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Staff Report w_attachments.pdfCITY OF EDMONDS 121 - 5TH AVENUE NORTH, EDMONDS, WA 98020 PLANNING DIVISION FINDINGS, CONCLUSIONS, AND DECISION To: File PLN -2009-0034 From: h"- C/L Mike Clugston, AICP Planner Date: November 17, 2009 File: PLN -2009-0034 Applicant: Mike Dedonker 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. Public Comments..............................................................................................................................6 III. APPEAL..............................................................................................................................6 IV. LAPSE OF APPROVAL.....................................................................................................6 V. NOTICE TO COUNTY ASSESSOR..................................................................................6 VI. ATTACHMENTS............................................................................................................7 VII. PARTIES OF RECORD.................................................................... .................... ..............7 ©edonke° Short Plat File No, Pt..N -2009-0034 Page 2 of 7 The applicant is proposing to subdivide one lot addressed as 22.104 95°1' Place West into two lots (Attachment 1). The site is located in a Single -Family Residential (RS -8) cone that: allows leas with a minimum area of 8,000 square feet. The proposed lot layout is shown on the subdivision map (Attachment 2), The bulk of the existing house will remain but the southernmost portion will be removed to allow access to the newly created lot in back, A. Application 1. App�licant: Mike Dedonker Site Location:. 22104 95th Place Fest 220TH ST SW2. 3. Reguest: To divide one lot with a total area of approximately 17,987 square feet into two lots in a Single -Family Residential (RS -8) zone. 4. Review Process: Following the Comment Period, Planning Staff makes an administrative decision. 5. Major Issues: a. Compliance with Edmonds Community Development Code (ECDC) Chapter 16.20, single family residential development 00 LU standards. < a_ b. Compliance with ECDC Title 18, public works requirements. LO c. Compliance with ECDC Chapter 224TH ST S 20.75, subdivision requirements, d. Compliance with ECDC Chapter 20.95, staff review requirements.. e. Compliance with ECDC Chapter City oj'Edmonds Zoning Map, November• 18, 008 23.40, critical areas requirements. Note: All code sections referenced in this report can be viewed via the City's website at. www.ci.edmonds.wa.us. 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. Retained trees must be protected during the development process according to ECDC 18.45.050.H. 2. Prior to recording, the applicant must complete the following requirements: a) Civil plans must be approved. In completing the civil plans, the applicant must address the Engineering, Division conditions listed "Required as a Condition of Subdivision" on Attachment 4. b) The southernmost 13' (approximately) of the existing residence on proposed Lot l shall be removed to allow for the creation of a 15' access easement to proposed Lot 2 and to comply with the 7.5' setback the remaining structure must maintain to the access easement. Demolition and remodel permits from the Building Division must be issued prior to removal of the section of structure and improvement of what remains. Dedonker Short Plat File No. PLN -2009-0034 Page 3 of 7 c) Make the following revisions to the plat: (1) 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. PLN -2009-0034 in the City of Edmonds Planning Division." (2) Include on the plat all required information, including owner's certification, hold harmless agreement, staff's approval block, a declaration of short plat, and dedications and maintenance provisions, as appropriate. (3) 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." 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. f) Submit an updated copy of the title report with the documents proposed to be recorded. 3. After recording the plat, the applicant must complete the following: a) Provide the City Planning Division with three copies of the recorded plat, with the recording number written on them. The City will not consider the subdivision complete until this is done. b) Complete the Engineering Division conditions listed "Required as a Condition of Building Permit" on Attachment 4. II. FINDINGS OF FACT AND CONCLUSIONS A. Compliance with the Subdivision Ordinance 1. Introduction a. Settin>Y: The subject property at 22104 95a' Place is located in the Single -Family Residential (RS -8) zone. It is entirely surrounded by similarly zoned and developed lots. b. Topography and Ve etg ation: The subject site is essentially flat. Vegetation on the parcel consists of typical residential landscaping, including grass, small trees, and shrubs. There are a handful larger single trees on the site, one of which is proposed to be removed (10" plum). Lot Layout: The proposed lot layout is shown on the preliminary plat map (Attachment 2). The bulk of the existing house will remain on Lot 1. Both proposed lots will be accessed via a shared driveway onto 951h Place 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). The existing trees on the site are considered to be environmental resources. Only one of the five trees on-site is proposed to be removed as part of the development of the property. Retained trees must be protected during the development process according to ECDC 18.45,050.H. b. Grading is limited because the site is relatively level. On-site improvements are not anticipated to exceed SEPA thresholds; however, specific grading details are reviewed with residential building permits. Dedonker Short Plat File No. PLN -2009-0034 Page 4 of 7 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 must be designed to meet current code and minimize off-site drainage impacts. All new impervious surfaces must be connected to an on-site detention system. e. Views in this location are local. It does not appear that they will be negatively impacted by this proposal. 3. Lot and Street Layout a. This criterion requires staff to examine whether 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, a two lot short - plat is a reasonable use of the property. b. Lot sizes and dimensions: Lot Area: Required Proposed Proposed Lot Area Gross sq. ft Nets . ft Lot 1 8,000 9,987 8,322 Lot 2 8,000 8,000 8,000 Lot Width: The required lot width in the RS -8 zone is 70 feet. The proposed lots meet this requirement. Safe Walls provisions: The subject parcel is primarily served by three area schools: Westgate Elementary, College Place Middle School, and Edmonds-Woodway High School. According to information available on the Edmonds School District website (Attachments 5 and 6), nearby bus stops exist for service to both the middle school and the high school. However, bus service is not available to Westgate Elementary since the parcel is within one mile of the school. There are no existing sidewalks north of the subject site on 95th Place West to 220th Street SW but there are sidewalks along 220th Street SW and a cross -walk at the intersection of 220'h and 96'x` Avenue West at the northeast corner of the Westgate Elementary grounds. 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 east property line Side Setback (7.5 feet) from the north property line and south access easement Rear Setback (15 feet) from the west property line Lot 2: All side setbacks (7.5 feet) Existing Structures / Encroachments: The bulls of the existing house will remain on Lot 1 with approximately the southern 13' of the structure being removed to allow for the creation of the access easement. A 6' wood fence surrounds most of what will be Lot 2 on the north, west and south. A 4' wood fence bounds the southern extent of Lot 1 while a 2.5' wire fence runs along the northern property line of Lot 1. The fence locations roughly approximate the parcel bounds but are not entirely accurate according to the survey (Attachment 2). b. Comer Lots: Neither lot is a corner lot. C. Flag or Interior lot determination: Lot 2 is a flag lot. Dedonker Short Plat File No, PLN -2009-0034 Page 5 of 7 d. Lot Coverage of Existing Buildings on Proposed Lots: After the southern portion of the existing house is removed, there will be approximately 12.5% lot coverage retraining on Lot 1 and zero lot coverage on Lot 2. Any future buildings or structures will be allowed to cover no more than 35% of each lot. 5. Dedications a. No dedications were required as part of this subdivision. 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 olicies: 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. 13.3. 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. 13.5. 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. 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 involves removing a portion of, but maintaining, an existing house on a fairly large lot and creating two smaller parcels. The new parcel will be able to support the construction of a new single family home thereby increasing the amount of available housing within the City. The natural environment presents few constraints to the redevelopment of this parcel with the exception of the need to remove a tree at the time of development. Dedonker Short Plat File No. PLN -2009-0034 Page 6 of 7 C. Compliance with the Zoning Code The proposed subdivision must 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 The proposed proj cot is not located in a 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 is proposed, 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 review of the civil plans, it is determined that more than 500 cubic yards of grading will be necessary, the City will require an Environmental Checklist to be submitted and will issue an Environmental Determination. F. Critical Areas Review 1. Critical Areas Review number: CA -2008-0124. Results of Critical Areas Reviews: The 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. Public Comments One public continent letter was received during the review of this proposal which is included as Attachment 7. 1. Alan and Jeanne Park (22128 95'h Place West) had a concern about the additional stormwater that would be generated by new impervious surfaces and the ability of the existing stormwater system to handle the new runoff. Staff Response: As noted in the Engineering Conditions (Attachment 4), a private stormwater detention system must be designed and installed that is connected to the City's storm system. Additional catch basins will be installed, as required, during the construction of the required frontage improvements. These improvements are designed to minimize the impact of stormwater from the new impervious surfaces created during the proposed development. III. APPEAL A party of record may submit a written appeal of a short plat decision within 14 days of the date of issuance of the decision. The appeal will 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. 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. Dedonker Short Plat File No. PLN -2009-0034 Page 7 of 7 VI. ATTACHMENTS 1. Land Use Application 2. Preliminary Plat Map 3. Preliminary Utility and Grading Plan 4. Engineering Requirements 5. Edmonds School District Transportation Web Query (College Place Middle School) b. Edmonds School District Transportation Web Query (Edmonds-Woodway High School) 7. Comment letter from Alan and Jeanne Park, received July 2, 2009 8. Certificate of Water Availability 9. Certificate of Sewer Availability 10. Notice of Application and Comment Period 11. Affidavit of Posting 12. Affidavit of Publishing 13. Affidavit of Mailing VII. PARTIES OF RECORD Mike Dedonker 515 0 Avenue North Edmonds, WA 98020 Mark Flury, P.E. Flury-Wyrick & Associates, Inc. 3409 McDougall Ave., #120 Everett, WA 98201 Planning Division Engineering Division Alan and Jeanne Park 22128 951h Place West Edmonds, WA 98020 z� city of edmonds JUN 03 2009 land use application DEVELOPPMENTSERVICE$ COUNTER ARCHITECTURAL DESIGN REVIEW FOR OFFICIAL USE ONLY COMPREHENSIVE PLAN AMENDMENT _ e CONDITIONAL USE PERMIT FILE # rY4P-� t7DgjrODZONE 75 HOME OCCUPATION DATE REC'D BY!�`� FORMAL SUBDIVISION FEE A ' ttl 0 RECEIPT #4q I i 7( SHORT SUBDIVISION HEARING DATE LOT LINE AWUSTMENT PLANNED RESIDENTIAL DEVELOPMENT HE STAFF PB ADB CC OFFICIAL STREET MAP AMENDMENT STREET VACATION REZONE SHORELINE PERMIT VARIANCE /REASONABLE USE EXCEPTION OTHER: PROPERTY ADDRESS OR LOCATION PROJECT NAME (IF APPLICABLE) PROPERTY OWNER I4IF.Ga641VDA66 Ct-OA/r'114< PHONE^ # S -9� -//--'77- ADDRESS 645 8oe1C� E-MAIL ADDRESS FAX # TAX ACCOUNT # SEC. c;�S' /T�WPP.. c? -?A/ RNG. Jam" .9 DESCRIPTION OF PROJECT OR PROPOSED USE APPLICANT �� ��� _ / PHONE # y+7S" ✓Yp��-r�/a�� ADDRESS __/.� i / r✓ -4 !r/• ���d/yJ0>, �✓q E-MAIL ADDRESS , f./ FAX # CONTACT PERSONIAGENT /t lhK1` ;aw>l PHONE # ADDRESS &Yo ,y�/ /{XIV A�GG/ r�+f1'cc E-MAIL ADDRESS x L. -z � �!r7 'a xxI 4 . &;w FAX It 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 attorney'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 tofil� plication on the behalf of the owner as listed below. SIGNATURE OF APPLICANTJAGENI DATE 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 inspection and posting attendant to this application. rip p �f SIGNATURE OF OWNER DATE!V , „ as - o rI This application form was revised on 1127/00. To verify whether it is still current, call (425) 771-0220. L:ILIBRARWLANNING1Forms & HandoutsWuhlic HandoutslLand Use Application.doc Attachment 1 PLN -2009-0034 Dedonker Short Plat Y - a NOlONIH SVM•SCINOW0330 ALID _ a3NN0030 30VONVO ONV 31fIW V'ld l2JOHS 2 E la ffi v o o 2J�1 �N0434 0 dVW 1V -Id iHOHS AHVNINIERld p - I 5 1— ------------ _ __ _ _ _ _ _ _ _ _ _ _ _ _ - --------'M3�tlldHl56 ------ m i Z N N — V O W co o� W � W .. ; W� C i Q Q W i 0 v I I I � I a a i � f as � 0 0 w.. m d Y � rnO > � v 3 ❑ I�x iN 4 4 3 E O 40 § a aEgEe�.,.fi X33offl €g ^a€ 0 a b= Q >o m aw� �a csng 5w'' aaYe o„ .P.io 0 :wz wa o w Taa zz eta= k ne Q.� iS'a4 �k n _ck� 1— ------------ _ __ _ _ _ _ _ _ _ _ _ _ _ _ - --------'M3�tlldHl56 ------ m i Z N N — V O W co o� W � W .. ; W� C i Q Q W i 0 v I I I � I a a i f as � 0 0 w.. m s Y ` NOISNIHSVM 'SON04NO3 3O A110 0. c � 'VHDAN003O30VONVOONV3NIW BAy" N u LVld 1bOHS c� R x 2J3>IN0034 € LL _ NVId JNKI"O ONV bilin AIHVNIWI132ld :. J -------------------------------------------- raa 'M 30Vld Hi96 o ------------a ,�------�--r-- `--- --------- k..4. a ION ❑ ird¢��b3 & a ce Es ¢ M 3 a esa �a W z o 1, I W o 8 a HE g j �d - a Iz a ` � s I n C o i I 3 8 I - I 1 K _Soo�YN 4 p 30 'c di 3a_M__ UI o -M O N nZ x 3 Q 3 K a YI 2 b O A y 3 OI €Z3 z &� Qn N 8 5 ¢ ¢ p 001 ❑ d=Gw m ted. W 5'k3 hk c w'� �� El El ❑"' ❑' ❑1° ❑'O ❑i fj LTJ / .l J -------------------------------------------- 'M 30Vld Hi96 o ------------a ,�------�--r-- `--- --------- TZ ------i------- --- — M --- W F= o 1, I W o 8 a bJ g - a Iz a ` � s I n C o i I _ 8 I - I 1 MEMORANDUM Date: November 16, 2009 To: Mike Clugston, Planner From: Jeanie McConnell, Engineering Program Manager Subject: PLN20090034, 2 lot Short Plat 22104 95t' PI W Engineering has reviewed and approved the preliminary short plat application for the Dedonker short plat at 22104 95t" P1 W. Preliminary approval shall not be interpreted to mean approval of the improvements as shown on the preliminary pians. Please find attached the Engineering Requirements for the subject development. The applicant will be required to satisfy these requirements as a condition of short plat approval. Once the Planning Division has approved the preliminary short plat, the applicant will be required to submit a full set of civil engineering plans addressing all short plat conditions. Plans are to be submitted to the Engineering Division. A civil plan review fee of $1000 is to be paid at the time of submittal. Thank you, Jeanie City of Edmonds Attachment 4 PLN -2009-0034 Dedonker Short Plat CITY OF EDMONDS ENGINEERING REQUIREMENTS FOR SHORT PLATS Name: Dedonker - 2 -lot short plat File No.: PLN20090034 Reviewed by: Jeanie McConnell Nov. 16, 2009 Address: 22104 95th PI W Engineering Division Date a) Private access road shall be shared by Lots 1 and 2. X i. Private access road shall be paved to 12.0' in width, plus 18" asphalt thickened edge or 6" concrete extruded curb may be used. ii. Slope of private access road and driveways shall not exceed 14% and shall be noted as such on the civils. iii. Cross slope of private access road shall not exceed 2% a) Provide on-site turnaround for Lots 1 & 2 to City Standards. IX a) Provide all easements as required. X b) Private access easement shall be 15 (fifteen) feet in width. X N/A ierr,J pIn20090034 Dedonker ENGR RQMNTS 1 of 3 Required as a Required as aCondition Requirement of Condition of SFR Building Already Subdivision Permit Satisfied Rig ht_=of WayDedication#or Public Streets "�. a) NIA 2 PubllcStreet ImP rovemen#s (Asphalt, curb, gutter aril sidewalks): a) Construct 18" curb & gutter along property frontage - 95th P! W. X b) Construct five-foot wide asphalt walkway to City standards along X property frontage - 95th PI W. c) 95th PI W to be widened along property frontage to provide for a minimum 12' lane from centerline of paved roadway to the face of the X curb. d) Cross slope of public road shall not exceed 2% _ e) Driveway entrance to be provided off 95th Pl W to City standards. X a) Private access road shall be shared by Lots 1 and 2. X i. Private access road shall be paved to 12.0' in width, plus 18" asphalt thickened edge or 6" concrete extruded curb may be used. ii. Slope of private access road and driveways shall not exceed 14% and shall be noted as such on the civils. iii. Cross slope of private access road shall not exceed 2% a) Provide on-site turnaround for Lots 1 & 2 to City Standards. IX a) Provide all easements as required. X b) Private access easement shall be 15 (fifteen) feet in width. X N/A ierr,J pIn20090034 Dedonker ENGR RQMNTS 1 of 3 Required as a Required as aCondition of Requirement Condition of SFR Building Already Subdivision permit Satisfied a) Applicant must meet requirements set forth by Olympic View Water Sewer District for connection to public water system. X b) Public hydrant spacing shall meet requirements of ECDC 19.25. X c) Provide water service stub to each Lot X d) Connect to public water system. X X e) Install storz adapter on existing fire hydrant. X a) Applicant must meet requirements set forth by Olympic View Water Sewer District for connection to public sewer system. X b) Provide new 6" service lateral from public sanitary sewer main to _. development with 6" cleanout at the edge of right-of-way. X �) Provide new 4" side sewer to Lot 2. X X d) Connect to public sewer system. X X 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 e) Connect to public storm system. X X f) Storm catch basins shall be installed in gutter flow line in 95th PI W, as X required, with construction of curb, gutter & sidewalk. a) Required for all new services. IX X a) Submit a grading plan as part of engineered site plan. I X I X b) Submit grading plan for foundations with building permit. X I a) Provide fire and aid address signage. I X a) a) Provide an as -built drawing of all street and utility improvements both in Awg format and a hard copy. X X f pIn20090034 Dedonker ENGR RQMNTS 2 of 3 Engineering Program Manager, CITY OF EDMONDS Aawem4e4,76, 2009 Date p1n20090034 Dedonker ENGR RQMNTS 3 of 3 Required as a Condition of Subdivision Required as aCondition of SFR Building Permit Requirement Already Satisfied 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 f) Maintenance agreements X g) Traffic Impact Analysis X A 1 a) Storm development charge (access tract) NIA b) Storm system development charge (1 new SFR) $428.00 X C) Sewer connection fee 0VWSD X d) Water connection fee OVWSD X e) Water meter fee - 314" meter OVWSD x f) Traffic mitigation fee (I new SFR) $849.72 X g) Short Plat review fee $1,000.D0 X h) Inspection fee (2.2% of improvement costs) TBD X Engineering Program Manager, CITY OF EDMONDS Aawem4e4,76, 2009 Date p1n20090034 Dedonker ENGR RQMNTS 3 of 3 Edulog's Web Query Street Address 22104 95TH PL W If eligible for the school; you can click a School Code to views a list of the school's stops available to the student, School Code 109 539 486 370 ISI Yage I of 2 Grade All Gravies . .. *Program *Middle School Activities and EWH Ga RESET Glick a School lame to see detalled school information. Challenge, Madrona, and Maplewood schools - enrollment is by application only. Please contact your local elementary school. -18 School Name WESTGATE ELEM *MADRONA SCHOOL - CHOICE EDMONDS WOODWAY HIGH COLLEGE PLACE MIDDLE Transportation Grades Eligibility Within walk distance of 01, 02, 03, 04, school 05, 06, K2, KA, KP 01, 02, 03, 04, Within walk distance of 05, 06, 07, 08, school K2, KA, KP, P, P1, P2, P3 Eligible 09, 10, 11, 12 Eligible 07,08 01, 02, 03, 04, 540 MAPLEWOOD COOP - CHOICE Eligible 05, 06, 07, 08, K2, KA, KP 541 CHALLENGE PROGRAM Eligible 01, 02, 03, 04, 05,06 ] 10 MD PRF., Eligible K2, KA, KP, P,P0, PI, P2, P3 For a map of the student, school; and stops, click the View the Map button. COLLEGE PLACE MIDDLE View the snap fLLJ Number Stop Time Stop Description Distance To Stop Bus Number Stop ID School Bell Time I 7:36 AM 220TH ST SW & 96TH AVE W 0.15 mi 39 370.039 8:00 AM 2 2:47 PM 220TH ST SW & 96TI-I AVE W 0.15 mi 39 370.039 2:30 Attachment 5 PLN -2009--0034 Dedonker Short Plat http://webquery. edmonds.wednet. edu/edulog/webquery/WebQueryRequestController?� tauiog's web query dulra e jj{ r 1. r A., 777 a . D Street Address 22104 95TH PL W If eligible for the school,.. you can click a School Code to view a list of the school's stabs available to the student. Grade All Grades To FRESET Click a School Name to see detailed school ` infori'rtetiai�. Yage I 012 *Program *Middle School Activities and EWH Challenge, Madrona, and Maplewood schools - eurollinent is by application only. Please contact your local elementary school. ., School Code School Name Transportation GradesGrades Within walk distance of 01, 02, 03, 04, 109 WESTGATE ELEM school 05, 06, K2, ICA, KP 01, 02, 03, 04, *MADRONA SCHOOI, - Within walk distance of 05, 06, 07, 08, 539 CHOICE school K2, KA, KP, P, PI, P2, P3 486 EDMONDS WOODWAY HIGH Eligible 09, 10, 11, 12 370 COLLEGE„GLACE MIDDLE Eligible 07,08 01, 02, 03, 04, 540 MA_.PLEWOOD COOP - CHOICE Eligible 05, 06, 07, 08, K2, KA, KP 541 CHALLENGE PROGRAM Eligible 01,02,03,04, 1,02,03,04,O5, 05,06 110 MD PRE Eligible K2, KA, KP, P,P0, Pl, P2, P3 For a map of the student school, and stops, click the View the Map button. EDMONDS WOODWAY HIGH I View the map Number Stop Time Stop Description Distance To Stop Bus Number Stop ID School Bell Time I 6:41 AM WESTGATE ELEM (ON 96TH) 0.19 mi 62 486.017 7:05 AM 2 2:02 PM WESTGATE ELEM (ON 96TH) 0.19 mi 62 486.017 1-50 Attachment 6 PLN -2009-0034 Dedonker Short Ma htt //web ue edrnonds.wednet.edu/edulo /web uer /Web ue Re uestController? �� q �'• g � Y Q rY 9 City of Edmonds Development Services Department l 121- 5th Ave. North VZO Edmonds, WA 98020 D cVE C Jut -K? 1009 0tAI&VT Re: t=ile #5-09-34 C064TER OEs To Whom It May Concern, Please see the attached letter dated 11-08-01. The same comments that were made in 2001 apply to the current sub -division cited above. The City of Edmonds determined, in 2001, to allow the sub -division to take place for that particular parcel of property. The investigation into that sub -division did, however, lead to an important determination by the City of Edmonds. Lyle Chrisman, Engineering Program Manager at the time, noted that 95th PI. W. could not handle additional water directed to it. His memorandum, dated 8 Jan 2002, notes that a pump was required to pump the water to 96th Pl. W. as well as the installation of a detention system in the event of a 100 -year storm event. As we all know, since 2001, there have been two "100 -year" storm events. The sub -division proposed with permit #5-09-34 will dramatically increase the amount of impervious surfaces which will be located approximately 180 feet north of our house. As noted in the attached document, our house is located in the low spot on 95th Pl. W. The decrease in natural surfaces to our north and northwest will decrease the availability of areas in which water can be absorbed into the earth. The so-called "set -back" lots have a perimeter of 7.5 feet on all sides from their property lines. As you are aware, the minimum lot size for this location is 8,500 square feet. With the addition of a house, garage, and driveway it is easy to calculate the loss of permeable surfaces. The City of Edmonds, in 2001, recognized their liability and responsibility to protect the existing houses in the neighborhood. We appreciate the expertise exhibited by Mr. Chrisman nearly eight years ago. Our hope and expectation is that the current staff will exhibit the same diligence in performing their duties as the above referenced permit is reviewed. Sincerely, Alan a='ne Park 22128 - 95" Pl. W. Edmonds, WA 98020 Attachment 7 PLN -2009-0034 Dedonker Short Plat Alan T. & Jeanne Park -comments File #5-2001-116 City of Edmonds Development Services Department 121 -5th Ave. North Edmonds, WA 98020 Attn. Meg Gruwell, Senior Planner Re: File #S-2001-116 11-08-2001 RECESVED NOV2I S, Dear Ms. Gruwell, DEVELOPMENT SERVICE This letter provides our comments in accordance with the Notice of Development Application & Decision for file number S-2001-1.16. We will refer to many of the documents in the official file by specific paragraphs or item numbers for your ease in reviewing our comments. Approval of the above referenced file will be in violation of a number of Edmonds Commercial and Development Codes (ECDC). We will reference some of the violations. Title 20.75.020 Purposes A. The City of Edmonds has approved the following subdivisions or developments in the ten years that we have lived here. No provisions have been made for the public safety and general welfare of the residents of the existing houses. For instance, the same streets exist and no sideways have been built on 220th SW, 940, Pl. W, 2241h SW, 9511, Pl. W, nor on 96i1, Ave. W. The addition of the following twenty-five (25) houses has increased the traffic flow on these streets. This increase of traffic has decreased the pedestrian safety. 9320-2201h St. SW. 22012 -94th Pl. W. 22014-941" Pl. W. 22018-941h PL W. 22022-941h Pl. W. 22024-9411 Pl. W. 22026-94t1, Pl. W. 9331.-22411 St SW 22225-951h Pl. W. 22308-951h Pl. W. 22320-9511 Pl. W. 2241.0-951h Pl. W. 22623-961h Ave. W. 22519-961 Ave W (construction in progress behind it) 2231.5-96t" Ave. W. 22311. -96th Ave. W. 22121 -96th Ave. W. (construction mi progress behind it) Alan T. & Jeanne Park -comments File #S-2001-116 22103-961h Ave. W. (construction in progress behind it) 22303-9911, A W. 22306 -99Th Pl. W. 22307 -99th Pl. W. 22312-99 1h Pl. W. 22315-99"' Pl. W. 22323-991h Pl. W. 22324 -99Th Pl. W. AM *111131 We have not seen the proposed land use paperwork but have been advised by a neighbor that a multi -family complex and additional houses are planned for the wooded area below the embankment where 2 24Th St. SW and 96Th Ave. W. meet. There may be other houses that have been built in the ten years we have lived here. We only noted the ones that we have noticed being built. We do not have the State of Washington statistics on the number of vehicles that are put on the road for every new home built in an area. it is safe, however, to estimate that there are a minimum of two vehicles in each of these twenty-five new homes. This estimate does not include the additional traffic on the streets generated by any visitors to the occupants of the homes. The City of Edmonds has also failed to provide sidewalks on any of the aforementioned streets. We have personally approached the City of Edmonds twice about sidewalks for this neighborhood because of the increased traffic and the safety of the school children walking to and from Westgate Elementary. In both instances we were advised that builders are allowed to put the money for sidewalks into a fund. We have never seen a financial statement showing us that the monies have been deposited and where the monies have been spent. Thus, part of our comments with this application process is to request a detailed accounting of all the monies deposited by the twenty-five aforementioned properties for sidewalks and its distribution. If the above referenced file is approved the City of Edmonds will be further jeopardizing the public safety of the current residents of the neighborhood. B. The City of Edmonds will fail to meet this portion of the ECDC if the application for subdivision is approved. This section OJ ' Alan T. & Jeanne Park-comuients File #5-2001-110 11-08-2001 specifically states that the purpose of the chapter is "To lessen congestion in the streets and highways " As previously stated in "A", the City of Edmonds has already failed to provide for the additional vehicles on the pre-existing streets when the City of Edmonds approved the prior subdivisions and developments in this neighborhood. The approval of yet another subdivision will only increase the City of Edmonds violation of this section and further the congestion on the streets of this neighborhood. C. The approval of this application will fail to meet this section also. The proposed subdivision lot is adjacent to our backyard. That is, our west property line meets its east property line. Our property is the lowest spot of the six lots in this area. That is, the two lots north and south of the proposed subdivision (as well as the proposed subdivision) and the lots directly to the north and south of our lot. Our house has never been flooded. When the hillside washed onto the railroad tracks in Edmonds a few years ago we did not flood. We did, however, have standing water in our backyard. We have a few areas in our back yard which are saturated through the winter months. The applicant's proposed drainage plan details a proposed spreader trench with drainage pipes draining directly into our backyard. The additional impervious surfaces of a house, garage, and driveway, along with the water collecting in the spreader trench will flood our house. Although the City of Edmonds requires a waiver of claims (Title 20.75.140 D.) from the owner, this waiver will not relieve the City of Edmonds from its liability as the City of Edmonds has been advised, prior to a subdivision and building that the area is unsuitable for building. Even if the applicant were to revise his drainage plan to a pump system proposal the flooding of our property would not be eliminated. Power outages are a fact of life in this area each winter. Thus, during a storm when the power when out the pump would be inoperable. And, the water would flow down (see law of gravity previously cited) to our lot. We have not seen the drainage plan for the lot north of the proposed subdivision so we are hopeful that the City of Edmonds took appropriate measures in that site to ensure we are not flooded from that building. We had previously advised the City of Edmonds of the flooding hazard in that subdivision also. S., Alan T. &Jeanne Park conwiems File #5-2001-116 11-08-2001 Title 20.75.080 General Findings This title specifies that the City of Edmonds must disapprove the application file #5-2001-116. Specifically it states, "A proposed subdivision may be approved only (italics added) if all (italics added) of the following general findings can be made for the proposal, as approved or as conditionally approved: A. Subdivision Ordinance. The proposal is consistent with the purposes of this chapter (as listed in ECDC 20.75.020) and meets all requirements of this chapter." The first parts of this letter have addressed how the application has failed to meet the purposes of ECDC 20.75.020, thus it must be disapproved. However, additional information will be provided in this letter. Title 20.75=055 Review Criteria A.1. A permanent restriction should be imposed on this lot to avoid impact on our lot. The laws of gravity will not change. Water runs downhill. Our lot is lower than the lot in question. A.3. The conditions that exist, i.e. the higher location of the subject property are hazardous to our property if the lot is subdivided and another house is built on the property. The applicant has specified that his plan is to subdivide and build a house on the new parcel. This section specifies that the subdivision shall be denied unless the condition can be permanently corrected. The law of gravity cannot be "corrected." The water table cannot be raised. Trucking in additional soil and attempting to raise our house and garage would not permanently correct the problem (nor would that means be cost effective for the applicant). AA. The proposal fails to meet this section. The drainage plan specifically increases off-site drainage impacts; it does not minimize them. B.S. The City of Edmonds has failed to meet this section in the twenty- five other new houses built in this neighborhood. We are going to make an assumption here that the City of Edmonds will once again leave this neighborhood with inadequate streets and no sidewalks. D.I. See B. 5. Title 20.75.090 Park land dedication A. The nearest park to our neighborhood is Yost Park. In the ten years we have lived here we have not seen any park or land dedicated for recreational use provided in this neighborhood. If the builders of the twenty-five homes provided "in -lieu of fee" instead of land, then it would appear that the City of Edmonds has Alan T. & Jeanne Park-conuaents File #5-2001-116 11-08-2001 again failed to meet Title 20.75.020. Purposes of the ECDC. That is, this neighborhood has not received additional recreational facilities nor dedicated land for parks. Title 20.75.140 Final plat -Required cerci ficates B. Although this section deals with final certificates, as taxpayers we are concerned about the way our tax dollars are spent. The application shows Howland Homes as the owner. The name Matt Howland is in parentheses after "Howland Homes." The Snohomish County Assessor's office shows Christopher Lopez as the owner (copy of Snohomish County information attached). The file copy of Fidelity National Title Company of Washington shows Christopher R. Lopez and Kimberly L. Lopez, husband and wife; and Matthew L. Howland and Meagan L. Howland, husband and wife as the owners. Our concern is that an application was accepted and worked without any proof required that the applicant was the owner. And, the records show that Howland Homes is not the owner. In addition, the fact that the applicant submitted the application under his builder's name gives the appearance of a nexus between builders and the City of Edmonds planning department. Additional areas worth commenting upon in regard to this application include some of the documents submitted by the applicant. Critical Areas Chedlist Site Information 7. The applicant has answered this question "no." The applicant purchased the subject property in August 2O01. He has no way of knowing if it has seasonal standing water. City Staff Use Only portion 4. Question not answered by the planner S. Question not answered by the planner b, Question not answered by the planner Determination Waived by the planner. We did not have sufficient time to research why the planner would waive a study. A simple drive past our house would have shown the planner the dip in the road (951 Pl. W.) in front of our house. This dip is another indication of how much lower our lot is than the surrounding lots. The road itself is a source of seasonal standing water already as is the city property situated between our property and 95th Pl. W. Additional impervious surfaces on the higher ground on 96" Ave. W. will adversely impact this area. It will also create a greater hazard to traffic and pedestrians. That is, cars swerve to avoid the standing W Alan T. & Jeanne Park-cormtients File #S-2001-115 11-08-2001 water and pedestrians must walk out into the road to avoid the water (see previously cited comments on the absence of sidewalks). City of Edmonds Development Information Property Owner The applicant lists the property owner as Howland Homes (Matt Howland). This discrepancy has already been addressed in this letter. Modification Request A. The applicant states that, "Other properties in the vicinity including the one directly to the north as well as a few lots to the south have been allowed to subdivide." The subdivision of property is not the equivalent of a precedent in a court of law. Even if an analogy is drawn by virtue of "precedent" every subdivision must be evaluated on its own ability to meet the ECDC. In addition, the City of Edmonds must review the total impact of increasing subdivisions. The City of Edmonds cannot approve a subdivision simply because other subdivisions have been approved. The City of Edmonds must comply with the Titles of the ECDC previously cited as well as the other Titles governing zoning, land use, and building codes (to name just a few). B. The applicant is incorrect in his assertion that he would not be granted a special privilege if his modification were accepted. The applicant would be allowed the special privilege of violating numerous sections of Title 20.75 of the ECDC (see previously cited Title sections). The applicant would also be granted a special privilege in being allowed to create a flood hazard to the pre- existing home (ours) to the east of the subject property. C. The applicant is incorrect in his assertion that the character of the neighborhood as seen from the street will be retained. The applicant has previously cited the new house being built on the north lot adjacent to the subject property. This new construction is visible from 95111 Pl. W. as well as from 9011, Ave. W. This visibility is due, in part, to the .lower elevation in this section of 951h Pl. W. The character of the neighborhood has been single story, single family residences. Large two story houses visible from over 200 feet away do not retain the character of a neighborhood. D. The applicant notes, "There is already an existing house on the lot that has proven over time to not be detrimental to the public health, safety and welfare or injurious to the property or improvements in the vicinity and same zone." The applicant's logic is flawed and inaccurate. The flaw in his assertion is that because one house does not harm surrounding properties two houses will not harm them either. The applicant has noted, in his request to use the existing driveway, that it will eliminate the need for an Fe Alan T. & Jeanne Park-con"cents File #S-2001-116 11-08-2001 additional driveway and thus reduce the percentage of impervious area The applicant has thus illustrated his awareness of the impact of impervious areas. We are, therefore, unable to comprehend his logic that two houses will cause no more harm than one house. He has already acknowledged that he knows two driveways cause more harm than one. His statement is inaccurate because he is apparently unaware of the flooding that took place sometime between approximately 1955 and 1959 when the property located at 22205-961h Ave. W. was built. The laws of gravity take priority over city and state laws. Extensive drainage work took place after that house was built. The City of Edmonds can check its archives if it chooses, to verify this fact or to determine the extent of the drainage work that was required. Short Subdivision for Howland Homes LLC Project Notes 1. The applicant notes, "All existing fences are to remain after development." The fence shown to the east of the property is, in some parts, over a foot within our property lines. His statement implies that he is leaving something "as is" when he, in fact, has no authority to remove our fence. The Growth Management Act of Washington (GMA) has been cited to us, and to our neighbors, by the planning department of the City of Edmonds. One of our neighbors was told the file in question had to be approved because "the state makes us." We will address the error in this assumption on the part of the planning department. We will show that the State of Washington does not require the City of Edmonds to approve this subdivision. In fact, the State of Washington does not require the City of Edmonds to approve future subdivisions of this neighborhood. RCW 36.70A.040 Who must pian The City of Edmonds' population is less than 50,000. Thus, we are a Urban Growth Area (UGA) under the GMA. RCW 36.70A.110 Comprehenstve Plans -- urban Growth UGXs are permitted a wide range of urban densities. Edmonds does not have to approve every subdivision application. In addition, Edmonds own zoning reap shows that this neighborhood is not a designated "high density" neighborhood. RCW 36.70A.130 Comprehensive pians - Review Amendments The City of Edmonds is not delinquent in this area. I cite this RCW statute only because it appears that the City of Edmonds is at a critical 7 Alan T, & Jeanme Park -comments File #S-2001-116 11-08-2001 junction, The automatic subdivisions and unmitigated growth cannot continue because the needs of the current citizens are not being met. RCW 36.70A,3201 Intent - Finding -1997 c 429-20(3) A sentence in this section refutes what my neighbor was told by a senior planner. The sentence is, "The ultimate responsibility for planning and implementing a county's or city's future rests with that community." The State of Washington is not making the City of Edmonds subdivide the lot behind our lot. It is not making the City of Edmonds subdivide this neighborhood. The State of Washington is not making the City of Edmonds congest the streets or keep this neighborhood without sidewalks. We respectfully request that the City of Edmonds disapprove the application for subdivision, file #S-2001-116. 11 Sincerely, M M®r I WIN Alan T. & Jeanne Park 22128-9511' Pl. W. Edmonds, WA 98020 10/19/2009 10.01 4255701 CL`dMPIC; VIEW WA1 Boob a co MEN DLYMM VM WATER 69WIA IMIMIMT , ... . =M e6naKsbr wRMN OM 7Y4 -7M John a I MP e'bmM1ft WA 9EDrQNf PNMT I. M MWK LOU t. MM. 4.LYMPIC YIL'W WA E'ER AND .SEArBi .� DIM "RICT CM71FICATE of WA=R AVAJUSILIaT,>s,' SQdirutA: to je eNoWbM exert &get flrdMitllt imk Owner's name_MikeDcdonker F„ phonerrmm6cr Ow er's mraMiTg addross 22164 95 Circle one: New Canatntrction Pemolition/New Construction Other flxplalrr)_Shaer Plat Propowd Use: __Single Family RcsidentiAl,,,., . Address grPrapero __ __,22104 ,Legal Descriptian., (jrins or type, attach separate)9W Snahomish Comnfy D� x Assemor ir Parael Number 00544200100600 PAGE 03/83 S to br b V' ltYatnr erx�3'e+airP_ 1�h'�ttrir� r t XService will he orvvided by meter drop -tri or water cw+nac DR ' to an n ,Mng ? _size waxer mole % ! Service►eJ11 require az�st+s>r+ irn/rrt�vernentlnvalvJ.�g: 0 Dwnar/Develuper rtgvfred hD enter mien E0er cion Agrremertt wJ11 011MSD to install a Mainline facJlitt+, d Other (Liescribe) Q The p,»pasga prnjedt is located withi;d the water �r3dc� area, howe++e+ service is not pYaitrrJiTe. OR 0 otker SffvkvAvalrablc Water so vice 0 available at the rare ofjlaw with a minimum of,20p a i, re .I draal, Thi' noarest hydrant is _teal away by vehietrfar travd. OFFLOW DUBA7"ION D tress than 1 oeo Rpm D I,exe than 1 hour O 1000 to 1500gpm D 1-2 hours e _ Uvre than 15008Prn � for more hours t7FfERAs7,v "D BY GI flow teat of __.,_ gent ,� Compvehea�sive Plant D eottrptrrer_ l&N fest of _ gpx 0 Other This 10 Rett app!!Mton for of apprV ai of wader service to the atte. A "roper spplicgo t must be tied %1h and axeted by t" DiMM bofvra service wilt? be qr-,Wad, VMv Yeclitty charges are required. Tbis certificmdon In valid only for the Brad idenilliai IrnerE _jmd -!-xpires after one year. �Lvh -C,-le Rik t7md�, atrmetdic vyery Nt & Sttvar ifriEt Da Attachment 8 PLN -2009-0034 Dedonker Short Plat 1011902085 10:01 4256701 CLYMPIC VIEW WAl PAGE 02103 �Batrstal wars OLYMPIC VIEW WATER i SEINER DI$TAICT . , .. , ... , . , ... , aai E W* Ph" (423) 77+TM JUM E Ekwor E WA 9802G- ai Fat I4= Scat BW Pa4tek L Un"t LOM L PMO CER TIFITC44 TE OF SEFffRAYAIELRAITY ecdoa dr to 6e engdettd by aonieea�f i 'Pte.r�r print witJk _ilk Oivnar s name Mice Deda*" Phone number ow w's mailtrw address -22104 95th Fl W ,. Circle oris, 11 ov Conmraction .. Demolition/New Oons't'uctmn Other (Grplairr)_$hort Plat".,_ Propomed use: Slagle F�t1y l{,crdcntla; Address ofI'r oparty _„ 22104 Pr Fl Legal ,Deserip410n: (print or type, attcch nepavate pag-0 if Snohvmish eaanry Tax A.Tjr sor'sparesl Nirmber__00544200100600 _.w,.,,,` _. DO NOT WRI77 BELOW THIS LINE -Srrvict will br provided cit the edge of that public rtgitt of way crcrjacsnr tohe property by connection to i< ax existing li 'sewer rr+uirr. OB p OwmrlDryeloper is rtquired to ani&r into F.Umrian AWWnterrt with OIyP Pic View Water and Sower District Io install a mainfint faculty e.tteritiorr of fhe O! Mp'`c Virw Water -9,.r;4T Sewer Dlstrict syartem to the p vpeny. OR 0 Service will be provided at the edge of a nearby public right of way and w -it require construction trf a privase atingle or rm lei -owner side xewr to the pr•opOly. rlNl.1R2R 0 Other (dmscribe) tithes Is not application for or approval of s e ricMce to tho1 each lot. A p , .r• aolcotion must he filed with and aoceptW by the 17isWc t before service %%Jp be provided. Sewer fadlfty► Char -ISO y for each unit are Mquired. An comment exists on she Property (6s+ar4e)- Thier CtnMcatlft it VAdioali; !or the rr,CMsrced us! and'14=06ed nwmer; *n ;I 4 sores aftr one year. 0 mcia; oiyWtc Vimw Water and z"cr mtarrtcs In n -I�49 %1DMngj0VDnt8%5HAp,M0-0E'R1Wrttr and Sewer avaaiiabi.lRYWOrm rower tram] �IXIOY.dee Attachment 9 PLN -2009-0034 Dedonker Short Plat ,.. C 1~ c � � o 'WPIZ .0 Cn a C - PZ A Q Cfitl11 (� w Y. y v 11C C o� (D 'Cl <„ 0 0 0 0 ti a � E p 0 p - W 03 -C7 a t ' 2 L � LU ' r- a) 2 2 cL 2 Attachment 10 a- Cr -0 = — - a) — U r . ,., 46 "C " C � y C cc CL J i a r4 44 d o o o a '° m 0 N N '� a a' C M Iss- zoo +Rt NAND .... Z _ CL U [� Q U. Q 0 0 0 0 0 m o a � Q w Q O a a ccs csr cis 0 1~ 'WPIZ Cn - PZ A Q ai (� w y v C o� (D 'Cl <„ a � 0 p - W 0 ' r- Attachment 10 p PLN -2009-0034 Dedonker Short PIc FILE NO.: S-09-34 APPLICANT: DEDONKER NOTICE OF DEVELOPMENT AFFIDAVIT OF POSTING STATE OF WASHINGTON) COUNTY OF SNOHOMISH) 1, Michael Clugston, first duly sworn, on oath, depose and say: That on the 17th day of ,nine 2009, the attached Notice of Application was posted as prescribed by Ordinance, and in any event, in the Civic Center and the Library, and where applicable on or near the subject property. r Signed Subscribed and sworn to before me this f� day of , Notary Pu.b& in and for th tate of Washington. Residing at � Attachment 11 PLN -2009-0034 Dedonker Short Plat Affidavit of Publication STATE OF WASHINGTON, COUNTY OF SNOHOMISH } S.S. RECT WED JUN 2 9 2909 EDMONDS CITY CLERK Account Name: City of Edmonds The undersigned, being first duly sworn on oath deposes and says that she is Principal Clerk of THE HERALD, a daily newspaper printed and published in the City of Everett, County of Snohomish, and State of Washington; that said newspaper is a newspaper of general circulation in said County and State; that said newspaper has been approved as a legal newspaper by order of the Superior Court of Snohomish County and that the notice Notice of Development Application ]Mike Dedonker File NO. S-09-34 a printed copy of which is hereunto attached, was published in said newspaper proper and not in supplement form, in the regular and entire edition of said paper on the following days and times, namely: June 17, 2009 and that said newspaper was regularly distributed to its subscribers during all of said period, Subscribed and sworn to before me this day of June, 2009 Notary Public in and the tate of) County. Account Number: 101416 17th x11 %Num6sr„� 0001653653 � c31 hr V ,� �:.� �• lIji OF Attachment 12 PLN -2009-0034 Dedonker Short Pie File Number: S-09-34 Applicant: DEDONKER NOTICE OF DEVELOPMENT AFFIDAVIT OF MAILING STATE OF WASHINGTON) COUNTY OF SNOHOMISH) 1, Diane M. Cunningham, first duly sworn, on oath, depose and say: That on the 17th day of June 2009, the attached Notice of Development Application was mailed as required to adjacent property owners, the names of which were provided by the applicant. Signed �,r - Subscribed and sworn to before me this �_ day of 'J-t0tIL c Notary- u . is in and for e State of Washington. Residing at (�' fi2,r�cS, Attachment 13 PLN -2009-0034 Dedonker Short Plat