StaffReport_S-2008-37+Attachments.pdf
CITY OF EDMONDS
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121 5 Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
PLANNING DIVISION PRELIMINARY REVIEW
FINDINGS, CONCLUSIONS, & DECISION
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Project:
Reimer 3 Lot Short Subdivision at 8805 220 Street SW (RS-8)
File Number:
S-2008-37
Date of Report:
January 29, 2009
From:
____________________________
Gina Coccia, Associate Planner
I.INTRODUCTION
A.SUMMARY OF APPLICATION:
The applicant is proposing to subdivide one lot
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(currently addressed as 8805 220 Street SW) into three lots and to retain the existing house
that was constructed in 1956 (Attachment 2). The applicant has requested a modification to
the setback standards to allow the existing house to remain in its current location at
approximately 30’ from the west property line where 35’ is required due to the location of the
new 20’ ingress/egress easement (Attachment 3). The property is located in the Single-
Family Residential (RS-8) zone that allows lots with a minimum area of 8,000 square feet
(Attachment 1). The proposed lot layout is shown on the Preliminary Short Plat Map
(Attachment 4). The following report discusses staff’s findings, conclusions, and decision.
B.DECISION OF SUBDIVISION:
Based on the Findings of Fact, Conclusions, and Exhibits
attached to this report, the following decision is issued by the City of Edmonds Planning
Division.
The subdivision, as proposed, is granted PRELIMINARY APPROVAL with the
following conditions:
1.
Prior to submitting documents to the Planning Division for “Final Review,” the applicant
must complete the following:
a.
Civil plans must be approved by the Engineering Division prior to recording.
Complete the Engineering Division’s conditions listed “Required Prior to Recording”
on the Engineering Requirements matrix (Attachment 5).
b.
Respond to the Fire Department conditions (Attachment 6). Because the driveway to
Lot 3 exceeds 150 feet, please either (1) add a turn-around, or (2) be aware that an
NFPA 13D fire sprinkler system will need to be installed in the house built on Lot 3.
If a turn-around is chosen, please make sure that all development standards can still
be achieved (lot area, lot width, setbacks, etc.).
c.
Make the following revisions to the map:
Reimer 3-Lot Short Subdivision
File Number: S-2008-37
i.
Provide easement and maintenance provisions for all new easements.
ii.
Add the following statements to the face of the plat: “Setbacks shown are for
reference only and vest no right” – and – “The western setback for Lot 2 has
been granted a modification in order for the existing house to remain. All new
construction on Lot 2 shall meet the minimum required development standards.”
iii.
Contact the Building Division at 425.771.0220 prior to any demolition work to
determine if a permit is required. Then, demolish the existing garage, shed, and
patio indicated to be removed (TBR) on the map. After they have been
demolished, please delete them from the map.
iv.89
Revise the approval dates from 200 to 200 on both pages of the map (for the
Auditor, City, and owner’s signature blocks).
v.7
Revise the file number on the “Conditions of Approval” language from S-200-
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37 to S-200-37.
vi.1
Revise the sheet number on sheet 1 of the map to read “Sheet of 2” (both pages
indicate 2 of 2).
2.
Pursuant to ECDC 20.75.100, please be aware that this “Preliminary Approval” expires at
the end of five years, unless the applicant has acquired “Final Approval” within the five
year period.
3.
After the civil plans have been reviewed and approved by the Engineering Division,
submit documents to the Planning Division for “Final Review”:
a.
Submit a new title report for the property, current within 30 days.
b.TWO
Submit sets of revised subdivision maps for review.
c.
Submit the current “Final Review” fee.
d.
Once “Final Approval” has been issued from the City, the applicant shall take the
documents up to the Snohomish County Auditor’s Office for recording. Please make
sure that all documents to be recorded meet the Snohomish County Auditor’s
requirements for recording, including all signatures in black ink.
4.
After recording the subdivision, the applicant must complete the following:
a.THREE(3)
Provide the City of Edmonds Planning Division with copies of the
recorded subdivision (with the recording number shown). The City will not consider
the subdivision to have been completed until this is done.
b.
Complete the Engineering Division conditions listed “Required with Building
Permit” on Attachment 5.
5.
During development of the subject site, the applicant is encouraged to retain the trees
located outside the footprints of the new residence and driveways. Any tree removal
must meet the requirements of ECDC 18.45.
II.FINDINGS OF FACT
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Reimer 3-Lot Short Subdivision
File Number: S-2008-37
A.GENERAL INFORMATION
1.Request
:
To subdivide one lot into three lots. The property is currently addressed as
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Street SW and is located in the Single-Family Residential (RS-8) zone
8805 220
(Attachment 1). The applicant has also requested a modification to the setback standards
to allow the existing house to remain in its current location (approx 30 feet from the west
property line where 35 feet is required due to the location of the new 20-foot
ingress/egress easement).
2.Review Process:
Short Subdivision – “Staff Decision: Notice Required.” Following the
comment period, planning staff reviews the project and makes an administrative decision.
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3.Major Issues:
a.
Compliance with ECDC Title 16.20.030 (Single-Family Residential Site
Development Standards).
b.
Compliance with ECDC Title 23 (Critical Areas).
c.
Compliance with ECDC Title 18 (Public Works Requirements).
d.
Compliance with ECDC Title 20.75 (Subdivisions).
e.
Compliance with ECDC Title 20.95 (Application and Staff Review).
4.Owner/Applicant:
Craig & Angie Reimer (Attachment 2).
5.Tax Parcel Number:
27043000201100.
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6.Location:
8805 220 Street SW, Edmonds WA 98026 (Attachment 1).
7.Zoning:
Single-Family Residential (RS-8).
8.Acreage / Square Footage:
Approximately 0.75 Acres / Approximately 29,513 square
feet (222.09’ x 132.89’).
9.Proposed Use:
Three single-family lots (Attachment 4).
10.Existing Use:
One parcel containing one single-family residence (to remain) and one
garage and shed (to be removed) (Attachment 4).
B.SEPA THRESHOLD DETERMINATION:
Review by the State Environmental Policy Act (SEPA) is not required with this application
because the proposal is to add two lots, which is an exemption under WAC 197-11-800
(1)(b)(i) (Categorical Exemptions). At this time, grading is anticipated at 15 cubic yards of
cut and 135 cubic yards of fill. If it is later determined that the anticipated grading at the site
will exceed either 500 cubic yards of cut or fill, then an Environmental (SEPA) Checklist and
associated fees and documents will be required. The ultimate review of the construction
drawings will ensure that the applicant and the City have complied with SEPA regulations.
C.TECHNICAL COMMITTEE:
This application was reviewed and evaluated by the City’s Fire Department, Engineering
Division, Parks and Recreation Department, and the Public Works Department.
The Engineering Division has provided a matrix outlining their requirements (Attachment 5).
The applicant was provided with a draft copy of the matrix on June 18, 2008.
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All Edmonds Community Development Code (ECDC) citations can be accessed online at www.ci.edmonds.wa.us.
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Reimer 3-Lot Short Subdivision
File Number: S-2008-37
The Public Works Director has added a condition: “All lots need to be connected to sanitary
sewers.” This site is unique in that it falls under the jurisdiction of City of Edmonds for water
service and falls under the jurisdiction of the Olympic View Water and Sewer District
(OVWSD) for sanitary sewer service. The Engineering Requirements matrix (Attachment 5)
shows a number of provisions for improvements to both the sanitary sewer system and water
system that are required as a condition of approval for the subdivision.
The Fire Department has added a condition (Attachment 6). Because it was found that the
driveway to Lot 3 exceeds 150 feet, a turn-around will be required. Alternatively, an NFPA
13D fire sprinkler system could be installed in the house of Lot 3.
D.ENVIRONMENTAL ASSESSMENT:
:
1.Topography The site is flat. According to the City’s LiDAR data, there is only a 3-foot
change in elevation over the course of the entire site.
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2.Soils According to the Soil Survey of Snohomish County Area, Washington, this
neighborhood consists of “Alderwood Urban Land Complex, 2 to 8 percent slopes” (Map
Unit Symbol 5).
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3.Wildlife Typical of a residential environment, however no wildlife was noted during
staff’s site visit.
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4.VegetationThe existing vegetation is typical of a single-family residence. There are
several mature trees on site, but most of the trees along the west property line will need to
be removed in order to install the driveway access. The trees along the east and south
property lines are shown to remain.
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5.Shoreline Management The site is not subject to Shorelines of the State regulations.
E.NEIGHBORHOOD CHARACTERISTICS:
This site is located in a single-family neighborhood in the middle of Edmonds just north of
“Esperance” (Snohomish County). All adjacent zoning is Single-Family Residential (RS-8).
The properties across the street to the south are located in unincorporated Snohomish County
and are zoned either “R-8,400” or “LDMR” (Low Density Multiple Residential – which is a
higher density residential development that has been popular in Snohomish County’s
unincorporated Urban Growth Area since 2006).
F.COMPREHENSIVE PLAN COMPLIANCE:
The Comprehensive Plan designation for this site is “Single Family – Urban 1.” All of the
properties in this neighborhood have the same designation – the properties immediately south
are located in the Snohomish County Urban Growth Area (UGA) and fall under Snohomish
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County jurisdiction. 220 Street SW is considered a “Minor Arterial” and provides access to
the property. The City of Edmonds Comprehensive Plan has a vision for residential
development, and to achieve this vision the applicable goals and policies are shown below:
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 to all citizens should be approached realistically in balancing economic and aesthetic
considerations, 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.
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Reimer 3-Lot Short Subdivision
File Number: S-2008-37
B.3.
Minimize encroachment of 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 use 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 development
including noise, drainage, traffic, slides, etc.
B.6.
Require that new residential development be compatible with the natural constraints of the slope,
soils, geology, vegetation and drainage.
(2006 Comprehensive Plan, pages 53-54)
The proposal will retain the existing residence that was constructed in 1956 according to the
Snohomish County Assessor’s records, and will make way for two additional residences. The
overall proposal should not cause any adverse impacts, and appears to be consistent with the
residential development goals and policies. The maximum net density for this designation is
5.5 dwelling units/acre (1 dwelling unit/7,920 square feet). This application proposes net
areas of 9,017, 8,025, and 9,295 square feet, which meets both the underlying zoning
designation and the maximum net density established by the Comprehensive Plan. The
proposed subdivision will retain the existing home. There is minimal grading, because the
site is generally flat, which will be compatible with the lay of the land. The applicant is even
proposing to keep some existing trees along the eastern and southern portion of the site. The
trees along the western portion of the site will need to be removed to make way for the
required ingress/egress driveway that will serve the back lots.
G.PUBLIC CONCERNS:
To date, one public comment has been received during review of this proposal (Attachment
11). David Thorpe commented that he is opposed to the proposed subdivision. Mr. Thorpe
indicates that he’s concerned with the RS-8 density, which he feels is too dense and would
change the character of the neighborhood. In response, this project meets the underlying
density for the neighborhood in that each lot is at least 8,000 net square feet, which is one of
the requirements that must be achieved in order for staff to issue approval of the subdivision.
The Comprehensive Plan designation for this site is “Single-Family Urban 1,” which is
consistent with zoning for both 8,000 (RS-8) and 6,000 (RS-6) square foot lots.
Comparatively, the properties to the south are located in unincorporated Snohomish County
and have a zoning designation of LDMR, which allows a substantially higher density than the
neighboring City of Edmonds RS-8 zoned properties (refer to discussion of density in section
II.F of this report). This proposal has been found to meet the minimum density required by
the Edmonds Community Development Code and is consistent with the Edmonds
Comprehensive (long-range) Plan.
H.EDMONDS COMMUNITY DEVELOPMENT CODE (ECDC) COMPLIANCE:
1.ECDC Title 16.20 (RS – Single-Family Residential)
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Reimer 3-Lot Short Subdivision
File Number: S-2008-37
a.Lot Area:
The required lot area in the RS-8 zone is 8,000 square feet.
RequiredProposedProposed
†
Lot Area Gross sq. ft Netsq. ft
Lot 1 8,00010,7629,017
Lot 2 8,0009,4468,024
Lot 3 8,0009,2959,295
All lots are shown to meet the minimum required net lot area of 8,000 square feet.
b.Lot Width:
The required lot width in the RS-8 zone is 70 feet.
RequiredProposed
Lot Width Lot Width
Lot 1 70 feet 81.00
Lot 2 70 feet 71.09
Lot 3 70 feet 70.00
All lots are shown to meet the minimum required lot width of 70 feet.
c.Parking:
Pursuant to ECDC 16.20.030, a minimum of two on-site parking spaces are
required for both lots. If and when new homes are proposed on Lot 1 and Lot 3, they
will be required to show that they have room for at least two on-site parking spaces.
The existing house on Lot 2 has enough area along the south side of the home to park
two cars out front in the driveway (distance of approximately 24 feet). The parking
requirements appear to be satisfied.
d.Setbacks:
The property immediately to the east contains “Tract A” which provides
access to five lots and therefore meets the definition of “street.” Because of this, Lot
1 is considered a “corner” lot with two street setbacks of 25 feet and two side
setbacks of 7.5 feet. Upon first glance, it would appear that Lots 2 and 3 would be
considered interior or “flag” lots – but because they are adjacent to a “street” to the
east, a 25’ street setback must be taken instead of a typical 7.5’ side setback.
Setbacks are measured from the property line or from the edge of an ingress/egress
easement. This subdivision proposes a 20’ ingress/egress easement along the western
(“rear”) portion of the site over Lot 1 and Lot 2.
The minimum “rear” setback is 15 feet for Lot 2, but when combined with the width
of the 20’ ingress/egress easement, it requires structures to be set back a distance of
35 feet from the west property line. The existing house on Lot 2 is currently
approximately 30 feet from the west property line. In light of this, the owner has
requested a modification from the minimum “rear” setback standard in order to keep
the existing house in tact. Refer to section II.H.4.h of this report that discusses the
modification criteria.
SouthWest
NorthEast
“Side” “Street”
Lot 1
“Street”“Side”
SetbackSetback
SetbackSetback
7.5’ to the easement
Required
7.5’25’25’
Setbacks 27.5’ to the property line
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Reimer 3-Lot Short Subdivision
File Number: S-2008-37
West
NorthSouthEast
“Side” “Side” “Street”
Lot 2
“Rear”
SetbackSetbackSetback
Setback
15’ to the easement
Required
7.5’7.5’25’
Setbacks 35’ to the property line
Proposed~ 10’ to the easement
~ 14’ ~ 20’ ~ 26’
Setbacks ~ 30’ to the property line
West
NorthSouthEast
“Side” “Side” “Street”
Lot 3
“Rear”
SetbackSetbackSetback
Setback
Required
7.5’7.5’25’15’ to the property line
Setbacks
All lots are shown to meet the minimum required setbacks, except for the rear
modification setback that was requested for Lot 2 that would allow the existing house
to remain.
e.Lot Coverage:
i.
The RS-8 zone allows a maximum lot coverage of 35%.
ii.
The existing house has a footprint of 2,242.2 square feet. The existing garage,
shed, and patio are shown to be removed. Therefore, Lot 2 has a lot coverage of
27.9 % and meets the maximum lot coverage requirements.
iii.
Any future buildings or structures on either lot will not be permitted to cover
more than 35% of each lot.
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:
f.Corner LotsLot 1 is considered a corner lot. Lot 1 has street frontage on both 220
Street SW and its eastern property line is adjacent to a driveway that serves 5 or more
lots and thus meets the definition of “street.”
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g.Flag or Interior Lot DeterminationNo lots are considered “flag” or interior lots,
because they each have “street” frontage along their eastern property lines. The
driveway to the east meets the definition of “street.”
2.ECDC Title 23 (Critical Areas)
A Critical Areas Checklist was submitted under file number CRA-2008-0035 and it was
determined that there are no critical areas on or adjacent to the property. Therefore, a
“waiver” from special study requirements was issued.
3.ECDC Title 18 (Public Works Requirements)
The Engineering Division has reviewed this proposal and has offered conditions of
approval. In order for the project to comply with Title 18, the Engineering Requirements
matrix (Attachment 5) must first be satisfied.
4.ECDC Title 20.75 (Subdivisions)
a.Environmental:
There are some large trees on site, and the proposal is to keep about
half of them, where possible. No streams, wetlands, or steep slopes exist on site.
Grading is minimized by the use of a shared ingress/egress easement. In these ways,
applicant has attempted to minimize environmental impacts.
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File Number: S-2008-37
b.Lot and Street Layout:
The lots are designed to contain useable building area, and
use a shared driveway for ingress/egress. Each lot meets the applicable dimensional
requirements of the zoning ordinance, except for Lot 2 which has requested a slight
modification to the west setback in order to allow the existing house to remain intact.
c.Dedications:
No dedication of land is required by the City Engineer (Attachment 5).
d.Improvements:
Improvements are required – see attached Engineering
Requirements Matrix (Attachment 5).
e.Flood Plain Management:
The site is designated “Zone X” and it is not located
within a flood plain (the FEMA Flood Insurance Rate Map key indicates that Zone X
areas are determined to be outside the 500-year floodplain – Attachment 10).
f.Water Availability:
The “Engineering Requirements Matrix” (Attachment 5) shows
that there are water system improvements required as a condition of this subdivision,
and new lots must connect to the public water system as a condition of single-family
residence building permits. The applicant was required to contact the Olympic View
Water & Sewer District through the Edmonds Utilities Consortium process to notify
them of the proposed project, however it turns out that this project falls under the
City of Edmonds jurisdiction for water and the OVWSD for sewer.
g.School District:
The Edmonds School District has reviewed this proposal and has
provided a “Safe Walk” letter (Attachment 8).
h.Modifications:
One modification was requested with this application. Through the
application process, it was discovered that the property to the east contains an
ingress/egress easement that serves 5+ lots, therefore a 25-foot “street” setback must
be taken from the east property line of Lots 1-3. The ingress/egress easement
providing access to Lot 2 and Lot 3 is required to be 20 feet wide and is located along
the west property line. Setbacks are measured from the property line or the access
easement. When the 15-foot “rear” (west) setback is taken, all structures should be at
least 35 feet (20’ + 15’) from the west property line. The existing house was
constructed in 1956 at approximately 30 feet from the west property line. If the site
to the east was not considered a “street,” then the standard setbacks for Lots 2 and 3
would be 7.5 feet from all sides and they would be considered “interior” or “flag”
lots. This means that structures on Lot 2 would have had to be at least 27.5 feet from
the west property line (20’ + 7.5’) and the modification request would not have been
necessary. The applicant has constructed arguments for the request at hand. Staff
agrees with these arguments and feels that the modification should be granted as
proposed (Attachment 3).
For the following reasons a modification should be allowed for the existing house to
remain. Note, though, that if the house is removed, any new structure would need to
meet the setbacks in place at the time of building permit submittal. Any new
additions to the existing house must also meet the minimum setback requirements.
Special Circumstances – The division of the properties to the east requires this site to
take 25-foot “street” setbacks from the east property line, where 7.5 would usually be
required. The middle and rear lots are then required to take 15-foot “rear” setbacks
when 7.5 would usually be required. This new re-arrangement of setbacks negatively
impacts the site. No variance has been requested for the front lot, which remains a
“corner” lot with a tight building envelope. This will result in a relatively small
home for Lot 1, the existing home is a modest size home that will remain on Lot 2,
and a standard-size home will be able to be constructed at the rear of the site on Lot
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3. Even though the lots will conform to the underlying zoning and will be at least
8000 square feet in area, the buildable area remains much less due to the impact of
the adjacent “street” to the east.
Special Privilege – Many other subdivisions in this neighborhood have been granted
modifications for setbacks in order to allow the existing house to remain.
Comprehensive Plan – As discussed in section II.F of this report, the proposal is
consistent with the Comprehensive Plan’s goals and policies. Granting the
modification would allow the existing house to remain, providing affordable housing
stock. Alternatively, if the modification was denied, the house would be removed
and a new (and likely more expensive) home would be built in its place.
Zoning Ordinance – The proposal would comply with all other development
standards in Title 16.
Not Detrimental – The house is proposed to remain in its current configuration,
approximately 10 feet from the new access easement where 15 feet is required. Prior
to subdividing the property, the western setback is only required to be 7.5 feet. The
house sits approximately 30 feet from the western property line, so there should be
no detrimental impact to allowing the house to remain where it sits on the property.
Minimum Variance – The house would encroach approximately 5 feet into the new
western “rear” setback. The existing house is currently 4 times further away from the
western property line than required. Allowing the existing home to encroach a
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distance of approximately 1/7 into the new setback appears to be a minimal request.
5.ECDC Title 20.95 (Application and Staff Review)
a.
This permit is processed as a Short Subdivision (Administrative Staff Decision)
pursuant to ECDC 20.95.050 (Staff Decision – Notice Required).
b.
As required, a “Notice of Application” and “Notice of Comment Period” were
published in the Herald Newspaper, posted at the subject site, as well as the Public
Safety Complex, Development Services Department, and the Library. All notices
were also mailed to residents within 300 feet of the site. The City has complied with
the noticing provisions of ECDC 20.95.050.An affidavit of Mailing and Posting are
included as attachments to this report (Attachment 9).
III.CONCLUSIONS:
Pursuant to ECDC 20.75.080, a proposed subdivision may be approved only if all of the
following general findings can be made for the proposal, as approved or as conditionally
approved:
A.COMPLIANCE WITH THE SUBDIVISION ORDINANCE:
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File Number: S-2008-37
1.
The proposal must be consistent with the purposes of this chapter (as listed in ECDC
20.75.020) and shall meet all requirements of this chapter.
2.
The proposal is consistent with the subdivision ordinance (see section II.H.4).
B.COMPLIANCE WITH THE COMPREHENSIVE PLAN:
1.
The proposal must be consistent with the provisions of the Edmonds Comprehensive
Plan, or other adopted city policy, and is in the public interest.
2.
The proposal is consistent with the provisions of the Comprehensive Plan (see section
II.F).
C.COMPLIANCE WITH THE ZONING ORDINANCE:
1.
The proposal must meet all requirements of the zoning ordinance, or a modification has
been approved as provided for in ECDC 20.75.
2.
One modification (for Lot 2’s rear/west setback) has been requested and approved (see
section II.H.4.h, as well as Attachment 3).
3.
The proposal meets the requirements of the zoning ordinance (see section II.H.1).
D.COMPLIANCE WITH FLOOD PLAIN MANAGEMENT:
1.
The proposal must meet all requirements of the Edmonds Community Development Code
relating to flood plain management.
2.
The proposal is not within a flood plain (see section II.H.4.e and Attachment 10).
IV.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 recommendation or appeal should contact the
Planning Department for further procedural information.
A.REQUEST FOR RECONSIDERATION:
Section 20.95.050(B)(2) allows for City staff to
reconsider or clarify their decision if a written request is filed within ten (10) working days of
the posting of the notice required by this section. The reconsideration request must cite
specific references to the findings and/or the criteria contained in the ordinances governing
the type of application being reviewed.
B.APPEALS:
Section 20.105.010(A) 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:
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 the 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.
V.LAPSE OF APPROVAL:
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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.”
VI.NOTICE TO THE COUNTY ASSESSOR:
The property owner may, as a result of the decision rendered by the staff, request a change in the
valuation of the property by the Snohomish County Assessor’s Office.
VII.PARTIES OF RECORD:
Craig & Angie Reimer Planning Division
18607 Olympic View Drive Engineering Division
Edmonds WA 98020
David Thorpe
21117 Shell Valley Road
Edmonds WA 98026
VIII.ATTACHMENTS:
1.
Zoning & Vicinity Map
2.
Land Use Application
3.
Modification Request Narrative
4.
Preliminary Short Plat Map
5.
Engineering Requirements Matrix
6.
Fire Department Memo
7.
Traffic Impact Analysis
8.
School District Letter
9.
Notice of Mailings and Postings
10.
FEMA Flood Insurance Rate Map
11.
Public Comment Letter: David Thorpe
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