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MoreInfo#3_PLN20180064.pdfCITY OF EDMONDS 121 5th Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 o Web: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION ,1)c. 1 S91J October 3, 2019 Brian Kalab Insight Engineering PO Box 1478 Everett, WA 98206 brian@insightengineering.net Subject: Request of Additional Information #3 Langford 2-Lot Short Subdivision Application No. PLN20180064 Mr. Kalab, The City of Edmonds has reviewed the September 13, 2019 resubmittal materials for the Langford 2-lot short subdivision at 1136 Vista Place and it was found that the following information, correction or clarifications need to be addressed before review of the application may continue. The number below follows the same number as the December 28, 2018 and June 20, 2019 requests for additional information. Items that still need to be addressed and new comments are in red. Please respond to the following so review of this application can proceed: Geotechnical Report: Partially addressed. The critical area determination conducted on 1136 Vista place under file number CRA20180201 identified slopes on the site that exceed 40% which are considered potential landslide hazard areas pursuant to Chapter 23.80 ECDC. A geotechnical report consistent with the requirements of ECDC 23.80.050 and addressing the specific requirements ECDC 23.80.060 and .070 must be prepared to evaluate the potential impacts of the proposed subdivision. Please also see the comments under Subdivision Review Criteria below which will relate to the development and review of the geotechnical report. June 20, 2019 Comment: A geotechnical report was included with the June 4 resubmittal; however, the geotechnical report did not address the criteria in ECDC 23.80.070.A.4. In particular, criterion ECDC 23.80.070.A.4.a, "The proposed development shall not decrease the factor of safety for landslide occurrences below the limits of 1.5 for static conditions and 1.2 for dynamic conditions," is an important consideration for subdivision criterion in ECDC 20.75.080.A.4. It must be demonstrated that the site can be safely developed without impacting slope stability beyond the limits noted in ECDC 23.80.070.A.4.a. The geotechnical report notes the proposed residence should have a minimum effective setback of 10 feet from the slope face measured horizontally from the western most foot to the adjacent slope. With the proposed future residence being located on the slope, it does not appear that this setback is being met. October 3, 2019 Comment: A short letter from the geotechnical engineering discussing the effective setback was provided, but ECDC 23.80.070.A.4.a has yet to be addressed. As noted in my September 19, 2019 email, we will hold off on scheduling the peer review until this criterion has been addressed. 2. Wetland Determination: Addressed. 3. Easements: Partially addressed. The title report identifies a number of access and utility easements on the subject property. Please provide these easements which are identified by the following auditor file numbers (AFN) in the title report: 815306, 1126222, 1625989, and 1444635. Additionally, the location of these easements and any other easements on the subject property must be identified on the preliminary short plat. June 20, 2019 Comment: The revised short plat documents labels easements with the auditor file numbers, but none of the easements have been provided as requested so easement locations cannot be verified. An adjacent property owner submitted comments during the comment period and provided a copy of the easement recorded under 1444635. This easements legal description does not line up with the location of the easement displayed on the short plat documents. Please providecopies of all the easements referenced above as well as any d.UJUJ:IaU:.VI.Id.I1 C.. abeIlCllts UIdL Illay exist and ensure they are accurately displayed on the short plat documents. October 3, 2019 Comment: Copies of the easements were provided by Mr. Langford after the September 13, 2019 resubmittal. The easements depicted on the preliminary short plat did not line up with the legal descriptions of the various easements. I have added and highlighted the locations of the various easements on the attached preliminary short plat. Apart from accurately locating the easements, there are still two additional easements that need to be clarified. A 9' x 22' road easement recorded under AFN 1646169 has been identified in the northeast corner of the subject property, but that easement has not been provided. Please provide a copy of this easement. The second easement that needs some clarification is the area highlighted in green on the attached preliminary short plat map. This area had previously been identified as the utility easement with AFN No. 815306, 1126222, 144635 and 1625989 although none of the legal descriptions of those easements match this area. This area appears to line up with the last three pages of a native growth protection easement recorded under AFN 200905040118. This easement area and intent needs to be verified. 4. Preliminary Short Plat: a. Surveyor signature —Addressed. b. Gross and Net Lot Area —Addressed. Adjust if necessary with future resubmittal. Identify the gross and net lot area of each of the proposed lots. Note that any access easement must be subtract from the gross lot area and the resulting net lot area must be at 12,000 square feet. October 3, 2019 Comment: Gross and net lot area must be adjusted to reflect accurate placement of the easements on the preliminary plans. c. Please identify all structures within 25 feet of the subject property as required by ECDC 20.75.060.M. Addressed. 5. Site Bench Mark: Addressed. Page 2 of 4 6. Subdivision Review Criteria: Not addressed. The criteria for reviewing subdivisions is contained in ECDC 20.75.085. On initial review, more documentation is needed to demonstrate that the criteria below can be met. a. ECDC 20.75.080.A.4 Where conditions exist which could be hazardous to the future residents of the land to be divided, or to nearby residents or property, such as floodplains, steep slopes or unstable soil or geologic conditions, a subdivision of the hazardous land shall be denied unless the condition can be permanently corrected, consistent with subsections (A)(1) and (2) of this section. Almost all of the proposed Lot 1 consists of slopes in excess of 50%. Developing this site may require a significant cut into the hillside which could impact slope stability and the existing residence on the top of the slope. The geotechnical report must address how this site could be developed and how the hazard can be permanently corrected. As noted in the Building Divisions comments (attached), it is likely that peer review will be required for the geotechnical analysis and design. Note the cost peer review is required to be covered by the applicant. June 20, 2019 Comment: The geotechnical report did not address this criterion. As noted above the geotechnical report did not address ECDC 23.80.070.A.4.a which is important in determining if this criterion is met. Furthermore, the geotechnical report noted the proposed residence should have a minimum effective setback of 10 feet from the slope face measured horizontally from the western most foot to the adjacent slope, which would prevent a house from being constructed on the slope. October 3, 2019 Comment: As noted above, ECDC 23.80.070.A.4.a still has not been addressed and must be before the geotechnical reports will be sent for peer review. b. ECDC 20.75.080.B.1 Lots shall be designed to contain a usable building area. If the building area would be difficult to develop, the lot shall be redesigned or eliminated, unless special conditions can be imposed on the approval which will ensure that the lot is developed properly. In addition to the slopes on the proposed Lot 2, the orientation of Lot 2 with the private drive that transects the lot further limits the buildable area and makes this a difficult site to develop. The proposed residence for Lot 2 shown on the preliminary development does not comply with the setbacks for Lot 2. A lot cannot be created through the subdivision process that would require a variance in order for it to be developed. June 20, 2019 Comment: The proposed residence has been removed from the preliminary development plans, which the response letter notes as addressing this issue. However, with the new lot configuration and now proposing to retain the swimming pool the development on Lot 1 would not comply with setbacks. See new comment 9 with regards to modification request. October 3, 2019 Comment: Criterion ECDC 20.75.080.B.1 may be addressed in the geotechnical report recommends and subsequent peer review of the geotechnical report. Different layouts for subdividing this property were presented during two pre -application style meetings over the last year. Given the review criteria in ECDC 20.75.080.A.4 and 20.75.080.B.1, a different layout of the proposed subdivision should be given strong consideration. Otherwise, please demonstrate how the proposed layout complies with these criteria. June 20, 2019 Comment: The response letter notes that Lot 2 has been enlarged and indicates that an 80-foot lot circle can also be located in the southeast corner of the property. While this is true for the lot layout in Figure 2 of the geotechnical report, the lot circle does not fit in the southeast Page 3 of 4 corner with the lot configuration on the preliminary short plat and preliminary development plans. If the future building site is now proposed for the southeast corner of the property, please indicate so. A building area in southeast corner would help address ECDC 20.75.080.A.4 and 20.75.080.B.1 as well as landslide hazard design standards ECDC 23.80.070.4.b —4.d. As noted in the attached Engineering comments and the previous comment from the Building Official, the geotechnical report will be sent out for peer review and the applicant will be responsible for the cost of peer review. October 3, 2019 Comment: The June 20th comment above was not addressed. The figures in the geotechnical report were not updated; however, it is assumed given conversations with Mr. Langford that the southeast corner is not the proposed building site as suggested in the June 4, 2019 submittal. 7. Fire Comments: Addressed. 8. Engineering comments have been addressed pending peer review of the geotechnical information. Please respond to the comments from Jeanie McConnell, Engineering Program Manager, provided in the attached memorandum. If you have any questions on Ms. McConnell's comments, you may contact her at (425) 771-0220 or jeanie.mcconnell@edmondswa.gov. 9. Modifications— ECDC 20.75.075: Addressed. October 3, 2019 Comment: A modification request to retain the swimming pool and deck was submitted with the September 13, 2019 resubmittal. A new notice of application is being issued October 3, 2019 identifying the revised application now includes a modification request. The comment period on the new notice of application will end October 17, 2019. According to ECDC 20.02.003.1), the above requested information must be submitted within 90 days (or by January 1, 2019) or the application will expire. Since the application has been determined to be complete, a notice of application will be posted on the subject property and mailed to adjacent property owners within the next two weeks consistent with ECDC 20.03.002. If you have any questions of me, please contact me at 425-771-0220 or via email at kernen.lienPedmondswa.aov. Si rarely, 11 ernen Lien Environmental Programs Manager Cc: Mark Langford Jeanie McConnell, Engineering Program Manager Page 4 of 4 TEXT ON DOCUMENT REC.1625989: " TOGETHER WITH ACCESS TO THE NORTHEAST CORNER THEREOF ACROSS ADJACENT PREMICES FROM 12TH AVE. N., EDMONDS, WASHINGTOMICOMMONLY KNOWN AS 1136 VISTA PLACE, EDMONDS, WASHINGTON." GAS FLAGS ALONG THE FENCE LINE Yellow Highlight - Ingress/Egress Utility Easement 1226222 — 171770—/777 Road and Utility Easement 815306 10' ROAD AND UTILITY EASEMENT AFN 1444635 AND 1625989 W END 10' ROAD AND UTILITY EASEMENT AFN 815306, 1126222, 1444635 AND 1625989 4"STORM LINE IE VISIBLE TO THE WEST ON SURFACE N \ 00 '/ /\I/ /I FOUND REBAR & CAP _ I 0.3' W OF CALC. PROP.COR. PARCEL NUMBER 00548900002208 Green Highlight - Easement of unknown AFN provided by 200905040118?) PARCEL NUMBER 00548900002214 SW 114, NW 114, SEC. 241 T. 27 N., R.3 E., W.M. SNOHOMISH COUNTY, WASHINGTON PARCEL NUMBER PARCEL NUMBER 00548900002103 00548900002102 Need Easement PARCEL NUMBER 00548900002111 FADED POWER PA)VT Statutory Warranty Deed 1444635 - Road#y Ease ents 9' X 22' ROAD EASEMENT AFN 1646169 POWER PAINT i r \ I I \ I 00N �� N�� W rn 1 II II owl III I I I I I I I I I I I I I I I I I I I I I I I I I I I I j I I o I I I I I I CO li I I I I � 1 � I I / I I I \ I I I \ I I I \ I I / I 1, I I � I FOUND REBAR & CAP `� ti� �� Ab 0.5' E OF CALC. PROP.COR. > 10' X 20' ROAD AND UTILITY EASEMENT AFN 1444635 PARCEL NUMBER 00507000002000 PARCEL NUMBER 00507000002101 CB TOP 8 4'PLASTIC N&S 240.3 C W 240.0 /A // // // ,/ _ YD I I 272 // TOP 277.4 I I L------J // 276 / Iry 88'30'36"W 238.24' / l --_ / / // , / / / 161 -_-� ., -------------- \ KEY POST PUBLIC R. 0. W I + t 39, \\ I I BM1Y1 404 SQ. FT. SITE BM \ J I EL. 280.1 \\ NAIL IN ASPHALT I I I I I I I ° °° I ELEV. =280.1 ' LOT 1 4 1: a 17,447 SF 25' 2 I I II I II II II I I I 1 BSB( \\ I N�3 Io :. 11 1°I°d ❑:° -i3I ' L I I III PARCEL NUMBERLQT2 1 I 00507000002200 21GROSS=58S� 10' SF ° ° 47NET=16 i876 BSBL M \ I II I I I ° 4 I I I I 1 \\ \ \ \ I I I I I s° 10' BSBL \ N N \ 1 I I I I I l\ PAVED I \\ I\ o\ \ I I II I I I I (TO REMAIN) Pwo REMAI 6' ( I N I / , I 1 \ P I I I I I I I I 1 I. d NISHED FLOOR / PLAN o ` I 1 1� NTE // j —_ o I l V )coo 1 REMNN I \I LAWN REMAIN) / ( I I I TOYDP 279.E �\• 4I I LAWN (MR) G I I I c:a ; I BSBL VE If \\ I \\\ 3- A I 244 I 1 \ \ \ \ \ \ \ \ \ , G� , �s O- , , I I I I , V 41 4 PVC UP ).5' BSBL PARCEL NUMBER \ \ \\ \\ IN 00507000002300 II II 130E I \ I I I i_ 0—E \\ \ \ \ \ BLOCK RE 7 WALL - - - / j I I j PLANTER ml 1 \ \ 36„ \\ 10 "E. \ 8'E \ _ L y 6 -+ -+ — —Rj) I I m \ \ \ \ ` \ T WAVY l l I I HED I I OLD GK RE, l l l I SH D I R) I \ ` ` / RV W Y �6 � � \ \ �` � m I N- II AEET l 1 3 6 1 2, I l /1 \ I 9 Ti 1 4 6 5 A 6 5 8 I I \ \\ I/ FOUND REBAR &CAP I / S88'30'36'E \ 239.39' \ \ ,, EASEMENT \\ II \\ / 1.3' E OF CALC. PROP.COR. UTILITY NO AFN. 815306, 1126222, 1444635 AND 1625989 I CB TOP 245.15 Il i I II I II IE 6'PVS S 244.55 YD GAS PAINT TOP 265.0 ON PROP.LINE IE 6'PVC W 263.8 YD TOP 263.2 IE 6'PVC FROM E TO S 260.95 PARCEL NUMBER PARCEL NUMBER 00507000002400 00548900002203 LANGFORD SHORT PLAT a U LEGEND C EXISTING MONUMENT (AS SHOWN) �Oa SECTION 114 CORNER NOT FOUND SECTION CORNER NOT FOUND FOUND REBAR/CAP OR I.P. (IRON PIPE) TL� (C) CALCULATED V'SIAWAV Z (P) PLAT a (M) MEASURED TBR TO BE REMOVED `cnscnoE R.O.W. RIGHT-OF-WAY P.O.B. POINT OF BEGINNING 1E CENTERLINE w CLF CHAIN LINK FENCE N WDF WOOD FENCE SCALE: 1 = 2 O� W S. WATER SURFACE W EOP EDGE OF PAVEMENT BOW BACK OF WALK 20 10 0 20 40 GCB STORM DRAIN CATCH BASIN (CB) S O SD STORM DRAIN MANHOLE (SDMH) O SS SANITARY SEWER MANHOLE (SSMH) 000 SANITARY SEWER CLEAN OUT (CO) �P POWER POLE -C'-GP GUY POLE ❑ WM WATER METER >< WATER VALVE WV FMB MAILBOX UTILITY POLE ANCHOR Statutory Warranty FIRE HYDRANT (2 NOZZLE) Deed 1625989 - TYPE I NGPA SIGN Access from 12th Avenue across PROPOSED WATER adjacent premises PROPOSED SANITARY SEWER PROPOSED STORM DRAINAGE PROPERTY LINE X X EXISTING FENCE LINE /// EDGE OF PAVEMENT This triangle fall F XXX EXISTING CONTOURS under1625989? PROPOSED CONTOURS PRE-EXISTING DRAINAGE PATTERN J VICINITY MAP +- SCALE: 1"=2000' Z r VISTA WAY - EQUIPMENTAND PROCEDURE METHOD OF SURVEY: SURVEY PERFORMED BY FIELD TRAVERSE LEGAL DESCRIPTION INSTRUMENTATION: SOKKIA 3100 ELECTRONIC TOTAL STATION. (LOAN POLICY OF TITLE INSURANCE FIRST AMERICAN TITLE INSURANCE COMPANY PRECISION: POLICY NUMBER 2740368) MEETS OR EXCEEDS STATE STANDARDS WAC 322-130-009. PARCEL A: BASIS OF BEARING: THE NORTH 165 FEET OF TRACT 22, PUGET SOUND MACHINERY DEPOT FOUND MONUMENTS ON CENTER LINE OF OLYMPIC AVE N AND 12TH FIVE ACRE TRACTS, ACCORDING TO THE PLAT THEREOF RECORDED IN AVE N. VOLUME 5 OF PLATS, PAGE 47, IN SNOHOMISH COUNTY, WASHINGTON, EXCEPT THE WEST 380 FEET THEREOF, BM NAIL IN ASPHALT EL=280.1 PARCEL B: A NON-EXCLUSIVE EASEMENT FOR ROAD OVER, ACROSS AND UPON THE NORTH 10 FEET OF THE WEST 380 FEET OF TRACT 22 AND OVER AND ACROSS THE SOUTH 10 FEET OF THE WEST 400 FEET OF TRACT DATUM: 21, SAID PLAT. SITUATE IN THE COUNTY OF SNOHOMISH, STATE OF WASHINGTON NAVD 88 EXCEPTIONS FROM COVERAGE ENGINEER SURVEYOR 1. COVENANTS, CONDITIONS, RESTRICTIONS, AGREEMENTS, EASEMENTS, INSIGHT ENGINEERING COMPANY ACREAGE LAND SURVEYING SERVITUDES AND/OR ANY LEASE, GRANT, EXCEPTION OR RESERVATION P.O. BOX 1478 24225 107TH PLACE W OF MINERAL RIGHTS, IF ANY, AFFECTING TITLE, WHICH MAY APPEAR IN EVERETT, WA 98206 EDMONDS, WA 98020 THE PUBLIC CONTACT. BRIAN R. KALAB, P.E. PHONE (206) 326-9912 RECORD, INCLUDING THOSE SHOWN ON ANY RECORDED PLAT OR PH: (425) 303-9363 SURVEY, BUT DELETING ANY COVENANT, CONDITION OR RESTRICTION FAX. (425) 303-9362 INDICATING A PREFERENCE, LIMITATION OR DISCRIMINATION BASED ON EMAIL: INFO®INSIGHTENGINEERING.NET RACE, COLOR, RELIGION, SEX, HANDICAP, FAMILY STATUS, OR NATIONAL ORIGIN, TO THE EXTENT SUCH COVENANTS, CONDITIONS OR APPLICANT/OWNER RESTRICTIONS VIOLATE TITLE 42, SECTION 3604(C), OF THE UNITED STATES CODES. MARK & MARCELLA LANGFORD PL 2. ROAD AND PUBLIC UTILITIES EASEMENT EDM VISTA EDMONDS, WA 98020 RECORDED: JUNE 05, 1946 RECORDING INFORMATION: 815306 J. INGRESS, EGRESS AND UTILITIES EASEMENT RECORDED: JANUARY 05, 1955 RECORDING INFORMATION: 1126222 4. ROAD AND UTILITY EASEMENT RECORDED: FEBRUARY 10, 1961 RECORDING INFORMATION: 1444635 6. ACCESS EASEMENT RECORDED: JULY 10, 1969 RECORDING INFORMATION: 1625989 ACCESS EASEMENT RECORDING INFORMATION: 1646169 INSIGH4 ENGIN�ORING CO. INGRESS, EGRESS AND UTILITIES EASEMENT MARCH 30, 2001 P.O. BOX - 1478 RECORDING INFORMATION: N/A EVERETT, WA 98206 (425) 303-9363 (425) 303-9362 FAX INFO@INSIGHTENGINEERING.NET SITE ADDRESS. 1136 VISTA PLACE EDMONDS, WA 98020 REV. NO. DESCRIPTION INITIALS I DATE I TAX ACCOUNT NO.'S: 00548900002201 SW 114, NW 114, SEC. 24, T. 27 N., R.3 E., W.M. LANGFORD SP DWG FILENAME DESIGNED BY. DATE. SCALE. JOB NO.: 190992-PRELIM.DWG DNK 04-01-2019 1 "--20' 19-0992 SHEET PM1 PRELIMINAR Y SHOR T PLAT MAP of I