20151104_Moreinfo_PLN20150001.pdf�1 U. t o
November 4, 2015
CI"T"Y OF E MONI S
121 5th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web.ww.edmondswa. )q
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
Craig Pierce
Select Homes
19711 88th Avenue NE
Bothell, WA 98011
Subject: Request of Clarifications and Additional Information
Woodway Court Four -Lot Short Plat Application # PLN20150001
Mr. Pierce,
The City of Edmonds has reviewed the October 22, 2015 resubmittal for the 4 -lot Short Plat at 23920 —
104th Avenue West. Additional information and clarifications are needed for continued review of the
application. New comments are in red. Please respond to the following so review of this application can
proceed:
P1 ,alrli g Division Coninient.s
July 24, 2015 Comment: As a result of the access issues that arose with the original application
(Resolution No. 1005 and the restricted use of the City owned property to the south of the
proposed short plat) the proposed short plat layout was reconfigured with a 30 -foot access tract
on the north side of the project. The current short plat layout utilizes 41 feet of parcel
00452700000500 to the east of the subject property. Given the access issues, the City of
Edmonds agreed to process a Lot Line Adjustment application concurrently with the short plat
application. While the revised short plat utilizes 41 -feet of the adjacent property, a Lot Line
Adjustment application has yet to be submitted. Please submit a Lot Line Adjustment application
in order for the City to evaluate the LLA and short plat applications concurrently.
November Comment: A lot line adjustment application has been submitted and
approved by the City of Edmonds. However, the lot line adjustment cannot be finalized until the
maintenance sheds on the cemetery property have been removed or moved to comply with zoning
setbacks. The City of Edmonds will continue to process this short plat application, but the lot line
adjustment must be recorded prior to this short plat being fiale.
Additionally, since the short plat application would also utilize the 41 -feet of the adjacent
property owner's property, NW preferred Funeral SVC Inc. must submit a letter of support for the
short plat application PLN20150001. This letter of support can be submitted with the LLA
application.
November , 2015 Comment: Jim Letson of NW Preferred Funerals Services submitted a letter
supporting the application on October 27, 2015. This comment has been addressed.
2. July 24, 2015 Comment: As noted above, the revised short plat utilizes 41 feet of the adjacent
property to the east. A revised Sheet 2 of the preliminary short plat was submitted; however, a
revised Sheet 1 showing the new project boundaries has not been submitted. Please submit a
revised Sheet 1 of the preliminary short plat.
November 4, 2015 Comment: A revised Sheet 1 was not provided. The October 22, 2015
resubmittal just submitted Sheet 2 twice labeled differently. Please submit a revised Sheet 1
showing the new project boundaries. The original sheet 1 is attached for reference,
3.
Addressed.
4.
Addressed.
5.
Addressed.
1 ftineerin vision C0111111ents:,
1.
addressed,
July 24, 2015 Comment: The submitted arborist report from Shoffner Consulting finds that the
reduced viability of retaining all four trees located in the right of way is not an existing condition
but is a condition that will be created by the clearing of the land for development. Pursuant to
Edmonds Community Development Code Chapter 18.45, please revisit the development proposal
and show that utilities and other improvements have been located such that a reasonable attempt
has been made to retain as many trees as possible.
November 4, 2015 Comment: Thank you for submitting new civil plans that reduce the tree
removal in the right of way. Please resubmit Land Resolution sheets (numbered 1 of 1, and 2 of
2) revised to be consistent with the civil plans showing access for Lot 1 from Tract 999. In
addition, please eliminate the dry utilities easement along the south side of Tract 999 and move
the utilities into Tract 999 to further reduce the area of disturbance for the short plat
improvements. If this cannot be accomplished please provide the circumstances that prevent it in
your response,
3. Addressed.
The following is provided as information only for future civil construction plan submittal:
November 4, 2015 Comment: Any changes related to the advisory comments below will be reviewed as
part of the Civil Plan review process.
4. The applicant proposes infiltration of stormwater runoff for the project. The geotechnical report
indicates advance outwash soils 2 to 3 feet below ground surface. These soils are suitable for
infiltration of stormwater runoff.
The project appears to have one acre or more of land disturbing activity and would, therefore,
qualify as a Large Site Project. Please confirm. If so, the applicant must file a Notice of Intent
(NOI) with the Department of Ecology for their Stormwater Pollution Prevention Plan
(SWPP). Include the NOI in the drainage report. Also, Large Site Projects cannot use the pre -
sizing tables in Engineering Handout E72B to size individual infiltration trenches on the
lots. They must be modeled to the Ecology duration standard (100% infiltration meets that
standard).
6. The design submittal should include characterization of the subsurface soil directly below the
proposed infiltration facilities per the 2005 Ecology Stormwater Management Manual for
Western Washington. This should include, but not be limited to, Volume II, Chapter 3.3.5.
7. The preliminary plan shows an infiltration trench along the south side of the private road. This is
a non-standard design. These gravel shoulders tend to clog or sometimes residents will pave over
them. Catch basins that drain to infiltration trench or a trench drain at the west end of the private
road that flows to an infiltrate trench would be a more permanent solution. The system would
need to take into account treatment of the runoff from the private road.
8. The modeling in Section E uses the "Vault" element for the infiltration trench. The "Gravel
Trench/Bed" element is more appropriate for these systems.
According to ECDC 20.02.003.1), the above requested information must be submitted within 90 days (or
by February 2, 2016) or the application will expire.
If you have any questions of me, please contact me at 425-771-0220 or via email at
kern en I in�cr1c Le_djjjggdsAy gqy.
Sirerely,
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'risen Lien
`''cnic r Planner
Cc: JoAnne Zulauf, Engineering Technician
Ry McDuffy, Land Resolutions
Rob Long, RAM Engineering, Inc.
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