LAUGHLIN, JAMES (DECISION)DECISION OF THE HEARING EXAMINER
CITY OF BAINBRIDGE ISLAND
In the Matter of the Application of
James Laughlin
For a Preliminary Subdivision
and HDDP Approval
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Introduction
James Laughlin seeks preliminary subdivision approval for a 48 lot preliminary
subdivision of a 1.52 -acre parcel for town homes at 201 Madrona Way (Madrona
Townhomes).
Hearing: An open record public hearing was held on March 14, 2013. The
record remained open until March 19'h for the addition of a report from the Bainbridge
Island Fire Department regarding the requirement for a fire hydrant. Jennifer Sutton,
Special Project Planner, and Janelle Hitch, PE, represented the Director, Department of
Community Development. The applicant represented himself.
Code References: All references to sections in this decision are to the Bainbridge Island
Municipal Code, unless otherwise indicated.
After due consideration of all the evidence in the record, testimony and written
submittals, the following shall constitute the findings, conclusions, and decision of the
Hearing Examiner on the application.
Findings
1. James Loughlin, hereafter "Applicant", submitted a Preliminary Subdivision
application on August 9, 2012. The application sought approval of the division of a 1.52 -
acre parcel at 201 Madrona Way into 48 townhouse lots ( "Madrona Townhomes
Subdivision") as a Housing Design Demonstration Project (HDDP).
2. The subject site has frontage on the south side of Madrona Way (at times referred
to as Madrona Way NE in the record) and lies to the east of Madison Avenue North.
Except for an unused mobile home, the property is vacant. Three private access roads,
1st, 2nd, and 3rd Streets, cross it. The property measures 122 feet deep. It slopes gently
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from north to south/southeast. A public pedestrian right of way lies along its western
boundary. There are some trees and other vegetation, largely along the western boundary
of the site and in the northwest portion. There is no critical area on -site and the site is not
within the Shoreline District.
3. The Comprehensive Plan and zoning designations for the site are Mixed Use
Town Center (MUTC) /Central Core Overlay (Core) District. Those designations
continue to the north, south and west. To the east the property is in an area designated
MUTC/Ericksen Avenue Overlay District. Development surrounding to the north, east
and west is multifamily residential, commercial and mixed use. Immediately to the south
is the Islander Mobile Home Park, which utilizes the private access roads crossing the
subject site.
THE PROPOSAL
4. Applicant proposes 48 lots, ranging from 816 to 1,634 square feet in area, aligned
along the three private roadways. The actual building designs will be determined later
but could vary from one to three stories in height. The design would be intended to have
the appearance of a multifamily development. Each home would have at least one
parking space and many would have room for a second space in the driveways. Some
larger ones could have additional parking within or underneath the unit.
5. Because single family subdivisions are not permitted within in the Core District,
approval of the HDDP is required for approval of this preliminary subdivision for single
family development. The applicant proposes to qualify as a Tier 1 Housing HDDP for
which seven points are required. The proposal achieves ten points for diversity by
designating five lots for affordable housing, as defined by Section 18.36.030, for fifty
years. A condition of the SEPA Mitigated Determination of Nonsignificance (MDNS)
requires documentation showing that the units will be maintained and managed as
affordable units.
6. The maximum floor area allowed for each residence is 1,600 square feet for Tier
I Housing HDDP. Table 2.16.020Q -1.
7. An I-IDDP proposal may include the modification of the development standards in
Chapters 17 and 18. The proposal utilizes the flexible design standard incentives in
Section 2.16.020Q6 as to minimum lot size and dimensions, setbacks, and open space
provisions. Lot sizes may be reduced below 5,000 square feet with the approval of the
Kitsap County health district, which approval has been given. The Core District's
minimum lot dimension is 50 feet for width and depth and most of the proposed lots are
18 feet wide. The regular required interior setback is 10 feet and this townhouse proposal
would have no building to building setbacks. The regular building to exterior subdivision
boundary setback is 15 feet and five feet is proposed. The regular setback from private or
public roads (except for arterials and collectors) is 15 feet and ten feet is proposed. The
designated open space requirement is eliminated for the HDDP and no designated
common open space is proposed.
8. The proposed utilities plan has been reviewed. Water and sewer lines would be
upgraded. Stormwater would be collected from roofs, roads and parking areas, which
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will have pervious surfaces, and be conveyed to a new drainage line to a catch basin at
City Hall. Conditions are required pursuant to SEPA and are recommended (Numbers
18 and 24) to assure that the storm drainage and water and sewer facilities meet City and
other regulatory standards. The Kitsap Public Health District gave preliminary approval
to the plans for water supply and public sewer.
9. Madrona Way will be reconstructed largely in its current configuration with the
addition of a five -foot wide sidewalk on one side extending to Madison Avenue N and
new parking spaces.
10. The Floor Area Ratio for residential development in the Core District is .4 and
maximum is 1.0. The preliminary subdivision application indicates that 550 square feet
is allocated to each lot. A recommended condition (No. 12) addresses keeping track of
residential FAR used as development proceeds and describes how additional FAR will
have to be purchased or transferred.
11. Applicant proposes development in three phases. Street improvements would be
completed in the first phase. A condition is recommended (Number 20) making that a
requirement and that phased installation of utilities be subject to approval of the plat
utility permit for the project.
VEHICULAR AND PEDESTRIAN ACCESS AND PARKING
12. Madrona Way is a local road with pavement width of about 19 feet. Residents of
the mobile home park and local residents and occupants of development on the north side
of Madrona described the difficulty of turning in and out of its intersection with Madison
Avenue North and expressed concern about adding additional traffic on the street.
13. The City commissioned a traffic impact analysis (TIP) to assess the degree of
impact the new development would have on the traffic system. The TIP showed the
proposed development is estimated to generate a total of 209 vehicle trips on an average
weekday, after the 25 percent trip reduction for location close to the ferry, shopping and
other amenities. The morning peak hour generation is estimated to be 16 vehicles per
hour, two inbound and 14 outbound, and the PM peak total is estimated to be 19 per hour
with twelve inbound and seven outbound. The intersection currently has a Level of
Service (LOS) B during the PM peak westbound, D eastbound, and A both north and
south bound. In 2017, with expected growth of existing traffic plus the traffic from the
proposed development, westbound is estimated to be an LOS C and eastbound an LOS D.
The increase in delay for motorists east or westbound on Madrona Way is estimated to be
approximately one second during the PM peak hour. LOS D has been determined by the
City to be an acceptable LOS.
14. The City's Development Engineer anticipates that once residents become
accustomed to the traffic patterns, during peak hours they will access Madrona Way by
turning right from Madison Avenue North, rather than attempting a left turn.
15. A Certificate of Concurrency for the development was issued reflecting the
determination by the City Engineer that the capacity of transportation facilities affected
by the proposal is equal to or greater than the capacity required to maintain the level of
service standard and reserving transportation facilities for the volumes shown in the TIP.
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16. The proposal, as modified, provides the 48 parking spaces to satisfy the one space
per unit requirement allowed within one -half mile of the ferry terminal and the Code
requires six guest parking spaces. The Applicant indicates that the proposal is for a total
of 76 spaces on -site. The plans show six spaces in easements for parking on the site plus
seven guest parking spaces in the Madrona Way right of way for a total of 13 guest
spaces. Section 18.15.020D3 allows the additional spaces to be located off -site within
1,000 feet. Many of the units have room for a second car in the driveways. Applicant
testified that, depending on eventual design, several of the larger units could have
additional parking located underneath the structure not included in the 76 total.
17. Area residents and other occupants expressed concern about whether the proposed
development would provide sufficient parking to avoid spillover into the mobile home
park, for instance, and described inadequacy of parking in the area. To address this, the
MDNS requires at least 10 guest spaces unless there are lots that provide three or more
spaces. Those lots would be subtracted from the total used for the ratio of one space for
every five units. The on- street spaces would provide additional supply for the area and,
though they would not solve the area's parking shortage, the situation would not be
exacerbated by the new development in the opinion of the Department. The opinion was
mixed as to whether the new spaces should or would be available for overnight parking.
18. Requests were made by the Association of Bainbridge Communities and others to
require the project to address the Goals and Policies of the Non - Motorized Transportation
Plan and other Comprehensive Plan policies by providing an access path through the site
and the mobile home park for a shortcut to the ferry and Winslow Way and by
formalizing and maintaining an existing path connecting Madrona to Ericksen Avenue
through other properties. Because the proposed paths involve the use of property not
subject to this subdivision proposal, the City does not have the authority to require the
connections through this preliminary subdivision approval process.
UTILITIES AND PUBLIC SERVICES
19. The City issued a Non - binding Commitment for Water and Sewer System
Capacity determining that the property is within the City's service areas and that the City
currently has sufficient water and sewer capacity for the proposed development.
20. The Bainbridge Island Fire Department does not require a fire hydrant at the
corner of Madrona and 3`d Street but the addition of a fire hydrant at that location would
improve the department's response capabilities in the neighborhood. Exhibit 37.
21. The Department of Public Works and the city engineer have reviewed the
proposal for consistency with the City's Design and Construction Standards and
Specifications and state and federal regulations and have determined that the proposal is
in conformance with those that are applicable at this stage and recommended conditions
to assure that the subdivision will conform to all applicable standards and regulations.
22. The payment of school impact fees pursuant to Chapter 15.28 is not currently
required. A condition (Number 10) is proposed to require fees if the fees are in effect at
the time of the issuance of building permits.
23. Kitsap Transit did not recommend any new transit stops relating to this proposal.
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COMPREHENSIVE PLAN POLICIES
24. The proposed preliminary subdivision is consistent with the designation in the
Comprehensive Plan's land use map for the Mixed Use Town Center (MUTC) which is
intended to have a have a "strong residential component to encourage a lively community
during the day and night" LU 1.2 Winslow Goal 1. The area is to have diversity in
types of housing, along with other uses. W I.2. In the Central Core Overlay District,
residential uses are encouraged. W2.2. The proposal for this high- density development
with opportunity for fee - simple ownership along with some affordable homes would
contribute to the diversity of housing types sought by this goal and would support the
population growth strategy in the Winslow Master Plan.
25. The Housing element policies encourage economic diversity (H1.2), and housing
that will remain affordable over time. H4.1. The proposal responds to these policies by
offering not only the affordable units, which will remain so for 50 years, but very small
lots and modest home sizes that would be expected to be more affordable than units of a
more standard size.
26. The goals and policies of the Winslow Master Plan (WMP 2.1) encourage
downtown living, efficient use of land and creation of less expensive housing to increase
diversity. WMP 2 -6.1 that supports the use of FARs and development standards to
encourage a diversity of housing sizes and types resulted in regulations that allowed the
proposal which will use the land efficiently and adds to the variety of housing sizes and
types through the opportunity for fee simple ownership of the individual properties and
the small lots and floor areas.
HOUSING DESIGN DEMONSTRATION PROJECTS ANALYSIS
27. The proposed Tier 1 HDDP is to be evaluated against the approval criteria in
Section 2.16.020Q5. First, it must qualify as a Tier 1 Housing HDDP by scoring at least
seven housing diversity points. The dedication of ten percent or five units in this case
with a proposal to ensure continuing affordability for 50 years gave the project ten points.
28. The proposal must demonstrate how utilizing the flexible design standard
incentives is needed to achieve the desired innovative design and meet the goals of the
chapter. The proposal utilizes that flexibility as to minimum lot size and dimensions,
setbacks and open space resulting in the appearance of a traditional multifamily
development but with greater setbacks than a standard multifamily development under
the Core District standards to harmonize with the character of the area. The record
satisfies the requirement for this showing.
29. The resulting project must be harmonious in design and appearance with the
intended character and quality of development in its vicinity and with the physical
characteristics of the site. The surrounding development is a mix of multifamily,
commercial and mixed use and of architectural styles. Its design will resemble a
multifamily development that will fit in this mixed area. The design, orienting each
grouping along existing roads, also will be in harmony with the site characteristics.
Conditions are recommended to assure consistency with design guidelines and retention
or replacement of trees along the western boundary.
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30. While, as addressed above, the proposed project would add traffic to this small
street, the number of trips is not large enough to adversely impact existing public service
levels in that the only change in LOS resulting from the new trips combined with overall
traffic growth results is to a level determined to be acceptable in this urban area. The
proposed provision of parking on- and off -site was shown to be adequate and meets the
Code's requirements as interpreted by the Director. The non - binding commitments as to
capacity shows there would be no adverse effect on water and sewer.
31. The project is required to comply with all other Code requirements unless
modified through this process. With the approved modifications and SEPA and
recommended conditions it does comply.
32. The phases of the project must provide adequate infrastructure to be able to stand
alone if other phases are not completed. The proposal includes improvements in the first
phase necessary to stand alone and a condition (Number 20) is recommended to assure
this.
33. The proposal must include sufficient affordable housing to meet diversity
standards. The Director has determined that the five units proposed meets the standard
and has recommended a condition to assure this consistency.
PROCEDURAL, COMPLIANCE
34. The City's responsible official issued a MDNS on January 17, 2013, which was
not appealed. The conditions of the MDNS are intended to be listed as conditions of
subdivision approval.
35. Notice of the public hearing was published in the official newspaper on February
22, 2013 and posted in the official posting places and on the subject property and mailed
to the applicant and to the addresses within 300 ft. of the subject property as required by
Section 2.16.020K6. Numerous public comments and a request for a traffic study signed
by almost fifty people were received.
36. The requirements that must be met for preliminary subdivision approval are set
out in Sections 2.16.125H and 17.12.040 and RCW 58.17.110. The approval criteria for
an HDDP are found in Section 2.16.020Q5.
37. The Hearing Examiner is authorized by Section 2.16.125 to hold a public hearing
and make a decision on a preliminary subdivision application.
Conclusions
1. The Hearing Examiner has jurisdiction to hear and make a decision on this
application.
2. Notice satisfied the requirements of Section 2.16.020K.
3. The findings show that the approval criteria of Section 2.16.020Q5 are satisfied
by this application in that:
A. It received the necessary score for housing diversity;
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B. Relief from specific development standards was shown to be needed to
achieve the design and meet the goals for dense and affordable housing;
C. It will be in harmony with the character and quality of development in the
vicinity;
D. It will not adversely affect public services including availability and quality of
water and sewer and transportation, at the level of service defined as acceptable;
E. As modified through this process and conditioned as recommended, it
complies with all other Code provisions;
F. Phases will contain adequate infrastructure to stand alone; and
G. The project will meet housing diversity standards.
4. The findings show that the general residential subdivision design standards of
Section 17.12.040 are met in that:
A. Through use of the flexible design standards as modified by the HDDP
process, the plat complies with requirements of Title 18; the plat is or is required
by recommended condition (Number 30) to comply with RCW Title 56;
B. The lots (home sites) are appropriately located to meet the flexible lot
design standards as modified through the HDDP process;
C. The reconstruction of Madrona Way with a new sidewalk will be done in
accordance with the City's Design and Construction Standards and Specifications
(Conditions Numbers 18 -21) and will not be larger than the minimum required to
meet these standards and will maintain its existing character; conditions (Nos. 18
and 22) will assure proper location of mailboxes and signage;
D. Provision for pedestrians to and from the site will be provided through the
new sidewalk and the maintenance of the existing public easement along the west
side of the site;
E. The project will provide adequate amenities for each phase to stand alone
(Condition No. 30.)
5. The proposal satisfies the decision criteria of Section 2.16.125H for preliminary
long subdivisions as well in that:
A. The applicable subdivision development standards of Title 17 are met as
concluded above;
B. Appropriate provisions have been made for the public health, safety and
general welfare and public use and interest including those listed in RCW
58.17.110. The findings show that the preliminary subdivision is not required to
provide any specific common open spaces but has made appropriate provision for
drainage, adequate streets and sidewalks, for sanitary waste, and for schools
through the condition requiring payment of impact fees if reinstituted.
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C. The preliminary subdivision has been prepared consistent with the
requirements of the flexible lot design process with appropriate modifications for
a HDDP.
D. The findings show that the city engineer has determined that preliminary plans
demonstrate that the subdivision conforms to regulations concerning drainage,
will not cause undue burden on the drainage basin or water quality, the streets and
pedestrian ways are properly coordinated with other streets and are adequate to
accommodate the traffic anticipated to be generated by the new units, there is
adequate capacity in the water and sewer system to serve the subdivision and
those services are available at the site, and the subdivision conforms to
subdivision chapter requirements and construction standards and specifications or
that with conditions of approval recommended will do so.
E. With the recommended conditions, the preliminary plat will comply with
applicable provisions of the Bainbridge Island Municipal Code, Chapters 58.17
and 36.70A RCW, and other state and federal regulations.
F. The proposed subdivision, with the recommended conditions, will be
consistent with the Comprehensive Plan in that it will provide provide high
density residential development within the downtown area and thereby promote a
vibrant, lively downtown but day and night. Its provision of some units
designated for affordable housing and small lots and opportunity for small floor
areas keeping the potential cost low will add to the diversity of housing types
available in this area.
6. As the findings and conclusions show that the public use and interest would be
served by the platting of the proposed subdivision with approval subject to the
recommended conditions, the application should be conditionally approved.
Decision
The proposed preliminary subdivision and HDDP is approved subject to the
conditions listed in Appendix A below.
Entered this a?6th day of March 2013.
MdrgareeKlockars
City of Bainbridge Island
Hearing Examiner pro tem
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Concerning Further Review
This decision is final unless, within
21 days
after its issuance, a person with
standing appeals the decision to the Kitsap
County
Superior Court.
To be timely a
petition for review must be filed within the
21 -day
appeal period.
(See RCW Ch. 36.70).
APPENDIX A
SEPA Conditions:
To avoid impacts to archaeological resources, the contractor is required to stop
work and immediately notify the Department of Planning and Community
Development and the Washington State Department of Archaeology and Historic
Preservation if any historical or archaeological artifacts are uncovered during
excavation or construction.
2. All
construction activities
are subject to
the noise regulations in BIMC Chapter
16.16.
3. All outdoor lighting shall comply with BIMC Chapter 15.34.
4. A Temporary Erosion and Sedimentation Control Plan ( TESCP) and Stormwater
Pollution Prevention Plan (SWPPP) are required prior to building and/ or civil
construction activities. Stormwater quality treatment, erosion and sedimentation
control shall be designed in accordance with BIMC Chapter 15.20. The TESCP
shall include off - street accommodation for construction vehicle parking.
5. A guest parking space ratio of 1 guest parking space for every 5 residential units,
or 10 guest parking spaces, will be required for the subdivision. The final
subdivision application shall clearly show compliance with this requirement. This
ratio can be accomplished for the Madrona Townhomes development in two
different ways:
• Providing 10 guest parking spaces within the development, where 6 guest
parking spaces are currently shown. This would likely result in the
subdivision losing one or two lots; OR
If a lot/ unit provides three or more spaces then that unit can be subtracted
from the total residential units used in the ratio. For example, if 18 units will
provide a one -car garage plus a driveway wide enough for 2 parking spaces,
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then 30 lot /residential units would be used in the guest parking ratio. Total
guest parking spaces required within the development would be reduced to 6.
6. The trees along the western boundary of the subdivision are on the property line
between the right -of -way and the subject property. To protect the trees along the
property line, the applicant shall submit a tree protection plan, meeting the
requirements of BIMC Section 18.15.010.C.3, and prior to construction near the
trees. This includes any utility work along the western side of the subject
property, and construction of the homes on lots 1 and 3 -7. Should removal of any
of those trees be unavoidable, and the City concurs, then the applicant will replace
the tree at a 3:1 ratio.
7. The final plat shall show the required 5 lots to be designated for affordable
housing, pursuant to BIMC Section 2.16.020.Q.4.a. The lots shall remain as
affordable housing for 50 years. Building permit applications for the affordable
homes shall include documentation demonstrating how the long -term affordability
of the lots will be managed. An example would be the options described in the
Housing Resources Board memorandum, submitted by the applicant to the City
on September 12, 2012. Should the subdivision be constructed in phases, a
proportional amount of building permits for affordable units shall be issued and
have final inspection at or before the market rate units.
Non -SEPA Conditions
8. Except for modifications reflecting compliance with these conditions of approval,
the final plan application and completed development shall substantially conform
to the preliminary subdivision survey drawings date stamped November 7, 2012
(pages 1, 2, 5, and 7 -9) and September 12, 2012 (pages 3, 4 and 6) and civil
drawings received February 7, 2013,
9. Prior to any construction activities, the appropriate permits, including but not
limited to right -of -way permits and license agreements, plat utility, road approach
permits, clearing, grading, and building permits, shall be obtained from the City.
10. If a school impact fee is in effect at the time of building permit issuance, it shall
be the responsibility of an applicant constructing the residential unit to pay the
school impact fee (BIMC Chapter 15.28).
11. The maximum floor area allowed for each residence is 1,600 square feet.
12. Pursuant to BIMC Table 18.12.020, each resultant lot is assigned 550 square feet
of base residential floor area ratio (FAR), as shown on page 7 of the survey
drawings, for a total of 26,411 square feet. A total of 66,028 square feet of
maximum residential FAR is available to the development. The applicant for
construction of a residence on each of the lots shall obtain bonus FAR should the
floor area exceed the share of the base floor area depicted on the plat. That bonus
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FAR shall be purchased through the City's bonus FAR program or obtained
through a transfer prior to building permit issuance. As building permits for the
units are submitted, the owner and the City shall keep track of total residential
FAR for the Madrona Townhome development, so that the maximum residential
FAR is not exceeded.
13. The Department of Planning and Community Development shall review the
building permits for residences for consistency with applicable General and
Central Core guidelines contained in the Design Guidelines for the Mixed Use
Town Center and High School Road Zoning Districts, BIMC Section 18.18.030.
14. Street trees shall be planted along the projects Madrona Way frontage at 30 -foot
intervals, consistent with the Mixed Use Town Center- Central Core Design
Guidelines. Details about integrating the street trees (i.e. use of tree grates) shall
be shown on the plat utility permit civil plans.
15. The building setbacks shall be noted on the final subdivision.
Building to building: Minimum Ofeet*
Building to subdivision boundary: Minimum 5 feet*
Building to right -of -way & private access Minimum 10 feet
*Subject to Building Official and Fire Marshal building permit approval.
16. As a Tier 1 Housing Design Demonstration
Project,
the development
is eligible to
achieve the maximum building height of 45
feet, as
defined in BIMC
Table
18.12.020 -3.
17. During construction, the applicant shall notify any properties affected by road
closure or utility disruption at least 5 days ahead of the disruption.
18. Civil construction plans for all roads, storm drainage facilities, sanitary sewer and
water facilities, and appurtenances shall be prepared by a civil engineer licensed
in the State of Washington and shall be submitted to the City for review and
approval. No building permits shall be issued and no construction shall be started
prior to plan approval.
19. Madrona Way shall have half - street improvement, including a 12 -foot driving
lane, curb and gutter, and 5 foot sidewalk. Street improvements will be along the
entire frontage of the subject property and extend westerly to the corner of
Madrona Way and Madison Avenue in substantial conformance with the
preliminary civil engineering plan dated February 4, 2013. All internal streets
shall remain private. All improvements will be subject to the approval of a Plat
Utility permit for the project, which will be completed to satisfaction of the City
Engineer. The final subdivision application shall not be accepted or approved and
no construction shall commence prior to Plat Utility permit approval.
20. If a phasing plan is implemented, all public street improvements shall be
completed in the first phase of building development. Phased installation of
public and private utilities will be subject to the approval of Plat Utility permit for
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the project, which will be completed to the satisfaction of the City Engineer.
21. ADA compliant ramps and signing is required on sidewalks and parking stalls to
the satisfaction of the City Engineer.
22. The three ingress /egress locations indicated on the site plan shall be a minimum
of 24 feet wide according to the City of Bainbridge Island's Municipal Code
Section 18.15.020.J entitled Parking and Loading.
23. In accordance with BIMC Chapters 15.20 and 15.21, the site is required to
comply with all of the minimum requirements for stormwater quality and control.
The owner shall be responsible for maintenance of the storm drainage facilities
for this development following construction. Before issuance of occupancy
permits for this development, the person or persons holding title to the subject
property for which the storm drainage facilities are required shall record a
declaration of covenant that guarantees the City that the system will be properly
maintained. Wording must be included in the covenant that will allow the City to
inspect the system and perform the necessary maintenance in the event the system
is not performing properly. This would be done only after notifying the owner and
giving him/ her a reasonable time to do the necessary work. Should City forces be
required to do the work, the owner will be billed the maximum amount allowed
by law.
24. The site is greater than one acre in size therefore prior to construction activities
the applicant shall apply for a Construction Stormwater General Permit thru the
WA State Dept. of Ecology.
25. The project received a non - binding commitment for water and sewer service;
however, a binding commitment for water and sewer service shall be issued prior
to the issuance of the Plat Utility permit.
26. All of the proposed sanitary sewer mains will be dedicated to the City. The mains
will be conveyed to the city with a Warranty Bill of Sale and will be located in a
minimum 15 -foot wide easement benefiting the City with access and maintenance
rights.
27. All lot corners shall be staked with three - quarter inch galvanized iron pipe and
locator stakes along with all other applicable survey provisions.
28. A plat certificate shall be provided with the final plat application.
29. The relevant portions of Conditions 1 -7, 9 -13, 15 and 16 shall be listed on the
face of the final plat survey.
30. The applicant shall comply with the applicable requirements for final subdivision
and recording as provided in RCW Title 58.
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