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S-08-33 Staff Report.pdfCITY OF EDMONDS 121 - 5TH AVENUE NORTH, EDMONDS, WA 98020 PLANNING DIVISION FINDINGS, CONCLUSIONS, AND DECISION To: File No. S-2008-33 From: Jennifer Ma a, Planner Date: June 12, 2008 File: S-2008-33 Owner: Edward Caspers Applicant: Tri -County Land Surveying Co. TABLE OF CONTENTS Section Page I. INTRODUCTION............................................................................................................... 2 A. Application.......................................................................................................................................2 B. Decision on Subdivision...................................................................................................................2 II. FINDINGS OF FACT AND CONCLUSIONS................................................................... 3 A. Compliance with the Subdivision Ordinance....................................................................................3 B. Compliance with the Comprehensive Plan........................................................................................ 5 C. Compliance with the Zoning Code.................................................................................................... 6 D. Compliance with the Flood Plain Management Provisions............................................................... 6 E. Environmental Assessment............................................................................................................... 6 F. Critical Areas Review.......................................................................................................................6 G. Comments......................................................................................................................................... 6 III. RECONSIDERATIONS AND APPEALS..........................................................................6 A. Request for Reconsideration.............................................................................................................6 B. Appeals............................................................................................................................................. 7 C. Time Limits for Reconsideration and Appeals.................................................................................. 7 IV. LAPSE OF APPROVAL.....................................................................................................7 V. NOTICE TO COUNTY ASSESSOR..................................................................................7 VI. ATTACHMENTS:..............................................................................................................7 VII. PARTIES OF RECORD......................................................................................................7 Edward Caspers File No. S-2008-33 Page 2 of 7 L INTRODUCTION The applicant is proposing to subdivide the site addressed 216 Gaspers Street, into two lots (Attachment 1). This subdivision has been previously approved under File No. S-1992-233; however, the owner wishes to remove a condition placed on the previous approval restricting access from being allowed off of 3`d Avenue North. Pursuant to ECDC 20.75.110(13), "an application to change a final plat that has been filed for record shall be reviewed in the same manner as a new application." Therefore, in order to seek approval to remove the condition restricting access from P Avenue North, the owner has applied for this change in the same manner as a new short plat application. The site is located in a Single -Family Residential (RS -6) zone that allows lots with a minimum area of 6,000 square feet. A Zoning and Vicinity Map is provided for reference (Attachment 2). The proposed lot layout is shown on the subdivision map (Attachment 3). The existing house and detached garage are proposed to be retained on Parcel A. A. Application 1. Owner: Edward Caspers 2, Applicant: Tri -County Land Surveying Co. 3. Site Location: 216 Caspers Street (Attachment 2) 4. Request: To divide the subject site with a total area of 22,466 square feet into two lots in a Single -Family Residential (RS -6) zone (see Attachment 3). 5. Review Process: Following the comment period, Planning staff makes an administrative decision. 6. Major Issues: a. Compliance with Edmonds Community Development Code (ECDC) Section 16.20.030, site development standards for the RS -6 zone. b. Compliance with Edmonds Community Development Code (ECDC) Title 18, public works requirements. c. Compliance with Edmonds Community Development Code (ECDC) Section 20.75, subdivision requirements. d. 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.ei.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: 1. 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 as a Condition of Subdivision" on Attachment 4. b) Make the following revisions to the plat: (1) Provide the gross and net areas of both lots. The net area of each lot must remain over 6,000 square feet as required by the RS -6 zone. Edward Caspers File No. S-2008-33 Page 3 of 7 (2) If setbacks are to be included on the final plat, correct the setbacks shown to reflect those shown in Section II.A.4 of this document. (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 No. S- 2008-33 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. c) Make sure all documents to be recorded meet the Snohomish County Auditor's requirements for recording, including all signatures in black ink. d) 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. e) 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 as a Condition of SFR Building Permit" on Attachment 4. II. FINDINGS OF FACT AND CONCLUSIONS A. Compliance with the Subdivision Ordinance 1. Introduction a. Setting: The subject site at 216 Caspers St. is located in the Single -Family Residential (RS -6) zone (Attachment 2). The site contains an existing one-story residence with an attached single -car garage and a detached three -car garage. The surrounding properties to the south, east, and west are also zoned RS -6 and are developed with single-family residences. The surrounding properties to the north are zoned RS -12 and are developed with single-family residences. Tonoeranhv and Vegetation: The subject site is relatively flat. Vegetation consists of typical residential landscaping, the majority of which is lawn. Approximately six large trees were recently removed from the site. Lot Layout: The proposed lot layout is shown on the subdivision map (Attachment 3). Parcel A will be located on the western portion of the subject site, and Parcel B will be located on the eastern portion of the site. The existing residence and detached garage will remain on Parcel A. Parcel A will be accessed off of both Caspers St. and 3rd Ave. N, and Parcel B will be accessed via a shared driveway with Parcel A off of 3rd Ave. N. 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 site previously contained approximately six large trees; however, these trees were recently removed. Since the subject site does not contain any critical areas, and since it was previously subdivided into two lots under File No. S-1992-233 and the subject application is only to remove a condition of the previous 3. 4. Edward Caspers File No. S-2008-33 Page 4 of 7 subdivision, the removal of these trees was exempt from tree cutting permit requirements. There are no other apparent environmental resources on the site. b. The proposal minimizes grading because the subject property is relatively level. C. No known 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. Lot and Street Layout a. This criterion 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 review of the project and the analysis in this section, staff agrees that a two lot sbort-plat is a reasonable use of the property. b. Lot sizes and dimensions.- Lot imensions: Lot Area: Required Proposed Proposed Lot Area Gross sq. ft. Nets . ft. Parcel A 6,000 12,013 12,013 Parcel B 6,000 10,453 *See Below *Note: The preliminary plans do not indicate the proposed net area for Parcel B; however, the proposed shared access easement and turnaround on Parcel B are approximately 1,150 square feet, which would make the net area of Parcel B approximately 9,300 square feet. A condition of approval has been added to this determination requiring the applicant to indicate the net area of both lots on the final plans. The net areas of both lots must be shown to be above 6,000 square feet each prior to recording. Lot Width: The required lot width in the RS -6 zone is 60 feet. Both lots meet this requirement. 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 -6 zone, setbacks for the lots should be as follows: Parcel A: Street Setback (20 feet): Side Setbacks (5 feet): Rear Setback (15 feet): Parcel B: Street Setbacks (20 feet): Side Setbacks (5 feet): From the northern property line. From the western and eastern property lines. From the southern property line. From the northern and eastern property lines. From the western property line and the northern boundary of the shared access easement. Existing Structures / Encroachments: The existing residence and detached garage are proposed to be retained on Parcel A. The existing residence does not meet the minimum required 5 -foot side setbacks from the western property line of Parcel A. Additionally, the existing detached garage does not meet the minimum required 15 -foot rear setback from the southern property line of Parcel A. However, the establishment of the new property line location between Parcels A and B would not further reduce these existing setbacks. Edward Caspers File No. S-2008-33 Page 5 of 7 b. Corner Lots: Parcel B is considered a corner lot. C. Flag or Interior Lot Determination: Neither lot is considered to be a flag lot. d. Lot Coverage of Existing Buildings on Proposed Lots: 1.) 35% maximum Iot coverage is allowed in the RS -6 zone. 2.) According to Snohomish County Assessor's records, the existing house covers 1,849 square feet, the attached garage covers 252 square feet, and the detached garage covers 792 square feet. This would result in a total coverage of 2,893 square feet, which is approximately 24% of the net area of proposed Parcel A. Parcel B does not contain any structures; therefore, Parcel B will have 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. Per City Engineer's requirements, a street dedication is not required. (Attachment 4). 6. Improvements a. See Engineering Requirements (Attachment 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: 13.5.d. Private property must be protected from adverse environmental impacts of development including noise, drainage, traffic, slides, etc. 8.6. Require that new residential development be compatible with the natural constraints of slopes, soils, geology, vegetation and drainage. Edward Caspers File No. S-2008-33 Page 6 of 7 2. Compliance with the Residential Development goals and policies: The proposal will retain the existing house that was constructed in 1954, according to Assessor's records, and will allow 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. Compliance with the Zoning Code 1. If approved, the proposed subdivision will comply with the provisions of the Zoning Code. See sections II.A.3 and II.A.4 of this document. D. Compliance with the Flood Plain Management Provisions 1. The proposed project is not located in a Flood Plain. E. Environmental Assessment 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. F. Critical Areas Review Critical Areas Review Number: CA -2005-0098. Results of Critical Areas Review: 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. G. Comments One public comment letter was received during review of this proposal and is included as Attachment 5. Betty Mueller stated that there is heavy traffic along 3rd Ave. N in the vicinity of the subject site and inquired whether the vehicles accessing the subject site off of 3rd Ave. N will be able to turn around on-site before exiting back to Yd Ave. N. Staff Response: The Engineering Division has reviewed the subject application for compliance with engineering and sight distance standards. The engineering requirements state that on-site turnarounds must be provided on both lots (Attachment 4). 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 20,100.010.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. Edward Caspers File No. S-2008-33 Page 7 of 7 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 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 20.075.100 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 / Zoning Map 3. Subdivision Map 4. Engineering Requirements 5. Comment Letter from Betty Mueller VII. PARTIES OF RECORD Edward Caspers 216 Caspers Street Edmonds, WA 98020 Tri -County Land Surveying Co. 4610 — 200" Street SW Lynnwood, WA 98036 Planning Division Engineering Division Betty Mueller 209 Caspers St. Edmonds, WA 98020 city of edmonds land use application O ARCHITECTURAL, DESIGN REVIEW ❑ COMPREHENSIVE PLAN AMENDMENT ❑ CONDITIONAL USE PERMIT U HOME OCCUPATION © FORMAL SUBDIVISION SHORT SUBDIVISION © LOT LINE ADJUSTMENT ❑ PLANNED RESIDENTIAL DEVELOPMENT ❑ OFFICIAL STREET MAP AMENDMENT ❑ STREET VACATION ❑ REZONE ❑ SHORELINE PERMIT ❑ VARIANCE I REASONABLE USE EXCEPTION ❑ OTHER: FILE # -S- bZ ; ZONE �ZS-G DATE 56 d g RECD BY C -5 -c, FEE %4 0 RECEIPT# HEARING DATE ❑ HE ;�ITAFF ❑ PB Q ADB ❑ CC PROPERTY ADDRESS OR LOCATION 21 b C ISE1?I 5 IST g ?0 20 PROJECT NAME (IF APPLICABLE) PROPERTY OWNER EC wnor et -le'S PHONE# 7 5— D ADDRESS 2 1 Lo Cl 51D P Y S 0/v] a tim S✓� �0 4y E-MAIL ADDRESS �� .IrIAT ed (0 V If+rl ZOA) FAX # a, 03 2 you -:�Ln 1 1 0 0 - TAX ACCOUNT # C7 Z O 0 2 012-00 SEC. ^TT TWP. 7 RNG, © 3 DESCRIPTION OF PROJECT OR PROPOSED USE C D 0 S d L. T -So AS o W Q i21 V I') y -oVim. N< - APPLICANT OJIJ2YND SU{;VL' Nv �n.11 PHON£# ZS 77(, A• 2-" ADDRESS �-16)D 2G04 ST SW Sol 11- /7 9r?',136 E-MAIL ADDRESS FAX # -72L 125"-0 CONTACT PERSON/AGENT PHONE # 25- 775 1.3Y 0 ADDRESS 170! D ,MlCt4Ap-1S %ic� !✓h570Nr/yylD r alfaU1 -755D E-MAIL ADDRESS �-5-1r Cs7�-S}tred �, el1,Z-0N , /V--1 FAx# �{�5 7'%`a^ I34fn _ The undersigned applicant, and his/her/its heirs, and assigns, in consideration on the processing of the application agrees to release, indemnify, defend and hold the City of Edmonds harmless from any and all damages, including reasonable attomey's fees, arising from any action or infraction based in whole or part upon false, misleading, inaccurate or incomplete information furnished by the applicant, his/her/its agents or employees. By my signature, I certify that the information and exhibits herewith submitted are true and correct to the best of my knowledge and that I am authorized to file this application on the behalf of the owner as listed below. SIGNATURE OF APPLICANT/AGENT _� ���� ���'� - DATE 3 --0F Property Owner's Authorization By my signature, I certify that I have authorized the above Applicant/Agent to apply for the subject land use application, and grant my permission for the public officials and the staff of the City of Edmonds to enter the subject property for the purposes of ins ection and posting attendant to this application. SIGNATURE OF OVINER DATE _ �'' Z OR. This application form was revised on 1/27100, To verify whether it is still currant, call (425) 771-0220. Attachment 1 L'.ILIBRARYIPLANNINGSFortns & HandoutsVubhc HandoutsNLand Use Application.doc R (d�Y'Wt CSV3W tL �T CAdHVr9U /7�A�CT.86a0N LV :ll\Y UKZ � � O Z O 3 p 0 t"�mW IL M f 4 rr Z 0U2t� IL z = Z' p �3�a os � M •- N O •� a"; iq lG O } ZU) V1 N H .4 O ZU y yy O v m 0 N �o Z� ipSl $123Qrc3 ry r z O — O N 9=_ pop�� 7�N ry[yVOpNp a j�Z w0 of 4 f `y„>•yY $� @ p 9 m W.0 a, s 1 � N o-. Z tm tj� oN O a3 n W 3 p 0 t"�mW f 0U2t� � m �3�a os � M •- N O •� a"; iq lG O • ooE. 0 i .4 m n0 N NN R N y yy a ipSl $123Qrc3 x� F- 6 9=_ pop�� 7�N ry[yVOpNp a j�Z w0 of 4 f `y„>•yY $� @ p 9 m W.0 o-. Z yj =W r oN O a3 n y am Y! Nqmzo a _ 1@!2o❑ o ®Bao 2#N!W/I � �m ? O9Z N� m 4 yy V 32 �.FF Wv O j�yj rq �m <NW0 O�rp 4D O fpT.1��1�3 NZ 3 $ z q €Si1 K f5.. a Lim �W3 Qo'd =10 aZZ O i, IOf:i� 41W 4\\�Sl�ZZ�$m d( ( b Oft" g�yym z VIJ ofl CITY OF EDMONDS ENGINEERING REQUIREMENTS FOR SHORT PLATS Name: Caspers - 2 -lot short plat File No.: PLN20080033 Reviewed by: Jeanie McConnell _ June 5, 2008 Address: 216 Caspers Street Engineering Division Date Gaspers St-216_pIn20080033_Gaspers_2 lot SP rgmnts_060508 1 of 3 Attachment 4 Required as a Condition of Subdivision Required as aCondition of Requirement SFR Building Already permit Satisfied a) NIA ,t7pr� m^" x . iP;y. tea g�ur ani s� _Ike _ .�T �` 5.s.---Y-.-.w .....�,.. _, ...r -Wv-::=�'.�i`:'-, ..�. ...• ^^.gITR-"^Y,e a) Curb, Gutter & Sidewalk on Caspers St & 3rd Ave ld X N.ems.-&_11]7+�Uem�ifis a) Parcel A shall maintain access from Caspers St. X b) Parcel A & B shall share a private access road, with access from 3rd Ave N. Driveway entrance to be provided to City standards X ** Note 1** i. Private access road shall be paved a minimum 12.0' in width, plus 18" asphalt thickened edge or 6" concrete extruded curb may be used. X li. Slope of private access road and driveways shall not exceed 14% and shall be noted as such on the plans. X X ill. Cross slope of private access road shall not exceed 2% X a) Provide asphalt or concrete driveway approach from 3rd Ave N to Parcel B. X ** Note 1** _4 w �._�. .......�t��°L3�"i'L1arWQU'' �-�--tea;=�;,-•. � �� _ � - - a) Provide on-site turnaround for Parcel A to City Standards. X b) Provide on-site turnaround for Parcel B to City Standards. X _ Cit. "tt =� g a) Provide all easements as required. X b) Private access easement shall be a minimum 15 (fifteen) feet in width. X N/A 570... P, I a AVil: =" NIA a) Provide water service stub to Parcel B X ** Note 1** b) Connect to public water system. X X Gaspers St-216_pIn20080033_Gaspers_2 lot SP rgmnts_060508 1 of 3 Attachment 4 Gaspers St-216—pIn20080033_Caspers_2 lot SP rgmnts_060508 2 of 3 Required as a Condition of Subdivision Required as a Condition of SFR Building Permit Requirement Already Satisfied a) Provide 6" sewer service lateral to serve Lot B, with a 6" cleanout at the right-of-way line. Where sewer service lateral is shared by more than one lot it shall be 6". X b) Provide 4" sanitary side sewer to Parcel B. x X c) Connect to public sewer system. x X �i_17Pf�1Tf._..`�.— a) Provide a Stormwater Management report and plan. Compliance with ECDC 18.30 and 1992 Department of Ecology Stormwater Manual is required. x X b) Construct privately owned and maintained storm detention system sized to provide adequate capacity for impervious areas associated with the proposed development, in accordance with ECDC 18.30. Storm detention system to be located on private property. x c) Construct privately owned and maintained storm detention system sized to provide adequate capacity for proposed single family dwelling and associated impervious areas in accordance with ECDC 18.30. Storm detention system to be located on private property. X d) Connect all new impervious surfaces to detention system. x X e) Provide storm sewer stub to Parcel B. X ** Note 1** f) Connect to public storm system. X X ** Note 1** a) Required for all new services. X _1,2. , __- � . �rrra�rro ancr-Cra;►r't- � _ � -; �: =_��__ � �� � ��• � �--�-V-�..�,_.,�W a) Submit a grading plan as part of engineered site plan. X X b) Submit grading plan for foundations with building permit. X ...-.. a) Provide fire and aid address signage. .ems_. X . 1�* .. a) NIA _ r- a) Required for all street and utility improvements. Provide an AutoCAD electronic copy and a hard copy to City. X X ** Note 1** a) Plat showing lots, easements, legals, survey information X X b) Legal documents for each lot X c) Field stake lot corners (by professional surveyor) X d) Field stake utility stubs at property lines •Y Gaspers St-216—pIn20080033_Caspers_2 lot SP rgmnts_060508 2 of 3 g6MVi4-1-""U1e& Engineering Program Manager, CITY OF EDMONDS fianev 5, 2008 Date ** Note 1 ** An easement agreement is being established between the owner of the subject property and the City of Edmonds for street and sidewalk improvements in conjunction with the City's Caspers, Ninth Ave and Puget Drive Walkway Project. In exchange for the required easement areas, the City of Edmonds will satisify short plat conditions as indicated within these engineering requirements. Inspection fees will not be collected for those improvements to be completed by the City. If the City fails to obtain the required easement areas and/or the Caspers, Ninth Ave and Puget Driveway Walkway Project is not constructed, these requirements will become the responsibility of the property owner as a condition of a subdivision. Gaspers St-216_*20080033_Caspers_2 iot SP rgmnts_060508 3 of 3 Required as a Condition of Subdivision Required as a Condition of SFR Building permit Requirement Already Satisfied e) Mailbox location for Parcel B per Postmaster X f) Maintenance agreements X g) Traffic Impact Analysis X a) p rge (access tract) Storm development charge NIA b) Storm system development charge $428.00 X c) Sewer connection fee $730.00 X d) Water connection fee $908.00 X e) Water meter fee - 3/4" meter $550.00 X f) Traffic mitigation fee per SFR (1 new) $840.72 X g) Short Plat review fee $860.00 X h) Inspection fee (2.2% of improvement costs) TBD X ** Note 1 ** g6MVi4-1-""U1e& Engineering Program Manager, CITY OF EDMONDS fianev 5, 2008 Date ** Note 1 ** An easement agreement is being established between the owner of the subject property and the City of Edmonds for street and sidewalk improvements in conjunction with the City's Caspers, Ninth Ave and Puget Drive Walkway Project. In exchange for the required easement areas, the City of Edmonds will satisify short plat conditions as indicated within these engineering requirements. Inspection fees will not be collected for those improvements to be completed by the City. If the City fails to obtain the required easement areas and/or the Caspers, Ninth Ave and Puget Driveway Walkway Project is not constructed, these requirements will become the responsibility of the property owner as a condition of a subdivision. Gaspers St-216_*20080033_Caspers_2 iot SP rgmnts_060508 3 of 3 O N U_ 00 Qo r.L N N �� a3 C0 /E /0, CL v J 0 v 4t Q? 0 N >Z� 0 o ai o p z 0 0 a 3 n �. C O o fi Am :U 3 a c Cu C 3 o O - o & 3 C O N U_ 00 Qo r.L N N �� a3 C0 /E /0, CL v J 0 v 4t Q? 0 N >Z� 0 o ai o p z 0 0 .i d di w ZH Oo i v M' oann a a ZL. _ O a 3 n �. 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