PLN20020033 prelim approval.pdfCITY OF EDMONDS
121- 5TH AVENUE NORTH, EDMONDS, WA 98020
PLANNING DIVISION
FINDINGS, CONCLUSIONS, AND DECISION
To: File S-02-33
From: 2%- e�z
Meg ell, AICP
Senior Planner
Date: April 29, 2002
Applicant: Michaelson Corporation
TABLE OF CONTENTS
Section
Page
I.
INTRODUCTION................................................................................................................
2
A.Application..................................................................................................................................................
2
B. Decision.....................................................................................................................................................2
II.
FINDINGS OF FACT AND CONCLUSIONS...................................................................3
A. Analysis of Design: ...................................................................................................................................
3
B. Conformance to Comprehensive Plan: ......................................................................................................
4
C. Environmental Assessment: .......................................................................................................................
4
D. Critical Areas Review: ..............................................................................................................................
4
E. Required Improvements and Dedications: .................................................................................................
5
F. Comments: .................................................................................................................................................
5
III.
RECONSIDERATIONS AND APPEALS..........................................................................5
A. Request for Reconsideration......................................................................................................................
5
B. Appeals......................................................................................................................................................5
C. Time Limits for Reconsideration and Appeals..........................................................................................
5
IV.
LAPSE OF APPROVAL.....................................................................................................5
V.
NOTICE TO COUNTY ASSESSOR..................................................................................5
VI.
APPENDICES.....................................................................................................................6
VII.
PARTIES OF RECORD.......................................................................................................6
S-02-33.doc / April 29, 2002 / Staff Report
Michaelson Corp.
File No. S-02-33
Page 2 of 6
I. INTRODUCTION
A. Application
1. Mlicant: Michaelson Corporation (see Attachment 2)
2. Site Location: 9530 Edmonds Way (see Attachment 1)
3. Request: To divide two lots with a combined area of approximately 36,375 square feet
into 4 lots in a Single -Family Residential RS-8 zone (see Attachment 3).
4. Review Process: Following the Comment Period, Planning Staff makes an administrative
decision.
5. Major Issues:
a. Compliance with Edmonds Community Development Code (ECDC) Section 16.20.030,
site development standards for the RS-12 zone.
b. Compliance with Edmonds Community Development Code (ECDC) Section 20.75,
subdivision requirements.
c. Compliance with Edmonds Community Development Code (ECDC) Title 18, public
works requirements
d. Compliance with Edmonds Community Development Code (ECDC) Section 20.95,
staff review requirements.
B. Decision
Based upon the Findings of Fact and Conclusions, Attachments and Exhibits submitted with the
application and during the comment period, the following is the decision of the City of Edmonds
Planning Division:
The Subdivision is APPROVED with the following conditions:
1. Prior to recording the applicant must complete the following requirements:
a) Complete the Engineering Division conditions listed "Required prior to Recording"
on Attachment 4.
b) Any vehicular easement, or addition to Tract X (the private road), to allow for
turnaround must be subtracted from the lot size. The lot sizes may not be reduced
below the required 8,000 square foot minimum
c) If setbacks are to be included in the plat, add to the face of the Plat "Setbacks shown
are for reference only and vest no right." Note that setbacks according to current
regulations are as given in Section II.A. Lf, which no street setback required from the
private road.
d) Add to the face of the Plat "Conditions of approval must be met and can be found in
the final approval for the short subdivision located in File S-02-33."
e) Include on the plat all required information, including owner's certification, hold
harmless agreement, and staffs approval block.
f) State on the face of the plat who will own Tract X, the private road, and provide a
maintenance agreement on the short plat.
g) Grading more than 500 cubic yards has not been considered with this application. If
more than 500 cubic yards will be required to construct subdivision improvements, a
SEPA review will be required.
h) As required in the Geotechnical Engineering Study performed by Liu & Associates
dated December 20, 2001, (see Attachment 5) setback for structures on proposed
lots 3 and 4 shall be at least 30 feet from the toe of the steep slope lying over the
adjacent properties or 15 feet from the south boundary of the site, which ever is
greater.
S-02-33.doc / April 29, 2002 / Staff Report
II.
Michaelson Corp.
File No. S-02-33
Page 3 of 6
i) Due to the trees and other shrubs ability to minimize some of the geologic hazard
risks as stated in the geotechnical report, as well as their importance to wildlife, the
applicants are encouraged to preserve healthy trees and native vegetation where
possible.
j) Make sure all documents to be recorded meet the Snohomish County Auditor's
requirements for recording.
k) Submit copies of the documents to be recorded for the Planning Division and
Engineering Division's approval. Once approved, the applicant must record the
documents with Snohomish County Auditor's office.
1) Submit an updated copy of the title report (short plat certificate) with the documents
proposed to be recorded.
m) Anyone signing for Gaston Enterprises LLC should have documentation that they are
authorized to sign for the corporation.
2. Submit two copies of the recorded documents with the recording number marked on them
to the Planning Division. The City will not consider the subdivision to have been
recorded until this is done.
3. Complete the Engineering Division conditions listed "Required with Building Permit" on
Attachment 4.
FINDINGS OF FACT AND CONCLUSIONS
A. Analysis of Design:
1. Lot sizes and dimensions:
a) Proposed number of lots: 4
b) Required Lot Area (RS-8 zone): 8,000 square feet
c) Proposed Lot sizes:
Net sq. ft
Gross sq. ft
Lot 1 8,055
8,055
Lot 2 8,006
8,006
Lot 3 8,079
8,079
Lot 4 8,010
8,010
d) Required Lot Width (RS-8 zone): 70 feet
e) Proposed Lot Width:
Meets Width Requirement?
Lot 1 Yes
Lot 2 Yes
Lot 3 Yes
Lot 4 Yes
f) Setbacks: Setbacks should be as follows:
Lot 1: Street Setback (25 feet):
Side Setbacks (7.5 feet):
Rear Setback (15 feet):
Lot 2: Side Setbacks (7.5 feet):
Lot 2: Side Setbacks (7.5 feet):
Lot 2: Side Setbacks (7.5 feet):
From the northwest property line
From the east and west property lines
From the south property line
From all property lines
From all property lines
From all property lines
S-02-33.doc / April 29, 2002 / Staff Report
Michaelson Corp.
File No. S-02-33
Page 4 of 6
g) Corner Lots: None of the lots are considered comer lots.
h) Flag lot determination: Lots 2, 3 and 4 are considered flag lots.
2. Lot arrangement to topography: Satisfactory. Behind this site is a steep slope. The
toe of the slope is shown on the preliminary plat map, and it is wholly on the adjacent lots to
the south. The subject property has a much gentler slope.
3. Lot Coverage of Existing Buildings on Proposed Lots:
a) 35% maximum lot coverage is allowed.
b) The lot coverage of the existing buildings on all proposed lots is 0 %.
4. Zoning: The subject property is zoned RS-8 (single-family residential with a minimum
8,000 square foot lot area). All lots meet the minimum lot width and lot size.
5. Consistent with the purposes of the Zoning Ordinance? Yes.
B. Conformance to Comprehensive Plan:
1. Conforms to the policies of the Comprehensive Plan? Yes. The
Comprehensive Plan encourages flexibility in development standards to encourage infill
development when it will be consistent with the character of the neighborhood. The proposed
development would result in four lots where there are currently two.
C. Environmental Assessment:
1. Is this site identified on the City's Environmentally Sensitive Areas Map? No.
2. Is an Environmental Checklist Required for this application? No.
D. Critical Areas Review:
1. Critical Areas Review number: CA-1998-193 and CA-1998-194
2. Results of Critical Areas Review: A critical areas study was required for steep slopes.
A survey has been submitted which shows the toe of the slope on the adjacent property (see
Attachment 3) and a geotechnical report and additional letter (see Attachment 5) have advised
that the buffer can be reduced. Page 12 of the Liu & Associates Geotechnical Engineering
Study for 4-Lot Short Plat, dated December 20, 2001, states "Due to the competent soils and a
low potential of deep-seated slides at the site, it is our opinion that the buildings to be
constructed on the upslope southern portion of the site be setback at least 30 feet from the toe
of the steep slope lying over the adjacent properties or 15 feet from the south boundary of the
site, which ever is greater." The geotechnical report also points out the importance of
maintaining vegetation cover on unpaved ground (see Attachment 5, page 6). This site
contains many mature trees, some of which are healthy, others of which have split trunks or
are near the end of their lives. Unfortunately, some of the healthy trees are within the logical
building pad for new development. Due to the trees and other shrubs ability to minimize some
of the geologic hazard risks as stated in the geotechnical report, as well as their importance to
wildlife, the applicants are encouraged to preserve healthy trees and native vegetation where
possible.
5-02-33.doc / April 29, 2002 / Staff Report
Michaelson Corp.
File No. S-02-33
Page 5 of 6
E. Required Improvements and Dedications:
1. Engineering, drainage and street dedications: See City Engineer's Report
(Attachment 4).
F. Public Comments:
One public comment was received (see Attachment 6). Because it discusses the intersection at 96's
and 228h and states that the hill has already been graded and logged (which has not occurred on
the subject property), staff believes they are referring to the plat by Michel Construction at 9601
Edmonds Way. The comment period for that application, file P-2001-22 has already expired and
construction on the subdivision is under way.
III. RECONSIDERATIONS AND APPEALS
The following is a summary of the deadlines and procedures for filing reconsiderations and appeals. Any
person wishing to file or respond to a recommendation or appeal should contact the Planning Department
for further procedural information.
A. Request for Reconsideration
Section 20.095.050.B.2 allows for planning staff to reconsider their decision if a written request is
filed within ten (10) working days of the posting of the notice required by this section. The
reconsideration request must cite specific references to the findings and/or the criteria contained in
the ordinances governing the type of application being reviewed.
B. Appeals
Section 20.095.050.B.3 describes how appeals of a Staff decision shall be made. The appeal shall
be made in writing, and shall include the decision being appealed along with the name of the
project and the date of the decision, the name of the individual or group appealing the decision,
their interest in the matter, and reasons why the appellant believes the decision to be wrong. The
appeal must be filed with the Community Development Director within fourteen { 14) calendar days
after the date of the decision being appealed.
C. Time Limits for Reconsideration and Appeals
The time limits for Reconsiderations and Appeals run concurrently. If a request for a
reconsideration is filed before the time limit for filing an appeal has expired, the time "clock" for
filing an appeal is stopped until a decision on the reconsideration request is completed. Once the
staff has issued his/her decision on the reconsideration request, the time clock for filing an appeal
continued from the point it was stopped. For example, if a request is filed on day 5 of the appeal
period, an individual would have 9 more days in which to file an appeal after the staff issues their
decision on the reconsideration request.
IV. LAPSE OF APPROVAL
Section 20.075.100 states, "Approval of a preliminary plat or preliminary short plat shall expire and have
no further validity at the end of five years, unless the applicant has acquired final plat or final short plat
approval within the five-year period."
V. NOTICE TO COUNTY ASSESSOR
The property owner may as a result of the decision rendered by the staff request a change in the valuation of
the property by the Snohomish County Assessor's Office.
S-02-33.doc / April 29, 2002 / Staff Report
Michaelson Corp.
File No. S-02-33
Page 6 of 6
VI. APPENDICES
Attachments:
1. Vicinity / Zoning Map
2. Application
3. Plat Map
4. Engineering Requirements
5. Excerpts from Liu & Associates Geotechnical Engineering Study, dated December 20, 2001
and additional letter dated March 18, 2002
6. Comment Letter from James Martin, received April 9, 2002
VII. PARTIES OF RECORD
Gaston Enterprises, LLC
640 NW 195' St.
Shoreline, WA 98177
Mike Sweazey
Michaelson Corp.
19310 — Yd Ave. NW
Shoreline, WA 98177
Dan Moehrke James Martin
Aramaki, Borden & Assoc's. Inc. 309 Main St.
6141 NE Bothell Way Edmonds, WA 98020
Kenmore, WA 98028
Planning Division
Engineering Division
5-02-33.doc / April 29, 2002 / Staff Report
re.- OdD
RECEIVED
city of edmonds FEB 14 2002
development informationpERMR coUNTER
❑ ARCHITECTURAL DESIGN REVIEW
❑ COMPREHENSIVE PLAN AMENDMENT
O CONDITIONAL USE PERMIT FILE # • 6 -02- 3 � ZONE F-i,-8
❑ HOME OCCUPATION DATE a/1410 2 REC'D BY
❑ FORMAL SUBDIVISION r�
la SHORT SUBDIVISION EE1�O a 150 + RECEIPT #
a LOT LINE ADJUSTMENT HEARING DATE
PLANNED RESIDENTIAL DEVELOPMENT
❑ OFFICIAL STREET MAP AMENDMENT ❑ HE ❑ STAFF ❑ PB ❑ ADB ❑ CC
❑ STREET VACATION
❑ REZONE
O SHORELINE PERMIT
�3 VARIANCE / REASONABLE USE EXCEPTION
❑ OTHER:
I PROPERTY ADDRESS OR LOCATION_ 9530 Edmonds Way (Approx.)
PROJECT NAME (IF APPLICABLE) Michaelson Short Plat
PROPERTYOWNER Gaston Enterprises, LLC PHONE# 206-533-6038
ADDRESS 640 NW 195th Street, Shoreline, WA 98177
E-MAIL ADDRESS I I FAX# 206-533-6038
Z'103-b01 010 0
TAX ACCOUNT# 2703 6001U0800 SEC. 36 TWP. 2 7 N RNG. 3E
DESCRIPTION OF PROJECTOR PROPOSED USE Subdivision of Two Parcels Into 4 Sin le
Family Lots. Lots To Be Served By A Private Road With Access Onto
Edmonds Way At The NE Corner of The Property
APPLICANT Michaelson Corp. m1kQ-S1Q0(Ue.y PHONE# 206-533-9585
ADDRESS 19310 - 3rd Avenue NW, Shoreline WA 98177
E-MAIL ADDRESS FAX# 206-546-9355
CONTACT PERSON/AGENT Dan Moehrke PHONE# 425-485-9711
ADDRESS Aramaki, Borden & Assoc's. Inc., 6141 NE Bothell Way, Kenmore 9802
E-MAILADDRESS ABA.IN.C@VERIZON.NET FAX# 425-485-6795
The undersigned applicant, and his/her/its heirs, and assigns, in consideration on the processing of the application
agrees to release, indemnify, defend and hold the City of Edmonds harmless from any and all damages, including
reasonable attorney's fees, arising from any action or infraction based in whole or part upon false, misleading,
inaccurate or incomplete information furnished by the applicant, his/her/its, agents or employees.
By my signature, I certify that the info at and exhibits herewith submitted are true and correct to the best of my
knowledge and that I am authorized to f this application on the behalf of the owner as listed below.
SIGNATURE OF APPLICANVAGENT DATE Z- %� ?
c
Property Owner's Authorization
By my signature, I certify that I have authorized the above Applicant/Agent to apply for the subject land use
application, and grant my permission for the public officials and the staff of the City of Edmonds to enter the subject
property for the purposes of inspection and posting ttendant to this application.
SIGNATURE OF OWNER ,&2—�& / DATE _C7 ! G
C/ f
This application form was revised on 1/27/00. To verify whether it is still current, call (425) 771-0220.
HSHAREU,IBRARVWLANNINGWorms & HandoulsWublic Handouls\land Use Applicationn.dot
ATTACHMENT 2
HOLD HARMLESS AGREEMENT
OWNER AND ALL PERSONS HAVING ANY PRESENT OR SUBSEQUENT
OWNERSHIP INTEREST IN THESE LANDS. AND THE SUCCESSORS AND
ASSIGNS OF OWNERS OR OTHER PARTIES HAVING ANY SAID INTEREST.
HEREBY AGREE THAT THE CITY OF EDMONDS SHALL BE HELD HARMLESS
IN ALL RESPECTS FROM ANY AND ALL CLAIMS FOR DAMAGES FOR
INJUNCTIVE RELIEF WHCH MAY BE OCCA790NED NOW OR IN THE FUTURE
TO ADJAMT LAND OR MMOVEMENTS BY REASON OF THE CONSTRUCTION.
OPERATION AND MAINTENANCE OF THE DRAINAGE SYSTEM AND HEREBY
WAIVE AND RELEASE THE CITY OF EDMONDS FROM ANY AND ALL CLANS
FOR DAMAGES. EXCLUDING DAMAGE CAUSED SOLELY BY AN ACT OR
OMISSION OF SAID CITY AND IN.AUNCTtW RELIEF *00H TFIE OWNERS,
OR THEIR SUCCESSORS OR ASSIGNS. MAY THEMSELVES HAVE NOW
OR N THE FUTURE BY REASON OF THE CONSTRUCTION. MAINTENANCE,
AND OPERATION OF SAID DRAINAGE SYSTEM.
DECLARATION OF SHORT SUBDIVISION AND OF COYMM73
IONOW ALL PERSONS BY THESE PRESENTS THAT TIE THE UIDERSIONED.
HAVING A INTEREST W THE REAL PROPERTY DESCRIBED By T}n
DECLARATION. DO HEREBY DECLARE THE MOWN DESCRIBED DIVISION OF
LAND APPROVED AS SHORT PLAT NUMBER � ON THIS
DAY BY THE COMMUNITY SEANCES DEPARTM TEN OF THE CITY OF
_EDMCHDS. WASHNGTON, SUBJECT TO THE FOLLOWNG COVENANTS AND
TONS:
THE LAND DESCRIBED BY TARS DECLARATION MAY NOT BE FURTHER
SUBDIVIDED IN ANY MANHER OCCEEDINO A TOTAL OF FOUR PARCELS BY
ANYONE WHTHN FIVE YEARS OF THE ABOVE DATE OF APPROVAL WITHOUT
A FINAL PLAT HAVING BEEN FILED FOR RECORD WITH THE AUDITOR OF
SNOHOMIS H COUNTY. PURSUANT TO THE PROVIS04S OF CHAPTER 5517
RC* AND THE ORDINANCES OF THE CITY OF EDMCNDS, AND SUBJECT To
THE PENALTIES ATTENDANT THERETO;
ALL LANDSCAPED AREAS I( PUBLIC RIGHTS -OF -WAY SHALL BE
MAINTAINED BY THE OWjER(S) OR THEIR SUCCESSOR(S) AND MUST BE
REDUCED OR ELIMINATED AT E REQUEST OF THE CITY OF EDMONDS IF
DEEMED NECESSARY FOR ROM PURPOSEL
THESE COVENANTS ARE FOR THE MUTUAL BENEFT OF THE GRANTOR VINO
HIS HELM SUCCESSORS AMD ASSIGNS AND ARE FOR THE FURTHER
PURPOSE OF COMPLIANCE VATH THE ORDINANCES AND REGLA.ATIOtS OF
THE CITY OF EDMONDS, AND SUCH PERSONS ARE SPECFICALLy OVEN
THE IDGHT TO ENFORCE THESE RESTRICTIONS AND RESERVATIONS BY
IHJEINCTON OR OTHER LAWFUL PROCEDURE AND M RECOVER ANY
DAMAGES RESULTING FROM SUCH MOLATGN.
OATED*THIS_ DAY OF . M.
GASTON E NTERPIBSES, LLC, A WAS HINGTON LIMITED LIABILITY COMPANY
BY: DOIWD a S1dE W. MANABER
1wWOOD MORTGAGE CORPORATION. A WASHNGTON CORPORATION
BY.
NDEf0N0 DATA
NE 1/4 OF 114E HE 1/4 OF 9ECTON JS. T. 27 N., L ] L. WM.
AUDITORS CEIITIACATE
FLED FOR RECORD AT THE REQUEST OF ARAMAKL BORDEH i ASSOC.
INC„ THIS_ DAY OF_`. 2001. AT --AIAIIES PAST U.
AND RECORDED N VOLUME W SHORT PLATS PAGES
RECORDS OF SNOIOMISH COUNTY, WASHNGTON.
EMy:
AUDITOR SNOH)MISH COUNTY DEPUTY =TY AUDITOR
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STATE OF WA90MM 1) SS
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APPROVALS
APPROVED AHD AUTHORIZED FOR RECORDING BY THE CITY OF EDMONDS
ENGINEERING DIVISION BY
THIS _ DAY OF
APPRO%`CD AND AUTHORIZED FOR RECORDING BY THE CITY OF EDMONDS
PLANNING DIVISION BY
1HI5 DAY OF
LAUD S AtYEYDR'S CERIIAGATE
THIS MAP CORRECTLY REPRESENTS A SURVEY MADE BY ME OR UNOER
MY DIRECTION INONF CORMANCE WLTH THE REOUREMENTS OF THE
SURVEY RECORDING ACT AT TINE REQUEST OF MIC]HAELSON CORPORATION
DANIEL MOD*WL
REGISTERED PROAF IOHAL LAND SIX&EVOR
REGISTRATION NO. 28400
CITY OF EbMONDS
SHORT SUBDIVISION FILE No.
PREPARED FOR
MICHAE LSON OORPORA71ON •nm•tM 6141 NE BOTHELL WAY
MOIAEL SWEAZ& KENMORE. WA 96026
19310 - ]Yd AVb#A NIN mmeYew TEL 425-485-9711
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X
Proposed 10' storm drainage easement along lots 3 and 4
X
shall be a public easement.
Access road shall be paved a mininnrm of 16.00 feet wide plus
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Provide service to each lot.
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Connect to public water system
X
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with Olympic View Water and Sewer District
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Connect to public sewer system
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Proposed Public storm drainage system through the plat shall be
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Construct storm detention system sized to provide adequate
X
capacity for proposed single family dwellings and access
improvements in accordance with ECDC 18.30.
11. On -site draiagf;A13):
Connect all new ' ervious surfaces to detentions stem.
X
X
Required for all new services
X
X
eal►ation _':(per MO Cha ter 70 :
Submit a grading plan as part of engineered site plan.
X
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Driveway slopes shall not exceed 14%
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a) Drainage system design review at $50 per lot
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d) Plan review/inspection fee of 2.2% of improvement costs
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ASSIST. CITY ENGINEER, CITY OF EDMONDS DATE
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GEOTECHNICAL ENGINEERING STUDY
4-LOT SHORT PLAT
95XX EDMONDS WAY
EDMONDS, WASHINGTON
L&A Job No. 1001
Date: December 20, 2001
Prepared for:
Mr. Michael Sweazey
Michaelson Corporation
19310 Third Avenue NW
Shoreline, Washington 98177
By:
Liu & Associates, Iric.
19213 Kenlake Place NE
Kenmore, Washington 98028
ATTACHMENT 5
December 20, 2001
4-Lot Short Plat
L&A Job No. 2001
Page 6
areas of building lots and roadways. Conventional footing foundations placed into undisturbed
Glacial Drift deposit of gray, dense, silty sand with gravel and occasional cobble or Advance
Outwash deposit of gray, dense, gravelly sand with occasional cobble may be used for supporting
the residential buildings to be constructed on the building lots. Structural fill, if required for
grading the building lots and roadways, should be placed on the above -described Glacial Drift or
Advance Outwash deposits following the stripping of the surficial unsuitable soils.
GEOLOGIC HAZARDS
Landslide Hazard
Due to the gentle to moderate slopes throughout the site and the very competent and stable
Glacial Orin and Advance Outwash deposits underlying the site at , shallow depths, the risk for
deep-seated landslides to occur on the site should be minimal. There is a possibility that shallow,
skin -type, mudslides may occur in the surficial topsoil and the light -brown, medium -dense fine
sand on the steeper upslope area in the southern portion of the site when these soils are overly
saturated. To tninimie such risks, the vegetation cover on unpaved ground should be maintained
and uncontrolled discharge of concentrated stormwater onto the ground should not be allowed
within the site.
Erosion Hazard
The surficial topsoil, the light -brown fine sand and the Advance Outwash are of low to moderate
resistance against erosion, while the underlying Glacial Drift deposit has relative high resistance
against erosion. The erosion potential of the site during construction can be minimized by placing
a layer of crushed rock over areas of frequent construction traffic and by installing a curtain drain
along the upslope southern boundary and the southern half of the eastern boundary of the site to
intercept near -surface groundwater flow to drain the water off the site. Unpaved finished ground
within the site should be landscaped and planted with grass or shrubs to minimize soil erosion
potential.
LIU & ASSOCIATES, INC.
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December 20, 2001
4-Lot Short Plat
L&A Job No. 2001
Page 11
ROADWAYS
Roadway pavement design for the proposed development is critically related to the conditions of
the underlying subgrade. We recommend that the subgrade soils within the roadway be treated
and prepared as described in the SITE PREPARATION AND GENERAL EARTHWORK
section of this report. Prior to placing base material, the subgrade soils should be compacted to a
non -yielding state with a vibratory roller compactor and proof -rolled with a piece of heavy
construction equipment, such as a fully -loaded dump truck. Any areas with excessive weaving or
deflection should be over -excavated and re -compacted or replaced with a structural fill or crushed
rock placed and compacted in accordance with the recommendations provided in the
STRUCTURAL FELL section of this report.
We recommend that a 6-inch-thick, compacted, crushed rock base (CRB), consisting of 5/8-inch-
minus crushed rock, be used for the roadways. Such crushed rock base will not be required if the
roadways are based on subgrade soils cutting into undisturbed, proof -rolled Glacial Drift and
Advance Outwash deposits or on structural fill constructed over Glacial Drift and Advance
Outwash. For the pavements of the roadway, the crushed rock or subgrade base should be
topped with 3-inch asphalt treated base (ATD) topped by 2-inch-thick Class 8 asphalt concrete
(AC).
BUILDING SET19ACKS
The purpose of building setback from the top or toe of a slope is to establish a buffer zone
between a structure and a slope, such that if a slope failure should occur, the damages to the
structure can be minimized. Similarly, if a building is to be constructed on a slope, the building
should have adequate setback from an overly steep portion of the slope. In general, the .greater
the setback, the lower the risk for the structure to sustain damages from a slope failure.
Municipalities also use buffer and setback to minimize potential disturbance to critical or sensitive
areas, in addition to mitigate damages to proposed developments.
LIU & ASSOCIATES, INC.
December 20, 2001
4-Lot Short Plat
L&A Job No. 2001
Page 12
The slope of the site is generally gentle to moderate, varying mostly from less than 6% to about
17% gradient, except near the southeast corner of the site where the slope steepens locally to
about 36%. The variation of the slope within the site is generally gradual. The only noticeable
break in the slope is at the toe of the steep slope lies within the adjacent properties to the south of
the subject site. The site is underlain by dense to very dense Glacial Drift and Advance Outwash
deposits of high shear strength. Due to the competent soils and a low potential of deep-seated
slides at the site, it is our opinion that the buildings to be constructed on the upslope southern
portion of the site be setback at least 30 feet from the toe of the steep slope lying over the
adjacent properties or 15 feet from the south boundary of the site, which ever is greater.
To enhance the stability of the buildings to be constructed on the southern lots, the foundations of
these buildings should be constructed at least one foot into the underlying Glacial Drift or
Advance Outwash deposit. The foundation walls along the south side of the buildings should be
extended upward at least 4 feet above the finish grade to catch mudslide debris in case shallow
skin -type mudflow should occur on the slope above these buildings.
]WELDING FOUNDATIONS
Conventional footing foundations may be used for supporting the residential buildings to be
constructed on the building lots. The footing foundations should be placed on or into the
underlying, undisturbed, gray, dense, Glacial Drift or Advance Outwash deposits. Water should
not be allowed to accumulate in excavated footing trenches. Disturbed soils in footing trenches
should be completely removed or thoroughly re -compacted prior to pouring concrete for the
footings.
If the above recommendations are followed, our recommended design criteria for footing
foundations are as follows:
LIU dot ASSOCIATES, INC.
L•>A ASSOCIATES 466 6
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LIU & ASSQCIA.TES, INC.
EnginceAn9 Geology _
oeoteG+niCAl Enpineering -_� ----
-�v March 18, 2W2
,Mr. Michael Sweazey
Michaelson Corporation
19310 — Third Avenue NW
Shoreline, WA 98177
Dcar Mt. Sweazey;
Subject: Response to Rcview Comment by City of Edmonds
ivlinjmum Risk Statement
4-Lot Short Plat
95xx Edmonds Way
Edmonds, Washington
City of Edmonds Pile No. S-02-33
L&A Job No. 1001
P.01
F_1pnh Science
Regarding the geotechnical comment in the 3/14/2002 letter by Ms. Meg Gruwell of the City of
Edmonds Development Services Department, our responlse is as follows:
Pertaining to Section 20.1513.110 of the Edmonds Community Development Code, it is our
opinion that the reduced buffer of btuldings from adjacent steep slopes
withintbe adverse impact subject
site, as recommended in our 1 /24/2001 geoteehetcal report, will have es
the stebitity of the site, the public or any private party, Provided that the recommendations in
the report is fully incorporated into the development design and implemented during
construction.
please call if you have any questions.
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Yours very truly,
LIU & ASSOCIATES, INC.
J. P((JU)iu,Ph.D., P.E.
Consulting Geotechnical F,ngineer
19213 Kerslake Place NE
• Kenmore, Washington. 98028
Phone 1425) 483.9134 • fax (425) 486-2746
ATTACHMENT 6