20015 88TH AVE W.PDFIIIIIIIIIIII
8318
20015 88TH AVE W
ADDR-ESS: C)4X
TAX ACCOUNTIPARCEL NUMBER: 0c) z I nc-)
BUILDING PER -MIT (NEW STRUCTURE):
COVENANTS (RECOR-DED) FOR:
CR-ITICAL AR-EAS: DETERMINATION: 0 Conditional Waiver Vstudy Requireil
DISCR-ETIONARY PERMIT #'S:
DRAINAGE PLAN DATED:
PARKING AGREEMENTS DATED- I oef,
EASEMENT(S) R-ECOR-DED FOR: —
PERMITS
PLANNING DATA CHECKLIST DATED:
SCALED PLOT PLAN DATED:
SEWER LID FEE $: LID #:
SHORTPLAT
SIDE SEWER AS BUILT DATED: --6 10
SIDE SEWER PERMIT(S).#:
GEOTECH REPORT DATED: I Is Iz—cb
STREET USE / ENCROACHMENT PERMIT #:
WATER METER TAP CARD DATED:
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LOT: BLOCK:
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200TH ST SW I
Power Pole in S/W
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10' Sewer I
Easemeny:
—10. 5--j
:S!dE?Walk
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[-6" Wye, 6" Stub
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Drive -way Cut
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NOTICE: NO WARRANTY OF ACCURACY. The Information shown on the
attached map was compiled for use by the City of Edmonds, Its employees and
consultants. The City of Edmonds does not warrant the accuracy of anything set
forth on the map. Any person or entity requesting a copy should conduct an
Independent Inquiry regarding the Information shown on the map, Including, but
not limited to, the location of any sewer stub shown. Such sewer stubs may or
may not exist and may or may not exist at the location shown. Neither the City of
Edmonds nor its employees or officers shall be liable for the Information given on
this map, nor for any oral representation provided based upon said map.
U3
PIL PIL
Y22* Benc
/0 @ 18" from house
ndow
ront Door
Garage
CITY OF EDMONDS SIDE SEWER AS — BUILTS
ADDRESS:
20017 88TH AVE W
HOMEOWNER: CONTRACTOR:
RGH CONSTRUCTION
DATE DRAWN: DRAWN BY: SCALE: PERMIT NO.
8/29/05 1. ABILA NTS 110048
6?0�> 15
1 -6 t�n Av�-V
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as
ale
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200TH ST SW
Power Pole in S/W Sidewalk
-2.5' Deep
NOTICE: NO WARRANTY OF ACCURACY. The Information shown on the
'pW15 attached map was compiled for use by the City of Edmonds, Its employees and
consultants. The City of Edmonds does not warrant the accuracy of anything set
forth on the map. Any person or entity requesting a copy should conduct an
independent Inquiry regarding the information shown on the map, Including, but not
limited to, the location of any sewer stub shown. Such sewer stubs may or may
not exist and may or may not exist at the location shown. Neither the City of
pprox. 4.5' Edmonds nor Its employees or officers shall be liable for the Information given on
this map, nor for any oral representation provided based upon said map.
3�
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Prop. Pin
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E.D *1 CITY OF EDMONDS WATERLINE
-..% ADDRESS IHOMEOWNER
20017 88TH AVE W
CONTRACTOR
RGH CONSTRUCTION
DATE DRAWN
at 1890 8/29/05 BY 1. ABILA
FIA&V9019191
SCALE
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WATERLINE
NO. 2005-0612
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EXHIBIT C
STREET FILE
SEWER AND WATER EASEMENT
For and in consideration of One Dollar ($1.00) and other good and valuable consideration, the
receipt and sufficiency of which is hereby specifically acknowledged, DAVID G. KROEGER and
MELODY F. KROEGER (husband and wife and owners of the real property described in Exhibit A
attached ereto), grantors, hereby grant to RGH, Incorporated (the owner of the real property
described in Exhibit B attached hereto), grantee, a non-exclusive easement for the purposes of installing,
maintaining, removing, repairing, replacing and using a water and sewer system over, under, upon and
across the following described real property in Snohomish County, Washington.
The North 4.00 feet of the West 25.00 feet and the West 10.00 feet, except the North 4.00
feet of the following described tract of land:
The West half of the Northwest quarter of the Northwest quarter of the Southeast quarter
of the Northwest quarter of Section 19, Township 27 North, Range 4 East, W M, in
Snohomish County, Washington, h
EXCEPT the South 238 feet thereof,
JU/ AZu(jj3
. -'�- / 2005
EXCEPT the West 30 feet and the North 30 feet thereof conveyed to County o8P,/4D/,',V0'0e'
C/71�
Snohomish by Deed recorded under Recording No 1354416, in Volume 688 of DKAFeD VINs
AND EXCEPT that portion conveyed to City of Edmonds by Deed recorded under
Recording No 2121627 in Volume 366 of Official Records, page 173
ALL SITUATE in the County of Snohomish, State of Washington.
With respect to the easement granted herein the parties specifically agree as follows:
1. Benefited and Burdened Parcel. The real property described in Exhibit A attached hereto
is the burdened parcel, and the real property described in Exhibit B attached hereto is the benefited
parcel.
2. Easement to Run With the Land. The easement created herein shall run with the land, and
shall be binding upon the parties hereto, their heirs, executors, successors and assigns forever.
3. Repair and Restoration of Property. Subsequent to the installation, removal, repair or
replacement of the water or sewer system referred to herein, the owner of the benefited parcel shall
restore the burdened parcel to its previous condition.
4. Attorney Fees and Costs. In the event it becomes necessary for the Grantors, Grantees, Inc.
their heirs, executors, successors or assigns to bring suit to enforce an aspect of this agreement, the
prevailing party shall be entitled to recover all reasonable attorney fees and costs incurred therein.
Dated this day of July, 2005.
DAVID KROEGER, Grantor
I)* k_RA��l Grantor
Sewer and Water Easement — Page I of 2
G. Incormporated, Grantee
By Robert G. Hovde, President
STATE OF WASHINGTON )
)ss.
COUNTY 0 - ) y
On this day personally appeared before me DAVII) G. KROEGER and MELODWF.
KROEGER, to me known to be the individuals described in and who executed the within and foregoing
instrument, and acknowledged that they signed the same as their free and voluntary act and deed, for the
uses and purposes therein mentioned.
SUBSCRIBED AND SWORN to before me this Jn d of July, 200
X
NOTARY PUBLIC in alf&ore State of
Washington, residing at
01
My commission expires:
STATE�� GTON
)ss.
COUNTY OF SNOHOMISH )
On this day personally appeared before me ROBERT G. HOVDE, to me known to be the
individual described in and who executed the within and foregoing instrument on behalf of RGH,
Incorporated, and acknowledged that he had the authority to sign the same and did so as his free and
voluntary act and deed, for the uses and purposes therein mentioned.
SUBSCRIBED AND SWORN to before me this day of July, 2005.
NOTARY PUBLIC in and for the State of
Washington, residing at
My commission expires: -
Sewer and Water Easement — Page 2 of 2
PLANNING DASTft-ET R- JL-
SINGLE FAMILY RESIDENTIAL
Name:
Date: 0 ua—o
Site Address:
Plan Check
Project Description:
Reduced Site Plan Provid !'StNO)
Zoning:
Map Page:
Corner Lo NO)
Flag Lot: (YES
Critical Areas Determination #: 6P, IT2—
>Kstudy Required
1:1 waiver
SEPA De temaiDation:
T-E �e P-eauceW49 1/670e,�
mpt
eeded (fkover 500 cric yard's of grading)
0 Fee El Checklist 0 APO L�with notarized form
Required
Street* Vnfld-og--
2--C� A�/ -
Side:
Side:
I
5
-
Seekelq;�X Actual Setbacks
Street:
Side:
149.77
Side:
El Detached Structures:
;��ockeries: 5Cflw&-7�1".0 P& SA9Pe-1,0&e-.S ne,4- e.�c,.c e e-W
El Fences/Trellises:
El Bay Windows/Projecting Modulation:
>10a—ir)sq�eckfW+ InX44L-S
t
Datum Point:
Datum Elevation:
Maximum Height Allowed:
Actual Height:
Other
Parking Required:
Parking Provided:
Lot Area:
q
Maximum Lot Coverage: 35% Proposed:
1q0Lot Coverage Calculations: 4-
ADU Created: (YES / NO) leVd
Subdivision: I
Legal No I nconforming Land Use Determination Issued: (YES NO)
Comments
hv��l PV/Aa::�W� 6vnd To�",e
e. 102 Se-&A--S' Seer 9 &9 oleUe- �7
Plan Review By:
Planning Data Form 04-11-06.doc
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TO
CA-Fil
fidal reas Checklist e No: aA o(, i 12-
Site Information ils'_/i o!'p'o'*graphy/ hydrology/ vegetaiion)'
L. Site Addr*/Ldqatibit.
2-oom 9T-.sv\) AV
A�4
2. Property Tax Ac�ount Nb,,. 0 +-19 0 & -10 0
3. ' A�proxfi'nate S&`,�ize _(4cies or s
quare feet): i a&"
4. Is this site currently developed? yes; no.
-If yes; how is,site d?
_,,,.4�vejope
5. Describe the general site topography. Check all that apply.
Flat less than 5-feet elevationichange over entire site.
XRolling- slopes on t site generally less than 15% (a vertical rise of 10-feet over a horizontal
distance of 66-feet).
Hilly: slopes present on site of more than 15% and less than 30% (a vertical rise of 10-feet
. over. a horizontal distance of 33 to 66-feet).
Steep: grades of greater than 30% present on site (a vertical rise of 10-feet over a horizontal
distance of less than 33-feet).
Other (please describe):
6. Site contains areas of year-round standing water: /N Approx. Depth:
7. Site contains areas of seasonal standing water: N Approx. Depth:
What season(s) of the year? _1'q LA
8. Site is in the floodway N Q floodplain M D of a water course.
9. Site contains a creek or an area where water flows across the grounds surface? Flows are year-round?
M 0 -Flows are seasonal? /\j 0 (What time of year? N A
10. Site is primarily: forested - meadow shrubs X mixed X
urban landscaped (lawn., shrubs etc)
11. Obvious wetland is present on site:'
1
For City Staff Use Only ea.
Plan Check Number, if applicable? - bl/A
2. Site is Zoned? R cal - �;
3. SCS mapped soil type(s)? 5-
4. Critical Areas inventory or C.A. map indicates Critical Area on site?
I J
5. Site within designated earth subsidence landslide hazard area? Aln,
Er-c:;E�;,,, DETERMINATION
>:� STUDY REQUIRED WA11VER
Reviewed bv: Date- S� A
#P20
Of EQAf
.1
ilmonds
Q0, C I C
,,4+,
Development Services Department
—in
Phone: 425.771.6�20*
%qla Fax: 425.77,1-.0221-.,-
The Critical Areas Checklist contained on this form is to
be filled out by any person preparing a Development
Permit Application for the City of Edmonds prior to
his/her submittal of the application to the City.
The purpose of the Checklist is to enable City staff to
determine whether any potential Critical Areas are, or
may be, present on the subject property. The information
needed to complete the Checklist should be easily
available from observations of the site or data available at
City Hall (Critical areas inventories, maps, or soil
surveys).
RECEIVED
MAY 0 9 20
1qW -I -3�
Date Received:
_P ' itk Receipt #: W)DO �;%p —
Critic,pi Areas File M (,F-A 2,00 0 11 2-:�
Critical -Areas Checklist Fee: $135.00
Date Mailed to Applicant:
A property owner, or his/her authorized representative,
must fill out the *checklist, sign and date it, and submit it
to the City. The City will review the checklist, make a
precursory site visit, and make a determination of the
subsequent steps necessary to complete a development
permit application.
Please submit a vicinity map, along witli tile signed copy
of this form to assist City staff in finding and locating the
specific piece of property described on tills form. In
addition, the applicant shall include other pertinent
information (e.g. site plan, topography map, etc.) or
studies in conjunction with this Checklist to assistant staff
in completing their preliminary assessment of the site.
The undersigngd*�, 5 1 ion agrees
.1
,JW_#EN�1Wfii9Pits heirs, and assigns, in consideration on the processing of tile applicati
to relea� defend ajid hold the City of Edmonds harmless from any and all damages, Including reasonable
attorney , s fees, arising from any action or infraction based in whole or part upon false, misleading, inaMirlte oi
incomplete information furnished by the applicant, his/her/its agents or employees.
By my signature, I certify that the information and exhibits herewith submitted are true and correct to the best of' illy.
knowledge and that I am authorized t this a licati n o the b of the owner as listed below.
SIGNATURE OF APPLICANVAGENT 01 DATE: Jut.,Y 20,2006
Property Owner's Authorizati
10
By my signature, I certify that I hav4thorized the above Applicant/Agent to apply for the subject land use applicatI011.
and grant my permission for the public officials and the staff of the City of Edmonds to enter the subject property for the
purposes of inspection and posting attendant to this applicapon.
SIGNATURE OF OWNER
Owner: Applicant:
David & Melodv Kroceer
Name
1,2039 Greenwood Ave N.
Street Address
Seattle. WA 98133
City State Zip
Telephone: 206.440.8556
Email address (optional):
Russ Fil
Name
P.O. Box 2024
Street Address
Lvnnwood. WA 98036
City State Zip
Telephone: 206.335-6348
Email address (optional):
JULY 20, 2006
Applicant Representative:
Lee A. Michaelis, AICP
Name
4727-A Evergreen Way
Street Address
Everett, WA 98203
City State Zip
Telephone: 425.252-1884
EmaIl:lcc(a_),alphasub.coni
0
0
CITY OF EDMONDS
CRITICAL AREAS RECONNAISSANCE REPORT
Site Location: Southeast Corner of Intersection at 2001h St SW & 88" Ave W
Tax Acct. Number: 27041900206100
Determination: Study Required Determination #: CRA-2006-0112
Applicant: Lee Michaelis for Russ Fill Owner: David and Melody Kroeger
CRITICAL AREAS RECONNAISSANCE REPORT: STUDY REQUIRED
During review and inspection of the subject site, it was found that the site may contain critical
areas, including Geologically Hazardous areas, pursuant to Chapters 23.40 and 23.80 of the
Edmonds Community Development Code (ECDC).
GENERAL CRITICAL AREAS REPORT REQUIREMENTS
Critical Areas Reports identify, classify, and delineate any areas on or adjacent to the subject
property that may qualify as critical areas. They also assess these areas and identify any
potential impacts resulting from your specific development proposal. If a specific development
proposal results in an alteration to a critical area, the critical areas report will also contain a
mitigation plan. You have the option of completing the portion of the study that classifies and
delineates the critical areas and waiting until you have a specific development proposal to
complete the study. You may also choose to submit the entire study with your specific
development application.
Please review the minimum report requirements for all types of Critical Areas that are
listed in ECDC 23.40.090.D. There are additional report requirements for different types
of critical areas (see below).
Note that it is important for the report to be prepared by a qualified professional as
defined in the ordinance. There are options on how to complete a critical areas study,
and there is an approved list of consultants that you may choose from. You may contact
the Planning Division for more information.
General Mitigation Requirements for all Critical Areas are discussed in ECDC 23.40.110
through 23.40.140.
STUDY REQUIREMENT — EROSION HAZARD AREA
It appears that this property contains or is adjacent to an Erosion Hazard Area. Erosion Hazard
Areas include:
0 Those areas with Alderwood and Everett series soils on slopes of 15 percent or greater.
Any area with slopes of 15 percent or greater and impermeable soils interbedded with
granular soils and springs or ground water seepage.
Areas with significant visible evidence of ground water seepage, and which also include
existing landslide deposits regardless of slope.
0
0
DEVELOPMENT PROPOSALS ASSOCIATED WITH EROSION HAZARD AREAS
Development within an Erosion Hazard Area must meet additional criteria.
For erosion hazard areas with suitable slope stability, the only critical area study needed
is an erosion and sediment control plan prepared in compliance with the requirements
set forth in Chapter 18.30 ECDC as part of the construction documents. This option is
at the director's discretion, per Edmonds Community Development Code section
20.80.050.G.
In areas where the slope stability is not suitable, projects within Erosion Hazard Areas
will require a report by a licensed Geotechnical Engineer or other qualified professional.
Note that it is important for the report to be prepared by a qualified professional as
defined in the ordinance.
Report requirements are given in ECDC 23.80.050, and more generally in ECDC
23.40.090.D.
0 Development standards are given in ECDC 23.80.060 and 23.80.070.
ALLOWED ACTIVITIES
Certain activities are allowed in or near critical area buffers as specified in ECDC 23.40.20. If
you have any questions about whether your proposed development qualifies as an allowed
activity, please contact a Planner for more information.
EXEMPT DEVELOPMENT PROPOSALS
Certain development proposals may be exempt from Critical Areas Requirements (ECDC
23.40.230). If you think that a specific development proposal may be exempt, contact a
Planner for more information.
1. Planner
Name
t 15, 2006
Date
NOTE: Cited sections of the Edmonds Community Development Code (ECDC) can be found on
the City of Edmonds website at www.ci.edmonds.wa.us.
2
0 0
1P '. I SWI
August 16, 2006
CITY OF EDMONDS
121 5TH AVENUE NORTH - EDMONDS. WA 98020 - (425) 771-0220 - FAX (425) 771-0221
Website: www6edmondsma.us
DEVELOPMENT SERVICES DEPARTMENT
Planning - Building - Engineering
Russ Fil
PO Box 2024
Lynnwood, WA 98036
Subject: Determination regarding Critical Areas Checklist: CRA20060112
Dear Applicant:
Enclosed please find a copy of the Critical Areas Checklist you submitted.
GARY HAAKENSON
MAYOR
The 'DETERMINATION" reached by the City is located on the reverse side of the form (bottom of page).
IT IS VERY IMPORTANT FOR YOU TO RETAIN A COPY OF THIS CRITICAL AREAS
"DETERMINATION" FOR YOUR RECORDS.
Please examine this Determination for additional requirements. You may need to submit additional
information such as an Environmental Checklist or Critical Areas Study.
The Determination for the Critical Areas Checklist you submitted is a site -specific determination, not a
project -specific determination.
YOU MUST SUBMIT A COPY OF THE CRITICAL AREAS CHECKLIST and DETERMINATION WITH
ALL PERMIT APPLICATIONS OR YOUR APPLICATION WILL NOT BE PROCESSED.
Permit applications include the following:
Building Permits
Conditional Use Permits
Subdivisions
Variances
Applications to the ADB* Land Use Applications
Any other development permit applications.
Thank you,
Planning Secretary
C: Lee A. Michaelis, AICP
*Architectural Design Board
Enclosure
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CITY OF EDMONDS
121 5TH AVrNUE NORTH - EDMONDS.%% A 980-20
PHONE (42i) 771-6220 - FAX (42il 771-0221
Monday,July 31. 2006
Your Application has been accepted by the City of Edmonds and we will start the application process with the
inforn-tation you provided. More infon-nation and changes maY be required during his ptoccss.The decision tat -get
date is Monday, August 14. 2000.
Application Number: CRA20060112
Project Address:
DAVIDKROEGER
12039 GREENWOOD AVE N
SEATTLE. WA 98133
206.440.8556
RUSS 1:11,
110 BOX 2024
UYNNWOOD. WA 98036
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CITY OF EDMONDS
121 5TH AVENUE NORTH - EDMONDS, WA 98020 - 425-771-0220 - FAX 425-771-0221
Website: wwwxi.edmondsma.us
DEVELOPMENT SERVICES DEPARTMENT
k7c. ISCY3
March 15, 2010
MEMO TO:
Edmonds School District
Verizon Northwest
SNOCOM Police and Fire Dispatch
SNOPAC
Snohomish County E911
U.S. Post Office
Snohomish County Assessor's Office
Snohomish County Information Services
Snohomish County P.U.D.
Puget Sound Energy
Edmonds Fire Department
Edmonds Police Department
Edmonds Utility Billing
Edmonds Public Works
Edmonds Building/Street File
Edmonds Address Files
Lynnwood Disposal
Comcast Cable
Waste Management Northwest
GARY HAAKENSON
MAYOR
Please be advised that 8718 200" St SW Edmonds, WA has been added to the
Edmonds Address system. This address replaces 20015 88 1h Ave W which has been
retired due to change in driveway access.
Occupancy: R3
Lot ( See Attached) .
Tax DD Number: 27041900206100
. If you have any questions regarding this letter, please contact a City of
Edmonds Permit Coordinator at 425-771-0220. Please contact our office if you wish to
be removed from future address change notifications.
Sincerely'
Linda Thomquist
Permit Coordinator
Edmonds Building Department
Cc: file
C:\Documents and Settings\thomquist\My Documents\TempRenewal.doc2/11/201 0
Incorporated August 11, 1890
Sister City - Hekinan, Japan
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CIT�OOF EDMONDS GARY HMKENSON
MAYOR
121 5TH AVENUE NORTH e EDMONDS, WA 98020 - 425-771-0220 - FAX 425-771-0221
Website: www.d.edmondsma.us
DEVELOPMENT SERVICES DEPARTMENT
March 15, 2010
Stone Harbour LLC.
2905 170' St. SW
Lynnwood-, WA 98037
Re: Change of Address
Existing Site address: 20015 88h Ave W — Retired
New Site Address: 8718 200th St. SW Edmonds WA 98026
To Whom It May Concern:,
This letter is to inform you that the existing site address of 20015 88t" Ave W has been
retired from the Edmonds Address System and the address of 8718 200th St SW has been
added.
A copy of the memo is attached.
Thank you,
Linda Thomquist
Permit Specialist
City of Edmonds
Encl: 911 memo
Incorporated August 11, 1890
Sister City - Hekinan, Japan
Snohomish County, WA Assessor Parcel Data Page 1 of 2
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Parcel Number 27041900206100 Prev Parcel Refere�ce 19270420610006
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]I
General Information
Taxpayer Name 11 Address (contact the Treasurer if you have questions)
STONE HARBOUR LLC 112905 170TH PL SW --- LYNNWOOD, WA 98037
If the above mailing address is incorrect and you want to make a change, see the information on Name and
Address Changes
Owner Name 11 Address (contact the Assessor if you have questions)
STONE HARBOUR LLC 112905 170TH PL SW --- LYNNWOOD, WA 98037
If the above name and address is incorrect due to a recent sale, please see the information on Name and
Address Changes After a Sale
Street (Situs) Address (contact the Assessor if you have questions)
20015 88TH AVE W --- EDMONDS, WA 98026
Parcel Legal Description
SEC 19 TWP 27 RGE 04 RT-61) W1/2 NWI/4 NWI/4 SEIA NW1/4 LESS S 238FT LESS RD & LESS
QCD 366/173 TO SNO CO
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Treasurer's Tax Information
Taxes For answers to questions about Taxes, please contact the Treasurer's office (opens as
new window)
2010 Taxes for this parcel $1,419.12
Payments: Receipt No. 54006791 3/12/2010 $709.561
(Taxes may include Surface Water Management and/or State Forest Fire Patrol fees and any fees related to late
payments. LID charges, if any, are not included.)
To obtain a duplicate tax statement, either download our Tax Statement Reguest form or call 425-388-3366 to request it
by phone.
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... .. . ... ... ...
Assessor's Property Data Characteristics and Value Data below are for 2010 tax year.
Please contact the Treasurer's office for answers to questions about Taxes (opens as new window)
For questions ONLY about property characteristics orproperty values (NOT taxes),
please contact the Assessor's Office
Property Values do not reflect adjustments made due to an exemption, such as a senior or disabled persons
http://web5.co.snohomish.wa.uslpropsyslasr-tr-propinqlPrpinqO2-ParcelData.asp?PN=270... 3/15/2010
'Snohomish County, WA Assessor Parcel Data Page 2 of 2
Values exemption.
Reductions for exemptions are made on the property tax bill.
TaxYear 2010 Market Land $161,5001 Market improvement $01 Market Total $161,500�
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Valuation, Payment, and Property Tax History
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Property Characteristics
Tax Code Area (TCA) 00217 View Taxing Districts for this Parcel (opens as new window)
Use Code 910 Undeveloped (Vacant) Land
Size Basis ACRE Size 0-21 (Size may include undivided interest in common tracts and road parcels)
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Property Structures
No structures found for this parcel
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Property Sales since 7/31/1999
Explanation of Sales Information (opens as new window)
Sales data is based solely upon excise affidavits processed by the Assessor.
Transfer Receipt Sales Excise Deed Grantor (Seller) Grantee (Buyer)
Other
.
Date Date Price Number Type
Parcels
12/14/2009 12/16/2009 $110,000 320109 X DEUTSCHE BANK NATL STONE HARBOUR LLC
No
TRUST CO TRUSTEE
9/28/2009 10/8/2009 $0 131632 X REGIONAL TRUST EE DEUTSCHE BANK NATL
No
SERVICES TRUST CO
7/27/2006 7/31/2006 $250,000 206356 W KROEGER DAVID G & FIL NIKOLAY
No
M[ELODYF
7/27/2006 7/31/2006 $0 206357 QC FIL IRINA FIL NIKOLAY
No
7/23/2001 8/1/2001 S350,000 266326 W OLSON FAMIELY LP KROEGER DAVID &
Yes
NTLODY
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Property Maps Township/Range/Section/Quarter, links to maps
Neighborhood 1605000 Explanation of Neighborhood Code (opens as new window)
Township 27 Range 04 Section 19 Quarter NW Find parcel maps for this Town sh i p/Ra nge/Section
View Map of this parcel (opens as new window)JI
http://web5.co.snohomish.wa.uslpropsyslasr-tr-propinqlPrpinqO2-ParcelData.asp?PN=270... 3/15/2010
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AST.I. Surveyors and Land Use Facilitators
4727-A Evergreen Way Everett, WA 98203 Tele: (425) 252-1884 Fax: (425) 339-0269
May 8, 2007
Development Services Department
City of Edmonds
121 5t' Ave N.
Edmonds, WA 98020
RE: Fil Building Permit-20015 88th Ave W.
Dear Reviewer
VAV
OEVELOP?,A[-,%iT. 8r_Rtllc�' 3
CTR.
The following narrative is to provide supporting information showing how the proposed
building permit complies with the Hearing Examiner's Decision regarding the variance
for the,subject property that was issued on November 3, 2006 (City File No. V-06-120).
The Hearing Examiner approved the variance subject to the following four conditions;
1. The proposed residence is approximately 54 feet in length along the north
property line. 27 feet of that must meet the required 25 feet setback. The
remaining 27 feet may encroach 3 feet into the setback to allow for architectural
modulation of the building. As shown on the site plan approximately 12 feet of
the entry way encroaches into that setback. This condition has been met.
2. All other applicable requirements of the Edmonds Community Development Code
have been met with regards to the Variance and Building Permit.
3. The submittal of this Building Permit is the beginning phase of obtaining a
Building Permit.
4. No response needed.
5. Submittal of the application is within one year of the issue date of the variance
decision.
If any additional information is needed pertaining to this letter please feel free to
contact me via phone or e-mail at 425.252.1884 or lee@alphasub.com. All other permit
questions should be addressed to Mr. Fil.
Sincerely,
ALPHA SUBDIVISION PRO'S INC.
P J -0-
Lee A. Michaelis, AICP
ir
Director of Planning
MICROFILM
0
CITY OF EDMONDS
121 5TH AVENUE NORTH - Edmbnds, WA 98020 * (425) 771-0220 - FAX (425) 771-0221
HEARING EXAMINER
GARY HAAKENSON
MAYOR
RECEIVE: r)
MAY 0 9 2007
DEVELOPMENT �EFWIcES CTR
FINDINGS9 CONCLUSIONS AND DECIS10917Y OF EDIVIONDS
OF THE HEARING EXAMINER
CITY OF EDMONDS
APPLICANT: Lee Nfichaelis for Nikolay Fil
CASE NO.: V-06-120
LOCATION: 20OXX — 88h Avenue W (See Exhibit A, Attachment
APPLICATION: A variance to reduce the required 25-foot street setback to 22 feet
along the north property line, which is adjacent to 200th Street SW
(see Exhibit A, Attachments 2 through 4).
.REVIIEW . PROCESS: Variance: Hearing Examiner conducts public hearing and makes
-final deci§ion'.. -
MAJOR ISSUES:
a. Compliance with Edmonds Community Development Code
(ECDC) Section 16.20.030 (SINGLE-FAMILY
RESIDENTIAL - Site Development Standards).
b. Compliance with Edmonds Community Development Code
(ECDC) Chapter 20.85 (VARIANCES).
C. Compliance with Edmonds Community Development Code
(ECDC) Chapter 20.40 and 80 (ENVIRONMENTALLY
CRITICAL AREAS GENERAL PROVISIONS and
.GEOLOGICALLY HAZARDOUS AREAS).
SUMMARY OF RECOMMENDATION AND DECISION:
Staff Recommendation: Deny request as submitted. Approve limited variance with*
conditions.
Hearing Examiner Decision: Deny request4s submitted. Approve limited variance with
conditions.
]PUBLIC HEARING:
After reviewing the official file,' -which included the Planning Division Staff Advisory Report,
and after'v'isiti -th
ng e site, the Hearing Exardinier'c'oh"du"'tted apubfic,heaiing ori'the applibatibi-n."
0 Incorporated August 11, 1890
Sister Citv - Hekinan. JaDan
Hearing Examiner Decision
Case No. V-06-120
Page 2
The hearing on the application was opened at 3:06 pm., Novernber.2, 2006,. in the City Council
Chambers, Edmonds, Washington, and closed at 3:22 pm. Participant's at the:public hearing and
the exhibits offered and entered are listed in this report. A verbatim recording of the hearing is
available,in the Planning Division.
HEARING COMMENTS:
The following is a summary of the comments offered at the public hearing.
From the City:
Meg Gruwell, Senior Planner, reviewed the staff advisory report and entered it into the
record as Exhibit A. She also submitted Exhibit B into the record (letter from Eric,Weller)...
From the Applicant:
Lee Michaelis, AICP, Applicant's Planner, submitted Exhibit C into the record (Survey by
Western Engineers) and said:
A survey by ASPI prepared on 8/28/06 (Attachment 4 to Exhibit A) shows . the lot to be
59.78' wide instead of 64.78' wide as shown on the survey by Western Engineers, which
was prepared on 5/4/06. (Exhibit Q. The applicant relied on the incorrect survey from
Western Engineers when he purchased the property and based on that survey believed he
could construct a house 32' wide.
He then learned he could only build a house 27' wide based on the correct, survey and
therefore he would like aY reduction in the setback requirements along 200'h Street SW.
The lot does not meet the minimum lot width requirements and is a comer lot with 25'
setbacks on two sides. In addition, the lot has steep slopes on the east side, which makes
it difficult to build within the entire building footprint Therefore, the applicant would
like to build a house that is a little shorter and wider than what would be allowed in the
building footprint. The applicant would like a 30' wide house in a zone where 37' wide
houses are normally allowed.
0 The house would be located 36' from the existing sidewalk.
The lot was reduced in width due to a right-of-way dedication in 1969.
The applicant believes he meets the requirements for approval of the variance.
From the Community:
Al Rutledge asked if the zoning in the area has changed recently.
CORRESPONDENCE:
Correspondence was received from Eric, Weller who wrote -in -opposition to the request and
expressed several concerns, including the following:
Hearing Examiner Decision
Case No. V-06-120
Page 3
Builders and developers -should design- thdiuprojects to. med"dkisting �building codes and
-requirements
..,zomng
This . lot -was purchased well in advance with a clear understanding- of whavthe--c1ty,c'od6
requirements were for setbacks. Several outstanding custom builders passed on this lot
because of its size and location and restrictions.
Let the builder go back to the drawing board and come up with a plan to fit our caref�illy
thought out zoning and building requirement.s.
FINDINGS OF FACT AND CONCLUSIONS:
A. SITE DESCRIPTION-
1. . Site Development And Zoning:
a) Facts:
(1) Size and Access: The sub*eCt property is 8,142 square feet, with approximately
60 feet of frontage along 88 th Avenue W and 136 feet of frontage along 200th
Street SW (see Exhibit A, Attachment 4).
(2) Land Use: The site is,undeveloped (see Exhibit A, Attachment 5).
(3) Zon in :-'The subject property is zoned Single- ; Fa mily 1. Resid . e nt i a:' . I (RS-8 (see
Exhibit A, Attachment 1).
(4) Terrain and Vegetation: 'The highest comer of the lot is in the southeast comer,
and the lot drops down'10 febt to the westby the middle of the -property. From
there it gently slopes to the west. The vegetation has been cleared, except for
three cedar trees in the southeast comer of the property (two are growing next to
each other), and a weeping willow in the northeast comer of the property (see
Exhibit A, Attachments 4 and 5).
2. Neighboring Development And Zoning:
a) Facts:
(1) The properties to the north, south and east are zoned Single -Family Residential
(RS-8) and are developed with single-family residences, with the house to the east
curre ntly under construction (see Exhibit -A, Attachment 1).
(2) The property to the west is zoned Single -Family Residential (RS- 12) and is
developed with a single-family residence (see Exhibit A, Attachment 1).
B. STATE ENVIRONMENTAL POLICY ACT (SEPA)
a) Facts:
(1) Variances granted based on special *circumstances are e . xempt from SEPA review
,.(WAC 197-117800(6)(b):and-ECDC 20.1-5A.080)..
0
Hearing Examiner Decision
Case No. V-06-120
Page 4
b) Conclusion: If the variance canmeet the criteria and is approved, then the . - .-
. . . application complies with the requirements of the State Environmental Policy Act
C. EDMONDS. COMMUNrr-Y DEVELOPMEENYCOM(ECDC) COMPL I 1ANCE
1. Critical Areas Compliance
a) Facts:
(1) This proposal is subject to review under ECDC Chapter 23.40 (Environmentally
Critical Areas General Provisions).
(2) A Critical Areas Checklist has been submitted for the site under file
CRA20060112, which required a study due to the Erosion Hazard area.
(3) Erosion hazard areas are subject to Chapter 23.80 (Geologically Hazardous
Areas.)
(4). Erosion hazard areas with suitable slope stability only require an erosion sediment
control plan prepared in compliance with the requirements in Chapter 18.30
ECDC submitted with the building permit.
b) Conclusion: This site has or is adjacent to critical areas that are regulated by the
city. Assuming that the site has suitable slope stability the- requirements of the critical
areas chapter will be addressed through the TemporaryErosion and Sediment Control
Plan submitted with the building permit. With this,'the"proposal meets the
requirements of the Environmentally Critical Areas Chapters.
2. Compliance with Single -Family Residential (RS-20) Zoning Standards
a) Facts:
1) The fundamental site development standards pertaining to residential
development in the Single -Family Residential zone are set forth in Chapter
16.20.030 and include the following for locating structures:
RS-8
Street Setback:
2 , 5 feet
Rear Setback:
15 feet
Side Setbacks (to all other property lines):
7.5 feet
Maximum Height:
25 feet
Lot Coverage:.
35%
b) Conclusion: The proposal requires a variance to the 200th Street SW street
setback to be approved before it complies with the requirements of the RS-8 zoning
standards.
3. Compliance with Requirements for a Variance
Hearing Examiner Decision
Case No. V-06-120
. Page 5
a) Facts:
(1) Chapter 20.85 of the ECDC sets forth the mechanism whereby a provision of the
Code may be varied -on a case -by -case basis'ifthe'appliddtiomof , the provision
would result in an unusual and unreasonable hardship. The criteria are as follows:
(a) SILecial Circumstances: That because of special circumstances relating to the
property such as size, shape, topography, location or surroundings of the
property, strict enforcement of the zoning ordinance would deprive the owner
of use rights and privileges permitted to other properties in the vicinity with
the same zoning. Special circumstances should not be predicated upon any
"ffidor personal to the owner such as age or disability, extra expense which
may be necessary to comply with the zoning ordinance, the ability to secure a
scenic view, the ability to' make more profitable use of the property, nor any
factor resulting from the action of the owner or any past owner of the same
property.
(b) Special Privilege: That the approval ofthe variance would not be a grant of
special privilege to the property in comparison with the limitations upon
other proper ies in the vicinity with,the same zoning.
(c) Comprehensive -Plan and Zoning Ordinance:, That the -approval of.the variance
Will be consist entwith the intent of the comprehensive plan 'Ahe zoning
ordinance, and the zoning district in which the property is located.
(d) Not Detrimental: That the variance, as approved or conditionally approved,
will not be significantly detrimental to the public* health, safety and welfare or
injurious to the property or improvements in the vicinity and the same zone.
(e) Minimum Variance: That the approved variance is the minimum -necessary to
allow the. owner rights enjoyed by other properties in the vicinity with the
same zoning.
(2) The applicant has submitted declarations with the application submittal, which
address the above criteria and these are found in Exhibit A,* Attachment 3. The
applicant has also submitted a site plan showing the general location of the
proposed residence (see Exhibit A, Attachment 4).
(3) The width of the lot is approximately 60 feet wide.
(4) Meeting the required north street setback and south side yard. setbacks would
result, in a house that would be approximately. 27-feet wide.
(5) The city's,database shows several approved variances along 200th'Street SW near
the subject site. These were, al ' 1. approved -in the 1970s and 1980s.. In.particular,
the house . to the north at 19025 —* 88th Avenue West had , a setback adjustment
Hearing Examiner Decision
Case No. V-06-120
Page 6
approved as A-1-87,.which reduced the south setback from 25 feet to 12.5 feet
(see Site Plan in Exhibit A, Attachment 6).
.,(6);Views in the areaarejocal.
(7) Widths of houses vary in the neighborhood, with older homes generally beinLy
smaller and narrower, and newer homes being larger and wider (see Aerial
Photograph in Exhibit A, Attachment 5).
(8) Two other lots in this block are also narrow (see site plans in Exhibit A.
Attachment 6). The house across the street at 19925 — 88h Avenue W. is shown
on its site plan to be 38 feet at its widest point, thou h at its narrowest point it is
g
closer to'25 feet. The widest portion is a little' over half the length of the house
along 200'h Street SW. The house three lots to the east at 8660 — 200 th Street SW
is shown on the site plan to be 31.5 feet in width at its widest point, though at its
narrowest (the garage) it is 22.5 feet. Thewidest portion of that house extends
along approximately one-third of the length of the entire building'.
(9) The Applicant has not shown any other information other than b I locking off an area
that is 30 feet by 55 feet. No elevations or floor plans havebeen submitted. No
substantive information was submitted at the hearin tor indicate the applicant
could not reasonablv., com
: I . I . , _ � _ply with the recommendation. of the City. staff to allow a
portion ofthe building, to extend into the setback as discusse&At the hearing by
Staff and in Exhibit A.
(10) The length of the lot is approximately 136 feet. That leaves an area 103.5 feet in
length after the setbacks have been taken off. The property.does rise toward the
east as noted by the applicant's planner at the hearing.
b) Conclusions:
(1) Special Circumstances: The lot is narrow for the RS-8 zone since it is only
roughly 60-feet wide, instead of the required 70. feet width. Observing the
setbacks would result in a building pad that would be 27-feet wide. Thisis
narrower than most of the new houses being constructed, and narrower than the
modulated portions of more established homes in the neighborhood. Though the
site is not very wide, it is quite long, so overall area of the house could be made
up in the length to attain a house with similar area as other new homes. However,
it is acknowledged that the lot slopes up on the eastern portion of the property,
which would make it somewhat difficult to construct a house in the eastern
portion of the allowed building footprint.
(2) Special Privilege: Other properties in this block have received variances to
setbacks. The home across the street has only a 12.54bot street setback to 200th
Street SW. Therefore, the approval of the variance would not be a grant of
Hearing Examiner Decision
Case No. V-06-120
Page 7
. .special privilege to the -property in comparison with the limitation& upon other
properties in the vicinity, -
(3) Comprehensive Plan and Zoning 0rdinance:'8 6cause'-ififirmation"Aboift the
house design has not been provided, it is impossible to tell if the house with the
variance will conform to the Comprehensive Plan more than without I the variance.
However, if approved as conditioned below, the variance would provide more
opportunities to modulate the house and could help it harmonize . with the
surrounding neighborhood.
(4) Not Detrimental: The construction of the house at a 22-foot setback insteadof a
25-foot, setbac ' k will not block any views, or.negatively impact sight distance
around the comer of this -'intersection. It is'likely'that'." ei�s'one`6d a tape
measure, it would be difficult to tell the difference between a 22-foot and 25-foot
setback. Therefore the proposed street yard reduction would not be detrimental to
the public health, safety and welfare or injurious to the property or improvements
in the vicinity and the same zone.
(5) Nfinimurn Variance: This criteria requires that the variance be the minimum
necessary to allow the owner rights enjoyed by other properties in the vicinity
with the same zoning. It appears that many houses in the neighborhood, even
ones'on -skinny lots'such as -this one� have some'nio'dulation of their homes that is
wider -than 27 feet'l, If. Also -appear's that newhomes - in the neighborhood tend to be
much wider than 27 feet wide. It would be reason .. able, to , allow some -modulation,
which could include living space, bay windows, front porches, et cetera, to extend
into the required street setback. In order to allow the minimum variance
necessary and make the proposed house more compatible with other houses on
narrow lots in this neighborhood, the modulation to allow the house to extend into
the required setback should not be over half the length of the building.
D. TECHNICAL COMMITTEE
1. Review by City Departments
a) Fact: The variance application' has been reviewed and evaluated by the Fire
Department, Public Work's Department, Engineering Division, and the Parks and
Recreation Department. No comments were received.
b) Conclusion: The application appears to be in compliance with these
requirements at this preliminary stage, thoughfurther review will take place when a
building permit is submitted.
E. COMPREHENSIVE PLAN (ECDC)
1. C6mptehensive:Plan,Designation,
a) Fact: The subject property is designated as "Single Family — Urban I."
Hearing Examiner Decision
Case No. V-06-120
Page 8
b). Conclusion: Sin le -family residential development is:consistent with the existing
.9
Comprehensive Plan" Land Use designation for the site.
2. Comprehensive Plan Goals and Policies
a) Facts: The Comprehensive Plan, Residential Development section, identifies goals
and policies, which relate to this proposal. Few goals and policies are applicable to
this situation, but ojae is discussed below.
(1) Residential Development Policy B. 1. states, "Encourage tlose building custom
homes to design and construct homes with architectural lines which enable them
to harmonize with the surroundings, adding to the community identity and
desirability."
b) Conclusion: The rough site plan shown does not show exactly how the house would
sit on the site. It is not clear if the house is to be rectangular, or will have some
modulation. Having a house with some modulation would fit better into the
neighborhood than a rectangular house. Allowing the extra width would provide
opportunities to the owners to modulate than the narrow width.
DECISION:
Based on the fore'
going Findiri s of Fact, Conclusions the request As pre ented is denied.
ng s
However, if intrusion into the: setback"is'liffi- ited'to providin'' ' ""'d'
_g mo . ul'ation f6r.ilie house, a setback
variance is approved, with the following conditions'
1. The setback variance to allow a 22-foot street setback to the north (200th Street SW)
property line is approved at the line shown on the site plan in Exhibit A, Attachment 4
only to allow modulation of the house, including living space, bay windows, covered
porches, and other projections outside of the required setbacks. These projections shall
be for no more than half of the building length (i.e.: the building shall comply with the
25-foot setback for at least half of the building length that fronts on 200th Street SW).
2., This application is subject to the applicable requirements. contained in the Edmonds
Community Development Code. 'It is the responsibi lify of ihe applicant to ensure
compliance with the various provisions contained in these ordinances.
3. The applicant must obtain a building permit.
4. The permit is transferable.
5. The owner must act on the approved variance within one year from the date of
approval or the variance shall expire and be null and void. The owner may file an
application for an extension before expiration of the variance and city staff has the
authority to approve such. an application. Only one.one-year extension -is possible.
Hearing Examiner Decision
Case No. V-06-120
Page 9
Entered", this3rd day of November 2006 pursuant to the 'authonty'iranted the Hearin Examiner
under Chapter 20. 100 of the Community Developrifent Code of the City of Edmonds.
Ron McConnell, FAICP
Hearing Examiner
RECONSIDERATION AND APPEAL:
The following is a summary of the deadlines and procedures for filing reconsideration and
appeal. Any person wishing to file or respond to a recommendation or appeal should contact
the Planning Department for further procedural in f*ormation.
REQUEST FOR RECONS11DERATION:
,Section 20. 100. 0 10. G ' allows for the Hearing Examiner to reconsider his decision or
recommendation ifa' written requ"estis'fil6d 'thin ten (10) working days Qfthe.. date. of the..,
wi
initial decision by any person Who attends the public hearing and signs . the atte . ndance
register and/or presents testimony or by any person holding an ownership interest in a tract of
land which is the subject of such decision or recommendation. The reconsideration request
must cite specific references to the findings and/or the criteria contained in the ordinances
governing the type of application being reviewed.
APPEALS:
Section 20.105.020.A & B describe how appeals of a Hearing Examiner decision or
recommendation shall be made. The appeal shall be made in writing, and shall include the
decision being appealed along with the nam . e of the project and the date of the decision, the
name of the individual or group appealing the decision, their interest in the matter, and
reasons why the appellant believes the decision to be wrong. The appeal must be filed with
the Community Development Director within ten (10) working days after the date of the
decision being appealed.
TIME LLMTS FOR RECONSEDERATION AND APPEAL:
The time limits for Reconsideration and Appeals run concurrently. If a request for
reconsideration is filed before the time limit for filing an appeal has expired, the time clock
for filing an appeal is stopped until a decision on the reconsideration request is completed.
Once the Hearing -Examiner has issued his decision on- the reconsideration request, the time
clock for.filing an -appeal continues from the point if was stopped. For example, if a
reconsideration request is filed on day 5 of the appeal period, an individual would have 9
Hearing Examiner Decision
Case No. V-06-120
. Page 10
more days in which to file an appeal after the Hearing Examiner issues his decision on the
reconsideration request.
LAPSE OF APPROVAL:
Section 20.05.02.0. C states 'Unless the owner obtains a building permit, or if no building is .
required, substantially commences the use allowed within one year from the date of approval,
the conditional use permit shall expire and be null and void, unless the owner files an
application for an extension of the time before the expiration date.'
NOTICE TO COUNTY ASSESSOR:
The property owner may as a result of the decision rendered by the Hearing Examiner
request a cha . nge in the valuation of the property by the Snohomish County Assessors Office.
EXEIIBITS:
The following exhibits were offered and entered into the record.
A. Planning Division Advisory Report, with 6 attachments
B. Letter from Eric Weller, dated 8/31/06
C. Survey of the subject site by Western Engineers, dated 5/4/06
PARTIES OF RECORD:
Lee A. Nfichaelis, AICP
4727-A Evergreen Way
Everett, WA 98203
Eric Weller
19925 88h Ave. W
Edmonds, WA 98026
Edmonds Planning Division
Nikolay Fil
P.O. Box 2024
Lynnwood, WA 98036
Alvin Rutledge
7 101 Lake'Ballinger Way
Edmonds, WA 98026
. .. - . .. r I . �j-
M
� 00�- V)AA' t�-
CITY CLERK
CITY OF EDMONDS
121 STH AVENUE NO.
EDMONDS, WA 98020
CONFORMED COPY
200708221068 1 PG
08/22/2007 4:27r 1,00
SNOHOMISH COUNT I ASHINGTON
STATEMENT ON ACCESSORY DWELLING UNITS
Property Address: '98 A \1'e- W
Edmonds, Washington
WA , %171n, W. ri �051 X A"
Assessor's Parcel Number: -:7-70 41 Iq 00 ZO(, 100
I have read the requirements for accessory dwelling units contained in Chapter 20,21 of the
Edmonds Community Development Code (ECDC) and understand that an accessory
dwelling unit as defined in ECDC Section 21.05,015 is prohibited until an Accessory
Dwelling Unit Permit is approved.
I also understand that an Accessory Dwelling Unit Permit cannot be approved unless all
the criteria in Chapter 20.21 are met, and all the necessary items are submitted, including
an affidavit of occupancy and a covenant to be filed with the Snohomish County regarding
the regulations imposed on Accessory Dwelling Units.
Property Owner Signature: /v r L91- Y,-L F/ 2,--
Property Owner Name (printed): K L iz�l
Date:
j- -
STATE OF WASHINGTON)
COUNTY OF SNOHOMISH)
I certify that I know or have satisfactory evide nce that - zl�Z426A V
signed this instrument and acknowledge it to be his/her free and voluntaly act for the uses
and purposes mentioned in this instrument,
Nota5��
k,qu?�',w Dated: -.2
gls must be smudged. _7
Signature of
Xotary Public:
10
a) Residing at:
My Appointment
Expires:
THIS DOCUMENT MUST BE RECORDED WITH SNOHOMISH COUNTY AUDITOR.
V D
MAY 0 9
DEVELOPMENT SERVIC:7,�
OF Eovo?,ios,
GEOTECHNICAL ENGINEERING STUDY
8800 - 200" Street Southwest
EDMONDS, WA
G-2322
Group Northwest, Inc.
Geotechnical Engineers, Geologists, & Environmental Scientists
I
I
Geotechnical Engineers, Geologists
Group Northwest, Inc. & Environmental Scientists
August 18, 2006
Mr. Ruslan Fil
P.O. Box 2024
Lynnwood, WA 98036
Subject: Geotechnical Engineering Study
8800-200th Street Southwest
Edmonds, WA
Dear Mr. Fil:
Project No. G-2322
We are pleased to submit this geotechnical engineering study for the undeveloped lot at 8800 -
200t' Street SW in Edmonds, Washington, Tax Parcel Number 27041900206100. We
understand that the lot is to be developed with a single family residence.
On August 11, 2006, four test pits were excavated on the property to evaluate the subsurface
conditions. Based on our observations, the subsurface conditions are somewhat similar
throughout the lot, but the geotechnical recommendations vary significantly across the lot.
DESCRIPTION OF SUBSURFACE CONDITIONS
The subsurface soils consist of a 0.5 to 3.5 foot thick layer of fill and top soil, thickening to the
west, underlain by medium dense weathered glacial till that consists of Silty Sand with gravel to
a depth of 2 to 6 feet below the existing ground surface. Underlying the medium dense
weathered glacial till is very dense cemented glacial till that consists of Silty Sand with gravel
and cobbles. More detailed descriptions of the soils encountered are attached in appendix A.
13240 NE 20th Street, Suite 10 - Bellevue, Washington 98005
Phone 425/649-8757 - FAX 4251649-8758
I
� I
I
I
I
August 18, 2006
8800 - 200" Ave SW, Edmonds, WA
GEOTECHNICAL CONSIDERATIONS
Bearing Soils:
G-2322
Page 2
Bearing soils acceptable for supporting foundations consist of the very dense cemented silty sand
glacial till that was found from 2 to 6.5 feet (±) below the ground surface.
Surficial Soils:
Generally, the soils above the bearing soils as well as the bearing soils contain various amounts
of silt and are moisture sensitive. The moisture sensitive soils will be difficult to work with in
wet weather in that they will be subject to rutting under construction equipment and will not be
useable for structural fill in wet weather or if exposed to wet weather.
Foundation Recommendations:
Building foundations may consist of conventional strip and column footings that bear on very
dense glacial till soils. We expect that dense soils will be encountered at footing subgrade level
in the case of the areas near TP - I and TP - 2. In the case of areas near TP-3 and TP - 4, over -
excavation will be required. Options under footings include:
Removing the loose/medium stiff soils and pouring the footing directly on the
dense bearing soils, pouring taller stem walls, and backfilling with compacted
structural fill to support sla -on-grade floors, sidewalks, stairs, patios, etc.;
If using supported floors, trenches can be excavated under footings down to
bearing soils and filled with lean mix concrete. Footings can then be formed on
and supported by the lean mix concrete, Trenches should be as wide as the
footings.
Alternatively, the trenches under footings can be filled with structural fill. This
method requires the trench excavation width be increased to create a I H: IV prism
or wedge of structural fill under the footing. For example: if the footing is 18-
inches wide and the trench excavation is 5 feet down to bearing soil, the structural
Geo Group Northwest, Inc.
I
I
IAugust 18, 2006
G-2322
8800 - 200" Ave SW, Edmonds, WA Page 3
fill wedge at the bottom of the trench will need to be 6.5 feet wide (5 feet + 18
inch footing width) with the prism centered under the footing. Structural fill must
be compacted to 95% of the materials maximum dry density based on ASTM Test
Designation D-1557 (Modified Proctor). Compaction testing is required during
placement of the structural fill to verify that the required compaction is achieved
(quality control). Backfill and compaction should be conducted in no thicker than
12" loose lifts.
Slab -On -Grade Floors
The subgrade under slab -on -grade floors will require removal of all fill and top soils and will
require some over -excavation and replacement on the west side of the lot. Removed soils should
be replaced with structural fill compacted to 95% of the materials maximum dry density. The
capillary break under the slab should consist of a minimum of a four (4) inch thick layer of free -
draining crushed rock or gravel containing no more than five (5) percent finer than No. 4 (1/4")
sieve. To reduce water vapor transmission through the slab, a I 0-mil reinforced vapor barrier
should be installed between the capillary break and concrete floor slab, such as Moistop' by
Fortifiber Corporation. Two to four inches of sand may be placed over the membrane for
protection during construction.
Subsurface Drainage
We recommend that footing drains be installed around the perimeter foundation of each building.
The drains should consist of a four (4) inch diameter, perforated or slotted, rigid drain pipe laid at
or near the bottom of the footings with a gradient sufficient to generate flow. The drain line
should be bedded on, surrounded by, and covered with a clean drain rock or pea gravel. The
drain rock should be separated from site soils by filter fabric, such as Mirafi 140N or equivalent.
Under no circumstances should roof downspout drain lines be connected to the footing or
basement wall drainage system. All roof downspouts must be separately tight -lined to discharge
into the storm water collection system. We recommend that sufficient cleanouts be installed at
strategic locations to allow for periodic maintenance of the footing drains and downspout tight -
line systems.
Geo Group Northwest, Inc.
I
August 18, 2006 G-2322
8800 - 2001h Ave SW, Edmonds, WA Page 4
New basement retaining walls should be sealed and a vertical drain mat such as Miradrain 6000
or equivalent should be installed to facilitate drainage. The drain mat should extend from the
finished surface grade down to the footing drain pipe and be secured to the wall. The top of the
drain mat should be pinned to the wall with a bar to prevent backfill soils from entering between
the wall and the drain mat. Backfill for the wall should be a granular material, such as pit -run
gravelly sand, that is compacted to a minimum of 90% of the material's maximum dry density.
The top 12 inches of backfill should consist of a relatively impermeable soil.
Geotechnical Design Parameters
Allowable Foundation Soil Bearing Pressure (including all dead and live loads)
— Footings bearing directly on the very dense cemented glacial till: 4,000 psf
— Footings bearing on medium dense weathered glacial till or
a wedge of structural fill compacted to 95% Modified Proctor: 2,000 psf
Estimated Post -Construction Settlement: Less than V2inch
Unit Weight of Soil (y):
130 pcf
Active Pressure (Pa):
— Yielding walls:
35 pcf* for level backfill behind yielding walls
— Unyielding walls:
50 pcf* for level backfill behind unyielding walls
(*Note: Does not include surcharges)
Passive Pressure (Pp):
Friction Coefficient:
Infiltration Evaluation
350 pcf equivalent fluid weight
0.35
The soils encountered in all four test pits include soils that we visually classify as sandy loam
based on the USDA textural triangle. A detailed sieve analysis was not performed due to the low
permeability of the sandy loam soils. Due to low permeability, the soils are not suitable for
infiltration of storm water.
Geo Group Northwest, Inc.
August 21, 2006
8800 - 200" Ave SW, Edmonds, WA
Paveme n*ts
G-2322
Page 5
Subgrade preparation measures will be required under pavements, due to the presence of loose
fills and top�oil in the surface soil horizon. Over -excavation down to medium dense or dense
native soil may be up to 1.5 feet. We recommend replace ment with a fractured crushed rock or
import pit run material. The imported material should be compacted to 90 percent of the
materials maximum dry density, except for the top 1 -foot which should be compacted to 95
percent (ASTM Test Designation D- 15 57 - Modified Proctor).
We appreciate this opportunity to provide you geotechnical engineering services. Should you
have any questions or need additional consultation, please call us.
Sincerely,
GEO GROUP NOR
4117 HWEST, INC.
Glen Wade
Geologist
William Chang, P.E.
Principal
Attachments: Plate I Vicinity Map
Plate 2 Site Plan
Appendix A Test Pit Logs
I
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VICINITY MAP
RUSLAN FIL
Group Northwest, Inc.
Geotechnical Engineers, Geologists, &
8800 - 200TH STREET SOUTHWEST
Environmental Scientists
EDMONDS, WASHINGTON
SCALE NITS
DATE 8/18/2006
DE GW
CHKD WC
JOB NO.
PLATE I
N
a
1-*
TP-4
66TH Avg Lu
NOO*06'17*f- 59-71'
25' B55L
30.w
(p
TF-2 0
0
S;i
CA
CID
17-
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rn
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15' 55BL
NUU-UV'Z4-E 59.78'
LEGEND
N)
C:1
C)
A
T-
M
M
EXPLORATORY TEST PIT
TP-I
SITE PLAN
Group Northwest, Inc. RUSLANFIL
8800 - 200TH STREET SOUTHWEST
Gootachnical Engineers, Geologists, &
Environmental Scientists EDMONDS, WASHINGTON
SCALE I" = 20 ft I DATE 8/18/2006 1 MADE GW CHKD WC JOB No. G-2322 PLATE 2
LEGEND FOR SOIL CLASSIFICATION AND PENETRATION TEST DATA
UNIFIED SOIL CLASSIFICATION SYSTEM (USCS)
MAJOR DIVISION GROUP I TYPICAL DESCRIPTION LABORATORY CLASSIFICATION CRITERIA
ISYMBOL
CLEAN
GRAVELS
GRAVELS
(little or no
COARSE -GRAINED
(More Than Half
flnes)
SOILS
Coarse Fraction Is
Larger Than No. 4
Sieve)
DIRTY
GRAVELS
(with some
fines)
SANDS
CLEAN
SANDS
(More Than Half
Coarse Fraction Is
(little or no
More Than Half by
Smaller Than No. 4
. fines)
Weight Larger Than
Steve)
No. 200 Steve
DIRTY
SANDS
(with some
lines)
Liquid Limit
SILTS
<50%
(Below A-LIne on
Plasticity Chart.
FINE-GRAINED
Negligible Organics)
Liquid Limit
SOILS
-50%
Liquid Limit
CLAYS
<50%
(Above A -Line on
Plasticity Chart,
Negligible Organics)
Liquid Limit
>50%
Less Than Half by
Weight Larger Than
ORGANIC SILTS &
Liquid Limit
No. 200 Sieve
CLAYS
-50%
(Below A -Line on
Plasticity Chart)
Liquid Limit
-50%
FRACTION
WELL GRADED GRAVELS. GRAVEL -SAND MIXTURE,
GW
LITTLE OR NO FINES
CONTENT
OF FINES BELOW 5%
POORLY GRADED GRAVELS, AND GRAVEL -SAND
GP
MIXTURES LITTLE OR NO FINES
GM
SILTY GRAVELS, GRAVEL -SAND -SILT MIXTURES
CONTENT
OF FINES EXCEEDS
12%
GC
CLAYEY GRAVELS, GRAVELSAND-CLAY MIXTURES
WELL GRADED SANDS, GRAVELLY SANDS. LITTLE OR
SIN
NO FINES
CONTENT
OF FINES BELOW 5%
POORLY GRADED SANDS, GRAVELLY SANDS, LITTLE
SP
OR NO FINES
Sm
SILTY SANDS, SAND -SILT MIXTURES
CONTENT OF FINES
EXCEEDS12%
ML
MH
CL
CH
OL
OH
HIGHLY ORGANIC SOILS Pt
SOIL PARTICLE SIZE
U.S. STANDARD SIEVE
Passing Retained
Sieve � Size Sieve Size
(MM) I (MM)
SILT I CLAY #200 0.075 1
11M
FINE
MEDIUM
COARSE
GRAVEL
FINE
COARSE
COBBLES
BOULDERS
ROCK FRAGMENTS
ROCK
#40 0.425 #200 01075
#to 2.00 #40 0.425
#4 4.75 #110 2.00
0.75. � 19 0#4 4.75
3- 70 .76* 19
70 mm to 203 mm
> 203 mm
> 76 mm
-0.76 cubic meter In volume
Cu = (D60 / D1 0) greater than 4
Cc = (D30f I (D10 - D60) between I and 3
CLEAN GRAVELS NOT MEETING ABOVE
REQUIREMENTS
GM: ATTERBERG LIMITS BELOW 'A"LINE.
or P.I. LESS THAN 4
GC: ATTERBERG LIMITS ABOVE 'A* LINE.
or P.I. MORE THAN 7
Cu - (D60 / 010) greater than 6
Cc = (D30f / (DIO - D60) between 1 and 3
CLEAN SANDS NOT MEETING ABOVE
REQUIREMENTS
ATTERBERG LIMITS BELOW"A"LINE
with P.I. LESS THAN 4
CLAYEY SANDS, SAND -CLAY MIXTURES 11— — . � —'.
with P.I. MORE THAN 7
INORGANIC SILTS, ROCK FLOUR. SANDY SILTS OF
SLIGHT PLASTICITY
INORGANIC SILTS, MICACEOUS OR DIATOMACEOUS.
50-
FINE SANDY OR SILTY SOIL
INORGANIC CLAY$ OF LOW PLASTICITY, GRAVELLY.
j40,
SANDY. OR SILTY CLAYS, CLEAN CLAYS
In
9
L
30-
INORGANIC CLAYS OF HIGH PLASTICITY, FAT CLAYS
0
20 -
ORGANIC SILTS AND ORGANIC SILTY CLAYS OF LOW
a.
PLASTICITY
10-
7
ORGANIC CLAYS OF HIGH PLASTICITY
0-
MEN
M=F
REPANS
m
M IIIIIIIIIA
MEMPA1511APM
MMINEEMMEM
0 110 20 30 ' 40 50 60 70 80 90 100
PEAT AND OTHER HIGHLY ORGANIC SOILS I LIQUID LIMIT (%) 1�
GENERAL GUIDANCE FOR ENGINEERING PROPERTIES OF SOILS, BASED ON STANDARD PENETRATION TEST
(SPT)DATA
SANDY SOILS
Blow Counts
Relative
Friction Angle
N
Density. %
40, degrees
Description
0-4
0-15
Very Loose
4.10
15-36
26-30
Loose
10-30
35-65
28-35
Medlum Dense'
30-50
65-85
35-42
Dense
> 60
85-100
38-46
Very Dense
SILTY & CLAYEY SOILS
Slow Counts
Unconfined
N
Strength qu, tst
Descripilont
<2
< 0.25
Very soft
2-4
0.25-0.50
Soft
4-8
0.50-1.00
Medium Sliff
B-15
1.00-2.00
Suff
15-30
2.00-4.00
very Stiff
> 30
> 4.00
Hard
Group Northwest, Inc.
Geotechnical Engineers, Geologists, &
Enviro nmental Scientists
13240 NE 20th Street Suite 10 Bellevue, WA 98005
Phone (425) 649-8757 Fax (425) 649-8758 PLATE
Al
LOGGED BY GW
TEST PIT NO: TP-1
LOG DATE: 8/11/2006 GROUND ELEV. ft
DEPTH
SAMPLE,
Water
OTHER TESTSi
ft.
USCS
SOIL DESCRIPTION
No.
%
COMMENTS
SM
Silty SAND with gravel and wood chips, medium dense, dry (fill).
SI
5.7
---------------------
SM
--- i7a - --- ------ --------------------
Silty SAND wii��jrave nico�Cles, tan/ yellow, medium dense, dry
(weathered till).
S2
25.2
Probe 3"
5
S3
4.9
Probe 0"
SM
SiIjy SAND with gravel and cobbles, light gray, very dense, dry
(cemented glacial till).
Total depth of test pit = 5 feet below ground surface
No groundwater encountered
10
Location: 23 ft south and 49ft west of northeast property comer
16
LOGGED BY GW
TEST PIT NO: TP-2
LOG DATE: 8/11/2006 GROUND ELEV. ft
DEPTH
SAMPLE
Water
OTHER TESTS/
ft.
USCS
SOIL DESCRIPTION
No.
%
COMMENTS
SM
SiljySAN withgravel, yellow/ tan, medium dense, dry (weathered
glacial till).
0 S1
32.5
Probe 3"
Probe 0"
Sft-S�vith gravel and cobbles, light gray, very dense, dry
SM
(cemented glacial till).
S2
36.7
Total depth of test pit = 4.5 feet below ground surface
No groundwater encountered
Location: 6 ft north and 50 ft east of southwest property comer
10
15
Group Northwest, Inc.
Geotechnical Engineers, Geologists, &
Environmental Scientists
TIEST PIT LOGS
RUSLAN FIL
88TH AVE W & 200TH ST SW
EDMONDS, WASHINGTON
JOB NO. G-2322 DATE 8/16/2006 1 PLATE A2
LOGGED BY GW
TEST PIT NO: TP-3
LOG DATE: 8/11/2006 GROUND ELEV. ft
DEPTH
ft.
USCS
SOIL DESCRIPTION
SAMPLE
No.
Water
%
OTHER TESTS/
COMMENTS
SM
Silty SAND with occasional gravel, roots, tan/ brown, medium
I Sl
6.9
dense, dry (fill).
Probe 4"
-----------------------------------------------------------------------------------------------
ML
Sandy SILT with organics, dark brown, loose, moist (topsoil).
I S2
17.9
-----
--------
SM
-------------------------------------------------------------------------------
SiIjy SAND with gravel, yellow/ tan, medium dense, moist
Probe 3"
5
(weathered glacial till).
I S3
14.1
-----
----------------------
SM
-----------------------------------------------------
aflbLaAhM�with gravel and cobbles, light gray, very dense, moist -----------
0 S4
14.1
Probe 0"
(cemented glacial till).
Total depth of test pit = 7 feet below ground surface
10
No groundwater encountered
Location: 26 ft South and 26 ft East of the northwest property comer
15
LOGGED BY GW
TEST PIT NO: TP-4
LOG DATE: 8/11/2006 GROUND ELEV. ft
DEPTH
SAMPLE
Water
OTHER TESTS/
ft.
USCS
SOIL DESCRIPTION
No.
%
COMMENTS
Sm
Silly SAND with gravel and wood chips, brown, medium dense, dry
(fill).
Sl
12.9
--------------------
-
ML
-------------------------------------------
Sandy Sl with organics, dark brown, loose, moist (topsoil).
S2
15.9
------------------------------------------------------------------------------------
Silty SAND with gravel and cobbles, tan/ yellow, medium dense, dry
Sm
(weathered till).
Medium dense
below 6'
Sm
Sil!y SAND with gravel and cobbles, light gray, very dense, moist (cemented
I S3
11.6
glacial till),
Total depth of boring = 6 feet below ground surface
No groundwater encountered
10
Location: 5 ft north and 30 ft east of southwest property corner
15
L
..i--
GM Group Northwest, Inc.
lq� Gootechnical Engineers, Geologists, &
Environmantal Scientists
TEST PIT LOGS
RUSLAN FIL
88TH AVE W & 200TH ST SW
EDMONDS, WASHINGTON
JOB NO. G-2322 DATE 8/16/2006-1 PLATE A3
FOOTIN& DRAIN
EXT& CB--'
TOP 555.60
IF: 356.51 (E)
IE 356.40 W
IE 360.0'
KIM 363.0
FINISHED
GRADE
UPPER CATCH BASIN
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TO CITY CONVEYANCr
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\--OUTLET
CONTROL
RIFICE
CONTROL CATCH BASIN
DETENTION 5**(5TEM PETAIL5
ACCEPTABLE TIGHTLINg
MATERIAL
SDR 35
SCH 40
N42
F810 HANCOR
FOOTINO 1DRAWS K"
*10 OF. TED 911TO
1E 365.01
RIM56-7.01
EXT6 CURB CUT TO BE REMOVEDI
RE -CURBED AND 505NALK BROU6HT TO 6RADE
3-75.25
NEkN ROOKY4ALL5 �NITHIN 5ETBA01<5 MAX 5HI&H
TOTAL IMPERVIOU5 AREA
ROOF, CONCRETE PRN/5NAY
ANP �NALI<5, PORCH ANP PATIO
2161`513 5F 1" EGUALB 10'
1121
SEP - 4 2007
BUILDING DEPARTMENT
CITY OF EDMONDS
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SEP - 4 2007
BUILDING DEPARTMENT
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