PLN20150031 Letter of Incomplete Application.pdfCITY OF EDMONDS
121 Sch Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
fnc. 10"
July 30, 2015
Mr. Terrance Wilson
Via email: Terry@WilsonNeal.com
SUBJECT: REQUEST FOR ADDITIONAL INFORMATION FOR SHORT PLAT
APPLICATION LOCATED AT 18227 — 80TH AVE. W., FILE NO. PLN20150031
Dear Mr. Wilson:
Staff has begun review of the land use application you submitted on behalf of Clear Vision Homes for a three
lot short plat located at 18227 — 80`s Ave. W (File No. PLN20150031). However, it was found that your
application is incomplete. Please submit the following items at your earliest convenience including a response
letter indicating how each item was addressed so that staff can continue processing your application:
1. The critical areas reconnaissance conducted for the subject site (File No. CRA20150069) found that
Erosion Hazard and Landslide Hazard Areas are located on and/or adjacent to the subject site. Due to
the presence of slopes that are steep enough to qualify as a Landslide Hazard Area on/adjacent to the
subject site, a geotechnical report is required. Please submit a geotechnical report prepared by a
qualified geotechnical engineer addressing the proposal's compliance with the applicable critical areas
code requirements of Edmonds Community Development Code (ECDC) Chapters 23.40 and 23.80.
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 these requirements. Design alternatives to consider
include, but are not limited to, lot layout, vehicular access, future building location, etc. The location
of the Landslide Hazard Area must also be indicated on the project plans.
Inconsistencies were noted throughout the application materials regarding the access locations for the
proposed lots. For example, the "Statement of Compliance" letter states that all three lots will gain
access at a shared location, but the "Driveway Access Safety Assessment" states that Lots 1 and 3
would utilize shared access on the northern side of the site and that Lot 2 would gain access on the
southern side of the lot. This is also inconsistent with what is represented on the preliminary plans.
Additionally, the preliminary plans indicate a shared driveway extending along the majority of the
northern side of the site, but only the first 20' by 30' of this shared driveway is shown to be located
within an access easement. All shared access drives must be located within vehicular access
easements. Please revise all plan sheets, the "Statement of Compliance", the Driveway Access Safety
Assessment", and all other applicable submittal items in order for all submittal materials to
consistently reflect the locations of the proposed access, areas of access easements, etc.
3. Your plans indicate that the existing asphalt driveway is to be relocated in part and removed in part,
but the plans do not indicate which portions will be relocated (and where they will be relocated to) and
which portions will be removed. Please clarify.
4. The minimum required lot area within the RS-12 zone is 12,000 net square feet (gross area excluding
the area of any vehicular access easements). If you are proposing for any of the lots to be less than
12,000 net square feet, then you will need to submit the necessary modification request(s) together
with associated $795 fee(s). Please note that pursuant to ECDC 20.75.075.C, a modification request
may only be approved if all of the required findings set forth in Chapter 20.85 ECDC (Variances) can
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be made. Thus, your submittal for a modification request would also need to include a written
statement of how each of these criteria are met by the proposal.
All existing structures that are to be retained must comply with the minimum required setbacks of the
RS-12 zone. It was noted that the existing upper floor deck extends into the minimum required 25
foot rear setback. The deck cannot extend into this setback, and the patio may only extend into the
setback by four feet pursuant to ECDC 16.20.040.C. Please either revise the plans such that all
existing structures comply with the minimum required setbacks, or indicate which portions of the
existing structures are to be removed. Where vehicular access easements are proposed, minimum
required setbacks are taken from the edge of such easements.
Due to the use of similar line styles, it is difficult to distinguish the location of the proposed native
vegetation area required pursuant to ECDC 23.90.040.C. Please clarify. Additionally, please submit a
plan to satisfy this requirement, including an indication of which portions of the site will be
retamed/established as native vegetation to account for the 30 percent by area requirement and plans
for how this area will be established and maintained in accordance with the requirements of ECDC
23.90.040.C.
7. Please note that review by the Engineering Division is pending, and additional comments regarding
the proposal may be sent at a future date.
Please submit the above information (including a response letter indicating how each item was addressed) 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). Thus, your application will expire if the
requested information is not received by October 28, 2015.
If you have any questions, please do not hesitate to contact me via phone at (425) 771-0220 or via email at
Jen.Machugagedmondswa.gov.
Sincerely,
Development Services Department - Planning Division
Jen Mach uga
Associate Planner
Cc: File No. PLN20150031
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