Resub Cover Letter Recd 8-22-17.pdfAugust 18, 2017
Jen Machuga
Associate Planner
City of Edmonds
121 5th Avenue North
Edmonds WA 98020
Jenkins Lane 5 Lot Plat (PLN20170028)
Response to 1st Preliminary Review Comments
SDA PROJECT NUMBER 362-004-161234
Dear Jen,
RECEIVED
AUG 2017
DEVELOPMENT SERVICES
COUNTER
We are pleased to provide this letter and attached documents in support of the Jenkins Lane Plat.
This submittal package is provided in response to your letter dated July 21, 2017 requesting
additional project information, as well as an engineering review memo to you from Jeanie
McConnell issued on August 2, 2017. We are providing revised drawings and supporting
documents which address the comments in the two letters referenced above. Those comments
are provided below (in plain text), along with our response (in bold italics), to demonstrate how
each comment was addressed.
Planning:
1. A determination under the State Environment Policy Act (SEPA) is required for all formal
subdivision applications (subdivision into five or more lots). Please submit a completed
environmental checklist (see Handout #P71) and associated $670 review fee in order for
staff to be able to issue a SEPA determination for the subject proposal.
The requested SEPA checklist has been provided with this submittal package.
2. The title report must be prepared within 30 days of application submittal. The effective
date on Page 2 of the title report submitted with your application was blank, so staff is
unable to determine whether this title report was prepared within the required timeframe.
Please provide an updated title report for the subject site prepared within 30 days of the
application submittal date.
A title report has been provided with this submittal package.
3. The legal description of the subject parcel as stated on the face of the preliminary plat
documents refers to a different recording number than the legal description within the title
report. Please explain this discrepancy.
The legal description on the plat has been updated to match the title report.
SDA 1724 W. Marine View Drive, Suite 140 P: 425,486.6533
Everett, WA 9 820 1 F:425.486.6593
Jen Machuga
Jenkins Lane 5 Lot Plat (PLN20170028)
Response to 1s' Preliminary Review Comments
August18 2017
2
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4. Please make the following corrections/clarifications to the preliminary plat:
a. The minimum required setbacks associated with the RS-6 zone are shown
incorrectly on the preliminary plans. The RS-6 zone requires the following minimum
setbacks: Street = 20', Side = 5', Rear = 15'. The 20' street setback must be taken
from all property lines adjacent to City right-of-way and all portions of the property
lines adjacent to vehicular access tracts providing access to five or more lots. The
rear setback is taken from the property line most opposite and distant from the
streat property line, and side setbacks are taken from the remaining property lines.
The note regarding setbacks under the "Project Information" heading will also need
to be revised, as it includes an incorrect rear setback and the 19' garage setback
specified in these notes is not correct. Setbacks for garages are the same as those
for the main residence.
The setbacks have been corrected in accordance with subsequent
correspondence with City staff, and are shown on the site plan (Sheet C4.0).
b. The minimum required lot width for the RS-6 zone is 60 feet, which is measured
with a 60-foot diameter circle that must fit within the boundaries of each of the
proposed lots. Please make any necessary adjustments to the dimensions of the
proposed lots in order to meet the minimum required lot with and indicate
compliance with this requirement on the preliminary plat by drawing 60 foot circles
within each of the proposed lots.
A 60-foot circle has been added to the site plan (Sheet C4.0).
5. The subdivision review criteria of ECDC 20.75.085 specify that where environmental
resources such as trees exist, the proposal shall be designed to minimize significant
adverse impacts to the resources. Your preliminary civil plans indicate clearing of the
entire subject site; however, it appears that it would be possible to retain many of the
existing trees. Please revise the plans in order to minimize impacts to the existing trees
and provide documentation indicating why the trees proposed for removal will need to be
removed.
A tree retention layout is now included on C3.0.
6. Your cover letter refers to the project as the "Jenkins Lane Short Plan." Please note that
subdivisions into five or more lots are considered formal plats, not short plats. You do not
need to revise your cover letter to address this item. It is being provided for your
information only.
Comment noted, and the submittal documents are revised accordingly.
SDA 1724 W. Marine View Drive, Suite 140 P: 425.486.6533
Everett, WA 98201 F:425.486.6593
Jen Machuga
Jenkins Lane 5 Lot Plat (PLN20170028)
Response to 15` Preliminary Review Comments
August 18, 2017
Page 3
7. After all requested corrects are made to the preliminary plans, please provide three large -
format copies. Also, please provide PDFs of each plan sheet either on a USB drive or via
email.
Comment noted. The requested electronic plans will be e-mailed.
8. Please note that review by the Engineering Division is pending, and additional comments
regarding the proposal may be sent separately.
See below responses from the Engineering Division.
Engineering Division:
Engineering Program Manager: Jeanie McConnell
GENERAL
1. 131h Way SW shall be widened to 22-feet exclusive of curb and gutter. Please refer to City
of Edmonds standard detail E2.1.3 below and update preliminary development plans
accordingly.
The plans are now updated with the COE's standard detail E2.1.3. See sheet C4.0.
2. At this specific location, two driveway access points on 13th Way will be considered.
However, with this consideration, the development shall be designed in a way that makes
it clear why the additional driveway cut is necessary for the overall design of the project,
beyond the obvious reduced with for the shared access road. Revise plans such that the
two access points to the property are not immediately adjacent to each other and in
addition, are located consistent with the neighborhood.
The access point on Lot 5 has been updated and is shown on sheet C4.0.
3. Show the location of existing and proposed dry utilities.
A 10' dry utility easement is now included and show on sheet C4.0.
4. Provide approximate invert elevations for sanitary sewer system to show feasibility. Call
out length and size of all pipes to verify slopes.
The plans now include the invert elevations, length, and size of the pipes. See sheet
C5.0.
SDA 1724 W. Marine View Drive, Suite 140 P: 425.486.6533
Everett, WA 9820 1 F: 425.486.6593
Jen Machuga
Jenkins Lane 5 Lot Plat (PLN20170028)
Response to 1s' Preliminary Review Comments
August 18, 2017
Page 4
5. Sheet C4.0 indicates a 10-foot drainage facility setback with reference to sheet 4.1.
It appears as though the reference should be to sheet C5.0. Please revise as
needed.
Following further correspondence with the City, the drainage facility setback has
been removed for the preliminary review process. It will be shown on the final
engineering plans once the facility designs are complete.
6. Please revise the title of the survey to state "plat" instead of "short plat."
The title has been updated as only "plat."
Any questions or comments please don't hesitate to call me at (206) 484-3492 or email me at
kmcintyreOsdaengineers.com.
Sincerely,
SDA
//0-00�/`�`-"� lleeI4
Ken McIntyre, P.E.
Senior Engineer
SDA 1724 W. Marine View Drive, Suite 140 P: 425.486.6533
Everett, WA 98201 F:425.486.6593