2406_001.pdf - LEGACYKarl Schmidt Architecture, PLLC
2707 E Madison St. Seattle, WA 98112 1 P 206-323-22221 Cell 206-948-9827 1 email karl@k-s-arch.com
Correction Cycle Letter - Planning
P U 3
Date: September 11, 2019
Project # BLD201190705 2019
Address: 18606 Sound View Place DEPARTMENT
C, I-y or- EDMONDS
1. Correction Cycle — Planning
1. Geotechnical Report.- The critical area determination issued under file number CRA201901 01 identified
slopes off the west side of the property that exceed 40% which qualifies the slope as a potential landslide
hazard area pursuant to Chapter 23.80 ECDC. Any development within 50 feet of a potential landslide
hazard area is required to prepare a geotechnical report. A geotechnical report was submitted with the
application, but the geotechnical report is not consistent with the report requirements of ECDC 23.80.050
nor does the report address the development standards of ECDC 23.80.060 and 23.80.070. Please submit a
revised geotechnical report consistent with ECDC 23.80.050, 23.80.060, and 23.80.070.
Response: Per conversations with the reviewer (see attached correspondence) the specific code
sections required were noted as ECDC 23.80.060.A and ECDC 23.80.070.A. Please see attached
Geotechnical Engineer's Response to City of Edmonds Comments addressing these sections.
2. Critical Area Notice on Title: Pursuant to ECDC 23.40.270. B, sites with field -verified presence of critical
areas andlor critical area buffer for which a permit application is submitted shall as a condition of permit
issuance, record a notice of the existence of the critical area andlor critical area buffer against the property
with the Snohomish County Auditor's Office. Attached is Notice of Presence of Critical Areas. Please sign
and notarize this document. Prior to issuance of the building permit, this form must be recorded with the
Snohomish County Auditor's Office. Options for recording include:
Provide the City processing fee of $100 plus the County recording fee of $104.50 ($101.50 for first page and
$1 for each additional page), for a total of $204.50, and the City will record the notice for you; OR
Take the covenant to the County and record it for the County's recording fee of $101.50 for one page plus
$1 for each additional page, and return a copy of the recorded notice to the Edmonds Planning Division with
the Auditor's recording sticker on the copy.
Response: Critical Area Notice has been signed, recorded and returned to the Edmonds Planning
Division.
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9/11/2019
- 1 -
Karl Schmidt Architecture, PLLC
2707 E Madison St Seattle, WA 98112 1 P 206-323-22221 Cell 206-948-9827 1 email karl@k-s-arch.com
3. Coverage: Please verify coverage calculations. The site plan notes a proposed coverage of 4,731 square
feet. When / scale the coverage off the site plan I get approximately 4,821 square feet which would exceed
the 35% maximum allowed coverage. Please clearly identify what is included in the coverage calculation by
highlight what is included in coverage either by highlighting it on the site plan as in the image below or by
providing an inset.
Response: Upon review, the coverage calculation did not match the site plan. The calculation was
revised to match and the result is such that the storage shed at the upper level deck has been
removed in order to remain under the coverage limit.
End of Responses for Correction Notice #1 — Planning
Regards,
Karl Schmidt, AIA
Karl Schmidt Architecture, PLLC
2707 E Madison St.
9/11/2019
Seattle , WA 98112
206 323 2222 office -2-
206 948 9827 cell
7/12/2019 Roundcube Webmail:: BLD20190705, Schwarz Deck, Geotechnical Report
Subject BLD20190705, Schwarz Deck, Geotechnical Report
F ro rn Lien, Kernen <Kern en. Lien @ed mondswa.gov> roundcube��i
TO <karI.f.schrnidt@grnai1.corn>
Cc Chave, Rob <Rob.Chave@edrnondswa.gov>, Hope, Shane
<Shane. Hope@edmondswa.gov>, <CEDRIC@K-S-ARCH.COM>
Date 2019-07-10 11:41
Mr. Schmidt,
I'm getting back to you regarding the requirement for a geotechnical report for the Schwarz deck project at 18606
Soundview Place in Edmonds. After we spoke the other morning you reached out to Rob Chave (Planning Manager) who
discussed the issue with Shane Hope, Development Services Director. Shane asked me to write you an email specifically
detailing what needs to be included in the geotechnical report for the Schwarz project.
Pursuant to ECDC 23.80.050, a geotechnical report is required whenever there is a development activity within 50 feet of a
potential landslide hazard area. The subject development is within 50 feet of the western bluff, thus a geotechnical report
is required. As you have indicated, ECDC 23.80.050.C.1 notes that a geotechnical report must be appropriate for the scale
and scope of the project. As such, the City is not requiring the geotechnical report to include all of the information
identified in ECDC 23.80.050. Regardless of the scope of the geotechnical report, the development standards in ECDC
23.80.060 and 23.80.070 must still be met. Typically what geotechnical engineers do for smaller projects such as the deck
is specifically quote ECDC 23.80.060 and 23.80.070 in their reports (or specifically reference these two code sections) and
note that the proposed project complies with these development standards. The specific findings for this project that must
be included in the geotechnical report are:
ECDC 23.80.060
A. Alterations of geologically hazardous areas or associated buffers may only occurfor activities that:
1. Will not increase the threat of the geological hazard to adjacent properties beyond predevelopment conditions,-
2. Will not adversely impact other critical areas,
3. Are designed so that the hazard to the project is eliminated or mitigated to a level equal to or less than predevelopment
conditions, and
4. Are certified as safe as designed and under anticipated conditions by a qualified engineer or geologist, licensed in the
state a Washington.
And;
ECDC 23.80.070
A. Erosion and Landslide Hazard Areas. Activities on sites containing erosion or landslide hazards shall meet the
requirements of ECDC 23.80.060, Development standards - General requirements, and the specific following requirements:
1. Minimum Building Setback. The minimum setback shall be the distance required to ensure the proposed structure will not
be at riskfrom landslides for the life of the structure, considered to be 120 years, and will not cause an increased risk of
landslides taking place on or off the site.
3. Alterations. Alterations of an erosion or landslide hazard area, minimum building setback andlor buffer may only occur
for activities for which a hazards analysis is submitted and certifies that:
a. The alteration will not increase surface water discharge or sedimentation to adjacent properties beyond predevelopment
conditions;
b. The alteration will not decrease slope stability on adjacent properties, and
c. Such alterations will not adversely impact other critical areas,
4. Design Standards within Erosion and Landslide Hazard Areas. Development within an erosion or landslide hazard area
andlor buffer shall be designed to meet the following basic requirements unless it can be demonstrated that an alternative
design that deviates from one or more of these standards provides greater long-term slope stability while meeting a// other
provisions of this title. The requirementfor long-term slope stability shall exclude designs that require regular and periodic
maintenance to maintain their level offunction. The basic development design standards are:
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7/12/2019
Roundcube Webmail:: BLD20190705, Schwarz Deck, Geotechnical Report
a. The proposed development shall not decrease thefactor of safetyfor landslide occurrences below the limits of 1.5for
static conditions and 1.2for dynamic conditions. If stability at the proposed development site is below these limits, the
proposed development shall provide practicable approaches to reduce risk to human safety and improve the factor of
safetyfor landsliding. In no case shall the existingfuctor of safety be reducedfor the subject property or adjacent
properties;
Hopefully, this provides you necessary guidance to complete the geotechnical report.
Let me know if you have any other questions.
Sincerely,
Kernen Lien 1 Environmental Programs Manager
City of Edmonds —Planning Division
425-771-0220
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