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

structures including decks, porches and entryways are not permitted in this area. The street width at 28 feet does not have on street parking there by requiring 4 off-street parking stalls per unit (EMC 18.28.100 Local Access "A'). A 2-car garage may accommodate this parking with 2 —parking space outside the garage. The parking pad/driveway , nust be a minimum of 20 X 20 feet in front of the garage. The minimum would be a 20 foot curb cut measured 20 feet to the face of the garage from the back of the sidewalk. A curb cut that is less than 20 feet must have a greater setback from the face of the garage to accommodate the 20 X 20 fcDt parking pad. All required parking spaces are required to be a minimum of 10 X 20 feet or 2 at 20 X 20 feet. b) Proposed Lots: Based on the need to increase the required right -of wav width to meet minimum City standards, the entire plat and lot layout must he redesigned. Therefore, the deficiencies for each lot listed herein are intended to provide the applicant with the information needed to redesign the plat with a layout that meets the City's minimum standards. While the cluster alternative for subdividing provides additional flexibility above conventional subdivision standards, there are minitnum functional cons.uerations 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 minimum City standards, or to provide a functional plat layout: The lot frontages do not provide sufficient curb cut and driveway width to provide adequate access to the proposed parking (9 out 11 lots access off of the cul-de-sac). The parking and driveway to the garage on each lot has less than minimum required width of 20 feet. The garage must setback 20 feet from the back of the sidewalk and must be a minimum of 20 X 20 feet. The lot area, and lot dimensions are too small. As designed, the small lot sizes proposed do not meet the criteria for the cluster alternative for subdividing, in particular EMC 19.39.130.E.5.c ("will result in less visual impact created by off-street parking areas when viewed from public streets or private properties which abut the property than would be likely without the modification of development standards'). The rear yard open space for Lots 1, 10. and 11 must be in the rear and not be less than 15 feet. The City will consider 10 feet if it is continuous into the side yard and the side yard has a width dimension of not les than 15 feet wide all on its own lot. c) ESA Buffers: Glenwood Creek is Category I Stream with Salmonids and requires a 100-foot buffer. The 100-foot buffer extends into the existing lawn i-- 2930 Wetmore, Suite #8A, Everett, WA 98201-4044 W (425) 257.8731, Fax (425) 257-8742