2019.05.03 Comment Response to Kernen Lien.pdf'W-44;L
1-4 0 10 10
May 3, 2019
Kernen Lien
City of Edmonds
121 5th Ave N
Edmonds, WA 98020
civil & structural
engineering & planning
RE: Permit Number: PLN20180033
Project Name: Larsen 3 Lot Short Plat
Project Address: 15729 75th Place W
Dear Mr. Lien,
Itemized below is our response to the review comments dated January 30, 2019 for the above
referenced project. Our response appears in bold.
Planning Review Division:
1. Native Vegetation Plan:
a. Monitoring Program: Native vegetation plan includes monitoring, maintenance and
performance standards; however these are only for a three year period. The City's critical
area code requires monitoring and maintenance for no less than five years. Please adjust
the monitoring, maintenance and performance standards to cover at least five years.
See revised Native Vegetation Plan.
b. Cost Estimate: Please provide an itemized cost estimate covering landscaping materials and
labor for installation. This estimate will be used to determine the bond amount for the
native vegetation area. If the native vegetation plan is not implemented prior to applying for
final, a performance bond in the amount of 120% of the estimate will be required.
Otherwise, a maintenance bond in the amount of 15% of the estimate will be required.
See enclosed memo by Avia Environmental Consulting.
c. Consistency: The area identified as the Native Vegetation Retention Area is not shown in the
same locations on the Civil Sheets and it is shown on the Vegetation Retention and
Enhancement Plan. Condition No. 3 of the preliminary approval requires the native
vegetation area to be established as a native growth protection easement. Please ensure
that the native vegetation area is displayed accurately on all plans.
Revised. Civil plans and Vegetation Retention and Enhancement Plan are now consistent.
Tree Cutting Plan: Please provide a tree cutting plan as required by condition of approval 3.b.iii
which states:
250 4th Avenue South, Suite 200
Edmonds, WA 98020
ph. 425.778.8500 1 f. 425.778.5536
www.cgengineering.com
Larsen Short Plat
Comment Response
May 3, 2019
Page 2 of 3
A tree cutting plan shall be submitted and approved with the civil plans for removal of
trees impacted by the subdivision improvements. Any tree cutting on the site must be
consistent with the requirements of ECDC 18.45 and the 30% native vegetation
requirements of ECDC 23.90.04O.C. Any tree cutting proposed on the site 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 or through the appropriate land
use permit application and review process. All trees that are to be retained during the
development process and trees located on adjacent properties must be protected
according to the performance standards found in ECDC 18.45.050.H. If during
construction it is realized that certain trees that were planned to be retained will be
damaged due to the construction activities, replacement may be required per ECDC
18.45.050.F.Tree clearing on Lot 3 doesn't seem necessary for subdivision
improvements.
Sheet C2.1 does not that all trees on Lots 1 and 2 will be retained. However, it appears
some trees on Lot 3 are identified for removal that appear to be outside of the clearing
limits which appears to end at the northeast corner of Lot 3 with the extension of 72nd
Avenue west. The labels for some of the arrows on sheet C2.1 are hidden under the header
for this sheet. Assuming these are also point to trees to be removed. No more trees should
be identified for removal than is necessary for the installation of the required subdivision
improvements. Further tree removal will be evaluated with the building permit for the new
single family residence on Lot 3. Also, please identify the tree protection measures
required by ECDC 18.45.050.H.
Revised. Tree cutting notes per ECDC 18.45.050.H have been added to the plan sheet. Per these
notes, there cannot be any kind of construction work performed "within the area defined by the
drip line of any tree to be retained." Therefore, we have called out trees to be removed in a case -
by -case manner depending on whether or not there is work proposed within the extents of the
existing drip lines. For trees that are to be protected, high visibility temporary fencing has been
called out and shown surrounding the tree drip lines.
3. Geotechnical Review: The property is located with the Earth Subsidence Landslide Hazard Area
(ESLHA) and subject to the requirements of Chapter 19.10 ECDC as well as critical area review in
accordance with Chapter 23.80 ECDC Geologically Hazardous Areas. Chapter 19.10 ECDC requires
peer review of the geotechnical reports for projects with the ESLHA. Peer review was conducted
during the preliminary subdivision review process (as well as with some work on the existing house
on Lot 2). it was noted in the staff report granting preliminary approval, that any development
associated with the subdivision that was not reviewed with building permit BLD20180517 for the
foundation work on the existing residence on Lot 2 or the related to preliminary approval of the
subdivision will be subject to additional geotechnical analysis and peer review consistent with
Chapters 19.10 and 23.80 ECDC. Landau's peer review of the geotechnical reports submitted with
the subdivision preliminary review also noted:
... grading and site drainage plans should be subjected to further geotechnical
engineering review prior to construction. Furthermore, we concur with Nelson
Geotechnical Associates' statement in their February 28, 2018 report that this review
should include specific stability analysis of proposed cuts and fills, and provide specific
recommendations for accomplishing the desired grading while maintaining long-term
4= 4 Mr
EN0NiiC:R1Nr,
250 4th Avenue South, Suite 200
Edmonds, WA 98020
ph. 425.778.8500 1 f. 425.778.5536
www.cgengineering.com
Larsen Short Plat
Comment Response
May 3, 2019
Page 3 of 3
slope stability. This analysis should also include an analysis of the two retaining walls
that are proposed along the western portion of 72nd Avenue West that will be extended
to provide access to the upper proposed lot, as well as all underground utilities that are
proposed in close proximity to the site's steep slope and associated buffer.
An updated geotechnical report has not been provided with the civil submittal. A
geotechnical report addressing the items identified by Landau for further review should be
prepared and sent for peer review consistent with Chapters 19.10 and 23.80 ECDC.
See Geotech letter.
Note that the applicant is responsible for the cost of peer review and the City has yet to be
reimbursed for the peer review conducted with the preliminary approval which cost $625.
The applicant should be required to reimburse the City for the peer review prior to issuance
of the civil documents.
This payment is being made along with this resubmittal package.
If you have any questions or comments regarding the responses to this review, please do not hesitate to
call.
Sincerely,
CG Engineering
Jafed Underbrink, PE
Project Manager
= CM
IENCSIN&RING
250 4th Avenue South, Suite 200
Edmonds, WA 98020
ph. 425.778.8500 1 f. 425.778.5536
www,cgengineering.com