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Incomplete #2.pdfI0 C. 1$`30 December 2, 2008 CITY OF EDMONDS 121 5TH AVENUE NORTH • EDMONDS, WA 98020 • (425) 779-0220 • FAX (425) 771.0221 Website: www.dedmonds.wa.us DEVELOPMENT SERVICES DEPARTMENT Planning • Building • Engineering Brian & Cindy Isaacson 114 Second Ave S, Suite 103 Edmonds, WA 98020 GARY HAAKENSON MAYOR SUBJECT: Letter of Incompleteness, 16007 73rd Place West Height Variance Application (V-2008-72). Dear Mr. and Mrs. Isaacson: You have submitted critical area reasonable use exception variance application for the property at 16007 73rd Place W, which is located in the Single -Family Residential (RS -20) zone. I have reviewed your application and determined that it is considered incomplete. More information is needed in order to evaluate your proposal and complete your application. Please provide the followina additional information in su ort otyour pMposal. Specific Variance Criteria: Your application for the reasonable use exception variance addressed the criteria under Edmonds Community Development Code (ECDC) 23.40.210.A.2, but did not address the Criteria in ECDC 23.40.210.13, Specific Variance Criteria. While there is some considerable overlap between these two criteria lists, the two lists are not identical and both must be met in order for a variance to be granted. Please demonstrate how you meet the Specific Variance Criteria listed in ECDC 23.40.210.B. 2. Proposed Mitigation: For mitigation, the critical area report and request for reasonable use exception submitted by Wetland Resources, Inc. proposes to enhance the remaining portion of the on-site wetland and buffer with trees and shrubs as described in the Planting Plan for Tree Cutting Permit Application File No. CU -06-104 & One Sequoia Tree Removed & Replaced under a new 2008 CUP prepared by R.W. Thorpe & Associates, Inc. The referenced planting plan was originally prepared to mitigate for the tree removal approved under CU -06-104. The majority of the trees removed under CU -06-104 were on the adjacent common area property. As such, the majority trees identified on the referenced planting plan are located outside of the wetland buffer and none of the planting is proposed within the remaining portion of the on-site wetland. This planting plan was largely prepared to help address slope stability issues. If the referenced planting plan is to be used as mitigation, please demonstrate how this plan improves the function of the wetland and buffer over that which current exists resulting in a net increase of functions. As previously discussed, the variance for increase the height of your residence (V-08-53) and the variance for the critical area reasonable use exception are intricately intertwined and will be addressed together under one hearing before the City of Edmonds Hearing Examiner. A number of items from the August 28, 2008 letter of incompleteness for V-2008-53 are still outstanding and need to be addressed before I scheduled the hearing for both variance applications. Specifically the outstanding items for V-08-53 are (Numbered items carried over from August 28, 2008 letter) 2. Properly Boundaries: On the site plans submitted with your application show the eaves of the proposed residence and entrance stairs extending beyond the property boundaries of Lot 2 of the Lorian Woods .incorporated August 11, 1890 ' Sister City - Hekinan, Japan PRD. The conditions for the Lorian Woods PRD allow for 100% lot coverage; however the proposed structure, including the eaves and stairs, must be contained within the property boundaries of Lot 2. See enclosed March 19, 1991 memorandum, Conditions for PRD- I -891P-4-89, Lorian Woods. 3. Area Calculations: Part of the justification for your variance request is that you are required to construct at least a 3000 square foot house per the Covenants, Conditions, and Restrictions recorded with the Lorian Woods PRD. One of the requirements of a variance approval is that the approved variance is the minimum necessary. In the email string from the Lorian Woods Architectural Control Committee included in Exhibit F, there is mention of a PDF file illustrating the area calculations for your proposed residence. Please submit the area calculations for your proposed residence in support of your application. Height Calculations: Please correct the following items on the height calculations: a. No datum point was provided for the height calculations. Select a datum point to establish a starting mark. to compute grade elevation at the designated corners. The datum point must be a permanent point of reference such as a manhole cover fire hydrant, or street monument. Reference the datum point elevation and provide the elevation of the datum point as it relates to the elevations of the corners of the height rectangle. On the site plan describe the datum point and show its location and elevation. b. Since a portion of the deck on the west side of the residence is covered, that area must be included within the rectangle used to calculate average level. Please adjust the rectangle to include the deck. c. The rectangle used to calculate the average level extends off of the property where the proposed residence is to be located. Pursuant to ECDC 21.40.030.13, if a corner falls of the site, its elevation shall be the average elevation of the two points projected downward where the two side of the rectangle cross the property line. Please correct the elevations of the southeast and northwest corners of the height rectangle to reflect the averages of the points where the rectangle crosses the property lines. Both variance applications, and potentially the Lot Line Adjustment if it is consolidated with the variance applications, need to be complete before the notice of application is published and the hearing before the hearing examiner is scheduled. Feel free to contact me if you have any questions: 425-771-0220, extension 1223 or lien@ci.edmonds.wa.us. Thank you for your interest in development in the City of Edmonds — I look forward to working with you on this project. i erely, IJ ernen Lien Associate Planner City of Edmonds Development Services CC: File V-2008-53 and V-2008-72 Note; If staff finds that additional information is needed, we will notify you in writing that additional information is needed. While this information -request is pending, the 124 -day clock for processing the application will stop running, When the additional information is submitted, staff will review it to insure that it responds fully to the information request. When the request for additional information has been satisfied, the 120 -day clock will start running again.