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S-07-29 Staff Report.pdfCITY OF EDMONDS 121 - STH AVENUE NORTH, EDMONDS, WA 98020 PLANNING DIVISION FINDINGS, CONCLUSIONS, AND DECISION To: File No. S-2007-29 From: ennifer Ma a, Planner Date: October 4, 2007 File: S-2007-29 Applicant: Cary and Deborah Jordan TABLE OF CONTENTS Section Page I. .................. INTRODUCTION......................................................................................... .... 2 A. Application.......................................................................................................................................2 B. Decision on Subdivision................................................................................................................... 2 II. FINDINGS OF FACT AND CONCLUSIONS................................................................... 3 A. Compliance with the Subdivision Ordinance.................................................................................... 3 B. Compliance with the Comprehensive Plan........................................................................................ 5 D. Compliance with the ,Zoning Code.................................................................................................... 6 E. Compliance with the Flood Plain Management Provisions...............................................................6 F. Environmental Assessment............................................................................................................... 6 G. Critical Areas Review.......................................................................................................................6 H. Comments......................................................................................................................................... 7 III. RECONSIDERATIONS AND APPEALS.......................................................................... 8 A. Request for Reconsideration............................................................................................................. 8 B. Appeals............................................................................................................................................. 8 C. Time Limits for Reconsideration and Appeals.................................................................................. 8 IV, LAPSE OF APPROVAL.....................................................................................................8 V. NOTICE TO COUNTY ASSESSOR..................................................................................8 VI. ATTACHMENTS:..............................................................................................................8 VII. PARTIES OF RECORD......................................................................................................9 Cary and Deborah Jordan File No. S-2007-29 Page 2 of 9 1. INTRODUCTION The applicant is proposing to subdivide one lot addressed as 6926 —180th Street Southwest into two lots (Attachment 1). See the Zoning and Vicinity Map for reference (Attachment 2). The site is located in a Single -Family Residential (RS -8) zone that allows Iots with a minimum area of 8,000 square feet. The proposed lot layout is shown on the preliminary subdivision plan (Attachment 3A) and a conceptual plan for development of Lot A is shown for reference on the preliminary development plan (Attachment 3B). The existing residence, carport, and accessory structures are proposed to be retained on Lot B. A. Application 1. Applicant: Cary and Deborah Jordan 2. Site Location: 6926 — 180th Street Southwest (see Attachment 2). 3. Request: To divide one lot with a total area of approximately 20,130 square feet into two lots in a Single -Family Residential (RS -8) zone (see Attachment 3A), 4, Review Process: Following the comment period, Planning Division 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 -8 zone. b. Compliance with Edmonds Community Development Code (ECDC) Title 18, public works requirements. c. Compliance with Edmonds Community Development Code (ECDC) Section 20.75, subdivision requirements. d. Compliance with Edmonds Community Development Code (ECDC) Section 20.95, staff review requirements. e. Compliance with Edmonds Community Development Code (ECDC) Sections 23.40 and 23.80, critical areas requirements. Note: All code sections referenced in this report can be viewed via the City's website at www.ci.edmonds.wa. us. 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 as proposed is 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. (2) Provide an easement on the southeast corner of Lot A for access to Lot B as shown in the preliminary subdivision plans. (3) Provide two on-site parking spaces on both lots that meet City standards. (4) Submit a tree clearing plan with review of civil plans. b) Make the following revisions to the plat: (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 No. S- 2007-29 in the City of Edmonds Planning Division." Cary and Deborah Jordan File No. S-2007-29 Page 3 of 9 (2) Include on the plat all required information, including owner's certification, hold harmless agreement, and staff's approval block. c) Make sure all documents to be recorded meet the Snohomish County Auditor's requirements for recording, including all signatures in black ink. d) Submit an updated copy of the title report (short plat certificate) with the documents proposed to be recorded. Note that this title report must be prepared within 30 days of submittal. e) Submit two copies of the documents to be recorded for the Planning Division and Engineering Division's approval. Once approved, the applicant must record the documents with Snohomish County Auditor's office. 2. After recording the plat, the applicant must complete the following: a) Provide the City of Edmonds Planning Division with three copies of the recorded plat, with the recording number written on them. The City will not consider the subdivision to have been completed until this is done. b) Complete the Engineering Division conditions listed "Required with Building Permit" on Attachment 4. II. FINDINGS OF FACT AND CONCLUSIONS A. Compliance with the Subdivision Ordinance 1. Introduction a. Setting; The subject property at 6926 — 180`x' Street Southwest is located in the Single -Family Residential (RS -8) zone (Attachment 2). The immediately surrounding properties are also zoned RS -8 and are developed with single-family residences. b. Topoarauhy and Vegetation: The subject property slopes downwards generally to the southwest. A slope that is steep enough to be considered a Landslide Hazard Area is located near the southern property line, where the subject property drops down along a few rockeries/retaining walls to the adjacent property to the south. Vegetation on the site is primarily in a natural state and includes grasses, shrubs, and numerous trees. The majority of the trees on the site are located on the northern and western portions of the property. C. Lot Layout: The proposed lot layout is shown on the subdivision map (Attachment 3A). Lot A will be created on the northern portion of the subject property and Lot B will be located on the southern portion of the property. The existing residence, carport, and accessory structures are proposed to be retained on Lot B. The applicant has indicated plans to access Lot A off of 180`" Street Southwest from the western side of the property and to access Lot B via the existing access easement off of 180'h Street Southwest from the eastern side of the property. The portion of the existing gravel circular driveway that is on Lot A (excluding the portion on the southeast corner of Lot A located within the proposed easement) will not be able to be utilized for the existing residence on Lot B once this subdivision is recorded. 2. Environmental Resources a. The subdivision chapter, ECDC 20.75.085, states that a proposed subdivision should be designed to minimize significant adverse impacts where environmental resources exist (such as trees, streams, ravines, or wildlife habitats). There is a substantial number of existing trees located on the subject site, which are considered to be an environmental resource. Many of the existing trees on proposed Lot A will need to be removed for the establishment of the driveway and future residence on Lot A as well as for the storm detention system and any other required plat improvements; however, it appears that some of the trees on proposed Lot A could be retained with the development of the site and that most of the trees located on J. 4. Cary and Deborah Jordan File No, S-2007-29 Page 4 of 9 proposed Lot B can be retained. Comment letters were received from the neighbors of the subject property asking for the retention of the existing trees. Preservation of trees falls within the purposes of ECDC Chapter 18.45. Therefore, a condition of approval has been added requiring the applicant to submit a tree clearing plan with the submittal of the civil plans. The applicant should preserve all of the trees located outside the footprint of the building pad, driveway, and storm detention system and within a reasonable distance of these improvements unless they are dead, dying, diseased, or pose a hazard to the public. Any tree removal must meet.the requirements of ECDC 18.45. b. The proposal minimizes grading because Lot B will be accessed via the existing access to the existing residence. Additionally, the portions of Lot A that will be developed with a future residence and driveway include some of the flatter portions of the subject property. C. There is a steep slope located near the southern property line of proposed Lot B. The applicant has indicated plans to retain the existing residence on Lot B. It is evident that Lot A can be developed using the standard required 50 -foot buffer and 15 -foot building setback from the top of the slope. If the applicant wishes to construct a new residence on Lot B or reduce the standard required 50 -foot buffer and 15 -foot building setback from the top of the slope for any future structures, a report by a qualified geotechnical engineer must be submitted. Refer to Section II.F.1 of this report for further discussion of the Landslide Hazard Area. No other known hazardous conditions, such as flood plains or unstable soil or geologic conditions exist at this site. d. A drainage plan must be submitted to the Engineering Division when a building permit is applied for on this site. Any proposed development on the site should be designed to minimize off-site drainage impacts. All new impervious surfaces must be connected to an on- site detention system. 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 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. b. Lot sizes and dimensions: Lot Area: Required Proposed Proposed Lot Area Gross sq. ft Nets . ft Lot A 8,000 8,052 8,035 Lot B 8,000 12,078 12,078 Lot Width: The required lot width in the RS -8 zone is 70 feet. Both lots meet this requirement. 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 A: Street Setback (25 feet): Side Setbacks (7.5 feet): From the portion of the western property line adjacent to 180th St. SW, measured as a radius from the edge of the right-of-way. From the north and south property lines as well as the portion of the western property lime not impacted by the street setback, Rear Setback (15 feet): Lot B: Side Setbacks (7.5 feet): Cary and Deborah Jordan File No. S-2007-29 Page 5 of From the eastern property line. From all property lines. Existing Structures / Encroachments: The existing residence, carport, and accessory structures located on the subject property are proposed to be retained on Lot B. Although the existing residence and play structures do not meet the minimum required side setback from the eastern and southern property lines, the subdivision of the subject property into two lots does not further reduce these setbacks. All existing structures will meet the minimum required 7.5 -foot side setback from the new property line between Lots A and B. Note that nothing in this permit approval process shall be interpreted as allowing or permitting the maintenance of any currently existing illegal, nonconforming or unpermitted building, structure or site condition which is outside the scope of the permit application, regardless of whether such building, structure or condition is shown on the site plan or drawing. Such building, structure or condition may be the subject of a separate enforcement action. b. Comer Lots: Neither of the lots are considered corner lots. C. Flag or Interior Lot Determination: Lot B is considered a flag lot. d. Lot Coverage of Existing Buildings on Proposed Lots: 1.) 35% maximum lot coverage is allowed in the RS -8 zone. 2.) According to Snohomish County Assessor's records, the existing residence covers 1,344 square feet and the attached carport covers 572 square feet. In addition to these structures, proposed Lot B contains an existing upper level deck and stairs estimated at approximately 365 square feet and an existing shed and play structures estimated at a total of approximately 200 square feet. The sum of all of the existing structures on proposed Lot B would result in approximately 21% lot coverage of Lot B. Proposed Lot A does not currently contain any structures; therefore, Lot A would have a zero percent lot coverage. Pursuant to ECDC 16.20, any future buildings or structures on either of the proposed lots will be permitted to cover no more than 35% of each lot. 5. Dedications a. The Engineering Division is not requiring any street dedications (see Attachment 4). 6. Improvements a. See Engineering Requirements (Attachment 4). 7. Flood Plain Management a. This project is not located in a FEMA designated Flood Plain. B. Compliance with 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. Residential Development 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: Cary and Deborah Jordan File No. S-2007-29 Page b of 9 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.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.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: The proposal will retain the existing residence that was constructed in 1955, according to Snohomish County Assessor's records, and will allow for construction of one additional residence. 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. The proposed subdivision complies with the provisions of the Zoning Code. See sections II.A.3 and II.A.4 of this document. D. Compliance with the Flood Plain Management Provisions 1. The proposed project is not located 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? No. 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 will issue an Environmental Determination. F. Critical Areas Review 1. Critical Areas Review Number: CRA -2007-0051. Results of Critical Areas Review: During critical areas review of the subject site, it was found that the western portion of the site is considered an Erosion Hazard Area and that the site contains a slope near the southern property line that is steep enough to be considered a Landslide Hazard Area as defined by ECDC 23.40. As a result, a "Study Required" determination was issued. ECDC 23.80.070 states that the minimum buffer from a Landslide Hazard Area shall be equal to 50 feet; however, this buffer may be reduced to a minimum of 10 feet if a qualified professional demonstrates to the satisfaction of the director that the reduction will adequately protect the proposed development, adjacent developments and uses and the subject critical area. Since the existing residence is proposed to be retained on Lot B and it is evident that Lot A can be Cary and Deborah Jordan File No, S-2007-29 Page 7 of 9 developed meeting the standard required 50 -foot buffer and 15 -foot building setback from the top of the slope, a study is not required for preliminary approval of the proposed subdivision. However, if the applicant wishes to. construct a new residence in the future on Lot B or reduce the standard required 50 -foot buffer and 15 -foot building setback from the top of the slope for any future structures, a report by a qualified geotechnical engineer must be submitted for review. G. Comments Six public comment letters were received during review of the proposal and are included as Attachments 5 through 10. Concerns brought up in the comment letters are addressed below: Neighbors are generally opposed to the proposed two lot subdivision: The proposed two lot subdivision is allowed as long as it meets all requirements set forth in the Edmonds Community Development Code. These requirements are discussed in further detail throughout this staff report. The City cannot deny a proposed subdivision if it is found to meet all applicable codes. Concerns over increased traffic resulting from the addition of one new lot: The RS -8 zone allows for lots with a minimum area of 8,000 square feet. It is possible to subdivide the subject property into two lots that both meet this requirement. The City cannot deprive the applicant of use of their property if all applicable code requirements are met. Since the subject property contains an existing residence, increases to vehicular trips in the neighborhood will increase minimally due to the addition of only one new residence. Concerns over disruption to the "look" of the neighborhood: Per ECDC 20.10,020, single-family residences within single-family zones are exempt from design review. Therefore, the City cannot conduct design review on the proposed subdivision. Concerns over tree removal, including the desire by some neighbors to require the applicant to retain the existing trees and the desire by other neighbors to require the applicant to remove all existing trees: Refer to Section II.A.2 of this document for discussion on the existing trees. Any future tree removal must be in accordance with the requirements of ECDC 18.45. A condition has been added to this approval requiring the applicant to submit a tree clearing plan with submittal of civil plans for review by staff. The City encourages tree retention and cannot require the applicant to remove all of the existing trees from the property. The neighbors to the east of the subject property would like for the existing access easement across their property to be removed and for the applicant to gain access to both proposed lots from an alternative route: Proposed Lot B presently has legal access via an ingress/egress easement across the neighboring lot to the east. The City cannot require the applicant to discontinue using their existing driveway access. This issue is a civil matter. A neighbor commented that the applicant terraced the lower portion of their property and installed a rockery that now directs run-off onto the neighbor's properties instead of directing this run-off to an existing catch basin, which it used to be directed to. Additionally, neighbors have concerns over future drainage on the site: The applicant will be required to comply with ECDC 18.30.060 -- Development standards for storm water quality control. A drainage plan must be submitted to the Engineering Division when a building permit is applied for on this site, Any proposed development on the site should be designed to minimize off-site drainage impacts. All new impervious surfaces must be connected to an on-site detention system. Concerns that the proposed access to Lot A from the western side of the subject property would result in safety, parking, and access problems: The Engineering Division and Fire Department have reviewed the proposed access of both lots and have determined that the access points will be sufficient as long as all City standards are met. An on-site turnaround must be provided on each proposed lot. The access to both proposed lots will be required to meet City standards. The applicant will be required to provide two on-site parking spaces for each lot. Concerns that the east and west sides of 180`'' Street Southwest would be connected far vehicular andlor pedestrian access across the right-of-way to the north of the subject property or via an easement across the property: The proposal does not include a pedestrian or vehicular access/easement through the undeveloped portion of 180a` Street Southwest. Cary and Deborah Jordan File No. S-2007-29 Page 8 of 9 III. RECONSIDERATIONS AND APPEALS The following is a summary of the deadlines and procedures for filing reconsiderations and appeals. Any person wishing to file or respond to a reconsideration or appeal should contact the Planning Division 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. 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 staff has issued his/her decision on the reconsideration request, the time clock for filing an appeal continues 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. 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. ATTACHMENTS: 1. Application 2. Vicinity / Zoning Map 3A, Preliminary Subdivision Plan 3B. Preliminary Development Plan (for reference only) 4. Engineering Requirements 5. Comment Letter from Pat and Ann Marie Kellett, received August 17, 2007 b, Comment Letter from Randy and Evelyn Bushman, received August 19, 2007 7, Comment Letter from Peter and Jaroslava Szekeres, received August 21, 2007 8. Comment Letter from Fadl Khalil, received August 22, 2007 9. Comment Letter from Nate and Lindsay Marti, received August 23, 2007 10. Comment Letter from Steve Mulvihill and Patricia Farrar, received August 26, 2007 Cary and Deborah Jordan File No. 5-2007-29 Page 9 of 9 VII. PARTIES OF RECORD Engineering Division Fadl Khalil 7026 —180`h St. SW Planning Division Edmonds, WA 98026 Cary and Deborah Jordan Peter and Jaroslava Szekeres 6926 — 180`h St. SW 17924 — 691h Ave. W Edmonds, WA 98026 Edmonds, WA 98026 Randy and Evelyn Bushman Pat and Ann Marie Kellett 18027 — 70'h Pl. W 6920— 1801h St. SW Edmonds, WA 98026 Edmonds, WA 98026 Nate and Lindsay Marti Steve Mulvihill and Patricia Farrar 17930 — 69th Ave. W 7013 —180`h St. SW Edmonds, WA 98026 Edmonds, WA 98026 city of edmonds land use application ❑ ARCHITECTURAL DESIGN REVIEW ❑ COMPREHENSIVE PLAN AMENDMF ;. { ;; •I ❑ CONDITIONALUSEPERMI �.�;�' ❑ HOME OCCUPATION .., [� FORMAL SUBDIVISION SHORT SUBDIVISION ❑ LOT LINE ADJUSTMENT ❑ PLANNED RESIDENTIAL DEVELOPMENT ❑ OFFICIAL STREET MAP AMENDMENT Q STREET VACATION FILE # '1I01 '" ZONE �R J BATE �?J+ b RECD BY FEE ' D� RECEIPT # o HEARING DATE _ ❑ HE 'ST AFF ❑ PB ❑ ADB ❑ cc ❑ REZONE 11 1 - e,w"I Vl U �� C G ❑ SHORELINE PERMIT /� Prak.A al I Vv © VARIANCEIREASONABLEUSEEXCEPTION `� 1 Jib �p1`,J, n 0 fpyUV7.4 p 0 OTHER: �] i-5� J L/• A)ir�i1� ae-e��7 PROPERTY ADDRESS OR LOCATION 0q � `K r[g S -F SW -��u PRO.IF.CT NAME (IF APPLICABLE) r d Gi n ✓k nl't PILL I PROPERTY OWNER 6 V' "�"" ` � ""`' t PHONE YD ADDRESS ,��(j 1 /� E-MAIL ADDRESS C a��l'/}M1 I eQ' ] �7,10 0,rU �}� FAX �#. TAX ACCOUNT # t " �l l fi u k)aFC. I� DESCRIPTION OF PROJECT OR PROPOSED USE TWP. a� RNG. b ` PHONE # Jb APPLICANT ADDRESS B E-MAIL ADDRESS e- UQ FAX # CONTACT PERSON/AGENT PRONE # ADDRESS E-MAIL ADDRESS FAX # The undersigned applicant, and his/her/its heirs, and assigns, in consideration on the processing of the application agrees to release, indemnify, defend and hold the City of Edmonds harmless from any and all damages, including reasonable attorney's fees, arising from any action or infraction based.in whole or part upon false, misleading, inaccurate or incomplete information furnished by the applicant, his/her/its agents or employees. By my signature, I certify that the information and exhibits herewith submitted are true and correct to the best of my knowledge and that I am authorized to fieMisappfication�n �the lfof the owner as listed below. SIGNATURE OF APPLICANT/AGENT _ DATE C� Property Owner's Authorization By my signature, I certify that I have authorized the above Applicant/Agent to apply for the subject land use application, and grant my permission for the public officials and the staff of the City of Edmonds to enter the subject property for the purposes of i e i n an posting a dant to this application. SIGNATURE OF OWNER DATE d This application form was revised on 1127100. To verify whether it is still current, call (425) 771-0220. Attachment 1 L:1L18RARYIPLANN1NGNF0rms & HandoutsTublic Handouts\Land Use Applicatim.doc H ST S W LU Q PL SW 1 oY EIIV G °�o Zoning and Vicinity Map File No. S-2007-29 ° 100 200 400 aFeet N A Attachment 2 pry f � _ oc — x Y hcn N 3& u�o-° g 5 v �1 FW(aD� zv g JJf7® #m Gu 5 $ bio, i m Z ff, o o '"`1VtiY w w" yp� O o "❑ k' .n s'" W z ti s qq� USS o _ [! Z a v u c a rc i zd a o tip I� M3.LZ.1£i0N I - 0. 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Right -of Way Dedication for Public Streets a? NIA 2. Easements [City utilities, private access, other utilities): _�_ s T� a) Provide all easements as needed X b) Lot A shall take access from the west off 180th St SW X c) Lot B shall take access from the east off 180th St SW X d) Private access easement for Lot B shall be 15 feet in width. X 3. Public Street Improvements (ACP, curb, gutter and sidewalks): a) Widen 180th St SW paved surface, on the west side of the short plat development, to 24' wide for a distance of 30' beyond the west property line of Lot A. b) construct 18" asphalt thickened edge along the south side of 180th St SW in conjunction with the asphalt widening. M 'ff- X 4 E � X 4. Private Access Improvements: a) Private access driveway serving Lot B shall be paved a minimum of 12' in width. X b} Slope of private access road and driveways shall not exceed 14% and shall be noted as such on the civils. X c) Cross slope of right-of-way shall not exceed 2% X 5. Street Turnaround: a) Provide on-site turnaround on each lot to City Standards. X 6. Street Lights: NIA 7. Plantin Stri _ -m _ NIA 8, Water System Improvements a) Public hydrant spacing shall meet requirements of ECDC 19.25. X b Provide new water service to each lot. c) Connect to public water system X X pin20070729 Jordan SP Req's.xls Attachment 4 p1n20070729 Jordan SP Req'sAs 2 of 3 Req'd Prior to Recording Req'd w/Bldg Permit Complete 9. Sanitary Sewer System Improvements a) Provide 6" service lateral to new lot with 6" cleanout at property line. b) Provide 4" side sewer to new lot X X c) Connect to public sewer system. X X 10. Storm Sewer System Improvements: a) Provide a Stormwater Management report and plan. Compliance with ECDC 18.30 and 1992 Department of Ecology Stormwater Manual is required. X _ . - ---- b) Construct privately owned and maintained storm detention system sized to provide adequate capacity for proposed single family dwellings and access improvements in accordance with ECDC 18;30. Storm detention system to be located on private property. ............ _ - — -- -- c) Provide storm sewer service to proposed lot. X -_.._....._----- - - --- -- X X d) Connect to public storm system. X 11. On-site Drainage tan per Ord. 3013: WMEME=_ a) Connect all new impervious surfaces to detention system. X X 12. Underground Wiring (per Ord. 1387): =-= a) Required for all new services. X X 13. Excavation and Gradin(per IBC a) Submit a grading plan as part of engineered site plan. X X b) Submit grading plan for foundations with building permit. X 14. Signage(per Ci!y Engineer): �= _ a) Provide fire and aid address signage. X 15. Survey Monumentation(per Ord. Sect. 12.10.120): N/A 16. As -built Drawings(per City Engineer): a) Required for all street and utility improvements. Provide an AutoCAD electronic copy and a hard copy to City. X X 17. Other Requirements: m - a) Plat showing lots, easements, legals, survey information X X b) Legal documents for each lot X C) Field stake lot corners (by professional surveyor) X d) Field stake utility stubs at property lines X e) Mailbox location per Postmaster X 0 Maintenance agreements X g) Traffic Impact Analysis X -------- 18. Engineering Fees: �w p1n20070729 Jordan SP Req'sAs 2 of 3 Jeanie McConnell September 27, 2007 Engineering Program Manager, CITY OF EDMONDS Date pIn20070729 Jordan SP Req's.xls 3 of 3 Req'd Prior to Recording Req'd wlBldg Permit Complete a) Storm development charge (access tract) NIA X b) Storm system development charge $428.00 x c) Sewer connection fee $730.00 X d) Water connection fee $908.00 X e) Water meter fee - 314" meter $550.00 X fl Traffic mitigation fee $840.72 X g) Short Plat review fee $860A0 X h) Inspection fee (2.2% of improvement costs) TBDj X Jeanie McConnell September 27, 2007 Engineering Program Manager, CITY OF EDMONDS Date pIn20070729 Jordan SP Req's.xls 3 of 3 August 13, 2007 To Whom It May Concern: RECEIVED AUG 17 2007 PERMIT COUNTER I am writing to you concerning the property at 6926 180th Street S.W. in Edmonds that is going to be subdivided. We live at 6920 180th Street S.W., which is next door. As a citizen of Edmonds since 1982, we feel the tax dollars we spend is always put to good use. My wife and I both grew up in the Shoreline area and love where we have decided to settle down for life. As homeowners, we feel lucky to live here. The subdivision of our neighbors land poses a problem that we would like to address you with. We share an easement with the Jordans that was allowed at the time our new home was being built in 2001. This was because the neighbor's property had no access from 180th Street. Since there will be an access there after the property is subdivided, we thought this would be a good opportunity to get our property back. Ordinarily this would not be a concern of ours but, they speed in and out of the driveway at a dangerous rate for anyone standing out there. We can not allow any of the children play out in our front yard for this reason. They have run over our plants and have smashed into our fence. When confronted about driving too fast, their speed picked up more. We try to be good neighbors and like the Jordans. We just want our family to be safe. Please consider our plea. Sincerely, C�( -�;7 1�nc 1� Pat and Ann Marie Kellett Attachment 5 Machuga, Jen From: rbushman4@verizon.net Sent: Sunday, August 19, 2007 9:24 PM To: Machuga, Jen Cc: rbushman4@verizon.net Subject: Notice of Development Application/f=ile# S-2007-20/Cary & Deborrah Jordan August 19,2007 RE: Notice of Development Application/Cary & Deborah Jordan Project Locantion: 6926 -180th St SW, Edmonds To: City of Edmonds Development Services Dept. Attn: Jen Machuga, Planner Dear Ms. Jen Machuga, In reference to the subdivision for Cary & Deborah Jordan, we,Randy and Evelyn Bushman @ 18027 --70th Place West, Edmonds, WA are opposed(against) the development. Since the. Jordan's have moved in, they have terraced the lower corner of their property for their children's trampoline & by installing this small rockery and shifting the dirt around and he has now directed the rain run-off into MY yard. This run-off was at one time directed to the catch basin(on the other side of the fence) that was installed during the new housing development. We feel by adding another house,drive-way, etc...MORE WATER will DAMAGE and erode our yard! Please do not allow this division of the property. A valuable green belt has been destroyed by allowing this sub=division, you will futher destroy what is left off this green belt. Thank you, Sincerely, Randy & Evelyn Bushman 18027 70th Place West Edmonds, WA 98026 (425)501-8919 (425)775-9674 1 Attachment 6 From: Peter and Jaroslava Szekeres 19--Aug-07 17924 691h Ave W Edmonds,WA 98026 'V eID To: Ms. Jen Machuga 406212007 Planner MANN/N(3 DCp7. City of Edmonds Development Services Department 1215 Ih Ave North Edmonds, WA 98020 RE: Lot Subdivision at 6926 -180th St. SW, Edmonds Dear Ms. Machuga I would like to inform you that as a nearby neighbor of Cary and Deborah Jordan I disagree with the planned development project on their property. My decision to purchase a property in this neighborhood was influenced by the fact that this area had already been developed and had many trees. The tree surroundings has a crucial health, esthetic and natural value to us. The project seems very inappropriate with a major impact on the surrounding area and privacy. There are other neighbors who have the same opinion on this issue and I hope that our objections will be taken into deep consideration. Sincerely Peter and Jaroslava Szekeres jj�1-e -, - '/ V vl��L f Attachment 7 Machuga, Jen From: Khalil, Fadl I [fadl.i.khalil@boeing.com] Sent: Wednesday, August 22, 2007 1:42 PM To: Machuga, Jen Cc: rbushman4@verizon.net Subject: Subdivision Map for File No, S-2007-29 Thank you for forwarding the map. I understand the design is not finalized yet. The following items concern me: 1. The drive way access for the new conceptual residence must not be from the west side of 180th street sw. The area is too small and it will create parking and access problems. 2. Most certainly there should not be a path way driving or walking to my lot 22 from the east section of 180th street sw. This will reduce my property value. One of the selling point for the properties on our street is that section is a dead end street. Reduction of the property value will reduce tax assessment. 3. The new conceptual residence will require digging which will interrupt the roots to the huge trees on the property line. In a windy day, these trees may fall on my house. Removal of all tall trees will subside the danger of damage to my property and potential injuries. I would hope resolution of the above concerns be reached prior to the city approval. Thanks, Fadl Khalil 7026 180th street sw. Edmonds, Way 98026, 425 294 2720 -----Original Message ----- From: Machuga@ci,edmonds.wa.us To: fadlCaol.com Sent: Fri, 10 Aug 2007 4:59 PM Subject: Subdivision Map for File No. S-2007-29 Hi, Here is a copy of the preliminary plans for the subdivision of your neighbor's property. Please let me know if you can't open the file ... we have a new scanner and I still haven't figure out how to use it quite yet. Have a good weekend, Jen Machuga ¢aS-06-29.TIF » Jennifer Machuga (Witzgall), Planner City of Edmonds, Planning Division 121 - 5th Avenue North Edmonds, WA 98020 (425) 771-0220 ext. 1224 Machuga@ci.edmonds.wa.us AOL now offers free email to everyone. Find out more about AOL.com. is free from 1 Attachment 8 Page 1 of 1 Machuga, .len From: Marti, Nathan [Nathan. Marti@co.snohomish.wa. us] Sent: Thursday, August 23, 2007 4:10 PM To: Machuga, Jen Subject: 6926 180th st sw, edmonds, wa 98026 subdivision Hello Jen, Thanks for your time today. Attached you'll find my letter explaining my concerns with the subdivision plans for 6926 1801h St, SW Edmonds, WA 98026. Once again; thanks! Nate Marti Snohomish County Human Services Department Office of Housing, Homelessness & Community Development 425-388-3268 nate.marti@co.snohomish.wa.us. Mailing Address only: 3000 Rockefeller Ave MIS 305 Everett, WA 98201 Attachment 9 8/23/2007 To: Jen Machuga City of Edmonds tioo� From: �, Qel?, Nate and Lindsay Marti QIP 17930 691h Ave W. Edmonds, WA 98026 Dear Jen, We would like to express our concerns regarding the plans of our neighbors to subdivide their property. Lindsay and 1, along with several other neighbors, bought into this neighborhood because it was an older, already developed area. If this subdivision is granted, it will severely affect this area. This neighborhood is blessed with many trees, giving it a shaded and natural look. If a new house is built in this subdivided area, many trees will have to come down (we're estimating 25-30 trees). This estimation is based on where the house will be built, and where the driveway is planned to be. Speaking for ourselves, we bought the house specifically because it was located adjacent to an area that was undeveloped, and had many trees that provide our house and yard with shade. As for our neighbors, I hope that they contact you as well; I know they planned on it. Speaking with them, their concerns included ours plus: environmental concerns (loss of trees, soil disruption), new access/driveway affecting the adjacent homes, general disruption of the "look" of the neighborhood, and the added traffic due to a new driveway. If there is anything you can recommend the neighbors as well as us to do, please do so. We are a little late on the ball, but this news is fairly new to us. Thank you for your time, Nate and Lindsay Marti Page 1 of 1 Machuga, Jen From: korrikorat [korrikorat@comcast.net] Sent: Sunday, August 26, 2007 7:43 PM To: Machuga, Jen Subject: Development application 6926 180th SW Edmonds File S-2007-29 Some more input on this request for a subdivision We live on the west end of 180th that is currently a dead end. Allowing this property vehicular access thru the west side of 180th from 72nd would be a safety and nuisance risk to those properties that are already established. There is already too much congestion at the closed end of 180th. There is very limited space for service or emergency vehicles to access and turn around in this area. Large vehicles are forced to back out down 180th to 72nd. Increased traffic would just exacerbate the problem. We would like to be included among those that oppose allowing additional street access from 180th west. Steve Mulvihill Patricia Farrar 7013 180 SW Edmonds Attachment 10 8/27/2007