10.29.2018 - email responding to process questions.pdf
From:McConnell, Jeanie
To:"Carmel Gregory"
Cc:Dennis Titus;Jared Underbrink;Lien, Kernen
Subject:RE: Larsen Short Plat PLN20180033
Date:Monday, October 29, 2018 2:02:58 PM
Attachments:image001.png
image003.png
Hi Carmel,
Answers to your questions have been provided in red throughout the emails below.
Cheers,
Jeanie
From: Carmel Gregory <CarmelG@cgengineering.com>
Sent: Monday, October 29, 2018 8:52 AM
To: Lien, Kernen <Kernen.Lien@edmondswa.gov>
Cc: Dennis Titus <DennisT@cgengineering.com>; Jared Underbrink <JaredU@cgengineering.com>;
McConnell, Jeanie <Jeanie.McConnell@edmondswa.gov>
Subject: RE: Larsen Short Plat PLN20180033
Thanks Kernen. A couple other questions, probably also for Jeanie:
Is there a form or template for the ROW dedication? As the dedication is being provided in
conjunction with the short plat, the dedication will just need to be shown on the final plat
documents. A separate dedication document will not be required.
Do you have a local postmaster contact for mailbox location?
Thanks,
Carmel Gregory, Planner
CG Engineering | p. 425.778.8500
www.cgengineering.com
From: Lien, Kernen <Kernen.Lien@edmondswa.gov>
Sent: Friday, October 26, 2018 4:23 PM
To: Carmel Gregory <CarmelG@cgengineering.com>
Cc: Dennis Titus <DennisT@cgengineering.com>; Jared Underbrink <JaredU@cgengineering.com>;
McConnell, Jeanie <Jeanie.McConnell@edmondswa.gov>
Subject: RE: Larsen Short Plat PLN20180033
Carmel,
Regarding the native vegetation plan, it would be ok to have an arborist develop that for you. If the
plan requires (or proposes) removal of invasive species on the steep slope it may also need to be
reviewed by a geotechnical engineer.
The native vegetation plan and tree removal plan must be submittal with civil review even if road
construction is delayed.
I’ll Jeanie respond to the rest of the questions with regard to civil review and I’ll forward on
addresses when I get them from the building division.
Kernen Lien | Environmental Programs Manager
City of Edmonds – Planning Division
425-771-0220
From: Carmel Gregory <CarmelG@cgengineering.com>
Sent: Thursday, October 25, 2018 3:05 PM
To: Lien, Kernen <Kernen.Lien@edmondswa.gov>
Cc: Dennis Titus <DennisT@cgengineering.com>; Jared Underbrink <JaredU@cgengineering.com>
Subject: Larsen Short Plat PLN20180033
Hi Kernen,
I have a couple questions on your short plat decision. We’re meeting with the Larsens tomorrow to
go over next steps so I wanted to check in with you first.
What kind of consultant do you typically see preparing the native vegetation plan? We assumed for
this case an arborist might be our best option.
We previously discussed that the Larsens will be interested in posting a bond for common
improvements so they can go directly into final plat recording prior to road construction. A few
related questions:
If road construction is deferred, will you still require civil construction plans (per Attachment
18), native vegetation plan, and a tree cutting plan prior to final plat? Or can the plans be
deferred as well? Civil construction plans will be required as part of the subdivision process.
The typical process includes approval of the civil construction plans with two options after
that to reach a point where you can submit for final plat approval: 1) Construct all required
improvements and then submit for final plat or 2) Post a performance bond for all required
site improvements (as a guarantee that the improvements will be constructed within 1-year
of recording) and then submit for final plat. There is one more option that is addressed in
ECDC 20.75.130 Installation of Improvements – D (Short Subdivision - Deferred Installation)
.
This is likely the option you were looking for and while it is not used or approved very often,
but I can see some rationale for it with this development. This code section states “If the
community development director determines that installation of improvements will not be needed
at the time of the approval of the final plat of the short subdivision, the improvements shall be
installed or guaranteed by bond before issuance of any development permit for any lot shown on
the preliminary plat. This condition shall be stated on the final plat, and shall be binding on all later
owners of lots created by the subdivision”.Essentially, civil construction plans will need to be
approved and those improvements that are to be deferred will need to be stated on the face of the
short plat as deferred until the issuance of a particular building permit. Considering this option, I
nd
can see rationale for deferred construction for the improvements to build 72 Ave W and extend
utilities, etc. to coincide with construction of the SFR on this upper lot. In seeking approval to
defer some improvements, you would need to submit a letter addressed to the City Engineer,
providing rationale for the deferral. As there are two existing homes that will remain, with access
thth
from 75 Pl W and 158, it doesn’t seem appropriate to defer construction of the short plat
improvements along those two street frontages. I am making this statement based on what we
typically require of short plat developments. Your request to defer improvements can include all
aspects of the project that you can provide rationale for. Again, the ultimate decision will come
from the City Engineer.
I assume the fees listed in item 17 of attachment 18 (GFCs, plan review, ROW construction,
inspection fees) would be due at the time of civil construction permit issuance, whenever we
get that. Is that correct? The Engineering Requirements spreadsheet identifies which fees will
be assessed at the time of building permit for each single-family and which fees will be
assessed as part of the subdivision. Please take a look at that and let me know if you have any
specific questions.
How do we calculate the amount for the bond?
If all conditions are met in your staff report & Jeanie’s comments (aside from construction), is
there anything else that needs to be complete before we can submit for final plat? Civil
construction plans need to be issued, which includes payment of required fees and posting of
a performance bond.
Who should I contact to get the site addresses? This will come from the Building Division and
Kernen noted he is working on this.
Thanks!
Carmel Gregory, Planner
CG Engineering | p. 425.778.8500 | www.cgengineering.com