Letter of Incompleteness 05062010.pdf113 C, . :l Ball
May 6, 2010
CITY OEDMONDS GARY HAAKENSON
MAYOR
121 5TH AVENUE NORTH m EDMONDS, WA 98020 ® 425-771-0220 o FAX 425-771-0221
Website: wwwxi,edmondsma,us
DEVELOPMENT SERVICES DEPARTMENT
Robert Hughes
Reed & Associates PS
8311 212th St SW
Edmonds, WA 98026
Subject: Letter of Incompleteness — Gold Shoreline Substantial Development Permit
Permit Number PLN20100027
Dear Mr. Hughes,
The City of Edmonds has reviewed the application for a shoreline substantial development
permit for the property located at 16200 75th Place West and 7510 162nd Street SW for
completeness pursuant to Edmonds Community Development Code (ECDC) 20.55,010,
20.02.002, and WAC 173-27-180 and has found that more information is required for the
application to be determined to be complete. The following items are required before the
application can be deemed complete:
1. Landscape plan: WAC 173-27-180(9)(g) requires a landscaping plan for projects, where
applicable. The geotechnical report from Nelson Geotechnical Associates, Inc. indicated that
future vegetation management on the slope should be the subject of a specific evaluation and
a plan approved by the City of Edmonds. Additionally, ECDC 23.10.210.D.3 states that all
surfaces exposed during land surface modification must be revegetated or otherwise covered
as quickly as possible to minimize erosion. Please submit landscape plans for the two
properties.
2. Fill material: Pursuant to WAC 173-27-180(9)(1) provide the quantity, source and
composition of any fill material that is placed on the site whether temporary or permanent.
Pursuant to ECDC 23.10.205.1), the fill material must be nondissolving and
nondecomposing. Both ECDC 23.10.205.D and ECDC 23.10.210.D.6 state the fill material
must not contain organic or inorganic materials that would be detrimental to water quality or
existing habitats.
3. Excavated material: WAC 173-27-180(9)0) requires the quantity, composition and
destination of any excavated or dredged material. The two SEPA checklists for the project
indicate there will be a combined 1832 cubic yards of cut for the two properties and 1705
cubic yards of fill. That means there is 127 cubic yards of material left over after the fill.
Additionally the Nelson geotechnical report does not recommend the use of any of the on-site
silt and clay soils be used as structural fill. Therefore, it appears that some material will have
Incorporated Augyr.rsi:.N, 1890
Sister City - Hekinan, Japan
to be hauled off site. Pursuant to WAC 173-27-180(9)0) please provide the quantity,
composition and destination of the excavated material that will be hauled offsite.
In addition to the completeness issues in items I — 3 above, during review of the application it
was found that the following information, corrections, or clarifications need to be addressed.
4. Clearing limits and tree removal: ECDC 23.10.210.D.1 states that land surface modification
must be the minimum necessary to accomplish the underlying reason for the land surface
modification. ECDC 18.45.050 states that trees should be retained to the maximum extent
feasible. Additionally, the Nelson geotechnical report recommends that the setback area at
the top of slope not be disturbed or modified through placement of any fill or removal of the
existing vegetation. The SEPA checklist indicates that all trees on site will be removed. The
Clearing and Tree Removal Plan for the North House (BLD20100314) indicates that the
clearing limits will be within the 20 -foot setback from the top of the slope. Clearing plans
for the South House have not been submitted yet, but it appears from the site plan submitted
with the shoreline permit application that clearing is proposed within the 20 foot setback for
the South House as well. Please address the following items:
a. Revise plans so that the clearing limits are outside of the 20 -foot setback from the top of
the slope as recommended by the Nelson geotechnical report.
b. Please show the 20 -foot setback line on the site plan for the South House.
c. Indicate how removing all of the trees on site is consistent with ECDC 18.45.050, and if
any trees are located within the 20 -foot setback from the top of the slope, they must
remain consistent with the recommendation of the Nelson geotechnical report.
5. Lot lines and lot combination: The subject property consists of three parcels whose numbers
and legal descriptions are:
00513106000100: MEADOWDALE BEACH BLK 060 D-00 - LOT 1 LESS CO RD
PLUS VAC SEASIDE AVE LOT 2 LESS S IOFT PLUS VAC SEASIDE AVE
00513106000200: MEADOWDALE BEACH BLK 060 D-00 - S IOFT LOT 2 PLUS
VAC SEASIDE AVE ALL OF LOT 3 PLUS VAC SEASIDE AVE
00513106000400: MEADOWDALE BEACH BLK 060 D-00 - TR 4 PLUS VAC
SEASIDE AVE
According to the site plans and SEPA checklists, the North House will be constructed on
TPN 00513106000100 and the South House will be constructed on 00513106000200 and
00513106000400 with the South House split by the parcel lines.
According to the legal, description, parcel 00513106000100 consists of Lot 1 and Lot 2 of
Meadowdale Beach Block 60, less the southern 10 feet of lot 2. The legal description for
parcel 00513106000200 consists of the southern 10 feet of lot 2 and all of lot 3 of
Meadowdale Beach Block 60. It appears on the site plans that the southern 10 feet of Lot 2
has been added back to parcel 005 13 106000100.
In order to develop the property as depicted on the site plans, a lot line adjustment must be
applied for and approved before the building permits can be issued. Through the lot line
adjustment process, the southern property line of 00513106000100 may recapture the
southern 10 feet of Meadowdale Beach Block 60 Lot 2 and parcels 00513106000200 and
00513106000400 may be combined so that the proposed house is not spilt by a lot line. The
lot line adjustment should also make clear that the line between Lot 1 and Lot 2 of
Meadowdale Beach Block 60 (contained within 00513106000100) is also being dissovled.
SEPA: Two SEPA checklists were submitted with the shoreline substantial development
permit, one for the North House and a second for the Southern House and one SEPA fee was
collected at the time of application. Since the City of Edmonds is treating the construction of
the two houses as a single project for shoreline permitting purposes, the City will also
combine the SEPA review of the two residences into a single SEPA review. If it was the
applicant's intent to have separate SEPA reviews completed, an additional SEPA fee must be
submitted. Please indicate whether the applicant would like to combine review under a
single SEPA, or spilt the project into separate SEPA reviews.
7. Noticiniz: Pursuant to ECDC 20.03.001.A, the applicant is responsible for all posting,
publishing, mailing and other notification. The project will have complicated notice
requirements since shoreline permitting, SEPA and public hearing notices are all required. It
is very important that notice be carried out in accordance with local and state noticing
requirements. If notice does not happen according to code, the project could be delayed and
hearings may have to be postponed and the project re -noticed. If the applicant wishes, the
City is willing to conduct all the noticing for this project, however according to
ECDC 20.03.004.E.2 the applicant will still be responsible for all costs associated with the
public notice requirements. These costs include publishing notices in the Everett Herald,
installation of a white notice board (which has all ready been paid for), and the cost of
mailing. If the applicant wants the City to carry out the notice requirements for this proposal,
please submit a letter to the City of Edmonds authorizing the City to carry out notice
requirements.
Please be aware that pursuant to ECDC 20.02.003.D.1 the applicant has 90 days to submit
the necessary information. Ninety days from May 6, 2010 is August 4, 2010. If the
additional information requested is not submitted within the 90 -day period, pursuant to
ECDC 20.02.003.D.3 staff will make findings and issue a decision, according to the Type I
procedure, that the application has lapsed for lack of information necessary to complete the
review.
I look forward to working with you on this project and feel free to contact me if you have any
questions.
Sincerely,
Kernen Lien
Associate Planner
Cc: PLN20100027 File
Mike Gold, Property Owner