1508 49TH ST SW 2018-01-02 MF Import

The project as proposed does not comply with minimum Land Division design standards, design and construction standards. To receive preliminary approval from the City, the Cluster Subdivision must be modified to comply with land division design standards. Based upon the information contained in the application, it appears a reduction in the number of proposed lots will be required to comply with applicable standards and regulations. 2. Street Standards: The proposed street right-of-way/street width is less than the City minimum standards (EMC 18.28.100 A). A Local Access 'A"street is required to have a 50 feet of right-of-way, 28 feet of pavement width curb -to -curb, sidewalks on both sides, and 4 off-street parking stalls per dwelling unit per City standards 300. The street width proposed meets this standard but the right-of- way is unacceptable. A 10-Foot utility easement is required behind the 50 right- of-way for other public utilities such as PUD, Verizon and others. This public utility easement area behind the right-of-way may be used for landscaping and street trees. The City Engineer in some cases will allow a 20-foot setback from the back of the 5-foot sidewalks to the face of the garage for the parking of the required 4 off street vehicles. This would be 14 to 16 foot setback from the 50- foot right-of-way. The City has approved a 28-foot street within a 46 to 48 foot right-of-way if the applicant can dimeistate that all facilities can be accommodated included curb cuts, driveway widths, and parking pads. The City Engineer has the authority to deviate from this construction and street classification standard but in this case has chosen not to since the project is designed below other minimum standards. Some of the minimum standards that are not being meet are. The curb cut is less than 20 feet along with a driveway of about 16 feet wide and some of the garages are 20 to 25 feet from the 40-foot right-of-way. The shared driveways parking pad have fhe same problem except they extend into the common driveway. The cul-do-:.-ac has no vertical curb and fails to meet ADA standards; in most cases the parking stalls cross lot lines or conflict with access and provides no protection for landscaping areas proposed. The cul-de-sac is the smallest allowed by City standards and has 9 out of 11 lots using it for access. 3. Proposed Lots: Based on the need to increase the required right-of-way width to meet minimum City standards, the entire plat and lot layout must be redesigned. Therefore, the deficiencies for each lot listed hereir, are intended to provide the applicant with the information needed to redesign the plat with a layout that meets the Citys minimum standards. While the cluster alternative for subdividing provides additional flexibility above conventional subdivision standards, there are minimum functional considerations that must be incorporated into the plat design. The following list identifies project design deficiencies that must be addressed in the re -design of the plat to either meet rrrnimum City standards, or to provide a functional plat layout: I 2930 Wetmore, Suite #8A, Everett, WA 98201-4044 V (425) 257-8731, Fax (425) 257-8742 ' t .—