PLN20150031 Request for Additional Info 10-13-16.pdfCITY OF EDMONDS
121 Sch Avenue North, Edmonds WA 98020
Phone: 42S.771.0220 • Fax: 42S.771.0221 • Web: www.edmondswa
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
fhC. 10"
October 13, 2016
Mr. Terrance Wilson
Via email: Terry@WilsonNeal.com
SUBJECT: REQUEST FOR ADDITIONAL INFORMATION FOR SHORT PLAT
APPLICATION LOCATED AT 18227 — 80Tu AVE. W.
FILE NOS. PLN20150031 & PLN20160038
Dear Mr. Wilson:
Upon review of your application for a modification request and the additional materials you submitted in
support of your land use application for a three lot short plat located at 18227 — 80th Ave. W, it was found
that further information/clarification is required. 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. Please revise your preliminary plans as necessary and provide a cover letter and supporting
documents responding to the enclosed comments from the Engineering Division dated September
12, 2016. If you have any questions on the Engineering Division's comments, you may contact
JoAnne Zulauf at (425) 771-0220 or JoAnne.Zulau@edmondswa.gov.
Please submit the above 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 he 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
January 11, 2017.
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
Enclosure: Memorandum from JoAnne Zulauf dated September 12, 2016
Cc: File No. PLN20150031
Page 1 of 1
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December 21, 2015 — 2"d Submittal, — September 12, 2016 --3ra
Submittal
Mike Clugston, Associate Planner
JoAnne Zulauf, Engineering Technician
PLN20130031, Clear Vision 3 lot short plat
18227 801" Ave W
The comments provided below are based upon review of the preliminary civil plans & documents 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 provide a written response to each of the outstanding comments below and revise and
resubmit plans accordingly.
Please also note, after receiving preliminary short plat approval from the Planning Division, the
applicant will be required to submit civil engineering plans to the City for review and approval after
receiving preliminary short plat approval from the Planning Division.
12121115 In several of the responses it is stated that no sfrs are being proposed on the lot with this
subdivision. During the preliminary process the goal is confirm that these will be buildable lots.
Information gathered during this stage is to determine whether all site improvments are possible on
each lot and that there will be no confilicts that render any of the proposed lots unbuildable. This
review stage is also intended to provide the owner with a reasonable idea of what will be necessary to
fully construct the improvements. Short plat construction will include the frontage improvements,
driveway approaches, and the drainage system for the driveway approaches, and utility stubs to each
lot. Hopefully this provides a little bit of clarity regarding our requests for information. Thank you.
1) Completed.
2) Completed.
3) Completed.
4) Completed.
5) Completed.
6) Completed.
7) 9/12/16 The comment is referencing the sewer connection. The plans have not been revised to
include a manhole at the connection to the sewer main. 12/21/15 At the connection to the public
sewer system a manhole will be required. Please show on plan. To show feasibility of the sewer
system, provide rim and invert elevations from proposed structures on each lot to a clean out at
City of Edmonds
the property line and then on to a connection to the public sewer main. Please include length and
size of all pipe to verify a minimum of 2% slope can be attained.
8) 9/12/16 See comments below regarding stormwater issues. 12121115 Please see the stormwater
engineer's comments below. Please provide an infiltration stormwater report including testing
information using one of the approved testing methods found in the City of Edmonds Stormwater
Supplement Appendix C. The Supplement can be found on our website under Handouts.
9) 9/12/16 See Transportation Engineer comments below. 12111115 Please see transportation
engineers comments below.
The intention and arrangement of the access road(s) is unclear.
a. Completed.
b. Completed.
c. Completed.
10) Completed.
12/21/15 Comments:
Traffic Report Review: Bertrand Hauss, Transportation Engineer:
I have concerns regardi ng access f rom / to LOT #1 onto 80th Ave. W (especi al I y f or dri vers backi ng
out of driveway to access 80th Ave. W). #1) 1 n order to provide a safer access, the driveway from LOT
#1 shoul d j of n the other (2) dri veways further to the east, so dri vers onl y have to turn thei r heads @
90 degree angl a to see vehi cl es comi ng f rom the south (i nstead of much more / very uncomfortabl e
unsafe position under current layout). Can that movement be completed safely / show AUTOTURN
I ayouts? #2) 1 n order to f urther i mprove access f rom L OT 1 and 2 (for dri vers backi ng out), a
turnaround wi thi n the property shout d be provi ded so they are faci ng 80th Ave. W. when coming out
of the driveway. R ease see City Standard Detai I E2.6 for on -site turnaround requi rements.
9/12/16 Transportation Engineer Response: The resubmitted have not addressed the issues discussed
in the comment above. See highlighted sections. The plans show no change to the Lot 1 entrance and
its proximity to the property line. Also there is no turnaround area provided on Lot 1.
Stormwater Review: Jerry Shuster, Stormwater En igneer 9/12/16 Stormwater Consultant Review
Comments -See Below.
The stormwater report information submitted is incomplete and therefore a full review was not
possible.
Infiltration is feasible on this site based on the soil descriptions in the geotech letter dated 3/11/2015.
The figure in that report with the sieve analysis (plate 4) was difficult to read making it impossible to
confirm any of the body of the report. Project is >10,000 sf of impervious is proposed and it is near a
steep slope, I would require a pilot infiltration test (Appendix C of the Stormwater Supplement) for
this site and not solely rely on sieve analyses.
The drainage report appears to be using the pre -sizing tables to design the dry well. The project
impervious is >10,000 therefore exceeds the maximum for using pre -sized calculations. The
infiltration BMPS must be modeled. The modeling results included have no record of the input
parameters so it is impossible to verify findings. The spreadsheet with impervious calculations is cut
off.
9/12/2016 Comment: The Preliminary Stormwater Report indicates that the new + replaced
impervious surface area is less than 10,000 s.f. The existing structure appears to drain towards
the infiltration facility, which increases the tributary impervious surface area tributary to the
proposed infiltration facility > 10,000 s.f The thresholds for the minimum requirements are
based on the new + replaced impervious surface, but when designing infiltration facilities, all
tributary surfaces must be taken into account. A pilot infiltration test (PIT) in the location of
the proposed infiltration facility. Detail 3 on Sheet 3.1 indicates 3.0' (min) separation
between the glacial till and/or groundwater and the bottom of the drywell aggregate. This
elevation should be investigated and documented during the PIT. Note: The Infiltration Sizing
Calculations Spreadsheet was cutoff, and therefore not reviewed fully (copy of cut off page
attached). Because the total impervious surface area draining to the infiltration facility is >
10,000 s.f., a continuous flow model shall be used to size the facility.
9/12/16 Completed.The site will have >5000 sf pollution generating impervious surface. The
proposal is an "oil water separator elbow" for this. They must include a treatment system per the
Ecology 2005 manual.
Please revise report and resubmit.
Thank you.