BLD20100784_ClearwaterSFR.pdf
CITY OF EDMONDS
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121 5 Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
November 30, 2010
Clearwater Homes
PO Box 432
Marysville WA 98270
Subject: Planning Division comments for file BLD20100784 (Clearwater SFR)
Greetings,
new single family home22808
Thank you for submitting a building permit application for a at
th
96 Place WestRS-8
in the zone. I have reviewed the above building permit application for the
Planning Division and it was found that the following information, corrections, or clarifications
will need to be addressed before the Planning Division review can continue.
1.Site Plan:
a.
The address on the application indicates 22808 and the address on the site plan indicates
22809 – please confirm and revise documents as necessary.
b.
Will a retaining wall or rockery
be proposed on site at this time?
If so, please show on the site
plan and indicate height (top of
wall to original grade shall be
less than 3-feet in height if it is
to be located within the setback
area).
c.
The plat map indicates 11,005
square feet for Lot 6 and various
other dimensions have been
shown on site plans to date. I’m
enclosing a copy of the recorded
plat map for comparison. Please
verify dimensions and revise
documents accordingly.
d.
Please include the TOS (top of slope) on the site plan and dimension the 10’ buffer as
required in the geotechnical report.
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e.
Please include (clearly show) all utility easements on the site plan (see enclosed plat
map).
f.
The height calculations provided on the site plan do not match those provided on the
elevations – please confirm and revise documents as necessary.
g.
Kindly label the walkways and patios (existing and proposed).
h.
The foundation footprint doesn’t appear to match the plans – please confirm and revise as
necessary.
i.
Is any new grading proposed? If so, please indicate any quantities separately (cut and
fill) so that I can make sure that it’s within the scope of the original State Environmental
Policy Act (SEPA) determination.
2.Geotechnical Report:
The geotechnical report submitted does not address all of the code
requirements for projects located on or adjacent to a geologically hazardous area (landslide
hazard area) as required by the code (Title 23). The original report was from 2001 and our
critical areas ordinance was updated in 2005 with a number of partial reports submitted to
date. Due to the severity of the landslide hazard area, and because the original project has
changed a bit, please submit a addendum from your geotechnical engineer that certifies all of
the specific following code requirements can be achieved pursuant to ECDC 23.80.070.A:
ECDC 23.80.070 Development standards – Specific hazards.
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:
2. Alterations. Alterations of an erosion or landslide hazard area and/or buffer may only occur for activities
for which a hazards analysis is submitted and certifies that:
a. The development will not increase surface water discharge or sedimentation to adjacent properties
beyond predevelopment conditions;
b. The development will not decrease slope stability on adjacent properties; and
c. Such alterations will not adversely impact other critical areas;
3. Design Standards. Development within an erosion or landslide hazard area and/or 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 all other provisions of this title. The requirement for long-term slope stability shall exclude
designs that require regular and periodic maintenance to maintain their level of function. The basic
development design standards are:
a. The proposed development shall not decrease the factor of safety for landslide occurrences below the
limits of 1.5 for static conditions and 1.2 for 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 safety for landsliding. In no case shall the existing factor of
safety be reduced for the subject property or adjacent properties;
b. Structures and improvements shall be clustered to avoid geologically hazardous areas and other
critical areas;
c. Structures and improvements shall minimize alterations to the natural contour of the slope, and
foundations shall be tiered where possible to conform to existing topography;
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d. Structures and improvements shall be located to preserve the most critical portion of the site and its
natural landforms and vegetation;
e. The proposed development shall not result in greater risk or a need for increased buffers on
neighboring properties;
f. The use of retaining walls that allow the maintenance of existing natural slope area is preferred over
graded artificial slopes; and
g. Development shall be designed to minimize impervious lot coverage;
4. Vegetation Retention. Unless otherwise provided or as part of an approved alteration, removal of
vegetation from an erosion or landslide hazard area or related buffer shall be prohibited;
5. Seasonal Restriction. Clearing shall be allowed only from May 1st to October 1st of each year;
provided, that the director may extend or shorten the dry season on a case-by-case basis depending on
actual weather conditions, except that timber harvest, not including brush clearing or stump removal, may
be allowed pursuant to an approved forest practice permit issued by the city of Edmonds or the
Washington State Department of Natural Resources;
6. Point Discharges. Point discharges from surface water facilities and roof drains onto or upstream from
an erosion or landslide hazard area shall be prohibited except as follows:
a. Conveyed via continuous storm pipe downslope to a point where there are no erosion hazard areas
downstream from the discharge;
b. Discharged at flow durations matching predeveloped conditions, with adequate energy dissipation, into
existing channels that previously conveyed storm water runoff in the predeveloped state; or
c. Dispersed discharge upslope of the steep slope onto a low-gradient, undisturbed buffer demonstrated
to be adequate to infiltrate all surface and storm water runoff, and where it can be demonstrated that such
discharge will not increase the saturation of the slope; and
7. Prohibited Development. On-site sewage disposal systems, including drain fields, shall be prohibited
within erosion and landslide hazard areas and related buffers.
Please submit a written response to the above, along with any revised plans to your Permit
Coordinator:Linda Thornquist
. All code citations can be found at: www.ci.edmonds.wa.us.
If you have any questions, please do not hesitate to contact me. I look forward to working with
you on this project.
Sincerely,
ŭźƓğĭƚĭĭźğʹʹğƭƭƚĭźğƷĻƦƌğƓƓĻƩ
City of Edmonds Development Services Department
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Avenue North, Edmonds WA 98020
121 5
425.771.0220 x 1778 | coccia@ci.edmonds.wa.us
cc: BLD20100784
enc: K-Elise Plat Map (AFN 200206195002)
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