BLD20110621_ColumbiaBank.pdf
CITY OF EDMONDS
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121 5Avenue North,Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
DEVELOPMENT SERVICESDEPARTMENT•PLANNING DIVISION
DATE: September 15, 2011
TO: Boleslaw Zenczak, Zenczak & Partners – 4545 South Union Avenue, Tacoma WA 98409
RE: Planning Division comments for file BLD20110621 -- Columbia Bank
Greetings,
Thank you for submitting a building permit application for a new bank at 9601 Edmonds Way in the BC-
EW 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.Geotechnical Report: The report on file is from Golder (2004) and does not address this specific
project. The report submitted with the land use review was from E3RA (2010) and does not address
the specific critical areas requirements in ECDC 23.40 and 23.80. Please see code, attached, and
have the geotechnical engineer of record respond to the required items in a brief follow-up
addendum to their original report.
2.Easement: Please submit a copy of easement that provides a 12’ wide means of egress over the
adjacent property to the west.
3.Signage: Please submit a separate building permit for signage.
4.Lighting: Please submit a lighting detail. The Hearing Examiner conditioned your permit requiring
the poles to be under 20’ in height, which I’ll need to verify.
5.Landscaping:
a.Street Trees: After much review, the Parks Department had decided to require Acer Bowhall 40’
on center (3” caliper) as the street tree for this site. Please update the landscape and site plans
accordingly.
b.Cost Estimate: Please submit a cost estimate breakdown of both labor and materials for the
landscaping. This figure will be used to determine your maintenance bond amount as well as
your planning final inspection fee.
c.Irrigation: Automatic irrigation is required.Please factor this into your cost estimate.
Please submit a written response to the above, along with any revised plans to your Permit
Coordinator: Marie Harrison. 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.
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Sincerely,
gina coccia::associate planner
City of Edmonds Development Services Department
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121 5
Avenue North, Edmonds WA 98020
425.771.0220 x 1778 | coccia@ci.edmonds.wa.us
cc:BLD20110621
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:
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 of1.5 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;
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.
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