BLD20110313_OrtegaWall-2nd.pdf
CITY OF EDMONDS
th
121 5Avenue North,Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
DEVELOPMENT SERVICESDEPARTMENT•PLANNING DIVISION
October 25, 2011
Suzanne Ortega
th
614 12 Avenue North
Edmonds WA 98020
RE: Planning Division comments for file BLD20110313(Ortega Retaining Walls)
Greetings,
th
Avenue North in the RS-12
Thank you for submitting a building permit application for retaining walls at 614 12
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.Height: Please provide the height of the walls as measured from the top of the wall to the average original
grade. They appear to be cut into the slope, but if the height exceeds three feet then they are “structures”
and must meet setbacks. Please clarify.
As discussed at the counter with Mr. Fleming, we’ll need a section view of the wall showing the elevation of the
top of the wall compared to the elevation of “original grade.” I can sign off if the wall is less than 3’ tall as
measured from top of wall to original grade. The location of the wall must also be shown on the site plan.
2.Geotechnical Report: The report submitted does not address any of the critical areas ordinance, as required.
Please review each item contained in ECDC 23.80.070.A (copied and pasted, below) and provide assurance in
writing that these requirements can be met. An “hazards analysis” addendum to the geotechnical report
should suffice if it addresses the topics covered in the code.
As discussed at the counter with Mr. Fleming, well need an updated geotechnical report (typically one page)
with statements on how the project complies with the critical areas ordinance, specifically the design
standards in ECDC 23.80.040.A.3 (a-g).
Please submit a written response to the above, along with any revised plans to your Permit Coordinator: Linda
www.ci.edmonds.wa.us. If you have any questions, please do not
Thornquist. All code citations can be found at:
hesitate to contact me. I look forward to working with you on this project.
Sincerely,
gina coccia :: associate planner
City of Edmonds Development Services Department
th
Avenue North, Edmonds WA 98020
121 5
coccia@ci.edmonds.wa.us
425.771.0220 x 1778 |
cc: BLD20110313
1 | Page
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:
1.Buffer Requirement. A buffer shall be established from all edges of landslide hazard areas. The size of the buffer shall
be determined by the director consistent with recommendations provided in the geotechnical report to eliminate or minimize the risk
of property damage, death, or injury resulting from landslides caused in whole or part by the development, based upon review of
and concurrence with a critical areas report prepared by a qualified professional.
a.Minimum Buffer. The minimum buffer shall be equal to the height of the slope existing within the project area or
50 feet, whichever is greater;
b.Buffer Reduction. The buffer may be reduced to a minimum of 10 feet when a qualified professional
demonstrates to the satisfaction of the director that the reduction will adequately protect the proposed development, adjacent
developments and uses and the subject critical area;
c.Increased Buffer. The buffer may be increased where the director determines that a larger buffer is necessary to
prevent risk of damage to proposed and existing development;
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 regularand 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;
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;
2 | Page