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Preliminary Staff Report Attachments-6-16.pdfC' �1 EdmmdsUtiHesCo wfi m CUSTOMER — EUC CONTACT Form A coordinated utility environurenl which uraxinrizes joint Wilily opporlunilies to provide quality service fir the citizens of Edmonds YOU WILL BE GIVEN A CONFIRMATION NUMBER BY EACHUTILITY ONCE YOU HAVE INFORMED THEM OF YOUR PROJECT. SITE ADDRESS: _'W�' PV� # o(l -2,6t-- Az' qNN ' ?0 Mary McAllister - 425.670-3216 You will need to provide PUD with a site plan and a completed New 8�'`{u�eOcp Questionnaire. C PUGET souND # ENERGY New Customer Construction Call to verify gas availability and to coordinate set -vice install. You will need to Department - 1.888.321.7779 provide parcel number, contact phone number and mailing address. - # 9101 ftv,.nfier wntc .0 the Have FrenLCr You will need to provide Frontier with the location of your project, total line Jeremy Fallt - 425.263.4024 requirement, and the date in which service is required. A copy of your # I(ekgo2 You will need to provide Comcast with the location of your project, a copy of Mike Fontenot 425-263.5482 your development and site plan (digital copy if available.) The date in which service is required and a list of contact names, phone numbers & mailing armor vtl, ,Ft 811AA tl`: Steve Dunphy- 425-774-7769 ext. 110 For customers in OhRnpic View Sen•ice Area # 0fpr You will need to provide OVWSD with the survey Wrap of your site and complete a development information form. THIS FORM MUST BE COMPLETED AND GIVEN TO DEVELOPMENT SERVICES STAFF AT THE TIME OF PERMIT SUBMITTAL Rev. 10/1/13 ATTACHMENT 6 PUGET SOUND ENERGY September 19to 2017�FA T 18807 88tn Ave W Edmonds, WA 98026 Re: 18807 88th Ave. W. Edmonds, WA 98026 To Whom It May Concern, Puget Sound Energy (PSE) will provide new gas service to the site noted above according to the terms and conditions of Gas Tariff Rule 7 on file with the Washington Utilities and Transportation Commission. Any easements needed to serve the parcel, extraordinary restoration, special permits, or conditions required by those permits are the sole responsibility of the owner in accordance with the same tariff listed above. Please allow at minimum 3 months for planning. Thank You, Kevin Williams Customer & System Projects Puget Sound Energy 425-691-7573 CITY OF EDMONDS 121 5'h Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION October 24, 2017 Kayla Clark Select Homes, Inc. Via email: ka. laclark e outlook.com SUBJECT: NOTICE OF COMPLETENESS FOR SHORT PLAT APPLICATION LOCATED AT 18807 - 188TH ST. SW FILE NO. PLN20170046 Kayla Clark, Your land use application for a three -lot short plat located at 18807 188' Ave. W. (File No. PLN20170046) became procedurally complete pursuant to Edmonds Community Development Code (ECDC) 20.02.002 on October 24, 2017. Please accept this letter as the City's completeness notice in accordance with ECDC 20.02.003. Although it has been determined that the application meets the procedural submission requirements and is therefore complete, additional information may be needed as staff continues with review of the application. Staff will contact you as our review continues if additional information is necessary. I will be the main staff contact for your application. If you have questions at any point during the review process, you may reach me at michele.szafran@edmondswa.gov or (425) 771-0220. Sincerely, Development Services Department - Planning Division Michele Q. Szafran Planner Cc: File No. PLN20170046 Page 1 of 1 ATTACHMENT 7 CITY OF EDMONDS NOTICE OF DEVELOPMENT APPLICATION AND COMMENT PERIOD NAME OF APPLICANT: Select Homes, Inc. DATE OF APPLICATION: 9/23/2017 DATE OF COMPLETENESS: 10/24/2017 DATE OF NOTICE: 11/7/2017 FILE NO.: PLN20170046 PROJECT LOCATION: 18807 18811 Ave. W., Edmonds, WA (Parcel No. 00434600001701) PROJECT DESCRIPTION: Application to subdivide one lot into three lots (Type II decision). The site is zoned Single - Family Residential (RS-10). REQUESTED PERMIT: Short Subdivision. Information on this application can be viewed at the City of Edmonds Development Services Dept., 121 51" Ave. N, Edmonds, WA 98020, or on the City's website at www.edmondswa.gov through the Online Permits link. Search for PLN20170046. OTHER REQUIRED PERMITS: Unknown. REQUIRED STUDIES: Unknown. EXISTING ENVIRONMENTAL DOCUMENTS: Critical Areas Checklist. COMMENT PERIOD: Comments due by November 22, 2017. Any person has the right to comment on this application during the public comment period, receive notice and participate in any hearings, and request a copy of the decision on the application. The City may accept public comments at any time prior to the closing of the record of an open record pre -decision hearing, if any, or, if no open record pre -decision hearing is provided, prior to the decision on the project permit. Only parties of record as defined in ECDC 20.07.003 have standing to initiate an administrative appeal. CITY CONTACT: Michele Q. Szafran, Planner (425)771-0220, Michele. Szafran@edmondswa.gov ATTACHMENT 8 ,* City of Edmonds PLN20170046 0 94.04 188.1 Feet This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, WGS_1984_Web_Mercator_Auxiliary_Sphere current, or otherwise reliable. © City of Edmonds THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTION Ly-, x'x SLR A, Iy!iJ i.r I�Ount�dAr �ierra(e Legend ArcSDE.GIS.STREET CENTERLINE; <all other values> 1 2 514 9;71;7;8 Notes Select Homes 3 - Lot Short Plat 18807 188th St. SW. FILE NO.: PLN20170046 Applicant: Select Homes, Inc., 3 Lot Short Plat DECLARATION OF POSTING On November 7, 2017, the attached Notice of Public Application and Request for Public Comment was posted at the subject property, Civic Hall, Library and Public Safety buildings. I, Michele Q. Szafran, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this Th day of November, 2017, at Edmonds, Washington. Signed: {BFP747893.DOC;1\00006 900000\ } ADJACENT PROPERTY OWNERS LIST Attach this notarized declaration to the adjacent property owners list. On my oath, I certify that the names and addresses provided represent all properties located within 300 feet of the subject property. ign�ai, re of Applicant or Applicant's Representative Subscribed and sworn to before me this �:� day of d L J- Y , %c � A - Notary ublic in and for the State of Washington Residing at LWnrnv-tx WA ° NOTARv �tK • ° SEPT Jp ° ° ° ° ° ► F w ► ``0 Revised on 9130111 P2 - Adjacent Property Owners List Page 2 of 2 k Jaeger MachBoris Womack Hyun Lee 18827 89th W 18821 89th Ave W 18817 89th Ave W Edmonds, WA 98020 Edmonds, WA 98026 Edmonds, WA 98026 Willman Marquette Lawrence Wright Eric Groehnert 18805 89th Ave W 8818 188th St S W 18814 88th Ave W Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, WA 98026 Steven McNew Steven Crabtree Christopher Kim 18820 88th Ave W 18826 88th Ave W 8601 188th St SW Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, WA 98026 Richard Prescott Hung Kim James Beaver 8617 188th St SW 8609 188th St SW 18300 88th Ave W Edmonds, WA 98020 Edmonds, WA 98026 Edmonds, WA 98026 Bolla LLC Larry Hinrichs Nick Michka 10408 12th Ave NE 18715 88th Ave W 8709 188th SW Seattle, WA 98125 Edmonds, WA 98026 Edmonds, WA 98020 John Jackson Scott Passey Geoff Stevens PO Box 1685 18717 88th Ave W 18713 88th Ave W Lynnwood, WA 98046 Edmonds, WA 98026 Edmonds, WA 98020 Ronald Nugent Hagen Leonard A & Jewel N Trust James Gu 18821 88th Ave W 18817 88th Ave W 18815 88th Ave W Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, WA 98026 Sharon Culbertson Madeline Ancelard Thomas Olsen 18808 88th Ave W 18910 88th Ave W 18710 88th Avenue West Edmonds, WA 98020 Edmonds, WA 98026 Edmonds, WA 98026 Thomas O en Thomas Olse Aaron Jones 18710 th Ave W 18710 88th enue West 8829 188th St SW Edip,dnds, WA 98026 Edmonds, JVA 98026 Edmonds, WA 98026 Reiman Donald Credit Trust Joel Edwards Larry Kappel PO Box 217 8628 187th PI SW 18802 86th PI W Hoodsport, WA 98548 Edmonds, WA 98026 Edmonds, WA 98026 Andrew Kubler Joan Watson 18806 86th PI W 18810 86th PI W Edmonds, WA 98026 Edmonds, WA 98026 Cornelia Jensen Michael Wawrzycki 18906 86th PI W 18912 86th PI W Edmonds, WA 98026 Edmonds, WA 98026 Mason N B & Dockweiler Deidre James Cashdollar Trust 18903 86th Place West 18807 86th PI W Edmonds, WA 98026 Edmonds, WA 98026 Joseph Sowers Rebecca Overland 18801 86th Place West 18829 88th Ave W Edmonds, WA 98026 Edmonds, WA 98026 Shaun Savory Douglas Bardsley 8707 189th PI SW 8706 189th PI SW Edmonds, WA 98026 Edmonds, WA 98026 Robert Lohr 18904 86th PI W Edmonds, WA 98026 Berdine Sharon L Revocable Trust 18907 86th PI W Edmonds, WA 98026 Myron Phillips 18805 86th PI W Edmonds, WA 98026 Marla Timm 8711 189th PI SW Edmonds, WA 98026 Joan Balke 8718 189th PI SW Edmonds, WA 98020 James & Sheila Beaver Bolla LLC John Jackson or Current Resident or Current Resident or Current Resident 18711 88th Ave W 8615 188th St SW 18709 88th Ave W Edmonds, WA 98026 Edmonds, WA 98026 Edmonds, WA 98026 Reiman Donald Credit Trust Richard Pirnke or Current Resident or Current Resident 8614 187th PI SW 8724 189th PI SW Edmonds, WA 98026 Edmonds, WA 98026 Everett Daily Herald Affidavit of Publication State of Washington } County of Snohomish } ss Dicy Sheppard being first duly sworn, upon oath deposes and says: that he/she is the legal representative of the Everett Daily Herald a daily newspaper. The said newspaper is a legal newspaper by order of the superior court in the county in which it is published and is now and has been for more than six months prior to the date of the first publication of the Notice hereinafter referred to, published in the English language continually as a daily newspaper in Snohomish County, Washington and is and always has been printed in whole or part in the Everett Daily Herald and is of general circulation in said County, and is a legal newspaper, in accordance with the Chapter 99 of the Laws of 1921, as amended by Chapter 213, Laws of 1941, and approved as a legal newspaper by order of the Superior Court of Snohomish County, State of Washington, by order dated June 16, 1941, and that the annexed is a true copy of EDH784577 PLN20170046 as it was published in the regular and entire issue of said paper and not as a supplement form thereof for a period of 1 issue(s), such publication commencing on 11/07/2017 and ending on 11/07/2017 and that said newspaper was regularly distributed to its subscribers during all of said period. The amount of the fee for such publication is $61.92. \ ` ""L J Subscribed and sworn befo a me on this day of No ry Public in and for the State of Washington. City of Edmonds - LEGAL ADS 114101416 MICHELE SZAFRAN Lini;a Phillips b Notary public State of Washington 3 My APPomtment EY10ires 08r29/2021 L4 0 CITY OF EDMONDS 4_ NOTICE OF DEVELOPMENT APPLICATION AND COMMENT PERIOD NAME OF APPLICANT: Select Homes. Inc. r. W., Edmonds, WA on to subdivide one lot Into site is toned Single -Family REOUESTED PERMIT: Short Subdivision. Information on this application can be viewed at the City of Edmonds Development Services Dept., 121 51h Ave. N. Edmonds. WA 08020. or on the City's websile at www admondswn.gov through the Online Permits fink. Search for PLN20170046. OTHER REQUIRED PERMITS: Unknown. REQUIRED STUDIES: Unknown. EXISTING ENVIRONMENTAL DOCUMENTS: Critical Areas Checklist. COMMENT PERIOD: Commons dub !lyll ember 22. 2017. Any person has the right to comment on this application during the public comment period, receive notice and participate in any hearings, and request a copy of the decision on the application. The City may accept public comments at any time prior to the closing of the rocord of an open record pre -decision heating, If a -decision hearing Is provided, prior te decision on the project permit. Only parties of record as dellned In ECDC 20.07.003 have atanding to Initiate an adminisliative appeal. CITY CONTACT: Michele O. Szalran, Planner (425)771.0220, jyjshele SznlranHodmondsw0,gpy _ f blishod: November 7. 2017. EDH7845771 CITY OF EDMONDS 121 51h Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION November 9, 2017 Kayla Clark Via email: kayla.clark(cr�,outlook.com SUBJECT: REQUEST FOR ADDITIONAL INFORMATION FOR SHORT PLAT APPLICATION LOCATED AT 188071881h St. SW FILE NO. PLN20170046 Kayla Clark: Your land use application for a three -lot short plat located at 18807 188t' St. SW became procedurally complete pursuant to Edmonds Community Development Code (ECDC) Section 20.02.002 on October 24, 2017. During staff s continued review of your application, however, it was determined that additional information/clarification is necessary. Please provide responses to the following items at your earliest convenience so that staff s review of the proposal can continue: 1. Please refer to the enclosed memorandum from JoAnne Zulauf, Engineering Technician, dated November 2, 2017. Please provide a complete response to the comments in the enclosed memorandum including a cover letter stating how each comment was addressed. Any questions on the comments in the enclosed memorandum may be directed to JoAnne Zulauf at JoAnne.Zulaufgedmondswa.gov or (425) 771-0220. 2. Please refer to the enclosed memorandum from Zack Richardson, Stormwater Engineer, dated November 6, 2017. Please provide a complete response to the comments in the enclosed memorandum including a cover letter stating how each comment was addressed. Any questions on the comments in the enclosed memorandum may be directed to Zack Richardson, PE at Zachary.Richardsonkedmondswa.gov or (425) 771-0220. Please note that in responding to Public Works regarding combined access it should be noted that a shared access would need to subtract the access area from the overall lot square footage. The minim lot square footage for the RS-10 zone is 10,000 square feet, so the overall square footage of each lot may not be less than 10,000 square feet. Additionally the preliminary plans show removal of several trees, please note that any tree cutting that is not a hazardous situation and/or not necessary as part of the subdivision improvements shall be reviewed at the time of building permit application review. 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 February 7, 2017. ATTACHMENT 9 If you have any questions, feel free to contact me at Michele. Szafrankedmondswa.gov or (425) 771- 0220. Sincerely, Development Services Department - Planning Division Michele Q. Szafran Planner Cc: File No. PLN20170046 Enclosure: Memorandum dated November 2, 2017 from JoAnne Zulauf Memorandum dated November 6, 2017 from Zack Richardson Page 2 of 2 IMI Date: To: From: Subject: MEMORANDUM November 2, 2017 Michele Szafran, Planner JoAnne Zulauf, Engineering Technician PLN20170046, Select Homes 3 lot short plat 18807 188th St SW 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. Edmonds Community Development Code (ECDC), Handouts, Standard Details and other pertinent information is available on the City website: www.edmondswa.gov. Please Note: Stormwater Engineer comments are not included in this comment letter but will follow in the next couple days. Sheet 3 of 3: Preliminary Utility Plan 1. Due to the proximity to the school, it is preferred that Lot 1 either take access off 88th or share access with Lot 2, reducing the number of access points on 188th. A shared entrance for 2 lots shall have a 15' easement with 12' minimum paved. Please revise access points. 2. Please add dimensions to lots, widths of proposed driveway accesses, distance between driveways and proximity to the corner of 188th and 88th 3. In accordance with Edmonds Community Development Code (ECDC) Chapter 18.90, sidewalks are required as a condition of short plat approval. Sidewalks shall be installed on both 88th and 188th frontages. Sidewalks shall be concrete, 5 ft in width with ramped driveway approaches (see Edmonds Standard Details (EDS) E2.13, E2.8, E E2.26. 4. A curb ramp shall be installed at 88th and 188th. Existing storm catch basins shall be adjusted as needed to fall within curb line. 5. Sidewalks shall be placed allowing a minimum I drive lane width measured from the painted centerline or perceived center of existing paved road (not the center of the row) to the edge of gutter. 6. A transistion to existing conditions shall be located in the frontage of both properties adjacent to the subdivision on 88th and 188th Thank you. City of Edmonds "c. l 6' STORMWATER REVIEW COMMENTS City of Edmonds Engineering Division To: Engineering Reviewer Date: November 6, 2017 Project Name: Select Homes Permit Number: PLN20170046 Address: 18807 188t" St SW Review Type: Preliminary Plat Submittal Date: 9/23/2017 Reviewer: Zack Richardson, PE City of Edmonds, Stormwater Engineer Recommendation: I recommend that preliminary approval of PLN2017-0046 be withheld until the comments below are adequately addressed. Review Comments: It appears the applicant is proposing to utilize the direct discharge exemption from M.R #7 in a drainage basin where application of the exemption is not ensured by code; accordingly, the applicant must modify the drainage report to provide enough information to verify that the downstream system meets all restrictions listed in SMMWW 1-2.5.7 (¶ 2), including demonstration of adequate capacity in the downstream system (to the Puget Sound discharge point) for full build out conditions. 2. It is unclear why the geotechnical engineer determined that BMPs are all infeasible when all test pits presented a sand or loam (See SMMWW Table V- 2.2.1): a. Expand text of report to provide additional explanation of why this layer is potentially infeasible (% fines, cemented, etc.), and/or b. For limited infiltration facilities (bio-retention and permeable pavements) poor soils alone may not be enough to be infeasible; infeasibility requires that the engineer establish that limited infiltration poses a threat/risk to property, slopes, or infrastructure. Provide additional explanation/statement of risk, and/or c. Provide BMPs as required per ECDC 18.30 3. It is not clear that the drainage design and/or report have considered the replaced impervious surfaces for the required frontage improvements; update report and plans as needed to account for these surfaces. Re -submittal Guidance: The following comments are not required prior to feasibility determination/preliminary approval, but are being provided to assist the applicant in moving the plans through the next phase; generally, these items will need to be addressed prior to approval of the civil construction drawings. It is not clear that the required 6" sediment storage has been provided beneath the invert of the detention facility; update plans as needed. 2. Please show all maintenance portals and provide details as needed for construction of the R-tank system (including liners or `wrap' materials). 3. Drainage covenants will be required to ensure future compliance with the proposed drainage plan (based on impervious surface shown, and clearly listed, on the future civil construction drawings). Revised on 6114110 PLN20170046 18807 88th St SW Stormwater Review] Page 2 of 2 RAM Engineering City of Edmonds Development Services Department c/o Michele Q. Szafran, Planner 121 5`" Avenue North Edmonds, WA 98020 RE: Select Homes: 18807 188th St. SW Plan Check PLN20170046 Engineering Review Comment Response RAM Job No. 17-021 Ms. Szafran: December 12, 2017 _.. I �- .... / DEC 14 2017 DEVELOPMENT SERVICES COUNTER This letter outlines the revisions and corrections made per your review comment letter dated November 9, 2017. Below is a list of the comment response documents addressing the comments and requests: JoAnne Zulauf, Engineering Technician, dated November 2, 2017. Sheet 3 ot'3: Prehininary Utility flan 1. Due to the proximity to the school, it is preferred that Lot I either take access off 88"' or share access with Lot 2, reducing the number of access points on 188"'. A shared entrance for 2 lots shall have a 15' easement with 12' minimum paved. Please revise access points. Response: Lot 1 access has been revised to 881h Ave W, see sheet UP-01. 2. Please add dimensions to lots, widths of proposed driveway accesses, distance between driveways and proximity to the corner of 188"' and 88"'. Response: Lot dimensions and access distances to the corner have been added to sheet UP-01. 1n accordance with Edmonds Community Development Code (ECDC) Chapter 18.90, sidewalks are required as a condition of short plat approval. Sidewalks shall be installed on both 88"' and 188"' frontages. Sidewalks shall be concrete, 5 ft in width with ramped driveway approaches (see Edmonds Standard Details (EDS) E2.13, E2.8, E E2.26. Response: Frontage improvements (new 5'sidewalks, ramps and driveway cuts) have been added on sheet UP-01. 4. A curb ramp shall be installed at 88"' and 188"'. Existing storm catch basins shall be adjusted as needed to fall within curb line. Response: Frontage improvement curb ramps and note to adjust existing catch basins have been added on sheet UP-01. Sidewalks shall be placed allowing a minimum 1 l' drive lane width measured from the painted centerline or perceived center of existing paved road (not the center of the row) to the edge of gutter. Response: A minimum 11' drive lanes from existing paved road centerline have been provided, see sheet UP-01. 6. A transistion to existing conditions shall be located in the frontage of both properties adjacent to the subdivision on 88"' and 188"' Response: Frontage improvement transitions have been added on sheet UP-01. ATTACHMENT 10 Select Homes: 18807188th St. SW, 3-Lot Short Plat Page 2 of 3 Plan Check PLN20170046 1" Preliminary Plat Review Comment Response RAMJob No. 17-021 Zack Richardson, Stormwater Engineer, dated November 6, 2017 It appears the applicant is proposing to utilize the direct discharge exemption from M.R #7 in a drainage basin where application of the exemption is not ensured by code; accordingly, the applicant must modify the drainage report to provide enough information to verify that the downstream system meets all restrictions listed in SMMWW 1-2.5.7 (¶ 2), including demonstration of adequate capacity in the downstream system (to the Puget Sound discharge point) for full build out conditions. Response: Per discussions with Staff, the stormwater control system has be revised to include additional stormwater BMPs (R-tank with infiltration) to mitigate stormwater runoff from the site (see discussions below). The R-tank infiltration system has been sized using WWHM continuous runoff modeling (15-minute time step). The stormwater BMP system was sized by restricting the site's stormwater discharges by limiting the developed discharge durations to pre -developed (forested) durations for the range of pre -developed discharge rates from 50 percent of the 2-year peak flow up to the full 50-year peak flow. Seethe revised stormwater site plan report. 2. It is unclear why the geotechnical engineer determined that BMPs are all infeasible when all test pits presented a sand or loam (See SMMWW Table V- 2.2.1): a. Expand text of report to provide additional explanation of why this layer is potentially infeasible (% fines, cemented, etc.), and/or b. For limited infiltration facilities (bio-retention and permeable pavements) poor soils alone may not be enough to be infeasible; infeasibility requires that the engineer establish that limited infiltration poses a threat/risk to property, slopes, or infrastructure. Provide additional explanation/statement of risk, and/or c. Provide BMPs as required per ECDC 18.30 Response: A revised geotechnical recommendation letter has been prepared that lists infiltration as a feasible stormwater BMP option. The preliminary development plans have been revised to include infiltration (R-tank with no liner) as a stormwater BMP facility. Majority of the site impervious is created by the proposed roof tops (9,000 sf, 75% of site impervious), the other hard surfaces (driveways, patios, and walkways) are minor (25% of site impervious) will also be routed to the R-tanks infiltration LID BMP system. Proposed Project Stormwater LID BMPs: 1. Downspout Infiltration BMP T5.10A (utilizing an R-tank system) 2. Post -Construction Soil Quality and Depth BMP T5.13 (soil amendments) A conservative approach to design the R-tank infiltration system using WWHM continuous runoff modeling (15-minute time step) has been used. The system was sized by restricting the site's stormwater discharges by limiting the developed discharge durations to pre -developed (forested) durations for the range of pre -developed discharge rates from 50 percent of the 2-year peak flow up to the full 50-year peak flow. Seethe revised stormwater site plan report. 3. It is not clear that the drainage design and/or report have considered the replaced impervious surfaces for the required frontage improvements; update report and plans as needed to account for these surfaces. RAM Engineering 16531131h Ave W, Suite A108 Lynnwood WA 98037 (425) 678-6960 RAMengineeringinc.com Select Homes: 18807188th St. SW, 3-Lot short Plat Plan Check PLN20170046 1s` Preliminary Plat Review Comment Response RAM Job No. 17-021 Page 3 of 3 Response: See updated drainage report that includes additional impervious surface replaced with new frontage improvements. Re -submittal Guidance: The following comments are not required prior to feasibility determination/preliminary approval, but are being provided to assist the applicant in moving the plans through the next phase; generally, these items will need to be addressed prior to approval of the civil construction drawings. 1. It is not clear that the required 6" sediment storage has been provided beneath the invert of the detention facility; update plans as needed. 2. Please show all maintenance portals and provide details as needed for construction of the R-tank system (including liners or 'wrap' materials). 3. Drainage covenants will be required to ensure future compliance with the proposed drainage plan (based on impervious surface shown, and clearly listed, on the future civil construction drawings). Response: Okay. Michele Q. Szafran, Planner, dated November 9, 2017 1) Please note that in responding to Public Works regarding combined access it should be noted that a shared access would need to subtract the access area from the overall lot square footage. The minim lot square footage for the RS-10 zone is 10,000 square feet, so the overall square footage of each lot may not be less than 10,000 square feet. Response: Lot 1 access revised to 881h Avenue W, thus no shared access proposed. 2) Additionally, the preliminary plans show removal of several trees, please note that any tree cutting that is not a hazardous situation and/or not necessary as part of the subdivision improvements shall be reviewed at the time of building permit application review. Response: The proposed removal trees on the preliminary subdivision development plans have been reduced (tree removal for subdivision construction only); tree removal note added to preliminary grading and TESC plan sheet TP-01. If there are any questions regarding the items above, please contact me at your earliest convenience; I can be reached at (425)678-6960 or RobL@RAMengineeringinc.com. Thank you, Rob Long, PE Principal RAM Engineering 16531131h Ave W, Suite A108 Lynnwood WA 98037 (425) 678-6960 RAMengineeringinc.com CITY OF EDMONDS — PLANNING DIVISION STAFF COMMENT FORM ❑ PW-Engineering 8 Fire ❑ PW - Maintenance ❑ Building Project Number Applicant's Name PLN20170046 SELECT HOMES, INC Property location: 18807 188TH AVE WEST Date Application Received: 9•26.17 Date Application Routed: Zoning: RS-10 Project Description: 3-LOT SUBDIVISION 9.28.17 If you have any questions or need clarification on this project, please contact: Responsible Staff: MICHELE SZAFRAN Ext. 1778 — ------------- --------------- Name of Individual Submitting Comments: �8 Title: 41ave reviewed this land use proposal for my department and I do not have any comments, My department may also review this project during the building permit process (if applicable) and reserves the right to provide additional comments at that time. . /v -/ 6 #17 ❑ I have reviewed this land use proposal for my deportment and have the following comments or conditions: ATTACHMENT 11 IMI Date: To: From: Subject: MEMORANDUM November 2, 2017 Michele Szafran, Planner JoAnne Zulauf, Engineering Technician PLN20170046, Select Homes 3 lot short plat 18807 188th St SW 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. Edmonds Community Development Code (ECDC), Handouts, Standard Details and other pertinent information is available on the City website: www.edmondswa.gov. Please Note: Stormwater Engineer comments are not included in this comment letter but will follow in the next couple days. Sheet 3 of 3: Preliminary Utility Plan 1. Due to the proximity to the school, it is preferred that Lot 1 either take access off 88th or share access with Lot 2, reducing the number of access points on 188th. A shared entrance for 2 lots shall have a 15' easement with 12' minimum paved. Please revise access points. 2. Please add dimensions to lots, widths of proposed driveway accesses, distance between driveways and proximity to the corner of 188th and 88th 3. In accordance with Edmonds Community Development Code (ECDC) Chapter 18.90, sidewalks are required as a condition of short plat approval. Sidewalks shall be installed on both 88th and 188th frontages. Sidewalks shall be concrete, 5 ft in width with ramped driveway approaches (see Edmonds Standard Details (EDS) E2.13, E2.8, E E2.26. 4. A curb ramp shall be installed at 88th and 188th. Existing storm catch basins shall be adjusted as needed to fall within curb line. 5. Sidewalks shall be placed allowing a minimum I drive lane width measured from the painted centerline or perceived center of existing paved road (not the center of the row) to the edge of gutter. 6. A transistion to existing conditions shall be located in the frontage of both properties adjacent to the subdivision on 88th and 188th Thank you. City of Edmonds ATTACHMENT 12 "c. l 6' STORMWATER REVIEW COMMENTS City of Edmonds Engineering Division To: Engineering Reviewer Date: November 6, 2017 Project Name: Select Homes Permit Number: PLN20170046 Address: 18807 188t" St SW Review Type: Preliminary Plat Submittal Date: 9/23/2017 Reviewer: Zack Richardson, PE City of Edmonds, Stormwater Engineer Recommendation: I recommend that preliminary approval of PLN2017-0046 be withheld until the comments below are adequately addressed. Review Comments: It appears the applicant is proposing to utilize the direct discharge exemption from M.R #7 in a drainage basin where application of the exemption is not ensured by code; accordingly, the applicant must modify the drainage report to provide enough information to verify that the downstream system meets all restrictions listed in SMMWW 1-2.5.7 (¶ 2), including demonstration of adequate capacity in the downstream system (to the Puget Sound discharge point) for full build out conditions. 2. It is unclear why the geotechnical engineer determined that BMPs are all infeasible when all test pits presented a sand or loam (See SMMWW Table V- 2.2.1): a. Expand text of report to provide additional explanation of why this layer is potentially infeasible (% fines, cemented, etc.), and/or b. For limited infiltration facilities (bio-retention and permeable pavements) poor soils alone may not be enough to be infeasible; infeasibility requires that the engineer establish that limited infiltration poses a threat/risk to property, slopes, or infrastructure. Provide additional explanation/statement of risk, and/or c. Provide BMPs as required per ECDC 18.30 3. It is not clear that the drainage design and/or report have considered the replaced impervious surfaces for the required frontage improvements; update report and plans as needed to account for these surfaces. Re -submittal Guidance: The following comments are not required prior to feasibility determination/preliminary approval, but are being provided to assist the applicant in moving the plans through the next phase; generally, these items will need to be addressed prior to approval of the civil construction drawings. It is not clear that the required 6" sediment storage has been provided beneath the invert of the detention facility; update plans as needed. 2. Please show all maintenance portals and provide details as needed for construction of the R-tank system (including liners or `wrap' materials). 3. Drainage covenants will be required to ensure future compliance with the proposed drainage plan (based on impervious surface shown, and clearly listed, on the future civil construction drawings). Revised on 6114110 PLN20170046 18807 88th St SW Stormwater Review] Page 2 of 2 CITY OF EDMONDS — PLANNING DIVISION STAFF COMMENT FORM ❑ PW-Engineering ❑ Fire ❑ PW - Maintenance 8 Building Project Number: PLN20170046 Applicant's Name: SELECT HOMES, INC Property Location: 18807 188TH AVE WEST Date Application Received: 9.26.17 Date Application Routed: 9.28.17 Zoning RS-10 Project Description: 3-LOT SUBDIVISION If you have any questions or need clarification on this project, please contact: Responsible Staff: MICHELE SZAFRAN Ext. 1778 -- — — — — — — — — — — — — — — — — — — — — — — — — — — — — Name of Individual Submitting Comments: C �l Title: I have reviewed this land use proposal for my department and I do not have any comments. My department may also review this project during the building permit process (if applicable) and reserves the right to provide additional comments at that time. te: ❑ 1 have reviewed this land use proposal for my department and have the following comments or conditions: ATTACHMENT 13 Szafran, Michele From: Anjum Hajat <anjum.hajat@gmail.com> Sent: Wednesday, December 6, 2017 10:09 AM To: Szafran, Michele Subject: comments on 18807 188th Ave W Follow Up Flag: Follow up Flag Status: Flagged Hello, I am writing to comment on the application to subdivide one lot into 3 single family residents at 18807 188th Ave W. Edmonds. Given the proximity to Seaview Elementary School, I am concerned that the sidewalk on the south side of the street will be inaccessible during construction. I hope the city and the construction company will ensure safe passage during school pick up and drop off hours. There is no sidewalk on the north side of the street, so the existing sidewalk is the only option for children walking to school. In addition, the presence of construction vehicles and equipment is known to emit significant amounts of air pollution. Children are especially vulnerable to the negative health consequences of air pollution. Would it be possible to ensure these machines are turned off while children are walking to and from school (around 730 - 8 am and then from 230 - 3pm)? Thanks, Anjum Haj at Resident 8829 188th Street SW ATTACHMENT 14 Szafran, Michele From: Kayla Clark <kayla.clark@outlook.com> Sent: Friday, December 15, 2017 2:49 PM To: Szafran, Michele Subject: Re: comments on 18807 188th Ave W Hi Michele, I apologize for the delayed response. We completely understand the concern regarding the sidewalk and we would want to ensure for the safety of the school children. Looking ahead I foresee that a lot of the work will be taking place over the summer months, but outside of that we will work with our superintendent on the project to make sure that we allow for safe passage. We can use fencing and signage along that area and we will communicate with our subcontractors about this as well. In regards to the concern of air pollution, some of the equipment used now are electric and those that are gas/diesel, we make sure to maintain so we don't have a problem with them emitting more pollutants. We have never had a complaint regarding air pollution. I personally spend a lot of time on our sites and I have never noticed this as an issue or as anything more than general traffic would emit. Our goal is, and always has been, to be a good neighbor while working on a project, so if the person in question or any other neighbors need to reach us regarding questions or concerns during development or building, they can reach our office at 425.742.6044. Thank you, Kayla Clark Nichols Project Coordinator Select Homes, Inc. 425.742.6044 From: Szafran, Michele <Michele.Szafran@edmondswa.gov> Sent: Monday, December 11, 2017 5:39:08 PM To:'Kayla Clark' Subject: FW: comments on 18807 188th Ave W Kayla, The below email response has been received regarding the short plat at 18807 188th Ave. W. Regards, Michele Q. Szafran / Planner City of Edmonds 121 5th Ave. N. Edmonds, WA 98020 ATTACHMENT 15 425-771-0220, x 1778 michele.szafran@edmondswa.gov General permit assistance, online permits, and Web GIS: http://www.edmondswa.gov/handouts.html Permit Center Hours: M, T, Th, F 8:00 AM —4:30 PM Wednesday 8:30 AM —12:00 PM From: Anjum Hajat [mailto:anjum.hajat@gmail.com] Sent: Wednesday, December 6, 2017 10:09 AM To: Szafran, Michele <Michele.Szafran@edmondswa.gov> Subject: comments on 18807 188th Ave W Hello, I am writing to comment on the application to subdivide one lot into 3 single family residents at 18807 188th Ave W. Edmonds. Given the proximity to Seaview Elementary School, I am concerned that the sidewalk on the south side of the street will be inaccessible during construction. I hope the city and the construction company will ensure safe passage during school pick up and drop off hours. There is no sidewalk on the north side of the street, so the existing sidewalk is the only option for children walking to school. In addition, the presence of construction vehicles and equipment is known to emit significant amounts of air pollution. Children are especially vulnerable to the negative health consequences of air pollution. Would it be possible to ensure these machines are turned off while children are walking to and from school (around 730 - 8 am and then from 230 - 3pm)? Thanks, Anjum Hajat Resident 8829 188th Street SW MEMORANDUM a' ENGINEERING MEMO OF COMPLIANCE Date: January 2, 2018 To: Michele Szafran, Planner From: JoAnne Zulauf, Engineering Technician Subject: PLN20170046, Select Homes, 3 lot short plat 18807 88t" Ave W Engineering has reviewed the preliminary short plat application for the Select Homes property at 18807 88t" Ave W. The information provided indicates general engineering feasibility; project -specific design, including final utility system design and location, as well as Title 18 Edmonds Community Development Code compliance, will be reviewed during the civil construction phase of this project. Preliminary approval shall not be interpreted to mean approval of the improvements as shown on the preliminary plans. A comment letter was received from Anjun Hajat, owners of a nearby property, 8829 188tn Ave W, stating concerns regarding the adjacent sidewalk to the site continuing to be safe for the students of Seaview Elementary School. During the next phase of the subdivision process the developer will be required to provide a traffic/pedestrian plan that will be reviewed by the City's Transportation Engineer. Some restrictions may be applied to the work that can be performed during the times that the students go to and from school to maximize safety. The second concern raised by the resident is regarding construction machine emissions. The City does not have any regulatory power over when machinery is on or off during regular construction hours. Please find attached the Engineering Requirements for the subject development. The applicant will be required to satisfy these requirements as a condition of short plat approval. Once the Planning Division has approved the preliminary short plat, the applicant will be required to submit revised civil engineering plans addressing all short plat conditions. Plans are to be submitted to the Engineering Division. A civil plan review fee is to be paid at the time of submittal. At this time, the review fee is $2785. Thank you. City of Edmonds ATTACHMENT 16 CITY OF EDMONDS 121 - 5TH AVENUE NORTH, EDMONDS, WA 98020 PUBLIC WORKS DEPARTMENT - ENGINEERING DIVISION REQUIREMENTS FOR SHORT PLATS To: Planning Division File Number: PLN20170046 From: JoAnne Zulauf, Engineer Technician Engineering Division Date: January 2, 2018 Project: Select Homes Address: 18807 88th Ave W Required as a Required as a Requirement Condition of Condition of Already Subdivision Building Permit Satisfied 1. Right -of Way Dedication for Public Streets: a) Provide 10-foot right-of-way dedication to the City of Edmonds along the X property frontage on 88th Ave W. 2. Public Street Improvements & Access (Asphalt, curb, gutter and sidewalks): a) 88th Ave W and 188th St SW to be widened along property frontage as needed to comply with street standards for the specific roadway X classification. b) Curb and gutter shall be provided along property frontage as required to X comply with City standards and requirements. X c Construct five-foot wide concrete sidewalk to City standards along property frontage on 188th and 88th. d Concrete curb ramp shall be provided at the corner of 88th and 188th. X e Provide concrete driveway approaches on each lot per City Code. X f Cross slope of public road shall not exceed 2% X 9 Lot 1 shall take access off 88th Ave W and Lots 2 & 3 shall take access X off 188th. i. Driveway curb cut shall be constructed to meet City standards and ADA X requirements. 3. Private Access Requirements & Improvements: a) N/A 4. Street Turnaround: a) N/A 5. Easements (City utilities, private access, other utilities): a) Provide all easements as required - access, utility, etc. X 6. Street Lights: a) N/A 7. Street Trees/Planting Strip: a) Not required 1 of 3 Engineering Requirements - Select Homes PLN20170046.xlsx printed 1/2/2018 Required as a Required as a Requirement Condition of Condition of Already Subdivision Building Permit Satisfied 8. Water System Improvements (COE): a) Applicant must meet requirements set forth by the City of Edmonds for connection to public water system. X b) Public hydrant spacing shall meet requirements of ECDC 19.25. X c) Provide water service stub to each Lot X d) Connect to public water system. X X e) Install storz adapter on existing fire hydrant, as required. X 9. Sanitary Sewer System Improvements (COE): a) Applicant must meet requirements set forth by City of Edmonds for connection to public sewer system. X b) Provide new service lateral from City's sanitary sewer main to development. X i. Provide new 4" side sewer to individual lots. ii. Where sewer lateral provides servcie to more than one lot, it shall be a minimum of 6". c) Connect to public sewer system. X X 10. Stormwater System Improvements: a) Provide a Stormwater Management Report and Site Plan that shows compliance with ECDC 18.30, Stormwater Addendum and 2014 X Department of Ecology Stormwater Manual. i. Stormwater management design shall account for proposed short plat improvements and future lot development. ii. Stormwater management system to be located on private property. b) Construct privately owned and maintained stormwater management X system. i. Construction of Low Impact Development BMP's for individual lots may be deferred to the single family building permit with condition of construction deferral noted as such on the face of the plat map. c) Connect all new hard surfaces to storm system as required. X d) Provide storm sewer stub to all proposed lots, as applicable. X e) Connect to public storm system or manage stormwater on site if soils X allow. f) Storm catch basins shall be installed in gutter flow line in 88th Ave West, as required. X 11. Underground Wiring (per Ord. 1387 : a) Required for all new services. X X 12. Excavation and Grading (per IBC a) Submit a grading plan as part of engineered site plan. X X b) Submit grading plan for foundations with building permit. X 13. Si na a and Striping (per City Engineer): a) All signs shall be vinyl letters and to City standards. X c) Install fire and aid address signage. X d) Construct crosswalk and stop bar to City standards, as required. X 14. Survey Monumentation(per Ord., Sect. 12.10.120 : a) N/A 2of3 Engineering Requirements - Select Homes PLN20170046.xlsx printed 1/2/2018 Required as a Condition of Subdivision Required as a Condition of Building Permit Requirement Already Satisfied 15. As -built Drawin s(per City Engineer): a) Provide an as -built drawing of all street and utility improvements both in electronic format as well as a hard copy. X X 16. Other Re uirements: a) Plat showing lots, easements, legals, survey information X X b) Legal documents for each lot X c) Field stake lot corners (by professional surveyor) X d) Field stake utility stubs at property lines X e) Clustered mailbox location per Postmaster X f) Maintenance agreements X g) Transportation Impact Fee Analysis X 17. EngineeringFees: a) Storm system general facility charge for shared hard surface areas X b) Storm system general facility charge for each new lot X c) Sewer general facility charge X d) Water general facility charge X e) Water meter fee X f) Transportation impact fee per each new SFR X g) Parks impact fees X h) Short Plat civil plan review fee X i) Right -of -Way Construction Permit X j) Inspection fees X 3of3 Engineering Requirements - Select Homes PLN20170046.xlsx printed 1/2/2018