Keep Coles Road Rural (98260)

Woods of Whidbey

South Whidbey LLC (SWLLC) is a Bellingham based company. Bob Libold, formally of Trillium, NJB Development and Pacific Crest Partners sold the parcel to newly formed SWLLC (Libold and Ken Hertz) in 2010 for ten dollars. The 40 acres is located at “near” 5501 Coles Road, next to the Langley Wastewater Treatment Plant. The parcel was previously annexed by the city of Langley in 2006 and approved for 24 homes. The recent development application (August 24, 2022) is for 161 mixed housing units and multiple commercial buildings. The proposed development plans to deforest the acreage, remove most of the critical slopes, place sewer/water lines, and roads. The 28 acre area will then be divided into seven subplots and sold to unidentified developers.

Variety of wildlife living in the area
Depression area planned for stormwater overflow
SWLLC-Geotest plan for maximizing housing units. Areas within green outline ‘modified’
Woodpecker on parcel tree
May2022 Depression on parcel is soggy to wet from Nov-late May with skunk cabbage, horsetail, grasses, other wetland/riparian foliage
May 2022 Salmonberry plants
December 2021 path along Overlook Drive property
May 2022 view of parcel, used by most walkers, 25 feet from Coles Road
Walking path bordering property
Area on parcel where commercial buildings, parking lot, and retail are planned.
Slope area after 2021 windstorms
May 2022 current parcel entry
Top of path with a large glacial erratic
Seven subplots, seven developers, building on critical slopes
Path behind Overlook Drive
Maxwelton Watershed sign from Salmon Adventures
August 2022 panoramic view from ~195’ looking at 260’ plus slopes on both sides of path

Email concerns and comments to: planning@langleywa.org with copies to council@langleywa.org and mayor@langleywa.org.
Ask that your comments become part of the record for hearing examiner and save the reply back from planning that it has been added.

The June 14, 2023 application package is available for review at

https://www.langleywa.org/departments/community_planning_and_building_department/development_applications/coles_valley.php

From: 1/2018 City of Langley Land Use Comprehensive Plan
“Streams, wetlands and their adjacent riparian areas are critical ecological features as well as forming part of Langley’s scenic backdrop. Maintaining high water quality is both a community and state imperative. Reduction in water quality will not only reduce the environmental and scenic value of the streams, but it may also threaten the ground water that is connected to the surface water system”.

Moderate, planned growth by cities and counties is expected. 200+ vehicles and 300 people in a dense development could have unpredictable and unintended consequences for Langley and the 98260 zip code.

Langley 2013 comprehensive plan reads: “Encourage development in urban areas where adequate public facilities and services exist or can be provided in an efficient manner. Reduce Sprawl. Reduce the inappropriate conversion of undeveloped land into sprawling, low-density development”.

This website provides more information addressing the history of the Coles Road parcel, dangers of deforesting, WWTP facts, environmental issues, aquifer recharging, etc. not covered in the SWLLC application. All letters written to the city from 9-1-22 and during announced 14 day comment period will be provided to SWLLC to mediate. The city combined its SEPA review with the comment period. This is followed by a hearing examiner. All issues identified to the hearing examiner can be used to appeal the city decision (if the development proposal is approved).

…..cutting of trees on slopes leads to a gradual decrease in mass stability as a result of the decay of roots which previously acted as tensile reinforcements in the slope. Root decay can also lead to the formation of pipes in a slopes which promote internal or seepage erosion. The removal of tree canopy results in the loss of interception and evapo-transpiration which tends to promote wetter and less secure slopes. Canopy removal also results in less attenuation in the delivery rate of rainfall to the ground surface.

Effects of deforestation on slopes
Author: Brown, C.B. and Sheu, M.S.

Example of Developer Expectations

  • Baseline assessment and studies – Determination of existing parameters of the project site for a working reference (i.e. hydrology, stream morphology, groundwater table, critical slopes, erosion, trees, vegetation, seasonal Geotest studies, stormwater plan)
  • Identification of site specific functions and values (e.g. wildlife and wetlands, riparian areas, forest, erosion control, earthquake soils, aquifer recharge, flood reduction) with a balance of environment and financial gain.
  • Transparent planning and management practices (e.g. critical tolerances, cumulative impacts, compromise and trade offs, covenants and restrictions, identification of responsible parties throughout process, legal liabilities, transfer of liability)
  • Planning prior to and implementation of mitigative measures throughout the process of infrastructure development, such as ownership of apartment buildings/tenant criteria
  • Left- Yellow identifies moderate liquefaction areas along Coles Road, in yellow, with the sandy soils