PLN20190036_Sundstone_Complete-MoreInfo.pdfCITY OF EDMONDS
121 51h Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
f12C. 1891J
August 22, 2019
The Sundstone Condominium Owner's Association
c/o Lindell Graham
14149`t'Ave N
Edmonds, WA 98020
lindellg@hotmail.com
Subject: Letter of Completeness and Request of Additional Information
The Sundstone Condominium Association Two -Lot Short Plat
Application No. PLN20190036
Mr. Graham,
On behalf of the City of Edmonds Planning and Engineering Divisions, review has been completed
for the subject application for a 2-lot short subdivision at 1414 9,h Ave North for completeness
pursuant to Edmonds Community Development Code (ECDC) 20.02.002 and 20.75.040. The City
has determined that the application meets the procedural submission requirements and therefore is
complete. Please accept this letter as the City's notice to applicant of determination of completeness
pursuant to ECDC 20.02.003.
While the application is procedurally complete, additional information and clarifications are needed
for continued review of the application. Please respond to the following so review of this
application can proceed:
1. Site Plan: Please have your surveyor make the following corrections on your site plan:
a. Please extend the north -south lot line dividing the two parcels to the southernmost
property line and insert the new lot lines following the 10-foot dedication along Puget
Drive and 91h Avenue North.
b. Please show the distance and bearings for all of the proposed lot lines.
c. Label the lots consistently, as Parcel A and B on the plans, as stated in the existing
legal description. Remove the Lot 1 and Lot 2 labels from the plans.
d. Please show all existing structures within 25 feet of the proposed subdivision
e. Please provide the legal descriptions for each new lot.
f. Include gross and net areas in square feet of each proposed lot.
g. Include the existing land -use zoning.
2. Please respond to the comments from Zach Richardson, Stormwater Engineer, provided
in the attached memorandum. If you have any questions on Mr. Richardson's
comments, you may contact him at (425) 771-0220 or
zachary.richardsonkedmondswa.gov
3. Engineering comments have not been received yet, but will be forwarded upon receipt.
According to ECDC 20.02.003.1), the above requested information must be submitted within 90
days (or by November 17, 2019), or the application will expire.
Since the application has been determined to be complete, a notice of application will be posted on
the subject property and mailed to adjacent property owners within the next two weeks, as
consistent with ECDC 20.03.002.
If you have any questions of me, please contact me at 425-771-0220 or via email at
amber.grollnedmondswa.gov.
Sincerely,
Amber Groll
Planner
Cc: File No. PLN20190036
Page 2 of 2
of EDM STO RM WATE R REVIEW COMMENTS
City of Edmonds
Engineering Division
To: Applicant
Date: June 25, 2019
Project Name: Sundstone Condo 2-lot SP
Permit Number: PLN20190036
Address: 1414 9t" Ave N
Review Type: Preliminary
Submittal Date: 7/25/2019
Reviewer: Zack Richardson, PE
City of Edmonds, Stormwater Engineer
Recommendation: I recommend that PLN20190036 be withheld until the comments
below are adequately addressed.
Review Comments:
1. A drainage report and site specific geotechnical information do not appear to
have been submitted; submit a drainage report per the attached checklist #1 (or
checklist #2 as appropriate for project impervious areas).
a. Ensure report includes site specific geotechnical information, prepared by
the appropriately trained/licensed person, sufficient to determine infiltration
feasibility at the site.
2. It appears from the plan that the project is proposing downspout dispersion, but it
is unclear why full dispersion, full infiltration, or bioretention are infeasible;
include in the report a walkthrough of each BMP on List #1 (or #2 if over 5,000
SF impervious) in order. State a site -specific reason each BMP is infeasible
before moving onto the next BMP; see Edmonds Addendum Appendix A for
more on infeasibility criteria.
3. It appears dispersion is only provided for the roof areas and not for other hard
surfaces such as the driveway; updated as needed to explain how runoff from
non -roof hard surfaces are collected, conveyed, and mitigated.
4. It does not appear that retrofit requirement per ECDC 18.30.060.D.5.b.i has been
satisfied; updated plans and report to accurately reflect all limits of impervious on
the existing lot and provided mitigation for 25% of the unmitigated hard surfaces
to remain.
Page 1 of 2
a. If impervious areas are already mitigated for with a previous facility; this
shall be documented and explained in the report.
b. The areas included for retrofit mitigation are not included in the total
project impervious surfaces for the sake of assessing thresholds (ie. if you
have 4,000 SF with the project, and 2,000 SF of retrofit; then the
requirements for projects under 5,000 SF still apply).
c. The retrofit area need not exceed the total new plus replace impervious
surfaces proposed by the project (ie. max retrofit area equals project
impervious areas)
5. If dispersion remains, include in the report a description of the downstream flow
path and how it meets, or will be made to meet, the requirements for a vegetated
flow path (vegetation/surfacing materials, maximum slopes, etc).
6. City records indicate the existence of a public storm drain line along the east side
of 9t" Ave W which could impact utility improvements; update plan to show this
line accurately and check for conflicts.
Page 2 of 2
¢n
,a9City of Edmonds
Public Works Department, Engineering Division
121 5th Ave N
Edmonds, WA 98020
Checklist 1:
Category 1 Stormwater Site Plans
Per ECDC 18.30, Category 1 projects must comply with Minimum Requirements No. 1 through No. 5
and include projects that:
i. Result in 2,000 square feet, or greater, of new plus replaced hard surface area, or
ii. Have land disturbing activity of 7,000 square feet or greater.
Stormwater Site Plans shall be prepared in accordance with Chapter 3 of Volume I of the Department of
Ecology's Stormwater Management Manual for Western Washington (SWMMWW), ECDC 18.30, and
the requirements in the Edmonds Stormwater Addendum (Addendum). Because the SWMMWW does not
include clear itemization of project submittal requirements, the City of Edmonds developed the following
checklist to aid project proponents and plan reviewers in complying with the applicable SWMMWW
requirements. In addition, City -specific requirements (i.e., requirements presented in ECDC 18.30 and the
Addendum that are not included in the SWMMWW) are also included in the checklist. For clarity, the
checklist headings and subheadings are generally organized according to the SWMMWW structure,
though some requirements specific to ECDC 18.30 and the Addendum are included under the
SWMMWW headings.
This checklist reflects most, but not necessarily all of the items that will be reviewed by the Engineering
Division. It is intended to be used as an aid for developers and plan reviewers by providing a foundation
for clear and consistent review of development work in the City of Edmonds. However, all items may not
be applicable to every project, and all items of concern to this office may not be covered on this checklist.
Last, the structure and organization of project submittals can vary depending on the project. The headings
outlined below represent the City's preferred organization of submittal information, though variations are
acceptable as long as all of the required information is provided in a clear submittal package.
Applicant:
Application #:
ADDENDUM CHECKLIST 1 1
1
2
3
4
6
7
8
9
10
11
12
13
14
15
16
17
18
19
21
22
23
24
Within each blank cell, enter comment codes as follows:
C = Complete R = Revise (i.e., make corrections)
N/A = Not Applicable M = Missing (i.e., please include)
IC = Incomplete
DRAWING REQUIREMENTS
(SWMMWW Volume I, Chapter 3)
General
Lines are drawn with a straight edge (with the exception of curved lines).
Drawings are sufficiently clear to see footprints of structures and other features described
above, and are on 11 x 17-inch paper or plan -size sheets (24 x 36-inch).
All drawings to scale, preferably at 1 inch = 20 feet, minimum font size 8 point.
All sheets have a north arrow, scale, a benchmark reference, datum, the section, township,
and range. North arrow points to the top or to the left of the sheet.
Each set of drawings has a legend to define map symbols and line types.
Site Development Drawings
(SWMMWW Volume I, Section 3.1.1 [survey requirements],
3.1.5 and 3.1.7)
(all of the following should be included where applicable)
Property lines, parcel numbers, and ownership.
Property dimensions and area.
Contour lines from the best available source (datum used is specified).
Adjoining street names.
Outlines of all drainage basins and basin areas.
Existing and proposed structures and other hard surfaces such as driveways, patios, etc.
Existing and proposed easements.
Established buffers, significant trees, and natural vegetation easements.
Natural drainage channels, wetlands, canyons, gullies, water bodies, etc.
Location of known wells, and underground storage tanks, and septic tanks.
Location and type of on -site stormwater management BMPs, discharge location and
pathway, and areas served.
Location of stormwater conveyance systems for runoff from structures.
Notes, specifications, and details related to selected BMPs.
Locations of soil surveys, soil test pits, and soil borings conducted as part of the required
soils report (see Soils Report Requirements below).
If a geotechnical evaluation is required, any recommendations contained in the report are
incorporated into the site development drawings.
Existing public and private development, including utility infrastructure on and adjacent to
the site, if publicly available.
Minor hydrologic features, including seeps, springs, closed depression areas, and drainage.
Major hydrologic features including streams, wetlands, and water bodies, as well as wetland
and buffer boundaries and classifications.
Flood hazard areas on or adjacent to the site.
2 ADDENDUM CHECKLIST 1
25
26
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30
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32
33
34
35
36
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39
40
Within each blank cell, enter comment codes as follows:
C = Complete R = Revise (i.e., make corrections)
N/A = Not Applicable M = Missing (i.e., please include)
IC = Incomplete
Geologic hazard areas and associated buffer requirements on or adjacent to the site.
Aquifer and wellhead protection areas on or adjacent to the site.
Topographic features that may act as natural stormwater storage, infiltration, or
conveyance.
Construction SWPPP Drawings
(SWMMWW Volume I, Section 3.1.6 and Volume II, Chapter 3)
Refer to Addendum Checklist 3: Construction SWPPP Drawings and Report.
STORMWATER SITE PLAN REPORT
(SWMMWW Volume I, Section 3.1.5 and 3.1.7)
Project Overview
(SWMMWW Volume I, Section 3.1.7)
General description of the project, predeveloped, and developed site conditions.
Site area and size of improvements.
Indicates whether there are existing unmanaged hard surfaces that will remain after project
completion.
Pre- and post- developed stormwatcr runoff conditions, including downstream receiving
system (see Addendum Chapter 4).
Summarizes site parameters, natural drainage systems, drainage to and from adjacent
properties, and bypass flows.
Existing Conditions Summary
(SWMMWW Volume I, Section 3.1.1 and Section 3.1.7)
Summarizes existing site topography (see Site Development Drawing requirements).
Summarizes existing site soils (see Soil Report requirements).
Developed Site Hydrology
(SWMMWW Volume I, Section 3.1.5; ECDC 18.30.060, Addendum)
Scale drawing of lot or lots (see Site Development Drawing requirements).
Provides written summary of the proposed project and how it complies with the applicable
stormwater management requirements.
Includes all calculations and/or analyses necessary to demonstrate compliance with
applicable minimum requirements.
Provides a detailed description of how Minimum Requirement No. 5 is met.
Includes justification for any on -site stormwater management BMPs that were determined
to be "infeasible."
Documents that at least 25 percent of any existing hard surfaces that do not drain to an
approved stormwater management facility and that will remain after the project use on -site
stormwater management BMPs to manage those existing hard surfaces. (If the 25 percent
minimum is met, projects are not required to evaluate BMPs in priority order or document
infeasibility for these existing surfaces.)
ADDENDUM CHECKLIST 1
42
49
50
51
52
Within each blank cell, enter comment codes as follows:
C = Complete R = Revise (i.e., make corrections)
N/A = Not Applicable M = Missing (i.e., please include)
IC = Incomplete
Description/tabulation of managed and unmanaged surfaces. (Note that per Addendum
Section 5.5, if a project cannot manage 100 percent of a given surface with the first feasible
BMP, a second BMP may be required to manage the remaining unmanaged area. For
example, where a roof surface drains to multiple downspouts around the perimeter of the
structure, it is generally insufficient to only manage runoff that drains to a single downspout
and to leave the remaining downspouts unmanaged.)
Off -site analysis and documentation in accordance with Addendum Section 6.2:
• Description of where and how stormwater runoff will leave the site.
• Conditions downstream of the site including any existing or anticipated future
problem areas (e.g., spot flooding, property damage, erosion issues, capacity -
limited drainage systems, etc.).
• Quantitative analysis (if required by the City).
SOILS REPORT
(SWMMWW Volume I, Section 3.1.1)
In support of the requirements of Minimum Requirement No. 5, includes a Soils Report
prepared by: a professional soil scientist certified by the Soil Science Society of America
(or an equivalent national program); a locally licensed on -site sewage designer; or by other
suitably trained persons working under the supervision of a professional engineer licensed
in the State of Washington in civil engineering, a geologist, a hydrogeologist, or a licensed
engineering geologist registered in the State of Washington.
Soil surveys, soil test pits, soil borings, or soil grain analyses sufficient to identify
underlying soils on the site. Soil testing should occur between December 1 and April 1.
Results of saturated hydraulic conductivity (Ksat) testing to assess infiltration capability
and the feasibility of rain gardens, bioretention, and permeable pavement if required (see
Addendum Checklist 4: Methods for Determining Infiltration Rates).
Demonstrates compliance with design requirements for all site -specific BMPs (see
Addendum Checklist 5: Field and Design Procedures for Bioretention, Permeable
Pavement, Rain Gardens and Downspout Infiltration Systems).
CONSTRUCTION SWPPP REQUIREMENTS
(SWMMWW Volume 1, Section 3.1.6 and Volume 11, Chapter 3)
Refer to Addendum Checklist 3: Construction SWPPP Drawings and Report.
ESTABLISHMENT OF MAINTENANCE COVENANT
(SWMMWW Volume 1, Section 3.1.5 and 3.1.7)
The maintenance covenant is created on a City -approved form, and all attachments meet the
recording requirements of the Snohomish County Auditor.
Includes maintenance requirements and inspection frequencies for each BMP.
The covenant is recorded at the Snohomish County Auditor's office and is tied to the parcel
numbers that the project is built on.
All covenants are recorded prior to final construction approval for the proposed project.
ADDENDUM CHECKLIST 1
54
Within each blank cell, enter comment codes as follows:
C = Complete R = Revise (i.e., make corrections)
N/A = Not Applicable M = Missing (i.e., please include)
IC = Incomplete
The covenant includes an 8.5-inch x 11-inch plan view showing the location of on -site
stormwater management BMPs relative to structures and property lines, and maintenance
requirements and inspection frequencies for each on -site stormwater management BMP.
A map showing the location of newly planted and retained trees claimed as flow reduction
credits is attached.
Reviewer:
Review Date:
Reviewer Phone #:
Reviewer Comments:
ADDENDUM CHECKLIST 1