LindbergShortPlat.pdfCITY OF EDMONDS
121 5th Avenuc North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.EdmondsWA.gov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
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Planning Division Pre -Application Notes
Date December 20, 2012
Review By Gina Janicek, Associate Planner
File Number PRE-2012-0047
Site Address 10715 235th Place SW (Lindberg)
Zone RS-8
Land Use & Development Standards
Project Description: 3-lot short plat at 10715 2351h PL SW by owner Randy Lindberg.
Land Use: Single-family residential, one house per lot.
Conditional Use Permit: Not required.
Height: 25 feet.
Setbacks: 25' street, 7.5' sides, 15' rear. The setback line drawn for Lot B would need to be moved further west,
because setbacks are measured from the edge of a property line or vehicular access easement.
Lot Orientation: Lot C would be considered a "flag' lot and would have all side setbacks. Lot A would be
nonconforming (going from a "flag" lot to having a rear/North setback of 15' and a side/East setback of 7.5 feet —
please note that this MAY require a modification request).
Parking: Two stalls per lot.
Environmental Regulations
SEPA Review: Likely exempt.
Shoreline Substantial Development Permit: Exempt.
Critical Areas Determination: "Waiver" issued under file CRA20120099.
Design
Comprehensive Plan Designation: Single Family— Urban 1.
Anticipated Fees
• $15 — City Surcharge
• $185 — Sign Posting
• $1140 — Preliminary Short Subdivision (later, a Final Review fee of $405 will be required, along with an
updated title report)
• $845 — Modification Request (MAY be required for Lot A)
• Note that 50% of your pre -application fee will be applied towards your future land use permit
Questions & Comments
• This site was annexed into Edmonds in 1995. If you don't end up following through with the short plat, please
know that you may need to provide documentation from Snohomish County that allowed the 1936 house to
remain on the lot even after the construction of the house built in 1992.
• Is the area of the driveway/utility easement deducted from the lot are of Lot C and Lot B? If not, it needs to
be, and the net area needs to be at least 8000 square feet.
• Lot A becomes even more nonconforming with this development plan (going from a "flag" lot to a regular lot,
thus increasing the required setbacks) so a modification request MAY be required.
• Please change the Tax Parcel number from the old format to the new format (27 0336 002 013 00 instead of
3627032013).
• What does the "existing lot line" mean shown over Lot A? Why does it not appear on the County's parcel
map?
• Will all lots be responsible for maintenance of the driveway/utility easement?
Attachments
• Aerial Photo Map (2010)
• P73a — Preliminary Plat (Short and Formal Subdivision)
• P2 — Adjacent Property Owner (APO) list
• B — Land Use Application
• E28 — EUC Contact Form
Page 12
Aerial (2010) City of Edmonds
City of Edmond sRGB City of Lynnwood
0 Red: Banr' City of Mountlake Terrace
121 5th Ave N
❑Green: Ban' -&y of Woodway
Edmonds, WA Blue: Band_3
98020
This document is for general information purposes only and is provided on an 'as is'
and 'as available' basis. The data used comes from a variety of public sources and no
warranty of any kind is given as to its accuracy. Users of this document agree
to indemnify and save harmless the City of Edmonds, its officials, officers,
employees and/or agents from and against any claim, demand or action, arising
out of any use or possession of this document .
1 inch = 40 feet
N
12/18/2012
3:36:12 PM
#P73a
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City of Edmonds
Development Information
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Preliminary Plat Review
(Short and Formal Subdivision)
This handout summarizes the procedure for filing a preliminary subdivision application in the City of
Edmonds. Preliminary plat review is the first step of the three -step subdivision process. If preliminary
approval is received, you must then submit civil improvement plans for review and approval. Finally, once
the civil improvements have been approved and installed or bonded for, final plat approval is required
(see Handout P73c).
DEFINITION: A short subdivision is a division of land into four or fewer lots. A formal subdivision is a
division of land into five or more lots.
BASE FEES: $1,140 Preliminary Short Subdivision 1 $3,930 Preliminary Formal Subdivision
$845 Modification Request (per request, if applicable)
$485 SEPA Review Fee (if applicable)
Note: Additional fees will apply.
SUBDIVISION REVIEW CRITERIA
All subdivisions are subject to Edmonds Community Development Code (ECDC) Chapter 20.75,
specifically those criteria found in ECDC Section 20.75.085. These criteria include environmental
impacts, lot layout, street layout, required street dedications, public improvements, and flood plain
management. It is the applicant's responsibility to demonstrate compliance with the criteria. The
proposal is also reviewed for compliance with the Zoning Ordinance and all other applicable regulations
of the Edmonds Community Development Code.
SUBDIVISION REVIEW PROCESS
An application for a short subdivision is a Type II decision, whereas a formal plat is a Type III-B decision
pursuant to ECDC 20.01. After determination of a complete application, staff prepares a tentative
processing schedule. For a short subdivision, Planning Division staff makes a preliminary decision after
the comment period has ended and after a detailed review of all information submitted. For a formal
subdivision, Planning Division staff makes a recommendation to the Hearing Examiner at a public
hearing. The Hearing Examiner issues the decision on the preliminary review of a formal subdivision. As
required by the State, City review must be completed within 90 days of determination of a complete
application (this excludes time the applicant is responding to any request for additional information by the
City). Review of the application may also include review by external agencies such as the school district,
utilities, Department of Transportation, etc.
PRE -APPLICATION MEETING (OPTIONAL)
An optional pre -application meeting is available through the Development Services Department. Please
contact a Planner for information on fees and submittal requirements for a pre -application meeting. If the
applicant follows through with a subdivision application, half of the pre -application meeting fee will be
applied to the subdivision application fees.
Revised on 512112 P73a - Preliminary Plat Page 1 of 4
APPLICATION MATERIALS CHECKLIST
❑ Land Use Application Form: Completed and signed by the property owner(s) and applicant.
❑ Cover Letter: Statement addressing how the proposed subdivision meets all applicable standards,
requirements, and criteria of the Edmonds Community Development Code and Comprehensive Plan.
❑ Filing Fee: The filing fee, and any SEPA or modification fees, shall be paid at the time of preliminary
subdivision submittal. Note that review fees for civil improvements and final subdivision review will be
required later in the process if preliminary approval is granted.
❑ Critical Areas Checklist: Prior to submittal, the applicant must have a Critical Areas Determination
issued by the Planning Division, or the applicant must submit a Critical Areas Checklist concurrently
with the subdivision application (see Handout P20).
❑ Environmental Checklist (SEPA): An Environmental Checklist and SEPA review fee is required for
all formal subdivisions and for short subdivisions if the subject site includes lands covered by water
(see Handout P71).
❑ Adjacent Property Owners List: Refer to Handout P2 — Public Notice Requirements for instructions
on compiling an adjacent property owners list.
❑ Title Report: Submit a title report or plat certificate for the subject property/properties, prepared
within 30 days of application submittal.
❑ Legal Descriptions: Submit accurate legal descriptions of the existing lots and legal descriptions for
the proposed lots. The legal descriptions must be prepared, stamped and signed by a professional
land surveyor registered in the State of Washington or certified by a title insurance company doing
business in Snohomish County. If the plat is to be recorded on an 18 by 24-inch sheet, the legal
descriptions may be shown on that map as distances and bearings, as required by WAC 332-130-030
through 050.
❑ Preliminary Plat (submit 5 large copies and 1 copy reduced to 11 "x17" or smaller): Submit a
preliminary plat drawing of the proposed division of land, showing the existing conditions and the
general proposed layout of streets, alleys, lots, and blocks. A professional land surveyor registered in
the State of Washington must prepare the preliminary plat drawing. The scale used must be
sufficient to clearly show all details of the proposal. A scale of 20 feet to one inch is preferred; other
engineering scales may be used if necessary. In order to properly review the proposal, the following
information must be provided on the plat drawing. Please note, during review of the proposal, it may
be determined that additional information is required.
(1) Plat name or property owner name and address(es) of the existing lot(s) proposed for
subdivision.
(2) Name, address, seal and signature of the land surveyor who prepared the plat drawing.
(3) Date drawing was prepared or revised, scale, north point, quarter section, section, township and
range number.
(4) Total acreage of the land to be divided, and gross and net areas in square feet of each
proposed lot.
(5) Existing land use zoning.
(6) Lot dimensions and identifying lot numbers.
(7) Setback lines required by the existing land use zoning.
(8) Lot coverage calculations for all proposed lots.
(9) Critical areas delineations, buffers, steep topography, or other unusual limitations on the building
site.
Revised on 512112 P73a - Preliminary Plat Page 2 of 4
(10) Existing property lines within, or adjacent to the proposed subdivision, and the names of the
adjacent property owners.
(11) Contour lines in areas to be developed shall be at two -foot intervals, or as specified by the
Planning Division. Ten foot intervals may be used in areas not to be developed. All contour
lines shall be extended into adjacent properties a distance sufficient enough to show the
topographical relationship of adjacent property to the proposed subdivision.
(12) Location, name and width of all existing and proposed street right-of-ways, and/or easements
within or adjacent to the proposed subdivision as well as the street grade and pavement location
of existing and proposed streets.
(13) Location of all existing structures within the proposed subdivision. Indicate existing structures to
be removed, if any.
(14) Public area or areas to be owned in common by the lot owners, if any.
(15) Location of known or suspected soil or geological hazard areas, water bodies, creeks and areas
subject to flooding.
(16) Existing or proposed restrictions on the use of the land, if any.
(17) General location of tree -covered areas and specific locations of individual trees over eight inches
in diameter.
(18) Plat drawings shall be prepared for recording in accordance with the Snohomish County
Auditor's Recording Department, including appropriate margins and any other requirements.
Please contact the Snohomish County Auditor's Recording Department for additional
information.
Preliminary Development Plan (submit 3 large copies and 1 copy reduced to 11 "x17" or
smaller): Submit a preliminary development plan showing general proposed layout of streets and
lots, existing and proposed utilities, existing and proposed frontage improvements, driveway access
points, grading, etc. A scale of 20 feet to one inch is preferred; other engineering scales may be used
if necessary. In order to properly review the proposal, the following information must be provided on
the preliminary development plan. Please note, during review of the proposal it may be determined
that additional information is required.
(1) Existing and proposed contours at two -foot intervals showing preliminary plan for grading for the
development. State quantities of cut and fill. If quantities are in excess of 500 cubic yards, a
profile of the proposed roads will need to be provided.
(2) Location of existing and proposed underground utility lines, sanitary sewer systems, water mains
and water service lines adjacent to or within the proposed subdivision.
(3) Determine project classification and category (Large Site or Small Site Category 1 or 2) and
provide outline showing compliance with applicable minimum requirements per ECDC 18.30 and
Stormwater Supplement (see handout E72).
(4) Location of existing and proposed storm systems adjacent to or within the proposed subdivision.
Indicate pipe size & material and show catch basins with rim and invert elevations. Also show
open ditch storm systems and drainage swales, when applicable. All storm connections shall
occur at a catch basin. Storm catch basins shall be installed in the gutter line, as required.
(5) Location of proposed on -site storm drainage system(s) and connection to City storm system,
when applicable. Where soils allow, applicants are encouraged (and in some cases required) to
manage stormwater on site through the use of low impact development techniques such as rain
gardens, pervious pavement/concrete/pavers, etc.
(6) Infiltration systems are also encouraged for storm water management to the fullest extent
practicable only if site conditions are appropriate and ground water quality is protected. Provide
percolation tests and reasons for which infiltration is being proposed, including but not limited to,
the lack of a public storm drainage system in the area.
(7) Existing and proposed driveway approaches. Clearly indicate proposed points of access for
each lot. Access points shall meet minimum AASHTO standards for sight distance.
Revised on 512112 P73a - Preliminary Plat Page 3 of 4
(8) Location of existing and proposed public sidewalks. If sidewalks are not shown on preliminary
development plan, a request for waiver from the requirements shall be submitted. Please refer to
Edmonds Community Development Code 18.90. If sidewalks are to be located within adjacent
jurisdiction, and a request for waiver is being sought, request shall be submitted to the adjacent
jurisdiction with a copy of the letter provided to the City of Edmonds.
(9) Proposed road sections showing proposed roadway, sidewalks, parking, etc., and indicating the
widths of all.
❑ EUC Contact Form: Submit Edmonds Utilities Consortium (EUC) Customer-EUC Contact Form with
confirmation numbers from all applicable utility providers, demonstrating each utility company has
been informed of the proposed subdivision.
❑ Letter of Approval for Utility Connections (if applicable): For subdivisions requiring connection to
water and/or sewer utility systems owned by an entity other than the City of Edmonds, a letter from
the adjacent property owner or utility purveyor shall be submitted providing preliminary approval to
make connection to the utility system.
❑ Letter of Approval/Record of Easement for Access (if applicable): For subdivisions requiring
access across property owned by an entity other than the City of Edmonds, a letter from the adjacent
property owner or jurisdiction must be submitted providing preliminary approval for access. Where
easements are already established, a record of easement shall be provided to the city.
❑ Shoreline Substantial Development Permit (if applicable): For subdivisions that require civil
improvements in excess of $5,817 within the Shoreline jurisdiction, a shoreline substantial
development permit is required (see Handout P72).
NOTICE OF INTENT
A Notice of Intent (NOI) is required by the Department of Ecology if the proposed construction project
disturbs one or more acres of land through clearing, grading, excavating, or stockpiling of fill material, and
if there is any possibility that stormwater could run off your site during construction and into surface
waters or conveyance systems leading to surface water of the state. Please refer to "Stormwater General
Permit' handout for more information.
MODIFICATION REQUESTS
A modification is an alteration to a subdivision requirement that must meet all of the same criteria as a
variance. Examples of modification requests include reductions in minimum required lot area, setbacks,
etc. If the proposed preliminary plat contains a modification request, a written response to the variance
criteria listed in ECDC 20.85 is required as part of the application. An additional fee is required for each
modification request.
EXPIRATION OF PRELIMINARY APPROVAL
Please note that an approved preliminary plat shall expire and have no validity at the end of five years
from the date of approval unless final plat approval has been obtained and the plat has been recorded
with the Snohomish County Auditor
Note: This information should not be used as a substitute for City codes and regulations. The
Edmonds Community Development Code (ECDC) may be viewed at www.edmondswa.qov.
The applicant is responsible for ensuring compliance with the fees and regulations that
are applicable at the time of submittal. If you have a specific question about a certain
aspect of your project, please contact the Planning Division at 121 Fifth Avenue North,
(425) 771-0220. Please note that other local, state, and/or federal permits or approvals may
be required.
Revised on 512112 P73a - Preliminary Plat Page 4 of 4
City of Edmonds
Land Use Application
❑ ARCHITECTURAL DESIGN REVIEW • ' • •
❑ COMPREHENSIVE PLAN AMENDMENT
❑ CONDITIONAL USE PERMIT FILE # ZONE
❑ HOME OCCUPATION DATE REC'D BY
❑ FORMAL SUBDIVISION
❑ SHORT SUBDIVISION FEE RECEIPT #
❑ LOT LINE ADJUSTMENT HEARING DATE
❑ PLANNED RESIDENTIAL DEVELOPMENT
❑ OFFICIAL STREET MAP AMENDMENT ❑ HE ❑ STAFF ❑ PB ❑ ADB ❑ CC
❑ STREET VACATION
❑ REZONE
❑ SHORELINE PERMIT
❑ VARIANCE / REASONABLE USE EXCEPTION
❑ OTHER:
• PLEASE NOTE THAT ALL INFORMATION CONTAINED WITHIN THE APPLICATION IS A PUBLIC RECORD •
PROPERTY ADDRESS OR LOCATION
PROJECT NAME (IF APPLICABLE)
PROPERTY OWNER PHONE #
ADDRESS
E-MAIL FAX #
TAX ACCOUNT # SEC. TWP. RNG.
DESCRIPTION OF PROJECT OR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY)
DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY)
APPLICANT PHONE #
ADDRESS
E-MAIL FAX #
CONTACT PERSON/AGENT PHONE #
ADDRESS
E-MAIL FAX #
The undersigned applicant, and his/her/its heirs, and assigns, in consideration on the processing of the application agrees to
release, indemnify, defend and hold the City of Edmonds harmless from any and all damages, including reasonable attorney's
fees, arising from any action or infraction based in whole or part upon false, misleading, inaccurate or incomplete information
furnished by the applicant, his/her/its agents or employees.
By my signature, I certify that the information and exhibits herewith submitted are true and correct to the best of my knowledge
and that I am authorized to file this application on the behalf of the owner as listed below.
SIGNATURE OF APPLICANT/AGENT DATE
Property Owner's Authorization
I, , certify under the penalty of perjury under the laws of the State of
Washington that the following is a true and correct statement: I have authorized the above Applicant/Agent to apply for the
subject land use application, and grant my permission for the public officials and the staff of the City of Edmonds to enter the
subject property for the purposes of inspection and posting attendant to this application.
SIGNATURE OF OWNER DATE
Questions? Call (425) 771-0220.
Revised on 8122112 B - Land Use Application Page I of I
#P2
OV F Moti
City of Edmonds
Development Information
Instructions on How to Compile an Adjacent
Property Owners (APO) List
Edmonds Community Development Code (ECDC) Chapter 20.03 requires that
notification of a proposed action be mailed to property owners within 300 feet of any
point of the subject property. It is the responsibility of the applicant to compile the
mailing list.
2. When submitted to the Planning Division, the adjacent property owners' names and
addresses must be typed on 1" by 2-5/8" white mailing labels, in a format comparable
with Avery 5160 labels. Failure to provide an adequate list may be grounds for rejection
of your application.
3. Please include the subject site's property owner name and address and the name and
address of the agent (if any) for the property owner on the mailing list.
4. The required information may be obtained from the Snohomish County Assessor's Office
at the County Administration Building, 3000 Rockefeller, Everett, WA. For directions,
please call the Assessor's Office at (425) 388-3433. The Assessor's office will assist
you in identifying property owners, tax I.D. numbers and appropriate addresses.
5. If a lot is vacant, you are still required to provide the requisite information for the owner
of the property.
6. Address lists may not be more than six months old.
7. Please provide the information in the following format:
Tax I.D. Number 5466-898-898-8090
Owner's Name Kathy Jones
Site Address of Property with Apt./Condo Number 546 Third St. #312
City, State Zip Code Edmonds, WA 98020
8. This information must be notarized and submitted together with your application. (See
page 2 of this handout for notary information).
Note: This information should not be used as a substitute for City codes and
regulations. The Edmonds Community Development Code (ECDC) may be viewed
at www.edmondswa.gov. The applicant is responsible for ensuring compliance
with the fees and regulations that are applicable at the time of submittal. If you
have a specific question about a certain aspect of your project, please contact the
Planning Division at 121 Fifth Avenue North, (425) 771-0220. Please note that
other local, state, and/or federal permits or approvals may be required.
Revised on 9130/11 P2 - Adjacenl Properly Owners List Page I o1'2
ADJACENT PROPERTY OWNERS LIST
Attach this notarized declaration to the adjacent property owners list.
On my oath, I certify that the names and addresses provided represent all properties
located within 300 feet of the subject property.
Signature of Applicant or Applicant's Representative
Subscribed and sworn to before me this day of
Notary Public in and for the State of Washington
Residing at
Revised on 9130/11 P2 - Adjacenl Properly Owners List Page 2 of 2
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YOU WILL BE GIVEN A CONFIRMATION NUMBER BY EACH
UTILITY ONCE YOU HAVE INFORMED THEM OF YOUR PROJECT.
SITE ADDRESS:
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Mary McAllister — 425-6�0-3214
You will need to provide PUD with a site plan and a completed
New Service Questionnaire.
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ENERGY
New Customer Construction
Call to verify gas availability and to coordinate service install.
Department - 1-888-321-7779
You will need to provide parcel number, contact phone number
and mailing address.
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You will need to provide Frontier with the location of your
Jeremy Fallt — 425-263-4023
project, total line requirement, and the date in which service is
required. A copy of your development plan may be required.
You will need to provide Comcast with the location of your
Gary Cook 425-263-5363
project, a copy of your development and site plan (digital copy
if available.) The date in which service is required and a list of
contact names hone numbers & mailing addresses.
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Steve Dunphy - 425-774-7769
You will need to provide OVWSD with the survey map of your
For customers in Olympic View Service Area
site and complete a development information form.
THIS FORM MUST BE COMPLETED AND G I<,FN TO D 7ELOPJV1[EJ\ 1'
SERVRCE�° STA,, LT°F IkTT111E L 111VIl E OF PE1_' V1[IfT SUB)VIIF[T'7 A. 1T ,