510 8TH AVE N.PDF1 8 1 6 1 6 111
2
510 8TH AVE N
&C A N N LE. D
City of Edmonds AM 9 i am
Critical Area Notice of Decision
Applicant:
—116 ";
Property Owner:
e, s-o-v�,
Critical Area File
C�'
Permit Number:
U) ? 0 4 1� �
Site Location:
5 10 -
Parcel Number:
"440 00
03)� Y 00
Project Description:
N e- �-> SFf-
Conditional Waiver. No critical area report is required for the project described above.
1 . There will be no alteration of a Critical Area or its required buffer.
2. The proposal is an allowed activity pursuant to ECDC 23.40.220, 23.50.220, and/or
23.80.040.
3. The proposal is exempt pursuant to ECDC 23.40.230.
Erosion Hazard. Project is within erosion hazard area. Applicant must prepare an erosion and
sediment control plan in compliance with ECDC 18.30.
[�r&itical Area Report Required. The proposed project is within a critical area and/or a. critical area
buffer and a critical area report is required. A critical area report has been submitted and evaluated
for compliance with the following criteria pursuant to ECDC 23.40.160:
1 %,AThe proposal minimizes the impact on critical areas in accordance with ECDC 23.40.120,
Mitigation sequencing;
2. /"-The proposal does not pose an unreasonable threat to the public health, safety, or welfare
on or off the development proposal site;
3. �/- The proposal is consistent with the general purposes of this title and the public interest;
4. vl� Any alterations permitted to the critical area are mitigated in accordance with ECDC
23.40.110, Mitigation requirements.
5. V" The proposal protects the critical area functions and values consistent with the best
available science and results in no net loss of critical functions and values; and
6. �/ The proposal is consistent with other applicable regulations and standards.
F] Unfavorable Critical Area Decision. The proposed project is not exempt or does not adequately
mitigate its impacts on critical areas and/or does not comply with the criteria in ECDC 23.40.160 and
the provisions of the City of Edmonds critical area regulations. See attached findings of
noncompliance.
[�IrFavorable Critical Area Decision. The proposed project as described above and as shown on the
attached site plan meets or is exempt from the criteria in ECDC 23.40.160, Review Criteria, and
complies with the applicable provisions of the City of Edmonds critical area regulations. Any
subsequent changes to the proposal shall void this decision pending re -review of the proposal.
Conditions. Critical Area specific condition(s) have been applied to the permit number referenced
above. See referenced permit number for specific condition(s).
Abviewer
SIgnature
4- 9
Date
Appeals: Any decision to approve, condition, or deny a development proposal or other activity based on the
requirements of critical area regulations may be appealed according to, and as part of, the appeal procedure, if any,
for the permit or approval involved.
Revised 1211612010
GENERAL NOTES:
I'D
3.6 REINFORCING STEEL
A
1.2 DESIGN CRITERIA
A. LIVE LOADS
S. LATERAL LOADS:
--AAA.
WIND DESIGN CRITERIA:
It" Z
z
-m AAMI&
WN-
SEISMIC DESIGN C ITERIA!
AA--
1�;� MV- %
FOUNDATION ANC"OR BOLTS
=l=gl A�.
=T- �l I -Al
4.0 CARPENTRY
2.0 SITE WORK
4.1 AOUGH CARPENTRY
2.1 EXCAVATION
- 11 - - - . - - A'= -
AL.'
-T
TER
(2d
2.2 BACKFILL AND COMPACTION
0 F
'E
W-m
INST D BY CIT,'
ME
IN lCr TC LIAAT I-
TV��M=�A��
.X.TRY ARDWARE
3.0 CONCRETE
3.1 GENERAL
EXISTING POWER
POLE
E
TOP SS MANHOI F W?
T.
DATUM PT.
=41 ==
--t-m
I =M��g 1.gn "I- T.
RIM 95.5
4.4 MINIMUM NAILING - PER 2012 IRC
INV 92.75
4.6 GLUE�AMJNATED TIMBER
NORT14
3.2 STRENGTH
L-1. T=, It
I A-
6.0 MISCELLANEOUS
3.3 MATERIAL ---s-
- T. -,;7
T,
��l
6.0 ENERGY
3.4 MATERIALS
A. -1-
ERIC IHUESEN CUSTOM HOMES, Ll-�
510 81ST. AVE. N.
Tf- # 21703..40075300
'94
V.79 - - - - - -- - - - - - - - J jl - - - - - -
- - - - - - - - - - -
. .... .. C OVE r, C LOWE� I ELE�ATtON fTG. 92 0
IR, I I I
19-' SO F T�
tj
95
A C
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9 2-
0-"
95
LOT 2
-15 �7
0 -1 LOT 2
-- ------------
LOT SLOPF: -j
FLAT
1 239 0. F I
5" SLOPE 96
4—
A --- C6 o
/* LOT AREA
24 017 SO. FT. w cli
BUI:-DING L07 COVERAGE: 0
0 00
------- ---------- 3.280 50. L���3T
-w 0)
-POWER- - - --I -------------------- IMPERVIOUS SURFACE AREA:
HOUSE ROOF 2,977 SO FT. z
C' -34 SO 2
E PHONE 4 30' ;ARAGE ROOF FT 0
- DRIVE/WALKWAY:' 1289 50� F 0
cf) Z
w HEIGHT CALC.
�2. a, - - - w
NOTE: ----80.61' HOUSE GRADES:
A) 94
INKLER ZZ<
a 9 Lu Lu
C) 9,�' (1) >
—Z'(01';�1 WATER DETENTION D) 93 4-4-k, W <
WAVER E,'T' DON FIENE 01/11/2001: AVERAGE = 9125
FREFEIR TO 05-05-20— DISC�A� DI�CTLT MAY -�IIGHT = q5.;'5 4 25 118.25'
INTO GIONlL.ETrNTI-l�ILT'jTIlE5T PR(P:.,SED HUGHT 117.25' z
LOT 3 OF 61 E �ICW Dl�wA�ES ClIRECTI-1 INTO
SITE PLAN ET SOUND. coo
SCALE: 1"=20'-O" GARAGE GRADES: iE
A) 94 �5 1w,
E) 97 mh� �5! - -
3�-
C) 94 25 GENERAL NOTES,
SITE PLAN
D) 9,t
AVFR�GL = 94.r,3
KIA� I -EIGHT = 94.63 + 15 109.63'
FROPOSED HEIGHT 109.0,
CITY COPY
RESUB
MAR 14 201 Al
'PLANNING'DATA
SINGLE FAMILY RESIDENTIAL
STREET-�=F�
Name:
Date:
Ste Address: <10 -
TaxParcel
Project Description:
Plan Check #:
Reduced Site Plan Provided: (YES NO)
Zoning:
Map Page:
Corner Lot: (YES Nt TFlag
Lot: (YES N 00
Critical Areas Determination
Study Required
waiver
SEPA Determination:
Exempt
El Needed (for over 500 cubic yards of grading)
0 Fee 0 Checklist 0 APO List with notarized form
Required Setbacks
Street:
Side:
Side:
(0
Rear:
Actual Setbacks
Street:
Side:
Side:
Rear:
El Detached structures:
Rockeries:
'El Fences/Trellises:
El Bay Windows/Projecting Modulation:
Stairs/Deck:
Height
Datum Point:
Datum Elevation:
Maximum Height Allowed:
Actual Height:
Offief
Parking Required:
Parking Provided:
Lot Area: 0
maximum Lot Coverage: 35% Proposed:
Lot Coverage Calculations: 4- 0 V-7
ADU Created: (YES/
Subdivision: T L-0
Legal Nonconforming Land Use Determination Issued: (YES
Commen&
Plan Review By: Plann ing Qata Form a7-14-09.doc
RESUB
APeter Chopelas, PE MA.R 14 2016
Engineering & Design Services rWILDING DEPAR,TMENT
307 N. Olympic Ave, Suite 208 clTy OF EDMONDS
Arlington, WA 98223
(360) 653-4615; Chopelasandassociates@gmail.com
Geotechnical Report
March 3, 2016
Eric Thuesen
509-0 Avenue N. STREET FILE
Edmonds WA 98020
Erictliuesen(a-),frontiencom 1-425-772-9401
Subject: geotechnical investigation for 510 8 V Ave N, Edmonds Lot 3. Perimit BLD20151484.
SUMMARY
A geotechnical. investigation of the above property was performed to address slope stability,
erosion control and drainage issues. This site has been extensively altered due to previous
construction activities on the slope above the site, which have been returned to the original grade.
A new proposed residence and garage are proposed for the toe of the slope on a near level
building site. The investigation consisted of a site inspection to examine soils and site conditions
and to take measurements on the sites. A review of published material from the USDA Soil
Survey of Snohomish County, and a review of the geotechnical report done by Dennis Bruce
PE, dated Jan 13'h, 2005 for this site, and a report done by this office for this site in 2012.
The investigation found that the proposed reduce setback of five feet for the garage can
be used without hazard to the structure or the slope, if certain precautions are observed. There is
an existing site drainage system, including yard drains, for the hillside, and a conveyance system
that transports all roof and driveway run-off to the base of the hill to prevent erosion. A previous
inspection was done in June 2015 and it found the filled slope used appropriate fill soil and was
properly compacted. The fill is stable for landscaping features on the hillside above the proposed
buildings. With the use of a 3 ft retaining wall that is integral to the building foundation, the
slope above the garage will be well under 20 percent. Therefore the proposed buildings may
safely be set back only 5 ft from the rear property line. The integral retaining wall and the garage
should be built on foundations that use a deep pile and grade beam foundation. This will allow
the proposed development with a generous slope safety factor of over 2.0 or greater.
These measures will reduce risk of landslides, increase slope stability and will not
increase surface water discharge, sedimentation or erosion on downstream sites. This
development will not increase su+" water discharge, and it will not decrease slope stability but
rather increase stability and it will not adversely impact other critical areas.
27�74
5
Peter Chopelas PE
Project Description
The building site is a residential building lot of approximately 0.2 acres served by a municipal
sewer and a public water supply, and with an existing residence, cabana and garage built on a
terrace above the site. There is a proposed 529 SF garage five feet from the rear property line at
toe of the slope, with a small, 3 ft tall retaining wall integral to the foundation. These are
Allowed Activities for Geologically hazardous areas per 23.80.040. B (1).
UNCONFIRMED 12' PIPE Site Plan
.7 NOT FOUNO B" FIELD SURVEY 3 G
INV=S1.85t
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The recommendations for the proposed project will result in long term slope stability.
Recommendations include installing stabilizing a 3 ft high wall intergral to the
foundation of the garage, protecting and maintaining the vegetation on the slope, and to
minimize unnecessary site disturbances.
No compensation for impact to wetlands, frequently flooded areas, and fish and wildlife
habitat conservation areas are required since none are disturbed.
Monitoring the hazard will be done during the construction since the soil conditions have
to be inspected prior to placing the footings, and during the construction to verify design
conditions are met. Design adjustments may be made to minimize any hazards.
Site Conditions
The lower lot is near level, with a slope to the rear on the adjoining parcel that slopes up the
hillside at about 20 percent grade, increasing to about 32 percent a near the top to east where the
existing residence is located. The slope has existing lawn and landscaping and there is mix of
grasses and landscaping shrubs and small to medium trees on the slope. There is no significant
surface drainage on the site, and no seepage found on the site or the slope. There is an existing
drainage and conveyance system from the adjoining parcels, that transports surface discharge
from the roof tops and driveway above to the base of the slope to the west. The proposed
construction site is on a near level site that was filled and compacted to the existing level.
Local Geology
The subject site lies along a slope forming the edge of the highland plateau of the Edmonds area.
The general stratigraphy (soil layering) of the area is characterized by fluvial and glacio-fluvial
sediments from sea level to around 200 feet, with glacial till and sand deposit plains that make up
the surficial sediments on most of the plateau. The USDA Soil Survey of Snohomish County
maps the sod as Everett gravelly sandy loam and Alderwood gravelly sandy loam The Everett
soil is deep excessively drained sod on terraces and outwash plains. It is formed in glacial out
wash. The sub -soil is dark brown gravelly sandy loam down to about 60 inches, with increasing
gravel at the deeper depths. The Alderwood gravelly sandy loam is moderately well drained soil
on till plans, moderately deep over a hardpan, and formed in glacial till. Bolh of these soils are
very stable and suitable for building site development
This soil has good strength and is not prone to slumps or landslides. It is subject to surface
erosion when exposed to the weather and measures are required to prevent erosion. This soil is
not prone to liquefaction.
The site shows no evidence of landslides or deep soil instability. There were some minor tension
cracks in the soil near the top of the slope, but this the slope was reinforced with the addition of
the new structures.
There is no flooding risk on this property. There are no wetlands or surface water on the slope
nor on the property.
Geotechnics
Surface soils have been inspected over most of the site and on the slopes by visual inspections.
The underlying undisturbed soil on the subject site is deep silty sand, this is old alluvial outwash.
The soil on the slop is quality, clean, well draining granular sandy fill placed at about I to 4 feet
deep, firom the previous site excavations. It is a mix of clean sand and gravel. Pervious soils
explorations of the underling soil on the upper slop found the following.
SOB log 1
Soil log 2
Soil log 3
Soil log 4
0-12" mixed fill
0-36" mixed fill
0-4811+ mixed fill
0- 18" fill
12"+ sandy loam
36"+ sandy loam
18"+ sandy loam
Soil log table
Slope stability: Analysis of the natural grade of the steeper parts of the site using the Singh
diagrams (shown below) indicates that the slope shows a Factor of Safety of 2.0. This reduces to
about 1.8 for dynamic seismic conditions. This indicates a stable slope with a large safety factor
over the 1.5 and 1.2 minimum requirements respectively. The upper filled slope is also currently
stable. This is acceptable for landscaping features The soil properties of the tindisturbed Everett
soil is as follows: density (gamma)= 130 PCF; Cohesion (C)= 100 PSF, height of the slope is 15
feeL
0 �
0 4
Sito Soils
5
I Verut-'i T) 2.� N!nw4lu)
Erosion: All of the slopes over 30 percent on and above this site are subject to severe erosion if
the soil is exposed. Mnimize disturbing any vegetation on the slope in the areas that are not
alteredL Any exposed soil on the site must have deep rooting ground cover installed as soon as
practical, avoid concentrated surface flows on the slopes, and to transport by tight -line roof and
driveway runoff to the base of the slope through the existing drainage system-
;&W
.77—
J
T-.
......... .. . .
LDcal topography (from Snohomish County GIS data base)
ECDC 23.80.070 Development standards.
The recommendations in the following section will achieve the following.
1. Buffer Requirement The generous slope stability fiwWr and the use of a retaining wall at the toe will
safely allow a reduction in the set4)ack to 5 R for the proposed accessory structure. The residence has a
buffer that is more than the height of the slope, and the home is at no foreseeable risk from the slope.
2. Alterations. 11he proposed alteration of the retaining wall anchors the toe of the slope and reduces the
surfitce grades, reducing the risk of erosion. The proposed development does not increase the surface water
discharge to above predevelopment conditions. Slope stability on adjacent properties is not affected, and
no other critical areas are affected by the proposed changes.
3. Design Standards. a) The slope safety factor is conservatively calculated to be 2.0 or greater, erosion
hazard is reduced with the reduced slope. B) the proposed structures are located away fiom the toe of the
slope. c) T'he proposed contours are consistent with the original natural grade long before any of the site in
the subdivision was developed, which had been over steepened with uncontrolled fill and old construction
debris had been deposited on the slope. d) the site is returned to a more natural and stable state after the
proposed development and re -vegetation with native plant species. e) the is no greater risk, and buffers can
be reduced, to a(boining properties, because the actual risk is reduced from the site's previous condition. d)
a proposed retaining wall is used to stabilize the slope, and reduced the slope angles to reduced the erosion
Recommendations
The proposed building location can be used with a reasonable assurance of long term slope
stability and sah* to the building if the following recommendations are followed:
Conventional footings may be used as long at it is placed a minimum of 12" into the original
undisturbed sub -soil below any fill. Bearing capacity is 2000 PSF. Equivalent fluid pressure
of 35 PCF for reWning walls for drained on -site back fill. Coefficient of friction for the soil
is 0.55 and passive soil (lateral bearing) pressure of 350 PCF. All bearing soil should be
inspected by the engineer before concrete is pouredL For foundations on fill a grade beam
and pile foundation should be used-
2. The proposed 3' retaining wall integral with the foundation can be designed to tie into the
grade beam with 8" thick walls, vertical #4 rebar 16" on -center hooked into the grade beam
reinforcement, with horizontal #4 bar at 10" spacing. T"he vertical bars should be no more
than 3" from the backfill side of the wall. The excavated soil must be back filled and
compacted over and around these footings up to grade. A footing dmm should be installed
along the length of the wall, back fills should be free draining sandy soil free of clay and silty
fines.
3. Roof run-off from any up slope structures should be directed to a catch basin in the existing
conveyance system and tight -lined to the base of the slope. No drams or concentrated flows
should discharge over the ground or on the slope.
4. A sift fence should be placed on the downhill side of the construction site to attenuate sift -
laden run-off if necessary. Silt fences should be placed wound catch basin inlets. Soil that is
to be removed and reused around the site should be kept away from the top of the slope.
Soils not to be reused on the site should be hauled off site to an approved location.
5. The vegetation on the steep slopes should be replaced as soon as practical after construction.
Any disturbed soil in the area of the slope should be protected with jute matte or stmw and
replanted with native vegetation. After final grading any disturbed or exposed sod needs to
have topsoil spread and compacted and planted with vegetation that will retard erosion and
stabilize the upper soil layers.
Grass seed mixture based on sod qM used for erosion control, should be as fallows:
Common Name
Perennial ryegrass
Annual ryegrass
Red.Fescue
Percent by Weight
40
20
40
This should be applied at a hydro -seed rate of I LB per 1000 sq. ft. (or 60 LB. per acre); or a
hand seed rate for 2 LB. per 1000 sq. & (or 87 LB. per acre). Fertilizer shall be 10-20-20,
applied at the rare of 10 LB. per 1,000 sq. fL (or 400 LB. per acr4
The following native vegetation are acceptable for permanent plantings on disturbed slopes
and buffers:
Trees*( 3-4' size; plant 6' o.c.)
Shrubs*(to be 1-3' size; plant 2 foot
O.C.)
Vine Maple
Kinnick-kinnick
Big leaf maple
Sala]
Nobles fir
Snowberry
Grand fir
Vinca Minor
Oregon Grape
Red current
Mer native species as recommended by qualified landscape professional knoWedgeable in soil
stabilization may also be used.
6. where temporary access with heavy equipment is required on any of the steep slope of the
site, compacted temporary fill slopes can gUM at 2 to I and the surface be stabilized with
quarry spalls and crushed rock. During periods of mclement weather, all exposed sod should
be covered with mulch, straw, jute mat or weighted plastic sheeL Under no circumstances
should concentrated surface drainage be allowed to discharge over the slopes. These
temporary access roads must be removed by the completion of construction, all grades on the
slope must be restored to the original natural grdde contours (before the old existing fin) of
no more than 2 to 1, all surface soils machine compacted, and top soil spread with mulch and
jute mate used to temporary hold top soil in place untd vegetation is established. Plants from
the above list must be installed on all disturbed areas on the slope.
GENERAL NOTES:
1.0 GENERAL
THESE STRUCTURAL NOTES SUPPLEMENT THE SPECIFICATIONS, ANY
DISCREPANCY FOUND AMONG THE DRAWINGS, SPECIFICATIONS, THESE NOTES,
AND THE SITE CONDITIONS SHALL BE REPORTED TO THE OWNER, WHO
SHALL CORRECT SUCH DISCREPANCY IN WRITING. ANY WORK DONE BY THE
CONTRACTOR AFTER DISCOVERY OF SUCH DISCREPANCY SHALL BE DONE AT THE
CONTRACTOR'S RISK THE CONTRACTOR 614ALL VERIFY AND COORDINATE THE
DIMENSIONS AMONG ALL DRAWINGS PRIOR TO PROCEEDING WITH ANY WORK OR
FABRICATION. THE CONTRACTOR 15 RESPONS15LE FOR ALL BRACING AND
SHORING DURING CONSTRUCTION.
1.1 CODES
ALL METHODS, MATERIALS AND WORKMANSHIP SHALL CONFORM TO THE
REQUIREMENTS OF THE CITY OF EDMONDS: 2012 INTEFiNATIONAL RESIDENTIAL CODE
(IRC), AS AMENDED AND ADOPTED BY THE CITY OF EDMONDS AND THE STATE OF
WASHINGTONt A.C.I. 316, A15.C. 13TH EDITION, AND A.I.T.C. 3RID
EDITION.
1.2 DESIGN CRITERIA
A. LIVE LOADS
ROOF (SNOW) 25 PSF
FLOOR RES 40 P8F
FLOOR DECKS (0 0 Flo) F
B. LATERAL LOADS:
WIND DESIGN CRITERIA:
1. BASIC WIND SPEED 8E, mph
2. WIND IMPORTANCE, I w = IDO (CATEGORY 11)
3. WINDOW EXPOSURE '5'
4. INTEF�NAL PRESURE COEFFICIENT N/A (SIMPLIFIED WIND LOAD METHOD - 16013fo)
5. COMPONENTS AND CLADDING
ZONE
POSITIVE
PRESSURE
NEGATIVE
PRESSUREE
I I.C3 PSF
-133 PSF
2
11.13 PSF
- 15. 2 PS F
2(OVERHANG)
-24.1 PEEP
3
11.13 PSF
_152 FSIF
3(OVERHANG)
-24.1 PSF
4
13D Flex-
-14.1 PSF
E,
13D PSF
-11.4 PSF
TOPOGRAPHIC EFFECT FACTOR K = 1-0 TZ
SEISMIC DESIGN CRITERIA:
1. SEISMIC IMPORTANCE, Is = 1.0 SEISMIC USE GROUP 1
2. MAPPED SPECTRAL RESPONSE ACCELARATIONS 8 Sa = B451
3. SITE CLASS: D
4. SITE RESPONSE COEFFICIENTS: 5 cla = 1.0313, 5 dl =.545
5. SEISMIC DESIGN CATEGORY: D
(0. BASIC SEISMIC -FORCE -RESTING SYSTEM: BEARING WALL SYSTEM
1. DESIGN BASE SHEAR- 15.5 KFS
a. SE15MIC RESPONSE COEFFIENTS: Ca m0.14
1b. RESPONSE MODIFICATION FACTOR: R=&B
10. SIMPLIFIED SEISMIC ANALYSIS RPOCEDURE
1.3 SOIL DATA
FOR LOCATIONS SEE SOILS REPORT. SOIL BEARING a CONT. SPREAD
FOOTINGS = 2000 PSF. ALLOW 33-1/3% INCREASE FOR LOADS FROM WIND OR
SEISMIC ORIGIN. EQUIVALENT FLUID ACTIVE PRESSURE AND PASSIVE
PRESSURE ARE 35 PCF AND 300 PCF, RESPECTIVELY.
2.0 SITE WORK
2.1 EXCAVATION
EXCAVATE FOR FOOTINGS DOWN TO DEPTH ISHOWN ON DRAWINGS OR TO FIRM
UNDISTURBED MATERIAL. AREAS OVER -EXCAVATED SHALL BE 5ACKFILLED
WITH LEAN CONCRETE (F'c x 2000 PSI), OR BE STRUCTURALLY FILLED PER
SECTION 22 AND SHALL BE AT THE CONTIRZACTOR'S EXPENSE.
2.2 BACKFILL AND COMPACTION
5ACKFILL SHALL NOT BE PLACED UNTIL AFTER THE REMOVAL OF ALL FORMS,
SCREEDS, OTHER WOOD DEBRIS AND MATERIAL SUBJECT TO ROT OR
CORROSION. USE ONLY MATERIALS APPROVED FOR 5ACKFILL. IN AREAS
UNDER SLA55 OR FOOTINGS, MATERIAL SHOULD BE GRANULAR IN NATURE,
PLACED IN 6-INCH LIFTS AND COMPACTED TO AT LEAST cJE�% Of: MAXIMUM DRY
DENSITY AS DETERMINED BY AASHTO COMPACTION TEST, PROCEDURE T-IeO.
THE FILL SHOULD BE LIMITED TO CLEAN, GRANULAR MATERIAL.
3.0 CONCRETE 5 SACKS OF CONCRETE PER CUBIC YARD
3.1 GENERAL
ALL CONCRETE SHALL BE HARD ROCK CONCRETE MEETING REQUIREMENTS FOR
"ULTIMATE STRENGTH TYPE CONCRETE", PER ACI 301, "SPECIFI CATIONS FOR
STRUCTURAL CONCRETE FOR BUILDING." PROPORTIONING OF INGREDIENTS FOR
EACH CONCRETE MIX SHALL BE BY METHOD 2 OR THE ALTERNATE PROCEDURE
GIVEN IN ACI 301. PLACE CONCRETE PER ACI-304 AND CONFORM TO
ACI-604(306) WINTER CONCRETING AND ACI-605(305) FOR HOT WEATHER
CONCRETING. CONCRETE SHALL BE PLACED TO AVOID SEGREGATION,
HONEYCOM51NG OR POCKETS. USE INTERIOR MECHANICAL V15RATORS WITH
1000 RPM MINIMUM FREQUENCY. DO NOT OVER-V15RATE. CONCRETE SHALL
BE POURED MONOLITHICALLY BETWEEN CONSTRUCTION OR CONTROL JOINTS.
PROTECT ALL FRESHLY PLACED CONCRETE FROM PREMATURE DRYING AND
EXCESSIVE HOT OR COLD TEMPERATURES FOR SEVEN DAYS AFTER POURING.
PROVIDE ENGINEER WITH PROPOSED CONSTRUCTION OR CONTROL JOINT
LOCATIONS FOR HIS APPROVAL, OR USE JOINTS AS SHOWN ON THE DRAWINGS.
ALL TIES AND ANCHOR$ SHALL BE CUT OFF FLUSH WITH THE SUIRFACEi
SUFZFACES WHERE EXPOSED SHALL BE SMOOTH AND FREE FROM
IRREGULARITIES.
3.2 STRENGTH
TWENTY-EIGHT DAY COMPIRESSIVE STRENGTHS SHALL BE:
SLA55 ON GRADE : 2000 FBI i MAX SLUMP 3" (UNSUPERVISED)
FOOTING 4 WALL$: 2000 F'Sli MAX SLUMP 4" (UNSUPERVISED)
THESE SLUMP$ MAY BE INCREASED IF A PROPER ADDITION OF POZZOLITH
16 ADDED TO ALLOW HIGHER SLUMP AND GREATER WORKA51LITY WITHOUT
CHANGING THE WATER CONTENT OF THE ORIGINAL MIX DESIGN.
PROPORTION MIX ACCORDING TO IRC 1904.
3.3 MATERIAL: MATERIAL: CEMENT, WATER 4 AGGREGATES PER ACI 301
A. CEMENT MUST CONFORM TO A5TM 150, TYPE I OR TYPE 11. ENGINEER'5
APPROVAL 15 REQUIRED FOR USE OF TYPE III CEMENT.
5. WATER TO BE CLEAN AND POTABLE.
C. COARSE AND FINE AGGREGATES TO CONFOIRM TO ASTM-C33.
3.4 MATERIALS
A. WATER REDUCING ADMIXTURES. MUST CONFORM TO ASTM-C434, POZZOLITH
344N, POZZOLITH IOOXR, OR POZOLITH 122HE. POZZOLITH 514ALL BE
INCORPORATED INTO ALL CONCRETE IN EXACT ACCORDANCE WITH THE
MANUFACTURER'S INSTRUCTIONS "SYNERGIZED PERFORMANCE SYSTEMS"
CONCRETE USING POZZOLITH ADMIXTURES TO PRODUCE FLOWABLE
CONCRETE MAY BE USED WITH THE ENGINEER'$ APPROVAL. ADMIXTURES
AND DOSAGES WILL VARY DEPENDING ON CLIMATIC CONDITIONS AND THE
CONTRACTOR'S JOBSITE REQUIREMENTS. MAXIMUM SLUMP FOR
"SYNERGIZED PEIRFORMANCE SYSTEMS" CONCRETE SHALL NOT EXCEED 511.
USE IN ACCORDANCE WITH MANUFACTURER'S RECOMMENDATIONS.
5. AIR ENTRAINMENT: CONFORII TO ASTM-C260 AND ASTM-C4-B4, M5-AE-10
BY MASTER BUILDER ENTRAIN 5% +/- 1516 AIR BY VOLUME IN ALL
EXPOSED CONCRETE.
C. OT14ER ADMIXTURE: NO OTHER ADMIXTURES PERMITTED UNLESS PRIOR
APPROVAL IS GIVEN BY THE ENGINEr=P-
3.5 REINFORCING STEEL
DETAIL, FABRICATE AND PLACE PER ACI-315 AND ACI-318. SUPPORT
REINFORCEMENT WITH APPROVED CHAIRS, SPACERS, OR TIES.
A. STEEL REINFORCEMENT SHALL BE NEW, DEFORMED BILLET STEEL,
MEETING ASTM A615, GRADE 60 FOR *5 AND LARGER
5ARS, EXCEPT AS NOTEDi GRADE 40 FOR #4 AND SMALLER 5ARS. SHOP
DRAWINGS SHALL BE MARKED ACCORDINGLY AND SUBMITTED TO THE
ENGINEER FOR REVIEW PRIOR TO FABRICATION. GRADE 60 RE15ARS
SHALL NOT BE BENT IN FIELD AFTER PLACING.
5. REINFORCEMENT IN ALL WALLS, SLA55,AND FOOTINGS SHALL BE
CONTINUOUS AROUND CORNERS OR CORNER BARS PROVIDED, 50TH
VERTICAL AND HORIZONTAL.
C. LAPS: ALL TENSION SPLICES ARE ACCORDING TO ACI 318-8% CLASS 5
AND ALL COMPRESSION SPLICES ARE 30 DIAMETERS, UNLESS NOTED
OTHERWISE.
D. TRIM REINFORCING. AROUND ALL OPENINGS SHALL BE A MINIMUM 1-*5
TOP AND BOTTOM, EXTENDING V-6" BEYOND OPENING AT EACH CORNEP_
SEE TYPICAL DETAILS.
E. WELDING: TACK WELDING OF REIBAR 18 NOT PERMITTED UNLESS CALLED
F. MINIMUM REINFORCING: W14ERE REINFORCEMENT IS NOT SHOWN ON
DRAWINGS, THE "BUILDING CODE REQUIREMENTS FOR REINFORCED
CONCRETE" (ACI 318-81B) SHALL BE REFERRED TO FOR PROPER
REINFORCEMENT.
G. RE15AR COVER: PROVIDE CONCRETE PROTECTION FOR REINFORCEMENT AS
FOLLOWS:
3" CONCRETE DEPOSITED AGAINST EARTW
211 CONCRETE DEPOSITED AGAINST FORMS BUT EXPOSED TO EARTH
1-1/2" TO TIES IN COLUMNS, AND TIED RE5AR IN WALLS
1-1/2" FOR BARS IN SLA55 ON GROUND
3/4" INTERIOR FACE OF WALLS
H. WELDED WIRE FABRIC: ASTI'I-Ale6 AND ASTM-A82
J. MINIMUM STEEL REQUIREMENTS FOR CONCRETE WALL USING #4 RE5AR
HEIGHT VERTICAL HORIZONTAL
01401 181, O.C. Is" O.C.
(01-91 1& " O.C. 101, O.C.
3.6 FOUNDATION ANCHOR BOLTS
5/6" STEEL BOLTS, WITH 7 MIN. EMBEDMENT INTO CONCRETE. PROVIDE A MIN.
OF (2) BOLTS PER SILL PLATE. ANCHOR BOLTS SHALL BE PLACED AT 12" O.C.
FOR ONE STORY, 48" O.C. FOR TWO STORY RESIDENCES AND REFER TO
LATERAL ENGINEERING FOR THREE STORY RESIDENCES. ADDITIONALLY, ONE
BOLT MUST BE NO LESS THAN 7 FROM EACH END OF EACH INDIVIDUAL SILL PLATE.
ANCHOR BOLT WASHERS MUST BE A MINUMUM OF 3"x3" (SQUARE) x 3116" (THICKNESS)
4.0 CARPENTRY
4.1 ROUGH CARPENTRY
o�o -Kiwit�D
ftv� VUK� C\\4kL- ftyrrl�
1.40�wno%Ktom 01r-
Or A C_
ALL 2x FRAMING LUMBER SHALL BE STUP GRADE DOUG-FIR FOR STUDSAND
STANDARD OR BETTER FOR PLATES ORAS SHOWN ON THE DRAWINGS OR BELOW.
ALL 2" LUMBER SHALL BE KILN DRIED (KD) OR SUFS-ACE DRIED (SID). EACH
PIECE OF LUMBER SHALL BEAR THE STAMP Of: THE WEST COAST LUMBER
INSPECTION BUREAU SHOWING GRADE MARK OR APPROVED EQUAL. OTHER
MATERIALS AS SHOWN BELOW 1 (2 1 " W TER
2x 4 3x STUDS - STUD GRADE DOUG-FIR ME RS 0 BE
2x JOISTS - 01 DOUG-FIR INSSJTAD BY CITY
4 x 4 4 4 x (o COLUMNS - 01 DOUGLAS FIR - - - - - - - - - - - - -
(ox HEADERS - *1 DOUGLAS FIR
4x HEADERS - 02 DOUGLAS FIR - - - - - - - - - - - - -
ALL EXPOSED MATERIALS OR MATERIAL IN CONTACT WITH CONCRETE
SHALL BE PRESSURE TREATED.
4.3 CARPENTRY HARDWARE
A. 5OLT-5 SHALL BE ASTM A-301.
B. WASHERS SHALL BE MALLEABLE IRON WASHERS(MIN). EXISTING POWER
C. NAILS SHALL BE COMMON, AMERICAN OR CANADIAN mmur-AcTupER ONLY.
POLE
D. LAG SCREWS, SHEAR PLATES - SEE NATIONAL DESIGN SPECIFICATION.
E. ANCHORS AND CONNECTORS SHALL BE SIMPSON, TECO, BOWMAN OR OTHER TOP SS MANHOLE #2
IC150 APPROVED. DATUM PT.
F. PROTECTION HARDWARE EXPOSED TO WEATHER OR TO VIEW OR IN
UNHEATED PORTION OF BUILDING SHALL BE GALVANIZED. RIM 95.5
4.4 MINIMUM NAILING - PER 2012 IRC INV 92.75
4.5 GLUE -LAMINATED TIMBER
ALL STIRUCTURAL GLUE -LAMINATED TIMBER, MATERIALS, MANUFACTURE AND
QUALITY CONTROL SHALL BE IN CONFORMANCE WITH VOLUNTARY PRODUCT
STANDARD P.Sb& "STRUCTURAL GLUED LAMINATED TIM15ER", AND ALL
MEMBERS SHALL BE MARKED WITH A QUALITY MARK THEREOF. ALL PLIES
SHALL BE DOUGLAS FIR COAST REGION. CAMBERS ARE AS SHOWN ON THE
DRAWINGS. ALL MEMBERS SHALL BE EITHER COMBINATION 24F-V4 (SIMPLE
SPAN) OR 24F-V5 (CANTILEVERED OR CONTINUOUS $PAN) AS APPLICABLE.
ALL MEMBERS SHALL BE INDUSTRIAL APPEARANCE AND SHALL BE GLUED WITH
WATERPROOF ADHESIVE PER F.S. 56, ARCHES SHALL BE COM51NATION
24F-V6 AND HAVE EXTERIOR GLUE, ARCHITECTURAL GRADE.
5.0 MISCELLANEOUS
VERIFY ALL DIMENSIONS AND CONDITIONS PRIOR TO PROCEEDING. PROVIDE
ERECTION BRACING AS NECESSARY UNTIL PERMANENT SUPPORT AND STIFFNESS
ARE INSTALLED. REFER TO ARCHITECTURAL PLANS FOR WALL OPENING,
ARCHITECTURAL TREATMENT AND DIMENSIONS NOT SHOWN. REFER TO
MECHANICAL AND ELECTRICAL PLANS FOR SIZE AND LOCATION OF ALL
OPENINGS FOR DUCTS, PIPES, CONDUITS, ETC, NOT SHOWN.
6.0 ENERGY
2012 WASHINGTON STATE ENERGY CODE WINDOWS 30'U'VALUE
CREDIT 55 DOORS 10 'U' VALUE
2012 WASHINGTON STATE ENERGY CODE
CREDIT 55. GAS WATER HEATER TO HAVE
MINIMUM EF OF OB2
MEDIUM GAS FUFN�ACE
NORTH
I
26'-0"
SITE PLAN 10T 3
SCALE: I
10
i��
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/1 4.30 -1
Cf)
--- 69 �qG ----------
CD Lij M CO
CD LIJ
&TORM WATER DETENTION
WAVER 5*4r IDON RENE 01/11/2001.1
REFER TO OE�-OE7-2001B. D15C:HARGE IDIRECTLY
INTO REGIONAL IDETENTION FAC:ILITY JUST WEST
OF 81TE WHIC:H DISC:HARGE6 IDiRECTLY INTO
f=UGET SOUNC).
ACCEPTAKE TIGHTLINE
Applicant shall repair/replace all danlege to
utilities or frontage improvements i� City
MATERAL
right-of-way per city standards that Is caused
SDR 35
SCH 40
or occurs during the permitted project
N - 12
F810 HANOM
OWNER/CONTRACTOR IS RESPONSIBLE
FOR EROSION CONTROL AND DAMAGE
APPMOVED AS NOTED
BY ENGI KRINGW
Date:_-
)( -do
M-17f _T07S P6P-NIT. U-171-17V
S-ras lap-OVIPFO WTT/f
J#11y,6
0- 9pwRLg7Zw plz4dl2 7D A*10�4_
C_
c, op -
HEIGHT CALC.
LOT SLOPE:
FLAT
LOTAREA:
12)017 SQ. FT.
BUILDING LOT COVERAGE:
3,280 SQ. FT./12.017=
11 U U I-) r_ U K /A U r_ 1'��:
A) 94
B) 93 P OVED BN
C) 93
D) 93 q_Lt
AVERAGE = 93.25
MAX HEIGHT = 93.25 + 25 118.25'
PROPOSED HEIGHT = 117.25 1
GARAGE GRADES:
A) 9 4.2 5
��NNING
B) 97 STREET FILE
C) 9 4.2 5
D) 93
AVERAGE = 94.63
MAX HEIGHT = 94.63 + 15 = 109.63'
PROPOSED HEIGHT = 109.0 )
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ISSUE DATE :11/09/15
LATEST REV. : 01/25/16
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E X. C. B.
TOP=93-93
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INV=90.09-6"N
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NOT FOUND By FIELD SURVEY N 00*32'21" W AS MEASURE . ID� . -ALONG THE MONUMENTED W. LINE
/INV=91.85± I OF THE NW 1/4 OF SEC1,164...,,-24-PER PLAT OF SURVEY FILED
1.011
qv - - I ' * UNDER A.F. NO. 9901195001-- RECORDS OF SNOHOMISH COUNTY,
WASHINGTON.
BENCHMARK
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OF SEC71ON 24.
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ELEVATION 173.29
TALL T�ASH
RA AT EX INLET __�__BSBL_(TYP�
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OWNER EVELOPER
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17296 TALBOT ROAD
CB 1
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0+2 TYPE 1 EDMONDS, WASHINGTON 98026
D 5.70"4.4910A\B)
_1_I T CONTACT. ERIC THUESEN
TYP 'L
2-48"1
�7 PH.: 425-670-2825
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TOP- 95.8e,195.60(AP)
> INV. 88.99� jB7.80(12 SW)(AB) /4 SURVEYOR
CONTACT. JEFFREY TREIBER
-SAUERLAND & ASSOCIATES, INC.
3.94 SSQ0#1 0+13 (SS STA)(AB) C�/ LOVELL
-33RD AVENUE W. SUITE 200
Ab 19400
��§IVCE WOOD, WA. 98036
.15-54" 00i TOP=97.38(AB)(NOT ADJ, �Cso LYNN
TO 5.30 TO FG YET) 11+6�.94(wl.,78L(AB)
V)� I/ 1\ I "I, i /J, - I I / / C PH.: 425-775-1591
C� V.
9Z,98r-2.19 RT(AB) O/V§
�2. CB#3 FAX: 425-672-7998
INV=�:92.63(AB) I !,S'� _� I I ; . 1. // - / 'y
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LOT 1 i;IDE SEWER / / 4�� � �\,
UNDERGROUND 3+39.41(Qwy CE),
TYPEX I e... .: '. ZONING
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POWER AND I INV=145.70
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COMMUNICATIONS CBIE. A'� 4
G&AI tiO&I IINV=911 3
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LINES rrl INV=144.60 SANITARY SEWER AND WATER SERVICE
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INV=81.41-54"S C
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0 IN SNOHOMISH COUNT.-�, WASHINGTON;
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V) _< 0 OLIP G
EASEME C
EX. ROCK. M M (n TOP=102.60 NT P 11
(AT GRAME)
EXCEPT THE WEST 50 FEET THEREOF, CONVEYED TO THE CITY OF EDMONDS
EDI ING PER SHORT
0z T -1 .5±
X RO > INV=98.36 INV=145.20
AT FOR PUBLIC ROAD BY DEED UNDER RECORDING NUMBER 1756635.
PLAT DE) r% 2+05---�SS(AB)
FLEX COUPLI IG (,A x 1' DEEP
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ROCK INTERCEP TOGETHER NTH AN EXCLUSIVE� EASEMENT FOR INGRESS, EGRESS AND
-U 0 C T Y
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WALL AT D FJ E� D JM D 1\1 D
> S'LY EDGE 1+47 SS(AB) INV=123.20(AB) rRENCH WITH UTILITIES OVER, UNDER, ACROSS, THROUGH AND UPON THE NORTH 15-FEET
OF THE SOUTH ONE-HALF OF THE SOUTHEAST ONE -QUARTER OF THE
S H 0- L D C 2 SOUTHEAST ONE -QUARTER OF THE NORTHWEST ONE -QUARTER OF SECTION
M TOP=1 1 4.64(AB) 4" PERF. PVC
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RT
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TO�=95.50(AB) V L 21 J(-- 0- o
W/CONCENTRIC FLAT IOP EXCEPT THAT PORTION CONVEYED TO THE CITY OF EDMONDS PER SUPERIOR
COURT CAUSE NO. 104695.
INV---92.45(8"S)(_3.9__5' �E" 92.75(8"S-OL T)(AB)
92.80(3-NE-IN)(AB)
SUBJECT TO EASEMENTS, RESTRICTIONS AND RESERVATIONS OF RECORD.
28 27' 26
0- 6 0-4 0-3 0-2 0-1 80 2 0
NOTES
THE TOPOGRAPHIC INFORMATION SHOWN HEREON IS BASED UPON A SURVEY
OF THE SUBJECT PROPERTY COMPLETED BY LSA IN JUNE OF 1989 AND
SUPPLEMENTED IN AUGUST, 2005.
THE LOCATION OF THE� RESIDENCE UNDER CONSTRUCTION WAS FURNISHED BY
ALONG SEWER EXTENSION, THE OWNER.
EX. LANDSCAPING SHALL BE GRADING FOR DRIVEWAY ES11MATED TO BE 450 CU. YDS.
REMCVED AND REPLACED TO
EXIS7 ING CONDITION,� OR
BETT -__R
�,s WC014sivLe" 1tv- -rofsolL+ Vetmuz
'ToJ
pfwp" Lible ov 01115V5 pw".
E X. C. B. M. H. S9ffi1*%W 940VW0VW OA
TOP=100.10 A
-To W/ lot SmAm winm A St
INV=94.80-12" slafflu"W#1 ow 61
INV=81.35-54" DALEY STREET
8" SEWER NJ F '829 5'
Lovell- Sauerland
& -Ass*ociates, hic.
Engineers/Survey o*rs/Planners
Development Consultants
19400 33rd Avenue W.
Suite 200
Lynnwood, WA 98036
phone: (425)775-1591
fax: (425)672-7998
e-maq. info@lsaengineering.com
web: Isaengineering.com
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V NOV 17 2015
right-of-way per city standards that Is caused
TOP= 101 .04 CHANNEL PER CITY STD T�
or occurs durIng the permitted project DEVI LOPMENT SERVICES C
INV=:92.49-E DETAIi #E6.1-SEE SHT 4 CITY OF EDMONDS
FIRE INV=91.64-W
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UTILITY INV=41-44-8' E-IN W)
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POLE 91.98(Q
OWNER/CONTRACTOR IS RESPONSIBLE
SSIVIHIF I S-U9]>1W0jJ
FOR EROSION CONTROL AND DAMAGE
0+15.71; 147.14'RT DRAWN CHECUD
JO JO SHEET
TOP=i68.5±(AT GRADE) 1C1.50(AB) WikL 6 F� -�WF, f N f I N CL= VF-r
IN V=Q4r.8G-- 8"SW- OUT 92.'l(AB) &� SffvwN, F.B.465,P.34
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