the building permit only.
x
14. 5i ( per CI q Ergincer):
All signs shall be vinyl letters and to City Stds. No silk screen
signs will be permitted
x
Provide Fire and aid address sign
x
Provide " Access Ends"
x
15, 5urveg M
_mumentabon Cper Ord, Section 12.10.120)
1 �.7 -
N/A
16, A6 -built draws (Eer CI L4 Enclincer):
Required for all utility construction. x
x
11, Other requiremenbi
23,
a) Plat showi!jg lots, easeinents, legals, survey information x
x
b) Le for each lot x
f i
c) Field stake lot corners (b rofessional surve or) x
d) Field stake utili!y stubs at property lines. x
e) Clustered mailbox location per Postmaster x
f) Maintenance agreements x
SAENGRXPRIVATE DEVELDMENT PROJECTS\REVIEWXSUBDIVISION-LU & REQ'S1Short-P1ats1PLN[2006-140 borgen plt.doc
revised: 11115/05
d
ENGINEERING PROGRAM MANAGER, CITY OF EDMONDS f)ATE
The Engineering requirements have been completed and the subdivision can be recorded.
Authorized for recording by: Date:
S:1ENGRTRiVATE DEVELOMENT PRO)ECTSWEVIEWISUBDIVISION LU & REQ`S\Short-P1ats\PLN2006-140 borgen plt.doc
revised: 11/15/05
Reci'd prior to
records
Rey'd w/ bldg. 130nd posted Complete
permit
18. � Ineeri fees:
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_ �1 .211110-
sa)
a)Storm System Development charge (access only)( NA)
X
b) Storm System Development charge (sfr) $428Aot
X
C) Sewer LID fees to be paid.in full
X
_
d) Sewer Connection fee (new lots only) $730/lot
X
e) Water meter fee (based on 3/a")
$550/meter
y
f) Water Connection fee (new lots anl�) $948/10t
X
Traffic Impact Fee $840.72Aot $_
X Y
h) Plan Review fee $860
X
i) Plat inspection fee (2.2% of im rovement costs) $TSD
X
d
ENGINEERING PROGRAM MANAGER, CITY OF EDMONDS f)ATE
The Engineering requirements have been completed and the subdivision can be recorded.
Authorized for recording by: Date:
S:1ENGRTRiVATE DEVELOMENT PRO)ECTSWEVIEWISUBDIVISION LU & REQ`S\Short-P1ats\PLN2006-140 borgen plt.doc
revised: 11/15/05
Western
Engineers
W* Inc.
13000 Highway 99 South • Everett, Washington 98204
(425) 356-2700
SURVEYORS • PLANNERS • ENGINEERS
December 8, 2006
City of Edmonds Development Services
121 5th Ave No. �,�
Edmonds, WA 98020 �„
425-771-0220
Re: Setback Modification
Dear Planning and Development Services:
FAX (425) 356-2708
This letter is in response for the requirement for the 15 -foot rear setback for structures located in
the R-8 zoning district. Currently the Borgen Family is planning to do a two lot short plat on their
property located at 7718 203`d Ave SW. There in an existing residence on the site which the
family would like to keep with the short plat. The problem is that the single-family residence is
located in the central area of site making it very difficulty to meet the required setbacks and
dimensioning requirements for the current zoning.
In order to maintain existing features in the area the Borgen Family would like to request a
modification to the setback code in order to retain the existing house on site and maintain the
required dimensional requirements for the R-8 zoning. The modification would include a 12 -foot
setback, instead of the required 15 -foot, from the existing residence to the proposed lot line
between lots 1 and 2. The request would also include a small wooded deck (less than 30" from
grade) to be located inside the setback with an approximate dimension of 2.25 -feet to the
proposed lot line.
Also, with no association with the short plat, we would like to request a modification to the 7.5 -
foot side setback for the eastern side of the existing house. Currently the existing residence
sets approximately 5 -feet from the eastern boundary line of the site. In order to meet the
requirement, 2.5 -feet of the house would have to be removed.
Variance Applicant Declarations
1. Special circumstances. that require a variance for the project include the location
of the existing residence on site. The existing residence is currently located in
the south central area of the property making it very difficult to design a visually
appealing subd visionvith proportional lot sizes. ln..order to retain the existing
residence on site, and. to design new lots that are not extremely irregular' in
shape, a variance is needed to allow ;the,existing residence within the required .
rear setback.from.the proposed lot line.
2_ Granting of the variance would not be a grant of special privileges because the
variance is due to unique circumstances due to the location of the existing
residence on site. This type of variance would not be required if the house was
in a more northerly location, which would allow the southerly lot to be designed
more symmetrically and would easily meet the minimum lot sizes per zoning.
3. With the variance, the short plat still meets the requirements set by the
comprehensive pian with the required density and lot layout.
4. The variance is consistent with the zoning ordinance due to the short plat having
the required minimum lot sizes, dimensions and access width. The variance
would also allow the short plat to retain the existing house on site which
maintains part of the existing design features to the neighborhood.
5. The variance has no effect on loss of property value, scenic view or use of
surrounding properties. The variance would only internally affect the design of
the short plat and would have no effect on the neighboring properties.
6. The approval of the variance would allow the existing structure on site to be
located approximately 3 -feet inside the proposed 15 -foot rear setback for the
front lot. This would allow for better access, building design and make the
southerly lot more visually appealing to the neighborhood. If the variance is not
granted, the rear lot (southerly lot) would need to be designed to a more unusual
shape which would result in a poor building layout and an oddly shaped access
driveway.
In conclusion, the approval of the variance would allow the short plat to be design to
maintain existing features of the neighborhood (existing residence) and also provide a
more visually appealing lot layout and site design for the neighborhood.
If you have any questions regarding this letter, please contact me at 425-356-2700 or
email me at jessej@westernengineers.com.
Sincerely,
Jesse Jarrell
Project Manager
RAIDSERVER120Q6106745AlEngineednglSetback Modification Letter
January 1, 2007
7725 204th Place Southwest
Edmonds, Washington 98026-6855
Jen Machuga
City of Edmonds
Development Services/Planning
121 51h Avenue North
Edmonds, Washington 98020
Subject: File Number S-2006-140
Dear Jen,
z L f
Review of the proposed preliminary site plan filled by Borgen Family, LLC for a 2 lot
subdivision of the property located at 7718 2031d Street Southwest, demonstrates that the
current structure on lot 1 is located too far back on lot 1 to grant the requested
modifications to the City of Edmonds, Site Development Standards, for a single-family
residence of RS -8, for lot 2.
It was appropriate to grant the requested modifications for easement to lot 2 of the property
located at 7726 203,4 Street Southwest (S-2005-74), since structure on lot 1 did not require
modification for lot 2 to qualify for RS -8 zoning.
I am against the City of Edmonds, Development Services/Planting granting the
modifications requested by the Borgen Family, LLC secondary to the encroachment on
existing housing surrounding the property and issues that come with the proposed increased
density.
Please keep me informed of additional modification or changes to this application.
Thank you.
Sincerely yours,
Barry L. Dougfas
Barry L. Douglas
bld:07001
Attachment 6