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12-7-18 Staff Report Attachments 9 - 13.pdf NAME OF APPLICANT: Ryker Young DATE OF APPLICATION: 7/20/2018 DATE OF COMPLETENESS: 8/17/2018 DATE OF NOTICE: 8/31/2018 FILE NO.: PLN20180050 PROJECT LOCATION: 20114 83rd Ave. W., Edmonds, WA (Parcel No. 00431200000402) PROJECT DESCRIPTION: Application to subdivide one lot into two lots (Type II decision). The site is zoned Single-Family Residential (RS-8). REQUESTED PERMIT: Short Subdivision Information on this application can be viewed at the City of Edmonds Development Services Dept., 121 5th Ave. N, Edmonds, WA 98020, or on the City’s website at www.edmondswa.gov through the Online Permits link. Search for PLN20180050. OTHER REQUIRED PERMITS: Unknown. REQUIRED STUDIES: Unknown. EXISTING ENVIRONMENTAL DOCUMENTS: Critical Areas Checklist. COMMENT PERIOD: Comments due by September 14, 2018. Any person has the right to comment on this application during the public comment period, receive notice and participate in any hearings, and request a copy of the decision on the application. The City may accept public comments at any time prior to the closing of the record of an open record pre-decision hearing, if any, or, if no open record pre-decision hearing is provided, prior to the decision on the project permit. Only parties of record as defined in ECDC 20.07.003 have standing to initiate an administrative appeal. CITY CONTACT: Michele Q. Szafran, Planner (425)771-0220, Michele.Szafran@edmondswa.gov CITY OF EDMONDS NOTICE OF DEVELOPMENT APPLICATION AND COMMENT PERIOD ATTACHMENT 9 © C i t y o f E d m o n d s TH I S M A P I S N O T T O B E U S E D F O R D E S I G N O R C O N S T R U C T I O N WG S _ 1 9 8 4 _ W e b _ M e r c a t o r _ A u x i l i a r y _ S p h e r e Fe e t No t e s 2- L o t S h o r t P l a t 20 1 1 4 8 3 r d A v e . W . 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S T R E E T _ C E N T E R L I N E S <a l l o t h e r v a l u e s > 1 2 5; 4 9; 7 1 ; 7 ; 8 St a t e H i g h w a y s <a l l o t h e r v a l u e s > 0 1 2 $nx slooo i EasyÈ€PAddrccsl¡bels Errtd along ltþ to etçæ Fop.t¡p EdgB' 004312-000-002-01 Reginald Evans 20020 83rd Ave W Edmonds, WA 98026 004312-000-o37-ot Bradley Holst 20101 83rd Ave W Edmonds, WA 98026 004312-000-035-00 Vincent Tougas 20125 83rd Ave W Edmonds, WA 98026 004312-000-006-02 Warren Bright 20206 83rd Ave W Edmonds, WA 98026 004312-000-005-03 Kenneth Fulkerson 2O2Ot84th Ave W ECi'ncnds, WA 98026 270419-002-142-00 Gregory Yee 20tt484th Ave W Edmonds, WA 98026 004312-000-003-01 Ellory Anderson 20035 84th Ave W Edmonds, WA 98026 004312-000-005-01 William Scott 2012483rd Ave W Edmonds, WA 98026 Éüquettes ¿'adlæ Easy Feelo Goþavery.@m/bmplaGs t¡cA¡lytmel¡o5160 II I oo43L2-000-002-02 John Harrison 20023 B4th Ave W Edmonds, WA 98026 oo43L2-000-o37-o2 Lenny Nakamatsu 20023 83rd Ave W Edmonds, WA 98026 004312-000-036-03 Michael Berman 201L1 83rd Ave W Edmonds, WA 98026 00634s-000-001-00 Brenden Hammond 8211 202nd Pl SW Edmonds, WA 98026 318260-0025 Lee Beezhold 4304 NE 60th Sr seattle,wA9¡1111111111111111115 728030-0285 James French 20105 20th Ave NW Shoreline, WA9Bt77 003741-003-002-03 Michael and Brenda Pellitteri 22818 Barker Rd Bothell, WA 98021 004312-000-003-02 joseph Filburn 20102 83rd Ave W Edmonds, WA 98026 004312-000-038-00 Carly Richardson 2OO2t83rd Ave W Edmonds, WA 98026 00431_2-000-036-04 Mark Sideman 20115 83rd Ave W Edmonds, WA 98026 004312-000-034-00 Aaron Jacobo 20209 83rd Ave W Edmonds, WA 98026 004312-000-006-01 Lee Beezhold 20205 84th Ave W Edmonds, WA 98026 004312-000-005-02 James French 20115 84th Ave W Edmonds, WA 980?6 2704L9-002-076-00 Michael and Brenda Pellitteri 20110 84th Ave W Edmonds, WA 98026 004312-000-004-01 Anthony De Mello 20tl1-84th Ave W Edmonds, WA 98026 RPFG, l-LC 75OO Roosevelt ttaY NE Seafntle, WA 98115 Allez à aræry.calgabarüts !Fataßry.@m/pûns F.dkà bhrdrlllrdndo rúré|Grbr€ôo|d Fop'r¡oo t üünlc@È.rlt¡!üy5t60 | ADJA ENT PROPE RTY OWNERS LIST RECE yËD ^.u" 2 o zo'rg rrAñfr/ün Dr.p: Attach this notarized declaration to the adjacent property owners list. On my oath, I certify that the names and addresses provided represent all properties located within 300 feet of the subject property' Signature of or Applicant's Representative Subscribed and sworn to me this \E day of Notary Public in a the State of Washington Residing at 7^'^^*À-^./ \ts MICHELLE C JORE NOTARY PUBLIC STATE OF WASHINGTON Commi¡sion Expins Jr¡nc 6, 2021My Revised on 9/30/1 I P2 - Adjacent Property Owners List Page 2 of2 FILE NO.: P1N20180050 Applicont Ryker Young, 2Lol Shorl Plot DECLARATION OF POSTING On August 31, 2018, the ottoched Notice of Public Applicotion ond Requesi for Public Comment wos posted of the subject property, Civic Holl, Librory ond Public Sofety buildings. l, Michele Q. Szofron, hereby declore under penolty of perjury under the lows of the Stote of Woshington thot the foregoing is true ond correct lhis 3lst doy of August, 2018, of Edmonds, Woshington. Signed {BFP747893.DOC; 1 \00006.900000\ } FILE NO.: PLN20180050 Applicant: Ryker Young DECLARATION OF MAILING On the 31't day of August, 2018, the attached Notice of Development Application was mailed by the City to property owners within 300 feet of the property that is the subject of the above- referenced application. I, Debbie Rothfus, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 31't day of August 2018, at Edmonds, Washington. {BFP747887.DOC; l\00006.900000\ } Everett Daily Herald Affîdavit of Publication State of Washington ) County of Snohomish ) day of ,*O/A Notary Public in and for the State of Washington. City of Edmonds - LEGA,L ADS | 14 I 0 14 I 6 MICÆLE SZAFRAN ss Dicy Sheppard being first duly swom, upon oath deposes and says: that he/she is the legal representative of the Everett Daily Herald a daily newspaper. The said newspaper is a legal newspaper by order of the superior court in the county in which it is published and is now and has been for more than six months prior to the date of the fnst publication of the Notice hereinafter referred to, published in the English language continually as a daily newspaper in Snohomish County, Vy'ashington and is and always has been printed in whole or part in the Everett Daily Herald and is of general circulation in said County, and is a legal nev/spaper, in accordance with the Chapter 99 of the Laws of 7921, as amended by Chapter 213, Laws of 1941, and approved as a legal newspaper by order of the Superior Court of Snohomish County, State of Washington, by order dated June 16, 1941, and, that the annexed is a true copy of 8DH824019 PLN20180050 as it was published in the regular and entire issue of said paper and not as a supplement form thereof for a pei'iod of I issue(s), such publication commencing on 0813112018 and ending on 08/3112018 and that said newspaper \ilas regularly distributed to its subscribers during all of said period. The amount of the fee such publication is $58 Subscribed and sworn before me on this Ll <Tfu} AUBREY KNAPP Notary Public State of Washington My Commission ExPires July 30,2022 Classified Proof CITY OF EDMONDS NOTICE OF DEVÉLOPMENT APPLICATION AND COMMFNT PÊRIOD NAME OF APPLICAMI: Ryker Yomg OATÉOFAPPLICAÌION: 7nu2o18 DATE OF coMPLEIENESS; 8/1 7201 I OATEOFNOTICE: 8l3aÞO18 FILE NO.: P1N20r80050 PROJECT LOCATION: 201 14 83rdÂvê. W., Edmonds' WA (Parcel No. 0043120û000402) PROJECT DESCRIPTION: Apþllcâtlon to subdlvlde one lot ¡nto two lots Oyps ll decieion), The s¡ls is ¿oned $ingl8-Famlly Rsidentlal (RS-g). REOUESTED' PERiillT: Short Subdivision lnfomål¡on on lh¡s âÞolicaùon can þe vlew€d at tho Cily ol Êtnonds OevBlgpment s'erylces Deot. i21 slh Av€. N, Edmonds, wA 98020, o. on the City's websìte at !¡À¡4-€@Q!!þgg.Sgy through lhe Onüæ Pêñlts llnk sêarch lor PLN20180050. OfHER REOUIRED PÊRMlÏgr Unknown REQUIRED STUDIES: Unk¡own. ÉXISTING ENVIRONMENÍAL OOCUMENTS: Crilical Ateas CheckIst. COMIjENT PERIOD: Comm€nts due try 9eÞtenlpet=14. ?01q Any Þerson has thó noht lo commenl on thl8 app,lcailon ounng me äubllc commeot ærlod. recelve notlce and particlpate in any 'hearings, and req¡est â copy of the declslon on thê applrcallon. The ciiú mav ac¿eDt Þubl¡ð'commenls at any llme pr¡or to Úlè c'Glnq óf the'record of ãn op€n record pre-declslon neaflng, lf any' or. if ño ooen record Þre{ecrs¡on heär¡ng þ provlded, pr¡or to lhe ¿ecision on ttre orcieit Êem¡t. Only parués ol record as delined ¡n ÈCoc zo.oz.ooå háve itano¡ng 1o ini¡atô ân admniskatlve appeal CITY CONTACT: M¡chel€ O. Szafran, Planner (425)771-0220, M¡chele.Szafran@edmondswa qov Published: August 3l , 2018. tsr ìHa74u1 e Proofed by Sheppard, Dicy,09104/2018 07:54:05 am Page:2 ûonr¡a Elreske & Asscciates Civil Engineering & Land Use Planning September 11, 2018 City of Edmonds Attn: Michele Q. Szafran, Joanne Zulauf, andZack Richardson City Hall - Second Floor Edmonds, WA 98020 2l Ave A, Suite 4 Snohomish, WA 98290 Telephone (3 60) 29 4-89 4 | www.donnabreske.com IffiEÇH5WHM sFP 1S Ztrû lr ËV[:10 PMË$åT SËffi/ËeES f}{}UA!TËR Subject:Letter of Completeness and Request of Additional Information Young SP 2-Lot Short Subdivision Application No. PLN20 1 80050 Donna Breske & Associates, LLC is in receipt of the Letter of Completeness and Request of Additional Information for the Young SP 2-Lot Short Subdivision. This letter was prepared by Alex White, EIT of Donna Breske & Associates, LLC and reviewed and signed by Donna L. Breske, PE. The responses to the referenced comments are as follows: Response to Request for Additional Information : Planning: I. Under the legal description/title report notes on the preliminary short plat, the following is stated; easementg restrictions, or reservation of record which would be disclosed by the title report are shown per First American Commitmentfor title File No. 4229-3036831 dated March 28, 2018. However; the tittle report provided states commitment date of May 29, 2018, please conect if this is a typo or provide the document as referenced. Response: This information has been updated in the legal description 2. The title report must be preparedwithin 30 days of application submittøL. The title report submitted with your application is døted May 29, 2018, which exceeds 30 days beþre the application submittal date (received July 20, 2018). Thereþre, please provide an updated title report. Please be sure to provide any referenced documents along with the title report. Response: Project proponet to provide an updated title report. 3. The preliminary short plat indicates gross lot areas þr proposed lots I and 2 please provide the net lot are þr proposed lot l. Net area is equivalent to gross area excluding the area of any vehicular occess easements. Please update the gross ønd net areas of the proposed lots accordingly. Response: Net area for Lot 1 is included in the plans. Page I of5 ATTACHMENT 10 Ðon*a Breske 2l Ave A, Suite 4 Snohomish, WA 98290 Telephone (3 60) 29 4-89 4l www.donnabreske.com & Associates Civil Engineering & Land Use Planning 4. Per ECDC 20.75.060.M, please show existing structures within 25 feet of the proposed short plat. It oppears that a structure located on the adjacent property to the south moy be within 25 feet, if so please províde on the plans. Response: Existing structures within 25 feet of the proposed short plat are now shown on the plans. 5. The preliminary short plat does not show the correct setbackþr proposed lot 2, lot 2 is aflag lot and requires a 7.5 foot setbackfrom the existing and proposed property lines. Please revise accordingly. Response: The 7.5 foot setback is now shown on the plans. 6. Please note that the preliminary plans reference the maximum allowed height as well as lot coverqge information. Height calculations, and lot coverage are not reviewed nor approved as part of a short plat application (they are reviewed at the time of building permit application review). Additionally proposed structure setbacks will be reviewed in greater detail with a building permit. Response: The information provided is based on the City of Edmonds zoning code, and does not display the proposed structure height, or lot coverage. However, proposed FF elevations of proposed houses have been preliminarialy evauluated to ensure compliance with building height requirements. 7. Per ECDC 20.75.085.A.2, and per ECDC 23.80.070.A.4.c, the proposal shall be designed to minimize grading by using shared driveways and by relating street, house site and lot placement to the existing topography. Proposed retaining walls of up to I0 feet in height are shown on the plans within the proposed side, rear andfront yard ofthe proposed lots. Other than the proposed access area, retaining walls of up to I0 feet in height do not meet the requirements of the code provisions. Please revise plans to be consistent with the code requirement. Response: All retaining walls shown on the plans are at a maximum of 8' high. 8. Sheets I thru 5 do not reference the same lot dimensions os provided on the proposed preliminary site planþr proposed lots I and 2, please make the plans consistent. Response: The lot dimensions have been updated for consistency with the proposed preliminary site. GENERAL l. Rockeries are prohibited in the right ofway and those located on private property must be located no closer to the right ofway thøn a distance equal to that of the wall height. Please confirm this distance at the property line will be met. Add some top and bottom ofwall elevations to provide ø clear picture. Please see ECDC IB.40.020for more inþrmation. Response: The rockery shown is no closer than 3' from the property line, and is 3' high atthat location. A spot elevation has been provided for clarity. Page 2 of 5 Donna Breske 21 Ave A, Suite 4 Snohomish, WA 98290 Telephone (360) 29 4-89 4l www.donnabreske.com & Assçciates Civil Engineering & Land Use Planning 2. The proposed contours as shown on the plans indicate a driveway slope in excess of 20% in several locations. The Edmonds Community Development Code 18,80.070 does not allow for driveway slopes to exceed 14%withoutfirst obtaining approval by the City Engineer. The maximum allowed driveway slope is 20%. Adjust the slope of the driveway to reflect a 14%o grade qnd/or maximum 20% grade along with a request for waiver that provides an explanation as to why the required 14% slope cannot be achieved. A requestfor waiver requires noticing per a Type II decision. Response: The slope of the proposed driveway does not exceed I5%. A deviation request has been submitted to the City of Edmonds. UTILITIES l. Show the location of existing and proposed dry utilities Response: The location of existing and proposed gas lines are now shown on the plans STORMWATER REVIEW COMMENTS L It is not clear that the infiltration rates have been adequately measured and reported; update geotechnical information to ensure infiltration rate is obtained consistent with Edmonds Addendum Appendix B (attached) and includes the following information: a, Location & approximate elevation of borings completed b. Boring logs, extending a minimum of I' beyond the infiltration surface c. Description of infiltration testing including acknowledgement offollowing the methods outlined in Appendix B (pre-soak period, method of adding water, etc) and identification of the depth the test was performed at. d. Correctionfactors used to cølculate long-term infiltration rate. e. The stamp and signature of the preparer (applies to septic designers qs well as engineers). Response: This information is to be provided by Conrad Elledge. 2. It appears that the performance standard is being usedþr MR #5; update MR #5 section to explicitly state the performance standard is being achieved, and include additional I4¡L'|¡HM outputs to verify LID flows rates requirements are meL a. If list approach is being used, explicitly state as much, and expand MR #5 section to explain how bioretention was selected as the BMP and how other BMPs before bioretention were determine d infeas ibl e. Response: The LID Performance Standard is being used to satisfy MR #5 and this is stated in the Drainage Report. Page 3 of5 naB ske 2l Ave A, Suite 4 Snohomish, WA 98290 Telephone (3 60) 29 4-89 4l www.donnabreske.comCivil Engineering & Land Use Planning 3. The project proposes two wall/footing drain outlets and o LID overflow whichwill direct runoff across a public wallø,uay, which is not permitted. Update plans to provide connection to the existing subsurface system which will not impact pedestrian walkways. a. Additional concerns exist for the south most wall/footing draín which appears to discharge toward an adjacent parcel before reaching the walbway and may be a steep slope/erosion concern. Response: The bioretention now features an overflow riser that will be routed to the existing stormwater conveyance in 83td Ave W. The footing drains are now routed to dry-wells, or routed to the proposed stormwater conveyance system. 4. h is not clear that the bioretentionfacility has been sized coruectly; update report and calculations as needed to address the following: ø. It does not appear the coruect rain data/gage was used; revise rain gage to "Puget East 36" (as required per Edmonds Addendum 2.1) and re-run model. Response; Puget East 36 is now selected as the rain datalgage. b. The rounding of aues appears to have resulted in the loss of 0.0I I acres (-480' SF) within the model; adjust model to reflect the 0.45 acres total parcel size stated in introduction. Response: The model now accounts for the entire area of the site 0.455 acres (pre-developed), 0.452 acres (mitigated). The mitigated area must subtract the area of the bioretention facility beneath the riser top, as the model applies precipitation and evaporation to the facility. c. The assumed impervious areas for each lot are below the DOE assumed minimum value of 4,000 SF, and anecdotally, 36%þr total lot coverage seems restrictively low. Adjust model to minimum value (or actual anticipated value above minimum), OR update plans to clearly state that additional impervious surface restrictions are required as part of the plat process (SWMMII/W Supplemental Guidance in I-2.4.1) Response: Additional impervious area was added to the model as rooftop to satis$ the minimum value of 4,000 sf of impervious area for each lot. E n g ine erìn g/C ív íl P løn D ev e lop me nt C omme nts : A. Prior to issuance of ø construction permit, the engineer shall assess potential impacts of the proximity of the storm drain system to the wall footing/bottom, and address concerns þr the pipe being in the influence zone of the wall, if needed. Response: The engineer will assess the potential impacts of the proximity of the storm drain system to the wall footing/bottom, and address concems for the pipe being in the influence zone of the wall accordingly. Page 4 of5 Civil Engineering & Land Use Planning 2l Ave A, Suite 4 Snohomish, WA 98290 Telephone (3 60) 29 4-8941 www.donnabreske.com B. Prior to issuance of a construction permit, the engineer shall address pretreatment þr the driveway surfaces; at a minimum a down turned elbow or vertical tee will be required. Response: A vertical tee is called out to be installed in CB #2 onthe plans. C. Provide additional break down of the distribution of assumed impervious surþce; the shared driveway surfaces, the pollution generatïng impervious surface, and the non-pollution generating impervious surface assumedfor each lot shall be listed separately. Response: The impervious surface exhibit provides clarity of the distribution of assumed impervious surfaces. The asphalt is considered to be pollution generating surface. Sincerely ,1ø-á'ñe- Alex White, EIT 425-208-9744 Donna L. Breske, P.E. Phone: 360-294-8941 Mobile: 206-715-9582 fu*-'{ 8*t&ß Page 5 of5 CITY OF EDMONDS 121 5th Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION October 2, 2018 Ryker Young Real Property Funding Group 750 Roosevelt Way NE Seattle, WA 98115 Ryker@rpare.com Subject: 2nd REQUEST FOR ADDITIONAL INFORMATION FOR SHORT PLAT APPLICATION LOCATED AT 20114 83RD AVE. W. FILE NO. PLN20180050 Mr. Young, Staff has reviewed the additional information submitted on September 18, 2018 regarding the land use application for a two-lot short plat located at 20114 83rd Ave. W. and has found that additional information/clarification is necessary. Please provide a response to the following item at your earliest convenience so that staff’s review of the proposal may continue: Planning: 1. Under the legal description on the preliminary short plat, the following is stated; easements, restrictions, or reservation of record which would be disclosed by the title report are shown per First American Commitment for title File No. 4229-3036831. The tittle report provided does not appear to provide any easements, restrictions or reservation, so please provide the document or remove the statement if it’s not relevant. 2. Trees: please note that any tree cutting that is not a hazardous situation and/or not necessary as part of the subdivision improvements shall be reviewed at the time of building permit application review. The preliminary civil plans indicate clearing of several trees that appear possible to retain at this time. Please revise the plans in order to minimize impacts to the existing trees and/or provide documentation indicating why the trees proposed for removal will need to be removed. 3. Retaining walls: Any retaining wall over 3 feet in height from original grade may not be located with the required setback. Retaining walls over 3 feet in height are regulated as a structure, which need to meet setbacks. Per ECDC 21.90.150, structure means a combination of materials constructed and erected permanently on the ground or attached to something having a permanent location on the ground. Not included are residential fences less than six feet in height, retaining walls, rockeries, and similar improvements of a minor character less than three feet in height. Per the preliminary short plat it appears that portions of the proposed retaining wall along the south and east property boundaries as well as between proposed lots 1 and 2 are over 3 feet in height and must meet the required setbacks. ATTACHMENT 11 4. PER ECDC and the comprehensive plan the proposal shall be designed to minimize grading of the site by working with the existing topography. Please respond to the following criteria and state how each of these code provisions are being met.  ECDC 20.75.085.A.2, The proposal shall be designed to minimize grading by using shared driveways and by relating street, house site and lot placement to the existing topography.  ECDC 23.80.070.A.4.c. Structures and improvements shall minimize alterations to the natural contour of the slope, and foundations shall be tiered where possible to conform to existing topography.  Comprehensive Plan (Page 77) (Adopted July 28, 2015-Updated December 15, 2017) – Grading and filling comprehensive plan goal. B.1.c Only minimal amounts of cut and fill on hillsides should be permitted so that the natural topography can be preserved. Fill shall not be used to create a yard on steeply sloped property. Please submit the above information to the Planning Division as soon as possible so that staff may continue processing your application. According to ECDC 20.02.003.D, the above requested information must be submitted within 90 days (or by December 31, 2018) or the application will expire. I will be the main staff contact for your application. If you have any questions at any point during the review process, you may reach me at Michele.Szafran@edmondswa.gov or (425) 771- 0220. Sincerely, Development Services Department - Planning Division Michele Q. Szafran / Planner na ke 2l Ave A, Suite 4 Snohomish, WA 98290 Telephone (3 60) 29 4 -89 4 I www.donnabreske.comCivil Engineering & Land Use Planning October 16,2018City of Edmonds Development Services Department - Planning Division Ann:Michele Q. szafran RECEüVHffiS' City Hall - Second Floor Edmonds, wA 98020 ()cT 1 ? 201CI Subject: Response to: Letter of Completeness and request for Additional Infor*urioontuttoËUüilifftvl0Ël, Ryker Young SP 2-Lot Short Subdivision Application No. PLN20 1 80050 Site Address: 20114 83RD AVE. W. Edmonds, WA 98026 Donna Breske & Associates, LLC is in receipt of the 2nd REQUEST FOR ADDITIONAL INFORMATION FOR SHORT PLAT . This letter was prepared by Lindsey Ballas, a project manager at Donna Breske & Associates, LLC and reviewed and signed by Donna L. Breske, PE. Resnonse to Reauest for Additional Information: Planning: I. Under the legal description on the preliminary short plat, the following is stated; easementt restrictions, or reservation of record which would be disclosed by the title report are shown per First American Commitment for title File No. 4229-3036831. The title report provided does not appear to provide ony easements, restrictions or reservøtion, so please provide the document or remove the statement if it's not relevant. Response: Client is to address above issue with the title company and the surveyor accordingly. 2. Trees: please note that any tree cutting that is not a hqzardous situation and/or not necessary as part of the subdivision improvements shqll be reviewed at the time of building permit application review. The preliminary civil plans indicate clearing of several trees that oppear possible to retain at this time. Please revise the plans in order to minimize impacts to the existing trees and/or provide documentation indicating why the trees proposedfor removal will need to be removed. Response: The design has already addressed minimizing impacts to existing trees and retaining the maximum trees possible. Specifically, the joint access driveway is designed with a jog at the entry to align it away from existing trees along the northern property line. This was purposely done to preserve trees along the north property line. Also, the rockery on Lot 2 along the western and southern property lines was purposely designed as a single tier rockery, as opposed to a two-tier rockery with 6 ft high rockery wails each. A two-tier rockery would have resulted in obtaining more side yard space forLot2. However, it would have been at the expense of seven trees. Instead the seven treeso ( 6" A, 14" F,26" F, 32"F , 28" F , 32"F , 8"F) were preserved. Through pro-active site planning design 3 0 of the 52 trees on site will remain. Also, please see the Grading sheet and attached Tree Exhibits which more clearly demonstrates the need to remove those trees shown on the TESC plan. Page L of2 ATTACHMENT 12 onna Breske 2l Ave A, Suite 4 Snohomish, WA 98290 Telephone (3 60) 29 4-89 4 I www.donnabreske.com Associates Civil Engineering & Land Use Planning 3. Retaining walls: Any retaining wall over 3 feet in height from original grade may not be located with the required setback. Retainingialls over 3 feet in height are regulated as a structure, which need to meet setbacks. Per ECDC 21.90.150, structure meens a combination of materials constructed and erected permanently on the ground or attached to something having a permanent location on the ground. Not included are residential fences less than six feet in height, retaining walls, rockeries, and similar improvements of a minor character less thøn three feet in height. Per the preliminary short plat, it appears that portions of the proposed retaining wall along the south and east property boundaries as well as between proposed lots I and 2 are over 3 feet ín height and must meet the required setbacks. . Response: Rockery height will remain at 3' high. The rockery will be placed on the inside of the Building Setback Line. Contractor is to ensure rockery is located within BSBL's are no more than 3' high. 4. PER ECDC and the comprehensive plan the proposal shøll be designed to minimize grading of the site by working with the existing topography. Please respond to the following criteria and state how each of these code provisions are being met. *ECDC 20.75.085.A.2, The proposal shall be designed to minimize grading by using shared driveways and by relating street, house site and lot placement to the existing topography. - A shared driveway is proposed. *ECDC 23.80.070.A.4.c. Structures and improvements shall minimize alterations to the natural contour of the slope, andþundations shall be tieredwhere possible to conþrm to existing topography. - Foundations are tiered by 10ft. Lot 1 FF: 390 Lot 2=400 *Comprehensive Plan (Page 77) (Adopted July 28, 201S-Updated December I5, 2017) -Grading and filling comprehensive plan goal. 8.1.c Only minimal amounts of cut andfill on hillsides should be permitted so that the natural topography can be preserved. Fill shall not be used to create a yard on steeply sloped property. - The slope of the shared access driveway dictates the amount of cut and fill. Additionally, the slope is dictated by design standards. Specifically, per ECDC 18.80.060(D). To minimize cut and fill this design proposes a |5o/o driveway slope in order to have a lesser grading impact than a l4o/o driveway slope would. Said request for a slope greater than I4o/o, (i.e. 15%) has been approved by the city per Edmonds City Development Code, chapter 20.01 , Hence, cut has been minimized by a l5Yo shared driveway. Fill is not proposed to create a yard. Instead, cut is used to terrace the moderately sloping site to create two terraced yards. Ð*,* K S*'þ4 Sincerely, Lindsey Ballas Project Manager Donna Breske & Associates, LLC 206-643-5323 Donna L. Breske, P.E Phone: 360-294-8941 Mobile: 2067-715-9582 Page2 of 2 CITY OF EDMONDS Lz'J,51h Avenue North, Edmonds WA 98020 Phone: 425.77L.0220 . Fax: 425J71Î221- . Web:www.edmondswa.sov DEVELOPMENT SERVICES DEPARTMENT . PLANNING DIVISION c. 1 s9 s Critical Area Determ¡nation (CRA201-80064l, Based on a review and inspection of the subject site, staff has determined that one or more critical areas are located on or near the site. Critical areas are ecologically sensitive or hazardous areas that are protected in order to maintain their functions and values. Site Descri ot ton The subject site contains and/or is adjacent slopes that qualify as an Erosion Hazard Area as defined in ECDC Chapter 23.80. The majority of the subject site slopes down generally from west to southeast. Although this entire slope may have some steeper portions and benches, the overall slope is approximately 25-30% according to City LIDAR data. Soils on the site are identified as Alderwood urban land complex (2% - 8% slopes). The portions of the site with slopes in excess of Lío/o are considered to be potential erosion hazards. What does this m ean? The critical area regulations are onlytriggered when an alteration is proposed to a critical area or its buffer. However, once an alteration in or near critical area is proposed, critical area studies and City review and approval may be required. Site Location Tax Account Number Property Owner Applicont Critical Area (s) Present 20LL4 - 83'd Ave. W 00431.200000402 RPFG LLC Jay Young f Weilonds (ECDC 23.50) n Frequently Flooded Areos (ECDC 23.70) X Geologicolly Hazardous Areas (ECDC 23.80) X Erosion Hozord Areas I Landslide Hozord Areas tr Seismic Hazard Areos n Fish & Wildlife Hobitot Conservation Areos (ECDC 23.90) n Streams ATTACHMENT 13 What is an 'Alteration'? According to Section 23.40.005 of the Edmonds Community Development Code (ECDC): "Alteration" means any human-induced action which changes the existing conditions of a critical area or its buffer. Alterations include, but are not limited to: grading, fi lling; d redging; d raining; channelizi ng; cutting, pruning, limbing or topping, clearing, relocating or removing vegetation; applying herbicides or pesticides or any hazardous or toxic substance; discharging pollutants; paving, construction, application of gravel; modifying for surface water management purposes; or any other human activity that changes the existing landforms, vegetation, hydrology, wildlife or wildlife habitat value of critical areas. Jen Machuga, Associate Planner pril24,2Q!8 Name, Title Signature Date Cited sections of the Edmonds Community Development Code (ECDC) can be found at htt p ://www. cod e p u b I i s h i n g. co m/WA/ E d m o n d s Environmentolly Critical Areas General Provisions (ECDC 23.40) Wetlonds (ECDC 23.50) Frequently Flooded Areas (ECDC 23.70) Geologically Hazordous Areos (ECDC 23.80) Fish and Wildlife Hobitat Conservation Areos (ECDC 23.90) city of Edmonds Gls map tool with approximate location of critical areas htt p :// m a ps. e d m o n d sw o. g ov Unpermitted alteration of a criticol areo or buffer (including tree trimming or topping, dumping yard woste, or application of pesticides or fertilizers) can lead ta enforcement oction and fines. Before undertaking ony work, please contact the City to verify whether critical areo studies and City review is necessary. Page | 2