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S-2000-100 staff report with attachments.pdfCITY OF EDMONDS 250 5TH AVENUE NORTH, EDMONDS, WA 98020 To: File S-2000-100 110 From: 16 11 v,y 01/ Kathlee�,aylor Planne Date: NOVEMBER 13, 2000 File: S-2000-100 Applicant: Howland Homes S-00-100SR.doc / November 13, 2000 /Staff Report Section Page I. INTRODUCTION................................................................................................................2 A. Application....................................................................................................................................... 2 B. Decision............................................................................................................................................ 2 II. FINDINGS OF FACT AND CONCLUSIONS...................................................................2 A. Analysis of Design: ........................................................................ .................................................. 2 B. Conformance to Comprehensive Plan: ..... ........................................................................................ 3 C. Environmental Assessment: ........................................................... .................................................. 3 D. Critical Areas Review: ...................................................................................................................... 3 E. Required Improvements and Dedications: ........................................................................................ 3 F. Public Comments: ............................................................................................................................. 3 III. RECONSIDERATION AND APPEALS............................................................................4 A. Request for Reconsideration............................................................................................................. 4 B. Appeals............................................................................................................................................. 4 IV. LAPSE OF APPROVAL.....................................................................................................4 V. NOTICE TO COUNTY ASSESSOR..................................................................................4 VI. APPENDICES.....................................................................................................................5 VII. PARTIES OF RECORD......................................................................................................5 S-00-100SR.doc / November 13, 2000 /Staff Report Howland Homes File No. S-2000-100 Page 2 of 5 A. Application 1. Applicant: Howland Homes (See Attachment 2.) 2. Site Location: 10629235 1h Place SW (235`h Place is also known as Robbers Roost Road) (See map on Attachment 1.) 3. Request: To divide 1 lot with a total area of approximately 21,895 square feet into 2 lots (See Attachments 2 and 3.) 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 -8 zone. b. Compliance with Edmonds Community Development Code (ECDC) Section 20.75, Subdivision Requirements. B. Decision Based upon the Findings of Fact and Conclusions; Attachments and Exhibits and submitted with the application and during the comment period; the following is the decision of the City of Edmonds Planning Division: The Subdivision is APPROVED with the following conditions: 1. The final map must be modified to include the following changes: a) A statement shall be added to the face of the map which reads "Setbacks shown for reference only and vest no right." Or setback lines shall be removed from the map. b) Revise map to show shared access,as noted in Attachment 4: Engineering Requirements. Lots must maintain minimum lot width. 2. Prior to recording the applicant must complete the following requirements: a) Completion of the Engineering Division conditions listed "Required prior to Recording" on Attachment 4. b) Obtain demolition permit for existing structures. c) Submit copies of final short plat documents for review and approval. d) Record short plat documents with Snohomish County Auditor. 3. After recording, provide copy of recorded short plat to City of Edmonds. 4. Prior to issuance of any building permit, completion of the Engineering Division conditions listed "Required with Building Permit" on Attachment 4. II. FINDINGS OF FACT AND CONCLUSIONS A. Analysis of Design: 1. Lot sizes and dimensions: a) Proposed number of lots: 2 b) Proposed Lot sizes: Lot sq. ft (8,000 Reqs Lot Width (70 Feet Req.) Lot 1 10,150 70 Feet Lot 2 11,745 81 Feet S-00-100SR.doc / November 13, 2000 / Staff Report Howland Homes File No. S-2000-100 Page 3 of 5 c) Areas, Setbacks and Lot Width: Lot areas and width for all of the proposed lots are adequate for the RS -8 zone. Setbacks should be as follows: Lot 1: 25' Street Setbacks 7.5' Side Setbacks: 15' Rear Setback: Lot 2: 25' Street Setbacks 7.5' Side Setbacks: 15' Rear Setback: d) Corner Lots: There are no corner lots. e) Flag Lots: There are no flag lots. From the south property line From the east and west property lines From the north property line From the south property line From the east and west property lines From the north property line 2. Lot arrangement to topography: Satisfactory. 3. Zoning: The subject property is zoned RS -8 (Residential Single -Family minimum lot size of 8,000 sq. ft.) and the proposed development appears to be consistent with the zoning code. 4. Consistent with the purposes of the Zoning Ordinance? Yes. B. Conformance to Comprehensive Plan: 1. Conforms to the policies of the Comprehensive Plan? Yes. C. Environmental Assessment: 1. Is this site identified on the City's Environmentally Sensitive Areas Map? No. 2. Is an Environmental Checklist required for this application? No. D. Critical Areas Review: 1. Critical Areas Review number: CA -00-94. 2. Results of Critical Areas Review: A waiver from the requirement to complete a study was issued. E. Required Improvements and Dedications: 1. Engineering, drainage and street dedications: See City Engineer's Report (see Attachment 4). F. Public Comments: 1. C. Barton Cronin of 10615 Robbers Roost Road submitted a letter in regards to the proposed subdivision. Refer to Attachment 5. He expressed concern over engineering requirements, tree removal, and legal notification. 2. Staff Response: S-00-100SR.doc / November 13, 2000 / Staff Report Howland Homes File No. S-2000-100 Page 4 of 5 a) Engineering Requirements: The Engineering Division's response to Mr. Cronin is contained in Attachment 6. b) Tree Removal: The site of 10629 235`h Place is exempt from the Land Clearing And Tree Cutting Code (Edmonds Community Development Code 18.45), because it is a developed single family lot which can only be developed into one additional lot. Refer to ECDC 18.45.030(A). The situation at 10507 and 10509 235`' Place SW is entirely different. The applicant requested a Modif cation Request to allow for a minimum lot width less than required by the ECDC. The proposal of 10629 is not attempting a modification request. It meets development standards for the RS -8 zone as described in ECDC 16.20.030. c) Legal Notification: The project file number S-00-100 is the equivalent of S-2000-100. The "00" is merely an abbreviated version of the year 2000. Notices were sent to property owners within 300 feet of the subject property. Regrettably, the notices were first sent with the incorrect address and incorrectly published in the newspaper as 10315 235`h Street SW. However, notices were sent again when it was discovered that the address was incorrect. Other than the letter received from Mr. Cronin, no other public comments have been received. The comment period was extended an additional two days as a result of the error. Some file documents indicate 235h Street, instead of 235'h Place. This did not appear to create a problem since both do not exist in the vicinity. As previously stated, no other public comments were received. Adjacent property owners not only received public notification by mail, but a large sign was also posted at the site. III. RECONSIDERATION AND APPEALS The following is a summary of the deadlines and procedures for filing reconsideration's 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 planning staff to reconsider their decision if a written request is filed within ten (10) working days of the date of the initial decision by any person. 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 20.105.020 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 14 calendar days after the date of the decision being appealed. Section 20.075.100 states "A preliminary approval of a subdivision or lot line adjustment will expire and have no further validity at the end of five years, unless the applicant has obtained approval of the final plat or has filed an application to extend the time before the approval expires." kVJ�'1[1-JWU6 KlYK81110V0 The property owner may as a result of the decision rendered by the Hearing Examiner request a change in the valuation of the property by the Snohomish County Assessor's Office. 5-00-1OOSR.doe / November 13, 2000 / Staff Report VI. APPENDICES Attachments 1 through 6 are attached. 1. Vicinity / Zoning Map 2. Application 3. Plat Map 4. Engineering Requirements 5. Letter from C. Barton Cronin 6. Letter from Engineering Division VII. PARTIES OF RECORD John Bissell Howland Homes 19237 Highway 99 Shoreline, WA 98133 C. Barton Cronin Parks Division 10615 Robbers Roost Road Planning Division Edmonds, WA 98020 Fire Department Howland Homes File No. S-2000-100 Page 5 of 5 Engineering Division Public Works Division S-00-100SR.doc /November 13, 2000 /Staff Report Zoning . •Vicinity Map Attachment 1 File • 111 11 D city 1E, d ■ /use application ARCHITECTURAL DESIGN BOARD COMP PLAN AMENDMENT CONDITIONAL USE PERMIT HOME OCCUPATION FORMAL SUBDIVISION SHORT SUBDIVISION LOT LINE ADJUSTMENT PLANNED RESIDENTIAL DEVELOPMENT OFFICIAL STREET MAP AMENDMENT / STREET VACATION REZONE SHORELINE PERMIT VARIANCE / REASONABLE USE EXCEPTION OTHER SEP 0 5 20,00 FILE # bCO •-1 UU ZONE 95-8 DATE 9-5-00 RECD BY C-14MM FEE �'I,ZSad©® RECEIPT# HEARING DATE ❑ HE ❑ STAFF ❑ PB ❑ ADB ❑ CC ACTION TAKEN: ❑ APPROVED ❑ DENIED ❑ APPEALED APPEAL# Applicant: Howland Homes Phone:(206) 542-9096 Address: 19237 Highway 9 98133 Property Address or Location: A-Q76-f5_'235th St SW (Robber's Roost Drive Property Owner: Howland Homes Phone:(206) 542-9096 Address: 19237 Highway 99, Shoreline, WA 98133 Agent: John Bissell, Senior Planner, Howland Homes Phone:(206) 542-9096 Address: 19237 Highway 99, Shoreline, WA 98133 Tax Acc # 3627 032 011 0007 Sec. 36 Twp. 27 Rng. 3 Legal Description: See attached preliminary subdivision map Details of Project or Proposed Use: 2 lot short subdivision The undersigned applicant, and his/ her/ its heirs, and assigns, in consideration of 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 in part upon false, misleading, inaccurate or incomplete information furnished by the applicant, his/ her/ its agents or employees. The undersigned applicant grants his/ her/ its permission for public officials and the staff of the City of Edmonds tc enter the subject property for the purpose of inspection and posting attendant to this application. SIGNATURE OF APPLICANT/ OWNER/ AGENT MAW K L O 0w5 a N Nv a y�=O C7 �C nmi� �n �� O x� Ncn r- 0 0 a a 9 C7 8gR 'e�$�g 83°°a'".• ��3S�e�z33� p ao'a -w a g ^•SS ;,�`�i.'d3°$° �•a°�aQ?R ;7��s�a.ag'3�y�� •;°"`�gqi -� S�'$ � osi ao'Zf a:e�3�R$ aR. Qfig ZO EA $�9oR� os�E�'oJo��'�o�Fv "�tan 3 no° aga �0me$ �ooa3$3 Sx�°pS.6"gia a• �i° �S..1P-° $' She oSS Ff $ YS°�eaSOixSo°33�s'8 ' gpr3�go��e3= ��9ag-as �9�S���v�3• �$�3a�� ��� X �2taa•°�s Sa �e7�'.>;g7,oSYS �a� 3uS °sr R �'gB"oqx-��' ggYa'S Er c $ aoO 3Sn �� unm8• 3QqS8 ` ta g la ag! 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R �fi �m O O Z 0 O w5gm f9 r!y mrd. m o K W'� Z �i CL Z rn AI z rn 0 g `� Re 'd nor toe R'd w/b1d Bond osteo i Co plete" ter_ 5 1 Rights-of-way for public streets: None required 2. Easements,{City utilities, private access, other utilities): Provide private easements for access and utilities as needed. X Provide minimum 15.00 foot wide access for proposed lots X 3. Street improvements (ACPwith curb and gutter): Lots and 2 shall have one shared entrance. X Concrete curb/gutter required across entire property frontage X on 235'' St SW 4. Street turnarounds Provide on-site turnaround. X 5;; Sidewalks and/or walkways; _. Construct five-foot wide concrete sidewalk to City standards X across the entire property frontage of 235L' St SW. 6 Street lights:. N/A 7 Planting strip: _. N/A X 8 Water system improvements (pipelines, fire hydrants, pump stations, felemetering, D S:T.S., etc.):OVWSD Connect to OVWSD for water in accordance with (iaw) X X OVWSD'S Standard Developer Extension Agreement Provide service to each lot. X Connect to public water system. X 9.. Sanitarysewer system improvements (pipelines,.pump . Stations, telemetering, health district, etc.):OVWSD Connect to OVWSD for sewer in accordance with (iaw) X X OVWSD'S Standard Developer Extension Agreement Provide service to each lot. X Connect to public sewer system. X 10. Storm,sewer system improvements (pipelines, pump Stations. DQE, fisheries, etc:): Provide storm sewer service to all proposed lots. X Construct infiltration system per DOE and King County X Manuals for infiltration. Infiltration trench shall be sized to provide adequate capacity for proposed single family dwellings and access improvements in accordance with ECDC 18.30 and the above manuals. 11. On-site drainage (plan per Ord. 3013); Connect all new impervious surfaces to infiltration system. X 12. Underground wiring (per Ord. 1387): Required for all new services X G:\ENGR\LYLE\development-review\plat regmnts\short plats\2000\00-100a.doc A A � poi /o CD ACTING CITY ENGINEER, CITY OF EDMONDS DATE The Engineering requirements have been completed and the subdivision can be recorded. Authorized for recording by: Date: G:\ENGR\LYLE\development-review\plat regmnts\short plats\2000\00-I00a.doc Req'd prior to Req'd w/bldg. Bond posted Complete recording Permit 13. Excavation and grading (per UBC; Chapter 70): Submit a grading plan as part of engineered site plan. X 14. Signage (per City Engineer): Install address sign for proposed lots. X 15. Survey monumentatio.n (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: None 18. Engineering fees: a) Drainage system design review at $50 per lot X b) Sewer connection charge/LID fees to be paid in full X (OV WSD) c) Drainage system inspection fee. X d) Plan review/inspection fee of 2.2% of improvement costs X plus $250. � poi /o CD ACTING CITY ENGINEER, CITY OF EDMONDS DATE The Engineering requirements have been completed and the subdivision can be recorded. Authorized for recording by: Date: G:\ENGR\LYLE\development-review\plat regmnts\short plats\2000\00-I00a.doc 10615 Robbers Roost Road Edmonds, Washington, 98020 October 20, 2000 Kathleen Taylor City of Edmonds Development Services Department 121 5th Avenue North Edmonds, Washington, 98020 Re. Development Application File #5-00-100 Howland Homes 10629 Robbers Roost Road (aka 235th Pl. SW, Edmonds) Dear Ms. Taylor: This letter is to provide input regarding the above application for a two lot subdivision replacing an existing cabin and outbuilding. My home is located immediately east of the property proposed for development. I have lived in the house for more than 29 -years. It should be noted the street is dual -named, Robbers Roost Road and 235th Place (not Street) SW. Some residents prefer the former, others the latter. The named road will be used herein. In looking at the Property Plat and the Engineering Requirements several thoughts come to mind: 1) Engineering Requirement 3, Street Improvements. a) "Lots 1 and 2 shall have one shared entrance" Given the character of the street it does not appear entirely necessary to have a single entrance to the two proposed properties. For two reasons: 1) Precedence in another two lot plat under development on the same street (10507- 10509 Robbers Roost Road) which has been developed with individual driveways. In checking several other small, similar short plats in the southern part of Edmonds no others were found with common driveways. 2) Very light traffic that is unlikely to materially increase. Robbers Roost Road dead ends near the Woodway Town Limit about 200 feet west of the west boundary of the subject tract. There are seven houses on this section of the road. There is no possibility the road could be extended into Woodway. About 80' west of the existing property the pavement ends with gravel the remaining 120 feet to where four driveways stem from the 15 -foot wide road. Thus it may be assumed a second entrance to the subject property would not interfere with the low amount of traffic on this portion of the street. A single entrance would probably require the removal of several large trees and ground cover which could affect water runoff in the area, a major concern. With an entrance to lot one to the west that ground cover could be saved. The existing driveway could be used for the entrance to proposed lot two. However designed, any ground cuts for driveways or development should be minimized with possible water flow of utmost concern. b) "Concrete curb/gutter required across entire property frontage on 235th St SW" This requirement is entirely unnecessary on this road. There are no curbs and gutters on the entire street and the two lot subdivision being completed at 10507-10509 Robbers Roost Road apparently had this requirement waived. The street itself is only 15' wide at the east property boundary of the Howland project while the pavement lies closest to those properties to the south and is less than half of the entire street easement. Thus, the addition of curbs/gutters and presumably a wider street is out of relationship to the remaining character and flavor of the area, and with additional pavement it furthers our concerns regarding runoff. 2) Engineering Requirement 5, Sidewalks and/or Walkways a) "Construct five-foot wide concrete sidewalk to City standards across the entire pronert� frontage of 235th St. SW": Similar comments to those in # 1(b), above. This requirement is unnecessary, was apparently not required in the two lot development down the street, and is not in character with the area. Id City of Edmonds Development Services File #S-00-100 3) Engineering Requirement 10, Storm Sewer ftstem Improvements a) "Provide storm sewer service to all proposed lots." This requirement is moot; there is no storm sewer system in the area of the proposed development. b)(i) "Construct infiltration system...." Historically there has been virtually no water runoff from the subject property into the street or downhill into my property. The western edge of my house's foundation is about 12-14' lower than the highest points on the proposed dewelopment. There is an eight- to ten -foot rise in the existing property within 30- 40' of my house. Although water percolation tests showed generally sandy/gravel soil and good drainage now, I am quite concerned about water runoff once the property is developed, especially water flowing into any point on my property and into or around my house and foundation. I ask that approval of this application be conditioned with requirements that all steps be taken to assure that water runoff at the eastern boundary does not exceed what historically has been observed (i.e.. none), and that whatever steps are used for water control be adequately maintained indefinitely by the builder and/or new property owner(s), and the requirement be noted on deeds or other legal documents as part of the property's parameters. b)(ii) Likewise I am concerned about the prospects of water runoff into the street from the developed property. Approval of the development should be conditioned on prevention of runoff in such a method that does not include the curb/gutter/sidewalk and possibly additional paving. Retention of existing ground cover, as suggested in paragraph one, above, would aid in a solution, but probably would not be the entire solution. Approval of the short plat and any future building permits should be conditioned on a total solution. 4) Other. Though not part of this application, a future request for building permits for the two proposed homes will likely include the removal of some of the existing ground cover. I am very concerned about any proposal to be granted and the actual performance by the grantee. I strongly encourage any application be conditioned with substantial penalties for not developing the property as submitted. The current development of 10507-10509 Robbers Roost Road is an example. Original plans showed some 14 trees to be removed. However the lot was clear-cut with more than 30 trees and other ground cover completely removed. The City of Edmonds responded with a mild "slap on a finger" penalty that was laughable. Furthermore, this happened only after neighbors complained. Any approval of a building permit must be conditioned with a proof of performance and the City must follow through with severe penalties should that performance not match the grant. 5) Legal Notice, On a final note, the legal notice appearing in the Wednesday October 11, 2000 Herald contained several anomalies: a) Project Number shown was "S-2000-100" This is not consistent with the file number shown on the mailed and posted notices and on some file documents (e.g. "S-00-100"), b) Location in the ad was shown as '10-1-a 235th 51. SW". There is no 10300 block on the street. And 235th is "Place" rather than "Street". A similar error occurs on the "Notice of Development Application and on some documents in file. Is it possible such a published error may have an effect on the proper comment periods? Should you wish to contact me please call at 206.546.2836. Si ely, . Barton Cronin 1tic. is), 121 5TH AVENUE NORTH • EDMONDS, WA 98020 • (425) 771.0220 • FAX (425) 771.0221 DEVELOPMENT SERVICES DEPARTMENT Planning • Building - Engineering November 8, 2000 C. Barton Cronin 10615 Robbers Roost Road Edmonds, WA 98020 GARY HAAKENSON MAYOR SUBJECT: Engineering Requirements on the Howland Short Plat (S-00-100) Dear Mr. Cronin, City staff have reviewed your letter dated October 20, 2000, and appreciate your comments and concerns about development in your neighborhood. Prior to receipt of your letter, we discussed engineering requirements with the applicant's representative, who accepted them with no problems. Hopefully the following information will help you better understand City of Edmonds requirements. 1. Requirement #3 — Street Improvements (shared access/curb and gutters) a) Our standard requirement for all new short plats is one access. This is to improve safety and minimize conflicts. If the short plat includes an existing house that will remain, we do allow separate entrances under certain circumstances; if not, one access will be required. b) Since this short plat is zoned RS -8 and has 1-2 lots, under Section 18.80 of the Edmonds Community Development Code (ECDC), curb and gutters are required. In addition, if the street is 300 or more feet long, curb/gutter and sidewalk are required. In most instances, if the street does not have any of the aforementioned improvements, the applicant is given the choice to install said improvements or to contribute to the General Sidewalk Fund (payment in -lieu of constructing those improvements). If the applicant contributes to the fund, said requirement has then been satisfied. 2. Requirement #5 — Sidewalks and/or Walkways This requirement follows item lb above, and the same circumstances hold true. 3. Requirement #10- Storm Sewer System Improvements Under Section 18.30 of the ECDC, any development with more than 2000 square feet of new impervious surface is required to install a storm detention system. Under certain conditions, infiltration systems are allowed if the soil in that area is conducive to infiltration. It will be up to the applicant's engineer to design a storm detention or infiltration system that will not adversely affect the area. ® Incorporated August 11, 1890 ® , TA C ffin' 1 M E 1IN' T 6% C. Barton Cronin November 8, 2000 Page 2 Before we will allow the short plat to be recorded, the applicant's engineer must submit detailed civil drawings for approval by the City Engineer. If you have any further questions, please contact me at 425-771-0220, Ext. 1324. Sincerely, ,DDI p Z CHRISMAN IV Development Services Engineer ALC/cmc c: Kathleen Taylor, Planner Inc 18°x, CITY O F E D M O N D S GARY HAAKENSON MAYOR 121 5TH AVENUE NORTH • EDMONDS, WA 98020 • (425) 771-0220 • FAX (425) 771-0221 DEVELOPMENT SERVICES DEPARTMENT Planning • Building • Engineering November 8, 2000 C. Barton Cronin 10615 Robbers Roost Road Edmonds, WA 98020 SUBJECT: Engineering Requirements on the Howland Short Plat (S-00-100) Dear Mr. Cronin, City staff have reviewed your letter dated October 20, 2000, and appreciate your comments and concerns about development in your neighborhood. Prior to receipt of your letter, we discussed engineering requirements with the applicant's representative, who accepted them with no problems. Hopefully the following information will help you better understand City of Edmonds requirements. 1. Requirement #3 —Street Improvements (shared access/curb and gutters) a) Our standard requirement for all new short plats is one access. This is to improve safety and minimize conflicts. If the short plat includes an existing house that will remain, we do allow separate entrances under certain circumstances; if not, one access will be required. b) Since this short plat is zoned RS -8 and has 1-2 lots, under Section 18.80 of the Edmonds Community Development Code (ECDC), curb and gutters are required. In addition, if the street is 300 or more feet long, curb/gutter and sidewalk are required. In most instances, if the street does not have any of the aforementioned improvements, the applicant is given the choice to install said improvements or to contribute to the General Sidewalk Fund (payment in -lieu of constructing those improvements). If the applicant contributes to the fund, said requirement has then been satisfied. 2. Requirement #5 — Sidewalks and/or Walkways This requirement follows item lb above, and the same circumstances hold true. 3. Requirement #10- Storm Sewer System Improvements Under Section 18.30 of the ECDC, any development with more than 2000 square feet of new impervious surface is required to install a storm detention system. Under certain conditions, infiltration systems are allowed if the soil in that area is conducive to infiltration. It will be up to the applicant's engineer to design a storm detention or infiltration system that will not adversely affect the area. ® Incorporated August 11, 1890 C. Barton Cronin November 8, 2000 Page 2 Before we will allow the short plat to be recorded, the applicant's engineer must submit detailed civil drawings for approval by the City Engineer. If you have any further questions, please contact me at 425-771-0220, Ext. 1324. Sincerely, ADDISON L. CHRISMAN IV Development Services Engineer ALC/cmc c: Kathleen Taylor, Planner R:\ENGR\LYLE\development-review\plat-regmnts\short-plats\2000\00- I00croninitr.doc