PLN200500045 Staff Report.pdfIhc.1Sc)0
Date:
CITY OF EDMONDS
121 5TH AVENUE NORTH • EDMONDS, WA 98020 • (425) 771-0220 • FAX (425) 771-0221
Website: www.oi.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT
Planning • Building • Engineering
Letter of Transmittal
July 13, 2005
Joel and Dana Hadfield
To: 507 6th Ave. S
Edmonds, WA 98020
Subject: S-2005-45
Transmitting Planning Division Findings, Conclusions, and Decisions
For Your Information: X
As you requested:
For your file:
Comment:
Note attachments: X
Cc: William B. Evans
Melinda Beck
Sincerely,
GARY HAAKENSON
MAYOR
Diane Cunningham, Administrative Assistant
• Incorporated August 11, 1890 •
�- . - i i , • T
CITY OF EDMONDS
121 - 5TH AVENUE NORTH, EDMONDS, WA 98020
PLANNING DIVISION
FINDINGS, CONCLUSIONS, AND DECISION
To: File S-2005-45
From:
Star Campbell, Planner
Date: July 13, 2005
File: S-2005-45
Applicant: Joel and Dana Hadfield
TABLE OF CONTENTS
Section Page
I.
INTRODUCTION...............................................................................................................2
A. Application...............................................................................................................................................2
B. Decision................................................................................................................................................... 2
II.
FINDINGS OF FACT AND CONCLUSIONS................................................................... 3
A. Introduction.............................................................................................................................................. 2
B. Compliance with the Subdivision Ordinance........................................................................................... 3
C. Compliance with the Comprehensive Plan............................................................................................... 5
D. Compliance with the Zoning Code........................................................................................................... 6
E. Compliance with the Flood Plain Management Provisions...................................................................... 7
F. Environmental Assessment: ..................................................................................................................... 7
G. Critical Areas Review: ............................................................................................................................. 7
H. Comments: ............................................................................................................................................... 7
Ill.
RECONSIDERATIONS AND APPEALS..........................................................................7
A. Request for Reconsideration.................................................................................................................... 7
B. Appeals.................................................................................................................................................... 7
C. Time Limits for Reconsideration and Appeals......................................................................................... 8
IV.
LAPSE OF APPROVAL.....................................................................................................8
V.
NOTICE TO COUNTY ASSESSOR..................................................................................8
VI.
APPENDICES..................................................................................................................... 8
VII.
PARTIES OF RECORD......................................................................................................8
File No. S-2005-45
Page 2 of 8
I. INTRODUCTION
The applicants are proposing to subdivide a site that currently consists of two lots at 506 and 507 6th Avenue
South into three lots. See the Zoning and Vicinity Map (Attachment 1). The site is located in a single-family
(RS-6) zone that allows lots with a minimum area of 6,000 square feet. The proposed lot layout is shown on
the subdivision map (Attachment 2). The two existing lots have a total area of 18,026 square feet which
potentially allows the creation of three lots that have the required minimum areas of 6,000 square feet.
However, in order to allow the existing house on Parcel 1, to comply with the required setbacks without
substantially modifying it, the application includes a modification request to reduce the minimum lot area of
Lot 2 to 5,877 square feet.
A. Application
1. Applicant: Joel and Dana Hadfield
2. Site Location: 506 and 507 7"' Ave. S. (see Attachment 1).
3. Request: To divide two lots with a total area of 18,026 square feet into 3 lots in a Single -
Family Residential RS-6 zone including a modification request to reduce the 6,000 minimum
lot area of Lot 2 to 5,877 square feet (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 16.20.030,
site development standards for the RS-6 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 on Subdivision
Based upon the Findings of Fact and Conclusions, and Attachments submitted with the application
and during the comment period, the following is the decision of the City of Edmonds Planning
Division:
The Subdivision should be APPROVED with the following conditions:
I . 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 5.
b) Submit copies of the recording documents to the City for approval. These documents
shall have the following revisions made / 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-
45."
(2) Include on the plat all required information, including owner's certification,
hold harmless agreement, and staff s approval block.
File No. S-2005-45
Page 3 of 8
(Applicants are now responsible for recording their own documents once they have
been approved.)
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 5.
C. Decision on Modification Request:
Based upon the Findings of Fact and Conclusions, and Attachments submitted with the application
and during the comment period, the following is the decision of the City of Edmonds Planning
Division:
The Modification Request to reduce the minimum lot area of 6,000 to 5,877 square feet for
Lot 2 should be APPROVED.
A. Compliance with the Subdivision Ordinance
Introduction
a. Setting:
The subject properties at 506 and 507 Ave. S. are in the Single -Family Residential (RS-6)
zone (Attachment 1). The properties to the west, south and east are zoned RS-6 and
developed with single-family residences. The properties to the north are zoned multi -family
(RM-1.5) and developed with multi -family residences. The western lot, 506 71h Ave. S. is
120' wide and 99' deep and bordered to the south by Holly St. The eastern lot, 507 6`h Ave.
S., is 74.5' wide and 82.5' deep. 6"' Ave. S. ends directly to the north of where the two lots
meet. The house on proposed Lot 1 will be retained. The house on the existing western lot
straddles the lot line between proposed Lots 2 and 3 and will be removed. The outlines of
these houses are shown on the subdivision map (Attachment 2).
b. Topography and Vegetation:
The eastern lot is fairly flat and the western lot slopes gently down toward the west.
Vegetation on the two lots consists of typical residential landscaping.
Lot Lam:
The proposed lot layout is shown on the subdivision map (Attachment 2). Access for
proposed Lot 2 will be from the north off 6`h Ave. S. Access for proposed Lot 3 will be from
the south off Holly St.
2. Lot and Street Layout
The subdivision ordinance contains criteria related to lot and street layout. These criteria
require staff to find that the proposed subdivision is consistent with the dimensional
requirements of the zoning ordinance including lot area and width or a modification must be
approved and that the lots will each contain usable building areas. Based on a review of the
project and the analysis in this section staff agrees that a three lot short -plat is a reasonable
use of the property. Based on this, as well as the review of the modification request as
detailed in Section II.B. of the Staff Report below, lot area for the proposed lots should be as
follows:
File No. S-2005-45
Page 4 of 8
Lot Area:
Required
Lot Area
Lot 1 6,000
Lot 2 6,000
Lot 3 6,000
b. Lot Width:
Proposed
Gross / Net sa. ft
6,000
5,877
6,000
The required lot width in the RS-6 zone is 60 feet. The proposed lots meet this requirement.
3. Setbacks and Lot Coverage:
a. In order to approve a subdivision, the proposal must meet all requirements of the zoning
ordinance, or a modification must be approved. Based on the development standards for the
RS-6 zone, setbacks for the lots should be as follows:
Lot 1: Street Setback (20 feet):
Side Setbacks (5 feet):
Rear Setback (15 feet)
Lot 2: Street Setbacks (20 feet):
Side Setbacks (5 feet):
Lot 3: Street Setbacks (20 feet)
Rear Setbacks (15 feet):
Side Setbacks (5 feet):
From the portion of the north property line
adjacent to the 6`h Ave. S. ROW.
From the portion of the north property line
that is not adjacent to the 61h Ave. S. ROW and
the west and east property lines.
From the south property line.
From the south property line and from the
portion of the north property line adjacent to the
61h Ave. S. ROW.
From the portion of the north property line
that is not adjacent to the 6`h Ave. S. ROW and
the west and east property lines.
From the south property line.
From the north property line.
From the west and east property lines.
b. Corner Lots: Lot 2 is considered a corner lot as is borders more than one street.
C. Flag or Interior lot determination: None of the lots are considered flag or interior lots.
d. Lot Coverage of Existing Buildings on Proposed Lots:
1.) 35% maximum lot coverage is allowed in the RS-6 zone.
2.) The subdivision does not change the lot coverage of Lot 1. Any future buildings or
structures on Lots 2 and 3 will be allowed to cover no more than 35% of the lot.
4. Improvements
a. See Engineering Requirements (Attachment 5).
5. Flood Plain Management
a. This project is not in a FEMA designated Flood Plain.
File No. S-2005-45
Page 5 of 8
B. Analysis of Requested Modification for Lot 2 Minimum Lot Area of
5,877 Square Feet.
1. Criteria: The applicant has requested a modification to reduce the minimum lot area from 6,000
to 5,877 square feet. The ability to request modifications is established by ECDC 20.75.075,
which requires all criteria of a variance to be met if the requested modification is to be approved.
These criteria are as follows:
a. Special Circumstances:
That, because of special circumstances relating to the property, strict enforcement of the
zoning ordinance would deprive the owner of use rights and privileges permitted to other
properties in the vicinity with the same zoning. Special Circumstances should not be
predicated upon any factor personal to the owner such as age or disability, extra expense
which may be necessary to comply with the zoning ordinance, the ability to secure a scenic
view, the ability to make more profitable use of the property, nor any factor resulting from
the action of the owner or any past owner of the same property.
b. Special Privilege:
That the approval of the variance would not be a grant of special privilege to the property in
comparison with the limitations upon other properties in the vicinity with the same zoning.
C. Comprehensive Plan and Zoning Ordinance:
That the approval of the variance will be consistent with the intent of the comprehensive plan,
the zoning ordinance and the zoning district in which the property is located.
d. Not Detrimental:
That the variance as approved or conditionally approved will not be significantly detrimental
to the public health, safety and welfare or injurious to the property or improvements in the
vicinity and the same zone.
e. Minimum Variance:
That the approved variance is the minimum necessary to allow the owner the rights enjoyed
by other properties in the vicinity with the same zoning.
2. Findings:
The applicants have presented declarations as to how they feel the proposal meets the
modification criteria in a letter that has been included as Attachment 4.
b. The city of Edmonds is able to accommodate additional growth through infill development.
Certain lots are large enough to develop but, because of shape, orientation or topography,
require some modifications in order for the subdivision to be designed consistent with the
City's adopted goals, policies and codes.
There is a way to subdivide the properties in which all three properties would meet the 6,000
square feet lot area. A map demonstrating this has been submitted by the applicant and is
included as Attachment 3.
d. This map helps to demonstrate that the granting of the modification request will not result in
an overall density for the site than is higher than what the RS-6 zone allows.
The lot configuration in which all three properties would meet the 6,000 square feet lot area
however, requires the western lot line of proposed Lot I to be moved a little closer to the
existing house on Lot 1. Since the desire is to retain this house, the proposed lot line location
allows the house to continue to meet the current setback from the west property line. This
setback is 5' 3", just slightly more than the minimum required side setback from this property
line of 5'.
File No. S-2005-45
Page 6 of 8
3. Conclusions:
a. The configuration of the existing lots can be considered a special circumstance.
b. Allowing the proposed lot layout would not be a special privilege for the property owner.
As pointed out above, there is an alternative layout that could be used to subdivide the
property. However, the proposed lot layout relates better to the existing configuration of the
lots and allows the house on Lot 1 to maintain the 5' minimum side setback from the west
property line.
C. The proposal will be consistent with the intent of the Comprehensive Plan and the zoning
ordinance.
d. The modification will not be detrimental.
e. The reduction of the lot area to 5,877 square feet appears to be the minimum necessary.
f. The resulting development should be consistent with the way the surrounding neighborhood
is developed.
C. Conformance to the Comprehensive Plan
Comprehensive Plan Goals and Policies:
The Comprehensive Plan has the following stated goals and policies for Residential Development
that apply to this project.
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.
B.4. Support retention and rehabilitation of older housing within Edmonds
whenever it is economically feasible.
B.5. Protect residential areas from incompatible land uses through the careful
control of other types of development and expansion based upon the
following principles:
B.5.d. Private property must be protected from adverse environmental
impacts of development including noise, drainage, traffic, slides,
etc.
B.6. Require that new residential development be compatible with the natural
constraints of slopes, soils, geology, vegetation and drainage.
Compliance with the Residential Development goals and policies: High quality homes that fit
into the neighborhood should ultimately be constructed on the property. The design of the
subdivision takes into consideration the layout of the existing lots and is compatible with this
layout. This design also supports the retention of the existing house on Lot 1. The overall
proposal should not cause any adverse impacts and appears to be consistent with the residential
development goals and policies.
File No. S-2005-45
Page 7 of 8
D. Compliance with the Zoning Code
1. Staff finds this project to comply with the provisions of the Zoning Code, particularly the
Subdivision regulations, and the development standards of the zone as detailed in section II.A.2.b.
E. Compliance with the Flood Plain Management Provisions
1. The proposed project is not in a Flood Plain.
F. Environmental Assessment:
1. Is this site within a shoreline area (within 200 feet of the ordinary high water mark of the Puget
Sound)? No.
2. Is an Environmental Checklist Required for this application? If more than 500 cubic yards of
grading will be required, an Environmental Checklist is required. At this point in time, the total
amount of grading for the subdivision improvements is not anticipated to exceed 500 cubic yards.
If through the review of the civil plans, it is determined that more than 500 cubic yards of grading
will be required, the City will require an Environmental Checklist to be submitted and issue an
Environmental Determination,
G. Critical Areas Review:
Critical Areas Review numbera: 506 6th Ave. S. - CA-1997-82
and 507 6th Ave. S. — CA- 2004-128
Results of Critical Areas Reviews: The reviews determined that there are no critical areas
on or adjacent to 506 and 507 6`h Ave. S.
H. Comments:
A couple of comment letters were received during the review of the proposal. These have been
included as Attachment 6.
111 Di 1. .
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 20.100.010.G allows for City 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.
B. Appeals
Section 20.105.040 and 20.105.020 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.
File No. S-2005-45
Page 8 of 8
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
fling 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 fled 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.
IV. LAPSE OF APPROVAL
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."
V. NOTICE TO COUNTY ASSESSOR
The property owner may, as a result of the decision rendered by the staff, request a change in the valuation
of the property by the Snohomish County Assessor's Office.
VI. APPENDICES
Attachments:
1. Vicinity / Zoning Map
2. Subdivision Map
3. Lot Layout to Support Modification Request
4. Applicant Letter to Address Modification Criteria
5. Engineering Requirements
6. Public Comment Letters
Joel and Dana Hadfield
507 6`h Ave. S.
Edmonds, WA 98020
Engineering Department
Fire Department
Parks Department
Public Works Department
Planning Department
William B. Evans
615 Walnut St.
Edmonds, WA 98020
Melinda Beck
550 Holly Dr.
Edmonds, WA 98020
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BASIS OF BEARINGS
CITY OF EDMONDS SHORT PLAT
N0. 5-35-65 RECORDED UNDER
DEC. N0. 8604160274
VERTICAL DATUM
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LE AO IN MON CASE ON 5TH AVENUE
SOUTH AND 140 FEET SOUTH OF
IN- REECTION OF WALNUT STREET
ANO 5TH AVENUE SOUTH,
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EXISTING AREAS
PROPOSED AREAS
PARCEL A
6,146 SO.FT.
PARCEL I 6,C22.4 SOFT,
PARCEL 6
11,880 SO. FT.
PARCEL 2 6,001-6 50,FT,
TOTAL AREA:
38,026 SO FT,
PARCEL 3 6, 001.8 SO.FT.
TOTAL AREA: 18,026 SG.FT.
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LEGAL DESCRIPTIONS
PARCEL A
LOT 1 CITY OF EOMONOS SHORT PLAT 5 38-05.
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SITUATE IN THE COUNTY OF BNOHOMISH STATE OF wASHTNGTON.
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EASEMENTS, :F EXISTING. TREE NOT SHOWN GN THIS SURVEY
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VISIBLE A E D SURFACE E 3^VWN HER_
JT RITIES SH HEREON M M E BE N F OM
CONSULTAUTSR ASSUnESeIQ RESPONSIBILITYEFOR 'HE A ACCURACY
OF PUBLIC RECDR-
M, OI n1ETENNLIWE, IF THE SANITARY SEWER IS 6 OR B INCH
Nw1/4 1W1/4 SECTION 15, TOWNSHIF 21 NORTH, RANGE 3 EAST, W.M.
5 May, 2005
RECEIVEDD
Star Campbell n= '; 2005
Development Services Department
City of Edmonds PERMIT COUNTER
121 5"' Ave. N.
Edmonds, WA 98020
re: Letter for Subdivision Application (File No. S-05-45) at 506 & 507 6th Ave. S.
Dear Ms. Campbell,
I am writing in response to your request for a letter supporting our subdivision application,
addressing the six criteria found in the Edmonds Municipal Code. Our request provides for the
allowance of the subdivision of property 507 6th Ave. S. into two lots, one of which is to be
5877.87 s.f., and the other is to be 6001.87 s.f. The owner of the property, Mr. Joel Hadfield,
currently resides at 507 6th Ave. S. As shown on the attached plan, it is possible to draw the
property lines so that each of the three properties meet or exceed the 6000 s.f. limit. For
reasons that will become evident below, Mr. Hadfield would prefer to keep the current property
line configuration between 506 and 507 6th Ave. S., and obtain a variance for one of the two
parcels to be created from the 506 6th Ave. S. property.
The City of Edmonds Municipal Code provides for variances as long as they meet the following
criteria set forth in code section 20.85.010. The responses below indicate that the proposed
variance does not fall outside the spirit of the code, and in fact improves the current condition,
and is consistent with the Comprehensive Plan.
A. Special Circumstances: The current property line configuration between the 506 and 507
parcels happens to coincide with the centerline of the existing 6th Avenue, which dead
ends into the North edge of the two properties. By keeping the current property line
location, and creating one shared curb cut driveway entrance, two equal parking spaces
are created at the end of the cul-de-sac. The adjacent neighbors have voiced
agreement with this proposal, as it creates additional street parking and a cleaner curb
design for a currently disjointed condition. In addition, keeping the property line in it's
current position keeps the existing house at 507 6th Ave. S. from being encroached on by
the allowable envelope of the new site.
B. Special Privilege: The attached plan shows that the 6000 s.f. condition is possible to
meet, but that the proposed division benefits the street design, the surrounding
neighbors, and the City itself by adding density.
C. It is evident that the City of Edmonds is interested in encouraging high density,
residential community, and consistent design with it's comprehensive plan. This
proposal meets all of these expectations, by providing increased density of single family
residences at the city core.
D. Zoning Ordinance: The natural slope of the property allows for the increased density of
single family dwellings without adversely effecting the goals of the residential zoning
5339 ballard avenue nw seattle wa 98117 P1206.399.8577 fl206.784.9809 el carter@woollenstudio.com
ATTACHMENT 4
code, including light, privacy, views, and freedom from noise and visual pollution.
E. Not Detrimental: The variance will not change in any way the allowed envelope of the
proposed structures to be built on the new divided property, when compared to what
would be allowed if the properties were to be subdivided within the 6000 s.f. limits as set
forth above.
F. Minimum Variance: As shown on the attached plan, the new property line is located to
create a 6001.87 s.f. lot as the South most lot, thereby minimizing the magnitude of
variance necessary.
Thank you for your help in this matter. Please let me know if there is anything else that you
need to complete the process.
Sincerely
Carter Woollen
WoollenlStudio inc:
Cc: Joel Hadfield
5339 bailard avenue nw seattle wa 98117 P1206.399.8577 fl206.784.9809 el caiter@woollenstudio.conn
CITY OF EDMONDS
ENGINEERING REQUIREMENTS FOR SHORT PLATS
Name: HADFIELD File No.: 5-05-45
Approved b lif. �`� _ %��` ®) td
PP Y� Vicinity: 506/507 6 AVE S
Engineering Program Manager date
Req'd
Req'd w/bldg.
Bond posted
Complete
prior to
Permit
recording
1. Rights -of -way for public streets:
X
2. Easements (City utilities, private access, other utilities):
Provide all easements as needed.
X
3. Street improvements (ACT with curb and gutter):
Access for lots 1 and 2 shall be from 6 h Ave S
X
Access for lot 3 shall be from Holly Dr.
X
4. Street turnaround:
N/A
5. Sidewalks and/or walkways:.
Insufficient room to install sidewalks and widen road on Holly
X
Dr.
6. Street lights:
N/A
X
7. Planting strip:
N/A
X
8. Water system improvements (pipelines, fire hydrants, etc)
Provide service to each lot.
X
Connect to public water system.
X
X
Install new 6" fire hydrant on Holly Dr.
X
Upgrade 4" steel water main on Holly Dr. to 8" ductile iron
X
pipe up to lot 1
9. Sanitary sewer system improvements (pipelines, pump
stations etc)
Provide new service to each lot
X
Connect to public sewer system
X
X
Extend 8" sewer main on Holly Dr. and install a 48" manhole at
X
the end.
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:\dww\sp\0545 hadfield pit.doc
ATTACHMENT 5
Req'd prior to
Req'd w/bldg.
Bond
Complete
recording
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
Provide fire and aid address signage
X
15. Survey monumentation (per Ord., Section 12.10.120):
N/A
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 ( )
X
b) Storm drainage connection charge per lot ($ 428 )
X
c) Sewer connection fee per SFR ($ 730)
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
f) Traffic mitigation: total for the s. . ($ 840.72)
X
ENGINEERING PROGRAM MANAGER, CITY OF EDMONDS DATE
The Engiitee "ring xegirements have been completed and the subdivision can be recorded
Authorized for recording by: Date:
V:\dvrw\sp\0545 hadfield pit.doc
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WILLIAM B. EVANS
4-
V5 WALNUT STREET
EDMONDS, WASHINGTON ROC E I V E
JUN 2 USA
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