S-11-08 Letter of Incomplete Application - 2nd Notice.pdfJune 10, 2011
121 5th AVENUE NORTH o EDMONDS, WA 98020 • (425) 771-0220 • FAX (425) 771-0221
Website: www dedmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT
Mr. Rod Wickham
2812 Colby Ave.
Everett, WA 98201
SUBJECT: FOLLOW-UP REQUEST FOR ADDITIONAL INFORMATION FOR YOUR
SHORT SUBDIVISION APPLICATION, FILE NO. PLN20110008
Dear Mr. Wickham:
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An updated title report was received on June 7, 2011 for your proposed subdivision located at 7416 176"'
St. SW. This addresses the first item requested in staff's letter of incomplete application sent on April 21,
2011; however, the remaining items within that letter must still be addressed in order for your application
to become complete and so that staff can continue processing your application. These remaining items
from the April 21, 2011 letter are restated below for your reference:
1. Please make the following corrections to the preliminary short plat survey:
a. Refer to Edmonds Community Development Code (ECDC) 20.75.060 for all required
information to be shown on the preliminary survey. Some of the items on this list are not
indicated on the survey, such as the date prepared/revised, zoning, setback lines, etc.
Provide gross and net areas of both proposed lots on the preliminary plans. Net area
excludes area of any vehicular access easements and must exceed a minimum area of
12,000 square feet, as required by the RS -12 zone.
c. Indicate all proposed easements, including vehicular access easements. It was noted that
an easement will be necessary for both lots to share access along the existing driveway
and along any portions of the driveway that is to be expanded for shared access.
d. Indicate the setbacks required by the RS -12 zone as well as the setback proposed through
the modification request. When indicating the setbacks on the plans, note that setbacks
are measured from the edge of vehicular access easements where they exist.
e. Confirm whether all existing tree covered areas are indicated on the survey.
f. Indicate the tops and toes of the slopes for all Landslide Hazard Areas (slopes in excess of
40 percent) present on and adjacent to the property.
g. The preliminary short plat survey must be signed by the surveyor. Please submit two
large -format copies (preferably with a scale of 1"=20') and one reduced -format copy
(sized 11" by 17") of the signed and updated survey.
2. Your plans indicate a proposed ingress/egress easement along the northern boundary of the
adjacent property to the south; however, it is not clear what this easement is intended for, as your
preliminary development plan indicates that the two lots will share access. It appears that this
might have been a previous plan for access to Lot 2 which isn't being proposed anymore. If this
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easement was shown in error and is not proposed, please remove it from the plans. If this
easement is in fact proposed, provide additional information on its intended use and also indicate
the distances from all structures on the property to the south to this easement, as all structures
must comply with minimum setback requirements to the edge of the easement.
3. Please describe why Lot 2 is proposed to have an approximate 10 -foot wide strip along the
southern side of Lot 1 down to Soundview Drive. Was this part of a previous proposal for access
to Lot 2 together with the access easement indicated on the adjacent property to the south? If
there is no logical reason for this strip to be a part of Lot 2, it makes more sense for the proposed
property line between Lots 1 and 2 to be adjusted so that this strip is a part of Lot 1 in order to
avoid any potential future ownership and maintenance issues.
4. Your modification request states that you are requesting to reduce the rear setback to 10 feet. I
believe you are only making this request for Lot 2; however, please specify which lot(s) the
modification is being requested for. Additionally, the request states "east of this pinch point, the
setback distance increases to 18' and to the west it increases to 15'." Does this mean that you are
requesting different setback modifications from the two segments of the southern parcel line of
Lot 2? The request states that if the modification is not approved, the future home would need to
be built in an area that has a 40 percent slope; however, the preliminary development plan
indicates that even with the requested modification, the proposed home is well within the steep
slope. When you were discussing the proposal with Mike Clugston, Associate Planner, at the end
of last year, you submitted a drawing for a future residence on Lot 2 that takes the angle in the
southern property line into account and that would bring the house as close to the southern
property line as possible while keeping the home much further out of the steep slope than the
current proposal indicates. Please provide further explanation of the requested modification,
including why the requested modification is the minimum necessary, how the requested
modification is keeping the home further out of the steep slope than it otherwise would be, why
the home isn't proposed closer to the southwestern corner of Lot 2 where there are less slopes,
etc. Additionally, please have your surveyor indicate all required and requested setback lines on
the survey document.
5. If the subdivision improvements and future development of the site will require more than 500
cubic yards of grading, SEPA review is required. Please provide a written statement whether
grading for the subdivision improvements and construction of the future residence on Lot 2 is
anticipated to exceed 500 cubic yards. The preliminary development plan submitted with your
application indicates that a substantial portion of the proposed residence is located within the
steep slope, which would require a large quantity of grading. If grading associated with this
project is anticipated to exceed 500 cubic yards, an environmental checklist and associated review
fee must be submitted. Please contact me for additional information if the SEPA review
requirement will be triggered with this proposal.
ECDC 23.90.040.0 requires retention and/or establishment of 30 percent of native vegetation on
subdividable properties located within the RS -12 and RS -20 zones, which includes the
requirement for submittal of a vegetation management plan. Please submit a plan to satisfy this
requirement, including an indication of which portions of the site will be retained/established as
native vegetation to account for the 30 percent by area requirement and plans for how this area
will be established and maintained in accordance with the requirements of ECDC 23.90.040.C.
7. Refer to the enclosed memorandum from Jeanie McConnell, Engineering Program Manager,
dated April 5, 2011 for additional information requested by the Engineering Division for review
of your application.
Page 2 of 3
The geotechnical report prepared by The Galli Group dated June 8, 2008 states that the future
residence on Lot 2 will be located 10 feet from the toe of the slope. However, the plans submitted
with the application show a proposed future residence located well within the slope on Lot 2.
This report is almost three years old, and looking back at the items that were submitted for the
pre -application meeting for this property, it appears that the geotechnical engineer reviewed and
provided recommendations on a previous preliminary development plan, which is quite different
than the current proposal. As such, a new geotechnical report will need to be submitted,
addressing the current proposal (including any changes that are made in response to the comments
above) and how the proposal complies with all applicable requirements of ECDC 23.40 and
23.80. In particular, if the future residence on Lot 2 requires some construction within the
Landslide Hazard Area, then the report must address all of the requirements of ECDC
23.80.070.A.2 and 3, which include design standards for building within a Landslide Hazard
Area. Although the geotechnical engineer will need to review the actual building permit plans
and provide another report at the time of a future building permit application for more specific
requirements, a report that adequately addresses the preliminary development plan is necessary at
this time in order for staff to determine if the proposed lots would in fact be buildable.
Please submit the above information as soon as possible, so that staff may continue processing
your application. Please keep in mind that a complete response to all information requested in
staff's April 21, 2011 letter (restated above) must be received within 90 days from the date this
information was initially requested or the application will lapse for lack of information (ECD'
20.02.003.D). Thus, your application will expire if the requested information is not received by
July 20, 2011.
If you have any questions, please do not hesitate to contact me at (425) 771-0220, extension 1224.
Sincerely,
Development Services Department - Planning Division
Jen Machuga
Planner
Enclosure: Memorandum from Jeanie McConnell dated April 5, 2011
Cc: File No. PLN20110008
Ms. Barbara Weiss -Holmberg
7416 — 176"' St. SW
Edmonds, WA 98116
Page 3 of 3
Date:
To:
From:
Subject:
MEMORANDUM
April 5, 2011
Jen Machuga, Planner
Jeanie McConnell, Engineering Program Manager
PLN20110008, 2 lot Short Plat
7416 176" St SW
The comments provided below are based upon review of the preliminary 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 revise and resubmit plans addressing each of the comments
below.
Please, also note, after receiving preliminary short plat approval from the Planning Division,
the applicant will be required to submit a complete set of civil engineering plans to the City
Engineering Division for review and approval. The current civil plan review fee is $1,000.
1. Please indicate on the plans whether the existing residence will be maintained or if it will
be demolished.
2. The preliminary short plat plan indicates a "proposed 10 -foot ingress & egress easement"
on the property to the south. This easement falls outside the proposed development and
should be removed from the plans, unless the proposal is for Lot 2 to take access from
Soundview Dr. Revise plans accordingly.
3. Show the location of existing and proposed underground utility lines, sanitary sewer
systems, water mains and water service lines adjacent to or within the proposed
subdivision.
4. Documents found within City records held for 7416 176th St SW indicate there is an
existing sewer lateral that crosses the property just east of the existing home and in a
north/south direction. Please find attached copies of these documents and revise plans as
needed to show the sanitary sewer lines as they exist on the property today.
5. Provide a preliminary drainage plan showing the proposed on-site stormwater
management system. If connection is to be made to the City system, show the point of
connection and provide invert elevations to the extent necessary to confirm discharge to
the City storm system is possible.
City of Edmonds
6. Preliminary development plans should show all required easements. The access easement
should encompass the width of the driveway and allow for on-site turnaround for both
lots.
7. Provide a cross section of 176th (driveway area) as well as Sound View Dr. Show existing
pavement width, drainage ditches, etc.
Thank you.