200S?6BGI CORSAIR HEIGHTS DIV Lots PFN FSD. Council District: 1. Applicant: Cosair Heights, LLC Henry M. Robinett, Managing Member

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1 200S?6BGI CORSAIR HEIGHTS DIV. 2 PFN FSD Council District: 1 Applicant: Cosair Heights, LLC Henry M. Robinett, Managing Member Surveyor: ORCA Land Surveyors Paul J. Darrow, Registered Professional Land Surveyor 9 Lots Mitiaation Cateaorv Total Fees Total per Unit Fee Parks & Recreation $9, $1, County Roads $4, $ WSDOT $3, $ City of Arlington $1, $ City of Stanwood $2, $ Stanwood School Dist. No. 401 At bldg permit At bldg permit

2 PARTIES OF RECORD REGISTER OS SO IVY TERRACE HRG: 2/1/ ON, UPDATED {MK) ROBINETI INVESTMENT CO LLC 3601 COLBY AVE EVERETT, WA SNO CO PUD NO 1 DEAN SAKSENA PO BOX 1107 EVERETI, WA STILLAGUAMISH TRIBE VICTORIA YEAGER PO BOX 277 ARLINGTON, WA SNOHOMISH HEALTH DIST BRENT RAASINA 3020 RUCKER AVE SUITE 104 EVERETT, WA SNO CO DEPT OF PUBLIC WORKS MARK A BROWN 3000 ROCKEFELLER AVE M/S 607 EVERETT, WA SNO CO PLANNING & DEVEL SVCS PAUL MACCREADY 3000 ROCKEFELLER AVE M/S 604 EVERETI, WA LAND RESOLUTIONS RY MCDUFFY 3605 COLBY AVE EVERETT, WA PORT BLAKELY TREE FARMS LP 8133 RIVER DRIVE SE TUMWATER, WA STAN PHILLIPS 4032 SR 532 STANWOOD, WA 98292

3 SNOHOMISH COUNTY COUNCIL Snohomish County, Washington MOTION NO APPROVAL OF THE FINAL PLAT OF CORSAIR HEIGHTS DIV 2 (FKA IVY TERRACE) PFN FSD WHEREAS, Robinett Investment Company LLC, applied to Snohomish County for final plat approval of the plat of Corsair Heights Div 2 (fka Ivy Terrace), PFN FSD; and WHEREAS, the plat consists of 9 lots on 29.5 acres of property located on the South side of SR 532 at the end of newly constructed 39th Ave NW which turns north from 258th ST NW, Stanwood; and WHEREAS, the preliminary plat was approved by the Hearing Examiner on 16 February 2006 with Minor Revisions approved on 13 March 2007 and 15 February 2016, and WHEREAS the Snohomish County Council approved Motion which granted a 4 month extension dated 10 February 2016; and WHEREAS, the final plat was approved by the Snohomish County Public Works Department, Department of Planning and Development Services, Treasurer, Health District and Fire Marshal; and WHEREAS, the Council reviewed the record on the final plat of Corsair Heights Div 2 and considered all applicable state laws and county ordinances; NOW, THEREFORE, ON MOTION: Section 1. The Snohomish County Council makes the following findings of fact: 1. Preliminary approval of the plat of Corsair Heights Div 2 {fka Ivy Terrace) was given by the order of the Hearing Examiner dated 16 February 2006 (PFN SD) with Minor Revisions dated 13 March 2007 (PFN SD) and 15 February 2016 ( PSD) and a Motion of Council 10 February 2016 (16-037), copies of which are attached hereto and incorporated herein by this reference. 2. The conditions of the preliminary approval found in the Hearing Examiner Disposition (PFN FSD) have been satisfied. Motion No Final Plat of Corsair Heights Div 2 (fka Ivy Terrace) PFN FSD Page 1 of 2

4 Section 2. The Snohomish County Council makes the following conclusions: 1. Appropriate provisions have been made for the public health, safety, and general welfare. 2. Appropriate consideration has been given to open spaces, drainage ways, streets, alleys, other public ways, water supplies, sanitary wastes, parks and playgrounds. 3. Appropriate consideration has been given to sites for schools and school grounds. 4. Appropriate consideration has been given to the physical characteristics of the proposed final plat. 5. The final plat conforms to all terms of the preliminary plat approval. 6. The final plat meets the requirements of RCW and SCC 30.41A.640 and other relevant codes. 7. The public use and interest will be served by establishment of the subdivision and dedication. Section 3. The Snohomish County Council has determined that the final plat of Corsair Heights Div 2 (fka Ivy Terrace) has been completed in accordance with RCW and SCC 30.41A.640 and approves the final plat. PASSED this day of March, SNOHOMISH COUNTY COUNCIL Snohomish County, Washington Council Chair ATTEST: Asst. Clerk of the Council Motion No Final Plat of Corsair Heights Div 2 (fka Ivy Terrace) PFN FSD Page 2 of 2

5 REPORT and DECISION of the SNOHOMISH COUNTY HEARING EXAMINER DATE OF DECISION: February 16, 2006 PLAT/PROJECT NAME: APPLICANT/ LANDOWNER: IVY TERRACE Robinett Investment Company FILE NO.: TYPE OF REQUEST: DECISION (SUMMARY): A 9-lot Rural Cluster Subdivision (RCS) of acres Requests APPROVED subject to CONDITIONS BASIC INFORMATION GENERAL LOCATION: ACREAGE: NUMBER OF LOTS: AVERAGE LOT SIZE: MINIMUM LOT SIZE: OPEN SPACE: ZONING: The property is located at the end of the new, extended 258th Street NW, through the proposed plat of Corsair Heights, Stanwood, WA acres 9 47,192 square feet 43,577 square feet 62.5% ( acres) R-5 COMPREHENSIVE PLAN DESIGNATION: General Policy Plan Designation: Subarea Plan: Subarea Plan Designation: Rural Residential 5 (1 du/5 ac) Northwest Rural ( ac) UTILITIES: Water: Sewage: SCHOOL DISTRICT: Individual wells On-site septic Stanwood

6 FIRE DISTRICT: No.14 SELECTED AGENCY RECOMMENDATIONS: Department of: Planning and Development Services (PDS): Public Works (DPW): Approve subject to conditions Approve subject to conditions INTRODUCTION The applicant filed the Master Application on March 8, (Exhibit 1) The Hearing Examiner (Examiner) made a site familiarization visit on January 26, 2006 in the morning. The Department of Planning and Development Services (PDS) gave proper public notice of the open record hearing as required by the county code. (Exhibits 20, 21 and 22) A SEPA determination was made on December 12, (Exhibit 19) No appeal was filed. The Examiner held an open record hearing on February 1, 2006, the 112th day of the 120-day decision making period. Witnesses were sworn, testimony was presented, and exhibits were entered at the hearing. PUBLIC HEARING The public hearing commenced on February 1, 2006 at 10:00 a.m. 1. The Examiner indicated that he has read the PDS staff report, reviewed the file and viewed the area and therefore has a general idea of the particular request involved. 2. Mr. Ry McDuffy, representing.the applicant stated that he agrees with the PDS staff report and only had minor changes on pages 1 0, 11 and 12 of the report. 3. No one appeared in opposition to the request. 4. Mr. Phillips appeared and stated that he was concerned about future access. 5. The representatives of the applicant indicated that they would talk to him about it. Since this action was acceptable, no information was given to the Examiner at this time. The hearing concluded at 10:15 a.m. NOTE: The above information reflects the information submitted to the Examiner summarizing the statements that were made at the hearing. However, for a full and complete record, verbatim audio tapes of the hearing are available in the Office of the Hearing Examiner

7 FINDINGS, CONCLUSIONS AND DECISION FINDINGS: 1. The master list of Exhibits and Witnesses which is a part of this file and which exhibits were considered by the Examiner, is hereby made a part of this file, as if set forth in full herein. 2. The PDS staff report has correctly analyzed the nature of the application, the issues of concern, the application's consistency with adopted codes and policies and land use regulations, and the State Environmental Protection Act (SEPA) evaluation with its recommendation and conditions. This report is hereby adopted by the Examiner as if set forth in full herein. 3. Mr. Phillips, who lives adjacent to the property, indicated that he had some concerns with regard to future access to his property should the State widen the road in the future. 4. The request is for approval of a preliminary plat, rural cluster subdivision, of acres into 9 single-family lots. There will be individual wells and private, individual on-site septic systems. 5. The site is outside the Urban Growth Area and is currently zoned R-5 with the property being surrounded by largely undeveloped forested property. Agricultural lands are within 1,300 feet. 6. The project would comply with park mitigation requirements under Chapter 30.66A SCC (Title 26A SCC) by the payment of $1, for each new singlefamily home. 7. The DPW reviewed the request with regard to traffic mitigation and road design standards. This review covered Title 13 SCC and Chapter SCC (Title 268 SCC) as to road system capacity, concurrency, inadequate road conditions, frontage improvements, access and circulation, and dedication/deeding of rightof-way, state highway impacts, impacts on other streets and roads, and Transportation Demand Management. As a result of this review, the DPW has determined that the development is concurrent and has no objection to the requests subject to various conditions. (See Pages 3-6, Exhibit33) 8. School mitigation requirements under Chapter 30.66C SCC (Title 26C SCC) have been reviewed and set forth in the conditions. 9. Two Category 3 wetlands are located near the center of the site, along the southerly boundary with the new plat of Corsair Heights. A Type 4 stream crosses the center of the property and an associated Category 1 wetland partially extends into the site from the western boundary of Tract Corsair Heights. The stream and wetlands will be located Native Growth Protection easements contained within the restricted open space tracts. PDS has reviewed

8 the proposal and determines that the project complies with the Chapter SCC (Chapter SCC) Critical Area Regulations. 10. The PDS Engineering Division has reviewed the concept of the proposed grading and drainage and recommends approval of the project subject to conditions, which would be imposed during fuli detailed drainage plan review pursuant to Chapter 30.63A SCC (Title 24 SCC). The development will use the detention pond located on the adjacent Corsair Heights subdivision for detention and water quality. 11. The property is designated Rural Residential on the GPP Future Land Use Map and is located outside of any Urban Growth Area. The requested Rural Cluster Subdivision is consistent with the GPPs Rural Residential designation of the property and the nine lots proposed are consistent with the density provisions. (SCC Title 30 GMA-based zoning regulations) 12. The proposal complies with the provisions of Section C.01 0 by clustering the lots on the most buildable and least environmentally sensitive portion of the site while retaining approximately 62.5% ( acres) of the property in restricted open space; the proposal is considered preferable to traditional lot-by-lot development through its efficient use of the most buildable portion of the site together with the retention of environmentally sensitive areas in permanent open space tracts; the use of the clustering concept provides greater compatibility with the surrounding development by providing buffers between adjoining properties; the use of the clustering concept has reduced the need for impervious surfaces resulting in the protection of groundwater and potential water pollution from erosion and other drainage- related problems; the project complies with Snohomish County's Critical Areas Regulations, thereby minimizing the loss of the county's environmentally sensitive areas. In this regard, the staff has correctly analyzed the effect of the Rural Cluster Subdivision on pages 8 and 9 of the PDS staff report. (Exhibit 33) 14. The request complies with the Snohomish County Subdivision Code, Chapter 30.41A SCC (Title 19 SCC) as well as the State Subdivision Code, RCW The proposed plat complies with the established criteria therein and makes the appropriate provisions for public, health, safety and general welfare, for open spaces, drainage ways, streets or roads, alleys, other public ways, transit stops, potable water supplies, sanitary wastes, parks and recreation, playgrounds, schools and school grounds, and other planning features including safe walking conditions for students. 15. The request is consistent with Section SCC (Section SCC), which requires, pursuant to RCW , that all project permit applications be consistent with the GMACP, and GMA-based county codes. 16. The aerial photograph (Exhibit 9) very clearly and effectively shows the location of the proposal and how it would fit into the surrounding area. 17. Any Finding of Fact in this Report and Decision, which should be deemed a Conclusion, is hereby adopted as such.

9 CONCLUSIONS: 1. The Examiner having fully reviewed the PDS staff report, hereby adopts said staff report as properly setting forth the issues, the land use requests, consistency with the existing regulations, policies, principles, conditions and their effect upon the request. It is therefore hereby adopted by the Examiner as a conclusion as if set forth in full herein, in order to avoid needless repetition. There are no changes to the recommendations of the staff report. 2. The Department of Public Works recommends that the request be approved as to traffic use subject to certain conditions. 3. The request is consistent with the GMACP; GMA-based County codes; and the type and character of land use permitted on the site and the permitted density with the applicable design and development standards. 4. The request would allow for the development of single-family homes in rural cluster, thereby providing an attractive environment whereby part of the land is protected and reserved. 5. The request should be approved subject to compliance by the applicant with the following Conditions: CONDITIONS A. The revised preliminary plat/rural cluster subdivision received by PDS on November 28, 2005 (Exhibit 16) shall be the approved plat configuration. Changes to the approved plat are governed by SCC 30.41A.330. B. Prior to initiation of any further site work; and/or prior to issuance of any development/construction permits by the county: i. All site development work shall comply with the requirements of the plans and permits approved pursuant to Condition A, above. ii. The platter shall mark with temporary markers in the field the boundary of all Native Growth Protection Areas (NGPA) required by Chapter SCC, or the limits of the proposed site disturbance outside of the NGPA, using methods and materials acceptable to the county. C. The following additional restrictions and/or items shall be indicated on the face of the final plat: i. "The lots within this subdivision will be subject to school impact mitigation fees for the Stanwood School District No. 401 to be determined by the certified amount within the Base Fee Schedule in effect at the time of building permit application, and to be collected prior to building permit issuance, in accordance with the provisions of SCC 30.66C Credit shall be given for the two existing parcels. Lots 1 and 2 shall receive credit."

10 ii. Chapter SCC requires the new lot mitigation payments in the amounts shown below for each single-family residential building permit: $2, per lot for mitigation of impacts on county roads paid to the county. $ per lot for mitigation of impacts on the City of Arlington streets paid to the city, Proof of payment shall be provided. $ per lot for mitigation of impacts on the City of Stanwood streets paid to the city, Proof of payment shall be provided. $ per lot for mitigation of impacts on state highways paid to the county. These payments are due prior to or at the time of building permit issuance for each single-family residence. Notice of these mitigation payments shall be contained in any deeds involving this subdivision of the lots therein. Once building permits have been issued all mitigation payments shall be deemed paid by PDS. iii. iv. The turnaround easement shall be labeled as "Temporary public turnaround easement that is to be relinquished to the underlying property owners upon extension of the public road." All Critical Areas shall be designated Native Growth Protection Areas (NGPA) (unless other agreements have been made) with the following language on the face of the plat; "All NATIVE GROWTH PROTECTION AREAS shall be left permanently undisturbed in a substantially natural state. No clearing, grading, filling, building construction or placement, or road construction of any kind shall occur, except removal of hazardous trees. The activities as set forth in SCC 30.91N.010 are allowed when approved by the County." v. The following statement shall appear on the face of the plat: "Your real property is within, adjacent to, or within 1,300 feet of designated farmland; therefore, you may be subject to inconveniences or discomforts arising from agricultural activities, including but not limited to noise, odors, fumes, dust, smoke, the operation of machinery of any kind (including aircraft), the storage and disposal of manure, the application by spraying or otherwise of chemical or organic fertilizers, soil amendments, herbicides and pesticides, hours of operation, and other agricultural activities. Snohomish County has adopted Agricultural Lands Regulations (chapter SCC) which may affect you and your land. You may obtain a copy of Chapter SCC from Snohomish County. A provision of chapter SCC provides that "agricultural activities conducted on designated farmlands in compliance with acceptable agriculture practices and established prior to surrounding non-agricultural activities are presumed to be reasonable and shall not be found to constitute a nuisance unless the activities have a substantial adverse effect on the public health and safety

11 This disclosure applies to the real property which is subject to a development or building permit as of the date of the development or building permit approval or, in the case of real property transfers, the disclosure applies to the subject property as of the date of the transfer. This disclosure may not be applicable thereafter if areas designated farmland are changed from the farmland designation. Nothing in chapter SCC shall affect or impair any right to sue for damages." vi. The following statement shall appear on the face of the plat and be recorded with the final plat restrictions, as required by Snohomish Health District; For Proposed Wells: "Well protection zones are shown in the Snohomish Health District records for lots of this plat. The well protection zones are not based on actual constructed wells. The well protection zones may require revision if the well cannot be located as proposed. If moved, the 100 foot radius well protection zone shall not extend beyond the subdivision exterior boundaries without written consent and recorded well protection covenant from the affected property owners. After installation of any water well to serve lots within this subdivision, all owners and successors agree to maintain 100 foot well protection zones in compliance with current state and local well siting and construction regulations, which, at a minimum, prevent installation of drainfields within the well protection zone. The revision of the well protection zone location is a private matter between the affected lot owners and does not require a plat alteration." D. Prior to recording of the final plat: i. The dwelling units within this development are subject to park impact fees in the amount of $1, per newly approved dwelling unit pursuant to Chapter 30.66A. Payment of these mitigation fees is required prior to building permit issuance; provided that the building permit has been issued within five years after the application is deemed complete. After five years, park impact fees shall be based upon the rate in effect at the time of building permit issuance. ii. An adequate public road shall be provided to the boundary of the development. iii. Native Growth Protection Area boundaries (NGPA) shall have been permanently marked on the site prior to final inspection by the county, with both NGPA signs and adjacent markers which can be magnetically located (e.g.: rebar, pipe, 20 penny nails, etc.). The platter may use other permanent methods and materials provided they are first approved by the county. Where an NGPA boundary crosses another boundary (e.g.: lot, tract, plat, road, etc.), a rebar marker with surveyors' cap and license number must be placed at the line crossing

12 NGPA signs shall have been placed no greater than 100 feet apart around the perimeter of the NGPA. Minimum placement shall include one Type 1 sign per wetland, and at least one Type 1 sign shall be placed in any lot that borders the NGPA, unless otherwise approved by the county biologist. The design and proposed locations for the NGPA signs shall be submitted to the Land Use Division for review and approval prior to installation. E. In conformity with applicable standards and timing requirements: i. The preliminary landscape plan (Exhibit 17) shall be implemented. F. All development activity shall conform to the requirements of Chapter 30.63A SCC. Nothing in this recommended approval excuses the applicant, owner, lessee, agent, successor or assigns from compliance with any other federal, state or local statutes, ordinances or regulations applicable to this project. Preliminary plats which are approved by the county are valid for five years from the date of approval and must be recorded within that time period unless an extension has been properly requested and granted pursuant to sec 30.41A Any Conclusion in this Report and Decision, which should be deemed a Finding of Fact, is hereby adopted as such

13 DECISION: The request for a 9 lot Rural Cluster Subdivision on acres is hereby APPROVED, SUBJECT TO COMPLIANCE by the applicant, with the CONDITIONS set forth in Conclusion 5, above. Decision issued this 16th day of February, Hearing Examiner Robert J. Backstein, EXPLANATION OF RECONSIDERATION AND APPEAL PROCEDURE This decision of the Hearing Examiner is final and conclusive with right of appeal to the County Council. However, reconsideration by the Examiner may also be sought by one or more parties of record. (The Examiner's action on reconsideration would be subject to appeal to the Council.) The following paragraphs summarize the reconsideration and appeal processes. For more information about reconsideration and appeal procedures, please see Chapter SCC and the respective Examiner and Council rules of procedure. Reconsideration Any Party of Record may request reconsideration by the Examiner. A Petition for Reconsideration must be filed in writing with the Office of the Hearing Examiner, 2802 Wetmore Avenue, 2nd Floor, Everett, Washington, (Mailing Address: M/S #405, 3000 Rockefeller Avenue, Everett WA 98201) on or before February 27, There is no fee for filing a Petition for Reconsideration. "The petitioner for reconsideration shall mail or otherwise provide a copy of the petition for reconsideration to all parties of record on the date of filing." [SCC ] A Petition for Reconsideration does not have to be in a special form but must: contain the name, mailing address and daytime telephone number of the petitioner, together with the signature of the petitioner or of the petitioner's attorney, if any; identify the specific findings, conclusions, actions and/or conditions for which reconsideration is requested; state the relief requested; and, where applicable, identify the specific nature of any newly discovered evidence and/or changes proposed by the applicant. The grounds for seeking reconsideration are limited to the following: (a) (b) the Examiner exceeded his jurisdiction; the Examiner failed to follow the applicable procedure in reaching his decision;

14 (c) (d) (e) (f) the Examiner committed an error of law or misinterpreted the applicable comprehensive plan, provisions of Snohomish County Code, or other county or state law or regulation; the Examiner's findings, conclusions and/or conditions are not supported by the record; newly discovered evidence alleged to be material to the Examiner's decision which could not reasonably have been produced at the Examiner's hearing; and/or changes to the application proposed by the applicant in response to deficiencies identified in the decision. Petitions for Reconsideration will be processed and considered by the Hearing Examiner pursuant to the provisions of SCC Please include the county file number in any correspondence regarding this case. Appeal An appeal to the County Council may be filed by any aggrieved Party of Record. Appeals shall be addressed to the Snohomish County Council but shall be filed in writing with the Department of Planning and Development Services, 5th Floor, County Administration Building, 3000 Rockefeller Avenue, Everett, Washington (Mailing address: M/S #604, 3000 Rockefeller Avenue, Everett, WA 98201) on or before March 3, 2006 and shall be accompanied by a filing fee in the amount of five hundred dollars ($500.00); PROVIDED, that the filing fee shall not be charged to a department of the county and PROVIDED FURTHER that the filing fee shall be refunded in any case where an appeal is dismissed in whole without hearing under sec An appeal must contain the following items in order to be complete: a detailed statement of the grounds for appeal; a detailed statement of the facts upon which the appeal is based, including citations to specific Hearing Examiner Findings, Conclusions, exhibits or oral testimony; written arguments in support of the appeal; the name, mailing address and daytime telephone number of each appellant, together with the signature of at least one of the appellants or of the attorney for the appellant(s), if any; the name, mailing address, daytime telephone number and signature of the appellant's agent or representative, if any; and the required filing fee. The grounds for filing an appeal are limited to the following: (a) (b) (c) (d) the Examiner exceeded his jurisdiction; the Examiner failed to follow the applicable procedure in reaching his decision; the Examiner committed an error of law or misinterpreted the applicable comprehensive plan, provisions of Snohomish County Code, or other county or state law or regulation; and/or the Examiner's findings, conclusions and/or conditions are not supported by the record. Appeals will be processed and considered by the County Council pursuant to the provisions of Chapter SCC. Please include the county file number in any correspondence regarding this case

15 Staff Distribution: Department of Planning and Development Services: Paul MacReady Department of Public Works: Mark Brown The following statement is provided pursuant to RCW : "Affected property owners may request a change in valuation for property tax purposes notwithstanding any program of revaluation." A copy of this Decision is being provided to the Snohomish County Assessor as required by RCW

16 March 13, 2007 RyMcDuffy Land Resolutions 3605 Colby Ave Everett WA Subject: Minor Plat Revision to Ivy Terrace: PFN SD Dear Mr. McDuffy: We are in receipt of your correspondence requesting a minor revision to the approved preliminary plat of Ivy Terrace: PFN SD. Your request includes: Revision of Restricted Open Space Tract 999 to match recorded Boundary Line Adjustment (BLA), PFN BA. Realignment of Lot 8 and Tract 999. Ivy Terrace is a rural cluster subdivision that received preliminary approval on February 16, A Boundary Line Adjustment (PFN BA and AFN ) was recorded June 15, 2006 which relocated a lot excepted from Ivy Terrace that was abutting SR 532 to an area of the preliminary plat's restricted open space adjacent to Lot 3. The new exception lot is entirely outside the Native Growth Protection Area (NGPA). A 60-foot wide access and utility easement from the new lot to SR 532 was provided through the BLA. This plat revision shows the new boundaries and includes the area of the old lot exception as part of Restricted Open Space Tract 999. The plat revision also alters the western and northern boundaries of Lot 8. The lot size will remain the same. The lot reconfiguration will remove a large portion of the Native Growth Protection Area (NGPA) from the building lot, leaving it within the restricted open space. The 35-foot sight obscuring buffer along the western boundary of the plat will now be entirely within the boundaries of Lot 8. The revised preliminary plat complies with restricted open space regulations specified in 30.41C SCC. The revision does not affect the lot yield calculations. After reviewing the details of your submitted documents, including the revised preliminary plat, your request for a minor revision to the preliminarily plat oflvy Terrace: PFN SD, is hereby approved with conditions. The revised preliminary plat received by PDS on January 12, 2007 shall be the approved plat configuration. This conditional approval is granted as governed by SCC 30.41A SD Page 1

17 Please be advised that all the conditions from fue underlying subdivision still apply to this plat revision and to any permits that you obtain for the work approved under this revision. The expiration date of the underlying subdivision does not change with this approval. Should you have any additional questions or concerns, please contact me at , ext or wa. us. Sincerely, Paul MacCready, Principal Planner Attachment: Approved revised preliminary plat map cc: Port Blakely Tree Farms Snohomish County PUD #1 Stanwood School District Snohomish Health District Party of Record: Stan Phillips so Page 2

18 Snohomish County Planning and Development Services (425) ( 425) Fax MIS Rockefeller A venue Everett, WA DECISION of SNOHOMISH COUNTY PLANNING AND DEVELOPMENT SERVICES APPROVAL of Corsair Heights Div PSD Minor Revision to SD February 15, 2016 Ry McDuffy Land Resolutions 3605 Colby Avenue Everett, WA Dear Mr. McDuffy, On December 14, 2015, a request was received for a minor revision to the Preliminary Approval decision issued February 16, 2006 and subsequent minor revision approvals dated March 13, The subject revision request proposes minor interior lot boundary lot reconfigurations and elimination of one shared driveway. Findings and Conclusions: 1) The minor revision request is de minimis in nature and does not substantially alter the previous approval: a) The number of lots remains 9 as previously approved. b) Locations of the lots are not altered. c) The proposed restricted open space remains approximately 65% of the total site area which complies with code requirements allowing the density bonus for a 9 lot subdivision. 2) The proposed average and minimum lot sizes meet the requirements for the approved rural cluster subdivision. 3) No changes to access for the plat or lots are proposed in the minor revision. 4) The external boundaries of the plat are not changed in the proposed revision. 5) The proposed revision conforms to the requirements for the Preliminary Plat as approved by the Hearing Examiner February 16, 2006 and subsequent revision. 6) The public health, safety and welfare are not altered by the approval of this revision PSD Feb 06, 2016 Page 1

19 DECISION ON BEHALF OF THE EXECUTIVE BRANCH, dated December 12, The request for a minor revision to Corsair Heights Div. 2. is APPROVED with conditions. The revised preliminary plat received by Planning and Development Services on December 14, 2015, shall be the approved plat configuration. Please be advised that the conditions and the expiration date of this rural cluster subdivision remain in effect and still apply to the project. REVISED CONDITION: CONDITIONS A. The revised preliminary plat/rural cluster subdivision received by PDS on November 28, 2005 (EKhibit 16) December 14, 2015 shall be the approved plat configuration. Changes to the approved plat are governed by SCC30.41A.330. No other conditions contained in the Decision issued by the Hearing Examiner February 16, 2006 issued for the plat of Corsair Heights Div. 2 modified by this decision. If you have any questions or concerns, please contact me at ext or at stacey.abbott@snoco.org. Sincerely, Stacey Abbott Senior Planner PSD Feb 06, 2016 Page 2

20 SNOHOMISH COUNTY COUNCIL Snohomish County, Washington MOTION NO COUNCIL DECISION ON REQUEST FOR PRELIMINARY SUBDIVISION APPROVAL EXTENSION PURSUANT TO SCC 30.41A.300(3) FILE NO CORSAIR HEIGHTS DIVISION 2 WHEREAS, the Snohomish County Hearing Examiner issued a decision on February 16, 2006, approving the preliminary subdivision of Ivy Terrace (later renamed Corsair Heights Division 2), File No , subject to conditions; and WHEREAS, pursuant to RCW , preliminary plats approved prior to December 31, 2007, are valid for 1 0 years, and this 1 0-year time period has been administratively recognized by PDS; and WHEREAS, the current owner, Robinett Investment Company, LLC, filed a request for an additional four month extension with the Snohomish County Council on January 13, 2016, pursuant to SCC 30.41A.300(3); and WHEREAS, Robinett Investment Company, LLC, has demonstrated a continued good faith effort to complete the final subdivision and has provided justification of the extenuating circumstances as to why the additional four months are required; NOW, THEREFORE, ON MOTION, the Snohomish County Council hereby grants an additional four-month extension of the preliminary subdivision approval for Corsair Heights Division 2, File No The preliminary subdivision approval will now expire on June 16, PASSED this 1oth day of February, SNOHOMISH COUNTY COUNCIL Snohomish County, Washington Council Chaif\ 1 ATTEST: Asst. Clerk of the Council D-1

21 LOG NUMBERS BGT. EXECUTIVE/COUNCIL APPROVAL FORM MAR , 311f;lf?cEod_/X))b9.0i I I -=-----' MANAGEMENT ROUTING: TO: COUNCIL CHAIRPERSON: EXECUTIVE Dave Somers SNOHOMISH COUNTY COUNCIL EXEC. DIR. Marcia Isenberg DIRECTOR/ELECTED Barb Mock 11!vt. Fv>Z.. 1)11 EXECUTIVE RECOMMENDATION: DEPARTMENT Planning & Dev Serv. / DIY. MGR. Mike McCrarv -ta,\./'\ D IVI SI ON _,P'---'eO<!r.!.l.m.!.!.!it'-"-tin!..!.:g,. ---=-_ ORIGINATOR Renee Richards ifl,.-1../ DATE i'-! :'1\.cn-c"'- 20t& EXT DOCUMENT TYPE: BUDGET ACTION: Emergency Appropriation Supplemental Appropriation Budget Transfer CONTRACT: New Amendment DOCUMENT I AGENDA TITLE: Motion to approve the final plat of Corsair Heights Div 2 File Number: FSD GRANT APPLICATION ORDINANCE Amendment to Ord. # PLAN _X_ OTHER Motion to Approve APPROVAL AUTHORITY: EXECUTIVE CITE BASIS SCC 30.41A.640 COUNCIL X HANDLING: NORMAL EXPEDITE X URGENT DEADLINE DATE PURPOSE: Final Plat Approval BACKGROUND: Plat Name: Corsair Heights Div 2 Location: The end of 39th Ave NW which turns north from 258th St NW, on the south side of SR 532, Stanwood General Policy Plan: Rural Residential 5 (1 DU/5 acres) Zoning: R-5 Acreage: 29.5 Number of Lots: 9 Average Lot Size: 47,192 Sq. Ft. Hearing Examiner Approval: HE Decision dated 16 February 2006, Minor Revisions dated 13 March 2007 and 15 February 2016.

22 FISCAL IMPLICATIONS: EXPEND: FUND, AGY, ORG, ACTY, OBJ, AU CURRENTYR 2NDYR 1ST 6 YRS I TOTAL 0 REVENUE: FUND AGY ORG REV SOURCE CURRENTYR 2NDYR 1ST 6 YRS DEPARTMENT FISCAL IMPACT NOTES: I TOTAL 0 BUDGET REVIEW: Analyst~ Administrator ~ Recommend Approval < CONTRACT INFORMATION: ORIGINAL AMENDMENT CONTRACT CONTRACT # # CONTRACT PERIOD: ORIGINAL AMENDMENT Start Start CONTRACT I PROJECT TITLE: End End AMOUNT AMOUNT $ $ CONTRACTOR NAME & ADDRESS (City/State only): APPROVED: RISK MANAGEMENT Yes /\\~ No COMMENTS --- PROSECUTING A TTY - As TO FORM: Yes No OTHER DEPARTMENTAL REVIEW I COMMENTS: ELECT~ONIC ~TT~CHMENTS: (List & include pa~& ey1ename for each, e.g. Glli~F\de?tnam;1o~name_Motion) ~u:,,_ ~ 2c (: :r (.:.y(i; I - E:: L / LJ r c.j c c - )1 I ;:7''-C'-'-. - c- c_ G:\Ecaf\dept\05:Jlds\C<rsair-H-ei-g!Hs~EGAP,-B:\Eeat\tiept\05':::Pds\ ors-air-heights-!}iv-2-_~g:\ecaf\dept\05yds\corsair 1teights Djv 2 _ Cfiecldist, G.\EcaC,dept\05ycls\Corsair Heights-Biv2:::HE~t\dept\05::Pds\Corsair Heights Div 2 Mil'lor ~evision; G:\E~dep!\05~1.qrsai. 'r-heigh.ts.div;/ 2"~or Rffi?ron-;--..,, M'J.... r?.~~. d 6 C ~ c VJdd~. J.;. L - C )0?6~~. d,~c_ - f/r~~. j NON-ELECTRONIC ATTACHMENTS: - ~2? L4[}_ vrt.,_,:~ /(_,;.--,_~-c-r'--' C; c~ Final Plat Mylar, Vicinity Map 2

23 FINAL PLAT CHECKLIST PLAT NAME: File Number: Corsair Heights Div 2 (fka Ivy Terrace) FSD Date Completed 1. Current Plat Name Reservation Letter With Div 1 2. Health District Approval Letter 8 September Sewer Purveyor Approval Letter (septic). 8 September Water Purveyor Approval Letter 25 August PUD Approval Letter 28 May Fire Marshall Approval 7 August PDS Planner Approval 25 February Surveyor Signature on Final Print 8 March Treasurer Signature on Final Print 8 March DPW Signature on Final Print 10 March Mitigation for impacts to roads, streets, and highways for: The County, WSDOT (to be paid to the County) and to the Cities of Arlington and Stanwood Peferred 12.AII required infrastructure and construction work including stormwater and drainage systems, pedestrian walkways, frontage improvements, right of way improvements, installation of utilities and any other requirements of the Land Disturbing Activity permit with its associated permits, shall have been completed, or there shall be bonds/securities in place to ensure completion to the satisfaction of the County 4 March 2016

24 13. All Critical Areas shall be permanently marked in the field with methods approved and inspected by the County. 11 February Landscape plan and wetland mitigation plan (when required) shall be implemented and/or securities in place to implement and maintain them as specified by the County. (Final construction acceptance) 4 March 2016 COUNTY SIGNATURES I certify that all conditions of approval have been met; those not met are bonded: NAME: (~~ ----~----~~~ DATE:_3_-_)tj_,,..._{h..;:._, Corsair Heights Div 2 (fka Ivy Terrace) PFN: FSD Page 2

25 VICINITY MAP PFN: Legend e Vicinity_pnt (of Subject Property) Text Section & Otr-Section Markers (g, h) QParcels CJ County.shp CJ Town ships Text Road Names (-11K Scale) Arterial_ circ.shp./\/ramps ~Freeways ~Principal Arterials "/);,/,Minor Arterials /.~Collectors l! :/Principal Arterial (Recommended) 7 '1/. Minor.Arterial (Recommended) ', * Collector (Recommended) t.=:j Sections ej Po!icestation.shp l Schools.shp + Hospitals.shp, Clinics, & Rest Homes ~ Firestations.shp L:\(Wtrcrs.shp (Water Courses) 1::1 County Parks lillilltij Runways.shp J Cities.shp u Feel Map Centered in: SEC 27 T32N R 4E t Snohomish County Print Date: March 10, 2005 PDS I scddrt Exhibit Number: 7 PFN: SO ~C"""'Y<0odO!m00fll'"0'.. nlfoi""""""_,."'_""oiyof!ltoooo<l!...,map!or*"!'l'l'~ ri"'j)o... O-ol<P..'*<IO<~ No"'--"'"'"''""'V..,.,.....,.,...,.,,... ttlo-.. ooy...,...,.. ~OIIIrquBII!y<l!<liiO~OCI<>I'>l... map""'_,oll... mopo ovmo oll!--llyl<lr...,elt'<!"'ol, od'"""''"~~'..'io~d ==~::!.~':;'~""'""".g!o- "f-!;'t,iou,orllo~