PLN200500043 Staff Report.pdfCITY OF EIDMONDS
121 - 5TH AVENUE NORTH, EDMONDS, WA 98020
PLANNING DIVISION
FINDINGS, CONCLUSIONS, AND DECISION
To:AFile 005-43
From:
e Bulloc c, AICP
Senior Planner
Date: August 26, 2005
File: S-2005-43
Applicant: Billie Lunsford
TABLE OF CONTENTS
Section Page
I.
INTRODUCTION............................................................................................................... 2
A. Application...............................................................................................................................................2
B. Decision................................................................................................................................................... 2
II.
FINDINGS OF FACT AND CONCLUSIONS................................................................... 3
A. Compliance with the Subdivision Ordinance...........................................................................................3
B. Compliance with the Comprehensive Plan...............................................................................................3
C. Compliance with the Zoning Code...........................................................................................................4
D. Compliance with the Flood Plan Management Provisions.......................................................................4
E. Environmental Assessment: ............................ I ........................................................................................ 4
F. Critical Areas Review: ............................................................................................................................. 4
G. Comments: ............................................................................................................................................... 4
III.
RECONSIDERATIONS AND APPEALS..........................................................................4
A. Request for Reconsideration.................................................................................................................... 4
B. Appeals.................................................................................................................................................... 5
C. Time Limits for Reconsideration and Appeals......................................................................................... 5
IV.
LAPSE OF APPROVAL.....................................................................................................5
V.
NOTICE TO COUNTY ASSESSOR..................................................................................5
VI.
APPENDICES..................................................................................................................... 5
VII.
PARTIES OF RECORD......................................................................................................5
05043sr.DOC / August 26, 2005 / Staff Report
Billie Lundsford
File No. S-2005-43
Page 2 of 5
I. INTRODUCTION
A. Application
1. Applicant: Billie Lunsford
2. Site Location: 22311 93`d P1. W. (see Attachment 1).
3. Request: To divide I lot with a total area of approximately 20,474 square feet (.47 acres)
into 2 lots (see Attachment 2).
4. Review Process: Following the Comment Period, Planning Staff makes an administrative
decision.
5. Major Issues:
a. Compliance with Edmonds Community Development Code (ECDC) Section 16.50.020,
site development standards for the Community Business (BC) zone.
b. Compliance with Edmonds Community Development Code (ECDC) Title 18, public
works requirements.
c. Compliance with Edmonds Community Development Code (ECDC) Section 20.1513,
Critical Areas.
d. Compliance with Edmonds Community Development Code (ECDC) Section 20,75,
subdivision requirements.
e. Compliance with Edmonds Community Development Code (ECDC) Section 20.95,
staff review requirements.
B. Decision
Based upon the Findings of Fact and Conclusions, Attachments and Exhibits submitted with the
application and during the comment period, the following is the recommendation of the City of
Edmonds Planning Division:
The Subdivision should be APPROVED with the following conditions:
Prior to recording the applicant must complete the following requirements:
a) Civil plans must be approved prior to recording. In completing the civil plans you
must address the following:
(1) Complete the Engineering Division conditions listed "Required prior to
Recording" on Attachment 4.
b) Submit copies of the recording documents to the City for approval. These documents
shall have the following information included:
(1) Add to the face of the Plat "Conditions of approval must be met and can be
found in the final approval for the short subdivision located in
File S-2005-43."
(2) Include on the plat all required information, including owner's certification,
hold harmless agreement, and staffs approval block.
(3) If setbacks are included in the final plat document, a statement shall be
added to the face of the map which reads "Setbacks shown for reference
only and vest no right."
(Applicants are now responsible for recording their own documents once they have
been approved and signed by the City.)
2. After recording the plat, the applicant must complete the following:
a) Provide the City Planning Division with two copies of the recorded plat, with the
recording number written on them.
b) Complete the Engineering Division conditions listed "Required with Building
Permit" on Attachment 4.
05043sr.DOC / January 12,2001 / Staff Report
Billie Lundsford
File No. S-2005-43
Page 3 of 5
II. FINDINGS OF FACT AND CONCLUSIONS
A. Compliance with the Subdivision Ordinance
1. Environmental Resources
There are no Environmental Resources of any major significance that would impact the
design of the proposed short plat.
2. Lot and Street Layout
a. This criteria requires staff to find that the proposed subdivision is consistent with the
dimensional requirements of the zoning ordinance and also that the lots would ultimately be
buildable. Based on a review of the project and the analysis in this section staff agrees that a
two lot short -plat is a reasonable use of the property. Because the property is zoned RS-8 all
bulk standards referenced in this report will be RS-8 standards.
Lot sizes and dimensions:
Required
Proposed
Proposed Req, Lot
Proposed
Lot Area
Net sq. ft
Gross sq. ft Width"
Lot Width
Lot 1 8,000
8,829 sq. ft.
10,237 sq. ft. 80,
Approx. 93.9 Feet
Lot 2 8,000
10,237 sq. ft.
10,237 sq. ft. 80'
Approx. 108.8 Feet
C. Setbacks:
The RS-8 zone requires street setbacks of 25 feet, side setbacks of 7.5 feet and a rear setback
of 15 feet. Since the existing house on the property is proposed to be removed, all future
structures will have to comply with these standards.
3. Dedications
a. See City Engineer's Report (Attachment 4).
4. Improvements
a. See City Engineer's Report (Attachment 4).
5. Flood Plain Management
This project is not in a FEMA designated Flood Plain.
B. Compliance with the Comprehensive Plan
The Comprehensive Plan has the following stated goals and policies for Residential Development
and development within areas of sensitive soils and topography, both of which appear to apply to
this project.
Residential evelo en
B. Goal. High quality residential development which is appropriate to the diverse
lifestyle of Edmonds residents should be maintained and promoted. The options
available to the City to influence the quality of housing for all citizens should be
approached realistically in balancing economic and aesthetic consideration, in
accordance with the following policies:
B. 1. Encourage those building custom homes to design and construct homes
with architectural lines which enable them to harmonize with the
surroundings, adding to the community identity and desirability.
05043sr.DOC / January 12,2001 / Staff Report
Billie Lundsford
File No. 5-2005-43
Page 4 of 5
B.3 Minimize encroachment on view of existing homes by new construction or
additions to existing structures.
B.4. Support retention and rehabilitation of older housing within Edmonds
whenever it is economically feasible.
B.S. Protect residential areas from incompatible land uses through the careful
control of other types of development and expansion based upon the
following principles:
B.S.c Sable property values must not be threatened b view, traffic or
land use encroachments.
B.S.d. Private property must be protected from adverse environmental
impacts of development including noise, drainage, traffic, slides,
etc.
13.6. Require that new residential development be compatible with the natural
constraints of slopes, soils, geology, vegetation and drainage.
Compliance with the Residential Development goals and policies: Generally, staff feels this
project is consistent with these goals.
C. Compliance with the Zoning Code
Staff finds this project to comply with the provisions of the Zoning Code, see section II.A.2.b.
D. Compliance with the Flood Plan Management Provisions
Staff finds this project to comply with the provision of the Zoning Code, see section II.A,5,a.
E. Environmental Assessment:
Is an Environmental Checklist Required for this application?
No. A two lot short plat does not exceed any of the thresholds for requiring an Environmental
Checklist and issuing an Environmental Determination.
F. Critical Areas Review:
Critical Areas Review number: CA-2005-41
2. Results of Critical Areas Review:
A waiver from having to complete any further Critical Areas Studies was issued. No further
Critical Areas conditions or requirements are needed for this site.
G. Comments:
No comments were received
The following is a summary of the deadlines and procedures for filing reconsiderations and appeals. Any
person wishing to file or respond to a recommendation or appeal should contact the Planning Department
for further procedural information.
A. Request for Reconsideration
Section 20.95.050.13.2 allows for Staff to reconsider their decision if a written request is filed
within ten (10) working days of the posting of the notice required by this section. The
reconsideration request must cite specific references to the findings and/or the criteria contained in
the ordinances governing the type of application being reviewed.
05043sr.DOC / January 12,2001 / Staff Report
Billie Lundsford
File No. S-2005-43
Page 5 of 5
B. Appeals
Section 20.105.020 and 20.105.030 describes how appeals of a Staff decision shall be made. The
appeal shall be made in writing, and shall include the decision being appealed along with the name
of the project and the date of the decision, the name of the individual or group appealing the
decision, their interest in the matter, and reasons why the appellant believes the decision to be
wrong. The appeal must be filed with the Community Development Director within fourteen (14)
calendar days after the date of the decision being appealed.
C. Time Limits for Reconsideration and Appeals
The time limits for Reconsiderations and Appeals run concurrently. If a request for a
reconsideration is filed before the time limit for filing an appeal has expired, the time "clock" for
filing an appeal is stopped until a decision on the reconsideration request is completed. Once the
staff has issued his/her decision on the reconsideration request, the time clock for filing an appeal
continued from the point it was stopped. For example, if a request is filed on day 5 of the appeal
period, an individual would have 9 more days in which to file an appeal after the staff issues their
decision on the reconsideration request.
Section 20.075.100 states, "Approval of a preliminary plat or preliminary short plat shall expire and have
no further validity at the end of five years, unless the applicant has acquired final plat or final short plat
approval within the five-year period."
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The property owner may as a result of the decision rendered by the staff request a change in the valuation of
the property by the Snohomish County Assessor's Office.
VI. APPENDICES
Attachments:
1. Vicinity / Zoning Map
2. Plat Map
3. Preliminary Drainage Plan
4. Engineering Requirements
Billie Lunsford
23128 84`h Ave. W.
Edmonds, WA 98026
Engineering Department
Fire Department
Parks Department
Public Works Department
Planning Department
05043sr.DOC / January 12,2001 / Staff Report
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ZoningandVicinity Map
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File No. S-2005-43
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CITY OF EDMONDS
ENGINEERING REQUIREMENTS FOR SHORT PLATS
Name: LUNSFORD File No.: S-05-43
Approved by: Vicinity: 22311 93`d PL W
Engineering Program Manager date
Req'd
Req'd w/bldg.
Bond posted
Complete
prior to
Permit
recording
1. Rights -of -way for public streets:
N/A-
X
2. Easements (City utilities, private access, other utilities):
Provide all easements as needed.
X
3. Street improvements (ACP with curb and gutter):
Provide 1 common shared access road for lots 1 and 2. Access
road shall be paved 12.0' wide plus 18" asphalt thickened edge.
Concrete extruded curb or curb and gutter may also be used.
Access for the above lots shall be off 93`d PL
X
Construct 18" concrete curb and gutter along the property
X
frontages 93`d PL W.
Widen 93`d PL W to 11.0' from painted centerline along
X
property e frontage.
4. Street turnaround:
Provide a shared on -site turn around to City Stds.
X
5. Sidewalks and/or walkways:.
Construct 5' wide asphalt sidewalk along property frontages on
X
93`d PL W.
6. Street lights:
N/A
X
7. Planting strip:
N/A
X
8. Water system improvements (pipelines, fire hydrants, etc)
OVWSD
Provide service to each lot.
X
Connect to public water system.
X
X
9. Sanitary sewer system improvements (pipelines, pump
stations etc) OVWSD
Provide new service to each lot
X
Connect to public sewers stem
X
X
10. Storm sewer system improvements (pipelines, DOE,
fisheries, etc.):
Provide storm sewer service to all proposed lots.
X
Construct storm detention system sized to provide adequate
X
capacity for proposed single family dwellings and access
improvements in accordance with ECDC 18.30.
Connect to Public Storms stem
X
11. On -site drainage (plan per Ord. 3013):
Connect all new impervious surfaces to detentions stem.
X
X
12. Underground wiring (per Ord. 1387):
Required for all new services
X
X
13. Excavation and grading (per UBC, Chapter 70 :
Submit a grading plan as part of engineered site plan.
X
X
V:\dvrw\.sp\05-43 lunsford p1t.doc
Fife No. S-2005-43
Req'd prior to
Req'd w/bldg.
Bond
Complete
recordin
Permit
posted
14. Signage (per City Engineer):
All signs shall be vinyl letters and to City Stds. No silk screen
X
signs will be permitted
Install high intensity sign at the entrance
X
Provide fire and aid address si na e
X
15. Survey monumentation (per Ord., Section 12.10.120):
NIA
X
16. As -built drawings (per City Engineer):
Required for all utility construction.
X
X
17. Other requirements:
a) Plat showing lots, easements, legals, survey information
X
X
b) Legal documents for each lot
X
c) Field stake lot corners (by professional engineer)
X
d) Clustered mailbox location per Postmaster
X
e) Maintenance agreements
X
18. Engineering fees:
a) Storm drainage connection charge for plat road ( $ )
N/A
b) Storm drainage connection charge per lot ($ 428 )
X
c) Sewer connection fee per SFR OVSVM ( $ )
X
d) Sewer connection charge/LID fees to be paid in full.
X
e) Water connection fee per SFR (based on meter size)
X
d) Plat inspection fee: 2.2% of improvement costs $
X
e) Plan review fee: ($ 860.)
X
0 Traffic mitigation: total for both short plats ($ 840.72)
X
ENGINEERING PROGRAM MANAGER, CITY OF EDMONDS DATE
The Engineering requitements have'been COMP4ded and the subdivision can he recorder
Authorized for recording by: Date:
V:\dvrw\sp\0543 lunsford plt.doc