S-08-06 Complete But Need More Info.pdffh,1$94
March 20, 2008
CITY OF EDMONDS
121 5TH AVENUE NORTH • EDMONDS, WA 98020 • (425) 771-0220 • FAX (425) 771-0221
Website: wwwd.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT
Pianning • Building • Engineering
Mr. Barry Constant
Western Engineers, Inc.
13000 Highway 99 South
Everett, WA 98024
Subject: REQUEST FOR ADDITIONAL INFORMATION
FOR PROPOSED SHORT PLAT AT 808 DALEY STREET
FILE NO. S-2008-06
Dear Mr. Constant:
GARY HAAKENSON
MAYOR
Your land use application is considered complete; however, responses to the following items are
required before review can continue:
1. Your preliminary short plat plans indicate a proposed 5 foot access easement; however, it
appears that the arrows pointing to the easement are in the wrong location and it is unclear
where the boundaries of the easement are. Please clarify the location of this easement and
provide its size.
The RS -6 zone requires a minimum lot size of 6,000 net square feet. Net area is defined as
gross lot area excluding the area of any existing and/or proposed vehicular access easements.
For example, the area of the proposed 5 foot access easement should be deducted from the
gross area of Lot 1, and the area of the existing easement on the northeastern corner of the
subject property should be deducted from the gross area of Lot 2. Please provide gross and
net lot areas of both proposed lots in order to confirm that the net areas of both lots would
meet the minimum required 6,000 square feet.
The RS -6 zone requires a minimum lot width of 60 feet. Proposed Lot I is shown on the
preliminary plans as being 60 feet wide; however, proposed Lot 2 is shown as being 59.9 feet
in width and the City's code requirements do not allow for rounding this number up to 60
feet. Therefore, please either adjust the location of the proposed property line so that both
lots meet the 60 foot lot width requirement or submit for a modification request to reduce the
required lot width for Lot 2 to 59.9 feet. Refer to our short subdivision handout for
instructions on how to apply for a modification request and for the review criteria, which it
appears that you will have justification for meeting. Note that if you choose to apply for a
modification request, a $560 fee will also be required.
Based on the survey submitted with your application, it appears that the subject property
contains a slope that is steep enough to be considered a Landslide Hazard Area as defined by
ECDC 23.80. Although the property's critical areas determination was changed to "Study
Complete" in 2004, the City's critical areas code was updated in 2005, which changed the
definition of a Landslide Hazard Area and now encompasses the subject property. Therefore,
the subject property is regulated by the critical areas requirements of ECDC 23.40 and 23.80.
Please submit a report by a qualified geotechnical engineer supporting the proposed short plat
and meeting the report requirements of 23.40 and 23.80.
• Incorporated August 11, 1890 •
Sister City - Hekinan, Japan
5. When the City's critical areas code was updated in 2005, the minimum required stream
buffers were increased. Shell Creek runs across the adjacent properties to the south of the
subject property. Based on City information, it appears that the portion of Shell Creek
adjacent to the subject property is anadromous fishbearing adjacent to reaches with
anadromous fish access, which ECDC 23.90.040.D.1 requires a 100' buffer plus a 15' critical
areas setback from. Please provide the location of Shell Creek on the preliminary plans.
Additionally, please do one of the following: a) Show that a residence would be able to be
reasonably placed on proposed Lot 1 meeting the minimum required 115' (100' buffer plus
15' setback) from the stream, OR b) Submit a report by a qualified biologist meeting the
requirements of ECDC 23.40 and 23.90 that shows that this portion of Shell Creek is a stream
type that would require a smaller buffer and/or have your biologist prepare a proposal for
reducing the required stream buffer width pursuant to ECDC 23.90.040.D.2.
Your grading plan and SEPA checklist show a large quantity of proposed grading. Please
note that the subdivision must be reviewed for compliance with the City's Comprehensive
Plan, which includes policies for minimizing grading and avoiding substantial alterations to
the existing topography. Please note that your subdivision may be conditioned to reduce the
proposed grading. In particular, staff discourages the proposed grading shown on the
southern portion of proposed Lot 1 since this grading is within the stream buffer and would
require removal of the existing trees. It appears that if the degree of grading is reduced,
particularly along the southern portion of the property, it is possible that SEPA review may
not be required. Therefore, staff recommends altering your proposed grading at this time to
ensure compliance with the City's policies and to avoid potential conditions of approval
limiting grading on the site. Additionally, if the proposed grading for the short plat
improvements is limited to below 500 cubic yards, SEPA review will not be required at this
time. Please clarify how much grading is proposed for the short plat improvements. If
grading for the plat improvements is proposed to exceed 500 cubic yards, please submit the
required $420 SEPA review fee.
7. Your preliminary plans show proposed retaining walls near the eastern and western property
lines of proposed Lot 1 and near the northern property line of proposed Lot 2. Note that
retaining walls may not exceed 3' in height over original grade where located within the
minimum required setbacks. You do not need to respond to this item, but please keep in mind
that at the time of review of your proposed retaining walls, you must show that the portions
within the minimum required setbacks do not exceed 3' in height over original grade.
Please note that staff will be unable to continue processing your application until responses to the
above items are received.
If you have any questions, feel free to contact me at (425) 771-0220, extension 1224.
Sincerely,
Development Services Department - Planning Division
Jen Machuga
Planner
Cc: File No. 5-2008-06
Mr, Boyd Lybeck
16430 — 6'h Ave. W, #A
Lynnwood, WA 98036