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S-08-38 Staff Report.pdf���,����� � CITY �vmc ��m�/�^���n�v^�121 - 5TH AVENUE NORTH, EDMONDS, WA 98020 To: File No. S-2008-38 From: MacWga, Planner Date: July 75,2088 File: S-9008-38 Applicant: JJBF Properties LLC TABLE OF CONTENTS Section IINTRODUC11ON ........................ ...._.......,............... ......... .............. .......................... 2 /\ Application ... ....... ......... ....... ...................... —............. _... —... .......... --- ... ... --- ......... —2 B Decision ooSmhdhinion—... —... ............... -----...... ....... .............. _....... ....... --.... .2 U. 1lNl)INGS()F FACTANDCONCLUSIONS .............................................. ................. .3 A. Compliance with the Subdivision Ordinance _--.................... —... ..... .... ........... _................ 3 B . Compliance with the Comprehensive Plan ......................... —......... ---......... —_—_....... 5 C. Compliance with the Zoning Code— ... _......... ............. ............ —_—_------------..6 lQ. Compiomuowith the Flood plain Management Provisions ........................................................... —6 E� Environmental Assessment ... ........... ....................... ---...... ........... --_....... ......... ... _... ..... 6 F. Critical Areas ....... --....... ---_--------_----........... —........... 6 (}. Comments .... ............ ........ --------_—....... ............... ............ —....... —_-----_—..6 111. RECISAND APPEALS ........... --_---........................ ............... 6 & Request for Reconsideration ................... _-----_—_—_........ —.............. ......................... 6 B. Appeals ........... ---- ............ ........ ... ... --- ................... ........... ............._............. ..... ...6 C. Time Limits for Reconsideration and Appemm—... --- ... _... _.............. _.................. ............ -7 D/. LAPSE OF APPROVAL.. ................ V, N(yT}C]-,.'lYO C0UUN[rY ASST{SS[)R..... ...................... ................................................... 7 \n. �.......................................... —................................ ............. .............. 7 JJBF Properties 3 -Lot Townhouse Subdivision File No. S-2008-38 Page 2 of 7 h INTRODUCTION The applicant is proposing to subdivide one lot currently addressed as 21425 — 80"' Avenue West into three townhouse lots (Attachment 1), See the Zoning and Vicinity Map for reference (Attachment 2). The site is located in a Multiple -Family Residential (RM -2.4) zone that requires a minimum of 2,400 square feet of site area per dwelling unit, The proposed lot layout is shown on the subdivision map (Attachment 3). The applicant intends to demolish the existing single family residence and associated structures and replace them with a new 3 -unit townhouse building. Administrative design review has been conducted under File No. PLN -2008-0028. Cinder the subject application, the applicant has proposed a three -lot townhouse subdivision in order to create individual lots for each of the future proposed attached units on the subject property. A building permit for the 3 -unit townhouse building has not been applied for to date. A. Application 1. Applicant: JJBF Properties LLC 2. Site lsocation: 21425 — 8V' Avenue West (see Attachment 2). 3. Request: To divide one lot with a total area of 7,500 square feet into three townhouse lots in a Multiple -Family Residential (RM -2.4) zone (see Attachment 3), 4. Review Process: Following the Comment Period, Planning staff makes an administrative decision. 5. Major Issues: a. Compliance with Edmonds Community Development Code (ECDC) Section 16.30.030, site development standards for the RM -2.4 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. e. Compliance with Edmonds Community Development Code (ECDC) Section 21.100.040, definition of townhouse. 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 [lased 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. 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. 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. JJBF Properties 3-1,ot'l'ownhousc Subdivision File No. S-2008-38 Page 3 of 7 b) Remove all existing structures from the subject site. Obtain any necessary permits for the demolition. c) Make the following revisions to the plat: (1) Correct the lot areas of each townhouse lot so that the total of the three lots does not exceed the total area of the subject site. (2) Show all easements as required. (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. 5- 2008-38 in the City of Edmonds Planning Division." (4) Include on the plat all required information, including owner's certification, hold harmless agreement, and staff approval blocks. 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 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. Submit an updated copy of the title report (short plat certificate) with the documents proposed to be recorded. Please note that the updated title report must be prepared within 30 days of submittal. g) Submit evidence of the individual(s) authorized to sign on behalf of J.1BF Properties LLC. 3. 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 Condo/Townhome Building Permit" on Attachment 4. 4. Any future dwelling units constructed on the subject site must not overlap the internal property lines. 5. If the applicant receives building permit approval for the 3 -unit townhouse building prior to recording the townhouse subdivision, the proposed internal property lines may be shifted to accommodate for any slight changes to the locations of the common side walls joining each unit as long as all applicable townhouse subdivision criteria are still met. II. FINDINGS OF FACT AND CONCLUSIONS A. Compliance with the Subdivision Ordinance Introduction Setting: The subject property at 21425 — 80'x' Avenue West is located in the Multiple -Family Residential (RM -2.4) zone (Attachment 2). The surrounding properties to the north, south, and east are also zoned RM -2.4 and are developed with multi -family uses, while the properties to the east (across 80th Avenue West) are zoned Single Family Residential (RS -8) and are developed with single-family residences, Also located within the vicinity of the subject site is Edmonds Woodway High School, which is located within the Public (P) zone. b. Topography and Vegetation: The subject property is relatively level. The site contains typical residential landscaping, including grass and shrubs. The site does not contain any significant trees. JJt3P Properties 3 -Lot Townhouse Subdivision Pile No. S-2008-38 Page 4 of 7 C. Lot Layout: The proposed lot layout is shown on the subdivision map (Attachment 3). Lot l will be created on the northern portion of the property and Lot 3 will be created on the southern portion of the property, with Lot 2 in between Lots 1 and 3. The proposed lots will be accessed via individual driveways directly off of 80'x' Avenue West. 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). No apparent environmental resources are present on the site. 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. 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. Townhouse Subdivision Requirements (Lot Size and Layout) a. The proposal is for a three -lot townhouse subdivision. According to ECDC 21.100.040, a townhouse is a multiple dwelling unit meeting the following criteria: • No dwelling unit overlapping another vertically; • Common side walls joining units; • Not more than six dwelling units in one structure; • Coverage shall not exceed the aggregate coverage of the individual structures as defined in the zoning code; • Lot area per unit for purposes of subdivision may be as small as the coverage of the individual unit, so long as the overall density meets the zoning on the site. Portions of the site not subdivided for individual units shall be held in common by the owners of the individual units. Lots must be designed to contain a usable building area. Based on a review of the project, the analysis in this section, and the previous design review, each of the proposed townhouse lots is contains usable building area. Lot Sizes and Dimensions: Because this project is being developed as a townhouse subdivision, lot area per unit may be as small as the coverage of the individual unit, as tong as the overall density meets the underlying zoning of the site. For this project, the underlying density on the entire project site (RM -2,4) could yield a maximum of three dwelling units since the subject site is 7,500 square feet in size. The proposed townhouse lots are larger than the coverage of each individual unit and range in size from 2,401 to 2,556 square feet. As a result, the proposal meets this requirement, Setbacks: Typical setbacks for lots in the RM -2.4 zone are: Street setback: 15' Side setbacks: 10' Rear setback: 15' Using the townhouse subdivision model, the exterior of the project site must meet the underlying zoning setbacks. In this case, during building permit review for the proposed 3 -unit townhouse building, the exterior setbacks will be reviewed for compliance with the JJBF Properties 3 -Lot Townhouse Subdivision File No, S-2008-38 Page 5 of 7 underlying RM -2.4 requirements. With respect to internal setbacks, the lot lines will be placed at the common side walls joining each unit (zero lot lines). e. Lot Coverage: 1.) 45% maximum lot coverage is allowed in the RM -2.4 zone. 2,) The proposal will be reviewed for compliance with the 45% lot coverage requirement over the entire project site during building permit review/ Existing Structures 1 Encroachments: The existing single-family residence overlaps the proposed townhouse lot lines. Since units cannot overlap lot lines, the existing residence must be removed prior to recording. A lot cannot contain accessory structures if it does not contain a primary structure. Therefore, all accessory structures associated with the single- family residence must also be removed prior to recording. Dedications a. Per City Engineer's requirements, a street dedication is not required (Attachment 4). s. Improvements a. See Engineering Requirements (Attachment 4). S. 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. Nigh 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.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. C_ Goal. A broad range of housing types and densities should be encouraged in order that a choice of housing will be available to all Edmonds residents, in accordance with the following policies: C.2. Multiple. The City's development policies encourage high quality site and building design to promote coordinated development and to preserve the frees, topography and other natural features of the site. Stereotyped, boxy multiple unit residential (RM) buildings are to be avoided. 2. Compliance with. the Residential Development Goals and Policies: The proposal will establish the property lines for three new townhouse lots; however, it will not cause any changes in the density allowed on the original subject property. The overall proposal should not cause any adverse impacts and appears to be consistent with the residential development goals and policies. JJB Properties 3 -Lot Townhouse Subdivision File No, 5-2008-38 Page 6 of 7 C. Compliance with the Zoning Code The proposed townhouse subdivision complies with the provisions of the Zoning Code. See sections II.A.3 and ILAA of this document. D. Compliance with the Flood Plain Management Provisions 1. This project is not located in a FEMA designated Flood Plain. E. 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, F. Critical Areas Review Critical Areas Review Number: CRA -1997-0026 2. Result 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 No public comment letters were received during review of this proposal. XXL 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 20,100.01 O.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 rnust 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 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. JJBF Properties 3 -Lot Townhouse Subdivision Pile No. 5-2008-38 Page 7 of 7 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 VII. PARTIES OF RECORD Engineering Division JJBP Properties LLC 7631 -- 212t1' St. SW, Suite 100 Planning Division Edmonds, WA 98026 city of edmondsw -.. land use application ARCHITECTURAL, Msic,N ki-vPF ': :3 COMPREHENSIVE PLAN AMENDMENT p ❑ CONDITIONAL USF PERMIT Flu . LN ?00d30LONE g2L4/ z . HOME OCCUPATION DATE ��%O(�REC'D 131' FORMAL SUDDIVISION SHORT SUBDIVISION l"fl — RECEIPT= J LOT LINE ADJUSTMENT HEARING DATE Z] PLANNED RESIDENTIAL DFVF;LOP',-SENT OFFICIAL STREET MAP AM ENDNIENT HE '><rAPF ❑ PB ❑ ADB © CC Q STREET VACATION D RFIONE 'WI. SHORELINF PERMIT Q VARIANCE/ REASONABLE USE EXCEPTION * OTHER: PROPERTY ADDRESS OR i3OCATIOti PROJECT NAME (IF APPLICABLE) PROPERTY OWNER � l PHONE # ADDRESS�s L-NIAIL ADDRESS r < r/ Ax TAX ACCOUNT 70 D �d SEC. G TWP.a�% RNG. Dpi DESCRIPTION OF PROJECT OR PROPOSED USE l"2Ag Igq-7002-& VA1UF-R- APPLICANT��1� I��Lr�^ PHO\E�' � X5— —e-3 ADDRESS E-NIAH, ADDRESS FAX CONTACT PERSON/AGENT _ PHONE ADDRESS 1~-MAIE- ADDRESS _ — __w PAY, The undersigned applicant, and his/herlils 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 attorney's fees, arising frot3l any action or infraction based ill whole or part upon false, misleading. inaccurate or incomplete information funtislQ by the applicant, hls%herhts agents or entployecs. I By my signature, 1 certify that the information and exhibits herewith submitted are true and correct to the best of my knowledge and that I and authorized t e this )plication on the ellalfof the OAVner as listed below. SIGNATUREOFAPPLICAN'r/AGEN Ctf� -- DA"fF__�� Property Owner's Authorization By my signature, I certify that 1 have authorized the above Applicant/Agent to apply for the subject land use application, and grant my pe ' n for the public officials and the staff of the City of Edmonds to enter the subject property for the purposes mspe io apO posting attendant to this application. SIGNATURE OF OWNER DATE This application form was revised oil 1/27/00. To verify whether it is still current, call (425) 771.4220. Attachment I L:�UBRARYTLANFNTINGUorms & HandoulsTubtic tfandouts ,ind Use Applicationdm Ov 1 4 e No. S-2008-38 130 260 520 !TT!6jijiil!T!T! Feet 0 ak >�va mgr k5 k tiQ %sgH aw"= w �a- �ti8 �o W x1H1N « ra aw,cwia rwaRa �yt'N xa5 �x a u1]]S SO t-� WbCai� n IyJ wt��f- W7 « d 60OW�tf2Ka J1 • 90� hkSW w 6� 0. I__ 1 ! 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Attachment 3 CITY OF EDMONDS ENGINEERING REQUIREMENTS FOR SHORT PLATS Name: JJBF Properties File No.: PLN20080038 Reviewed by: Jeanie McConnell July 10, 2008 Address: 21425 80th Ave W Engineering Division Date Required as a Required as a Requirement Condition of Condition of Already Subdivision Condo[Townhome Satisfied Building Permit a) ". N/ .. A 1-1.1 .. .. ...... ..... .......... ........ ...... ............ .... .............. .... ........ .. . . a) Construct 18" curb & gutter along property frontage - 80th Ave W x b) Construct five-foot wide sidewalk to City standards along property frontage - 80th Ave W. x . . .. ... ........ X X X x ......... ... . ........ .... .. .. 80th Ave W-21425_pin20080038_JJBF_3 lot SP Attachment 4 Required as a Required as aCondition of Requirement Condition of CandalTownhome Already Subdivision Satisfied Building Permit 80th Ave W-21425_p1n20080038_JJBF 3 lot SP 2 of 3 .. - b) Providenew lateralCity's main n to with 6" cleanout tat the edge of right-of-way. way X d} Provide new 4" side sewer to individual lots. Where sewer service lateral is shared by more than one lot, it shall be 6". X e -. - -..... ........ - - --...... , .. Connect to public sewer system. X X 10.:_ Storm Sewer 5 stem 1m` ravemenis a) Provide a Stormwater Management report and plan. Compliance with ECDC 18.30 and 1992 Department of Ecology Stormwater Manual is X required. b) Construct privately owned and maintained storm detention system sized to provide adequate capacity for proposed future single family dwellings, associated impervious areas and street improvements in X accordance with ECDC 18.30. Storm detention system to be located on private property. c} ...... ............ ....... Connect all new impervious surfaces to detention system. _...... ......... X X d) .. ..... ......... Provide storm sewer stub to all proposed lots. X - Under round"Wirin :.., ... a) Required for all new services. X X .."."Exca�ation"and.Gradirt "e�r'lBC . a) Submit a grading plan as part of engineered site plan. X X b) Submit grading plan for foundations with building permit. X 13." a) Provide fire and aid address signage. X X 14 Surve Morlumentaton a) NIA 15.:�" <,... ;;:As»built �]ravtrin s er,C En"'ineer a) Required for all street and utility improvements. Provide an AutoCAD electronic copy and a hard copy to City. X X 16. .. O"ther"Re`" uirerrients " 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 _._........ X ......._...._..___._ e) Clustered mailbox location per Postmaster X fj Maintenance agreements X g) - - ...... ......... Traffic Impact Analysis . . X 80th Ave W-21425_p1n20080038_JJBF 3 lot SP 2 of 3 Required as a Required as aCondi#ion of Requirement Condition of CondolTownhorne Already Subdivision Building Permit Satisfied a) Storm development charge (access tract) N/ 6) Storm system development charge - per ESU's TBD X c) .. _ ........ ......... .. Sewer connection fee .. .._....... _.. _ . ..... TBD x d) Water connection fee TBD e) Water meter fee ...... TBD ............. ........... ... ... .. ... ... . . .. _._... X }� .... Traffic mitigation fee .... ..... .... ........... ..... ......... .................. .........- $582.00 x g) ............... Short Plat review fee ... ........ .........- $860.00 j{ .................... h) - — .. Inspection fee (22% of improvement costs) _ TSD X ......... - Oea,>h---BlG ga*ao, 2008 Isngineering Program Manager, CITY OF EDMONDS Date 80th Ave W-21425_pin20080038_JJBF_3 lot SP 3 of 3