PLN200500056 Staff Report.pdfIhc.18o)0
Date:
CITY OF EDMONDS
121 5TH AVENUE NORTH • EDMONDS, WA 98020 • (425) 771-0220 • FAX (425) 771-0221
Website: www.ci.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT
Planning • Building • Engineering
Letter of Transmittal
August 5, 2005
To: Marilyn Irwin
210 5th Ave. S. Suite 102
Edmonds, WA 98020
Subject: S-05-56
Transmitting Findings, Conclusions, and Decision
For Your Information: X
As you requested:
For your file:
Comment:
Note attachments: X
Cc: Rodger Reinig
Sincerely,
GARY HAAKENSON
MAYOR
Diane Cunningham, Administrative Assistant
• Incorporated August 11, 1890 •
CITY OF EDMONDS
121 - 5TH AVENUE NORTH, EDMONDS, WA 98020
PLANNING DIVISION
FINDINGS, CONCLUSIONS, AND DECISION
To: File S-2005-56
From:
Star Campbell, Planner
Date: August 5, 2005
File: S-2005-56
Applicant: Marilyn Irwin for Roger Reinig
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...............................................................................................4
D. Compliance with the Zoning Code........................................................................................................... 4
E. Compliance with the Flood Plain Management Provisions...................................................................... 5
F. Environmental Assessment: ..................................................................................................................... 5
G. Critical Areas Review: ............................................................................................................................. 5
H. Comments: ............................................................................................................................................... 5
III.
RECONSIDERATIONS AND APPEALS..........................................................................6
A. Request for Reconsideration.................................................................................................................... 6
B. Appeals.................................................................................................................................................... 6
C. Time Limits for Reconsideration and Appeals.........................................................................................6
IV.
LAPSE OF APPROVAL.....................................................................................................6
V.
NOTICE TO COUNTY ASSESSOR..................................................................................6
VI.
APPENDICES..................................................................................................................... 6
VII.
PARTIES OF RECORD......................................................................................................7
File No. S-2005-56
Page 2 of 7
I. INTRODUCTION
The applicant is proposing to subdivide what is currently one lot at 10230 242°d Pl. SW into two lots. See the
Zoning and Vicinity Map (Attachment 1). The site is located in a single-family (RS-8) zone that allows lots
with a minimum area of 8,000 square feet. The proposed lot layout is shown on the subdivision map
(Attachment 2). The existing lot has a total area of 18,377 square feet. Both of the proposed lots are at least
8,000 square feet in area.
A. Application
1. Applicant: Marilyn Irwin for Rodger Reinig
2. Site Location: 10230 242°1 P1. SW (see Attachment 1).
3. Request: To divide a lot with a total area of 18,377 square feet into 2 lots in a Single -
Family Residential RS-8 zone (see Attachment 2).
4. Review Process: Following the Comment Period, Planning Staff makes an administrative
decision.
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 23.40,
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.
D. 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:
1. 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 3.
b) The shed on Lot 2 must be removed prior to obtaining final subdivision approval.
c) 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-
56."
(2) Remove all references to setbacks on the plat or correct the setbacks so that
they are accurate for each lot and include the following statement: Setbacks
are not vested by subdivisions but are determined by current development
regulations.
(3) Include on the plat all required information, including owner's certification,
hold harmless agreement, and staffs approval block.
File No. S-2005-56
Page 3 of 7
(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 3.
II. FINDINGS OF FACT AND CONCLUSIONS
A. Compliance with the Subdivision Ordinance
1. Introduction
a. Setting:
The subject property at 10230 242°d P1. SW. is in the Single -Family Residential (RS-8) zone
(Attachment 1). The surrounding properties are zoned RS-8 and developed with single-family
residences.
b. Topography and Vegetation:
The lot slopes up gradually toward the southeast corner of the lot and flattens off near this
corner. There is also a steeper, localized drop near the southwest corner of the lot.
Vegetation on the lot consists mostly of typical residential landscaping.
Lot Layout:
The proposed lot layout is shown on the subdivision map (Attachment 2).
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 two lot short -plat is a reasonable use
of the property. Based on this, lot area for the proposed lots should be as follows:
Lot Area:
Required
Proposed
Proposed
Lot Area
Gross sq. ft
Net sq. ft
Lot 1 8,000
8,803
same
Lot 2 8,000
9,534
*8,000
*The net square footage provided for Lot 2 substracts the area of the panhandle for the lot.
This is not technically required to be subtracted from the gross square footage of the lot
unless it serves as an access easement for another lot. The existing house on Lot 1 will
continue to use its existing driveway and not require the panhandle for access. However, if
lot one is redeveloped in the future, the panhandle may be utilized as an easement. In this
case, it is appropriate to know that the net area of the lot would meet the 8,000 square feet
minimum.
Lot Width:
The required lot width in the RS-8 zone is 70 feet. The proposed lots meet this requirement.
File No. 5-2005-56
Page 4 of 7
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-8 zone, setbacks for the lots should be as follows:
Lot 1: Street Setback (25 feet): From the portion of the north property line
adjacent to the 242°d Pl. SW ROW
Side Setbacks (7.5 feet): From the west and east property lines.
Rear Setback (15 feet): From the south property line.
Lot 2: Side Setbacks (7.5 feet): From all property lines with the exception of the
portion of the north property line that is directly
adjacent to the 242"d Pl. SW ROW.
b. Existing Structures: The house on the property is proposed to be retained and meets the
required setbacks from the Lot 1 property lines. Note that there is an at -grade concrete patio
that is allowed to encroach 4' into the 15' rear setback. There is an existing shed on Lot 2.
Since accessory structures are not allowed to be located on a lot without a primary structure,
such as a residence, this shed will need to be removed prior to the recording of the short plat.
C. Corner Lots: Neither lot is considered to be a corner lot.
d. Flag or Interior lot determination: Lot 2 is considered to be a flag lot.
C. Lot Coverage of Existing Buildings on Proposed Lots:
1.) 35% maximum lot coverage is allowed in the RS-8 zone.
2.) The existing house and garage on lot one cover less than 35% of the lot. Any future
buildings or structures on Lot 2 will be allowed to cover no more than 35% of the lot.
4. Improvements
a. See Engineering Requirements (Attachment 3).
5. Flood Plain Management
This project is not in a FEMA designated Flood Plain.
B. Conformance to the Comprehensive Plan
1. 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.
File No. S-2005-56
Page 5 of 7
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.
2. Compliance with the Residential Development goals and policies: High quality homes that fit
into the neighborhood should ultimately be constructed on the property. The overall proposal
should not cause any adverse impacts and appears to be consistent with the residential
development goals and policies.
C. 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.
D. Compliance with the Flood Plain Management Provisions
1. The proposed project is not in a Flood Plain.
E. 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.
F. Critical Areas Review:
1. Critical Areas Review Number: CA-2005-16
Results of Critical Areas Review: The review determined that there are no critical areas.
G. Comments:
As required by the staff review process for short subdivisions, a two -week public comment period
that provided notice of the application was held. No comment letters were received.
File No. S-2005-56
Page 6 of 7
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.E 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.
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."
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. Engineering Requirements
File No. S-2005-56
Page 7 of 7
VII. PARTIES OF RECORD
Marilyn Irwin Rodger Reinig
210 5`h Ave. S., Suite 102 10230 242°d Pl. SW
Edmonds, WA 98020 Edmonds, WA 98020
Engineering Department
Fire Department
Parks Department
Public Works Department
Planning Department
Zoning and Vicinity Map
PRELIMINARY SHORT SUBDIVISION NO.
SE 114, SAT 114 SEC. 36, TWP. 27N, RGE. 3 E. W.M.
CITY OF EDMONDS, SNOHOMISH COUNTY, WASHINGTON
SCALE 1' - 30'
0 30 60
LEGAL DESCRIPTION
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LEGEND
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VICINITY MAP
CITY OF D„ •
R • •
Name: REINIG File No.: S-05-56
Approved by: a / a Vicinity: 10230 242°1 PL SW
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):
Access driveway shall be paved a minimum of 12.0' wide plus
X
18" asphalt thickened edge. Concrete extruded curb or curb and
gutter may also be used.
Construct 18" concrete curb and gutter along the property
X
frontage on 242°d PL SW
4. Street turnaround:
Provide an on -site turn around to City Stds.
X
5. Sidewalks and/or walkways:.
Construct 5' wide asphalt sidewalk along property frontage on
X
242°d PL SW.
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
Must enter standard developers agreement with OVWSD
X
9. Sanitary sewer system improvements (pipelines, pump
stations etc)OVWSD
Provide new service to each lot
X
Connect to public sewer system
X
Must enter standard developers agreement with OVWSD
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 detention system.
X
12. Underground wiring (per Ord. 1387):
Required for all new services
X
13. Excavation and grading (per UBC, Chapter 70 :
Submit a grading plan as part of engineered site plan.
X
V:\dvnv\sp\05-56 reinig plt.doc ATTACHMENT 3
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 "Private Access road Ends"
X
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 both short plats ($ 840.72)
X
am
ENGINEERING PROGRAM MANAGER, CITY OF EDMONDS DATE
The Engineering requirements have been completed and the subdivisioncan be recorded.
Authorized for recording by:
V:\dvrw\sp\05-56 reinig plt.doc