Mione PLN20140075 Planning comments 3.doc
CE
th
ITY OF DMONDS
• 1215 AN•E,WA98020
VENUE ORTH DMONDS
P: 425.771.0220 • F: 425.771.0221 • W: www.edmondswa.us
HONEAXEB
DSD: P•B
EVELOPMENT ERVICES EPARTMENTLANNING UILDING
To: Chris and Merin Mione
From: Mike Clugston, AICP, Associate Planner
Date: October 6, 2016
RE: Planning review #3 of civil improvement plans for short plat (PLN20140075)
The Planning Division has reviewed the updated civil improvement plans and associated
materials submitted on March 8 and September 15, 2016. The following corrections must be
addressed or materials submitted before review can continue:
1.Scale: The civil plan sheet (2 of 6) submitted on September 15 is not to scale. Please
verify the scale of all the civil plan sheets and update as appropriate.
2.Geotechnical letter: The geotechnical letter dated March 5, 2016 indicates the erosion
hazard can be addressed through the submitted TESC plan pursuant to ECDC
23.80.050.G.
However, the letter does not adequately address the presence of the potential landslide
hazard that was identified on the site in 2014. On page 3, the report states that the
slope does not meet the criteria for a landslide hazard in ECDC Sections 23.80.020.B.1,
B.3, and B.4 but does meet it for the 40% standard in ECDC 23.80.020.B.2. However, the
hazard is not then addressed as required in ECDC 23.80.060 and 23.80.070.
Please have Mr. Glandon produce a report prepared in accordance with ECDC 23.80.050
and 23.40.090 which addressed Sections 23.80.060, 23.80.070 and 23.40.280 of
Ordinance 3527. Unless it is clear that the updated report addresses these
requirements, independent review will be required pursuant to ECDC 23.40.090.B with
the costs borne by the applicant.
January 20, 2016 comments
The geotech report from South Fork Geosciences dated August 7, 2015 states that there
are no critical areas on the site, which is in contrast from the critical area determination
for the parcel issued January 29, 2015 (CRA20140120). The determination states:
Your property is located on a hillside with a western facing slope. This slope varies
between areas near level, around the house, to areas on your property where the slope
exceeds 40% according to City LiDAR data. Due to the degree of the slope on and
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CE
th
ITY OF DMONDS
• 1215 AN•E,WA98020
VENUE ORTH DMONDS
P: 425.771.0220 • F: 425.771.0221 • W: www.edmondswa.us
HONEAXEB
DSD: P•B
EVELOPMENT ERVICES EPARTMENTLANNING UILDING
adjacent to the your property, it was found that the site contains slopes that are steep
enough to be considered both an Erosion Hazard Area (over 15% slope) and a Landslide
Hazard Area (over 40% slope). Your property also includes the Alderwood and
Alderwood-Everett USDA soil series types. Both of these soil series types are listed in
section 23.80.020 ECDC which identifies soil series that have characteristics leading to
possible severe to very severe erosion occurrences.
Please submit an updated report which addresses the presence of these possible
hazards on the site relative to the proposed development. Reference can be made to
the ‘Limited Report Requirements for Stable Erosion Hazard Areas’ in ECDC 23.80.050.G
if that is applicable in this instance; otherwise, submit a report prepared in accordance
with ECDC 23.80.050 and 23.40.090 which addressed 23.80.060, 23.80.070 and
23.40.280.
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