StaffReport_S-2013-43_Swerk_+Attachments.pdf
Swerk Short Plat
File PLN20130043
a.
Civil plans must be approved prior to recording. In completing the civil plans,
you must address the following:
i.
Complete the Engineering Division conditions listed as “Required as a
Condition of Subdivision” on (Attachment 7).
ii.
Civil plan sheets shall include an Engineering Division approval block.
iii.
Provide utility purveyor information.
iv.
Update General Notes to reference current codes/standard specifications.
v.
Include in the construction sequence the phasing of work and protection of
areas where low impact development techniques will be used to meet
stormwater management requirements.
b.
Make the following revisions to the short subdivision map:
i.
Add to the face of the map: “Conditions of approval must be met and can
be found in the approval for the short subdivision located in File No.
PLN20130043 at the City of Edmonds Planning Division Office.”
ii.
Include on the plat all required information, including the owner’s
certification, hold harmless agreement, and Planning Division and
Engineering Division staff’s approval blocks.
iii.
Remove or amend the references to the owner-imposed height limitations
for Lot 2. This proposed view easement or covenant shouldbe recorded
as a separate document(which may be referenced on the short plat map).
c.
Indicate on the Trees & Vegetation Plan (Attachment 17) how the required
30% native vegetation requirement can be met(see page 3, item B.1.a).
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 an updated copy of the title report (or short plat certificate–
Attachment 11) with the documents proposed to be recorded. The title report
must be prepared within 30 days of submittal for final review.
f.
Submit two copies of the documents to be recorded for the Planning Division
and Engineering Division’s approval. Once approved, the documents must be
recorded with the Snohomish County Auditor’s office.
3.
After recording the short subdivision, the applicant must complete the following:
a.three
Provide the City of EdmondsPlanning Division with copies of the
recorded map(with the recording number shown). The City will not consider
the short subdivisionto have been completed until this is done.
b.
Complete the Engineering Division conditions listed under “Required as a
Condition of Building Permit” (Attachment 7).
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Swerk Short Plat
File PLN20130043
II.FINDINGS AND CONCLUSIONS
A.GENERAL INFORMATION
1.Request:
Tosubdivide one lot into two.
2.Review Process:
Shortsubdivision application –a “Type II” administrative
decision pursuant to ECDC Chapter 20.01. Planning staff reviews the project and
issues an administrative decision called “preliminary approval.” Once preliminary
approval has been granted, the applicant works with the Engineering Division on
the required civil improvements to the property(Attachment 7). When that step
has been completed, the applicant may apply for “final approval”with the
Planning Division.When final approval has been granted, the final short plat is
recorded at the Snohomish County Auditor’s office.
3.Major Issues:
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.
The proposal is consistent with the subdivision ordinance (ECDC 20.75.020)
and meets all of the requirements in this chapter.
b.
The proposal is consistent with the Comprehensive Plan and is in the public
interest.
c.
The proposal meets all requirements of the zoning ordinance, or a
modification has been approved as provided for in this chapter.A
modification to street setbacks was applied for –see section D.3 of this report
(Attachment 5).
d.
The proposal meets all requirements of the Edmonds Community
Development Code relating to flood plain management (Ord. 2466, 1984).
4.Owners:
Robert W. Swerk and Carol J. Kosco (Attachments 2and 4).
5.Applicant:
Robert Swerk.
6.Contacts:
Rob Metcalf and Richard van Mourik (Attachment 2).
7.Tax Parcel Number:
27031300400600.
8.Location:
18812 Olympic View Drive, Edmonds.
9.Zoning:
Single Family Residential (RS-12 Zone) (Attachment 1).The adjacent
properties are also located in this zone and are developed with single family
houses.
10.Acreage / Square Footage:
32,551 square feet (Attachment 15).
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File PLN20130043
B.COMPLIANCE WITH THE SUBDIVISION ORDINANCE (ECDC 20.75):
1.Environmental:
a.Topography and Vegetation
Refer to either the Trees & Vegetation Plan(Attachment 17)or the Existing
Conditions Map (Attachment 16) for topographical information on the
property, as well as for the location of existing trees. The site slopes down
from Olympic View Drive at a fairly steep incline. The existing house has
been built into the slope and has a daylight basement. Vegetation throughout
the site is typical of residential landscaping, including grass, shrubs, and trees.
Many of the trees will need to be removed in order to install the required civil
improvements.
ECDC 23.90.040.C requiresnative vegetation retention of a minimum 30
percent on subdividableRS-12zoned properties (which applies to properties
regardless of their critical areas designation). The native vegetation can be
existing or proposed, or some combination of the two. Compliance will need
to be shown on a future planand will need to be approved prior to final
approval and recording. This typically involves bubbling out an area foreach
lot on amap and indicating the species of vegetation within these areas.
b.Environmental Review
Review by the State Environmental Policy Act (SEPA) is not required with
this application because the approval of short plats is exempt, except upon
lands covered by water –refer to WAC 197-11-800 (1)(b)(i) (Categorical
Exemptions).Therefore, an Environmental Checklist was not required with
this proposal.
Streams, ravines, and wildlife habitat do not exist on the property. Trees will
be retained to the maximum extent feasible, which should help minimize
adverse impacts to these resources.However, many trees will need to be
removed prior to the installation of civil improvements.
The proposal has been designed to minimize grading, because the existing
driveway will be used for access. Because the driveway is steep, a driveway
slope waiver has been granted by the Engineering Division (Attachment 6).A
temporary erosion and sediment control plan (TESC) has been provided
(Attachment 16).
The proposal will be designed to minimize off-site impacts on drainage and
views (Attachment 16).A preliminary drainage and stormwater report was
submitted with this application and has been reviewed by the Engineering
Division. It is not included as an attachment to this report, but it is available
for review under file PLN20130043.
c.ShorelineReview
This site is not subject to Shorelines of the State regulations, because it is
located well over 200 feet from the ordinary high water mark of Puget Sound
(it is located approximately 600 feet from the train tracks).
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File PLN20130043
d.Critical Areas Review
Critical areas have been reviewed under file # CRA20130059. A
determination of “study required” was made, because the slopes on the
property exceed 15% rise over run(Attachment 13).Slopes between 15% and
39% may be considered potential erosion hazard areas. Slopes over 40% are
considered steep slopes and could be landslide hazard areas. Because slopes
on the site are roughly 25%, a geotechnical report (a “study”) is not required
at this time.However, compliance with the City’s erosion control measures
during civilimprovements as well as future building permits will be required.
A memo from the geotechnical engineer related to soil types has been
reviewed (Attachment 14).
2.Lot and Street Layout:
The new lot has been designed to contain a usable building area (Attachment 15)
as shown by the “conceptual building pad” located in the NW corner of Lot 2.
Access to the new lot will be provided via a shared driveway easement with Lot 1
in order to minimize traffic hazards. Each lot meets the applicable dimensional
requirements of the zoning ordinance (see table, below). No pedestrian walkways
or bicycle paths are required with this proposal.
Lot 1 is considered a regular lot, while Lot 2 is considered an interior or flag lot.
Both lots meet the minimum (net) lot area of 12,000 square feet, as well as the
minimum lot width of 80 feet for lots in the RS-12 zone.
Lot WidthGross Lot AreaNet Lot Area
Lot 1>100 feet15,13313,630
Lot 2>100 feet17,41817,418
The proposal meets the lot requirements of the zoning code.
3.Dedications:
Nodedication of land is required by the City Engineer per the
Engineering Requirements (Attachment 7).
4.Improvements:
See Engineering Requirements (Attachment 7).
5.FloodPlain Management:
The proposal is not within a flood plain. It is located
within “Zone X” on the FEMA Flood Insurance Rate Map (Attachment 9).
6.Safe Walk Provisions:
The subject site is primarily served by three schools:
Edmonds Elementary, College Place Middle School, and Edmonds Woodway
High School. Because the site is located within one mile of Edmonds Elementary
(Attachment 8), no bus service is provided. There are existing sidewalks along
Olympic View Drive that connect the site to Edmonds Elementary, while bus
transportation would be provided for the middle and high school.
Theproject, as proposed, complies with the subdivision ordinance.
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C.COMPREHENSIVE PLANCOMPLIANCE:
The Comprehensive Plan designation for this site is “Single Family –Resource.”The
Comprehensive Plan has the following goals and policies for Residential Development
that apply to this project:
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 considerations, in
accordance with the following policies:
B.1.Encouragethosebuilding custom homes to design and construct homes with
architectural lines which enable them to harmonize with the surroundings,
adding to the community identity and desirability.
B.2.Protectneighborhoods from incompatible additions to existing buildings that
do not harmonize with existing structures in the area.
B.3.Minimizeencroachment on view of existing homes by new construction or
additions to existing structures.
B.4.Supportretention and rehabilitation of older housing within Edmonds
wheneverit is economically feasible.
B.5.Protect residential areas from incompatible land uses through the careful
control of other types of development and expansion based on the following
principles:
B.5.a.Residential privacy is a fundamental protection to be upheld by local
government.
B.5.b.Traffic not directly accessing residences in a neighborhood must be
discouraged.
B.5.c.Stable property values must not be threatened by view, traffic, or land
use encroachments.
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.
(2012 City ofEdmonds Comprehensive Plan, pp. 71-72)
The proposal will retain the existing house that was constructed in 1961(according to
the Snohomish County Assessor’s records) and will allow for the construction of one
new single family residenceon Lot 2.Privacy won’t be an issue, because the new
home will be built into the slope. The only property that the access easement will
serve is Lot 2. Drainage will be dealt with by the Engineering Division of the Public
Works Department during civil review. However, they have reviewed a report that
shows compliance with City Stormwater regulations can be achieved. This report is a
background document to the file and can be found in the Planning Division offices.
The overall proposal should not cause any adverse impacts and appears to be
consistent with the residential development goals and policies of the Comprehensive
Plan.
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D.COMPLIANCE WITH THE ZONING CODE(ECDC CHAPTER 16.20):
1.Permitted Uses:
One single family home is permitted on each lot.One single
family home will remain on Lot 1, whileLot 2 will be vacant.
2.Setbacks:
Pursuant to ECDC Section 21.90.020, a setback is, “… the minimum
distance that buildings/structures or uses must be set back from a lot line,
excluding up to 30 inches of eaves.”And, ECDC Section 21.55.040 defines a lot
line as “… any line enclosing the lot area.”Lot area is defined in ECDC Section
21.55.020 as “… the total horizontal area within the boundary lines of a lot. Lot
area shall normally exclude any street rights-of-way and access easements…”
When a vehicular access easement projects onto or over a lot, setbacks must also
be measured from the boundary of theaccess easement. Based on the
development standards for the RS-12 zone, the setbacks for the lots are as follows:
Lot 125’ Street SetbackFrom the east property line or edge of the
vehicular access easement. See modification
request, below.
25’ Rear SetbackFrom the west property line.
10’ Side SetbackFrom the north property line or edge of the
vehicular access easement.
10’ Side SetbackFrom the south property line.
Lot 210’ Side SetbackFrom all property lines, because this is
considered an interior or “flag” lot.
The existing house on Lot 1 will meet all setbacks, except for the 25’ east Street
setback. This is becausethe location from which the setbacks are measured is
moving closer to the home(currently measured from the east property line, soon to
be measured from the western edge of the access easement). Therefore, a
modification request has been receivedand is reviewed below in section D.3 of
this report.The existing house will remain approximately 14 feet from the south
side property line and 40 feet from the north side property line (where 10 feet is
required). The existing house will remain approximately 55 feet from the west
rear property line (where 25 feet is required).
Lot 2 is vacant, so all setbacks will be measured and confirmed for compliance
with a future building permit application.
3.Modification Request:
The applicant has requested a modification to setbacks
that would allow the existing house to remain in its current location as well as the
existing driveway, which will turn into a shared access easement for the new lot.
The existing house is approximately 29 feetfrom the east “street” property line
and currently meets the required setbacks for the RS-12 zone. However, the
proposed shared driveway and access easement will create a situation that requires
setbacks to be measured from the west edge of the new easement. The existing
house will then be approximately 15 feet from the new access easement, which
does not meet required 25 foot street setback. Therefore, a modification to the
normally required 25 foot street setback has been requested (Attachment 5).Staff
agrees with the arguments made by the applicant, because they show compliance
with the variance criteria. In addition to the applicant’s arguments in the
modification request, staff’s arguments are provided below.
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A modification may be approved only if all of the required findings set forth in
ECDC Chapter 20.85 (Variances) can be made:
a.Special Circumstances.
That, because of special circumstances relating to
the property, the strict enforcement of the zoning ordinance would deprive the
owner use rights and privileges permitted to other properties in the vicinity
with the same zoning.
i.Special circumstances include the size, shape, topography, location or
surroundings of the property, public necessity as of public structures and
uses… and environmentalfactors such as vegetation, streams, ponds, and
wildlife habitats.
ii.Special circumstances should not be predicated upon any factor personal to
the owner such as age or disability, extra expense which may be necessary
to comply with the zoning ordinance, the ability to secure a scenic view, the
ability to make more profitable use of the property, nor any factor resulting
from the action of the owner or any past owner of the same property.
The topography will not allow a separate driveway for Lot 2 and a driveway
slope waiver has been approved by the City Engineer (Attachment 6). To
utilize the existing driveway and create an access easement, setbacks will need
to be encroached upon. There is no other viable means of access for Lot 2.
Therefore, topography is the special circumstance that would normally deprive
the owner of access.
b.Special Privilege.
That the approval of the variance would not be a grant of
special privilege to the property in comparison with the limitations upon other
properties in the vicinity with the same zoning.
Granting a modification to setbacks would not be a grant of special privilege,
because this will continue a pattern of access, due to topographical
constraints, with the homes to the south that also front on Olympic View
Drive.
c.Comprehensive Plan.
That the approval of the variance will be consistent
with the Comprehensive Plan.
See section II.C of this report for a discussion on how this proposal is
consistent with the Comprehensive Plan.
d.Zoning Ordinance.
That the approval of the variance will be consistent with
the purposes of the zoning ordinance and the zone district in which the
property is located.
Thefirst purposes of the residential zoning ordinance is to implement the
Comprehensive Plan. As stated above, the proposal is consistent with the
Comprehensive Plan and is therefore consistent with the first purpose. The
second purpose is to protect the character and the social and economic
stability of residential uses within the city. The proposed requestis
appropriate, as it does not affect nor is a detriment to the surrounding
neighborhood. All of the other zoning requirements will be met, so, after
approving the modification request, the project will be in compliance with the
zoning ordinance.
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e.Not Detrimental.
That the variance as approved or conditionally approved
will not be significantly detrimental to the public health, safety and welfare or
injurious to the property or improvements in the vicinity and same zone.
The requestwill not be detrimental, as the location of the home and driveway
will remain the sameas it has for the last 50 years.Actually, collocatingthe
driveway has been deemed to be the safest way to provide access to Olympic
View Drive. The setback of 15 feet rather than 25 feet has no effect on other
properties in the area. Therefore, approving the modification request would
not be detrimental.
f.Minimum Variance.
That the approved variance is the minimum necessary
to allow the owner the rights enjoyed by other properties in the vicinity with
the same zoning.
The request is to reduce the impact to the steep slope by using the existing
driveway for access.Also, the easement was designed to meet the
dimensional requirements of City codes. There is no proposed addition to the
existing home onLot 1. Any new addition would need to meet the required
setbacks. Compliance with all City regulations created the need for this
modification, which is the minimum necessary.
Because all of the above criteria can be met, staff has recommended approval
of the proposed setback modification.
4.Lot Coverage:
A maximum 35% structural lot coverage is allowed in all single
family zones. According to the survey data and confirmed through information on
the Snohomish County Assessor’s website, the coverage on Lot 1 will be 1603
square feet. With a proposed net lot area of 13,630, that equates to roughly 12%
lot coverage. Lot 2 will have 0% lot coverage. Compliance with the lot coverage
requirement has been achieved.
5.Height Limit:
The height of the existing structure will not change with this
review. The height of any new structure will be reviewed during the building
permit process. The maximum height in any single family zone is 25 feet as
measured from the top of the ridge to average original grade.
6.Compliance with the Parking Code:
ECDC Section 17.50.020 requires a
minimum of two on-site parking spaces per single family dwelling. The existing
garage (and driveway to the north) will continue to provide parking for two
vehicleson Lot 1. Two parking spaces will also be required on Lot 2 at the time
that the lot is developed with a single family home. Compliance with the parking
code has been achieved.
The proposed subdivision complies with the provisions of the Zoning Code.
E.COMPLIANCE WITH FLOOD PLAIN MANAGEMENT PROVISIONS:
The proposed project is notlocated in a Flood Plain (Attachment 9)and is therefore
exempt from flood plain management provisions.
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F.REVIEW COMMENTS:
1.Department Comments:
This application was reviewed by the Parks and Recreation Department, the Public
Works Department, Snohomish County Fire District 1,and by the Engineering
Division of the Public Works Department.
The Parks Department and the Fire District had no comments. The Public Works
Department noted that there may be drainage issues for this site. The Engineering
Division (which is part of the Public Works Department) had several issues,
including drainage concerns, and has had an opportunity to ask questions of the
applicant throughout preliminary review. After months of commenting and
requiring the applicant to resubmit materials, the Engineering Division has now
decided that all outstanding issues have been adequately addressed by the
applicant. Refer to the memos attached to this report as well as the Engineering
Requirements summary (Attachment 7).
2.Public Comments:
ECDC Chapter 20.03 provides the City’s regulations for public notice of
development applications. A “Notice of Application and Comment Period”was
issued on November 28, 2013 with a comment period running through December
12, 2013(Attachment 10). This noticewas posted on the subject site, at the
Public Safety Complex, Development Services Department, and Library. The
notice was mailed to ownerswithin 300 feet of the site using a mailing list
provided by the applicant. This notice was also published in the Herald
Newspaper. Declarations of compliance with this chapter have been provided
(Attachment 10).
No public comments were received.
III.APPEALSAND RECONSIDERATIONS:
Any person wishing to file or respond to an appeal should contact the Planning Divisionat
425.771.0220for further procedural information.
IV.LAPSE OF APPROVAL:
ECDC Section 20.78.100states:
A.Approval of a preliminary plat shall expire and have no further validity at the end of
the time period established under RCW 58.17.140, unless the applicant has acquired final
plat approval prior to the expiration date established under RCW 58.17.140. The time
period for subdivisions shall commence upon the date of preliminary plat approval by the
issuance of a written decision by the Edmonds hearing examiner. In the event that the
decision of the hearing examiner is appealed to the Edmonds city council and/or
Snohomish County superior court, the time period shall commence upon the date of final
confirmation of the preliminary plat decision by the city council or judiciary.
B.Approval of a short plat shall expire and have no further validity at the end of seven
years if preliminary shortplat approval is issued on or before December 31, 2013, and five
years if preliminary short plat approval is issued on or after January 1, 2014, unless the
applicant has acquired final short plat approval within the specified time period. The time
period for short plats shall commence upon the issuance of a final, written staff decision.
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In the event that the decision of staff is appealed to the Edmonds hearing examiner and/or
Snohomish County superior court, the time period shall commence upon the date offinal
confirmation of the preliminary short plat decision by the hearing examiner or judiciary.
\[Ord. 3925 §1, 2013\].
V.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.
VI.PARTIES OF RECORD:
1.
Robert Swerk:800 Driftwood Place,Edmonds WA 98020
2.
Carol Kosco:PO Box 164,Edmonds WA 98020
3.
Rob Metcalf:5600 Harbour Pointe Blvd #1-307,Mukilteo WA 98275
th
4.
Richard van Mourik:10512 NE 140Street,Kirkland WA 98034
th
5.
City of Edmonds: 121 5Avenue North, Edmonds WA 98020
VII.ATTACHMENTS:
1.
Zoning & Vicinity Map
2.
Land Use ApplicationForm
3.
Project Narrative
4.
Ownership Clarification
5.
Modification Request
6.
Driveway Slope Waiver
7.
Engineering Requirements & Memos
8.
Edmonds School District Safe Walk Map
9.
FEMA Flood Insurance Rate Map
10.
Public Notices & Affidavits
11.
Short Plat Certificate
12.
EUC Form
13.
Critical Areas Report
14.
Soils Memo
15.
Preliminary Short Plat Map, update received 02/25/2014
16.
Civils(Existing Conditions, TESC, Drainage Plan), update received 01/17/2014
17.
Tree & Vegetation Plan, update received 02/25/2014
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City of Edmonds
Swerk 2-Lot Short Subdivision
Zoning Vicinity Map
File PLN20130043
0150300Feet
18812 Olympic View Drive (RS-12 Zone)
ATTACHMENT - 1
ATTACHMENT - 2
ATTACHMENT - 3
ATTACHMENT - 4
ATTACHMENT - 5
ATTACHMENT - 5
ATTACHMENT - 5
ATTACHMENT - 5
ATTACHMENT - 5
ATTACHMENT - 6
ATTACHMENT - 6
ATTACHMENT - 6
CITY OF EDMONDS
121 - 5TH AVENUE NORTH, EDMONDS, WA 98020
PUBLIC WORKS DEPARTMENT - ENGINEERING DIVISION
To:
Planning DivisionFile Number:PLN20130043
From:
Jennifer Lambert, Engineering Technician
Engineering Division
February 7, 2013
Date:
Swerk - 2 Lot Short Plat
Project:
Address:
18812 Olympic View Dr
Required as a
Required as a Requirement
Condition of
Condition of Already
Building Permit
SubdivisionSatisfied
Right-of Way Dedication for Public Streets:
1.
a)
N/A
2.Public Street Improvements
(Asphalt, curb, gutter and sidewalks):
a)
Curb and walkway shall be removed and replaced along property frontage as
X
required to comply with City requirements.
b)
Sidewalk to be removed and replaced along property frontage on Olympic
X
View Dr as required to comply with City requirements and ADA standards.
Lots 1 & 2 shall share a private access road, with access from Olympic View
c)
X
Dr.
i. Driveway access shall meet sight distance requirements set forth by the
American Association of State Highway and Transportation Officials
(AASHTO).
3.Private Access Requirements & Improvements:
Lot 1 and 2 shall take access off the private access road. Access road will be
a)
X
shared by both lots.
i.Private access road shall be paved 12.0' in width, plus 18" asphalt
thickened edge or 6-inch concrete extruded curb may be used to direct storm
X
flows.
ii. Slope of private access road and driveways is approved for 17%, not to
exceed 20% per the driveway slope waiver determinations and shall be noted XX
as such on the civils.
X
iii. Cross slope of private access road shall not exceed 2%
Individual driveway access points shall meet sight distance requirements set
b)
forth by the American Association of State Highway and Transortation
X
Officials (AASHTO).
4.Street Turnaround:
N/A
a)
Easements
5.
(City utilities, private access, other utilities):
X
a)Provide all easements as required - access, utility, etc.
X
b)All lots shall access off private access road.
X
c)Private access easement shall be 15 (fifteen) feet in width
6.Street Lights:
N/A
a)
ENGR RQMNTS_PLN20130043_Swerk.xlsx1 of 3
form revised 07.19.11printed 3/6/2014
ATTACHMENT - 7
Required as a
Required as a Requirement
Condition of
Condition of Already
Building Permit
SubdivisionSatisfied
7.Planting Strip:
N/A
a)
8.Water System Improvements:
Public hydrant spacing shall meet requirements of ECDC 19.25.X
a)
Provide water service stub to each Lot X
b)
X
Connect to public water system.X
c)
9.Sanitary Sewer System Improvements:
Provide 6" lateral within utility easement and individual side sewers to each
a)
X
lot with 6" cleanout at each property line.
i. Where the sewer lateral is shared by more than one lot, it shall be 6".
X
ii. Provide 4" side sewer to individual lots
X
Connect to public sewer system.X
c)
10.Stormwater System Improvements:
Provide a Stormwater Management Report and Site Plan that shows
a)
compliance with ECDC 18.30, Stormwater Supplement and 2005 Department
X
X
of Ecology Stormwater Manual.
Manage stormwater on site where feasible.X
b)
X
Construct privately owned and maintained stormwater management system
c)
sized to provide adequate capacity for proposed future single family
X
X
dwellings, and associated impervious areas in accordance with ECDC 18.30.
i.Stormwater management system to be located on private property.
ii. Construction of storm facility may be deferred to coincide with construction
of a single family residence on Lot 2 if the required short plat improvements
create less than 2000sf of impervious area and the site is less than one acre
in size.
X
X
Connect all new impervious surfaces to storm system as required.
d)
Connect to public storm system or manage stormwater on site if soils allow.
e)
X
X
11.Underground Wiring (per Ord. 1387):
X
Required for all new services.X
a)
12.Excavation and Grading (per IBC)
X
Submit a grading plan as part of engineered site plan.X
a)
X
Submit grading plan for foundations with building permit.
b)
13.Signage and Striping (per City Engineer):
Provide fire and aid address signage.X
a)
14.Survey Monumentation (per Ord., Sect. 12.10.120):
N/A
a)
15.As-built Drawings (per City Engineer):
Provide an as-built drawing of all street and utility improvements both in
a)
X
X
electronic format as well as a hard copy.
16.Other Requirements:
X
Plat showing lots, easements, legals, survey information X
a)
Legal documents for each lot
b)X
Field stake lot corners (by professional surveyor)X
c)
ENGR RQMNTS_PLN20130043_Swerk.xlsx2 of 3
form revised 07.19.11printed 3/6/2014
ATTACHMENT - 7
Required as a
Required as a Requirement
Condition of
Condition of Already
Building Permit
SubdivisionSatisfied
Field stake utility stubs at property lines
d)X
Clustered mailbox location per Postmaster X
e)
Maintenance agreements
f)X
X
Traffic Impact Fee Analysis
g)
17.Engineering Fees:
Storm system development charge (public road)N/A
a)
X
Storm system development charge (each new lot)$799.00
b)*
X
Sewer connection fee (each new lot)$4,417.00 *
c)
X
Water connection fee - 3/4" Meter (each new lot)$5,050.00 *
d)
X
Water meter fee - 3/4" Meter$2,920.00 *
e)
X
Traffic mitigation fee per each new SFR$1,196.33 *
f)
X
Short Plat civil plan review fee$2,570.00 *
g)
Right-of-Way Construction PermitTBD X
h)
X
Inspection fees (Based on Cost Estimate)TBD
i)
*** Fees provided are an estimate only and reflect rates current at the time of preliminary approval.
ENGR RQMNTS_PLN20130043_Swerk.xlsx3 of 3
form revised 07.19.11printed 3/6/2014
ATTACHMENT - 7
MEMORANDUM
Date:February 10, 2014
To:
Gina Janicek, Associate Planner
From:
Jennifer Lambert, Engineering Technician
Subject:
PLN20130043, 2-Lot Short Plat - Swerk
18812 Olympic View Dr
Engineering has reviewed and approved the preliminary short plat application for the Swerk
property at 18812 Olympic View Dr. Preliminary approval shall not be interpreted to mean
approval of the improvements as shown on the preliminary plans. Final utility system design
and location will be determined at the civil construction plan phase of this project.
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.
In addition, the Driveway Slope Waiver Approval letter is included.
Once the Planning Division has approved the preliminary short plat, the applicant will be
required to submit revised civil engineering plans addressing all short plat conditions. Plans
are to be submitted to the Engineering Division. A civil plan review fee is to be paid at the
time of submittal. At this time, the review fee is $2570.00.
The following information is provided in an effort to assist with preparation of the civil
construction plans:
1)Civil plan sheets shall include an approval block similar to that provided on the City
website: http://www.edmondswa.gov/services/permits-development/handouts-
forms/engineering-standards.html
2)Provide utility purveyor information.
3)Update General Notes to reference current codes/standard specifications.
4)Include in the construction sequence phasing of work and protection of areas that will
provide low impact development stormwater management.
Thank you.
City of Edmonds
ATTACHMENT - 7
MEMORANDUM
Date:
November 12, 2013
To:
Gina Janicek, Associate Planner
From:
Jennifer Lambert, Engineering Technician
Subject:
PLN20130043, 2-lot Short Plat - Swerk
18812 Olympic View Dr
The comments provided below are based upon review of the recent submittal dated 10/17/13
of the preliminary civil plans & documents for the subject short plat. Additional information
is requested from the applicant at this time in order to continue review of the application and
provide preliminary approval of the short plat. Please ask the applicant to revise and resubmit
plans addressing each of the comments below.
Please also note, after receiving preliminary short plat approval from the Planning Division,
the applicant will be required to submit civil engineering plans to the City for review and
approval after receiving preliminary short plat approval from the Planning Division.
1)OK
2)OK
3)OK
4)OK
5)The first part of this comment was addressed; however the second was not. Please
address the comment sent on 7/23/13.
7/23/13 Comment: Please show the location of the homes located at 18805
Soundview Pl and 18815 Soundview Pl. Please show the overflow path for the
proposed infiltration system and confirm that it will not adversely impact the
adjacent properties.
6)OK
Thank you.
City of Edmonds
ATTACHMENT - 7
ATTACHMENT - 7
MEMORANDUM
Date:
July 23, 2013
To:
Gina Janicek, Associate Planner
From:
Jennifer Lambert, Engineering Technician
Subject:
PLN20130043, 2-lot Short Plat - Swerk
18812 Olympic View Dr
The comments provided below are based upon review of the preliminary civil plans &
documents for the subject short plat. Additional information is requested from the applicant
at this time in order to continue review of the application and provide preliminary approval of
the short plat. Please ask the applicant to revise and resubmit plans addressing each of the
comments below.
Please also note, after receiving preliminary short plat approval from the Planning Division,
the applicant will be required to submit civil engineering plans to the City for review and
approval after receiving preliminary short plat approval from the Planning Division.
1)Where the existing driveway is parallel to the right of way (parallel to Olympic View
Dr) the 12’ wide paved driveway and 15’ access easement must be entirely on private
property.
2)All exisiting easements located on or benefiting the subject parcel must be shown on
the plans.
3)The sewer asbuilt (attached) indicates that the existing sewer crosses into 18805
Soundveiw Pl property. Please show the easement or obtain an easement for the
portion of the sewer that crosses 18805 Soundview Pl. or confirm that the sewer is
located as shown on the preliminary plans and soley within the City Sewer Easement.
4)If a retaining wall is proposed within the right of way, an encroachment permit will
need to be obtained prior to approval of the civils.
5)Please show the location of the homes located at 18805 Soundview Pl and 18815
Soundview Pl. Please show the overflow path for the proposed infiltration system and
confirm that it will not adversely impact the adjacent properties.
City of Edmonds
ATTACHMENT - 7
6)It is understood that portions of the driveway are existing; however, the driveway will
need to be widened to meet the required access widths. The proposed contours as
shown on the grading plan indicate a driveway slope in excess of 14% in several
locations. The Edmonds Community Development Code 18.80.060D does not allow
for driveway slopes to exceed 14% without first obtaining approval by the City
Engineer. The maximum allowed driveway slope is 20%. Adjust the slope of the
driveway to reflect a 14% grade and/or maximum 20% grade along with a request for
waiver that provides an explanation as to why the required 14% slope cannot be
.
achieved
Thank you.
ATTACHMENT - 7
8/06/09 1 Mile Radius Suggested RoutesEdmonds Elementary
Mile radius borderEdmonds Elementary borderSuggested routes within 1 mile radiusBus stops outside 1 mile radiusCrossing guard locations
ATTACHMENT - 8
- 9ATTACHMENT
Notice of Pending
Land Use Application
Swerk 2-Lot Short Subdivision: File # PLN20130043
Located at 18812 Olympic View Drive
NAME OF APPLICANT: Robert Swerk, property owner.
DATE OF PUBLIC NOTICE: November 28, 2013.
PROJECT LOCATION: 18812 Olympic View Drive, Edmonds (RS-12 zone).
PROJECT DESCRIPTION: Notice of application and two week comment period for a ÑType IIÒ 2-lot
short subdivision application. A setback modification was requested to allow the existing house to remain
and to use the existing driveway as an access easement for the proposed new back lot. In addition, a
driveway slope exception was requested in order to utilize the existing driveway which exceeds the
normally required 14% grade. The application was submitted on 6/28/13 and was determined to be
complete on 11/12/13. The application is available for review at the Planning Division counter: 121 5th
Avenue North, Edmonds. Please contact the project planner if you have any questions.
PUBLIC COMMENTS: Written public comments must be received by 4:30 PM on December 12, 2013.
WARNING: The removal, mutilation, destruction, or concealment of posted notices before the removal
date is a misdemeanor punishable by fine and imprisonment. This notice was mailed to owners within 300
feet of the site, posted on site, posted at the Public Safety Complex, Library, and at City Hall. It was also
Published in the Everett Herald.
City of Edmonds
Information on this development application can be viewed or
Development Services Department
obtained at the City of Edmonds Planning Division between the hours
of 8:00 AM and 4:30 PM Monday through Friday (8:00-noon on Planning Division
Wednesdays) or online through the CityÔs website.
Visit www.EdmondsWA.gov, navigate to ÑPermits OnlineÒ
121 5th Avenue North
and then ÑSearch for Permit.Ò
Edmonds, WA 98020
Any person has the right to comment on this application during the
public comment period, receive notice, participate in any hearings,
Project Planner: Gina Janicek
and request a copy of the decision on the application. The City may
Gina.Janicek@EdmondsWA.org
accept public comments at any time prior to
425.771.0220 x 1778
closing of the record or prior to the decision on the project
permit. Only parties of record as defined in ECDC 20.07.003 have
www.EdmondsWA.gov
standing to initiate an administrative appeal.
ATTACHMENT - 10
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City of Edmonds
Swerk 2-Lot Short Subdivision
Zoning Vicinity Map
File PLN20130043
0150300Feet
18812 Olympic View Drive (RS-12 Zone)
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Critical Areas Map
File Number: CRA20130059
18812 Olumpic View Drive
Scale
1 inch = 50 feet
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