LDC response Meadowview-03.25.2015.pdfMarch 19,201's
Jeanie McConnell and Kernen Lien
Engineering Prograrn Manager and Planner
City of Edmonds
.121. Fifth Avenue North
Edmonds, WA 98020
Ph� 425371_0220
FIE. CIA Nan Iteview Comments
Four Lot Short Plat Application #P4 N20140015
Project. Iittlewamdow view Estates 15620 2nd Awa AN
F)ear Ms. KW 'onnell and Mr. Lien,
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0 2,5 2015
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Please find below responses to all c�orriments as received frorn Clity of Edaionds review comments issued
on 11/1.0/14. All cornments l"ove niow been addressed.
MEN=
I. ok
2. ok
3.ol(
4. ok
5. ok
6. February 25, 2015 Please revise Planning Subdivision File, number -- shown above the title block -
on any plan sheets that are resubmitted (I will redline other plan sheets) to reference the subdivision
- PLN20140015 vs the Lo,t Line file number that is currently referenced.
Response. All plans have been revised to reflect this '/lee number
STORMWATER RK?ORI'I"�
ok
SHEET I OF 11 - CS -01 COVER SHEET
OR
SHEET4 OF 11 - SP -01 SITE PLAN
.11. February 25, 2015, -The existing driveways have now been rernovedfro m all plan sheets. "ll"he only
reqq,oest Was to rernove thedrivevmys firorn the sfte plan, vuhich is intended to be a pan showingfh*i
ccpndiflons. Please Ill evise eai recit,iested.
November 10, 2014 —The response comment states the plans are not being changed to stay consistent
with standard practice. The City asked for this revision on the Site Plan to clearly show the final product
of the subject development project. This is a standard request by the City. The City will redline the plans
to address the comment.
2. ok
1. ok
2. ok
3. ok
4. ok
5. ok
6. February 25, 2015 — The applicant response letter states "See sheet 5 of 11. There is a note under
the Power Line symbol indicating all dry utilities are located within the power trench. This note also
appears under the 10' Utility Easement callout on the plan." PSE did revise their ROW permit to
show alignment with the "power line" trench. Comcast, while ultimately may bring their utilities
through this trench are coming into the site on the south side of the private access road as shown.
I understand a 10 -foot utility easement is provided along the frontage of the private property that
would allow for continuation of the Comcast utility to the north side of access road and into the
"power line" trench. However, as this utility has not been shown on the civils, confirmation has not
been provided that sufficient utility separation exists through the access road section where a sewer
manhole exists (with several force line connections) as well as thought the water service line
crossings south of the sewer. Please show the location of the Comcast utility line on the plans and
confirm separation from these utility lines.
Response: Please see the detail of the dry utilities location near the existing sewer Manhole in 72nd
Ave ice, on Sheet 7 of 11
November 10, 2014 — A note has been added to the plans stating "all dry utilities will be located in the
10 -foot utility easement (AFN 201405155001) as designed by the utility purveyor". It is the City's
understanding that conduit has already been placed on site for said utilities. PSE and Comcast have
both submitted right-of-way permits to the City that do not show alignment with the easement area.
The City is currently working through the
ROW permit process with the respective utilities and will include PUD in this discussion. These
discussions include making sure that utilities are brought to the site in the location set aside by the
developer. Please revise this civil plan sheet to show the location of the dry utilities within the
easement area.
10/1/2014 comment - Show all dry utilities and required separation.
Response: See sheet 5 of 11. There is a note under the Power Line symbol indicating all dry utilities
are located within the power trench. This note also appears under the 10' Utility Easement callout on
the plan.
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l_n_g in.eer€rev i e Stand.ard
SHEE-r-7 01", 11 -� 111)-03 ROAD AND UTH.,ITY 1)ROFILES
........... . ... . ......
o
SHEET9 01`11 -- QT -01 NOTES A14D DETAILS
1. o k
SHEET 10 01" 11 -- QT 02 NOTES AND DETAMS
. . ...... . . ......................................... . ....... . ..................... ............ ............
1.ok
2. ok
PLANN�ING DIVNION REVIEW
The following comments areprovided by Kernen Lien, Senior Planner. Pl(,mse respond to Kerner) directly
at 425-771-0220 or by email at with any questions you may have specific
to these comments.
SFIEET 11 OF 11 --- IR-01TREE PLAN
....... .... _.1111-1- . . ..... ............ . .....
'free Protection Measures:
Comments miere addressed.
Response: No response required
VEGETATION MANAGEMENT PLAN,
February 25, 2015 — Comments partially addressed. Please address the Wlowing: El.
1. The Native Vegetation Plan prepared by David Reich describes the removal of all ivy and black
berry on the slope down to the SUrface soll. Please identify the locations on sheet 'M-01
where this activity would occur. 'The Native Vegetation Area consists of the western sloped
area and d'ie 25 -foot buffer area at the top of the slope. The July 12, 2,013 geotechnical report
prepared by Geotech Consultants Inc. noted that the 25 feet, of buffer closest to the steep
western slope should be left as -is. Given this recommendation from the geotechnical report,
and Geotech Consultants Inc, recommendation that they review the final development plans
to verify that the recommendations presented in their report are adequately addressed,
please have the Native Vegetation plan reviewed by Geotech Consultants Inc. (or other
qualified geotechnical engineers).
2. For replanting of the ivy and black berry removal area, the Native Vegetation Plan suggests
hydro -seeding with WADOT Northwest rnbc of grasses and wildflowers. Please have the
geotech review this proposed planting as to whether the WADOT Northwest mix would
provide appropriate slope stability and/or have the geotech recommend appropriate native
species that will provide slope stability.
3. The Native Vegetation plan references that the area identified for the ivy and black berry
removed should be irrigated by hand-held hose or by irrigation sprinklers. The Geotech
(.onsultants Inc., report recommended that no perrvianerit sprinHor systerns be installed and
U'DC 1.9,1,0,070,D proMbits'die installation of watering oir irvigation systerns within the 1"arth
F rt � " i � ,{ ,,, , ,,, f i n 1 � 1 9 11Y f ''I f � d, ', y ;,, I
Subsidence Landscape Hazard Area. Please revise the Native Vegetation Plan to note that
only hand irrigation is allowed.
Finally, the Native Vegetation Area has been modified on Sheets ER -01 and TR -01 so that it is
o longer shown correctly.Please revise sheets -
and shown on the preliminary approval.
Response: Please see the revise' Vegetation Management Plan attached.
November 10, 2014 -w Comments not addressed. The applicant responded that the vegetation
management plan would be submitted prior to final approval following completion of construction;
however, the native vegetation management plan must be developed with the civil documents.
Implementation of the management plan may be tied to aspects of the civil construction and the
preliminary decision included a condition (6.a.ii) that the vegetation management plan be completed
with the civil plans. Please provide the vegetation management plan consistent with the requirement of
ECDC 23.90.040.0 and addressing the comments below.
10/1/2014 comments - Please submit a vegetative management plan that demonstrates how the project
complies with the 30% native vegetation requirement of ECDC 23.90.040.0. While Sheet ER -01 shows
the 30% native vegetation area, no information on how the identified area will be established or
maintained has been provided. Please provide written documentation (either as notes on Sheets for a
native vegetation area or as a separate document) addressing the following:
a. Describe the vegetation that is currently present within this area, including descriptions of what
existing vegetation is native, non-native, or invasive.
b. Describe what work is needed in order to remove any existing non-native or invasive species from
within this area (if any non-native or invasive species are currently present within this area).
c. Describe what work is needed to establish this area as native vegetation (i.e. addition of native
groundcover, shrubs, or trees in order to replace any non-native or invasive species that must be
removed).
d. Include provisions for maintenance of the native vegetation area into the future (i.e. how will this
area be maintained into the future, what will be done for control of invasive species, how will any
vegetation that requires removal in the future be replaced?)
e. Please provide detail on when the vegetation management plan will be implemented (i.e. following
civil improvements, with building permits, some combination of both). if the vegetation management
plan will be implemented in phases, please describe.
We belic.we, that this re-suinnMal addresses ah City comments. Please IIet us know rf you have any
ClUeSdOM 011if YOU need any additional hiformation.
Sincerdy
I Dc, Inc.
Steven M. Anderson
Senior Project Manager/Plaviner