PLN20150031 Request for Additional Info.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"
January 21, 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 NO. PLN20150031
Dear Mr. Wilson:
Upon further review of your land use application for a three lot short plat located at 18227 — 80'h Ave. W
(File No. PLN20150031), it was found that additional 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:
Your proposal for all three lots to utilize separate access driveways is not consistent with
regulations requiring the proposal to minimize grading and causes concerns related to traffic
safety (see attached Engineering Division memo). Additionally, the proposed lot layouts are not
practical and could result in potential future private property issues since the property lines are
not located in logical locations. Concerns were also raised related to the site design and access
during the public comment period.
One of the subdivision review criteria of ECDC 20.75.085 states the following: "The proposal
shall be designed to minimize grading my using shared driveways and by relating street, house
site and lot placement to the existing topography. " Based on the current proposal, staff cannot
find that this criterion is being met. It appears that the subject site may be a good candidate for a
modification request in order to propose more logical lot layouts and access. Modification
requests could take the form of a proposal for reduced minimum required setbacks, lot area,
and/or lot width. The fee for a modification request is $795 per type of request, and such request
also requires a written statement addressing the review criteria of ECDC 20.85.010. It shall be
noted that a modification request requires public notice and may only be approved if all of the
required findings set forth in ECDC 20.85.010 can be made.
2. If your long-term plan is to replace the existing residence, you may find that demolishing the
existing residence with the subdivision would allow you greater flexibility with the location of the
lot line between Lots 1 and 2. It should be noted that if the proposal requires the removal of the
existing residence, demolition would not need to occur until the time of final review of the short
plat, not with preliminary review.
3. Please revise your preliminary plans as necessary and provide a cover letter responding to the
enclosed comments from the Engineering Division dated December 21, 2015.
4. Thank you for providing a geotechnical report. This report, however, does not provide any
references to the applicable critical areas code requirements of ECDC Chapters 23.40 and 23.80.
As previously requested, 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
Page 1 of 2
include, but are not limited to, lot layout, vehicular access, future building location, etc. After
revising the proposal in response to the above comments, please provide the revised proposal to
your geotechnical engineer and request an addendum to the previous report that clearly reviews
the revised proposal's compliance with the applicable critical areas code requirements of ECDC
Chapters 23.40 and 23.80, including a specific analysis of the proposal's compliance with the
design standards of ECDC 23.80.070.A.3.
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 April 20, 2016.
If you have any questions, please do not hesitate to contact me via phone at (425) 771-0220 or via email
at Jen.Machuga@edmondswa.gov.
Sincerely,
Development Services Department - Planning Division
Jen Mach uga
Associate Planner
Enclosure: Memorandum from JoAnne Zulauf dated December 21, 2015
Cc: File No. PLN20150031
Page 2 of 2
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December 21, 2015 — 2"d Submittal
Jeri Machuga, 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) 12121115 It is still unclear how the driveway runoff for Lot 2 and Lot 3 will be collected. Please
show the collection point and the conveyance to an infiltration system. Current CBs are not
shown in or partially in the pavement area and therefore cannot collect runoff from those areas
as drawn. Please specifically identify on the plan how the driveway(s) runoff will be collected.
The storm systems shown appear to be shared though it is unclear. The access road and the
impervious surface total from each lot shall be connected to a storm system. Lot 1 existing
impervious surface will only need to be connected to a storm system if the existing house was
City of Edmonds
constructed after 1977 or the existing house will be demolished. If the existing home is
demolished, all impervious surface on that lot will need to be connected to a storm system as well.
6) Completed.
7) 12121115 At the connection to the public sewer system at 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 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) 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) 12111115 Please see transportation engineers comments below.
The intention and arrangement of the access road(s) is unclear.
a. 12121115 Please see transportation engineer's comments below. The proposed access
along with the the existing driveway and the driveway adjacent to the east will create a
50' expanse of asphalt with only a small area of vegetation between them. Please revise
reducing the excessive access entry to the lots. An option would be to demo the driveway
access from the east to the existing house and use only the west entrance. Then the access
road to the other two lots could be reduced to a 15'Access easement with 12' paved.
b. 12121115 Utility easements will be required to be shown during the civil review process.
There is a label stating that a 30 x 20 area adjacent to the road is an Access/Utility
easement. It appears that the road will be on both lot 2 and 3 property and that the
utilities will also be on both properties through the road. If this is the case then the entire
access road would be the Access/Utility easement. Please clarify.
c. Completed.
10) Completed.
12/21/15 Comments:
Traffic Report Review: Bertrand Hauss, Transportation Engineer:
have concerns regard ng access f rom / to LOT #1 onto 801h Ave. W (especi al I y for dri vers backi ng
out of driveway to access 801h Ave. W). I n order to provide a safer access, the dri veway from LOT #1
should joi n the other (2) driveways further to the east, so drivers only 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 undercurrent layout). Can that movement be completed safely / show AUTOTURN
I ayouts? In order to further improve access from LOT land 2 (for drivers backing out), a turnaround
within the property should be provided so they are facing 80`h Ave. W. when coming out of the
driveway. Please see City Standard Detai I E2.6 for on -site turnaround requirements.
Stormwater Review: Jerry Shuster, Stormwater En igneer
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.
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.
, "0-199v
00 10' MIN
UO'R 30' MAX,
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35' MIN
PROPERTY LINE o FOR 2-CAR GARAGE
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NO DIRECT ACCESS TO STREET
STREET
1C
DRIVEWAY
(MINIMUM)
15'
EASEMENT
(MINIMUM)
APPROVR EVBY I S I O DS STANDARD DETAIL
D, GEBERT 04/2/07 TYPICAL DRIVEWAY00-PTSFORMMTURNAMU
(1-2 LOT SHORT PLATS)
DATE SCALE DWG N0.
7/24/O1 NTS E2.6