2023-11-09 Hearing Examiner Minutes`7C. 18y%)
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CITY OF EDMONDS
121 51h Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
BEFORE THE HEARING EXAMINER FOR THE CITY OF EDMONDS
Phil Olbrechts, Hearing Examiner
RE: Greenwalk Park Planned
Residential Development
Preliminary Plat and Planned
Residential Development
PLN2022-0049 and PLN2022-
0053
FINDINGS OF FACT, CONCLUSIONS
OF LAW AND FINAL DECISION
INTRODUCTION
Cornerstone Architectural Group proposes a preliminary plat and planned residential
development of a 3-acre site at 540 and 550 Edmonds Way into 16 single family
residential lots. The applications are approved subject to conditions.
The proposal generated several concerns regarding loss of trees, stormwater impacts,
traffic impacts at the SR 104/Project intersection, construction noise and aesthetic
impacts. All of those impacts are addressed in detail in Findings of Fact No. 5 and 6
below. As discussed in those findings, the City's development standards already
address all of those types of project impacts and the proposal, as conditioned,
conforms to those standards.
ORAL TESTIMONY
A computer -generated transcript of the hearing has been prepared to provide an
overview of the hearing testimony. The transcript is provided for informational
purposes only as Appendix A.
EXHIBITS
Preliminary Plat and PRD P. 1 Findings, Conclusions and Decision
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The November 3, 2023 staff report and 28 attachments identified at pages 3-4 of the
staff report were admitted during the November 9, 2023 hearing. Attachments will be
referred to as exhibits in this Decision. A letter from Wakefield dated November 9,
2023 was provided to the Applicant prior to the hearing and is admitted as Exhibit 29.
FINDINGS OF FACT
Procedural:
1. Applicant/Owner. Steve Barnes of Cornerstone Architectural Group, 6161
NE 175th St, Kenmore, WA, Suite 101, 98028,
2. Hearing. A hybrid hearing was held at the City of Edmonds Brackett's
Room in Edmonds City Hall on the application on November 9, 2023 at 3:00 pm.
Substantive:
3. Site/Proposal Description. Cornerstone Architectural Group proposes a
preliminary plat and planned residential development of a 3-acre site at 540 and 550
Edmonds Way into 16 single family residential lots. The site is developed with two
existing homes. Both homes, outbuildings and most other existing improvements will
be removed and a new plat road and easement drives constructed to serve the new lots
with access from Edmonds Way (SR-104). Stormwater, utility and frontage
improvements are required, and the Engineering Division has indicated that the
project is feasible from an engineering perspective.
4. Characteristics of the Area. The project site is located at the western end
of the Westgate commercial area on the south side of Edmonds Way (SR-104) where
the road splits off to the ferry lanes and begins to descend into the Edmonds Bowl
(Exhibit 10). To the west is the Town of Woodway, which is characterized by large
lots and homes. To the north and south are parcels zoned RS-MP, which are
developed with houses of varying size. Across SR-104 is an area of mixed zoning
and development including single and multifamily residential together with small
businesses.
5. Adverse Impacts. There are no significant adverse impacts created by the
proposal. The City issued a Determination of Non -significance (DNS) for the
proposed project on October 4, 2023 (Exhibit 23). Impacts are more specifically
addressed as follows:
A. Critical Areas. A critical area determination was completed for the project
site in 2022 (file CRA2022-0009) and found potential erosion hazard areas
across the site consistent with the generally rolling topography. The
Applicant's geotechnical report and stormwater report, Ex. 14 and 19, contain
measures to control erosion impacts. There is a small steep slope off the site
Preliminary Plat and PRD p. 2 Findings, Conclusions and Decision
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in the SR-104 right-of-way that will not be disturbed as part of the proposed
project. No streams or wetlands were found on or adjacent to the site but
there are two artificial ponds on the property.
B. Hazardous Conditions. No known hazardous conditions exist at the site.
While there are small steep slopes around the property, the geotechnical report
(Attachment 14) indicates that the project can be constructed safely, consistent
with standard engineering practices.
C. Tree Retention. The proposal has been conditioned to conform to the City's
tree retention standards and thus adequately mitigates against impacts to trees.
Chapter 23.10 ECDC contains the adopted tree code that applies to this
subdivision (Ordinance 4227). An arborist report and tree retention and
protection plan were submitted as required in ECDC 23.10.060 (Exhibits 15 &
16). The City's urban forest planner reviewed these documents and indicated
that proposal is generally consistent with ECDC 23.10. Since the applicant is
choosing to use the phased review process for trees allowed in ECDC
23.10.060.B.3, updated tree retention and protection plans will be required at
each subsequent development phase, including civil subdivision plan review
and building permits. Proposed conditions of approval are imposed by this
decision to address retention, replacement, and tree impact fees.
D. Grading. Overall grading is nominal. The project area slopes down gradually
toward the northwest and southeast (Exhibit 14). To meet engineering and
fire standards for right-of-way width and road grade, excavation for the
private plat road, easements, utilities and building sites would lead to a
balancing of 3,500 cubic yards of cut and 2,000 cubic yards of fill (Exhibit
20).
E. Views. The maximum height for new houses in the RS-MP zone is 25 feet
from average original grade, which serves to minimize any negative impact to
existing territorial views in the vicinity. Beside the height limits, City codes
do not contain specific regulations regarding private view protection in single-
family zones.
There were no concerns raised from neighboring property owners about view
impacts except for views of the homes to be built and construction activity
associated with the home. A 6-foot tall wood fence and Type III landscaping
is required along the north, west and south sides of the project site. This
should provide some aesthetic relief from the construction of the proposed
homes. In response to a public comment request, a condition of approval
requires that the fence be constructed prior to construction if that doesn't
interfere with construction activities.
F. Density. The proposal does not qualify as overcrowding at the project
location since the number of homes proposed is less than that allowed by the
Preliminary Plat and PRD p. 3 Findings, Conclusions and Decision
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underlying zone. The proposal provides for 16 lots and the underlying zone
authorizes a total of 17 lots.
G. Project Encroachment. The Applicant has been notified that its project site
allegedly encroaches into adjoining property to the south. See McMasters
letter, Ex. 13. The claim appears to be based upon adverse possession from
the presence of a fence. The City has no authority to adjudicate adverse
possession claims. See Halverson v. Bellevue, 41 Wn. app. 457 (1985). In the
Halverson case, the City was apprised of a judicial claim that had been filed
against a preliminary plat project site. 41 Wn. App. at 458. On that basis the
Court of Appeals ruled that the City had to defer review of the preliminary
plat until the adverse possession claim was resolved. In this case, there is no
suggestion in the record that a judicial claim has been filed. Consequently,
the plat review may continue to move forward. However, as noted in the staff
report, the Applicant bears the risk of any adverse ruling on the adverse
possession claim. If the adverse possession claimant succeeds in an adverse
possession claim, the Applicant may have to apply for an amendment or deal
with more serious consequences.
H. Constriction Noise. Public comment concerns were raised about construction
noise. City noise standards address construction noise, limiting construction
hours to 7AM-6PM on weekdays, l0AM-6PM on Saturdays. See ECDC
5.30.11013. The City's noise standards are construed as a legislatively set
level of acceptable noise impacts.
6. Adequacy of Infrastructure and Public Services. As conditioned by this decision,
adequate infrastructure will serve development as follows:
A. Drainage: The City's drainage standards impose detailed requirements that
mandate that the proposal maintain pre -development off -site stormwater flow
volumes and velocities. Consequently, no significant stormwater impacts to
adjoining properties are anticipated. Stormwater runoff from all new hard
surfaces must be mitigated as required by Chapter 18.30 ECDC and the
Engineering Requirements in Exhibit 22. The Applicant has prepared a
preliminary stormwater design, Exhibit 19, and staff has found the design as
integrated into the preliminary plat design to adequately meet stormwater
standards for purposes of preliminary plat review.
B. Transportation: The proposal provides for adequate and appropriate
transportation facilities.
The project site is adjacent to Edmonds Way (State Route 104). A private plat
road off SR-104 and additional interior access easements will provide
vehicular access to the site. WSDOT must ultimately approve the intersection
of the plat road with SR-104.
Preliminary Plat and PRD p. 4 Findings, Conclusions and Decision
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Sidewalks on both sides of the plat road will connect with existing sidewalks
at SR-104. No other public pedestrian or bike paths are proposed through the
site since it is adjacent to private property on all other sides (Exhibit 10).
The applicant will be required during building permit to pay for its
proportionate share impacts to the City's transportation system via traffic
impact fees.
The City of Edmonds applies a Walkway Prioritization Process provided in
the Transportation Element of the Comprehensive Plan in assessing where
sidewalks should be required or upgraded. Criteria have been developed to
evaluate and prioritize walkway improvement projects. These criteria (which
include distance from schools) are used to prioritize improvements to
walkway sections that are identified based on input from public meetings,
Walkway Committee meetings, and deficiencies determined from a review of
the existing city walkway inventory. The criteria are weighted according to
their importance. A system of points evaluate each proposed project against
each criterion. The result is a weighted average score that helps to compare
and prioritize proposed projects. The City's policy is to consider these criteria
in conjunction with City code and the Sidewalk Comprehensive Plan Map in
determining sidewalk requirements for subdivisions.
There are existing sidewalks along the south side of Edmonds Way.
Sidewalks interior to the project site on both sides of the private plat road will
connect to the existing sidewalks at the SR-104 frontage (Exhibit 20). Staff
testified that Sherwood Elementary School is located about a quarter mile to
the south and that there are sidewalks along SR 104 to provide safe walking
conditions for children walking to and from school there. Children will have
to turn onto 226th to continue walking to that school and testimony suggested
there was a shoulder or sidewalks along that road as well. The middle school
and high school serving the site would be accessed by school bus and staff
testified that sidewalks likely connect to the bus stop as well.
C. Parks and Open Space: The project meets and slightly exceeds the 10% area
standard for usable open space (13,412 sq. ft. required, 14,096 sq. ft
proposed) required for PRDs by ECDC 20.35.050D. The open spaces shown
on Exhibit 17 include small sport courts, play areas, and passive recreation
areas. The proposal will also be subject to park impact fees, assessed during
building permit review, which are used for new park improvements to
mitigate the project's demand on the City's park system.
D. Water and Sewer: The Olympic View Water and Sewer District (OVWSD)
is the water and sewer supplier for the project site. OVWSD preliminarily
approved connection and will be involved in the civil subdivision plan
review process to approve the water and sewer improvements.
Preliminary Plat and PRD p. 5 Findings, Conclusions and Decision
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Mr. Bonn's legal counsel submitted a letter identifying that Mr. Bonn, and
adjoining property owner, has a sewer easement going through the project
site and that it appears that homes will be built over the easement. The
Applicant acknowledged the existence of the easement during the hearing
and noted that Mr. Bonn's sewer line would be accommodated during the
engineering review of the project.
E. Schools and Walking Conditions to Schools: The proposal will be served
by adequate and appropriate school facilities and safe walking conditions to
and from school. The 2020-2025 Capital Facilities Plan adopted by the
Edmonds School District shows adequate funding for capital school facilities
without the need for school impact fees or any additional mitigation from the
proposal. As identified in Finding of Fact 5B, safe walking conditions,
including walking conditions to schools, are addressed by the City's
Walkway Prioritization Process.
CONCLUSIONS OF LAW
Procedural:
1. Authority of Hearing Examiner. ECDC 20.01.003 provides the Hearing
Examiner with the authority to hold a hearing and issue a final decision on
preliminary plat and preliminary planned residential development applications,
classifying them as Type III -A applications.
Substantive:
2. Zoning Designation. Single Family Residential — Master Plan (RS-MP)
4. Review Criteria and Application. Chapter 20.75 ECDC governs the
review criteria for preliminary plats and ECDC 20.35.050 the criteria for planned
residential developments. Relevant criteria are quoted below and applied through
corresponding conclusions of law.
Preliminary Plat
ECDC 20.75.080(A): General findings. 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. 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.
5. The proposed subdivision is consistent with ECDC 20.75.020 and all the
requirements of ECDC 20.75. The proposed subdivision will not create any
significant adverse impacts and will provide for appropriate infrastructure as
Preliminary Plat and PRD p. 6 Findings, Conclusions and Decision
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determined in Findings of Fact No. 5 and 6. For these reasons, as intended by ECDC
20.75.020, the proposal will not negatively impact public health, safety or general
welfare, will not negatively impact congestion on streets and highways, and will have
adequate access to water, utilities, sewerage, storm drainage and will provide proper
ingress and egress. The proper preliminary plat review process and all other ECDC
20.75 requirements have been met as verified by staff, addressed in the staff report and
I determined in this decision.
ECDC 20.75.080(B): Comprehensive Plan. The proposal is consistent with the
provisions of the Edmonds Comprehensive Plan, or other adopted City policy, and is
in the public interest.
6. The proposal is consistent with the comprehensive plan for the reasons identified
at Section IVD2 of the staff report. Most pertinent to the policies listed therein, the
proposal provides for high quality, compatible residential development as a result of
the proposal's conformance to the City's residential and PRD design standards.
ECDC 20.75.080(C): Zoning Ordinance. The proposal meets all requirements of the
zoning ordinance, or a modification has been approved as provided for in this
chapter.
7. The proposal is consistent with the City's zoning ordinance for the reasons
identified at pages Section IVD3 of the staff report.
ECDC 20.75.080(D): Floodplain Management. The proposal meets all requirements
of the Edmonds Community Development Code relating to floodplain management.
8. The proposed project is not located within a designated flood plain management
area.
ECDC 20.75.085(A): Environmental.
1. Where environmental resources exist, such as trees, streams, ravines or wildlife
habitats, the proposal shall be designed to minimize significant adverse impacts to
the resources. Permanent restrictions may be imposed on the proposal to avoid
impact.
2. The proposal shall be designed to minimize grading by using shared driveways
and by relating street, house site and lot placement to the existing topography.
3. Where conditions exist which could be hazardous to the future residents of the
land to be divided, or to nearby residents or property, such as flood plains, steep
slopes or unstable soil or geologic conditions, a subdivision of the hazardous land
shall be denied unless the condition can be permanently corrected, consistent with
paragraphs A(1) and (2) of this section.
4. The proposal shall be designed to minimize off -site impacts on drainage, views
and so forth.
Preliminary Plat and PRD p. 7 Findings, Conclusions and Decision
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9. The criterion is satisfied. As determined in Finding of Fact No 5A, the only critical
areas of the project site are erosion hazards, which have been mitigated by the
recommended measures of the geotechnical report, imposed by this decision. Impacts
to trees are adequately addressed via conformance to the City's tree retention
standards as outlined in Finding of Fact No. 5C. As determined in Finding of Fact No.
5D, overall grading is nominal. As determined in Finding of Fact No. B and E, the
proposal will not adversely affect views and the site has no hazardous conditions. As
determined in Finding of Fact No. 6 the proposed drainage facilities have been
determined to be adequate.
ECDC 20.75.085(B): Lot and Street Layout.
1. Lots shall be designed to contain a usable building area. If the building area
would be difficult to develop, the lot shall be redesigned or eliminated, unless
special conditions can be imposed on the approval which will ensure that the
lot is developed properly.
2. Lots shall not front on highways, arterials or collector streets unless there is
no other feasible access. Special access provisions, such as shared driveways,
turnarounds or frontage streets may be required to minimize traffic hazards.
3. Each lot shall meet the applicable dimensional requirements of the zoning
ordinance.
4. Pedestrian walks or bicycle paths shall be provided to serve schools, parks,
public facilities, shorelines and streams where street access is not adequate.
10. The criterion is met. As shown in Section IVD3 of the staff report, all proposed
lots meet the dimensional requirements of the RS-8 zoning district with alterations
authorized by the PRD process. Each lot contains a buildable area as is readily evident
from the preliminary site plan and building elevations of the ADB report, Ex. 5.
building elevations approved by the ADB. As further shown in the site plan, all lots
front and access the internal access road, which doesn't qualify as a highways, arterials
or collector street. There are existing sidewalks along the south side of Edmonds Way.
Sidewalks interior to the project site on both sides of the private plat road will connect
to the existing sidewalks at the SR-104 frontage (Exhibit 20).
ECDC 20.75.085(C): Dedications.
1. The City council may require dedication of land in the proposed subdivision
for public use.
2. Only the City council may approve a dedication of park land to satisfy the
requirements of ECDC 20.75.090. The council may request a review and written
recommendation from the planning advisory board.
3. Any approval of a subdivision shall be conditioned on appropriate dedication
of land for streets, including those on the official street map and the preliminary
plat.
11. According to the Engineering Division requirements (Exhibit 22), no dedications
are required for the proposal.
Preliminary Plat and PRD p. 8 Findings, Conclusions and Decision
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ECDC 20.75.085(D): Improvements.
1. Improvements which may be required, but are not limited to, streets, curbs,
pedestrian walks and bicycle paths, sidewalks, street landscaping, water lines,
sewage systems, drainage systems and underground utilities.
2. The person or body approving a subdivision shall determine the improvements
necessary to meet the purposes and requirements of this chapter, and the
requirements of
a. ECDC Title 18 Public Works Requirements;
b. Chapter 19.25, Fire Code, as to fire hydrants, water supply and access.
This determination shall be based on the recommendations of the community
development director, the public works director, and the fire chief...
12. The criterion is met. This project was reviewed by South County Fire and
the Public Works Department - Engineering Division. The Engineering Division
indicated the project is feasible from an engineering perspective. Specific civil
designs, including final utility system design and location, as well as compliance with
Title 18 Edmonds Community Development Code, will be reviewed during the civil
subdivision improvement plan phase of this project. A number of improvements have
been recommended as a result of this review and they have been incorporated into the
conditions of approval and have been found to provide for adequate public
infrastructure as determined in Finding of Fact No. 6. Further, since RCW 58.17.110
mandates that preliminary plats may not be approved absent a finding of appropriate
infrastructure, the criterion above is broadly construed to require the findings required
by RCW 58.17.110 and those findings are made as detailed in FOF No. 6.
ECDC 20.75.085(E): Flood Plain Management. All subdivision proposals shall
comply with the criteria set forth in the Edmonds Community Development Code for
flood plain management.
13. This project is not in a Flood Plain Management area.
Planned Residential Development
ECDC 20.35.050A: Because PRDs provide incentives to applicants by allowing for
flexibility from the bulk zoning requirements, a clear benefit should be realized by the
public. To ensure that there will be a benefit to the public, a PRD which seeks
alternative bulk standards shall be approved, or approved with conditions, only if the
proposal meets the following criteria:
A. Design Criteria. The project must comply with the city's urban design guidelines
set forth in subsection (A)(1) of this section and provide two or more of the results set
forth in subsections (A)(2) through (A)(S) of this section:
Preliminary Plat and PRD P. 9 Findings, Conclusions and Decision
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1. Architectural design consistent with the city's urban design guidelines for
multifamily projects or ECDC 20.35.060 for single-family projects for the design,
placement, relationship and orientation of structures;
2. Improve circulation patterns by providing connections (a) to the city's street
system beyond those which may be compelled under state law, or (b) to the city's
alternative transportation systems, such as bike or pedestrian paths accessible to the
public;
3. Minimize the use of impervious surfacing materials through the use of alternate
materials or methods such as open -cell grid pavers or shared driveways;
4. Increase through the addition of usable open space or recreational facilities on
site above the minimum open space required by ECDC 20.35.060(B)(6);
5. Preserve, enhance or rehabilitate significant natural features of the subject
property such as woodlands, wildlife habitats or streams, historic or landmark
structures or other unique features of the site not otherwise protected by the
community development code.
14. The criterion is met. The proposal meets subsection Al as the Architectural
Design Board reviewed the proposed PRD and found that it was consistent with the
standards in ECDC 20.35.060 as noted in Exhibits 5 & 6. The proposal meets
subsection A3 since a joint driveway is proposed for Lots 14 and 15 and pavers are
proposed for pedestrian walkways from the sidewalk to the houses (Exhibit 17). To
further comply with A3, a condition is imposed requiring that alternative materials
are further considered for the roads, driveways and sidewalks during civil subdivision
plan review. The proposal meets A5 because an existing artificial water feature will
be retained within the western usable open space area that is not required to be
protected by the City's development standards. A2 and A4 are not found to be met
because the proposal does not exceed the minimum standards required by City code.
ECDC 20.35.050B: Public Facilities. The PRD shall be served by adequate public
facilities including streets, bicycle and pedestrian facilities, fire protection, water,
stormwater control, sanitary sewer, and parks and recreation facilities.
15. The criterion is met for the reasons identified in Finding of Fact No. 6.
ECDC 20.35.050C: Perimeter Design. The design of the perimeter buffer shall
either:
1. Comply with the bulk zoning criteria applicable to zone by providing the same
front, side and rear yard setbacks for all lots adjacent to the perimeter of the
development; and/or
Preliminary Plat and PRD P. 10 Findings, Conclusions and Decision
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2. In addition to the setback required by the underlying zone (see ECDC
20.35.040(B)), provide a landscape buffer, open space or passive use recreational
area (hereafter "buffer'). The depth of the buffer shall be at least equal to the depth
of the rear yard setback applicable to the zone; provided, that where the exterior lot
line abuts a public way, the buffer shall be at least equal to the depth of the front yard
setback required by the zone. The depth of the buffer shall be measured perpendicular
to the boundary of the exterior property line setback. If such a buffer is provided,
interior setbacks may be flexible and determined in accord with ECDC 20.35.030.
16. The criterion is met. The proposal complies with Sub (a) above by using RS-MP
setbacks on all exterior lots as are appropriate for standard, flag and corner lots
(Exhibit 17).
ECDC 20.35.050D: Open Space and Recreation. Usable open space and recreation
facilities shall be provided and effectively integrated into the overall development of a
PRD and surrounding uses and consistent with ECDC 20.35.060(B)(6). "Usable
open space" means common space developed and perpetually maintained at the cost
of the development. At least 10 percent of the gross lot area and not less than 500
square feet, whichever is greater, shall be set aside as a part of every PRD with five
or more lots. Examples of usable open space include playgrounds, tot lots, garden
space, passive recreational sites such as viewing platforms, patios or outdoor
cooking and dining areas. Required landscape buffers and critical areas except for
trails which comply with the critical areas ordinance shall not be counted toward
satisfaction of the usable open space requirement.
17. The criterion is met. As determined in Finding of Fact No. 6, the proposal meets
the 10% requirement and the proposed usable open spaces shown on Exhibit 17
include small sport courts, play areas, and passive recreation areas.
DECISION
As conditioned below, the proposed preliminary plat and preliminary planned
residential development conforms to all required criteria for approval for the reasons
detailed in the Conclusions of Law above. The conditions necessary to assure
compliance and required by this Decision are as follows:
1. If underground storage tanks are found on the site, they must be decommissioned
consistent with the requirements of South County Fire by obtaining a permit
through the City. If contamination is encountered, it must be remediated
consistent with Ecology requirements (WAC 173-340).
2. A 6-foot tall wood fence and Type III landscaping is required along the north,
west and south sides of the project site. The fence shall be installed prior to
construction to the extent staff determine that will not interfere with construction
activity.
3. Guest parking is not permitted within the required open space areas.
Preliminary Plat and PRD P. 11 Findings, Conclusions and Decision
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4. Street tree species will be determined by the City during the civil phase of the
subdivision review in PLN2022-0053.
5. Any transformers, utility meters and similar features must be screened from view
or camouflaged to minimize their visual obtrusiveness from the sidewalk along
Edmonds Way and internal plat roads and drives.
6. Staff will verify compliance of the proposal with all relevant codes and land use
permit conditions through review of building, engineering, and fire permits.
Minor changes to the approved design may be approved by staff at the time of
building permit without further design review by the Architectural Design Board
if the design is substantially similar to that originally approved.
7. Prior to recording, the applicant must complete the following requirements:
a) Civil plans must be approved prior to recording. In completing the
civil plans, the following must be addressed:
i. Complete the Engineering Division conditions listed "Required
as a Condition of Subdivision" on Exhibit 22.
ii. Alternative materials other than asphalt pavement and concrete
must be considered for the roads, driveways and sidewalks.
iii. Comply with the tree conditions found in Exhibit 26.
iv. Implement tree protection measures required in ECDC
23.10.070.
v. Provide a cost estimate to be used to determine the performance
tree bond required in ECDC 23.10.090.
b) Make the following revisions to the subdivision:
(1) Ensure that all existing easements are indicated.
(2) Indicate the locations of all new easements and provide
easement descriptions and maintenance provisions for all
new easements.
(3) Include the addresses for each of the lots on the final
subdivision (new addresses will be assigned following
preliminary approval and provided prior to submitting for
final review).
(4) Add to the face of the subdivision: "Conditions of approval
must be met and can be found in the approval for the
planned residential development in File No. PLN2022-
0049 and the formal subdivision located in File No.
PLN2022-0053 in the City of Edmonds Planning Division."
(5) The zoning setbacks and related zoning standards
established as part of the planned residential development
process must be shown on the face of the final plat map.
(6) Include on the subdivision all required information,
including owner's certification, hold harmless agreement,
and Planning and Development and Public Works
director's approval blocks.
(7) Make sure all documents to be recorded meet the
Snohomish County Auditor's requirements for recording.
Preliminary Plat and PRD p. 12 Findings, Conclusions and Decision
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c) Submit an updated copy of the title report (subdivision certificate)
with the documents proposed to be recorded. The title report must
be prepared within 30 days of submittal for final review.
d) Submit two copies of the documents to be recorded for the
Planning Division and Engineering Division's approval. Once
approved, the documents will be recorded by the City Clerk at the
Snohomish County Auditor's office.
e) Record a protected tree notice on title for the plat as required by
ECDC 23.10.085, as amended.
8. After recording the subdivision and in conjunction with future building permit
applications, the applicant must complete the following:
a) Complete the Engineering Division conditions listed "Required as
a Condition of Building Permit" in Exhibit 22.
b) Comply with the tree conditions found in Exhibit 26.
c) A notice to title for tree retention must be recorded for each lot,
consistent with ECDC 23.10.085, as amended.
9. The proposal shall conform to the recommendations of the geotechnical report,
Ex. 14.
Dated this 27th day of November 2023.
1wa 062Z c/z&d-
City of Edmonds Hearing Examiner
Appeal Right and Valuation Notices
This is a final land use decision issued by the City of Edmonds, which may be appealed
Snohomish County Superior Court within 21 days of issuance as governed by 1
Washington State Land Use Petition Act, Chapter 36.70C RCW.
Affected property owners may request a change in valuation for property tax
notwithstanding any program of revaluation.
Preliminary Plat and PRD p. 13 Findings, Conclusions and Decision