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PLN20130020 2nd Request for Additional Info REVISED 12-23-13.pdf121 5ch Avenue North, Edmonds WA 98020 Phone: 425.771.0220 ® Fax: 425.771.0221 ® Web: www.edmondswa. DEVELOPMENT SERVICES DEPARTMENT ® PLANNING DIVISION n December 23, 2013 Mr. Rob Michel P.O. Box 1215 Lynnwood, WA 98046 SUBJECT: REVISED 2ND REQUEST FOR ADDITIONAL INFORMATION FOR PROPOSED SHORT PLAT LOCATED AT 7231 SOUNDVIEW LANE FILE NO. PLN20130020 Dear Mr. Michel: A request for additional information regarding your land use application for a three -lot short plat located at 7231 Soundview Lane was sent to you on December 12, 2013 in response to your November 19, 2013 resubmittal. Upon further, review of the materials that you submitted on November 19, 2013, it was found that further items will need to be addressed in addition to those stated in staff s December 12, 2013 request for additional information. As such, a revised request is being sent to you today, which includes and expands on the items addressed in staff s December 12, 2013 letter. Please disregard staff s December 12, 2013 letter and instead address the following items at your earliest convenience so that staffs review of the proposal can continue: 1. Please respond to the comments from Jeanie McConnell, Engineering Program Manager, provided in the attached memorandum dated December 12, 2013 (previously enclosed with staff s December 12, 2013 letter and enclosed again with this letter for your reference). If you have any questions on Ms. McConnell's comments, you may contact her at (425) 771-0220 or Jeanie.McConnell@edmondswa.gov. 2. When providing revised preliminary development plans in response to Ms. McConnell's comments above, please ensure that the property dimensions indicated on the preliminary development plans match those of the preliminary subdivision plans (the preliminary development plans submitted on November 19, 2013 did not reflect the revisions made to the property dimensions with the resubmittal of the preliminary subdivision plans). 3. Staffs initial request for additional information sent on May 24, 2013 requested several items to be revised on the preliminary subdivision plans by your surveyor; however, not all of these items were fully addressed. Please have your surveyor revise the plans as necessary to meet the requirements of ECDC 20.75.060 and to address the following: a. It was noted that some of the distances and bearings of the proposed lots and access tract were changed with the resubmittal; however, the proposed legal descriptions were not updated to reflect these changes. Have your surveyor verify and correct all proposed legal descriptions in order to be consistent with those indicated on the survey map. b. It was noted that the proposed lot areas were updated to reflect the revisions to the proposed lot dimensions, but the 80-foot diameter lot width circles were removed from the plans, so staff is unable to verify if these changes to the lot dimensions impacted compliance with the lot width requirements applicable to the RS-12 zone. Please ask your surveyor to re -draw the 80-foot diameter lot width circles within each of the proposed lots and make any necessary changes so that all three of the proposed lots comply with the minimum required 80-foot lot width. c. Indicate the locations of all existing structures, including the existing second story deck on the western side of the residence, the existing shed on the southern site of the site, and any other existing structures not originally shown. d. Staff s letter of May 24, 2013 requested that you indicate all existing structures, the proposed property lines, and the setbacks required by the RS-12 zone on the same sheet in order for staff to determine compliance with setback requirements. Although setback lines are indicated on Sheet 3 of the preliminary subdivision plans, no dimensions of the proposed lots nor the distances of the setback lines are provided, so staff is unable to verify compliance with setback requirements. Please indicate all existing structures and the setbacks required by the RS-12 zone on a scaled sheet that also includes all dimensions of the proposed property lines and access easement. Additionally, have your surveyor ensure that all existing structures are indicated and provide the distances from any existing structures that are to be retained to all proposed property lines. e. Indicate the size of the footprint of the existing residence including the 2°d floor deck and garage, excluding up to 30 inches of eaves, in order for staff to confirm compliance with the maximum allowed 35% lot coverage requirement as calculated as a percentage of the lot area of proposed Lot A. f. Any existing rockeries/retaining walls proposed to be retained must comply with setback requirements if they exceed three feet in height over original grade. Please provide sufficient documentation that all rockeries/retaining walls will comply with this requirement. If the existing rockeries/retaining walls do not exceed three feet in height over original grade and do not need to comply with setback requirements, please indicate such on the plans. g. Staff s initial request for additional information sent on May 24, 20 f3 requested that your surveyor indicate the tops and toes of the slopes for all Landslide Hazard Areas as defined in ECDC 23.80 (slopes in excess of 40 percent) present on/adjacent to the subject site. It was noted that both a top of slope and a toe of slope line were indicated on the preliminary subdivision plans submitted on November 19, 2013; however, these lines are not indicated in the correct locations. Refer to ECDC 23.80.020 for guidance on determining the top and toe of a landslide hazard area. If you need additional assistance, you may work with your geotechnical engineer on determining the top and toe. Please update the top and toe of slope lines indicated on the preliminary subdivision plans in order to correctly reflect the requirements of ECDC 23.80.020. h. The revised preliminary short plat plans and the preliminary development plans submitted on November 19, 2013 reference a scale of 1" = 20'; however, these plans are not printed at such a scale. Staff needs to be able to scale off these plans in order to ensure compliance with applicable site development standards, such as minimum required lot width, setbacks, etc. As such, please be sure that the revised plans addressing the above comments are printed at an actual scale of 1" = 20'. i. Please submit two full-sized and one reduced (It" by 17" or smaller) copy of the signed and updated survey reflecting the above changes. Page 2 of 3 4. Thank you for providing a geotechnical report by Geospectrum Engineers dated September 28, 2012. This report, however, does not address the specific design standards of ECDC 23.80.070.A.3. As requested in staff s May 24, 2013 request for additional information, as part of the geotechnical report, your geotechnical engineer must include sufficient evidence as to how the design standards of ECDC 23.80.070.A.3 will be met through the proposal, or if an alternative design would be more compliant with` bese requirements. Design alternatives to consider include, but are not limited to, lot layout, vehicular access, future building location, etc. Please provide a revised report (or an addendum to the existing report) prepared by a qualified geotechnical engineer specifically addressing the design standards of ECDC 23.80.070.A.3. Thank you for providing a preliminary native vegetation plan indicating which portions of the site will be retained/established as native vegetation to account for the 30 percent by area requirement of ECDC 23.90.040. An actual plan detailing what vegetation will be retained/established and how the native vegetation areas will be maintained will be required at the time of civil/final review; however, for the preliminary short plat review, it needs to be shown that there is sufficient space on the subject site to comply with this code requirement. It was noted that the property dimensions indicated on the native vegetation plan submitted on November 19, 2013 do not match those of the preliminary subdivision plans. Additionally, the native vegetation plan states a required area of 11,542 square feet, but a proposed area of only 11,484 square feet. Therefore, please update the native vegetation plan to reflect the actual proposed property dimensions as indicated on the preliminary subdivision plans, and increase the total area provided within the native vegetation areas so that it adds up to a minimum of 11,542 square feet. Please submit the requested information to the Planning Division as soon as possible so that staff may continue processing your application. 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.D). Since this letter is a revision to the items requested in staff's December 12, 2013 letter, the response deadline will be extended so that it is 90 days from today. Thus, your application will expire if the requested information is not received by March 24, 2014. If you have any questions, you are welcome to contact me at (425) 771-0220 or Jen.Machu a a,edmondswa.g_ov. Sincerely, Development Services Department - Planning Division Jen Machuga Associate Planner Enclosure: Memorandum from Jeanie McConnell dated December 12, 2013 Cc: File No. PLN20130020 Page 3 of 3 To: Jen Machuga, Associate Planner From: Jeanie McConnell, Engineering Program Manager Subject: PLN20130020, Soundview Lane 3-lot Short Plat 7231 Soundview Lane The comments provided below are based upon review of the preliminary development plan for the subject short plat. Additional information is requested from the applicant at this time in order to continue review of the application and provide preliminary approval of the short plat. Please ask the applicant to revise and resubmit plans addressing each of the comments below. Please also note, after receiving preliminary short plat approval from the Planning Division, the applicant will be required to submit a complete set of civil engineering plans to the City Engineering Division for review and approval prior to recording. 1. December 12, 2013 — Thank you for providing a geotech report. The report states "Our office should review the final storm water system to evaluate potential impacts on down gradient slopes and structures". Please note, the geotechs letter of project concurrence will be required with the final design and civil plan submittal for this project. 412412013 comment - Provide a geotech report that addresses placement of homes, proposed grading, and proposed storm system improvements. 2. December 12, 2013 — Please confirm impervious surface area calculations and ensure Soundview Lane road improvements are included in the calculation. The drainage report states "The on -site detention system is sized to accept storm water runoff from the proposed two new lots and the shared 12-foot wide pavement within a 15-foot wide easement." The Proposed Impervious/Pervious Area Exhibit found within the report states the total impervious area to be .23 acres. This information does not appear to capture the additional impervious area being created by the development of Soundview Lane. The impervious surface area calculations provided in the civils shall include all impervious area in one table instead of providing 2 separate tables on sheets 1 & 3. Please revise the report and plans as needed to include the road area. The improvements required in Soundview Lane are part of the project and cannot be looked at separately. 412412013 comment - Provide estimated impervious surface calculations, including a breakdown for. both private property and public improvments, as well as pollution generating surfaces. City of Edmonds 3. December 12, 2013 — The stormwater management system proposed for collection of impervious surface area in Soundview Lane is shown to be located within the City right- of-way. Please locate system on private property. With regards to design of the storm water management system, please refer to comment 2 above. 412412013 comment — All stormwater management systems shall be located on private property. If impervious surface areas fall below 10, 000sf for the entire site development (ROW and private property) a stormIystem could be designed to meet Category 2 site requirements. Please note that design to Cat 2 requirements does not allow for construction of individual detention systems receiving less than 5000sf of runoff as ultimately these systems will not satisfy the design requirements. Please contact Jerry Shuster, Stormwater Program Manager, with any questions you may have on these design requriements. While final design is not required at this time, the prelim plans will need to indicate system function and location consistent with code requirements. 4. December 12, 2013 — Please revise plans to address this comment. 412412013 comment - Please callout acceptable pipe materials such as, Aluminized CMP, PVC, N-12, etc. Straight CMP is not allowed. 5. ok 6. ok 7. December 12, 2013 — On Sheet 3 of the civils, please add a note next to the Sound View Lane cross section (similar to the residential access detail) that states how many homes are being accessed off Sounview Lane. 41412013 comment - Clearly show existing road/driveway limits and note on plans how many homes are currently served off this road section. 8. December 12, 2013 — Please revise plans to address this comment. 41412013 comment - Please revise the driveway approach for the existing home to be perpendicular to the ROW. 9. December 12, 2013 — Please revise plans to address this comment. 41412013 comment — Please clarify that the electrical feed for the subject development will be placed underground. Show the utility pole from which the service will be provided. 10. December 12, 2013 — Please revise plans to address this comment. 41412013 comment - Show the location of all existing and proposed utility lines (power, phone, cable, gas), water mains and water service lines adjacent to or within the proposed subdivision. Thank you.