PLN20080077 need clarification #2.pdfIts c. 1890
October 1, 2012
Phil Lehn
1215t" Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 ® Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
Green Tara Incorporated
16208 72nd Ave. W
Edmonds, WA 98026
Subject: ADDITIONAL CLARIFICATION REQUESTED #2 — 2-LOT SHORT PLAT OF 16206 72ND
AVE. W (PLN20080077)
Dear Phil,
Thank you for submitting updated documentation for your short plat on August 10; I'm glad you
were able to get that in prior to the August 15 deadline. In reviewing the new information
submitted, however, I have found that additional clarification is required before a preliminary
short plat decision can be made. Please address all comments in a written response and by
providing updated plans, as appropriate:
1. Choose one lot naming convention. Please select one lot naming convention
appropriate for the entire development, either all letters or all numbers.
2. Preliminary development plans. Please submit two updated large-scale copies and
two reduce sets (11"x17" or smaller) of the preliminary development plans (Sheets 1
-5). These sheets included a Plat Plan, Grading & Erosion Control Plan, Drainage &
Utility Plan, Details & Grading Calculations, Legal Descriptions and Misc. Details.
These updated drawings were not provided with your August 10 resubmittal
3. Setbacks. Because Lot 4 will be taking access from 72nd Avenue West, the proposed
internal road will only serve four lots if the short plat is approved. As a result,
proposed Lots D and E would be considered flag lots which would have 10' setback
from all property lines since the internal road would not be considered to be a
'street'. Please update all setbacks shown on proposed Lots D and E as applicable or
eliminate the references altogether (this would likely be more clear).
The 10' setback must also be taken from the hammerhead portion of the access
road which provides for emergency vehicle turnaround. If there is a desire to reduce
the required 10' setback from the hammerhead, a modification request would have
to be approved as in ECDC 20.75.075. A modification request review costs $845 and
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is payable at the time of submittal. If a modification is anticipated, new public
notice would be needed thus requiring submittal of a new Adjacent Property
Owners list.
4. Lot area. Show the total area of the mother parcel being divided. Also, update the
net lot areas for D and E to indicate the removal of the area devoted to the portion
of access road/turnaround on each lot. Each lot must have a minimum net area of
12,000 square feet.
5. Critical area tracts. In support of the above comment, please combine Tracts DX
and EX with Lots D and E, respectively. This will provide additional lot area with
which to meet the minimum lot area requirement. That area which is west of the
tract line between original Meadowdale Tracts 66 & 67 (please remove that line
from the maps for clarity) can be placed into critical area tracts on the western
portions of Lots D & E in accordance with ECDC 23.40.270. By creating these tracts
in excess of 5,000 square feet on each lot, you can also avoid having to submit a
vegetation management plan which would otherwise be required by ECDC
23.90.040.C. The critical area tracts will need to total at least 30% of the total
mother parcel area to meet the vegetation retention requirement — the existing
parcel is 35,230 square feet according to the County Assessor so at least 10,569 total
square feet would need to be set aside between the critical area tracts. Indicate the
location of the critical area tract on each lot and its area on the preliminary map.
Also, update the dedications and legal descriptions to indicate the removal of tracts
DX and EX and include the language in ECDC 23.40.270.C. Finally, describe how you
envision ownership and maintenance going forward in accordance with ECDC
23.40.270. D.
6. Update geotech report. Please have your geotechnical engineer provide a new
report or an addendum to the existing AMEC/Earth Solutions NW reports describing
the impact of the new emergency vehicle turnaround on both the eastern and
western slopes in relation to the requirements and design standards found in ECDC
23.80.070.A.
7. Legend lines. Although the various dashed lines shown on the map on Sheet 1 are
identified in the Legend, they are difficult to differentiate. Please label each of them
on the map.
8. Geotechnical and Building setback notes. Please remove Geotechnical Notes 1 & 2
and Building setback note at the bottom left of Sheet 1 of the preliminary short plat.
9. References to S-2005-64. Replace all references on the short plat sheets, and
elsewhere as applicable, from S-2005-64 to PLN20080077.
10. Engineering comments. Please address the comments from the Engineering
Division dated October 1, 2012 (enclosed).
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11. Reduced copies of short plat. Please submit two updated copies of the preliminary
short plat documents reduced to 11"x17" or smaller.
As before, please keep in mind that a complete response to this information request must be
received within 90 days or the application will lapse for lack of information (ECDC
20.02.003.13).
If you have any questions, please contact me at (425) 771-0220.
Sincerely,
Mike Clugston, AICP
Associate Planner
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