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HomeMy WebLinkAboutPermit File 3718 Leeward Lane :Alit 'ethliCarerti CERTIFICATE OF OCCUPANCY This is to certify that the below listed building or structure has been inspected and occupancy is hereby authorized: Description: New Single Family Dwelling Location: 3718 Leeward Ln. Owner: Leeward Landing LLC Constructed by: Stranderg Construction Building Permit#: BLD-2016-1012 Date issued: 03/29/2016 Use Zone: R2 Dated: May 01 12017 - — - Authorizing Official: `- T Y. O . Anacortes..`�_ City of invoice/Permit#: BLD-2016-1012 ' 904 6th Street '3, Applied date: 01/06/2016 P.O.Box 547 Issue date: 03/29/2016 0 Anacortes, WA 98221-0547 Expire date: 09125I2017 ' `� (360) 293-1901 Job Address: 3718 LEEWARD LN Permit Type: Single Family Residence Permit ANACORTES WA 98221 Project: i APN: Remarks: New single family residence and detached shop constructed per approved plans Owner: LEEWARD LANDING LLC Contractor: STRANDBERG CONSTRUCTION Address: PO BOX 319 Address: PO BOX 319 BURLINGTON WA 98233-0319 ANACORTES WA 98221-0319 Phone: Phone: (360)293-7431 License#: STRANCIO2DCC General Information: Fees: Occupancy Group it-1 Plan Review Deposit 200.00 Use Zone R-2 PUD Building Permit Fee 3,032.15 Basement Square Footage • 1115 Plan Review Fee . 1,770.90 Lot Area 19302 Mechanical Permit Fees 121.90 1st Floor Square Footage 1919 Plumbing Permit Fee 146.00 Garage Square Footage 864 State Building Code Fee 4.50 Deck Square Footage 435 Sewer Inspection Fee 50.00 Building Valuation 463200 Storm Drain GFC-Residential 1,408.06 # Forced Air Furnace <=1,000 1 Sewer GFC-Residential 8,987.40 #of Bathtubs 1 Park Impact Fee 615.00 #of Clothes Dryers 1 Traffic Impact Fee 900.00 #of Clothes Washers 1 Total Calculated: 17,235.91 #of Dishwashers 1 Deposits/Receipts: 200.00 #of Gas Fireplace 1 #of Gas Piping 1 Total Due: 17,035..91 #of Gas Water Heaters 1 #of Water Piping 1 c - - D o #of Hose Bibbs 2 i ?r R I tr i #of Kitchen Sinks 1 m 8 - r #of Lavatories 5 "� n +• 1.— I t+ oIr# a... � D ' #of Range Hoods 1 p. ' i#ofStrowers- —1— #of Slop Sinks 1 7 p7 #of Ventilation Fans 5 " ? G. #of Water Closets 4 7 ,2 spa zo w i • w - i- -- D zi . i r; — a r. r,r -a t— T r. el- 6' City of Anacortes Invoice/Permit#: BLD-2016-1012 G ,eti 904 6th Street P.O.Box 547 Applied date: 01/06/2016 Issue date: ` 'lffjf Anacortes, WA 98221-0547. Expire date: 07/04/2017 (360) 293-1901 Job Address: Permit Type: Single Family Residence Permit 7 rke5 Project: APN: Remarks: sfr, no address yet Owner: LEEWARD LANDING LLC Contractor: STRANDBERG CONSTRUCTION Address: PO BOX 319 Address: PO BOX 319 BURLINGTON WA 98233-0319 ANACORTES WA 98221-0319 Phone: Phone: (360)293-7431 License#: STRANCIO2OCC General Information: Fees: Plan Review Deposit 200.00 State Building Code Fee 4 Sewer Inspection Fee 50.00 Storm Drain GFC-Residential 1,408.06 Sewer GFC-Residential 8,987.40 Park Impact Fee 615.00 Traffic Impact Fee 900.00 Total Calculated: 12,164.96 Deposits/Receipts: 0.00 Total Due: 12,164.96 - -13 rn c• ,_ -i� ;:o 1.1 1 -LI C." Ili I1, h.j - • 1 I _ 7 ' li;• l: Cl -6 THIS PERMIT BECOMES NULL AND VOID IF WORK OR CONSTRUCTION AUTHORIZED IS NOT COMMENCED WITHIN 180 DAY$, �I CONSTRUCTION OR WORK IS SUSPENDED OR ABANDONED FOR A PERIOD OF 180 DAYS AT ANY TIME AFTER WORK IS COMMENCED: ; HEREBY CERTIFY THAT I HAVE READ AND EXAMINED THIS APPLICATION AND KNOW THE SAME TO BE TRUE AND CORRECT.ALL PR8VISIdNS:: OF LAWS AND ORDINANCES GOVERNING THIS TYPE OF WORK WILL BE COMPLIED WITH WHETHER SPECIFIED HEREIN OR N,gr$1 GRANTING OF A PERMIT DOES NOT PRESUME TO GIVE AUTHORITY TO VIOLATE OR CANCEL THE PROVISIONS OF ANY OTHER 47A ;tx LOCAL LAW REGULATING CONSTRUCTION OR THE PERFORMANCE OF CONSTRUCTION. u SIGNATURE OF OWNER OR AUTHORIZED AGENT ISSUED BY hI f'' I-F.. 1 ♦♦♦♦+♦♦� ♦♦♦♦♦♦+♦♦♦♦ + • ♦ ♦ •• • • ate lass h • • Your home has been professionally insulated to provide superior resistance. •• + ♦ i ♦j Homearwner's Name ,� �� r '�&' ,G 1 (-J.- ru . • ♦ /• /!� J f L ! I/� �I , 1 + Address �71 L'-e-e /\• G'L�r 1_,04' I, � rig.g. 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Company pppd Address t • • • • /771.1")/iiti II/ WA 7-9 • • Home Builde q .2- r Signature Date • • . • Company Address Phone . • • • + 1°' • • r ffik:4, .:i. • • • • • M h Jons anville • • • • • . • • -0.10,40•••••••••••••••••• . ••••••••• For mere Inform:Aro:1,m111.800.65U103. BIC•162 4/13 e 2013 Johns Manville,717 17th Street,Denver,CO ti 020Z Strandberg CONSTRUCTION INC. November 22 2016 Paul Ingalls Jim Baldwin City of Anacortes Dear Jim or Paul, The landscaping including plants and trees located at 3718 Leeward Lane, Anacortes will be complete by no later than February 22, 2017. Based on our commitment, we'd like to gain certificate of occupancy. Please issue upon final inspection. Thank you. Feel free to call with any questions regarding this concern. Sincerely, Wendy Misencik EXCAVATION • CUSTOM HOMES • DESIGN PO BOX 319 2018"R"AVE.,ANACORTES,WA 98221 360.293.7431 PHONE 360.299.8660 FAX www.strandbergconstruction.com Anacortes Planning & Community Development Dept. Permit Center P.O.Box 547,Anacortes,WA 98221-0547 PH(360)293-1901 Kr.ns Don Measamer,Building Official,Planning Director FAX(360)293-1938 November 23, 2016 RE: Temporary Occupancy for: New home at 3 718 Leeward Lane Permit#BLD-2016-1012 This letter will stand as a"Temporary Certificate of Occupancy" for the project at the above referenced address. This will expire within 60 days from the above date, at which time the corrections listed below will be completed, and the final Certificate of Occupancy will be issued. Items to complete within 60 days: 1. Install permanent house numbers for the residence 2. Install sediment traps downstream of the shutoff valves on the gas line for both the furnace and the water heater. 3. Cut back the Temperature Pressure Relief valve piping to create an air gap 2 times the pipe diameter. 4. Insulate ductwork to R-8 in mechanical room. 5. Install rockwool insulation where there are gaps in the sheetrock in the ceiling of the downstairs storage area to protect floor joists. 6. Insulate around door area in storage area downstairs. 7. Install guard on outside shop landing that is 36"minimum above the landing where it is 30"or more above grade within 3 feet. 8. Shop upper hand rail needs to meet code. 9. Windows (2) by stairs inside and outside of shop within 3 feet and less than 5 feet from walking surface needs to be tempered. 10. Rails more than 30 inches from the floor on the inner shop stairs needs to not allow a 4- inch sphere. 11. Insulate attic access in the shop. Maintain erosion control until all landscaping is complete. Shop is not to be occupied until it - - -passes-its-inspect-ion. If you Dave-any-questions-piease contact meat you, Gro 'yrrce Building Inspector City of Anacortes Acknowledgement: Owner/ Contractor: t' J4 I �1( Signature Date Ph. 360.299.1942 Fax. 360.293.1938 don@cityofanacortes.org 2016 Comprehensive Plan Update Info ra Find lls ah Facebook Get involved.... It's your cityl • CONFIDENTIALITY STATEMENT This message may contain information that is protected by the attorney-client and/or work product privilege. If this message was sent to you in error,any use,disclosure or distribution of its contents is prohibited.if you receive this message in error,please contact me at the telephone number or e-mail address listed above and delete this message without printing,copying,or forwarding it.Thank you. Please consider the environment before deciding to print this e-mail. From: Nels Strandberg [mailto:nets@strandbergconstruction.com] Sent: Friday, March 25, 2016 11:10 AM To: Measamer, Don<don@cityofanacortes.org>; Ingalls, Paul <pauli@cityofanacortes.org> Cc:Jim Sykora<jim@strandbergconstruction.com>; Debbie Headrick<debbie@strandbergconstruction.com>; Grage, Libby<LibbyB@cityofanacortes.org> Subject: 3718 Leeward Lane Don and Paul, it has always been my understanding that it is possible to start a model home in a plat, prior to completion of the final plat. We have done this multiple/every time in my career. At some point in the last 6 months I know I asked Don if that was ok, I am sure the answer was "that shouldn't be a problem". We submitted for permit for the model home 3718 Leeward Lane on 1/6/16 We were very patient and didn't hear anything back until Jim Sykora emailed Paul on 3/16/16 Paul email back (attached), with a list of question which have now all been answered. With the below exception: "The final plat approval has not been completed. No review of the site plan, or anything dependent on information on the plat, can be addressed at this time" I don't know if I need a favor or if maybe the COA can do what they have always done, but we've been planning on starting this for weeks. We have schedules, employees, subcontractors, that all rely on a consistent work flow and it was always my plan to get this one going. • I'm ok with the following if the COA can work with me. 1. Foundation only permit, I will be final before I need to frame. 2. I will take all the risk. In my opinion is almost no chance of not getting a final Plat approval. If I don't or something changes I will accept all the risk, I do what is every necessary to make changes. Jim, submits a very thorough and engineered plan, I'm hoping this plan can go to the top of the list since its submitted for almost 3 months and we can start a foundation next week?? I really appreciate your consideration on this issue. • • 2 Measamer, Don From: Measamer, Don Sent: Friday, March 25, 2016 12:58 PM To: 'Nets Strandberg';Ingalls, Paul; Grage, Libby Cc: Jim Sykora; Debbie Headrick; Grage, Libby Subject: RE: 3718 Leeward Lane Hello Nels, Thank you for the email.The following comments are a result of our review. f am in this afternoon and have :ime up to 2:00, and then at 3:00.These could be easily worked out. i-. The calculations on the site plan for impervious area in the shoreline area appear inconsistent, and they don't add up. Happy to look at tlsai:with you at the counter. -=r4-,' 2. Typically a single family residence is exempt from a Substantial Development permit " construction on shorelands by an owner, lessee, or contract purchaser, of a single family residence for their own use ar for the use of their family". In this case your request appears to be a model home, correct? The rir_awings say Learnionth Residence?We call talk about this at the counter and figure it out. 3, Have you completed a fire flow of the new Hydrants? Looks like we need a minimum 1,71,0 for the fire flow. rwz - c ' 4. There are exposed Glu lam beams shown on sheet All, are these pressure treet.3d? How will they protected from the weather? 5. There are several Glu Lam Beams shown throughout the drawings that appear to be un protected from the weather. Are they pressure treated? 6. The detached accessory structure will need to correspond with Condition #41, shall not exceed 16 feet maximum above Oakes Avenue, from what I can tell it should work but we need the information. We need to have a plan view drawing that shows the elevation of the shop, and grades at Oakes based on datum to confirm the overall height. 7. Please see AMC section 17.066.390 for Height on the main structure. Because it is in the Shoreline area the height is measured from the average of the grade to the highest point of the structure, not to exceed 35 ft. Looks like it works at the wager side shown as 32f thin. Please confirm. 8. The site plan seems to show lawn area in the Geotech setback area just above We bank. My impression from the approvea Iandscepe plan with the plat was to retain native vegetation in that area wherever possible. Please shoe; the fence and call out the 100 foot conservancy zone to the site plan. eve L. also needs the small parcel storm water plan, the paper work. Thanks again for your patience, Don Measamer City of Anacortes Department of Planning, Community & Economic Development P.O. Box 547 Anacortes, WA 98221 t Ingalls, Paul From: Measamer, Don Sent: Tuesday, March 29, 2016 8:27 AM To: 'Jim Sykora'; Nels Strandberg; Ingalls, Paul; Fyrrce, Groc; Jeremy McCormick; Debbie • Headrick; Grage, Libby Subject: • RE: 3718 Leeward Lane Paul is working on the fees now. Thanks, Don Measamer City of Anacortes Department of Planning, Community & Economic Development P.O. Box 547 Anacortes, WA 98221 Ph. 360.299.1942 Fax. 360.293.1938 don@cityofanacortes.org 2016 Comprehensive Plan Update info pm Find ras ors Facebook • Get involved.... It's your city! CONFIDENTIALITY STATEMENT • This message may contain information that is protected by the attorney-client and/or work product privilege.If this message was sent to you in error,any use,disclosure or distribution of its contents is prohibited.If you receive this message in error,please contact me at the telephone number or e-mail address listed above and delete this message without printing,copying,or forwarding it.Thank you. Please consider the environment before deciding to print this e-mail. From:Jim Sykora [mailto:jim@strandbergconstruction.com] Sent:Tuesday, March 29, 2016 8:24 AM To: Measamer, Don<don@cityofanacortes.org>; Nels Strandberg<nels@strandbergconstruction.com>; Ingalls, Paul <pauli@cityofanacortes.org>; Fyrrce, Groc<gfyrrce@cityofanacortes.org>;Jeremy McCormick <Jeremy@strandbergconstruction.com>; Debbie Headrick<debbie@strandbergconstruction.com>; Grage, Libby <�l..ibbyB@cityotanacortes.org> - - Subject: RE: 3718 Leeward Lane Don, Yes, I have that ready to bring in this morning. Could Paul or Groc let us know what the permit total is so we can bring in a check? • Thanks! Jim Sykora CPBD, CGP Certified Professional Building Designer 1 P H: 360-293-7431 St andb ,g From: Measamer, Don [mailto:don@cityofanacortes.org] Sent:Tuesday, March 29, 2016 8:17 AM To:Jim Sykora <iim@strandbergconstruction.com>; Nels Strandberg<nels@strandbergconstruction.com>; Ingalls, Paul <pauli@cityofanacortes.org>; Fyrrce,Groc<gfyrrce@cityofanacortes.org>;Jeremy McCormick <JeremyPstrandbergconstruction.com>; Debbie Headrick<debbie@strandbergconstruction.com>; Grage, Libby <LibbyB@cityofanacortes.org> Subject: RE: 3718 Leeward Lane Thank you for the mail Jim, will you be bringing in a revised site plan to attach to the drawings?The permit is ready to go... Don Measamer City of Anacortes • Department of Planning, Community & Economic Development P.O. Box 547 Anacortes, WA 98221 P h. 360.299.1942 Fax. 360.293.1938 don@cityofanacortes.org 2016 Comprehensive Plan Update Info in Find u.s an Pacebook Get involved.... It's your city) CONFIDENTIALITY STATEMENT This message may contain information that is protected by the attorney-client and/or work product privilege.If this message was sent to you in error,any use,disclosure or distribution of its contents is prohibited.If you receive this message in error,please contact me at the telephone number or e-mail address listed above and delete this message without printing,copying,or forwarding it.Thank you. Please consider the environment before deciding-to print this e-mail. rorr-]im-Sykerra r -a-i-l-to jim-{ s-ra-ndbergcons-truction:coj - Sent:Tuesday, March 29, 2016 7:45 AM To: Measamer, Don <don@cityofanacortes.org>; Nels Strandberg<nels@strandbergconstruction.com>; Ingalls, Paul <pauli@cityofanacortes.org>; Fyrrce, Groc<gfyrrce@cityofanacortes.org>;Jeremy McCormick <Jeremy@strandbergconstruction.com>; Debbie Headrick<debbiepstrandberRconstruction.com>; Grage, Libby <LibbyB@cityofa nacortes.org> Subject: RE: 3718 Leeward Lane • Don, Following up with you on our discussion of yesterday. Here is a recap in order of your original list: 2 1. We will reduce the impervious area to 2291 sq.ft. The total area north of the 200' OHWM line is 7,637 sq.ft. The calculation is 7,637 sq.ft. X .30= 2,291 sq.ft. We will show an updated calculation on the site plan and resubmit. 2. You were OK with Nels's explanation that the Learmonth project was the first project being built in Leeward Landing. 3. We have tested the Hydrants and they will not meet the 1750 gpm required. Our current intent is to install fire suppression in the Learmonth residence. There is a future possibility that we would be able to tie into a higher pressure system in the vicinity of Leeward. 4. We discussed the solutions to protect the Glu-Lams. We agree with soaking the exposed ends of the beams with Copper—Green to provide better decay resistance. Also allowing a %z" air gap between the post and the post base plate. 5. Same as##4 above. 6. We confirmed via a plan elevation that the detached shop structure is well below the 16' height above Oakes Ave and conforms with Condition #41. 7. We confirmed via a plan elevation that the SFR overall height was 32' —6" and does conform with AMC section 17.06.390. 8. We have revised the site plan to show the native planting area, the 100' conservancy setback, and the split rail fence. We will resubmit a site plan showing this update. 9. We verified that the Small Parcel Stormwater Plan paperwork has been submitted. We understood at the completion of our meeting that we have permission to begin excavation on the Learmonth project. We also understood that the permit would be approved as soon as we can re-submit the plan updates and Groc or Paul would be calculating the permit fees to finalize the permit preparation. We want to express our appreciation of your timely and fair handling of this matter. Thank you for all of your hard work for the City of Anacortes. Jim Sykora CPBD, CGP Certified Professional Building Designer P H:360-293-7431 Strandberg From: Measamer, Don [mailto:don@cityofanacortes.org] Sent: Friday, March 25, 2016 12:58 PM To: Nels Strandberg<nels@strandbergconstruction.com>; Ingalls, Paul <pauli@cityofanacortes.org>; Grage, Libby <LibbyB@cityofa nacortes.org> Cc:Jim Sykora <iim@strandbergconstruction.com>; Debbie Headrick<debbie@strandbergconstruction.com>; Grage, Libby<LibbyB@cityofanacortes.org> Subject: RE:3718 Leeward Lane Hello Nels, Thank you for the email. The following comments are a result of our review. I am in this afternoon and have time up to 2:00, and then at 3:00. These could be easily worked out. 1. The calculations on the site plan for impervious area in the shoreline area appear inconsistent, and they don't add up. Happy to look at that with you at the counter. 2. Typically a single family residence is exempt from a Substantial Development permit "construction on shorelands by an owner, lessee, or contract purchaser, of a single family residence for their own use or 3 for the use of their family". In this case your request appears to be a model home, correct?The drawings say Learmonth Residence? We can talk about this at the counter and figure it out. 3. Have you completed a fire flow.of the new Hydrants? Looks like we need a minimum 1,750 for the fire flow. 4. There are exposed Glu lam beams shown on sheet All, are these pressure treated? How will they be protected from the weather? 5. There are several Glu Lam Beams shown throughout the drawings that appear to be un protected from the weather. Are they pressure treated? 6. The detached accessory structure will need to correspond with Condition #41, shall not exceed 16 feet maximum above Oakes Avenue, from what I can tell it should work but we need the information. We i need to have a plan view drawing that shows the elevation of the shop, and grades at Oakes based on datum to confirm the overall height. 7. Please see AMC section 17.06.390 for Height on the main structure. Because it is in.the Shoreline area the height is measured from the average of the grade to the highest point of the structure, not to exceed 35 ft. Looks like it works at the water side shown as 32f thin. Please confirm. 8. The site plan seems to show lawn area in the Geotech setback area just above the bank. My impression from the approved landscape plan with the plat was to retain native vegetation in that area wherever possible. Please show the fence and call out the 100 foot conservancy zone to the site plan. 9. Steve L. also needs the small parcel storm water plan, the paper work. • Thanks again for your patience, Don Measamer City of Anacortes • Department of Planning, Community & Economic Development P.O. Box 547 Anacortes, WA 98221 Ph. 360.299.1942 Fax. 360.293.1938 don@cityofanacortes.org 2016 Comprehensive Plan Update Info issd trx6t� gi Facebaok Get involved.... It's your city! CONFIDENTIALITY STATEMENT This message may contain information that is protected by the attorney-client and/or work product privilege.If this message was sent to you in error,any use,disclosure or distribution of its contents is prohibited.If you receive this message in error,please contact me at the telephone number or e-mail address listed above and delete this message without printing,copying,or forwarding it.Thank you. Please consider the environment before deciding to print this e-mail. 4 From: Nels Strandberg [mailto:nels@strandbergconstruction.com] Sent: Friday, March 25, 2016 11:10 AM To: Measamer, Don <don@cityofanacortes.org>; Ingalls, Paul <pauli@cityofanacortes.org> Cc:Jim Sykora <jim@strandbergconstruction.com>; Debbie Headrick<debbie@strandbergconstruction.com>; Grage, Libby<LibbyB@cityofanacortes.org> Subject: 3718 Leeward Lane Don and Paul, it has always been my understanding that it is possible to start a model home in a plat, prior to completion of the final plat. We have done this multiple/every time in my career. At some point in the last 6 months I know I asked Don if that was ok, I am sure the answer was "that shouldn't be a problem". We submitted for permit for the model home 3718 Leeward Lane on 1/6/16 We were very patient and didn't hear anything back until Jim Sykora emailed Paul on 3/16/16 Paul email back (attached),with a list of question which have now all been answered. With the below exception: "The final plat approval has not been completed. No review of the site plan,or anything dependent on information on the plat, can be addressed at this time" I don't know if I need a favor or if maybe the COA can do what they have always done, but we've been planning on starting this for weeks. We have schedules, employees, subcontractors,that all rely on a consistent work flow and it was always my plan to get this one going. I'm ok with the following if the COA can work with me. 1. Foundation only permit, I will be final before I need to frame. 2. I will take all the risk. In my opinion is almost no chance of not getting a final Plat approval. If I don't or something changes I will accept all the risk, I do what is every necessary to make changes. Jim, submits a very thorough and engineered plan, I'm hoping this plan can go to the top of the list since its submitted for almost 3 months and we can start a foundation next week?? I really appreciate your consideration on this issue. Nels Strandberg Strandberg CUST2018 R Ave _ PO Box 319 Anacortes WA 98221 P: (360) 293-7431 x3 F: (360) 299-8660 5 Measamer, Don From: Jim Sykora <jim@strandbergconstruction.com> Sent: Tuesday, March 29, 2016 7:45 AM To: Measamer, Don; Nels Strandberg; Ingalls, Paul; Fyrrce, Groc; Jeremy McCormick; Debbie Headrick; Grage, Libby Subject: RE: 3718 Leeward Lane Don, Following up with you on our discussion of yesterday. Here is a recap in order of your original list: 1. We will reduce the impervious area to 2291 sq.ft. The total area north of the 200' OHWM line is 7,6_“ sq_fr. The calculation is 7,637 sq.ft. X .30= 2,291 sq.ft. We will show an updated calculation on the site plan and resubmit. 2. You were OK with Nels's explanation that the Learmointh project was the fir';t project being built in Leeward Landing. 3. We have tested the Hydrants and they will not meet the 1750 gpm required. Our current Intent is to install fire suppression in the Learmonth residence. J here is a future possibility that we would be able to tie into a higher pressure system in the vicinity of Leeward. 4. We discussed the solutions to protect the Glu-Lams. We agree with soaking the exposed ends of the beams with Copper—Green to provide better decay resistance. Also allowing a 1/2" air gap between the post and the post base plate. 5. Same as tr.t1 above. 6. We confirmed via a plan elevation that the detached shop structure is well below the 16' height above Oake:s Ave and conforms with Condition #41. 7. We confirmed via a plan elevation that the SFR overall height was 32' —6" and does conform with AMC section 17.06.390. 8. We have revised the site plan to show the native planting area, the 100' conservancy setback,, and the split rail fence. We will resubmit a site plan showing this update. 9. We verified that the Small Parcel Stormwater Plan paperwork has been submitted. We understood al the. completion of our meeting that we have permission to begin excavation on the Learmonth project. We also understood that the permit would be approved as soon as we can re-submit the plan updates and Groc or Paul would be calculating the permit fees to finalize the permit preparation. We want to express our appreciation of your timely and fair handling of this matter, Thank you for all of your hard work for the City of Anacortes. Jim Sykora CPBL}, CGP Certified Professional Building Designer PH:360-293-7431 'tr ndb€€r(g From: Measamer, Don [mailto:don@cityofanacortes.org] Sent: Friday, March 25, 2016 12:58 PM To: Nels Strandberg<nels@strandbergconstruction.com>; Ingalls, Paul <pauli@cityofanacortes.org>; Grage, Libby <LibbyB@cityofanacortes.org> 1 Cc:Jim Sykora <jim@strandbergconstruction.com>; Debbie Headrick<debbie@strandbergconstruction.com>; Grage, Libby<LibbyB@cityofanacortes.org> Subject: RE: 3718 Leeward Lane Hello Nels, Thank you for the email. The following comments are a result of our review. I am in this afternoon and have time up to 2:00, and then at 3:00. These could be easily worked out. 1. The calculations o.n the site plan for impervious area in the shoreline area appear inconsistent, and they don't add up. Happy to look at that with you at the counter. 2. Typically a single family residence is exempt from a Substantial Development permit "construction on shorelands by an owner, lessee, or contract purchaser, of a single family residence for their own use or for the use of their family". in this case your request appears to be a model home, correct? The drawings say Learmonth Residence? We can talk about this at the counter and figure it out. 3. Have you completed a fire flow of the new Hydrants? Looks like we need a minimum 1,750 for the fire flow. 4. There are exposed Glu lam beams shown on sheet All, are these pressure treated? How will they be protected from the weather? 5. There are several Glu Lam Beams shown throughout the drawings that appear to be un protected from the weather. Are they pressure treated? 6. The detached accessory structure will need to correspond with Condition #41, shall not exceed 16 feet maximum above Oakes Avenue, from what ! can tell it should work but we need the information. We need to have a plan view drawing that shows the elevation of the shop, and grades at Oakes based on datum to confirm the overall height. 7. Please see AMC section 17.06.390 for Height on the main structure. Because it is in the Shoreline area the height is measured from the average of the grade to the highest point of the structure, not to exceed 35 ft. Looks like it works at the water side shown as 32f thin. Please confirm. 8. The site plan seems to show lawn area in the Geotech setback area just above the bank. My impression from the approved landscape plan with the plat was to retain native vegetation in that area wherever possible. Please show the fence and call out the 100 foot conservancy zone to the site plan. 9. Steve L. also needs the small parcel storm water plan, the paper work. Thanks again for your patience, Don Measamer City of Anacortes Department of Planning, Community & Economic Development P.O. Box 547 Anacortes, WA 98221 Ph. 360.299.1942 Fax. 360.293.1938 don@citvofanacortes.org 2016 Comprehensive Plan Update Info 2 ra Find us on FaCeb00k Get involved.... It's your city! CONFIDENTIALITY STATEMENT This message may contain information that is protected by the attorney-client and/or work product privilege.If this message was sent to you in error,any use,disclosure or distribution of its contents is prohibited.If you receive this message in error,please contact me at the telephone number or e-mail address listed above and delete this message without printing,copying,or forwarding it.Thank you. Please consider the environment before deciding to print this e-mail. From: Nels Strandberg [rnailto:nels@strandbergconstruction.coml Sent: Friday, March 25, 2016 11:10 AM To: Measamer, Don <don cityofanacortes.or ; Ingalls, Paul <pauli( cityofanacortes.org> Cc:Jim Sykora <jfrne@strar~tdbergconstruction,corr>; Debbie Headrick<debbie c strandbericonstruction.com>; Grage, Libby<LfbbvB@cltyofanacortes.or > Subject: 3718 Leeward Lane Don and Paul, it has always been my understanding that it is possible to start a model home in a plat, prior to completion of the final plat. We have done this multiple/every time in my career. At some point in the last 6 months I know I asked Don if that was ok, I am sure the answer was "that shouldn't be a problem". We submitted for permit for the model home 3718 Leeward Lane on 1/6/16 We were very patient and didn't hear anything back until Jim Sykora emailed Paul on 3/16/16 Paul email back (attached), with a list of question which have now all been answered. With the below exception: "''he final plat approval has not been completed. No review of the site plan, or anything dependent on information on the plat, can be addressed at this time" I don't know if I need a favor or if maybe the COA can do what they hove always done, but we've been [Al.:thing on starting this for weeks. We have schedules, employees, subcontractors, that al rely on a consistent work flow and it was always my plan to get this one going. I'm ok with the following it the COA can work with me. 1. Foundation only permit, I will be final before I need to frame. 2. I will take all the risk. In my opinion is almost no chance of not getting a final Plat approval. If I don't or something anges I will accept�lthe risk, I do what is every necessary to make changes. Jim, submits a very thorough and engineered plan, I'm hoping this plan can go to the top of the list since its submitted for almost 3 months and we can start a foundation next week?? I really appreciate your consideration on this issue. Nels Strandberg Strandlerg CUSTOM HOR1 ES&D ES IGN 3 -IC ` CITY COUNCIL'S FINDINGS OF FACT, CONCLUSIONS OF LAW, & DECISION: CLOSED RECORD HEARING DATE: June 1, 2015, at 7:00 PM July 6, 2015, at 7:00 PM(Continued to) SITE VISIT: June 1, 2015, at 5:30 PM PROJECT NAME: Leeward Landing PUD FILE NUMBER: PUD-2014-0001 (Planned Unit Development) SDP-2014-0001 (Shoreline Permit) APPLICANT; Nels Strandberg Strandberg Construction 2018 "R"Avenue Anacortes,WA 98221 LANDOWNER: Leeward Landing,LLC P.O. Box 319 Anacortes, WA 98221 PROJECT PLANNER: Kevin Cricchio, AICP Associate Planner City of Anacortes 904 6th Street Anacortes,WA 98221 SUBJECT PROPOSAL: Preliminary approval of a 10-lot replat(preliminary plat approval) including vacation of public right-of-way;Planned Unit Development(PUD) approval including modifications) to underlying zoning standards; Shoreline Substantial Development Permit for site development and a.shoreline trail (public & private), shoreline variance for trail setback to O1-IWM; & SEPA environmental review. The site consists of approximately 4.63 ± net acres along the Guemes Channel shoreline. City Council's Findings of Fact, Conclusions of Law, & Decision July 6, 2015 Leeward Landing PUD Page 1 of 23 PUD-2014-0001 Ten(10) residemtiA1 lots are proposed ranging in size from 17,776 to 20,236 square.feet in area. One single-family residence with an attached garage is proposed for each lot. Additionally, one twenty- eight (28) foot high detached 2,000 square foot (maximum) accessory structure is also proposed on each lot. Where an accessory dwelling unit{ADU)is proposed within each accessory building,living space is limited to 1;200 square feet(maximum).A more in depth discussion regarding the applicant's proposed variance/deviation to code is listed below. Access to the site off of Oakes Avenue is proposed from a one way internal private roadway serving the 1.0 lots maintained by the homeowners association. PROJECT LOCATION: The subject properties are 4.63 ±net acres in area. The subject properties are located in a portion of Section 23; Township 35 North; Range 01 East; Willamette Meridian SUBJECT PARCELS: Parcel#: P58285,P-58264,P3171.6, &P31717 ZONING DISTRICT: The subject property is located in the.Residential(R2) Zoning District of the City of Anacortes. COMPREFI NSIVE PLAN DESIGNATION: Residential Low Density(R2) SHORELINE ENVIRONMENT/DESIGNATION: Conservancy Environment (within first 100 feet landward of the OHWM) and Shoreline Residential Environment(from 100 feet to 200 feet as measured landward:from the OHWM). EXISTING LAND USE: The subject property is vacant with no structures or improvements located on it. SURROUNDING ZONING & LAND USES: Direefion: _ Zoning: PI-eserit id se: . .. TT. North: - Commercial Marine(CM) Guemes Channel Trail South: Residential(R2) 'Oakes Avenue East: Residential(R2) Single-Family Residential West: Residential.(R2) Single-Family Residential PERMITS REQUIRED: City-Council's Findings of Fact, Conclusions of Law, &Decision July 6, 201,5 Leeward Landing PUP Page 2 of 23 PUD-2014-000i The following permits lapproval may be required in addition to the above; Civil Construction Plan approval, Final PUD and Plat approval, NPDES Construction Stoiinwater General Permit, building permit(s); DOE approval of shoreline variance, other applicable state and federal permits/authorizations. EXISTING ENVIRONMENTAL DOCUMENTS: Critical Areas Report (11/17/14); SEPA Environmental Checklist (2/11/15); JARPA (2/11/15); Large Parcel Storm Water Plan (1/8/15); Tree Preservation Plan & Vegetation Conservation (11/5/14); Revised Tree Preservation .P.Ian & Vegetation Conservation Drawing (3/31/15), Landscape Plan (11/6/14); Archeological Evaluation (7/24/14); Geotechnical Evaluation (11/4/14); Traffic Impact Analysis (10/3/14); Description of Shade Conditions (3/31/15); ATSFs ESA Compliance & SMP Shoreline Functions; Assessment (2/27/15); Shoreline Functions by Hart Crowser UTILITIES: o Water: City of Anacortes o Sanitary Sewer: City of Anacortes o Garbage: City of Anacortes o Storm-water: City of Anacortes FIRE: o City of Anacortes POLICE: o City of Anacortes A. FINDINGS OF FACT: I. SITE DESCRIPTION: The project site is vacant with no structures located on it. It is predominantly vegetated with alder trees with sporadic maple and fir located on it: The lmderstory mostly consists of ferns, grasses, blackberry, and nettle. The southern and central part of the project site has a gentle northward sloped bench, Along the northern part of the subject property, the site clips to the north at an inclination of approximately 40-o 45 degr ees-anal-deseenc sto'approximately 60 to 80 verfi al-feet-to—he ie es Channel. At the base of the project site is located the Guemes Channel Trail(a public trail) and the Guemes Channel shoreline. IL REPLAT/PUD/SHORELINE PERMIT CHRONOLOGY & BACKGROUND: 1. The applicant submitted the application for the subject replat,PUD, & shoreline permit to the City of Anacortes on November 26, 2014, City Council's Findings of Fact, Conclusions of Law, &Decision July 6,2015 Leeward Landing PUP Page 3 of 23 PUD-2014-0001 2. After reviewing the application material, it was deemed incomplete on December 23,. 2014. 3. The applicant submitted to revisions to the city for review on February 13, 2015, The application was still deemed incomplete on February 25,2015. 4. Additional revisions were submitted to the city on March 5; 2015. After reviewing the additional revisions,the application was deemed complete on.March 11,2015. 5_ On April 22, 2015, an open-record public hearing was conducted regarding the subject PUD, replat, and shoreline permit applications. The open-record public hearing was continued to May 13,2015 at 7:00 PM. 6. Prior to the continued open-record public hearing on May 13, 2015, Planning Commission members conducted a site visit-of the subject property at 6:00 PM. 7. Prior to the closed-record public hearing/meeting, City Council conducted a site visit of the subject property at 5.30 PM on June 1,2015. ILL CRITICAL AREAS REVIEW: Geologicallj Hazardous Area: The project development was reviewed for proximity to critical areas,,The 100-foot Conservancy shoreline environment setback from the ordinary high water mark includes steep slopes that are considered .a geologically hazardous landslide /erosion heard area. According to the Geotechnical Evaluation prepared by Geotest dated November 4, 2014., flatter portions of the site range from 8 to 15 percent slopes while the bluff's slope is 70 to 90 percent. According to the Geotechnical Report, a thirty (30) foot building setback/ buffer is recommended from the top of the bluff. Additionally, the report states that the proposed roof and footing drains should be parallel to the top of the slope and setback a minimum of twenty-five (25) feet from the slope. The recommendations of the Geotechnical Evaluation have been incorporated herein as conditions. The Planning Commission has added condition of approval number forty(40)hereto requiring a forty-five (45)foot building setback as measured from the top of bank. Third Party Review: GeoEngineers located in Bellingham, Washington, reviewed the applicant's gotechnical report and has suggested recommendations to the city which have been made as conditions of approval herein. _Cultural Resources: According to a Cultural Resource Report and Addendum prepared by Caldera Archaeology dated August 29, 2013, and July 24, 2014, respectively no cultural resources or ant rop ogenically modified soils were identified during the investigation. Both the State of Washington's Department of Archaeology and Historic Preservation and Samish Indian Nation reviewed the results of this archaeological survey report and concur with the finding that no further archaeological oversight is necessary for the project. Wetlands: City Council's Findings of Fact, Conclusions of Law, &Decision July 6,2015 Leeward Landing PUD Page 4 of 23 PUD-20140001 According to a Critical Areas Report prepared by ATSI dated November 17, 2014, there are no wetlands located onsite. Priority Habitat&Species: No known priority habitat or species is located on or within close proximity to the subject properties following a review of Washington State Department of Fish and Wildlife's website. Shoreline Functions. On January 22, 2015, Hart Crowser prepared a memorandum addressing no net loss of shoreline functions and processes to comply with the Shoreline Master Program regulations. According to Hart Crower's memo, the proposed 10 lot PUD, does not propose to make any changes to the beach substrate below the ordinary high water mark. Therefore, the physical beach and habitat functions (bluff erosion prevention, maintenance of littoral drift, and habitat) will not be altered and no loss of functions will occur. Hart Crowser states that no "direct impacts to the beach will occur due to the proposed project. Therefore, there will be no loss of forage fish spawning habitat due to the project. The current condition of the beach habitat for forage fish spawning would not change due to the proposed project, While some trees on the upper portions of the bluff will be removed and replaced with shrubs and small trees, the vegetation that directly overhangs the beach is proposed to remain." Hart Crowser anticipates that the shading of the beach will remain the same as currently exists or only slightly altered but restored over time. Therefore, no net loss of shoreline functions is anticipated by this project. Endangered Species Act (ESA) & Shoreline Functions: According to an Assessment of ESA Compliance & Shoreline Master Program (SMP) functions prepared by ATSI dated February 27, 2015., ATS1 identified the Guemes Channel shoreline adjacent to the project area to the north as having endangered species within the marine waters of the Guemes Channel. However, ATSI states that the project as designed is ESA compliant and that there will be no net loss of ecological functions per the city's ,SMP. IV, TREE PRESERVATION PLAN&VEGETATION CONSERVATION:: The applicant submitted both a Tree Preservation Plan (See Exhibit 10) prepared by Urban Forestry Services and a revision to the Tree Preservation Plan's drawing. According to the report, 187 trees were located onsite of which eight-four(84) trees are proposed for retention and 103 slated for removal which includes 7 trees at risk of failing. The site consists mostly of a dense canopy of red alder an and b'g-leaf maple. Replacement and proposed planting of native trees and shrubs will be used to comply with City of Anacortes Municipal Code, Planting will also help mitigate and minimize possible erosion while contributing to shoreline shading below. Trees designated for retention and proposed for planting can also be viewed in the Landscape Plan(See Exhibit 11), V. TRANSPORTATION: City Council's Findings of Fact, Conclusions of Law, &Decision July 6,2015 Leeward Landing PUD Page 5 of 23 PUD-2014-0001 Transportation Solutions, Incorporated (TSI) of Redmond, Washington performed a traffic impact analysis of the proposed ten(10)lot Planned Unit Development(PUD).According to this report, the site accesses satisfy City of Anacortes level of service standards. Furthermore, no sight distance deficiencies exist. No offsite mitigation was recommended. Frontage improvements shall be consistent with city standards. VI. VACATION REQUEST: The applicant has requested that the unimproved portion of Minnesota Avenue shown on the preliminary PUD map (see Exhibits 1 & 12) which is surrounded by the subject properties be vacated as part of the subject 10 lot PUD request. If approved, this ROW area vacated would then be used as part of the subject PUD resulting in 10 lots. The City's Public Works Department supports this vacation request (See Exhibit 3). VIE. PRIVATE&PUBLIC TRAILS: The applicant also is proposing to construct a private trail from Tract A and B as shown on the preliminary replat/ PUD neap (See Exhibits 1, 11, & 12). The private trail would connect to a proposed public trail located offsite beginning at the eastern edge of Tract B. The public trail would meander along the bank/bluff in an east to west direction and connect to the Kansas Street Park. In exchange for the vacated portion of 111Fnnesota Avenue, the applicant would consist ct the public trail, improve Kansas Street Park (including paved parking areas,) and construct a trail . with steps/rails that connects to the Games Channel Trail below the bank as approved by the Parks Department(See Exhibit 3), VIII. PROPOSED CODE DEVIATION/MODIFICATION: The applicant has applied for a Planned Unit Development (PUD) which allows for some . deviation/mod:ification to city standards /code. Specifically,.the applicant has proposed that the required setback for the underlying R2 Zoning District be reduced to 5 feet on both side yards instead of the required 5 feet on onside and no less,than 15 on both sides combined (per AMC § 17,36,060). Additionally, the applicant proposes a deviation to both the maximum permitted square footage to accessory structures and accessory dwelling units (ADU).. According to municipal code, accessory structures are limited to 1000 maximum square feet while accessory dwelling units are limited to 900 square feet_ner AMC17,48.010(B) and AMC 17.10.170(D)) respectively. The epp c t-also proposes-a varia.uce Ideviation tothe ma um-permitted height to-accessory structures. According to AMC 17,48.01:0(B), accessory structures are limited in height to 16 feet above original grade, The applicant has requested that one twenty-eight (28)foot high:detached 2,000. square foot (maxithum) accessory building be permitted on each lot. Where an accessory dwelling unit (API') is proposed within each accessory building, living space would not exceed 1,20:0 square feet. Lastly,the applicant proposes constructing a six(6) foot fence within the front yard parallel and adjacent toOakes Avenue. According to AMC § 17.52.010., fences within a front yard shall not City Council's Findings of Fact, Conclusions of Law, &Decision July 6, 2015 Leeward Landing PUD Page 6 of 23 PUD-20i4-0001 exceed 4 %2 feet(the first 21/4.feet is a 100% sight obscuring fence. On top of this, an additional 2 feet is permitted provided it is 50%sight obscuring). IX NOTICE OF APPLICATION&HEARING: 1. A "Notice of Application & Hearing with Optional SEPA DNS" was published in the Anacortes American Newspaper on March 11, 2015. 2. Notice was also posted on the subject property in three (3) different locations on March 9, 2015. 3. Notice was posted at city hall, the library, and the USPS on March 6, 2015. Additionally, the notice was posted on the city's website. 4. Neighbors within 300 feet of the subject property were mailed "Notice of Application & Hearing with Optional SEPA DNS"on March 9, 2015, 5. Departments and agencies of jurisdiction were. emailed the respective application material, notice, and comment form on March 6, 2015, 6. Notice of application&hearing with optional SEPA DNS was emailed to Department of Ecology on March 6, 2015, for posting on to the SEPA register. 7. The 30-day comment period ended on April 10, 2015. 8. A SEPA MDNS was issued on April 15, 2015 (See Exhibit 5).Parties of record and departments/agencies of jurisdiction were mailed/emailed copies of the MDNS. The SEPA MDNS was emailed to Department of Ecology for posting again on to the SEPA register. 9. Notice of continuance of Planning Commission open-record public hearing was posted at city hall on April 23,2015, 10.Notice of Closed Record Public Hearing/Meeting was published in the Anacortes American Newspaper on May 13,2015. Additionally,Notice.of Closed Record Hearing was posted at city hall, the library,the post office, and on the city's website on May 5, 2015. Neighbors and parties of record were also mailed Notice of Closed Record Hearing on May 13,2015. The subject property was posted with four (4)Notice of Closed Record Public Hearing on May 7, 2015, X. COMMENTS RECEIVED: Public Comments: To date, stafThas-receivecl ve-(5 i-tten-eorments-(See-Exhibit-4) on he subjectPtyJ-D request from the following individuals: Public Comments: Date Received: 1. Don(Pete)Peterson 3/16/15 2. Bruce Flanagan(&names undersigned) 4/10/15 3. Ross Barnes 4/22/15 & 5/I3/15 4. Joan Oborne 4/22/15 5. Marilyn Derig 5113/15 City .Council's Findings of Fact, Conclusions of Law, &Decision July 6,2015 Leeward Landing PUD Page 7 of 23 PUD-2014-0001 Department&A, encies of Jurisdiction Comments: To date, staff has received several comments from departments & agencies of jurisdiction(See Exhibit 3) and the table listed below. The Skagit-River System Cooperative expressed concerns and doubts that the proposed tree removal and trimming on the bluff above Ouemes Channel will not result in no net loss of shoreline habitat due to a loss of shading.,Strandberg Construction responded to this comment by revising their Tree Preservation Plan Drawing showing less trees proposed for removal. Additionally, Strandberg Construction prepared a Shade Study with a description and graphical representation of shade provided by those trees designated for retention. The Samish Indian Nation provided comment stating that they had no cultural resource concerns after reviewing the applicant's submitted Archaeological Evaluation. Washington State Department of Transportation also provided comment requesting that a single access to State Route(SR) 20 be used for the subject 10 lot PUD. Staff forwarded this comment to the applicant for review. The applicant along with representatives from the City of Anacortes Public Works Department met with WSDOT on Tuesday April. 14, 2015, to discuss WSDOT's comment. Please see the attached memo (See Exhibit 3) from the Public Works Department summarizing this meeting. 'DEPARTMENT &.AGENCY COMMENTS: DATE . _ . RECEIVED: 1. Washington.State Department of Fish&Wildlife 5/4/15 2. . Washington State Department of Transportation 4/7/15 3. Department of Archaeology and Historic Preservation 3/24/14 4. City of Anacortes Parks Department 4/15/15 5: City of Anacortes Public Works Department 4J14/15 6. Samish Indian Nation Tribal Historic Preservation Office 3/30/15 7. Skagit River System Cooperative 3/19/15 &3/23115 8. City of Anacortes Water Department 9. . City of Anacortes Street Department 10. City of Anacortes Solid Waste Department 11. City of Anacortes Operations Department • XI. APPEALS: Parties of record were mailed copies of the signed recommendation following the Planning Commission's open-record public hearing conducted on May 13, 2015, to recommend approval to City Council. No-appeals have been received to date. XII. SEPA ENVIRONMENTAL REVIEW: 1:. According to AMC § 16:080..010, SE-PA eniironmerital review is required for the subdivision of property into five (5) or more lots, tracts, parcels, sites, or divisions, for sale or lease. 2. Notice of application and hearing with optional SEPA DNS was published, mailed to property owners within 3Q0 feet of the subject property, and posted onsite as,required by AMC and state law. City Council's Findings of Fact, Conclusions of Law, &Decision July 6,2015 Leeward Landing PUD Page 8 of 23 PUD-2014-000 1 • 3. Notice of application & hearing with optional SEPA DNS was also emailed to the Department of Ecology on March 6, 2015,for posting on to the SEPA register. • 4. On April 15, 2015, a SEPA Mitigated Determination of Non-Significance (MDNS) was issued using the optional DNS process pursuant to WAC § 197.11.355. Parties of record and dep .rtrnents/agencies of jurisdiction were mailed/emailed copies of the MDNS. 5. The issued SEPA MDNS was emailed to the Department of Ecology for posting on to the SEPA register on April 15., 2015. XIII. SHORELINE MANAGEMENT ACT & 2010 SHORELINE MASTER PROGRAM: 1. A portion of the subject property lies within 200 feet of a shoreline of statewide significance. Therefore, conformance with the City of Anacortes' 2010, Shoreline Master Program which implements and administers the State of Washington's Shoreline Management Act (RCW 90.58) is applicable. 2. Within the first one hundred {100) feet landward of the Ordinary High Water Mark is located the"Conservancy" Shoreline Designation/Environment. 3. According to SMP's DR-5.8.3, structures shall be setback a minimum of 100 feet from the Ordinary High Water Mark within the Conservancy Shoreline Designation /Environment. The applicant's site plan shows conformance with this requirement. 4. According to SMP's DR-5.8.6 impervious surface is limited based on the percent of slope. 5. From one hundred (100) feet to two hundred (200) feet Iandward as measured from the ordinary high water mark, is located the."Shoreline Residential" Shoreline Designation /Environment. 6. According to SMP's Table 5.1, single-family residential developments within the "Shoreline Residential" Shoreline Designation/Environment, are permitted. 7. According to SMP's DR-5,9.5, structures shall be setback a minimum of 60 feet from the ordinary high water mark. 8. Since the subject development lies within two shoreline designations /environments,.the stricter of the two setback requirements (100 feet as required in the Conservancy Shoreline Designation/Environment) will prevail/apply. 9. According to SMP's Table 5.2, the maximum permitted height in. the Shoreline Residential" Shoreline Designation/Environment is thirty-five (35)feet. 10. Maximum percent of impervious surface within the "Shoreline Residential" Shoreline Designation/Environment is based on percent of slope'per SMP's DR-5.9.10. 1 -A— ub vision within—two- two-hundred feet-o—a—shoreline--of—the—statewide s-igni€eanee— requires an approved Shoreline Substantial Development Permit(SSDP)., 12. According to SMP Chapter 6.5, all clearing and grading activities shall be limited to the minimum necessary for the intended development. Additionally, exposed soils shall be immediately developed or revegetated to prevent erosion, Exposed soils must be replanted such that complete coverage of exposed soils is attained within one growing season, o.r otherwise stabilized using mulch or other similar best management practice. Conformance with these requirements will be met as conditioned. City Council's Findings of Fact, Conclusions of Law, &Decision July 6, 2015 Leeward Landing PUD Page 9 of 23 PUD-2014-0001 • • 13. According to SMP Chapter 6.9, applicants proposing development adjacent to a marine bluff shall submit a •geoteclinical engineering report prepared by a Washington State licensed professional, civil engineer with a specialty in gee-technical engineering. All proposed development on a marine bluff or in the required buffer is prohibited. The • applicant has met these requirements. 14, According to SMP DR-8.11,3, residential development shall be located and designed to avoid the need for structural shore defense and flood protection works in the foreseeable future. The applicant has met this requirement. 15_ According to SMP DR 8.1.1.4, subdivisions shall be designed to minimize potential conflicts with the use of adjacent public lands and areas of public access; This may include providing a physical separation to reinforce the distinction between public and private space, achieved by providing adequate space; through•screening with landscape planting or fences, or other means. Additionally, subdivisions shall complywith local plans, codes,and/or ordinances. The applicant has met this requirement. 1.6, Additionally, a Shoreline Variance is required as the private /public trail at times traverses into the required one hundred foot (100) setback requirement per DR-5.8.3 and Table 5.2•ofthe Shoreline Master Program(SMP). • Criteria for granting upland variances: Variance permits for development that will be located landward of the ordinary high water mark, including those areas designated by the Dep n teuent of Ecology as wetlands pursuant to •WAC 173.22, may be authorized provided the applicant can demonstrate all of the following: A) That the strict requirements of the bulk,.dimensional, or performance standards set forth in the Master Program preclude or significantly interfere with a reasonable use of the property not otherwise prohibited by the Master Program. Staff Analysis: • A Shoreline Variance is required as a portion of the public trail proposed as part of this 10 lot PUD is within the 100 foot setback for the Conservancy Shoreline Designation /Environrnent. This trail would be built by the developer as part of the subject • development. The site sits on city owned property.A public trail that starts at the subject property traverse eastward along the bank and connects to Kansas Street Park The - public trail would also include a switchback that traverses northward down the bank connecting to Guernes Channel Trail. B) That the hardship described in subsection .(a) above is specifically related to the property, and is the result of unique conditions such as irregular lot shape, size; or natural features and the application of the Master Program, and not,for example from deed restrictions or the applicant's own actions. Staf lialysis: • The subject property's northern portion abuts a steep slope /bank. A public trail-within this area that traverses east anal west ultimately connecting to the Giaemes Channel Frail below is located within the 100 foot setback of the Conservancy ShOt eline Designation /Environment. The hardship results from the property's proximity to a steep slope /bank and existing GLOMS'Channel Trail below. C) That the design of the project will be -compatible with other authorized uses in the .area and will not cause adverse effects to adjacent properties or the shoreline • environment. City Council's Findings of Fact,Conclusions•of Law,&Decision July 6,20]5 Leeward Landing PUD Page 10 of23 Pi7D-2014-0001 Staff Analysis: The proposed trail (public and private) that may be located within the 100 foot setback of the Conservancy Designation ./Environment per SMP DR 5.8.3.b is compatible with existing and authorized land uses within the area. For example, Guernes Channel Trail a public trail located along the shoreline of Guemes Channel was recently permitted by the Department of Ecology. Additionally, the public trail will not result in adverse impacts to adjacent properties or the shoreline environment. The applicant has submitted numerous studies analyzing its impacts including but not limited to: a critical areas report, geotechnical report, storm- water plan, tree preservation plan, archaeological evaluation, traffic impact analysis, landscape plan, description of shade conditions, and Endangered Species Act compliance. • D) That the variance requested will not constitute a grant of special privilege not enjoyed by the other properties in the area. Staff Analysis: The variance request will not constitute a grant of special privilege. If approved, the variance would result in a public trail which ultimately would connect to Guernes Channel Trail below Guemes Channel Trail recently permitted already existing within the 100 foot setback of the Conservancy Shoreline Designation/Environment, E) That the variance requested is the minimum necessary to afford relief. Staff Analysis: The variance requested is the minimum necessary to permit the construction of a city owned public trail designed for the public use and enjoyment. F) That the public interest will suffer no substantial detrimental effect. Staff Analysis: There will be no detrimental effect to the public interest. Conversely, the construction of the public trail represents an improvement to the public interest for both the residents and visitors to the City of Anacortes. 17. The subject proposal is consistent with the City of Anacortes' 2010, Shoreline Master Program and development regulations listed therein for developments within both the "Conservancy" and "Shoreline Residential" Shoreline Designation/Environment. B. CITY OF ANACORTES' 2012 COMPREHENSIVE PLAN: The following goals from the City of Anacortes' Comprehensive Plan appear to be applicable to the subject PUD proposal: General City Goal 1: Create and maintain a high quality of life and environment that maximizes the opportunity for all citizens to share the social,psychological,physical, and economic benefits of Anacortes/Fidalgo Island; aesthetics and health are key components of quality of life. City Council's Findings of Fact, Conclusions of Law, &Decision July 6,2015 Leeward Landing PUD Page 11 of 23 PUD-2014-0001 General City Goal 2: Improve the image of Anacortes as a marine oriented City by encouraging, protecting and enhancing marine views from public places, public access, and marine habitats • and resources by encouraging marine water-dependent and water-related businesses and activities. • General City Goal 3: Promote compatible land uses and improve visual appearance in each and every zoning district • General City Goal 5: Encourage the development of a balanced and adequate employment and revenue base necessary for provision of heeded services. Transportation Goal 5: Develop the City as a pedestrian friendly commmiity and improve non- motorized circulation patterns. Transportation Goal.6: Encourage a physically active community by allowing people of all ages to incorporate physical activity into their lives by walking,bicycling, exercising and using public transit as part of everyday living.. Transportation Goal 7: Require adequate off-street parking in all zones. • Tourism Goal 1: Encourage an attractive community in order to increase the City's appeal to visitors and residents alike. • Tourism Goal 4: Utilize the shoreline and marine resources of Anacortes to increase tourism while maintaining the quality of the resource. • Parks and Recreation Goal 4: Increase the opportunities for public access to and enjoyment of the shorelines of Anacortes. Conservation Goal 4: Public access to shorelines and tidelands should be maintained, enhanced, and increased. The subject proposal is consistent with the'goals of the City of Anacortes' Comprehensive Plan identified above. - C. ZONING ORDINANCE/CODE: • 1 Th aning�Vl p establishes Tn —district hounda:riesand the City Zoning mm Ordinance est.biis es e pe_"_- e use o land--in—the various zones; -and (2) development standards. 2. The subject property is located in the Residential(R2) Zoning District. 3. Pursuant to AMC.1 17.36.010, the purpose of the Residential (R2) Zoning District is to maintain and create an environment which meets the standards for single-family residential development, 'by restricting uses within the district, and by requiring a minimum lot size and maximumniaximum density. • City•Council's Findings of Faet,Conclusions of Law,&Decision July.6,2015 Leeward Landing PUD Page 12 of 23 PUD-2014-0001 4. According to AMC § 17.36.020,"single-family dwellings" are permitted land uses within the Residential (R2) Zoning District. 5. According to AMC § 17.36.050, the minimum lot size for the Residential (R2) Zoning District is 7,500 square feet. 6. AMC § 17.36.060 lists the required setbacks for the Residential (R2)Zoning District. The applicant however has applied for variance /deviation (see above) to the required side yard setback to permit a five (5)foot setback on both side yards of each lot. 7. The maximum lot coverage for the Residential (R2) Zoning District is thirty-five (35) percent per AMC § 1736.080. This requirement is reviewed at time of building permit application submittal. 8. According to AMC § 17.36.070,the maximum permitted density for the Residential (R2) Zoning District is four (4) dwelling units per gross acre. The applicant has 5.48 gross acres. According to code, the applicant could potentially create twenty-one (21) homes based on the permitted density and gross acreage (5.48 acres X 4 =21.92 dwelling units). Ten (10) dwelling units are proposed as part of the subject PUD request. The density of the development is 1,82 dwelling units per gross acre (10 lots divided by 5.48 gross acres). 9. AMC § 17.46.020, two (2)parking spaces are required for each residence. Additionally, since Accessory Dwelling Units are proposed, the minimum number of parking spaces for both the ADU and single family residence is three (3) off-street parking spaces per AMC § 17.10.170(F), The applicant proposes two car garages attached to each residence and a one car garage serving and attached to each accessory dwelling units, 10. The maximum permitted square footage to an Accessory Dwelling Unit's habitable area is 900 square feet per AMC § 17.10.170(D). The applicant however has applied for a variance /deviation to this requirement (See Section IX) to exceed this standard. The applicant proposes constructing a 1,200 square foot Accessory Dwelling Unit within a two thousand (2,000) square foot accessory building. The balance of the accessory building (800 square feet)will be used to house a one(1)car garage serving the ADU. 11. The maximum permitted area for a detached accessory structure/building is one thousand (1,000) square feet per AMC § 17,48.010. The applicant however has applied for a variance/deviation(See Section IX) to this requirement to exceed this requirement. The applicant proposes construct a 1,200 square foot Accessory Dwelling Unit within a 2,000 square foot accessory building. 12. According to AMC § 17.52.010, fences within a front yard shall not exceed 4 % feet(the first 2 1/i feet can be a 100% sight obscuring fence, On top of this, an additional 2 feet is permitted provided it is 50% sight obscuring). the applicant proposes constructing a six (6) foot fence within the front yard parallel and adjacent to Oakes Avenue. 13. Landscaping is required according to AMC Chapter 17.41. The applicant has submitted a landscape plan meeting this requirement (See Exhibit 11). Additionally, a final landscape and tree preservation will be required before final replat /PUD submittal or approval is given. 14. According to AMC § 16.50.050, a Tree Preservation Plan is required as part of application for a subdivision /planned unit development. Accordingly, the applicant has City Council's Findings of Fact, Conclusions of Law, &Decision July 6,2015 Leeward Landing PUD Page 13 of 23 PUD-2014-0001 submitted both a Tree Preservation Plan and calculation of tree unit credits meeting this requirement (See Exhibit 10). The minimum tree density per AMC ::§ 16.50.070 is one (1)tree unit per one thousand square feet. The applicant has met this requirement. 15..According to AMC § 17.44.010,the purpose of a Planned Unit Development(PUD)is.to permit greater flexibility and consequently more creative and imaginative design for the development of residential and :business , uses than generally is possible under conventional zoning regulations; To promote more economical and efficient use of the land while providing a harmonious variety of housing choices, a higher level of city attractiveness and quality, and preservation of scenic open space; and To correlate the intentions of this title arid other ordinances of the city to encourage developments which will provide a desirable and stable environment in harmony with that of the surrounding area. 16_According to AMC § 17.44.020, a PUD is permitted on any size parcel of Land, whether or not it.is part of a plat.Additionally, according to AMC § 17.114:030, single-family uses shall be permitted in a PUD in any residential zone subject to the criteria listed in AMC Chapter 17.44. 17. According to AMC 17.42.010, street and alley vacations associated with dedication of new rights of way shall go through the replotting process set forth in AMC Title 17. 18. According to AMC 17.04.050, creation of or changes to lot lines shall conform to the use provisions, :dimensional and other standards, and procedures of this title and Title 16, Subdivisions, 19. According to AMC 17.05.030, development shall be prohibited, and all applications therefore shall be denied, if the development would cause the level of service on a concurrency facility or service to decline below adopted levels of service standards, unless the improvements or strategies to accommodate.the new development are made concurrent with the development, subject to the provisions of AMC § 17.01070(3). For potable water, sewer/on-site sewage disposal and stormwater management, only available capacity or capacity that can be provided prior to the actual use of the facility will be used. 20. The subject proposal is consistent with the above development regulations. D. OTHER APPLICABLE CODE,REVIEW CRITERIA, &PROCESS: The preliminary replat/PUD application is also subject to review for conformance with the following Anacortes Municipal Code Titles and Chapters: 1. According to AMC § 1,6.40.040,there are four(4) steps for approval of a PUD:A)Pre- application conference during which the city's planning coordinating committee reviews sketches and conceptual information and makes recommendations to the applicant Particular attention shall be given-to the i items where the PUD concept varies from normal subdivision standards., B)Preliminary PUD development plan where a more complete conceptual plan is submitted forplanning coordinating committee review and then goes hough a standard planning comrni.ssiou and city council approval process,C) Preliminary plat review and approval process with a detailed plan incorporating the approved preliminary PUP development plan concepts and conditions, and D)Final plat City Council's Findings of Fact,Conclusions of Law, &Decision July 6,2015 Leeward Landing PUD Page 14 of 23 PUD-2014-0001 meeting the submittal requirements of and following the approval process for a standard subdivision. 2. According to AMC § 16.12.010, when a preliminary plat meeting the requirements has been submitted,the administrator shall establish the date and time for an open record public hearing before the planning commission on the preliminary plat which shall not be more than sixty days from the date of the notice of complete application and which shall coincide with a regular meeting of the planning commission. Following planning commission action,the administrator shall schedule the preliminary plat for the city council agenda for its next available meeting date in accordance with its rules and regulations. 3. The subject proposal is consistent with the above development regulations, E. CONCLUSIONS OF LAW: 1. The Planning Commission having fully reviewed the staff report hereby adopts said staff report as properly setting forth the issues, the land use requests, consistency with the existing regulations, principles, conditions and their effect upon the request. It is therefore adopted by the Planning Commission as a conclusion as if set forth in full herein. 2. The proposed preliminary planned unit development and preliminary re-plat as conditioned conforms to the general purposes of the city comprehensive plan, the city's planning standards and specifications of the zoning ordinance, Title 16 and other ordinances applicable to the proposal. Additionally, the proposal makes appropriate provisions for the elements listed in Section 16.12.020.E AMC. 3. The proposal includes a street vacation of a portion of Minnesota Avenue. The Planning Commission supports the proposed street vacation through the re-platting and Planned Unit Development (PUD)process and finds no evidence to do so otherwise. 4. The requirements of the State Environmental Policy Act have been complied with. 5. The public notice requirements of the Shoreline Management Act have been complied with. 6. The Planning Commission bases its Findings of Fact and Conclusions of Law on the ire record, including all testimony and exhibits. Any finding which wou1 be deemed a Conclusion of Law and any Conclusion of Law which should be deemed a finding is hereby adopted as such. 7. The project is consistent with the shoreline designation and general goals, policies and development regulations of the Anacortes Shoreline Master Program, the Shoreline Management Act, the general purposes of the city comprehensive plan, the city's planning standards and specifications of the zoning ordinance, and other ordinances applicable to the proposal. City Council's Findings of Fact, Conclusions of Law, &Decision July 6, 2015 Leeward Landing PUD Page 15 of 23 PUD-2014-0001 F. STAFF RECOMMENDATION: - The Department of Planning, Community, and Economic Development recommend that the subject replat, PUD, code deviation/ modification, vacation request, shoreline substantial development permit, and shoreline variance be approved by the City Connell subject to staffs suggested conditions of approval listed below, G. PLANNING COMMISSION RECOMMENDATION: The Planning Commission conducted an open-record hearing on both April 22, 2015, and May 13, 2015,. (continued to). At the conoiusion of the hearing on May 13, 2015, the Planning Commission voted 6-0 to recommend that City Council approve the subject replat, PUD, code variance /deviation, vacation request, shoreline substantial development permit, and shoreline variance based on staff's suggested conditions of approval and two additional conditions added thereto (#40 &#41). H. }DECISION: Based on the foregoing information and analysis submitted by the applicant, and the City regulatory authority to implement the policies, standards, and the regulations of the Comprehensive Plan, and the Anacortes Municipal Code (AMC), the AnacorteS City Council hereby approves the subject replat,planned unit development, code variance/deviation,vacation request, shoreline substantial development permit, and shoreline variance subject to the following conditions of approval: 1. A clearing and grading plan consistent with City requirements shall be submitted by the applicant for review and approval by the City of Anacortes Planning\Build'ng and Public Works Departments prior to any construction activities taking place on or off--site. Site grading shall not.adversely impact adjacent neighbors. 2. A Large Parcel Storm Water Plan and Water Quality Control Plan consistent with City requirements shall be submitted by the applicant for review and approval by the PlanninglBuilding and Public Works Departments prior to any construction activities taking place on or off-site, 3. Clearing activities may require a Forest Practice Permit(logging permit) issued by the Department of Natural Resources prior to construction activities taking place on or off- site. 4. Prior-to---any-clearing\Mgrade-work-beg' ing onstruet:ion-el— plans-cons stem with the City of Anacortes Engineering Development S nnciards,including but not limited to., Erosion Control Plan, Site utility\Infrastructure improvements Plan,Roadway Improvements Plan, Signage Plan,Street Lighting Plan and other plans andlor information required by the City Planning\Building and Public Works Departments shall be submitted for review and approval. . 5. Engineering and Inspection fees in the amount of$500.00,plus 2t`0 of the total estimated construction cost shall be due upon civil plan approval.No construction activity is City Council's Findings of Fact, Conclusions of Law, &Decision July 6,2015 Leeward Landing PUD Page 16 of 23 PUD-2014-0001 allowed until the construction plans are approved,all fees have been paid and a preconstruction conference held. 6. Prior to the final plat approval,all infrastructure improvements shall be completed as required by the City of Anacortes Public Works Director and a 2-year Maintenance Bond in place. The 2-year Maintenance Bond is 10% of the actual construction cost. 7. Fire Hydrants are to be located as approved by the City of Anacortes Fire Chief. Fire flows shall be addressed in a manner acceptable to the Fire Chief and the City of Anacortes Public Works Department, 8. The water main will need to be extended to the most easterly boundary of the property and designed to allow for future extension by others per Public Works Department approval. 9. The value of the vacated right-of-way shall only go toward the offsite public portion of trail construction (Kansas Avenue Park north to the Guemes Channel Trail). Any remaining funds shall be paid to the City of Anacortes. The value of the proposed vacated right-of-way will be determined prior to construction plan approval. 10. Mailbox locations shall be reviewed and approved by the City of Anacortes Public Works Department and the U.S.Postal Service. 11. Street lighting shall be required at both ingress and egress of the project. Street lighting shall be energy efficient and shall limit glare andlor emission of light downward to the street and front yard areas. Street lighting will be installed per PSE Schedule 52, Option "B". Lighting fixtures and design shall be approved by the Public Works Director. Shields may be necessary to reduce impacts to adjacent properties. 12. Sanitation,recycling,and compost collection shall be picked-up from the internal private road serving the subject replat/PUD -not placed on Oakes Avenue. 13. There shall be no parking permitted on any portion of either Oakes Avenue or the one- way street located within the development. No parking signage shall be demarcated onsite. A note-to this effect shall be added to final replat/PUD. 14. Internal private driveway shall be required to provide for: A. A minimum of 24-feet of paved asphalt with a thickened edge on one side to control sheet flow runoff. B. Maximum grade of 12%. C. One-way direction from west to east. D. Appropriate signage, shal be installed at Oakes Avenue to identify ingress and egress locations. E. The road shall be constructed to meet City requirements and maintained by the property owners of which it serves. 15. Oakes Avenue, along the frontage of this project is required to provide for: A. Cement Concrete Traffic Curb and Gutter with a 5-foot minimum meandering sidewalk, landscaping, and driveway approaches. City Council's Findings of Fact, Conclusions of Law, &Decision July 6,2015 Leeward Landing PUD Page 17 of 23 PUD-2014-0001 B. Stoma drainage conveyance system that discharges on the south side of Oakes Avenue. C. If the City Engineer finds that inconsistencies of the asphalt edge along Oakes Avenue would not allow for proper drainage into.the new curb and stormwater facilities,the appropriate amount of asphalt will need to be removed and replaced by the applicant to correct the issue. I] These improvements would extend to the easterly and westerly boundaries fronting Oakes Avenue, 16. The proposed storm-water conveyance to the public outfall and easement shall be considered private and maintained by the property owners of which it serves. 17. The proposed 10-foot storm drain easement and collector system near top of bank shall he private and maintained by the property owners of which it serves. 18. The conveyance system proposed alongOakes Avenue will be considered Public.This system will discharge to a swale along the south side of Oakes Avenue. This crossing will need to be coordinated with the Washington State Department of Transportation.Local • Region for appropriate permits. 19. Sewer will need to be extended across Oakes Avenue to service this project and will need to be coordinated with the Washington State Department ofTransportation Local Region for appropriate permits. 20. Proposed 15=foot sanitary sewer easement for pump lines and collector side service pipe on the north side of the proposed manhole will be a private easement and maintained by the property owners of which it serves. 21. The scope of the project shall not exceed that as set-out in the repiat, PUD, shoreline substantial development permit, and shoreline variance applications (including . attachments), and in accordance with the determinations made and conditions imposed. Exhibit 12 shall be the approved site plan. 22, The project shall comply with all applicable Shoreline Master Program regulations, including but not limited to,Chapter 5,Shoreline Environnnents&Associated Policies and liegulat(ons, Chapter 6,Environmental Protection General Regulations,and Chapter 8,Specific Use Policies and Development Regulations. 23. The applicant shall be responsible for reimbursement to.the.City for the cost of third party review,posting/mailing and publication of the public hearing for this proposal. Payment in full shall be made before building permit issuance. 24. Development shall comply with the revised landscape plan(See Exhibit 11). Landscaping shall be in place and complete before building permit certificate of occupancy will be issued. 25. Preliminary subdivision and Planned Unit Development approval authorizes the applicant to proceed With application for necessary permits to construct required improvements and to prepare construction drawings in accordance with the determinations made and conditions imposed. City Council's Findings of Fact, Conclusions of Law; &Decision July 6,2015 Leeward Landing PUD Page 18 of23 PUD-2014-0001 26. A note on the final short plat shall denote the following minimum building setbacks from the respective property lines as follows: A) Front: 20-feet B) Rear: 20-Feet • C) Side: 5-feet 27. Both Tracts A & B shall be owned and maintained by the property owner, property owner's association, successors or assigns. A note to this effect shall be recorded on the final replat/PUD map. 28. Private utilities shall be owned and maintained by the property owner, property owner's association, successors or assigns in a manner to ensure their functioning consistent with applicable regulations. A note to this effect shall be recorded on the final plat map. 29. Those trees designated for retention on the submitted tree preservation plan shall be protected before and during site development and construction through adherence to AMC § 16.50.100. Chain link fencing (or other sturdy construction fencing) shall be erected along the drip line (plus 6 feet) of each of the trees designated for retention on the plan. 30. Before any site development or construction activities occur on the subject property the applicant shall contact the Department of Planning, Community, and Economic Development to arrange a tree fence inspection. 31. The lots in this subdivision are subject to applicable water, sewer, and stormwater general facility and hookup fees and transportation, fire, and park impact fees. These fees are payable at levels in effect at the time of building permit issuance and may • differ from those fee levels currently in effect; sewer and water latecomer charges may be payable. A note to this effect shall be recorded on the final plat map. 32. Before final replat /PUD approval is given, the applicant /landowner shall provide covenants, conditions, and restrictions (CC&Rs)to the city for review and approval. 33. Before final replat /PUD submittal or approval, the land surveyor shall place the respective property corners of the subject property. 34. Unless otherwise outlined within a vegetation management plan that has been approved by the City of Anacortes, within the NGPE, vegetation or tree removal, topping, or trimming is prohibited unless approved by the City. The applicant would need to submit an ISA certified report that states a tree is dead, diseased, or dying and hazardous to _surrounding uses, alosg_with_a_geoingical hazar_dnus area criticaLarea ort tothe_City of Anacortes' Planning Department and Parks and Recreation Department for review and approval. Notwithstanding, vegetation/tree removal from an erosion or landslide hazard area and its associated buffer is prohibited per AMC § 17.70.260(4). 35. One twenty-eight (28) foot high, detached 2,000 square foot (maximum) accessory building is permitted on each lot provided it is in compliance with all other bulk and dimensional standards for the zone, except where modified through these conditions of approval. Where an accessory dwelling unit (ADU) is proposed within said building, the living space shall not exceed 1,200 square feet. Impact fees & GFC shall be payable at City Council's Findings of Fact, Conclusions of Law, &Decision July 6,2015 Leeward Landing PUD Page 19 of 23 PUD-2014-0001 the time of building permit issuance for both the ADU and primary residence. The 2,000 sgnwre foot (maximum) permitted accessory building size and 28 foot high (maximum) height limit variance/deviance cnly applies to lots 3 through 9, Accessory structures on lots .1, 2, & 10 shall meet current zoning code standards including but not limited to maximum permitted building size and height 36. Development shall comply with the issued SEPA Mitigated Determination of Non- Significance(MDNS)mitigation measures as follows; A. Development shall comply with all of the recommendations of the Geotechnical Evaluation prepared by Geotest dated November 4, 2014, listed therein (MDNS Condition Al). B. All structures shall be setback a minimum of thirty (30) feet from the top of the bank of the geologically hazardous/steep slope as identified on the face of the replat/PUD (MDNS Condition #2). [See Condition of Approval #40 below. The stricter of the two conditions shall prevail] C. A final tree preservation plan shall be submitted for review and approval prior to construction plan approval (MDNS Condition#3). D. Erosion control, dust control, and best management practices shall be employed during construction /development- activities as required by both the Building and Public Works Departments (MDNS Condition#4). E, The applicant shall submit a.Large Parcel Stormwater&Water Quality Plan to minimize runoff, control erosion,and protect adjacent properties. Such measures may include replanting,reseeding,storm retention ponds, buffer areas or prompt development.This plan shall be prepared by a licensed civil engineer(MDNS Conditions#5). F. Orange construction fencing shall be installed at the project boundary's clearing limits as required by the Planning Department(MDNS Condition#5). G. All applicable permits shall be secured before any construction activities begin onsite. (MDNS Condition#7). R Before building permits for each of the proposed residences will be issued, the applicant shall contact the Department of Planning, Community, and Economic Development to arrange a tree fence inspection(MDNS Condition#8). I. The landowner /applicant shall obtain a National Pollutant Discharge Elimination System (NPDES) General Permit for Storrnwater Discharge as required by the State of er epart ieut of c -on kto J. A legally enforceable agreement, which shall be recorded as a covenant and noted on the face of the deed or plat, and executed in a form satisfactory to the City of Anacortes' acknowledging that the site is located in a geologically hazard area; the risks associated with development of such site; and a waiver Intl release of any and all claims of the owner(s),, their directors, employees, successors, or assigns against the City of Anacortes for any loss, damage or injury, whether direct or indirect, arising out of issuance of development permits for this proposal (NEDNS Condition #10). City Council's Findings of Fact,Conclusions of Law,&Decision July 6,2015 Leeward Landing PUD Page 20 of 23 PUD-2014-0001 K. Pursuant to City of Anacortes' Shoreline Master Program (SMP) Appendix A-3.9,4, unless otherwise provided or as part of an approved alteration,removal of vegetation from an erosion or landslide hazard area or related buffer shall be prohibited. The applicant however has submitted a geotechnical report, tree preservation plan, and landscape plan addressing proposed vegetation removal. Any vegetation removal shall be consistent with the submitted geotechnical report, tree preservation plan, and landscape plan (MDNS Condition#11). L. Pursuant to City of Anacortes' SMP A-3.9.5, clearing shall be allowed only from May 1${ to October 1St of each year provided that the city may extend or shorten the dry season on a case-by-case basis depending on actual weather conditions. Clearing limits shall be consistent with the submitted geotechnical report, tree preservation plan, and landscape plan(MDNS Condition#12), M. The project geotechnical engineer, shall review the final civil drawings for consistency with the geotechnical report and provide specific detail for anchoring of the storm line on the slope. Site work shall be monitored by the geotech as determined by the Planning Department(MDNS Condition#13). N. Before final replat /PUD submittal or approval is given, the applicant shall provide a tree cutting and debris management plan for review and approval prior to any activity taking place onsite (MDNS Condition#14). 0. Before final replat /PUD submittal or approval is given, the applicant shall'submit a final report from their project biologist and geotechnical engineer prior to plan approval concerning the construction of the off-site public trail (MDNS Condition #15). P. Before final replat /PUD approval is given, the off site public trail connecting to Kansas Street Park, improvements to Kansas Street Park, and connection to Guemes Channel Trail below shall be constructed to city standards (MDNS Condition#16). Q. Before final replat /PUD submittal or approval is given, the applicant shall submit a detailed landscape plan addressing re-vegetation of both the steep slope and area of the project site that lies within the Conservancy Shoreline Designation/Environment. An as built shall be prepared after planting has been completed, Additionally, a 5- year maintenance and monitoring plan shall be prepared and submitted to the city for approval (MDNS Condition#17). R. Before final replat/,PUD submittal or approval is given, that portion of each lot that lies within,the Conservancy Shoreline Designation /Environment shall be placed into a Naar Growta t<er asemen tb. a long ter ainteaane plan r_the homeowners association. A split rail cedar fence shall be constructed at the edge of the Conservancy Environment as determined by the Planning Depaitiirent with critical area signage placed on it as required by the Planning Department (MDNS Condition#18). 37. The applicant / landowner shall work with neighboring property owners east of the subject property that are adjacent to the private and public trail and provide a combination of a sight obscuring fencing and/or landscaping utilizing only native plants indigenous to Western Washington. City Council's Findings of Fact, Conclusions of Law,&Decision July 6,2015 Leeward Landing PUD . Page 21 of 23 PUD-2014-0001 • • 38. The Homeowner's Association shall be responsible for the maintenance of all landscaping provided along the sidewalk fronting the subject property that runs parallel to Oakes Avenue. The height of any trees planted therein shall be similar to the landscaping in the San Juan Passage development /PUD fronting Oakes Avenue. This shall also be reflected in the CC&Rs. Additionally, the maximum permitted height of the • fence proposed located within the front yard setback shall be five(5)feet from grade. 39. Before final PUD/ replat submittal or approval is given, the applicant! landowner shall submit a 5-year maintenance and monitoring plan to the city for approval for all planting along the public trail, private trail, sidewalk located within the right-of-way, and plan. "rigs within the Native Growth Protection Easement (NGPE) located onsite. Once approved,the plan shall be noted on the final PUD/replat. 40. As modified since the SEPA MDNS was issued, all structures shall be setback forty-five (45) feet from the top of the bank of the geologically hazardous /steep slope. This shall be identified and noted on the face of the final replat/PUD. 41. The twenty-eight (28) foot high detached accessory structures (which may include ADUs) shall not exceed sixteen (16) feet in heipjht (maximum) as measured above Oakes Avenue. INTRODUCED, PASSED,AND APPROVED BY THE CITY COUNCIL OF THE CITY OF ANACORTES on this 6th day of July, 2015. CITY OF ANACORTES, WASHINGTON f LAURIE M.•GERE, MAYOR Approved as to, irm and legality: ATTEST: CA"'"N Darwetnam, WSBA#40530 Steve D. Hoglund,City Clerk Treasurer City Attor, City Council's Findings of Fact,Conclusions of Law, &Decision July 6,2015 Leeward Landing PUD Page 22 of 23 PU➢-2014-0001 JUDICIAL APPEAL: AMC § 17.08.090 -Notice of appeal of any final action taken under this title must be filed with the Superior Court and served on the city attorney for the city within twenty-one (21) days of the date on which such final action was taken, For purpose of appeals from decisions of the Anacortes City Council, the "date of final action" shall mean the date on which the city council made its decision by vote taken at a regular or special public meeting. EXHIBITS: F' i-11I131T NA14lF. OF E•= 1I1I31T: Exhibit#1 Narrative,Master Permit Application, .JARPA Application,&Letter Of Authorization Exhibit#2 Notice of Application&Hearing with Optional DNS Exhibit#3. De sartment/Agency CCrrthents Received, Exhibit#4 Public Comments Received Exhibit#5 Issued SEPA MDNS Exhibit#6 Geotechnical Report& Third Party Review Exhibit*7 Traffic Impact Analysis Exhibit#8 ATSI Critical Area Report,Addendum,ESA Compliance, &Ecological Functions, & Descri.tion of Shade Conditions Exhibit.#9 . Caldera.Archaealoczical Resort& Addendum Exhibit#10 Urban Forestry Service's Tree Preservation Plan&Vegetation Conservation+ Tree Credit Table Exhibit#11= Landscape Plan Exhibit#12 Assessor's Info & GIS Map Exhibit.#13 Site Plan City.Council's findings of Fact,Conclusions of Law, &Decision July 6, 2015 Leeward Landing PUD Page 23 of 23 PUD-2014-0001 Leeward Landing August 3, 2015 Page 2 of 2 The Shorelines Hearings Board will notify you by letter if they receive an appeal. We recommend you contact the Shorelines Hearings Board before you begin permit activities to ensure no appeal has been received, They can be reached at (360)664-9160 or http://www.eho.wa.gov. If you want to appeal this decision,you can find appeal instructions (Chapter 461-08 WAC) at the Shorelines Hearings Board website above. They are also posted on the website of the Washington State Legislature at http://apps.1eg.wa.gov/wac/default.aspx?cite-461-08. If yaave any questions, please contact Bob Fritzen at(360)715-5207 or bt..fri en@ecy.wa.gov. Since lY, /11 0o1lien Mana,er ec: Kevin Cricchio,Associate Planner, City of Anacortes ANACORTES PUBLIC WORKS DEPARTMENT o .{• art Steven Lange, Project Manager ,..=' P.O. BOX 54'7,ANACORTES,WA 98221 PH(360)293-1920 • • y�t4 E-MAIL:stevel@cityofanacortes.org FAX(360)293-1938 • 1ao1 Memo Date: February 29, 2016 To: Paul Ingalls, Plans Examiner • From: Steven Lange and Jim Baldwin • Subject: Site Plan Review for 3718,Oakes Avenue • cc: Eric Shjarback, Jim Baldwin, Nels Strandberg The submitted site plan for 3718 Oakes Avenue was reviewed by the Public Works Engineering Department on Monday, February 29, 2016. The following comments are provided: • Complete a Small Parcel Storm Water Plan (AMC 13.36.100) for the project and submit. See attached. The submitted plan is incomplete. All aspects of the SPSWP need to be addressed. • With the Small Parcel Storm Water Plan, an Erosion Control Plan should be submitted that matches the Small Parcel Storm Water Plan. Please coordinate with Jim Baldwin. He can be reached at 360.661.3547. • .< • Water • Wastewater • Streets • Storm Drainage • Engineering • Solid Waste • Transportation •Equipment • Capital Projects • Development Services 4• .v . SHORELINE MANAGEMENT ACT PERMIT DATA SHEET AND TRANSMITTAL LETTER, CITY PERMIT NO:SDP-2014-0001: From: Planning Department To: Bob Fritzen City of Anacortes Department of Ecology P.O. Box 547 1440 10rh Street, Ste. 102 Anacortes, WA 98221 Bellingham, WA 98225 Date of Transmittal: July 15, 2015 Date of Receipt: Type of Permit: Substantial Development X Conditional Use ❑ Variance X Revision Special ` Local Government Decision: • Approval X Conditional Approval I I Denial I Applicant Name: Nels Strandberg Landowner: Leeward Landing LLC Strandberg P.O. Box 319 Construction 2018 "R" Avenue Anacortes, WA 98221 • Anacortes, WA 98221 • Phone: (360) 293-7431 Phone: Is the Applicant the Property Owner: Yes X No (Department of Natural Resources) Location of the Property: (Section,Township and Range to the nearest 14 Section or Latitude and Longitude, and a street address where available) The subject properties are 4.63 ± net acres in area. The subject properties are located in a portion of Section 23; Township 35 North; Range 01 East; Willamette Meridian. Parcel #: P58285, P58254, P31716, & P31717 Water Body Name: Fidalgo Bay Shoreline of Statewide Significance: Yes❑ No , (no in-water work proposed) Environment Designation: The project is located within the Conservancy (shoreline area) environment/designation (within first 100 feet landwar o the OHWM an S o.reline Residential (shoreline area) environment/designation (from 100 feet to 200 feet as measured landward from the OHWM). Description of Project (summaryf the intended use or project purpose): The applicant has applied for Preliminary approval of a 10-lot replat (preliminary plat approval) including vacation of public right-of-way; Planned Unit Development (PUD) approval including modification(s) to underlying zoning standards; Shoreline Substantial Development Permit for site development and a shoreline trail (public & private), shoreline variance for trail setback to OHWM; &SEPA environmental review. The site consists of approximately 4.63 ±net acres along the Guemes Channel shoreline. • Ten (10) residential lots are proposed ranging in size from 17,776 to 20,236 square feet in area. One single- family residence with an attached garage is proposed for each lot. Additionally, one twenty-eight(28)foot high detached 2,000 square foot (maximum) accessory structure is also proposed on each lot. Where an accessory dwelling unit(ADU)is proposed within each accessory building, living space is limited to 1,200 square feet(maximum). Access to the site off of Oakes Avenue is proposed from a one way internal private roadway serving the 10 lots maintained by the homeowners association. Notice of Application & Hearing Date: March 11, 2015 Final Decision Date; July 06.,2015 By; Don Measamer, Director of Planning, Community &Economic Development (36.0) 299-1942 . SHORELINE MANAGEMENT ACT OF 1971 PERMIT FOR SHORELINE SUBSTANTIAL DEVELOPMENT PERMIT (SSDP) & . SHORELINE VARIANCE: TYPE OF ACTION: X Substantial Development Application#: SDP-2014-0001 I Conditional Use Permit AdrninisteringAgency: City of Anacortes X Variance Permit Date Comp. App. Received: 3/11/2015 Special Use Approved: Yes Decision Date: 7/06/2015 Pursuant to Chapter 90.58 RCW,the permit is hereby granted to: APPLICANT: Nels Strandberg Strandberg Construction 2018 "R" Avenue Anacortes, WA 98221 LANDOWNER: Leeward Landing LLC P.O. Box 319 Anacortes, WA 98221 TO UNDERTAKE THE FOLLOWING DEVELOPMENT: The applicant has applied for Preliminary approval of a 10-lot replat (preliminary plat approval) including vacation of public right-of-way; Planned Unit Development (PUD) approval including modification(s) to underlying zoning standards; Shoreline Substantial Development Permit for site development and a shoreline trail (public & private), shoreline variance for trail setback to ONWM; & SEPA environmental review. The site consists of approximately 4.63 ± net acres along the Guernes Channel shoreline. Ten (10) residential lots are proposed ranging in size from 17,776 to 20,236 square feet in area. One single-family residence with an attached garage is proposed for each lot. Additionally, one twenty-eight (28) foot high detached 2,000 square foot (maximum) accessory structure is also proposed on each lot. Where an accessory dwelling unit (ADU) is proposed within each • 1of9 accessory building, living space is limited to 1,200 square feet (maximum). Access to the site.off of 'Oakes Avenue is proposed from a one way internal private roadway serving the 10 lots maintained by the homeowners association. UPON THE .FOLLOWING PROPERTY (PLEASE LIST LEGAL DESCRIPTION, LE., SECTION TO THE NEAREST QUARTER SECTION,TOWNSHIP, RANGE): The subject properties are 4.63 ±net acres in area,The subject properties are located in a portion of Section 23;Township 35 North; Range 01 East; Willamette Meridian.. Parcel #: P58285, P58.264, P317.16, &P31717 Within Fidaigo Bay shoreline jurisdiction and/or associated wetlands. . A portion of this project Mwill be I will not be within shorelines of statewide significance (RCW §.9.0.58,030). The project is located within the CONSERVANCY (shoreline area) environment/designation (within first 100 feet landward of the OHWM) and SHORELINE RESIDENTIAL (shoreline area) environment/designation (from 100 feet to 200 feet as measured landward from the OHWM). • . The following master program provisions are applicable to this development (state the master program section or,page number). if a conditional use or variance, also identify the portion of the master program which provides that the proposed use may be a conditional use, or that portion of the master program being varied. !See attached City Countil's Findings of Fact, Conclusions of Law,and Decision) • SHORELINE PERMIT(File#: SDP-2014-0001): Development pursuant to this permit shall be undertaken pursuant to the following terms and conditions: • 1. A clearing and grading plan consistent with City requirements shall be submitted by the applicant for review and approval by the City of Anaco.rtes Planning\Building and Public Works Departments prior.to any construction.activities taking place on or off-site. Site grading shall not adversely impact adjacent neighbors. 2. A Large Pa.rcel.Storm Water Plan and Water Quality Control Plan consistent with City requirements shall-be su-b fitted- the-applicant for reuse -a-nd_appr-oval-by the Planning\Building and Public Works Departments prior to any construction activities taking place on or off-site, 3. Clearing activities may require a Forest Practice Permit (logging permit) issued by the Department of Natural Resources prior to construction activities taking place an or off- Site, 4. Prior to any clearing\fill\grade work beginning,construction civil plans consistent with the City of Anacortes Engineering Development Standards, including but not limited to, 2 of 9 Erosion Control Plan, Site utility\infrastructure improvements Plan, Roadway improvements Plan, Signage Plan, Street Lighting Plan and other plans and\or information required by the City Planning\Building and Public Works Departments shall be submitted for review and approval. 5. Engineering and Inspection fees in the amount of$500.00, plus 2%of the total estimated construction cost shall be due upon civil plan approval. No construction activity is allowed until the construction plans are approved, all fees have been paid and a preconstruction conference held. 6. Prior to the final plat approval, all infrastructure improvements shall be completed as required by the City of Anacortes Public Works Director and a 2-year Maintenance Bond in place. The 2-year Maintenance Bond is 10%of the actual construction cost. 7, Fire Hydrants are to be located as approved by the City of Anacortes Fire Chief. Fire flows shall be addressed in a manner acceptable to the Fire Chief and the City of Anacortes Public Works Department. 8. The water main will need to be extended to the most easterly boundary of the property and designed to allow for future extension by others per Public Works Department approval. 9. The value of the vacated right-of-way shall only go toward the offsite public portion of trail construction (Kansas Avenue Park north to the Guemes Channel Trail). Any remaining funds shall be paid to the City of Anacortes.The value of the proposed vacated right-of-way will be determined prior to construction plan approval. 10. Mailbox locations shall be reviewed and approved by the City of Anacortes Public Works Department and the U.S. Postal Service. 11. Street lighting shall be required at both ingress and egress of the project. Street lighting • shall be energy efficient and shall limit glare and\or emission of light downward to the street and front yard areas. Street lighting-will be installed per PSE Schedule 52, Option "B". Lighting fixtures and design shall be approved by the Public Works Director. Shields may be necessary to reduce impacts to adjacent properties. 12. Sanitation, recycling, and compost collection shall be picked-up from the internal private road serving the subject replat/ PUD -not placed on Oakes Avenue. 13. There shall be no parking permitted on any portion of either Oakes Avenue or the one- way strect locat-d thi -thee -e-valopr e-n-t—1 a_pa signagesh.al. he demarcated_ onsite. A note to this effect shall be added to final replat/PUD. 14. Internal private driveway shall be required to provide for: A. A minimum of 24-feet of paved asphalt with a thickened edge on one side to control sheet flow runoff. B. Maximum grade of 12%. C. One-way direction from west to east. 3 of D. Appropriate signage,shall be installed at Oakes Avenue to identify ingress and egress locations. E. The road shall be constructed to meet City requirements and maintained by the property owners of which it serves. 15. Oakes Avenue, along the frontage of this project is required to provide for: • A. Cement Concrete Traffic Curb and Gutter with a 5-foot minimum meandering sidewalk, landscaping,and driveway approaches. B. Storm drainage conveyance system that discharges on th.e south side of Oakes Avenue. C. If the City Engineer finds that inconsistencies of the asphalt edge along Oakes Avenue would not allow for proper drainage into the new curb.and stormwater facilities,the appropriate amount of asphalt will need to be removed and replaced by the applicant to correct the issue. D. These improvements would extend to the easterly and westerly boundaries fronting Oakes Avenue. 16. The proposed storm-water conveyance to the public outfall and easement shall be considered private and maintained by the property owners of which it serves. 17. The proposed 10-foot storm drain easement and collector system near top of bank shall be private and maintained by the property owners of which it serves. 18. Theconveyance systei•n proposed along Oakes Avenue will be considered Public. This system will discharge to a swale along the south side.of Oakes Avenue.This crossing will need to be coordinated with the Washington State Department of Transportation Local Region for appropriate permits. 19. Sewer will need to be extended across Oakes Avenue to service this project and will need to be coordinated with the Washington State Department of Transportation Local Region for appropriate permits. 20. Proposed 15-foot sanitary sewer easement for pump lines and collector side service pipe on the north side of the proposed manhole will be a private easement-and maintained by the property owners of which it serves. 21. The scope of the project shall not exceed that as set-out in the replat, PUD,shoreline ub-stantiai-development permit ri o.relin variance-applicati ding - attachments), and in accordance With the determinations made and conditions imposed. Exhibit 12 shall be the approved site plan. 22. The project shall comply with all applicable Shoreline Master Program regulations, • including but not limited to,Chapter 5,Shoreline Environments&Associated Policies and Regulations, Chapter 6, Environmental Protection General Regulations, and Chapter 8,Specific Use Policies and Development Regulations. • • 4of9 23. The applicant shall be responsible for reimbursement to the City for the cost of third party review, posting/mailing and publication of the public hearing for this proposal.• Payment in full shall be made before building permit issuance. 24. Development shall comply with the revised landscape plan (See Exhibit 11). Landscaping shall be in place and complete before building permit certificate of occupancy will be issued. 25. Preliminary subdivision and Planned Unit Development approval authorizes the applicant to proceed with application for necessary permits to construct required improvements and to prepare construction drawings in accordance with the • determinations made and conditions imposed. 26. A note on the final short plat shall denote the following minimum building setbacks from the respective property lines as follows: A) Front: 20-feet B) Rear: 20-Feet C) Side: 5-feet 27. Both Tracts A & B shall be owned and maintained by the property owner, property owner's association, successors or assigns. A note to this effect shall be recorded on the final replat/PUD map. • 28. Private utilities shall be owned and maintained by the property owner, property owner's association, successors or assigns in a manner to ensure their functioning consistent • with applicable regulations. A note to this effect shall be recorded on the final plat map. 29. Those trees designated for retention on the submitted tree preservation plan shall be protected before and during site development and construction through adherence to AMC § 16.50.100. Chain link fencing (or other sturdy construction fencing) shall be erected along the drip line (plus 6 feet) of each of the trees designated for retention on the plan. 30. Before any site development or construction activities occur on the subject property the applicant shall contact the Department of Planning, Community, and Economic Development to arrange a tree fence inspection. 31. The lots in this subdivision are subject to applicable water, sewer, and stormwater _g ne -l—facillt _ncl--hookup—fPPc and trancportatinnancLpark impact flees. These fees are payable at levels in effect at the time of building permit issuance and may differ from those fee levels currently in effect; sewer and water latecomer charges may be payable. A note to this effect shall be recorded on the final plat map. 32. Before final replat /PUD approval is given, the applicant /landowner shall provide covenants, conditions, and restrictions (CC&Rs)to the city for review and approval. 33.. Before final replat /PUD submittal or approval, the land surveyor shall place the respective property corners of the subject property. 5 of 34. Unless otherwise outlined within a vegetation management plan that has been approved by the City of Anacort.es, within the NOPE, vegetation or tree removal, topping, or trimming is prohibited unless approved by the City. The applicant would need to submit an ISA certified report that states a tree is dead, diseased, or dying and hazardous to surrounding uses, along with a geological hazardous area critical area report to the City of Anacortes' Planning Department and Parks and Recreation Department for review and approval. Notwithstanding, vegetation /tree removal from an erosion.or landslide hazard-area and its associated buffer is prohibited per AMC 5 17.70.260(4). 35. One twenty-eight (28) foot high, detached .2,000- square foot (maximum) accessory building is permitted on each lot provided it is in compliance with all other bulk and dimensional standards for the zone, except where modified through these conditions of approval.. Where an accessory dwelling unit.(ADU) is proposed within said building, the living space shall not exceed 1,200 square feet. Impact fees & GEC shall be payable at the time of building permit issuance for both.the ADU and primary residence. The 2.,00E square foot (maximum) permitted accessory building size and 2.8 foot high (maximum) • height limit variance/deviance only applies to lots 3 through 9. Accessary structures on lots 1, 2, & 10 shall meet current zoning code standards. including but not lirriited to maximum permitted building size and height. 36. Development shall comply With the issued SEPA Mitigated Determination of Non- Significance (MDNS) mitigation measures as follows: A. Development shall complywith all of the recommendations of thee-Geotechnical • Evaluation prepared by Geotest dated :November 4, 2014, listed therein (MDNS Condition#1). B. All structures shall be setback a minimum of thirty (30)feet from the top of the bank of the geologically hazardous /steep slope as identified on the face of the replat /PUD (MDNS Condition #2). [See Condition of Approval #40 below. The stricter of the two conditions shall prevail] C. A final tree preservation plan shall be submitted .for review and approval prior to construction plan approval (M.DNS Condition #3). D. Erosion control, dust control, and best management practices shall be employed during construction /development activities as required by both the Building and -P-u-blic-Works-Dep rtments 1M€ MS Condition #4)_ E. The applicant shall submit a Large Parcel Stormwater&Water Quality Plan to • minimize runoff,control erosiOn, and protect adjacent properties. Such measures may include replanting, reseeding, storm retention ponds,buffer areas or prompt development.This plan shall be.prepared by a licensed civil engineer(MDNS Conditions#5). • F. Orange construction fencing shall be installed at 'the project boundary's clearing limits as required'by the Plannin.g Department (MDNS Condition#6). 6 of 9 G. All applicable permits shall be secured before any construction activities begin onsite. (MDNS Condition #7). H. Before building permits for each of the proposed residences will be issued, the applicant shall contact the Department of Planning, Community, and Economic Development to arrange a tree fence inspection (MDNS Condition#8). The landowner /applicant shall obtain a National Pollutant Discharge Elimination System (NPDES) General Permit for Stormyvater Discharge as required by the State of Washington's Department of Ecology (MDNS Condition #9). J. A legally enforceable agreement, which shall be recorded as a covenant and noted on the face of the deed or plat, and executed in a form satisfactory to the City of Anacortes' acknowledging that the site is located in a geologically hazard area; the risks associated with development of such site; and a waiver and release of any and all claims of the owner(s), their directors, employees, successors, or assigns against the City of Anacortes for any loss, damage or injury, whether direct or indirect, arising out of issuance of development permits for this proposal (MDNS Condition #10). K. Pursuant to City of Anacortes' Shoreline Master Program (SMP) Appendix A-3.9.4, unless otherwise provided or as part of an approved alteration, removal of vegetation from an erosion or landslide hazard area or related buffer shall be prohibited. The applicant however has submitted a geotechnical report, tree preservation plan, and landscape plan addressing proposed vegetation removal. Any vegetation removal shall be consistent with the submitted geotechnical report, tree preservation plan, and landscape plan (MDNS Condition#11). L Pursuant to City of Anacortes` SMP A-3.9.5, clearing shall be allowed only from May 1st to October lst of each year provided that the city may extend or shorten the dry season on a case-by-case basis depending on actual weather conditions. Clearing limits shall be consistent with the submitted geotechnical report, tree preservation plan, and landscape plan (MDNS Condition#12). M. The project geotechnical engineer, shall review the final civil drawings for consistency with the geotechnical report and provide specific detail for anchoring of the storm line on the slope, Site work shall be monitored by the geotech as determined by the Planning.Department (MDNS Condition #13). tel: B-ef rre-irraI rep lat/PL119-s-ubmitt-alear approva-l--i-s-gi v eil,the-app-I-loant—sh-atl-provide—a- tre.e cutting and debris management plan for review and approval prior to any activity taking place onsite (MDNS Condition #14). 0. Before final replat/PUD submittal or approval is given, the applicant shall submit a final report from their project biologist and geotechnical engineer prior to plan approval concerning the construction of the off-site public trail (MDNS Condition #15). 7 of 9 P. Before final replat /PUD approval is given, the off-site public trail connecting to • Kansas Street Park,improvements to Kansas Street Park, andconnection to Guemes Channel Trail below shall be constructed to city standards (MDN5 Condition#16). Q. Before final replat/PUD submittal or approval is given,the applicant shall submit a detailed landscape plan addressing re--vegetation of both the steep slope and area of the project site that lies within the Conservancy Shoreline Designation /Environment. An as built shall be prepared after planting has been completed. Additionally, a 5-year maintenance and monitoring plan shall be prepared and submitted to the city for approval (MDNS Condition #17). R. Before final replat/ PUD submittal or approval is given, that portion of each lot that lies within the Conservancy Shoreline Designation /Environment shall be placed into a Native Growth Protection Easement with a long-term maintenance plan for the homeowners association.A split rail cedar fence shall be constructed at the edge of • the Conservancy Environment as determined by the Planning Department with critical area sign.age placed on it as required by the Planning Department (MDNS Condition ##1&). 37, The .applicant / landowner shall work with neighboring property owners east of the subject property that are adjacent to the private and public trail and provide a combination of a sight obscuring fencing a.ndfor landscaping utilizing only native plants_ • indigenous to Western Washington. 38. The 'Homeowner's Association shall be .responsible for the maintenance of all landscaping provided along-the sidewalk fronting the subject property that runs parallel to Oakes Avenue. The height of any trees planted therein shall be similar to the landscaping in the San Juan Passage development /PUD fronting Oakes Avenue. This shall also be reflected in the CC&Rs, Additionally,the maximum permitted height of the fence proposed located within the front yard setback shall be five (5)feet from grade. 39. Before final .PUD/ replat submittal or approval is give:n., the applicant/ landowner shall submit a 5-year maintenance and monitoring plan to the city for approval for all planting along the public trail, private trail, sidewalk located within the right-of-way, and plantings within the Native Growth Protection Easement (NG.P.E) located onsite. Once . approved,the plan shall be noted on the final PUD/replat. 40. As modified since the SEPA IV1•DNS was issued, all structures shall be setback forty-five (45) feet from the top of the bank of the geologically hazardo.usjsteep slope.This shall beldentifred and n-- on the face of the final /.PC D. 41. The twenty-eight i(28) foot high -detached accessory structures (which may include ADUs) shall not exceed sixteen (126) feet in height (maximum) as measured above Oakes . Avenue. - This permit is granted pursuant to the Shoreline Management Act-of.1971 and nothing in this perrnit shall excuse the applicant, owner, lessee, agent, successor or assigns from full • 8of9 compliance with any other federal, state or local statutes, ordinances or regulations applicable to this project, but not inconsistent with the Shoreline Management Act (Chapter 90.58 RCW). This permit maybe rescinded pursuant to RCW § 90.58.140(8) in the event the permittee fails to comply with the terms or conditions thereof. Construction pursuant to this permit will not begin or is not authorized until twenty-one days from the date of filing as defined in RCW § 90.58.140(6) and WAC § 173-27-130, or until all review proceedings initiated within twenty-one days from the date of such filing have terminated, except as provided in RCW 90.58.140(5)(a),(b) and (c). JULY 15, 2015 Don h/f asamer, Shoreline Administrator Date KMMIX • MMMMMe MISMIKOOURFRIRAM MMMMMMMMMMMMMMMMMMMMMMMM MMMMMM a u s a s a a a s a t R a a a.a t a s L a, This section for department use only in regard to a Shoreline Conditional Use Permit or Shoreline Variance Permit: Date received by the Department: Approved: Denied: This shoreline variance is approved by the Department of Ecology pursuant to Chapter 90.58 RCW. Development shall be undertaken pursuant to the following additional terms and conditions: Date 9 of9 Cricchio, Kevin From: Hoxie, Robert Sent: Monday, February 22, 2016 1:44 PM To: Cricchio, Kevin Cc: 'Debbie Headrick`; 'Dale Herrigstad' Subject: RE:Addresses for 10 Lot Replat& PUD, Leeward Landing, PUD-2014-0001 Leeward Landing LOT# ADDRESS Leeward 1 3820 Lane Leeward 2 3816 Lane Leeward 3 3814 Lane Leeward 4 3810 Lane Leeward 5 3806 Lane Leeward 6 3802 Lane Leeward 7 3718 Lane Leeward 8 3716 Lane Leeward 9 3710 Lane Leeward 10 3708 Lane From: Cricchio, Kevin Sent: Monday, February 22, 2016 1:38 PM To: Hoxie, Robert Cc: 'Debbie Headrick' ; 'Dale Herrigstad' Subject: Addresses for 10 Lot Replat& PUD, Leeward Landing, PUD-2014-0001 Rob, Can you please provide me with the addresses for the 10 lot Leeward Landing Replat/PUD. Site plan is attached.Thanks. Kevin Cricchio, AICP Associate Planner Department of Planning, Community, & Economic Development City of Anacortes (360) 299-1969 1 yrrce, Groc From: Fyrrce, Groc Sent: Wednesday, November 23, 2016 10:31 AM To: 'Jeremy McCormick' Subject: RE: 3718 leeward In pic Thanks Jeremy, I will put this picture in the file so that you are covered in case the homeowner removes the railing in the opening above the stairs. Original Message From:Jeremy McCormick [mailto:Jeremy@strandbergconstruction.com] Sent:Wednesday, November 23, 2016 9:53 AM To: Fyrrce, Groc<gfyrrce@cityofanacortes.org> Subject: 3718 leeward In pic Thank you, Jeremy 1 _ I I 1 r • • 1 . I . I I I , • • I ' . •4 I - : - i' . . . I :f .I + 1 .'' I�• I I ."I. I I I 1 �..� I•l I • 1 1F J - JN i • cI -• .., — • • [ - '—•• 1 e � — • ___ • t Air- I CIS OF ANAC•RTES "AS-BUILT" F1 'Sewer 'TRACTOR: . - -{G 4' .. E.X C Cti vc,A- 1 L PLATIDIVSICN: ) �0CAC' ~\ Gv,�jy�y BLOCK . . LOT ADDRESS: \B i .R..uUc Y 1UY\4.- DATE: 5/ Li fi( . PERMIT# L 0 Dso t (0 " 1011 SCALE A 0 = S C Ck - 4 r +l 'r ; L _ b: t ; , zrt ; M 7. r r r ,x a ,— • • i' F.,::,. . . : k. „., \„_{-1 . , ......• .: • ...A _ , 1,,„ is or m • nee Ng ill, -. - Lc, ' I ! jl ___ I 7 i• k 4 i1'i _ • r r +1 ' V . • , „ .. . , . 4 . ,. . , , 11 _ , . . .• .. . . 1 .. III . 1 ti _ iam . , -i. .1)1 , • -,_ NEE • • • . M •, . ' • . - '� • l= . r • �-yv�rg.�i 1 � w I � ,OCA.tl.JE STREET(S)°MGttUD MAP - i iScwc C Ora .A.NACORTES " S-�: O,`I[" .. ' +, Swa NTRACI OR: Sir Ca e 7 X C.cAVti�i(.)v\ PLAT/DIVISION: 1_'a CR S U 1 '1 J BLOCK . ' LOT ADDRESS: ) 7 { V I e,e_L GA,. l c,vkg LATE: 5/2. 61 / i (9 PERMIT it 1-0 au1Cv ---10I scow 1•U = SC_�• ., . .. rani till r meow. Oil; Ill , • • - . . - . ee `_• Dili ■ .... ...... .,,„......... _ _c:,„ 4,.. t - ■fie■ i lii . . , • 1 . , . 111- . , ' 1 40. • ■ee eeeees ,._,,,,_; _ ink ewe Mee �■e ■� ■e■ MSS _ • • . 1111" . 111, umuill . _ 1 . . : II.' I - • eel .e . �., e.-:: , -, rni ■ iflL ! PIiUU 1 ` \ {• 1� • , y • ' 7� , y , , + \,1 CHIEF ARCHITECT XB l 1 ` ,\ �,5 \ t OFF-CNN BY MININUM TREE DENSITY / 1• 1 � J.SYKORA,GPBD Rr-.,.w,-\.�A SMALL PARCEL STORM WATER PLAN 1 1 a�Q�: s lATERMFTFR SCALE Devolution of the Total Tree Snits Required.The[Mal number of tree unlls required to be provided by a regulated project or tree cans-v.11 n permit ' {.,, \ ;�, ' 1 30' approva Wed d In section 16.50.100 shall ba calculated b.�dldding gross O 5P5P#'f CONSTRUCTION ACCESS ROUTE ' \ 5 • + 711 site area,minus gnu public or private street rights-M+uay NJ one Osmond Table 16.550.12012),The result of the calculation All be tha rural number of A)AGRAVEL CONSTRUCTION ROAD SHALL BE 1 •- ''\, EKGE '1 y' pA�E tree units... bad For the project approve)within the building bite. INSTALLED 1KHICH SHALL REMOVE A5 MUCH MUD \ Q +{ 1 a ' AND DIRT FROM THE VEHICLES A5 POSSIBLE PRIOR \ 'Y \ 7� j,' \' ,•,1' ,' 1-6-16 e LOT SIZE:19,302SQ.FT. TREES REQUIRED:19 TO ENTERING THE PUBLIC ROADWAY.THE \ \ rl r \1 •,! \ ' 1' ' / s r, X ,�� ,III , ' ,\, F EFFECTIVENESS AND EFFICIENCY OF THE REMOVAL \ ' '� y y + ,% DP q SHALL BE TO THE SATISFACTION OF THE OFFICIAL. y 1f ,�l I I 1 �f q '� k 5T- , y,( �11 , , e • LANDSCAPE LEGEND 1 ' y-- A p f •, B)SEDIMENT TRACKED ONTO THE PUBLIC ROADIMAY ! 11 El (LAWN AREA •+,,1 Ol ` '`', A)ALL EXPOSED 50IL5 SHALL BE PREVENTED FROM ` 't. 1 I �� Y''1'taa _ t ' ' �, 1\ W MOVING OFF SITE OR INTO NATURAL OR ARTIFICIAL >' • + I a ,1\ �". ' . IF CONCRETE DRIVE ➢RAINAGESYSTEMSTHROUGHSUITABLE 1 I 4 + Q xQ�Y,O �� l 1 1,22Ba4H 1 �, a)0 ` APPLICATION or HMP'5. J ` ( � ' \� ( ' Gj f ,� O- 1 , `' 1, :2 El 3 SPSP#B PROTEGTIOM OF ADJACENT \ ` C _ nr?'',' -ati ; 2 ` � PROPERTIES / ~' "5 ,rin' 5 MULCH-PLANTING BED O - 1'j'' '";,' '\a° NEAREST \:, ' 1 1 �j�-IDP 11 O p FROM SEDIMENT DEPOSITION BY APPROPRIATE USE �f 1 1 ' 1 1 1, -- - ::.r OF VEGETAT4VE BUFFER STRIPS,SEDIMENT l`.// i Y� 'ti \ 't> HYDRANT , $ + BARRIERS OR FILTERS DIKES,BERMS,OR MULCHING. ' ' �1 00'ELEV. ',, .4* ) I— t7.:.. `v '� , �� ` vim •' �, _ 1 1..0T I ' _ 1.., � �, 1 • DECIDUOUS TREE ® 5P5P#4 MAINTENANCE 1 iS . w^ -- \r "P° 1 11v I;, A)ALL EROSION AND SEDIMENT CONTROL BMP'S 1 p, ¢1P'¢�' "'~ ',� 1' ! , , SHALL BE INSPECTED AND MAINTAINED REGULARLY 1 'j � `1�W" x •1 \__________ _* 1 �qQ SF � BY THE DEVELOPER HE ENSURE CONTINUED'aPERFORMANCE OP THEIR INTENDED FUNCTION, 3 }, ' J , ' ( , rCONIFER TREE -\ ( •' - • `J� �' • GAIZAC,E' .'''' ,t21 e 4 , , {r.1. 0 5P5P#5OTHERBMP'S �1 '� �'��,�' �' 1 �� � , > r (j) 1Mn A)OTHER APPROPRIATE BMP'5 TO MITIGATE THE �, +�• � (\ ,X. .- �� �.\'.' 40�' 1 �' t EFFECTS OF INCREASED RUNOFF OR INADEQUACY \ , , \ - sue, • i.• y,'"• \ ' ' ' 'J� ' OF ALREADY INSTALLED BMP'S SHALL BE APPLIED AS i�fg�'> 2'',Or-, ' \' _ ,� ' S ;fly 4SHRUBS PLANTINGS REQUIRED OR ORDERED BY THE OFFICIAL. I �{ 55�5 1' �4 4 ,�; ,�, ✓ y ' _- o ` o E �� �,v 1 • \ '�z ;• �� DRIVEWAY ,� Cr m �'� a e� \,, ��'. 1\(> .1 COVERED EEDK ' ,3bS SG1{t L - + 1 'o- O 8 1 ce-`n 4 • 1....iii 1.\ 1 1 M' 1 ,S 1 _ - t1 • ,7- , . - '- Y �CAC� 1 1. 1 m.Cryw j� 1 + 1,• 1 1 ,cal, s vi, ' sn \ \ \ \, • , \ ''''...----:),'•',',.,„,y\...0? . ' ' : .,- • •.' -1r.' 'S. '.:'.L'.: . .' r:'.7::...2.. ..1. \'',;' (5' % ••••• ' AP,7- ' '.I • r '. '.. .1.: , . ; ,- . ..1-^ ''S ,,f--- \ 7 -..,_ \ \ -------- .,,, \ \-- -\ \o• ...,.. ', ,', .•\.. r. '..,Ts.,\_.'4..:0-tift- �W• ' z \ \ z � iTh 1s �i,\•:-\Toere7, :‘'.'7,;' :',.: , 2 DECK �' �� � }��� O r ° \ '4„., , F �c0 • �� � • � ; , �W° CP \ \\\\ \ \ \. \ \ . 0 I LU ' 1,,',-7-- :.,ji___',...-1--- -*** \ \ \ \ \ \---- ---- \ p. "Cs, ,Z. A \ \I% \ \ 0 .. / o <I' \ • , , .A....1.....,.... l•-) \ I. ---, (Z I- �� ` I SITE PLAN SUMMARY �' AOBREEZE < CP 0 1 db % 1 bi_tFT o _ ��ZaoA" ` �' ��` 1 \ PROJECT ADDRESS, z 11. �_,a I I 1 o ii 1 ; .. i 3718 LEEWARD LANE I — J 1 1 0 # a \ \ I ANAGDRTES WA 98221 DiOW v 1 �j �y*I f1 I 1 + �� 'a` HOUSE AREA' 30' GEOLOGIGAL II\ \ \lu-:%-, \ \ \ PARCEL # p } , r q,95Q.FT � 15 T.FT \ I 41 t, 1� o\ r n 1H Ij SETBACK \ ,� \ \ LOT SIZE: 1102 sq ft \ \ c% \ :: \ ` `5'1 \1 5F AREA BETVEEN TOP OF SLUFF AND • o F �fi\ q A. f 1 200' 11-'Ll ti, m� 1 PERVIOUS.DECK— 1 1 + �` FROM OHfNM: -I,637 SF 1 �\ 1 ..-L \ I[11/1 -A _ A �` N. \ BUILDING FOOTPRINT INCLUDING GARAGE; 3,635 sq ft 17c \ �• OWNER 0 \ \ ,-t:P- 1 '` �`� SHOP FOOTPRINT: 492 sq ft ‘\ • \\ N�PPROVAL ` d. ` '1 % OF LOT GOVEREAGE: 24/° \ / LDT 5lHE NORTH DF 2DD' O \ \ ' OZE N RTH O 200' PAGE I \ \ 1\ \ l ,' IMPERVIOUS AREA:2,2P15Q.FT, S 0 ` IMPERVIOUS AREA NORTH OF 200' FROM OHWM: 2,2,11 SF \ IMPPRVIOUSAREAGOVERAGE:3090 i �, �1 � % OF IMPERVIOUS AREA NORTH OF 200' FROM OHV`4M: 30% \ °F 1 ,\+ , ` IMPERVIOUS AREA -- - -- - - - -- - CHIEF ARGHITECTXb ( ���- 1 1\- -- 1 \ \ DRAWN HY'. b ' — � J /� j- f•1� - I — _ 1.5YKORA.GP9D R 9! ff - - \ ____>. ---- _____-----_,---- - ..-- _--------\\--- _�:/ �' i / :-10.PRIVATE SD•:-:._. :: _:.-•;::: ._, \ �� 1 ���" / i -- �� �� ,.,::::-..':„.„,,,,,,,' �Gp O 8� :EASEMI=NT �� — q�N y �� \•.-..,....-. . . . . . , 01 \ ...--1 o % �r �J—ram- / . . . . `': • _a , , ,i---;_ ---- _ -__-_•„-__T _____-__ -_--:-__ ______. ______________________ „_____ _ _____. (...., ---- ....i„---...-,._-4::::---"-:-..-- .„-------ri- ------ --------------"--- \••._ ,•,._,.._.• •.,..:•,....:,.•. , .5). , •.....„ , ._.> - ----- ____----------_-____-_-_-_,-*--- ________-_-...„...: _._______-____:, ,.....„- -_,---,..„-- ___________i______ .._____--__-____- .. , .... ... . . . . . . „ . . .,, . ..-..••_-_________ ____- _.---.-_-________-_-__.„....- .••-.--7.,--_-______- .„_•-...:7- .... ..• _____ _______ ___________________________, . _. ..,_ .. •_,,,, _______________ __ __,,...„.... ____ _______ ___________- , .2_,->_--_--,--,---'----_-----.-..'-.>-....-..>;7› ____F.\•.1•We,...,8.''•.•.:.:•:•,••.::-:'•-6•,:,..••:.-:. :- / / / i` _-- -1-' -`- 30' 6EOLO6IGAL .----,---.",.-.. 1 - ' \. - € ------.---.-,_-.. •.--------_-z_-,....---------..,',/.,--,----,-_-7-/":-„----_--__1_____ // - - a - i SETBACK YJ tg r,4 ._ /_„/_.....--z-.__--__--_—_--.-- 0•..:....,...,..•,,:.:e..••.'-•.•C:.,'.N,,•.-.„-:..--..-,....,-5,....:..:.7. c„)....0...., \ .T?-CrT- _S...). \,\_,..-.....\. --- __,- --- .)6DCCI°I. /,/ .,„' -� �,".-i - / �as ew�P DECK # ‘. 1 ! ".• i -- -j10401�(���eT5 +1 \ _ - -_ 1w1 j: 5FR � ‘ 4 1 7__----____---- ---;,'-/....• ,,,..-_..--` .---- -\,...,_A 06. ____ - .-• .______.\\- , --------1---- --Z/ ----A--------- ..--- --V' 11'.N. ___-- _ ----------- --- \ \ \. ' \\‘. S____b()- \ \ /_---- F .� — �= MINIMUM TREE BENEFIT SMALL PARCEL STORM NIATER PLAN /I -�' J_ 0-_ '� t'T'��E �.ar; Tyyai "��fvi�-ww�, SPSPq I40N5TAlIGTION AGGP65 ROUfE 3 ��o�P • • • • 1 �1yLt� _ / b.iwy iLNp M1.+4i�c:/.�uY Yl�h.a O Al hff.ii44�..4cQ4I +UGYiC9 FOAP 4H4i BE 1 4. '1 •'y�'•,'�•�E — p 7 F r V �� / _-_. Lass"+ IHSPL�1'1/[M'.H+u.,.RMYrvs ns nJc"MVo ` - s , ❑ r _ nxP 1111Y M!•[IHlI[ix]P035�9L£.i3OR S 'l •it. W dip L� V. tm -......IO i.FT IT9£ESx000ry,EP-19 YOIXI-EPMITM.�,L wt'^-:AY.THE • a - e - _ [FFlGtw04"h.�tl SrYG{oUr n.THa vttsww 1 9 .'8 .'�•.•--:rt•aF �. \‘. c. p.0 xl r.,LAN05GAPE LEGENU sxnLLeEro 1NE5Ai 5F,HL uoa THE oPPIcw, �� �. t• �};��' -�, = 1 \ n <°2 i•a El 1-� / % 1 ^ 8)SEaMENT TRAOLEO-MVO THE n10L3L flOADWAY �-- \ t,. -. % \\ lQ 1 ,C E,,n K ��- - - 1 I 5w1 LE GLEANED Ox AT L€ASTA P.,,...515. . l • 1 I LAN AREA L.4 r~ 6P6P HZ STABILIZATION OF GPHUPEU AREAS J-•` _ • . 1� H)ALL EXPOSED 0I INTO NATURAL c LNTRANE 001PROMIAL 'F V• CONCRETE DRIVE PRHIRWNE E 61,61 H5 THROUGH SVIT•SLE �yj _: '� ' •11 ~�` • J '�� OS PLILAf]ON OF EMF5. - 7I \ ,+ .. 1 ) \______ — - \ I �I O 8P5Pk3PROTEGTION OFA.OJAGEHT PROPERTIES - GARAGE ,4S / -��—`1 ` r--~ 0 \ I '�MULCH-PIANTVNG 0E0 T ,FR�rs BY Rh LI5E I ` 1 1a • 'I% _,- Q L �Illivfi ifli„�I OF AIDE WESe:neseTwrs.KR • Z y �� gnpRl(! R5,PIK£5.R£W',OR MVLCHIH6- y y �y ® 6PSR M S MAINTENANCE DR�YENtAY 1 , - ,� — , 1,� OELID0005 TREE \ ..,-.-'---. \ - _��� A!ALL I.A.Ris ARP]Ea+nrccaNTRR REGULARLY 1,368 sq H _ - �— _HULIr+r+�r.vi.,c�,Aw'ulNEo aEcuLARLr - Q �~ BY TEE OF ILO... Ta*�SUNE CONTINUED , _ 1.1 111 lL. Tow,Axce Or INTENDED ruHcr oH, \ CONIFER TREE 2 q Z 1 � O PER 9- 4.�,�?�r 1 iw .T ,,H' rj 5P5P k 5 OTHER 6MP'8 1,(]K,- - --,- J 1`1 \----`—J 1hLR_LP h1T,LILEC*'i JP5O5 wyO�elEAeP�U'k:D AS �. a2.]ILE � .,/ O • I� 41l,i1 5HRU 69f PLANYIN65 RSwlReo oAORPEREP BY THE OF.Icu_ - •.. \-- - ---a \ -------- I-L1 ' Osz, \ ---------'‘.-) IS$ 7' 1 \ \ ...------ ------ \ ‘\: ..."'' . \1,1,.1 \ _-_--------- 0 ..--- 0 -------- \ \----- .---- ----- ___:...,_,---_--zr--- \ \\ --- 4,4 _.„--- \ cl- '-"Nl. ....___Sva...\ ----;.--?":-:-.•:•.-:•'k\•V" ---- \ _1. 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