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LL-12-28 Staff Report with Attachments.pdf121 5th AVENUE NORTH ® EDMONDS, WA 98020 ® (425) 771-0220 ® FAX (425) 771-0221 www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT Project: Soundview Lane LLC Lot Line Adjustment File Dumber: PLN20120028 Date of Report: October 31, 2012 DAVE EARLING MAYOR I have determined that the lot line adjustment application is complete and have reviewed the application pursuant to Chapters 20.01, 20.02, and 20.75 of the Edmonds Community Development Code. I Reviewed By: µ - Jennifer Machuga, Associate Planner A. SUMMARY OF APPLICATION: The applicant is proposing to adjust the boundary lines among two lots addressed as 7305 Sound View Drive (Parcel A) and 7231 Sound View Lane (Parcel B). See the Zoning and Vicinity Map for reference (Attachment 1). The subject properties are located in a Single -Family Residential, RS -12, zone that allows lots with a minimum net area of 12,000 square feet. Both parcels contain existing single-family residences and are under common ownership by Soundview Lane, LLC. The land use application form is provided as Attachment 2. The proposed property conveyance is shown on the revised lot line adjustment map received on October 5, 2012 (Attachment 3). The purpose of the proposed lot line adjustment is to convey 2,720 square feet from Parcel A (7305 Sound View Drive) to Parcel B (7231 Sound View Lane), as shown on the map. The existing residences and associated structures are proposed to be retained at this time. Staff sent a letter to the applicant on August 29, 2012 confirming that the application became complete pursuant to ECDC 20.02.002 on July 20, 2012 and requesting additional information/clarification for the proposal (Attachment 4). In response, the surveyor (John J. Holmes with C&C Surveying) sent a clarifying email to staff on September 25, 2012 (Attachment 5). Additionally, the applicant submitted a revised lot line adjustment map (Attachment 3), detail of Parcel A (Attachment 6), and a report issued by the State regarding Soundview Lane LLC (Attachment 7) on October 5, 2012. The following is staff's analysis and decision on the proposal. 7 All Edmonds Community Development Code (ECDC citations can be accessed online at www.edinondswa.gov. .lncu:rrporcte(i Augg,�l 11, 1890 Sister City - Hekinan, Japan Soundview Lane LLC Lot Line Adjustment File No. PLN20120028 B. DECISION OF LOT LINE ADJUSTMENT: Based on the Findings of Fact, Conclusions, and Attachments to this report, the following decision is issued by the City of Edmonds Planning Division. The lot line adjustment, as proposed, is APPROVED with the following conditions: 1. Prior to submitting documents to the Planning Division for "Final Review," please make the following changes: a. Within the first paragraph under the "Declaration and Certification" heading, revise to state the file number as PLN20120028. b. Provide a staff approval block in order for the Planning Division to sign the first page of the lot line adjustment map approving and authorizing the lot line adjustment for recording. c. It is the applicant's responsibility to ensure that all documents to be recorded meet the Snohomish County Auditor's requirements for recording. These requirements include, but are not limited to, minimum margin requirements, provision of a County Treasurer tax statement, and all signatures original and in black ink. 2. After the above changes have been made, submit revised documents to the Planning Division for "Final Review." 3. Once "Final Approval" has been issued from the City, the applicant shall take the documents up to the Snohomish County Auditor's Office for recording. 4. After recording the lot line adjustment, the applicant must provide the City of Edmonds Planning Division with TWO (2) copies of the recorded map (with the recording number shown). The City will not consider the lot line adjustment to have been completed until this is done. 5. The applicant must file new deeds for each of the parcels with Snohomish County, as appropriate. The County may not consider the lot line adjustment to have been completed until this is done. II. FINDINGS AND CONCLUSIONS A. GENERAL INFORMATION 1. Request: The applicant is proposing to adjust the boundary lines among two lots addressed as 7305 Sound View Drive and 7231 Sound View Lane. See the Zoning and Vicinity Map for reference (Attachment 1). Both lots are located within a Single -Family Residential, RS -12, zone that allows lots with a minimum net area of 12,000 square feet. 2. Review Process: A lot line adjustment is a Type I decision pursuant to ECDC 20.01.003. The director or his designee reviews the project and issues an administrative decision pursuant to ECDC 20.75.050(C). 3. Owner/Applicant: Soundview Lane LLC. Refer to Attachment 7 for an Initial Annual Report by the State of Washington indicating that Frances Erhardt is the registered agent for Soundview Lane LLC. 4. Contact Person/Agent: Rob Michel. 5. Tax Parcel Numbers: 00513600000702 (Parcel A / 7305 Sound View Dr.) and 00513600000800 (Parcel B / 7231 Sound View Lane). Page 2 of 6 Soundview Lane LLC Lot Line Adjustment File No. PLN20120028 6. Location: 7305 Sound View Dr. (Parcel A) and 7231 Sound View Lane (Parcel B), Edmonds WA 98026. 7. Zoning: Single Family Residential (RS -12). S. Acreage / Sguare Footage: The lot line adjustment will result in a conveyance of 2,720 square feet from Parcel A to Parcel B. 9. Existing Use: Both parcels contain existing single-family dwellings and associated structures. 10. Proposed Use: No change. It. Shoreline Management: Neither of the subject parcels is located within shoreline jurisdiction. Therefore, the proposal is not subject to Shorelines of the State regulations. 12. Access: Parcel A will continue to take access directly from Sound View Drive, and Parcel B will continue to take access directly from Sound View Lane. 13. Dedications: No dedication of land is required by the City Engineer with the proposed lot line adjustment. 14. Improvements: No improvements are required by the City Engineer with the proposed lot line adjustment. B. SEPA THRESHOLD DETERMINATION Review by the State Environmental Policy Act (SEPA) is not required with this application because the proposal is to adjust the property line between two adjacent lots and is exempt under WAC 197-11-800 (1)(b)(i) (Categorical Exemptions). C. TECHNICAL COMMITTEE This application was reviewed by the City's Engineering Division and Public Works Department. The Engineering Division provided feedback that was included as part of staff's August 29, 2012 request for additional information (Attachment 4). Upon receipt of clarification from the project surveyor (John J. Holmes with C&C Surveying) via email on September 25, 2012 (Attachment 5) and receipt of the revised lot line adjustment map on October 5, 2012 (Attachment 3), the Engineering Division issued a memorandum on October 30, 2012 approving the proposed lot line adjustment (Attachment 8). The Public Works Department did not have any comments or conditions on the proposed lot line adjustment (Attachment 9). D. NEIGHBORHOOD CHARACTERISTICS This site is located in a single-family neighborhood in Edmonds. Refer to Attachment 1 for a zoning and vicinity map indicating the zoning of surrounding properties. All immediately adjacent parcels are also zoned Single -Family Residential, RS -12, and are developed with single-family residences. Parcels within the vicinity of the subject site are located within the Single -Family Residential, RS -8, zone and are also developed with single-family residences. E. COMPREHENSIVE PLAN COMPLIANCE The Comprehensive Plan designation for these parcels is "Single Family — Resource." There is no proposed change to the existing designation. The current proposal meets the intent of the Comprehensive Plan. Page 3 of 6 Soundview Lane LLC Lot Line Adjustment File No. PLN20120028 F. ZONING CODE COMPLIANCE (ECDC 16.20) 1. Lot Area: The minimum required net lot area for the RS -12 zone is 12,000 square feet. Existing and proposed lot sizes are as follows: * Pursuant to ECDC 21.55.020, net lot area shall normally exclude any street rights-of- way and access easements. The existing roadway easement, however, located along the northern boundary of Parcel B is not currently developed for access, and all parcels adjacent to this easement currently gain primary access elsewhere. A copy of this easement (AFN 1244505) is included for reference as Attachment 10. Since all properties adjacent to this easement gain primary access elsewhere, this easement is not excluded when calculating the net area of Parcel B. As such, there is no difference between the proposed gross and net areas for each parcel. If, however, a future development proposes to utilize this access easement, the area of the easement will be excluded from the net lot area. 2. Lot Width: The minimum required lot width for the RS -12 zone is 80 feet. Both lots will continue to comply with the minimum required lot width. 3. Setbacks: Parcel A is considered a corner lot, which requires 25 -foot street setbacks from all property lines adjacent to the Sound View Drive and Sound View Lane rights- of-way and 10 -foot side setbacks from the western and northern property lines (aside from the eastern portion of the northern property line directly adjacent to Sound View Lane, which requires a 25 -foot street setback). The proposed lot line adjustment would move the northern boundary of Parcel A closer to the existing residence; however, the survey indicates that the residence will be 15.1 feet from the adjusted property line, which exceeds the minimum required 10 -foot side setback. Therefore, the existing residence on Parcel A will continue to comply with setback requirements following the lot line adjustment. Since Parcel B will be getting larger with the lot line adjustment, the distances from the adjusted property line to the existing residence and garage on Parcel B will be increasing. As such, there are no setback concerns from the existing structures on Parcel B to the proposed adjusted property line location. 4. Lot Coverage / Floor Area: There is a maximum 35% structural lot coverage for the RS -12 zone. The applicant submitted a detail of Parcel A (Attachment 6), indicating that the footprint of the existing house and garage is 1,770 square feet and that the existing deck is 192 square feet. This yields a total coverage of 1,962 square feet, which is 11% of the proposed lot area (17,586 square feet) of Parcel A. As such, Parcel A will comply with the maximum lot coverage requirement following the proposed lot line adjustment. Since Parcel B will be getting larger with the proposed lot line adjustment, the subject application will actually cause the lot coverage of Parcel B to decrease further below the existing lot coverage, which is well below the maximum of 35%. Page 4 of 6 Gross and Net Lot Area for Original Parcels* Gross and Net Lot Area for Proposed Parcels* Parcel A 20,306 square feet 17,586 square feet 7305 Sound View Dr. Parcel B 35,751 square feet 38,471 square feet 7231 Sound View Ln. * Pursuant to ECDC 21.55.020, net lot area shall normally exclude any street rights-of- way and access easements. The existing roadway easement, however, located along the northern boundary of Parcel B is not currently developed for access, and all parcels adjacent to this easement currently gain primary access elsewhere. A copy of this easement (AFN 1244505) is included for reference as Attachment 10. Since all properties adjacent to this easement gain primary access elsewhere, this easement is not excluded when calculating the net area of Parcel B. As such, there is no difference between the proposed gross and net areas for each parcel. If, however, a future development proposes to utilize this access easement, the area of the easement will be excluded from the net lot area. 2. Lot Width: The minimum required lot width for the RS -12 zone is 80 feet. Both lots will continue to comply with the minimum required lot width. 3. Setbacks: Parcel A is considered a corner lot, which requires 25 -foot street setbacks from all property lines adjacent to the Sound View Drive and Sound View Lane rights- of-way and 10 -foot side setbacks from the western and northern property lines (aside from the eastern portion of the northern property line directly adjacent to Sound View Lane, which requires a 25 -foot street setback). The proposed lot line adjustment would move the northern boundary of Parcel A closer to the existing residence; however, the survey indicates that the residence will be 15.1 feet from the adjusted property line, which exceeds the minimum required 10 -foot side setback. Therefore, the existing residence on Parcel A will continue to comply with setback requirements following the lot line adjustment. Since Parcel B will be getting larger with the lot line adjustment, the distances from the adjusted property line to the existing residence and garage on Parcel B will be increasing. As such, there are no setback concerns from the existing structures on Parcel B to the proposed adjusted property line location. 4. Lot Coverage / Floor Area: There is a maximum 35% structural lot coverage for the RS -12 zone. The applicant submitted a detail of Parcel A (Attachment 6), indicating that the footprint of the existing house and garage is 1,770 square feet and that the existing deck is 192 square feet. This yields a total coverage of 1,962 square feet, which is 11% of the proposed lot area (17,586 square feet) of Parcel A. As such, Parcel A will comply with the maximum lot coverage requirement following the proposed lot line adjustment. Since Parcel B will be getting larger with the proposed lot line adjustment, the subject application will actually cause the lot coverage of Parcel B to decrease further below the existing lot coverage, which is well below the maximum of 35%. Page 4 of 6 Soundview Lane LLC Lot Line Adjustment File No. PLN20120028 5. Corner Lot Determination: Parcel A is considered a corner lot. 6. Flay Lot Determination: Neither lot is considered a flag lot. The proposal appears to meet the intent of the Zoning Ordinance. G. ENVIRONMENTAL ASSESSMENT Parcel A is relatively level with a gentle downwards slope towards the northwest. The portion of Parcel B surrounding the existing residence is relatively level as well; however, the northern and western portions of Parcel B slope downwards steeply towards the north and west. The slopes on/adjacent to the subject site are steep enough to qualify as both Erosion Hazard Areas and a Landslide Hazard Areas pursuant to the regulations of ECDC 23.40 and 23.80. The portion of the site where the lot line is proposed to be adjusted is relatively level, so there appears to be no particular topographical consideration driving the lot line adjustment. Therefore, no further critical areas study is required at this time. Further critical areas study, however, may be required at the time of a future development proposal, land use activity, and/or construction on either property. H. LOT LINE ADJUSTMENT COMPLIANCE ECDC (ECDC 20.75.050) ECDC 20.75.050(C) states that the lot line adjustment shall be approved unless the proposed adjustment will: 1. Create a new lot, tract, parcel, site, or division; 2. Reduce the setbacks of existing structures below the minimum required by code or make existing nonconforming setbacks of existing structures more nonconforming than before; 3. Reduce the lot width or lot size below the minimum required for the applicable zone; 4. Transform a nonbuildable lot, tract, parcel, site or division into a buildable lot, tract, parcel, site or division; 5. Would otherwise result in a lot which is in violation of any requirement of the ECDC. The proposal will not create a new lot, tract, parcel, site or division — there are two existing lots, and the proposal will result in two lots. No existing setbacks will be reduced below the minimum required by code as measured from the new property line. The proposal will not reduce the lot area nor the lot width of either lot below the minimum required by the zone. The proposal is not transforming a nonbuildable lot into a buildable lot — both currently have access and are developed with single-family dwellings. There is no indication that this proposal is in violation of the Edmonds Community Development Code. III. APPEALS Type I permit decisions may be appealed by a party of record to Snohomish County superior court within 21 days of the date of the decision pursuant to ECDC 20.07.006. 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. Page 5 of 6 Soundview Lane LLC Lot Line Adjustment File No. PLN20120028 Planning Division Mr. Rob Michel 7907 — 212th St. SW, #102 Edmonds, WA 98020 Soundview Lane LLC P.O. Box 1483 Edmonds, WA 98020 VI. ATTACHMENTS 1. Zoning and Vicinity Map 2. Land Use Application Form 3. Proposed Lot Line Adjustment Map, received October 5, 2012 4. Staff's Request for Additional Information 5. Email from C&C Surveying 6. Detail of Parcel A 7. State of Washington Initial Annual Report Regarding Soundview Lane LLC 8. Engineering Division Comment Memo 9. Public Works Department Comment Form 10. Easement AFN 1244505 Page 6 of 6 /r r y ( rte` 1 File No. PLN20120028 75 150 IV 300 Feet City of Edmonds Land f / ii, ❑ ARCHITECTURAL DESIGN REVIEW ®' ❑ COMPREHENSIVE PLAN AMENDMENT ❑ CONDITIONAL USE PERMIT FILE # P L-NDd k ACXCWONE RS - ❑ HOME OCCUPATION DATES REC'D BY IF�?s M . ❑ FORMAL SUBDIVISION ❑ SHORT SUBDIVISION FEE ��� RECEIPT# LOT LINE ADJUSTMENT HEARING DATE N/A ❑ PLANNED RESIDENTIAL DEVELOPMENT ❑ OFFICIAL STREET MAP AMENDMENT ❑ HE k STAFF ❑ PB ❑ ADB ❑ CC ❑ STREET VACATION ❑ REZONE ❑ SHORELINE PERMIT ❑ VARIANCE / REASONABLE USE EXCEPTION ❑ OTHER: 7 PROPERTY ADDRESS ORIACATION Z23/ S0,11Y�111EGA Z,*Y,� PROJECT NAME (IF APPLICABLE) 1-S0y%%��i�/��,�``<'� ��// PROPERTY OWNER�QyiYr� �� � �i�YIS v` PHONE # `711 Lr ADDRESS ' 0 'o,ti Z�YY E b~Y�� E-MAIL ©�lc/ Ei () L� �tf3uJt <�S' he FAX # o S �1G moo-061=o�z _ TAx ACCOUNT d 0 ' ©©'r -d 0 SEC. <�? TWP. Uc7� RNG. DESCRIPTION OF PROJECTOR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY) /-07- 1—!/1'4 /1��y-J7_1tt,6;/T DESCRIBE HOW THE PROJECT MEF TS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY) //D APPLICANT PO Ulv) /,/C- 0''-G-�/ // C �/ qy ` PHONE # "T�f - .��Q\ ADDRESS �' U gO E-MAIL o ! e -Q, Q Ow Wgc 1 P7s . /Ie -T FAX # • - 7- l -� CONTACTPERSON/AGENT /YU� < rGfj`!-%L PHONE# 1,206"���f' ADDRESS Ifo 7 <if L,t d �d�d E-MAIL 1 -CO i14 1 �� � <f� /* C61M 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/leer/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 applicati non the beh4 If of the owner as listed below. SIGNATURE OF APPLICANVAGENT � DATE Z� Prouty Owner's Authorization I, �`VGti�I E✓kc,'d,4 , 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 purpose f inspection an po a�tten�dam to this application. i 2// a SIGNATURE OF OWNER r/ r -WV V ✓' � t&P DATE (!/ Questions? Call (425) 771-0220. Revised on 9/14/10 B - Land Use Application. doe rage I o) t m 0 0 i h -N x 8 o bs;v . = �3 �zrui W LLO �3 �zri �+F zoo (Igloo el psA gy "N b ��W - spgW�=mgwxo ac I h� o� �oWww, m oewww NOW& s S Wci � �oa�W& oa�w�j�w 4S` z 30 'v 3oS�Z�� i € to S�o3ov.i€w Cfe w alai AR61 Igo " a o. of �e`s>_, on yyam'. o`vN F reE vvcE13 x ro z�e�s _-roa �o g',o ooEuo 0 v�=:av 9ED°ems fill I�Eod o of `o sc� a6=3 ai9. —op�T w§a`o e o _:�� ` v v 3 1: pcvic .. a' PEW o it my; a tiz'2= _ems° _ �➢ `� y e A` oEoEo o p'j5� ` `o L`o� \iES vu � � u $ 3noom ti zz rc Sw .(D 0 U a) > I I 0051360000904 005,36000090, (NPIO) (aruAN) I 5 7531 / la iNX! w�� momm�w mob' AK -0 go€ in sHSEF S/ 74.ST,� ero) .00 " gig o� \ o� FO 1. OUTSOIE MMEIER IRON PIPE AT EDGE OF ASPHALT PAVEMENT, .j. HEIR FOR AUGNUEW FROM CENTERLINE N 8017 ON SOUNOV" L LME. IRON PIPE IS 5 4704'41• W (PUT Utff /31CNNENn, 0.17 FROM CALCULATED POSIRON OF CENTERLINE PI ON SOUND NEW ORN O051360O009O1 (CARTER) f N ON33,31• E 21.53 S W05'4O 4.3 00.5 MASS36O ON) 'D' Q 05 F- m� an 14.5 43.401 S r 01 I so m� �\ o e � o C)< Ino 1$90 CITY OF EDMONDS DAVE EARLING MAYOR 121 5th AVENUE NORTH o EDMONDS, WA 98020 0 (425) 771-0220 a FAX (425) 771-0221 www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT August 29, 2012 Mr. Rob Michel 7907-212 th St.,SW, #102 Edmonds, WA 98020 SUBJECT: REQUEST FOR ADDITIONAL INFORMATION FOR PROPOSED LOT LINE ADJUSTMENT, FILE NO. PLN20120028 Dear Mr. Michel: Your land use application for a lot line adjustment located at 7231 Soundview Lane and 7305 Soundview Drive under File No. PLN20120028 became complete on July 20, 2012; however, it was recently determined that additional information/clarification is necessary. Please provide responses to the following items at your earliest convenience so. that staff's review of the proposal can continue: 1. Please have your surveyor make the following corrections/clarifications to the lot line adjustment map: a. On all sheets, revise to state the file number as PLN20120028. b. Label the existing property line and the proposed property line as such. Net area excludes the area of all vehicular access easements (i.e. the:existing roadway easement on Parcel B) and must be provided on the lot line adjustment map in addition to the gross areas of the proposed lots in order to confirm compliance with the minimum required net lot area applicable to the RS -12 zone. As such, please provide the gross and net areas of the original parcels as well as the proposed parcels. d. It was noted that there are a few inconsistencies in the curve radii stated on the lot line adjustment map versus those stated on the Meadowdale Sound View Tracts plat map. Please --- -c-orrect all inconsistencies. e. A note within Parcel B states that the bearing of the southern line of Parcel B is S54°32'23"E; however, this bearing is specified on the Meadowdale Sound View Tracts plat map as S74°32'23"E. Correct this discrepancy. f. The lot line adjustment map includes notes indicating how the parcel lines were calculated. Please confirm that what is shown on the lot line adjustment map is an accurate representation of the original and proposed parcels. g. Please request that your surveyor sign the revised sheets after making the above changes. 2. During review of a lot line adjustment, it must be found that the new parcels will comply with all applicable site development standards, including the maximum allowed lot coverage of 35 Incorporated August 11, 1890 Sister City - Hekinan, Japan percent. Please provide documentation indicating the size of the footprints (excluding up to 30 inches of eaves) of the existing residence, garage, deck, and any other structures located on Parcel A, in order for staff to verify that Parcel A will comply with the maximum allowed lot coverage as calculated as a percentage of the new net lot area. 3. Please provide sufficient evidence that Frances Erhardt is authorized to sign on behalf of Soundview Lane LLC. Please submit responses to the above items as soon as possible, so that staff may continue processing your application. Keep in mind that a complete response to this information request must be received within 90 days or the application will lapse for lack of information (ECDC 20.02.003.D). Thus, your application will expire if the requested information is not received by November 27, 2012. If you have any questions, do not hesitate to contact me at (425) 771-0220, extension 1224. Sincerely, Development. Services Department - Planning Division Jen Machuga Associate Planner Cc: File No. PLN20120028 Ms. Frances Erhardt Soundview Lane LLC P.O. Box 1483 Edmonds, WA 98020 Page 2 of 2 Machuga, Jen From: CCSurvey [ccsurvey@comcast.net] Sent: Tuesday, September 25, 2012 3:24 PM To: Machuga, Jen Cc: 'Rob Michel' Subject: C&C Project 1812 - City of Edmonds LLA, File No. PLN20120028 Jen, Rob asked me to drop a quick line to you regarding the curve datum on my drawing. Simply put, the plat has multiple areas where shown curve datum is incorrect.. This is common with older plats which relied on curve table information for determining variables within a curve. It could also be the result of a scrivener's error in the mapping itself. With respect to our location, Lots 7 and 8, some of the information within the curves is not correct and has an effect on the remaining portions of the centerlines and the lot lines within the plat. For example., on Lot 7, the lst curve from the east on Sound View Drive (southwest of the intersection of Sound View Drive and Soundview Lane which shows a delta angle of 41 deg 35': 1. The delta is incorrect (it should be 41 deg 37' per the tangent alignment of the centerline of the road. 2. The centerline arc distance is incorrect: it shows as 138.27 but calculates at 140.24. This is based on using the plat delta and radius. Holding the delta and radius, the shown tangent length is correct (73.37). The error in the centerline length produces an error in the lot length (plat 123.94 versus calculated at 125.93). That being said, another issue arises. Attempting to hold the plat information, disregarding the arc length issues, the adjacent curves in Lot 7 cannot be calculated as "compound" i.e. a shared radial bearing does not exist. Also, subtraction of tangents within the curves from the overall length of lines tangent to curve on the centerlines and theperimeter of the parcel(s) change the remaining balances. An example: by calculation the line of Lot 7 lying adjacent to the lst curve from the east (noted above) is shown on the plat as 63.08. It calculates as 62.69. Also, the tangent along the easterly line of Lot 8 is shown on the plat as 45.03. It calculates as 50.03. (the tangents shown in the adjacent curves are incorrect on the face of the plat and would have affected the original calculations if used). I am not aware of your level of knowledge regarding the particulars of land surveying and the applicable geometries. You may find this information hard to understand. Or not. However, because I am the surveyor of record, I assume the responsibility for the accuracy of applied mathematics relative to the inconsistencies in the shown plat information and the defense thereof. There is no -"correction" per se for these inconsistencies. I base my solutions on applications of standard survey practices. The information provided on my drawing is accurate with respect to those applications. Please call or email reply if you have any further questions or comments. John J. (Jack) Holmes C & C Surveying (425) 673 7502 (206) 523 1654 This communication is intended for the exclusive use of the addressee. It may contain confidential or privileged information. If you have received this transmission in error, please call us promptly and delete this communication and any attachments securely. Thank you. 1 Attachment 5 LlIz IL I - z-lw w 11 ,,— - `J{ -5 1 " JA Ti TI -017 7- rnsc rTj 4- "I M Al 0 r0l, LIMITS OF Std SBYER BUT, REC- NO, rn rh rn FOQN0 REBAR & CAP 'LSA 229-50' n,77 f-EET WEST fQN LINE) FR l{ 00513600000701 CALCULATED POSITION. OpLLCuLATED (ROUSSEAU) CORNER NOT SET BY THIS FIRM, t=31 E40 07-23 51 R=14 3-4(P) &-24 12'07- THE SURVEVOR NOTES THE CURVES LRC T14S 15. k4ARC-4N CANNOT 430 QUPLr-ATED By CALCULATION PER PLAT INFORMATION TO CREATE COMPOUND I TANGENT CURVES THE 5 J.,;) $URVCYOR HOLDS IHE CENTEAONE -AWCUMENT 040 PLAT RADII TO ESTABUSH A BEST F17 SCENARIO. CALCLiLATED CUM)ES ARE NOT COMPOUND PARCEL A PARCEL 18 357 FT. O. i OU,5E & GA19 5 FT 770 Q.FT RAG 7,505 00 R- I 73,24(P) N, $RICK Cow? (TYPICAL) R- 118.42 A-TvJ2,35" le, 'COO t, ff 1 '4VOO' E Attachment 6 State of Washington Secretary of State CORPORATIONS DIVISION James M. Dolliver Building 301 Capitol Way South PO Box 40234 Olympia WA 98504-0234 360.725.0377 This Application ID Associated App ID Entity Name UBI Number Corporation Type Tracking ID Validation ID Date Submitted for Filing Filing Due Date State of Incorporation Inc./Qual Date Nature of Business Contact Name Contact Address Contact Email Contact Phone FILED SECRETARY OF STATE SAM REED APRIL 27, 2042 STATE OF WASHINGTON Initial Annual Report Application Information 2363452 2363311 SOUNDVIEW LANE, LLC 603 202 374 Limited Liability Company 2307834 2172416-002 4/27/2012 WA 4/27/2012 Real Estate Development Contact Information Frances Erhardt PO Box 1483 Edmonds WA 98020 office@uwhousing.net 425-582-7878 Attachment 7 Agent is Individual Agent Name Registered Agent Consent Agent Street Address Agent Mailing Address Agent Email Address Place of Business is in US Street Address Registered Agent Information Frances Erhardt Submitter has Registered Agent Consent on File 110 Main Street, #102 Edmonds WA 98020 PO Box 1483 Edmonds WA 98020 office@uwhousing.net Place of Business Yes I 10 Main Street, # 102 Edmonds WA 98020 Officers Officer. #1 Name Frances Erhardt Titlel Member PO Box 1483 Edmonds,WA 98020 Date: To: From: Subject: October 30, 2012 Jennifer Machuge, Associate Planner Jeanie McConnell, Engineering Program Manager PLN20120028, Lot Line Adjustment 7231 & 7305 Soundview Lane Engineering has reviewed the email clarification received September 25, 2012 and the revised plans received October 5, 2012 and approves the subject application. Thank you. City of Edmonds Attachment 8 Project Number: FLN20120028 Applicant's Name: SOUNDVIEW LANE LLC Property Location: 7231 SOUND VIEW LANE & 7305 SOUND VIEW DR. Date of Application: 6/22/12 Date Form Routed: 6/26/12 Zoning: SINGLE FAMILY RESIDENTIAL (RS -12) Project Description: LOT LINE ADJUSTMENT If you have any questions or need clarification on this project, please contact: Responsible Staff: JEN MACHUGA Ext. 1224 Name of Individual Submitting Comments: �(Ive hareviewed this land use proposal for my department and have concluded that IT WOULD NOT AFFECT MY DEPARTMENT, so I have no .comments. My department may also review this project during the building permit process (if applicable) and reserves the right to provide additional comments at that time. ❑ I have reviewed this land use proposal for my department and have concluded that IT WOULD AFFECT MY. DEPARTMENT, so I have provided comments or conditions below or attached. Comments (please attach memo if additional space is needed): The following conditions should be attached to this permit to ensure compliance with the requirements of this department (please attach memo if additional space is needed): Date Signc Phone/E-mail: Y- i.' .1:A- .� r .�' --.:.1.`:t � i- �r vy 1L7'.:''_..,.:.t '1 ''i.'- i}) r"r!!'w' '1 iP4r`-3�p-', ,..3iC:'r ii'.n't + :i�"�.:?� '-i-��` 1 -r.- ..�r�'it2'� zt t V ,f`. �:.ttr` ':tr. '.zii3f,R T f;a_1t.:..�.._ •.i` xi#>,: - -i.' a' c' • .7 �.4y t ,..'�L F: :.'tom.` \tYg1 .VF{��.,i'tO�Jzj.if' - :.',k �4 :4.•: �=� -tom . VI by b , tine reapaut�.� a i eta x ooS the real l � � aet9Under •' it radattia� a t "id faa h®relnarter; d' are 00 lars'­�r t hs a°odi :.. .. r-roperti, not north b6l0v the,fr reapacti e; kftd, tAW aaid pwtldis. amdeo : of cxaa °.ng i: Q856=13t'.'or' ad® 7 v cam:^ thein- Ylspsa't,im rtiis'for^ thA Uwe ASA baa ; '+�f ti otiaes j Sea ., d Varef.ra, - 3 their. g roes, . t4 s ach -desirs to grant to- tt de otharOak- IT .:.: � ' ies s� t6rsir rtSss euoa3 sa far r �a�, n thxrat'�ire�.�: ; Is Ami t;si`MWOO } AND AC ;p rA3 M1,I043: 20 1. t 'each et parties doss hereby grant, bargain -anet:�convay, to '. the other parties d, 'eaa � r: o and aagcc: their particularjimperty As 1.1 hereim:tar described :or a ro4dws,/a 12 2* ".hst' the 4AIewnt,s herein created , sha,1l roes with the .iand and 'bc i bivAirng quasi a-ad or bendrit to All subsequant. owner;,,, purehaserd :ox successors 13 i ita interavt of t.rA parties hereto,,. 14 That t114 sus �ufft, herein ereartod *hull to Mutual.1;t. intait.�,'ra� . paired d othei�ias .kopt sip and rssble by the rea�otLY9 owners, Wrahamrrs, 15 parties hereto and suca®ssors inlnterest:oi' the panties hereto, U7. . l6 4: It. is. undai�at&M .arid Lh t mono of said $V;r'Ues,;s}ia17L' nor ' NK-al any' subue.qusnxt wwnerap rshsaers ;.rr successors in interest or.-the parties X7 %arbto, the d aass nt herein gr�tad for a� othor purpcaie 'thtgn-a',=tual roadway Cgr Mhe uan ate bsnsrj% cr ,,all pra pa-ti,as hemi.,,►, n8r aNai.,l..tha '041101 ba lm used for argr. fie: detrimental ta, aM, other party to this a0:- ,,memo 36 that the roapiati'a partida to t.hi's tiht' r®�1!.Pr�si�rty. owed by ih= axed the Portion thezmor upon Which the easement. her°eisz granted .asps 20 Mxlmd and described as rqll4vgj.�. . 3 Ogor' gv Po Enyvg and GQIdia `fi`. a; his wife, o'anergs of Tract- eight- () o PIA ov Head _e Som Rev Tracts, �Qhoiai ah. �;o�znt:Ti eta' ar Washie4kods the favefant ahan run over tate northerly tan'.-M) Lact of ..;; the said tract, Pet ra i+� a d i erj "of -the NortherX7 10 reit'` sof Platy of - Msad64umd VIAW Tfaats, llhah4klah #ia"tri State of Wasisingt.oJ,' ovi which said teas et is tranted, and which sadmont and 4t,Iars herein any forth s lea -for4h4 burisfit or the Mmers ot'Traat:lU ::?1st or. al cad u Tern Traot-op S i;hom ioh Ce�araty, arA IMS ram has '"iris' era or Tract' UrUivn (15)o kp„at, Of ke4doWale Somd View# Waste, Snohcuish Count ilta'tp• of Wash- i.nocn; the ease=at a ' rue q"r the northerly t.n;, 0). r+iet'.or said . 29 TAR4 -.Tito and =ei Ar ' t4fi; * hie• Wif'a,, era at PlAt at ata d View Esta, a hsh tcovntri is of 30 a t; ansa nt ah%U 'd. r tthe roubh®rlr ton. 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Mrso r f eal and sd slim, 04, a Nolmr-PU611c i" ond. for the state 0L wom pemnnallY aPpeated— he 11SAMdual cl in Amd who tel the fat inn IrsdViliait 16, to me leflown lg� he t SHOMW in NO of Ott k,® WM" dmci;bad,,mad'6c66"1Mued to =0 d act and deed ind as the' N4 an ' uNniary.'act mnd'd144 er Evely1141t. WAMA a lb? ski® um and theieh� - rilefttlunsd.� *421 on: ama it of the *41cl n tiit*d that the older of attorney Zjjth0fjZj3R4 floe a%eetition'af thk i1naftMonj h%.q T.jt been'fei�Gkid and that the 24id now 11vh1w. -jest hewfAs afficad"itta dAy th tin 4 Ana offiew Ce! avai Nr the. ;to of. vt fpKd44. S L 0 998T SVL 909 IVA Tg:gT L611101'f0 -A-!, ZIA', %X g &�c IiIVA M* the t6 iil m ORA bmj4*W'Wjw P 2, T - PON W. ad 60kinl* lh"§,Affisa ihip 44 .00 WA h�* 1"4 jilt jA mm R 4L STATF.- 0 on this - 4 fa J^A.D. nii, the underniffned. a Notary",:':; Puwje and for titae5tata 0 duly Ca sWon'cd ama7 UPI the' i1r,effoint InammAnt, wncl dot rzloslll�a lb the Wd Ift'st7sument a and w1untery ma and did for the uses, and pulpageaw. ILI -A, oW fffrJul Mhereto -Axadihe an r thisrtifi, tea W4 my 0 iFQ .21 CIO. lot 7-7, T1110 1""Ou"me c-ompamp Form L 26) --,;,4 STATE, OF .4- A--p-s: MY 57 A, D'. Mrso r f eal and sd slim, 04, a Nolmr-PU611c i" ond. for the state 0L wom pemnnallY aPpeated— he 11SAMdual cl in Amd who tel the fat inn IrsdViliait 16, to me leflown lg� he t SHOMW in NO of Ott k,® WM" dmci;bad,,mad'6c66"1Mued to =0 d act and deed ind as the' N4 an ' uNniary.'act mnd'd144 er Evely1141t. 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Ap,o4reti to tno known to be tise Yl�at sod R! rtfo� , s t'rldnt�c9 tlt �#° �t'af,�{'�5�"�tt3t'Y� V4, tts� car�+ctstinn thatt�ras'l3fEd tya fare irrg isistruen�t aTad mck'nowiedged th.e said inrtrumen# #®bathe ft 'pert ""'ntary uel And d+xd Of acid M"iation, for the ups and jmtrpassu therein mentioned, and on swath 4tert ttas4 ,; guetsa�ri d t$ s tt tb® Mkl inatrttmtnt Afid thAt IN MI,,AMsod I±• tiro imVilormic aoai of laid b�d-od t fai st�j beret®a xad the & wd y r 3r1 this eert frc #� abo tarn '; ���% �. .i t�4�. 5.M: '�44.. • �y'r:'• ;� {a�'i?',j, ,•t't'� oP �r' 4«fsnrei®UstMr.YHPublic #.a 4-14i*i- STATS o. tata.,t..ei 1, "10141 �,. , rq ea 61.H1o,gi.HHth t Lana•pu.binn '.�jy �j� nen ex , l o j,A- - P:A mex,>nnn'jr ,n,a,...,nre„n,.m,SnSifr iin. n °i ' v be . Btu.2a����'rf�..��?�.:�-,.�?•.�.`.��.'2�.._��,�.t:].�?...... ' '.'. HlnlMtrrnet,.:,wUnrilej�nYa.f33.••�,ngn»•tner.Awa.•xp�,p+.nw•.nx«re.:w*.nm.++o,w. .••:••�•t• eea. m.e... .... ..,w. 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