PLN20120016 staff decision with attachments.pdfNORTH,CITY OF EDMONDS 1
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Applicant: Bruce Lambrecht
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From:
Mike Clugston, AICP
Associate Planner
Date: August 29, 2012
File: PLN20120016
The applicant is proposing to subdivide one lot addressed as 9221 Olympic View Drive
into two lots (Attachment 1). The site is located in a Single -Family Residential (RS-12)
zone that allows lots with a minimum area of 12,000 square feet. The proposed lot
layout is shown on the preliminary plat map and preliminary development plan
(Attachments 2 & 3). While the existing house on the parcel will remain, a detached
garage will be removed. Because the parcel is zoned RS-12, a vegetation management
plan is required per ECDC 23.90.040.C.
►� � i�. 1 : � ;; �� 1 � it
A. Applicant: Bruce Lambrecht
B. Site Location: 9221 Olympic View
Drive (Tax ID 27031300101200)
C. .Request: To divide one lot with a
total area of approximately 28,046
square feet into two lots in a Single -
Family Residential (RS-12) zone.
D. Review Process: Short plats are Type
II permits. Following a public
comment period, the Director makes
an administrative decision.
E. Major Issues:
1. Compliance with Edmonds
Community Development Code
(ECDC) Chapter 16.20.030, site
City of Edmonds Zoning Map, April 17, 2012
Lambrecht Short Plat
File No. PLN20120016
Page 2 of 9
development standards for the RS-12 zone.
2. Compliance with ECDC Title 18, public works requirements.
3. Compliance with ECDC Chapter 20.01, development permit review
requirements.
4. Compliance with ECDC Chapter 20.75, subdivision requirements.
5. Compliance with ECDC Chapters 23.40, 23.80 and 23.90, environmentally critical
areas, geologically hazardous areas, and fish and wildlife habitat conservation
areas.
Note: All code sections referenced in this report can be viewed on the City's
website at www.edmondswa.us.
- 4 S�
1. Introduction
a. Setting:
The subject property at 9221 Olympic View Drive is located in the Single -
Family Residential (RS-12) zone. It is surrounded by similarly zoned and
developed lots on all sides.
b. Topography and Vegetation:
The subject site generally slopes from east to west toward Puget Sound. The
central portion of the parcel is fairly level whereas the edges are somewhat
more steeply sloped. The eastern edge of the parcel, in fact, was classified
as a possible erosion and landslide hazard during a previous critical area
review (see Section III.F). Vegetation on the parcel consists of typical
residential landscaping, including grass, small trees, and shrubs. There are
also a large number of evergreen and deciduous trees on the parcel which
contribute to a forested appearance.
c. Lot Layout:
The proposed lot layout is shown on the preliminary plat map (Attachment
2). The existing house will remain on proposed Lot 1 while the existing
detached garage and some other minor structures will be removed from the
parcel. Both lots will have access from the Olympic View Drive spur road.
2. Environmental Resources
a. The subdivision chapter, ECDC 20,75.085, states that a proposed subdivision
should be designed to minimize significant adverse impacts where
environmental resources exist (such as trees, streams, ravines, or wildlife
habitats). The existing trees on the site are environmental resources. The
vegetation management plan (Attachment 4) indicates that a number of
existing trees will be removed during development on lots; however, only
those trees which are identified for removal during review and approval of
Lambrecht Short Plat
File No. PLN20120016
Page 3 of 9
subsequent civil improvement plans may be removed (see Condition #2).
Retained trees must be protected during development in accordance with
ECDC 18.45.050.
b. The proposal minimizes grading by locating development on the more level
portions of the site. Approximately 350 cubic yards is proposed.
c. There is a steep slope on the eastern side of the lot as identified in the
associated critical areas determination (see Section ULF). No other
potentially hazardous conditions are known to exist at the site.
d. A stormwater plan must be submitted to the Engineering Division during the
civil subdivision improvement phase of the project and then when individual
building permits are applied for at this site. Any proposed development on
the parcels must be designed to meet current code and minimize off -site
stormwater impacts.
e. There are views of Puget Sound in this location. It does not appear that they
will be negatively impacted by this proposal since the subject parcel sits at
the bottom of a small steep slope and the bulk of the site is bounded on the
east by Vista Del Mar Drive.
3. Lot and Street Layout
Each proposed lot must meet the dimensional requirements of the zoning
ordinance (ECDC 16.20.030).
b. Lot sizes and dimensions:
Lot Area (square feet):
Required
Lot Area
Proposed
Gross
Proposed
Net
Lot 1
12,000
13,046
13,046
Lot 2
12,000
15,000
14,192
Lot Width:
The required lot width in the RS-12 zone is 80 feet. The proposed lots meet
this requirement.
c. Safe walk provisions.
The subject parcel is primarily served by three area public schools: Edmonds
Elementary School, Meadowdale Middle School, and Meadowdale High
School. According to information available on the Edmonds School District
website: http://webquery.edmonds.wednet.edu/edulog/webquery/
(accessed August 28, 2012), Edmonds Elementary is within walking distance
of the site. Existing sidewalks are available along Olympic View Drive and
crosswalks are available to cross Puget Drive just north of the elementary
school. Buses serve Meadowdale Middle and High Schools with stops near
High Street to the south and Vista Del Mar Drive to the north.
Lambrecht Short Plat
File No. PLN20120016
Page 4 of 9
4. Setbacks and Lot Coverage
a. Based on the development standards for the RS-12 zone, setbacks for the
lots should be as follows:
Lot 1: Street Setback (25 feet) from the west property line
Side Setback (10 feet) from the north and south property lines
Rear Setback (25 feet) from the east property line
Lot 2: Street Setback (25 feet) from the west property line
Side Setbacks (10 feet) from north and south property lines
Rear Setback (25 feet) from the east property line
Existing Structures / Encroachments: There is a house built in 1932 along
with a detached garage on the site. The house will remain on proposed Lot 1
while the garage will be removed. The house currently encroaches slightly
into the eastern rear setback — this will not change as part of the short plat.
In addition to the garage, some steps, a patio, and a walkway will be
removed or altered to in order to comply with the new 10' south side
setback for proposed Lot 1. A condition to this effect has been added.
b. Corner Lots: No corner lots are being created.
c. Flag or Interior lot determination: No flag lots are being created.
d. Structural Lot Coverage of Existing Buildings:
When the existing garage is removed, the existing house will cover
approximately 8% of Lot 1 while Lot 2 will have zero structural lot coverage.
Any future buildings or structures will be allowed to cover no more than 35%
of each lot. This will be verified through building permits.
5. Dedications. No dedications were required as part of this subdivision.
6. Improvements. See Engineering Requirements (Attachment 5).
7. Flood Plain Management. This project is not located in a FEMA designated flood
plain.
B: compliance with the Comprehensive Plan
1. The Comprehensive Plan contains the following goals and policies for Residential
Development which apply to this project:
Residential Development
B. Goal. High quality residential development which is appropriate to the diverse
lifestyle of Edmonds residents should be maintained and promoted. The
options available to the City to influence the quality of housing for all citizens
should be approached realistically in balancing economic and aesthetic
consideration, in accordance with the following policies:
Lambrecht Short Plat
File No. PLN20120016
Page S of 9
B.1. Encourage those building custom homes to design and construct
homes with architectural lines which enable them to harmonize with
the surroundings, adding to the community identity and desirability.
B.3. Minimize encroachment on view of existing homes by new
construction or additions to existing structures.
B.4. Support retention and rehabilitation of older housing within Edmonds
whenever it is economically feasible.
B.5. Protect residential areas from incompatible land uses through the
careful control of other types of development and expansion based
upon the following principles:
B.5.d. Private property must be protected from adverse
environmental impacts of development including noise,
drainage, traffic, slides, etc..
B.6. Require that new residential development be compatible with the
natural constraints of slopes, soils, geology, vegetation and drainage.
2. Compliance with the Residential Development goals and policies.
The proposal involves splitting one larger lot into two while retaining an existing
home. The new parcel will be able to support the construction of a new single
family home thereby increasing the amount of available housing within the City.
The natural environment presents few constraints to the further development
of this parcel with the exception of the need to remove several trees within the
development footprint. The impact to the steep slope to the southeast can be
minimized and mitigated by following the recommendations of the associated
geotechnical report (Attachment 6).
C. Compliance with the Zoning Code
1. The proposed subdivision must comply with the provisions of the Zoning Code.
See sections III.A.3 and III.A.4 of this document.
D. Compliance with the Flood Plain Management Provisions
1. The proposed project is not located in an identified flood plain.
E. Environmental Assessment
1. Is this site within a shoreline area (within 200 feet of the ordinary high water
- , mark of the Puget Sound)? No.
2. Is an Environmental Checklist Required for this application? This application is
categorically exempt pursuant to WAC-197-11-800(6)(a).
F. Critical Areas Review
1. Critical Areas File number: CRA20060092.
Results of Critical Areas Review: As indicated in the referenced critical area
determination, the property contains geological hazards including erosion and
landslide hazards as defined by ECDC 23.40 and 23.80. Prior to the development
of the Vista Del Mar plat immediately to the east in the 1990s, the topography
Lambrecht Short Plat
File No. PLN20120016
Page 6 of 9
of the area appeared as shown in Attachment 7. A large gabion wall was
subsequently constructed to support what is now Vista Del Mar Drive. For the
purposes of critical areas with this short plat, the predevelopment slopes will be
used. The applicant submitted a geotechnical report categorizing the steep
slopes and proposing mitigation for impacts to the hazard (Attachment 6). The
recommended steep slope buffer (10') and required building setback (15') are
shown on the preliminary development plan (Attachment 3).
2. ECDC 23.90 — Fish and Wildlife Habitat Conservation Area.
ECDC 23.90.040.0 requires all subdividable properties in the RS-12 and RS-20
zones to retain or create an area of native vegetation equal to 30% of the total
area of the lot. The goal of the 30% native vegetation requirement can be met
through maintaining existing native vegetation, establishing native vegetation,
or a combination of both. This is meant to provide additional protection for fish
and wildlife habitat throughout Edmonds; however, the intent is not to set aside
areas that cannot be used and enjoyed by the owner. The applicant submitted a
vegetation management plan showing the retention of existing vegetation and
the establishment of native vegetation where appropriate in slight excess of the
30% minimum requirement (Attachment 4). Monitoring and maintenance
provisions are included.
It is noted that all of the trees proposed to be removed on Attachment 4 (large
Xs) must be retained, pending civil subdivision plan approval. Only those trees
that would be impacted by civil improvement installation may be approved to
be removed during civil improvement review. It is possible that additional trees
may need to be removed to allow for construction of new single family
residences; any such need will be reviewed at building permit. Going forward,
the vegetation management plan may be modified with the approval of the
Planning Division.
G. Public Notice
On June 12, 2012, a notice of development application and public comment period
was published in the Everett Herald newspaper and posted at the subject site, as
well as the other required locations (the Public Safety Building, City Hall, and the
Edmonds Library). The notice was also mailed to property owners within 300 feet of
the site. The City has complied with the noticing provisions in ECDC 20.03
(Attachment 8).
H. Comments
1. Technical Comments
Five departments reviewed and commented on the subject short plat: the
Public Works and Parks and Recreation Departments, the Building and
Engineering Divisions, and Fire District #1 (Attachment 9). The Engineering
Division requested additional information and changes to be shown on the
Preliminary Development Plan, which was revised and resubmitted on June 12,
Lambrecht Short Plat
File No. PLN20120016
Page 7 of 9
2012. The Fire District indicated there appeared to be adequate fire hydrant
spacing.
2. Public Comments
No public comments were received about the proposal.
IV. DECISION ON SHORT SUBDIVISION
Based upon the Findings of Fact, Conclusions and Attachments submitted with the
application and during the comment period, the following is the decision of the City of
Edmonds Planning Division:
This preliminary short plat is APPROVED with the following conditions:
1. The geotechnical report in Attachment 6 shall be implemented. A 10' buffer
shall be maintained from the toe of the steep slope at the southeastern
corner of proposed Lot 2 in addition to the required 15' building setback as
shown on Attachment 3.
2. The vegetation management plan in Attachment 4 shall be implemented.
Any tree removal shall be limited to areas of civil improvement construction
and shall be approved through the review of civil subdivision improvement
plans. (Trees identified as hazardous or in poor health in a report including
tree hazard evaluation forms which is prepared by a certified arborist would
also be candidates for removal at the time of civil improvement review and
construction). All trees retained during the development process must be
protected according to the performance standards found in ECDC 18.45.050.
Changes to the vegetation management plan must be approved by the
Planning Division prior to removal of any trees not already identified for
removal. As applicable, the applicant may be required to submit a bond
pursuant to ECDC 23.40.290.
3. Where located within a required setback, the top of any rockery or retaining
wall shall be no more than 3 feet above original grade without an approved
variance.
4. With the exception of the house on proposed Lot 1, all existing structures
shall be removed or modified to comply with the proposed setbacks; this
includes the detached garage as well as patio, steps and sidewalk off the
south side of the house. Demolition permits from the Building Division must
be issued prior to removal of the structures.
5. The applicant must apply for review and approval of civil subdivision
improvement plans. In preparing these plans, the applicant must address
the Engineering Division conditions listed "Required as a Condition of
Subdivision" on Attachment 5. The required documents and applicable fee
may be submitted to the Engineering Division.
6. Prior to final short plat recording, the applicant must complete the following
requirements:
Lambrecht Short Plat
File No. PLN20120016
Page 8 of 9
a) Install the approved subdivision civil improvements or provide a bond for
their completion.
b) Make the following revisions to the plat:
(1) 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 No. PLN20120016 in the City of Edmonds Planning
Division."
(2) Include on the plat all required information, including owner's
certification, hold harmless agreement, staff's approval block, a
declaration of short plat, and dedications and maintenance
provisions, as appropriate.
(3) If setbacks are to be included on the plat, add the following
statement to the face of the plat: "Setbacks shown are for
reference only and vest no right."
c) Make sure all documents to be recorded meet the Snohomish County
Auditor's requirements for recording, including all signatures in black ink.
d) Submit two copies of the short plat documents to be recorded for the
Planning and Engineering Divisions' approval.
e) Submit an updated copy of the title report with the documents proposed
to be recorded.
7. After the short plat is recorded, the applicant must complete the following:
a) Complete the Engineering Division conditions listed "Required as a
Condition of Building Permit" on Attachment 5.
V. APPEAL
A party of record may submit a written appeal of a Type II decision within 14 days of the
date of issuance of the decision. The appeal will be heard at an open record public
hearing before the Hearing Examiner according to the requirements of ECDC Chapter
20.06 and Section 20.07.004.
VI. 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."
VII. 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.
Lambrecht Short Plat
File No. PLN20120016
Page 9 of 9
VIII. ATTACHMENTS
1. Land Use Application
2. Preliminary Short Plat Map, revision dated 6/20/12
3. Preliminary Development Plan, revision dated 6/11/12
4. Vegetation Management Plan (Sheets L-1.0, L-2.0 and L-2.1), dated 4/14/12
5. Engineering Requirements, dated 8/27/12
6. Geotech report from Lui & Associates, dated 9/11/11
7. Steep slope map, dated 5/3/12
8. Complete letter, applicant correspondence, and public notice documentation
9. Departmental comment forms
IX. PARTIES OF RECORD
Jeffrey Treiber
Lovell-Sauerland & Assoc.
19217 36th Ave. W, Suite 106
Lynnwood, WA 98036
Snohomish County Assessor
3000 Rockefeller Ave.
M/S 510
Everett, WA 98201
Planning Division
Engineering Division
Bruce Lambrecht
536 Bell Street
Edmonds, WA 98020
City of Edmonds �-
Land Use Application
❑ ARCHITECTURAL DESIGN REVIEW
❑ COMPREHENSIVE PLAN AMENDMENT s�
❑ CONDITIONAL USE PERMIT FILE # S7)0ZONE
❑ HOME OCCUPATION DATE -3 ` - REC'D BY
❑ FORMAL SUBDIVISION-
3 SHORT SUBDIVISION FEE ® RECEIPT # ;) I I
❑ LOT LINE ADJUSTMENT HEARING DATE
❑ PLANNED RESIDENTIAL DEVELOPMENT
❑ OFFICIAL STREET MAP AMENDMENT ❑ HE TAFF ❑ PB ❑ ADB ❑ CC
❑ STREET VACATION
❑ REZONE
❑ SHORELINE PERMIT
❑ VARIANCE / REASONABLE USE EXCEPTION
❑ OTHER:
PROPERTY ADDRESS OR LOCATION 9221 Olympic VieW Drive
PROJECT NAME(IF APPLICABLE) Lambrecht Short Subdivision
Bruce Lamfirecht
PROPERTY OWNER Amy Goertz PHONE# 425-778-8997
ADDRESS 536 Bell Street Edmonds Washington 98020
E-MAIL Bruce@GoertzLambrecht.com FAX#
TAXACCOUNT# 27031300101200 SEC. 13 TwP. 27 RNG. 3
DESCRIPTION OF PROJECT OR PROPOSED USE (ATTACH COVER LETTER AS NECESSARY)
The instant proposal is for the subdivision of a 28,046 sq. ft. parcel
into two parcels for the construction of a new residence.
DESCRIBE HOW THE PROJECT MEETS APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY)
The new lots will meet all the bulk regulations required in the RS-12
zone in which the project is located.
APPLICANT Bruce Lambrecht PHONE# 425-778-8997
ADDRESS 536 Bell Street, Edmonds, Washington 98020
E-MAIL Bruce@ GoertzLambrecht.com FAX#
Jeffrey Treiber
CONTACT PERSON/AGENT Lovell-Sauerland & Assoc Inc PHONE# 425-775-1591
ADDRESS 19217 36th Avenue W., Suite 106, Lynnwood, Washngton 98036
E-MAIL Jeff MSAengineering.com FAX#
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 information an xhibits crew' ub and correct to the best of my knowledge
and that I am authorized to file this applicati o e beb of e 0W.
SIGNATURE OF APPLICANT/AGEN DATE !s
Pro erty Owner's AA thorization
I ± certify under the penalty of perjury under the laws of the State of
Was ngton that the following is a true and correct statement: I have 4uthorized the above Applicant/Agent to apply for the
subject land use application, and gra ermissio b ' cials and the staff of the City of E and to enter the
subject property for the purposes 6T i ection and p a this application.
SIGNATURE OF O DATE
0-tions? Call (425) 771-0220.
Revised on 9114110 B - Land Use Application Page I of 1
Attachment 1
P LN20120016
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MEMORANDUM
®a -le: August 27, 2012
To: Mike Clugston, Associate Planner
Froon: Jeanie McConnell, Engineering Program Manager
Subject: PLN20120016, 2-lot Short Plat
9221 Olympic View Drive
Engineering has reviewed and approved the preliminary short plat application for the
Lambrecht property at 9221 Olympic View Drive. Preliminary approval shall not be
interpreted to mean approval of the improvements as shown on the preliminary plans.
Please find attached the Engineering Requirements for the subject development. The
applicant will be required to satisfy these requirements as a condition of short plat approval.
Once the Planning Division has approved the preliminary short plat, the applicant will be
required to submit revised civil engineering plans addressing all short plat conditions. Plans
are to be submitted to the Engineering Division. A civil plan review fee is to be paid at the
time of submittal. At this time, the review fee is $1000.
Thank you.
City of Edirionds Attachment 5
P LN20120016
121'STHAVENUE NORTH, EDMOND3 VVA98O2O
PUBLIC WORKS DEPARTMENT - ENGINEERING DIVISION
REQUIREMENTS FOR SHORT PLATS
To: Planning Division File Number: PLN20120016
Fvonn; Jeanie McConnell, Engineering Program Manager
Engineering Division
Date: August 27.2O12
Project: Lambrecht 2lot Short Plat
Address: 9221 Olympic View Drive
Required as a
Condition of
Subdivision
Required as a
Condition of
Building Permit
Requirement
Already
Satisfied
1. Right -of Way Dedication for Public Streets:
2. Public Street Improvements & Access
(Asphalt, curb, gutter and sidewalks):
a) Lots 1 & 2 shall take access off Olympic View Drive via the existing
private access road.
X
3. Private Access Requirements & Improvements:
a) Lots I & 2 shall take access off the existing private access road.
L Private access road should be paved to 20.0-feet in width, plus 18"
asphalt thickened edge, (as needed to direct storm flows) adjacent to
project limits consistent with Edmonds Community Development Code
18.80.000.
X
b) Slope of individual driveways shall not exceed 14% and shall be noted as
such on the civils.
X
c) Construct two (2) parking *stalls for Lot I
X
4. Street Turnaround:
a) Provide Fire Department turnaround within a designated easement area.
X
5.- Easements
(City utilities, private access, other utilities):
a) Provide all easements as required - access, utility, etc.
X
b) All lots shall access off private access road within existing access
X
6. Street Lights:
pin2U12001 P'ENGRR0MNTSxls 1of3
Required as a
Condition of
Subdivision
Required as a
Condition of
Building hermit
Requirement
Already
Satisfied
0. Water System Improvements:
a) Public hydrant spacing shall meet requirements of ECDC 19.25.
X
b) Provide water service stub to each Lot
X
c) Connect to public water system.
X
X
d). Install storz adapter on existing fire hydrant, as required.
X
9. Sanitary Sewer System Improvements:
b) Provide 6" lateral within access/utility easement with 6" cleanout at the
property line for each lot.
X
d) Provide 4" side sewer to individual lots
X
X
e) Connect to public sewer system.
X
X
10." Stormwater S stom lrn rovements:
a) Provide a Stormwater Management Report and Site Plan that shows
compliance with ECDC 18.30, Stormwater Supplement and 2005
Department of Ecology Stormwater Manual.
X
b) Construct privately owned and maintained stormwater management
system sized to provide adequate capacity for proposed future single
family dwellings and associated impervious areas, as well as other
impervious areas created as a condition of approval with the subject
development. Storm drainage system(s) shall be designed in accordance
with ECDC 18.30.
L Stormwater management system to be located on private property.
H. Construction of storm facility on Lot 2 may be deferred to coincide with
construction of a single family residence on Lot 2 unless improvements
created on Lot 2 with this subdivision meet or exceed 2000 square feet of
impervious surface area.
X
X
c) Connect all new impervious surfaces to City storm system as required.
X
X
d) Provide storm sewer stub to all proposed lots.
X
e) Connect to public storm system or manage stormwater on site if soils
allow.
X
11.Underground Wiring(per Ord. 1357 :
a) Required for all new services.
X
X
12. Excavation and Grading (per IBC
a) Submit a grading plan as part of engineered site plan.
X
X
b) Submit grading plan for foundations with building permit.
X
13 Signs e:
a) Provide fire and aid address signage.
X
14. Survey Nlonurnentation(per Ord., Sect. 12.10.120 :
N/A
15. As -built Drawings (per City Engineer):
a) Provide an as -built drawing of all street and utility improvements both in
.dwg format as well as a hard copy.
X
X
pin20120016-Lambrecht-2lot_SP-ENGR RQMN i S.xls 2 of 3
form revised 07.19.11 printed 8/27/2012
Required as a
Condition of
Subdivision
Required as a
Condition of
Building Permit
Requirement
Already
Satisfied
16. ®then Requirements:
a) Plat showing lots, easements, legals, survey information
X
X
b) Legal documents for each lot
X
c) Field stake lot corners (by professional surveyor)
X
d) Field stake utility stubs at property lines
X
e) Clustered mailbox location per Postmaster
X
f) Maintenance agreements
X
g) Traffic Impact Analysis
X
17Engineering Fees:'
a) Storm system development charge
X
b) Sewer connection fee (each new lot)
X
c) Water connection fee (each new lot)
X
d) Water meter fee
X
e) Traffic mitigation fee per each new SFR
X
f) Short Plat review fee
X
g) Right -of -Way Construction Permit
X
h) Inspection fees
X
pin20120016-Lambrecht-2iot_SP-ENGR RQMNTS.xls 3 of 3
form revised 07.19.11 printed 8/27/2012
Lftl
&-AYSOCIATES,
INC.
Septerni-')er 1 11, -1.0 1 1
N-11-. Scott schnebtr
76 1, Daley Streei
Edmonds. '%VA 98020
Dear -N4 r-, Schn ebtr:
Sulje& Okotecl-mR,al Ilivestigation
I anlhvtcht Short Plat
944 1 ()Ivinpic Viow Dri,vc
F.dmwids. Washim,-Ion
L&A R)b N,o- 1 ]-col
YNTRODUCTION
Ea-7n, Science
1.
At �'OUI- WC haVC 00mpletcd a geotechniclal ins fb� the proposed s1lort
C, I
plat, located at the above atddrcs-s' in L-Anionds. WashitioEton. to address two
issues: I ksetback fioni (he swep slope ill the southeast carrier area of the plat and 21)
feasibility of-onsi(e stoi.-niwater disposal, The general location offfie plat site is shown on
'late I Vicinloy Map., attadied hercto, Presented in this report are eair findings,
c,onclasion,kand recommendations on these issues.
PROJECT DESCRIPTION
We understand that the proposed develop-nent for the site is to plat it into two single-
fi,imily building lots stacked in a north -south orlenlation, �vith a nev,- ;`smile.-l"ttrZiiy
residence constrm:ied on each of the lots, Fl:w our lise in this iliVeStigaLi011, )XU PrOVIded
its Nvittt a topographic survey plan of the plat site, As sho,,vii on this plan, presscni.ed on
,19213 Kentake Place NE - Kenmore, Washington 980
Phone (425) 463-9134 - Fax (426) 4863-2746
Attachment 6
PLN20120016
sep"einber 1 1. 12/011
LarnbrtfchL Short Plat
L&AJobNo. 11-061
Page 2
Plate 2., an area �vith slope of40%' or niore is tnapped at the southeast corner of the site.
This steep slop,- barely extend--, into the subject plat site. '11e setback of props sed
developi-11M 1 1; 1-0111 this Steep sloped area needs to be deLell-nined- Onsite clj"-posal of
, -to -ious surfaces of proposed developinei t is pt n d
rm runoffcollecled ov-er it I I all e .
Feasibility of utilizing infiltration trenches., located in (lie Ioxv-lying area at the north end
of lhesitcis i..o be evaluated.
SCOPE
To achieve the above purpose, kv propose a scope ol senvices comprising spec-iflcally the
following-,
L Review goologic and soil conditions at and in the vicinity- of the sul�jec! property'
L
DUsed on as published geologic reap,
2. Explore subsurface (soil and �roundwater) conditions in the area of pro posed
infiltration trenches of tyre site with backhoe test pits to depths where a soil StraLL11-1-1
suitable i or stoirawater infiltration is encountered or to the maxinrium. depth (about
10 feet) capable by the backhoe used in test pit excavation, �Nhichcvcr occurs first.
3. Conduct laboralor� gradation tests, in accordance with ASTM D422 ori 1-wo soil
samples obtained frorn a target
ed soil stratUni in the test pits. The test results are
to be used in determining, the design infiltration rate of the target soil stratum for in
accordance -v�Jth I ISDA Texture Triangle, per Washi:ngton `',tale Deparu-rent of
Ecology ')005 4torniivater DesignManual of Western Wasliini-,ton.
I �t
4, Prepare a written report to present our findings, conclusions and geotechnical
recommendations for the design of infiltration trenches.
LIU & ASSOCIATES, INC.
September 11. 20 11
Lanibreclit Short Plat
L&A Job No. 11 -061
Page 3
SITE CONDITIONS
Surface Condition
The site is situated on the mid -slope of westerly to nortim,esterly declining. moderlate to
steep hillside overlooking Tit -owns Via), of Puget Sound, It is bounded by Kairez Drl� e (a
private road) to the east. a joint. -use paved driveway to the %vest. and adioined by single-
family residences to the north and south
According to the topo-graphic map of the site provided to -us, the terrain Nvithin the sit-,
generally slopes do\-,,n oentiv w-ecteriv at al)out 5 to IS percent grade, In the SOLItheUSi
corner ama of t1le site, the ground slopes down iiorthweSLerly at 40 percent or more ihml
off the site to about 21 to 3 feet inside the site, then moderates to about IS to 33 percent as
it continues I'm-thcr into the site. In the north end area of the site, the ground (Icscends
northNv,ard at about .15 to 29 percent a7l-ade-
A house arid a detached garage currently occupy the central cast side of the site. NN.t'e
understand these existincy stmeWres are to be demolished to make way for the proposed
Z, I
dcveloprnent of the sitc, flie. -garage is accessed via a L_7dVel-SLIrfaccd drj-vc-,Nay entering
I
the site al its SOLIthwest corner, The open area around the 110USe and tile write is mostl-y
cover by lawn grass. Dotting throughout the site are mature. very large and tall,
eve.qgreen and deciduous trees. Thick brash covers the ground along the north and cast
boundaryareas of the site,
LIB & ASSOCIATES, INC.
Sept ciriber I I , 20 11
Lambrecht Short Plat
L&A Job No. 11 -061
Page 4
z:1
Geologic Setting
The Cienloi-de Mai) —of the-Fdrnonds East and Pan of the F.Amonds West-Quadranzies.
)ATa-siington ha. James R Minard, published bN lj. S. Cieological Surve,,, in 19',R,3, \vlas
refercneed for the Ecoloaic and soil conditions at the residence site. According to this
publication.., the surficial soil units at and in the vicinity of the sutject plat are mapped as
a Transitional Beds soil unit underlain h-v an Olympia Gravel (Qo�,) soll unit.
The transitional beds soil unit is composed ol'olacial and non -glacial deposits consisting
mostly of mas-sive, thick or thin beds and laniinac of gray to dark '.ray fine -sandy to
cla�-ev sill. The tine -Grained transitional beds soils were deposited in lakes at some.
distance away ir - ' o m the ice liont and in fltiviil systerns priar to the advance of the lacial
ice, 1'he sediments were mostly deposited durim the transitional period near the Close nt
pre -Fraser interglacial (OhImpia Inter gl ac ia tion) time and into e,,-irly- Fraser glacial tjnlc-
The transitional beds deposits generilly are very-s-tiff., to hard and of extreniclA7 loAv
-
perrneabilit� in its natural, undisturbed state. soil unit, howm� er, was not
encountered in the test pits excavated on the site
The Olympic iffavel soil unit is compt-,).sed r of stratified sand and. gavel with vei3-r minor
W � — __
mnount- of silt and clay. deposited during the 01-vmpia interglaciation. Due to their
generally granular composition, the deposits of this soil unit are of moderately high
permeability and drains well. The deposits had been glacially ovemdden and are
generally dense to veii,dense in their natural. undisturbed slate. except the top fiew feet of
Ying
soils which ar-e normally weathered to a loose to inedium -dense state. Tyre u e nderl,' _
LIU & ASSOCIATES, INC.
Septeinher 1 1, 2011
Lambrecht Short Mai
1,4—A Job No, 1, 1-061
page 5
z:11 -
fresh Olympic gravcl deposits in their native undistux-bed stone can provide good
fk wridation SUPPOT-1 N4 ith little Settlement expected for lit -lit to moderately heavy structures,
Soil Condition
SubSL1rfb;ce conditions in the area at the nDrth end of the site Nvere explored with 0'vo test
pits. These test pits were excavated on August 29.. '201 I. 4vilh a rubher-tirQd backhoc to
depths of 9,0 and 7.5, fleet. The approximate locations ofLhe test pits are shown on Plate 2
- Site and Exploration Location Plan. The test pits were located with either at tape
rneast.ire or by vistial reference to existing topographic features in the field and on the
topographic sLtrvey mapand their locations should be considered only accurate to the
measuring method used,
A aeotechnical enizineer from our office x\as present during subsurfaee exploration, who
examined the soil and geologic conditions enctmrilered and completed logs of test pits.
Soil samples obtained from each soil laver in the test pits were visually classified in
,-eneral accordance Nvith United Soil Cla-s-sification System, a copy of which is presented
on Plate 3. Detailed descriptions of soils enCOLITILered during site exploration are
presented in test pit logs on Plate A
Both test pits encountcred a laver of loose organic topsoil front I Z' to 1 F, inches thick.
Underlying the topsoil is a layer of �Nvcathcred soil of loose to medimri-dense, slight]-,
silty, fine sand, with a trace of fine gravel and some roots, about 2.0 to IS feet thick. The
weathered soil is un.derlain to the depths explored by at dark-bro-wn but clean deposit of
LIU & ASSOCIATES, INC.
sip ember 11, 7-011
Lambrecht Short plat
L& i\ Job No. 11 -061
paile 6
dense... medium to coar-se sancl, with a trace of'Ime gravel. This deposit is interpreted as
the Olympic gravel soil unit.
Groundwattr Condition
Ciroundwater was not encountered by either test pits excavated on the site. 'llie topsoil,
weathered soil and the underlvinu� Olvnivic gravel deposit are all of to odcratcly high
permeabilitand would allm�stormy -�vater to seep through easl]N. Water infiltrating into
y -
the ground would perch on the surface of a 1mv-permeability fine-L41-ained deposit at such
I -
depth that it should have minimal or no impact on the 1"unctioning of the proposed
infiltration trenches.
DISCUSSION AND REC01AMENDATIONS
ONISITE STORM'VV'-NTER DISPOSAL
General
used on the soil condition encountered by the test pits excavated on the plat si e it is our
opinion that the 1'resh 01yrnpie gravel it I dcpos' of clean medium to coarse sand soil tinder
the north end Of the site at shallo-,�-' depth should be ,able to support the proposed
infiltration trenches for disposing stormwater onsiLt. Construction of the infiltration
trenches should be monitored by a geotechnical eng.ineer.
Particle Size Distribution Tests
Two soil samples, obtained from Test Pit I at 5.0 feet (referred to as Soil Sample 1) and
Test Pit 2 at 4.5 feet (referred to as Soil Sample 2) belo%- tirade, were sel.ected for Particle
LIU & ASSOCIATES, INC.
September I 1., 2011
LambrMit Short Plat
L&A Job Nof 11-061
Pa 0 C
C,
Size Distribution tests in labormory to detelinine the infiltration rate of the targeted
Olym is gravef deposit. The reports of these wsis -Ire Presented on.Plaws A- I and A-2) in
, P -
the attached APPENDIX,
As'shown on the Particle Size Distribution test reports, both soil san-iples N� ere composed
of Emivclly fine to coarse sand, vvith a clay content of 4.9`�O and gravel. Isand convent of
91.t_}°%o for Soil Sample 1, and clay content of 3.0", Lind gravet.'sand content of 90,3''-o "oi-
Soil sample 2. According to the ITSDA Texture Triangle from U.S. Department of
Agriculture) chart, shown on Plate A-3 in the amwhed Apperidix. both soil samples can
be cJa,;,-,jficd as "sand". .
Design Infiltration Rate for Infiltration Tmiclies
The Stormwater Managemetit IN-Janual for Western Washim-non. '100-5 Edition. published
I y Washington State Department of Ecology, is used to estimate the design infiltration
rate of the target soil for infiltration trenches to be constructed at the north end of the
plate site. According to the table of Recoinimended I'mfiltration Rates Based on USDA
Soil Textural Classification shown fin Plate A-3, the short-terni infiltration rate is
estimated to be 8 iph (inches per hour) and the lotto,-tenet-tenetinfiltration rate 2 jp1i tbr both
t:
soil samples classified as '-sand.".
As shown on the, ParticIe Size Distribution test reports, the Dr,} size (the size of 10%
passing) is 0,081-4 hicli for Soil Sample I and 0,0786 inch for Soil Sample 2. According
to the table of Alternative Reconiniended. Infiltration Rates Based On ASTM-Gradation
L1_LJ & ASSOCIATES, INC.
September I I, 20 t I
1,ambrecht Short Plat
L&A Job No. 11-061
Pasqe 8
Testing presented on Platc A4 the estimated long --term infiltration rate is 11.58 I'ph for
Soil Sample I and 1.49 1ph for Soil Sample 2.
Based on the above, we reco mniend a design infiltration rate of 1.` iph be used for the
design of the kifiltration trenches to be constructed in the north end area of the sjtc.
Infiltration Trench Construction
The trenches should be cut at least 6 inches into the underivina clean sand ol'Olymple
gravel deposit. To reach this target soil laver the infiltration trenches �,ould have to be
excavated at least 4,5 feet deep. The soil unit at bottom cif infiltration trenches should be
verified by a geotechnical engineer.
The infiltration trenches should be set back at least 5 feet from property lines. at least 8
feet from nearby- building foundation,,,. and at least 20 feet from the top of the steep slope
of 40'a'o or more. -Ilie soil unit and trench cut bank stability Should be verified by a
geotechnical engineer during excavation.
The schematic presemation ofan infiltration trench N-vith a single dispersion pipe is shown
on Plave 5. The infiltration trench should be at least 24 inches wide, The schematic
presentation of an infiltration trench with multiple dispersion pipes is shown on Plate 6.
Multiple dispersioti pipes, if used in an infiltration trench, should be placed at least.2, fccl
off the trench wal Is and spaced at no closer than 4 feet on Centers.
LIU & ASSOCIATES, INC.
September I I. 2011
Lambreclit `short Plat
f -&A Job No. I 1 -061
PaL,e 9
The side walls of the trenches should be lined with a layer of non-xvoven. utter fifibric,
skich as M1PZAFJ 1401'* S, The trenches are then filled with clean washed 1c) .14".4, inch
gravel or crushed rock to xvithin about 10 inclies of the Ifinish grade. The dispersion pipes
should be constructed of 4-inch rigid PVC' pipes and laid level in the gravel or eiushcd-
rock filled trenches att about 16 inches belo-�v the top oftrenehes. The top of the gravel or
crushed rock fill should also be covered ,Nith the filter fabric liner, The remaining
trenches should then be backfilled with compacted onsile clean soils. StormAaster
captured over pw,7ed dilveN� a\ s should be routed into a catch basin. equipped with an oil
water separator before being released into the infiltration trenches.
t-
SETBACK FROM. STEEP SLOPE
Accordu)lz to the topographic map provided tots, a steep slope is niapped at and to the
cast of The southeast corner area of the site. This steep slope descends northwesterly at
grades of 4011/o or more from offthe site to within abotit 2 to 3) feet inside the east
boundar\, of the site. then decreases to about 18% to 3331�-'b as it confiritics farther into the
site. A:cording. to the above- referenced geologic map and the soils encountered by the
test pits excavated on the site.. the site is underlain at shallow depth by dense sand deposit
of the Olympic gravel soil tinit. This deposit is of moderate to high shear strength and is
e -
quite stable. It is also of moderately high pernicability and would allmv stout runoff to
seep into the ground easily. Therellore, geologic hazards, such as erosion. landslide and
scismic damage should be minimal within the site. It is our opinion that the proposed
development for the site may be set back at a horizontal distance of no less than 10 feet
-te st ew-ner of the site,
f "I
rorn the toe of` or .snore slope in the area of tt southea
LIU & ASSOCIATES, INC.
Septcinber I 1, 2)(111
Lambrecht Short Plat
L& A Job No. 11-061
Pag e 10
LTMITAI'JONS
This report has been prepared for thle specific application to this project for the exclusive
use b-,, Mr. Schrieber and his�issociates. representative, consultants arid contractors. We
reconurrend that this report.. in its entirety, be included in the project contn-lct documenis
for the itifori-nation of the prospective contractors fir their estli-nating and lidding
purpclses arld for Compliance with the recommendations in this report during construction,
The cone ILISions and interpretations in this report. lion evcr, -qhClLlld not be construed as a
warranty of the subsurface conditions. The scope of this study does ]lot include services
related to conitruction safety P1`0=111011S and our recommendations 11-C 'not imended to
direct the colntr actor's methods. techniques. sequences or procedures, except tIs
specifically described in this report for design considerations.
w g
Our recomi-nendations and Conclusions are based on the geologic and soil conditiolls
encountered in the test pits, and our experience and engineering judggiiicnt. The
conclusions and recommendations tire professional opinions derived in a manner
consistent with the level. of care and skill ordinarily exercised by, other members of the
profession currently practicing under similar conditions in this area. No warranty,
expressed or implied, is .made.
The actual subsurface conditions of the site mayvary fron-i those encountered bY the: test
pits. The nature arid extent ol'sueb variations inay not become evident un.61 construction
starts. If -variations appear then, we should be retained to re-evaluate the
LIB & ASSOCIATES, INC.
September I 1, 20 11
I-ambrecht, Short Plat
L & A Job No. 11 - 0 61
Page I I
recommendations of this report, and to verd-y' or modify them it writing prior io
Proceeding fjrthQr ,vith the construction c)fthe proposed developmem
CLOSURE
We are pleased to be of service to you On fl-tis, project, Pleaselleel firee to Contact us if yoll
havtan.v questions regarding this report or need further consultation.
Yours very truly.
LIUI,4z.--A�SOCIATFS, TNNC.
-S--(-J—uJI'an) Liu . Pli. D- PJ
Consulting Geoteclinical Elmaincer
Six Plates and Appendix attached
LIIJ & ASSOCIATES, MC.
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Geotechn"icai Engineering • Engineering G-alogy . '`arch S i�--rce
VICINITY MAP
LAMBRECHT SHORT PLAT
9441 OLYMPIC VIEW DRIVE
EDMOND , WA HINGTON
JOB NO, 11-06i DATE t512011 PLA
LIU & ASSOCIATES., INC.
Ge-aiecbniu! Engineermg - En-gintering Geology - EarlScielite
SITE AND EXPLORATION LOCATION PLAN
LAMBRECHT SHORT PLAT
9441 OLYMPIC VIEW DRIVE
EDMONDS, WASHINGTON
ra
UNIFIED SOIL CLASSIFICATION SYSTEM
MAJOR DIVISIONS
GROUP GROUP NAINIE
SYMBOLI
COARSE-
GRAINED
SOILS
GRAVEL
A t, 1 "cC, t�
COAR�--, FRACTICTI�
RE'AINIEIC ON N-'I', 4 SIEVE
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GRAVEL i`�*.di
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SAND
MORE Ti�A,IA
C0-'RS---
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SAND
SP PCOFRLY-GRADEO ;,;A',.-,
SAND WITH
FINES
SIC EY SA N r-
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CRANED
SOILS
10,01 R E7�tAN
PASSINIC- ONI THE:
N'0. v E
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LIQUID LIMIT
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HIGHLY ORGANIC SOILS PT
PEA, AND OTHER HIGH'-Y &3;LS
NOTIE'S:
OF SOIL :N A-CCORCANCE 10,1TH A,STIV o-24,pp,-a3-
2. 80CLASI,IICATON USING LABO,--,,AT0RY TESTS �S BASEG
ON ASTM D2487-83
3 DESCRI P7 10-INS OF SOIL DEN,5i OR 'CON SI ST-z 14 CY ARE
BA,SED ON .JFRPRETATIONOF BLOW -COUNT 13AT-A, VSUAL
APPEARA,N�-E OF SCiLS, ANWOR TEST DA"'A.
LRI &ASSOCIATES, INC.
Gemc--hnicai Engmeering Engfilleelm-g GeV09Y a'th 'SC-16r1ce
SOIL MOISTURE MODIH-RS:
DR. f - APSEH-CT OFMOIS-URE, DUSTY. DRY TO
THE TOUCH
SL,GI-lT'-'( V,015T - 7,-ZACE 1,11011STURE, 01-?�5-y
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vvl ET - VISI B L F.REE WATER. 0, R 5iA-a. iATEC.
1-15"%ALLY SOIL IS 08-,A-l%2::D FROM :9�1-0%N'
vVA, T E R T AS LE
UNIFIED SOIL CLASSIFICATION SYSTEM
PLATE 3
LIU & ASSOCIATES, INC.
Goote,Glhnia Engineenng Engi-ieermg Geo,oqy - Earth Scilance
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9441 OLYMPIC VIEW DRIVE
EDMONDS, WASHINGTON
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LAMBRECHT SHORT PLAT
9441 OLYMPIC VIEW DRIVE
Geove-chnical EngineerinY Enqiqe�-tmg Geology - Earth Science EDMONDS, WASHINGTON
JOB NO, 11-061 1 LATE : ... I PLATE
PPENDIX
Particle Size Gradatiou Test Report
Lanibrec-hi Short Plat
9441 Olympic View Drive
Edmonds, Washington
L&A Job No. 11 -061
LIU & 'I TEST INC.
MI
IlM
ASTM C1171136 Particle Size Distribution Report
GRAIN SILt - mm
SAND
% COBBLES C SF1NE GIBS � _MEDIUM I FINE J SILT
CLAY T
1 US 45.0 43.9 i 4.1 4.9
5MVE
PERCENT SPEC! PASS?
SIZE
I FMF-R RCENT
4_fE
V4 in,
1 100.0
eta"n.
1,12 in-
98,5
.375 in,
W5
1,14
9&5
h 'Ho
"-9
040
519
tn' 40
9.0
041326 mir.
6.9
0.0208
5.9
0.0120
5,9
0,0085 mm-
> 4.9
0.01061 mm.
4,9
J,
0,0030 mn—
4.9
0.001.2 Imm-
3.0 ]I
Soil Description
PooTly SAith silt
Atter8 _qrq,Limlts
PL=
LL=
PI=
Coefficients
08,5= 1.26
D607- 0334
050= 0-.198
030= 0104
D15= 0A 13
iJ 0= O0824
CtJ- f"4F
Ce 0.95
Classjficaftory
usc$= sp-Sm
A.ASHT0=
A-3
Remarks
FJvL=0.03
{M! 5PM-I!IQ'40f" PPOYLIUM)
Sarnpl* No., 990IX Source of Sample: Lwnboedht Short Plat irl 1-4160 Date: 9-9-2011
Location: ElevMepft 5,0'
Client W &A-s,�Q6atem
Project. 20.11 1.;'bb"torl Prpj 'Fe'-st , In-
ct No: 091.128 Robert AikKMaq_
ILL
ASTM C1171136 Particle Size Distribution Report
% COBBLES
(3KA1N,->ILt: - mm
% GRAVEL % $AND
C RS, i FJW9E MEDIUM - I FINE
32
SIZE
PERCENT -SPE-r-'
FINER 3 PF-ROEN1 (X=NO)
i ?2 in,
100A)
.375 in.
}9.6
V4
99.3
I or
9-1.1
04f)
42.1
0-03,24 mm-
7,9
U206 rn-m-
6,9
0.01210 m-D,
5-9
4l i1085 =-n.
4.9
OX061 Tnin,
3.9
3s
Q,(j1O12 gym.
€ 3.0
- (M* m xsf arttPrONIded)
$ pmple No., 93OI Source of $a rnple. Lawbrcc1t Short P13! #1 t,060 Date, t
L Pion � 4
Elev.fDWh, .5*
Client; Lai&As!Pci€Ovs
Froject: 2011 Lak-ratory Tcsi;s:g
1-28 Robert Alkman
P joat No: 09 1
sit-T
Sof Del�cflpliomn
Well-gmadt!4 sw)d Vith.silt
PL=
LL=
pl=
085= 1.45
D8L)= 0-733
.
D5o= 0.546
D ,30= 0-273
. = 0.12i
D1,5
�o= 0.0786
Df
Ce 9.32
Classification
uscs# sw-sm AASHTO=
A-1-b
Remarks
F.M,--AV-1
USOA Soil Textural Triangle
Table Recommended Infiltration Rates
based on USDA Soil Textural Classification.
Correction
Estimated Long -Term
Soll Textural CI-qssifiratkm
InfiltrAtion
Factor, CF
(Liesign) lufft"(10II Rate
Rate (inlhr)
(in-111r)
771m -5=dy gravels and
21)
2
to
grXvelly &uids (ix' 90,10 of
Ike to=d soil swnptc is
iii
�ctaincd in ffic "' 10 sin,c)
SemJt3
r2
Loath Sand
f
0,5
-Salmi' Loam
0.25
Loam
t1.5
4
0.113
'Frcim WEFIASCE, 1M.
FL�,-Fr,- A-S
Pebruafy 2005
Corrc,Uion factors higher flian those prc,idi:d in Tablc 3.7 shnuld be
o - L U1
.onsidcred For ,imations h,3re tong-lerin rnaintcnam� will be difficult 1
inip'l-cment, where li'LIC, OF r1C) pT0tFC-MrI1(,'II! IS AII(R'L[Mted, or wherc silic
conditions are highly variable OF Uncertain. These: suLlationS 1eACJUiFC tht�
highly
use of be.q professional Judgment by thi� site enginecr arid the a proval of
C, P
the local jurisdiction, lai Operation. and Maintenwice plan and a financial
bonding plan may bc r, quired by the local jurisdiction.
2. ASTM Gradation 'Lcstjng.q(Full Seale Infiltration Facililies
As an alternaLiVC to Table, 3.7, rucrit studies by?viassmatin and ButcharT'
(2000) were used to develop the correlation proN,id,'A inable, 3,8. Thest,
studies compare infiltration measurerntnt-s frorn full-scale infiltrzation
facilities to soil gradation dam developed using the ASTNI procedure
(AST7vf D*222)_ The primary source of the data used by Massmann ,:uid
Buaf�hail -,vas from Wi I tsi-c (1998), V-,"110 inlcludeki I united i Itfiltration
sfi,iLiiesonly ors l'hLirsic)nCtiority sites- flowever,,Nia.,,;iiiariiiatidl!LILC.har-
also included linnited data from King and Clark Coum-y sites in their
final,ysis. This table provides recommended lono-terns infiltration rates
that leave been correlated to soil gradatioa parameter F using the AT.M
soil gradation pr000d—Ure.
Table 3.8 can be used to estimate long-term dCsIi!,n inifiltratICIR rites
dj�%xtiv from soil gradar[oii data, subject to the approval of ht' luul
jurisdiction, As is true ofTable 3.7. the lomteruni rates provideuf in Table
3 U reps sent average Conditions revarding, site, variability
e P the deT, ee of
long-temi maintenance rend pretr4atnicnt for TSS control. The long-term
infiltration rates in Table 3.8 tnay n=d to he decreased if the site is highly
'variablc. or if maintenancz. and infltietit characteristics tire not well
controlled, I'lit data that forms the basis for Table, 3.8 was from soils that
would tie classified as sands or sandy gravels. No data was available for
finer soils at the time the table Nvas dcN�cloiiid.nierefoi,e,"fable 3.i should
not be used for soils with a dies si/_c (10% paFsI rig the size, listed) less than
0.05 nirn Standard Sieve),
Alternative Recornmerided Infiltration
Rates imsed on ASTM Gradation Testi iE.
Dip SL-e from ASTM D422 Soil
Grndafion Test (mm)
Estimated Long -Term (Design)
hiflitration Rate (In./hr)
0A
9
03
6.5*
10"
0.05
0.8
Not recorm=ndcd fix
Rd-- tosSCA vA SSC0 for
Volume III d Hydrologic Analysis and Flow Controf BMP-3
L- &T E-, A - 4
A H
99 xg
W 5,
A P P H
1�5 o
4MU. -
- - - - - - - -------
CITY OF EDMONDS
121 5th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 ® Fax: 425.771.0221 ® Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT ® PLANNING DIVISION
`nc. lgy%J
May 31, 2012
Jeff Treiber
Lovell - Sauerland & Associates, Inc.
19217 361h Ave. W, Suite 106
Lynnwood, WA 98036
Subject: COMPLETE APPLICATION, CLARIFICATION REQUESTED — LAMBRECHT 2-LOT SHORT PLAT
AT 9221 OLYMPIC VIEW DRIVE (PLN20120016)
Dear Jeff,
Thank you for submitting the required documentation and application fees for the above -referenced
permit; your application is complete according to ECDC 20.02.003. However, while the application is
technically complete, additional clarification is required. Please address all comments in a written
response and by providing updated plans, as appropriate:
Tree retention. Sheets L-1.0, L-2.0 and L-2.1 indicate the proposed removal of many
existing large trees on the site. Only those trees directly impacted by the installation of
short plat improvements may be removed — in this case, it doesn't look like any existing
trees shown will be impacted by short plat improvements. As a result, please update the
preliminary development plan to show the retained trees and how they will be protected
during development in accordance with ECDC 18.45.050 and show any that will be removed
as part of the short plat improvements. Also, please update Sheets L-1.0, L-2.0 and L-2.1 to
show the additional retention.
Engineering comments. Please address the comments from the Engineering Division dated
May 31, 2011 (attached).
The City will proceed with the associated public notice requirements. However, please keep in mind
_that a complete response to this information request must be received within 90 days or the
application will lapse for lack of information (ECDC 20.02.003.D).
If you have any questions, please contact me at (425) 771-0220.
Sincerely,
4
Mike Clugston, AICP
Associate Planner
Attachment 8
P LN20120016
Notice of Application an -,,_'
Public Comment
Period
NAME OF APPLICANT: Bruce Lambrecht
DATE OF APPLICATION:
DATE OF COMPLETENESS:
DATE OF PUBLIC NOTICE:
PROJECT LOCATION:
May 3, 2012
May 31, 2012
June 12, 2012
9221 Olympic View Drive
Tax Parcel Number 27031300101200
PROJECT DESCRIPTION: The applicant has applied to divide an existing 28,046 square foot parcel into two lots.
The site is zoned Single -Family Residential (RS-12), 12,000 square foot minimum lot size. Preliminary short plats are Type Il
decisions issued by staff.
REQUESTED PERMITS: Short Subdivision
OTHER REQUIRED PERMITS: None
REQUIRED STUDIES: Preliminary Development Plan, Vegetation Retention Plan, Geotechnical Report
PUBLIC COMMENTS DUE: June 26, 2012
Any person has the right to comment on this application during the public comment period, receive notice and participate in
any hearings, and request a copy of the decision on the application. The City may accept public comments at any time prior to
the closing of the record of an open record predecision hearing, if any, or, if no open record predecision hearing is provided,
prior to the decision on the project permit. Only parties of record as defined in ECDC 20.07.003 have standing to initiate an
administrative appeal.
Information on this development application can be viewed or obtained at the City of Edmonds Planning Division between the
hours of 8:00 a.m. and 4:30 p.m. Monday through Friday or online through the city's website. at www.edmondswa.gov through
the Online Permits link.
City of Edmonds
Development Services Department
Planning Division
121 5th Avenue North
Edmonds, WA 98020
Project Planner: Mike Clugston, AICP
clugston@ci.edmonds.wa.us
425.771.0220
www.edmondswa.
Attach this notarized declaration to the adjacent property owners list.
J
Y 0 3 2012
DEVELOpMENT SERVICES
On my oath, I certify that the names and addresses provided represent all properties
located within 300 feet of the subject property.
%sf
Subscribed and sworn to before me this �2rd day of 222&K4 --26.1 L
otary Public in and for the State of Washington
Residing at �2 _ Id ,
NOTARY PUBI IC
STATIE OF WASHINOTON
CYt\ff' IIA A. HALC'OMS
Ply Appointment Expims
JUNE 15, 2012
Revised on 9122110 P2 - Adjacent Property Owners List Page 2 of 2
27041800200500 27031300103000CHARLES 27031300102000
JOSHUA
STEPHEN M ROSS P &NINA BURNETT THOMAS E BRADDER
9102 SUNSET WAY OSHUA GREEN CORP 9227 OLYMPIC VIEW DR
EDMONDS, WA 98026-5329 PO BOX 21829 EDMONDS, WA 98020
SEATTLE, WA 98111
2704180020 500
STEPHE OSS
9102 OL PIC VIEW DR
EDMON , WA 98026
27041800200600
KATHLEEN E ARCHER
9106 OLYMPIC VIEW DR
EDMONDS, WA 98020
27041800200700
DOUGLAS W & STARLA S SAGE
9112 OLYMPIC VIEW DR
EDMONDS, WA 98026
27041800203800
MAURINE D GUNN TRUSTEE
9122 OLYMPIC VIEW DR
EDMONDS, WA 98026-5323
27041800203800
MAURINE D GUNN TRUSTEE
PO BOX 908
EDMONDS, WA 98020
00565600101501
JOAN E & GEORGE A RINGSTAD
9202 OLYMPIC VIEW DRIVE
EDMONDS, WA 98020
00565600101301
LEEANNE BRAWNER
9210 OLYMPIC VIEW DR
EDMONDS, WA 98020-2396
27031300103000
NIN M ' URNETT
1217 TH PL N
EDM N S, WA 98020-2548
27031300103000
NINA MBVRNETT
9231 O PIC VIEW DR
EDMO4 , WA 98020-2396
27031300103100
NINA M BURNETT
1217 11TH PL N
EDMONDS, WA 98020-2548
27031300103100
NINA M BURNETT
9231 OLYMPIC VIEW DR
EDMONDS, WA 98020-2396
27031300103100
CHA LES P INA BURNETT
JOSH G EN CORP
PO BOX 1829
SEATT E, A 98111
27041800203700
DAVID A & SHERYLE A ENGLISH
9104 OLYMPIC VIEW DR
EDMONDS, WA 98026
27041800201900
DAVID F PECK
9108 OLYMPIC VIEW DR
EDMONDS, WA 98026
27031300100800
DANA GRAVES
9211 OLYMPIC VIEW DR
EDMONDS, WA 98020-2396
27031300100900
MARY LOU MARQUARDT
9213 OLYMPIC VIEW DR
EDMONDS, WA 98020
27031300101800
CALVIN R & MARILYN SMITH
9219 OLYMPIC VIEW DR
EDMONDS, WA 98020-2396
27031300101400
MICHAEL K GREEN
9225 OLYMPIC VIEW DR
EDMONDS, WA 98020-2396
27031300101500
LINDA A BOWES
9229 OLYMPIC VIEW DR
EDMONDS, WA 98020-2396
27031300102800
PHILIP & PAMELA MARTIN
1 9309 OLYMPIC VIEW DR
EDMONDS, WA 98020-2397
27031300103500
JAMES D & LORETTA J CRITCHLOW
9305 OLYMPIC VIEW DR
EDMONDS, WA 98020-2397
27031300103500
JAMES D & LORETTA J CRITCHLOW
8911 196TH ST SW
EDMONDS, WA 98026-6329
27031300103400
E CARY & MAUREEN D HALPIN
9303 OLYMPIC VIEW DR
EDMONDS, WA 98020-2397
27031300101900
DANIEL & LINDA WILDS
9233 OLYMPIC VIEW DR
EDMONDS, WA 98020
00914200000100
ROSS P MARTURANO
18006 KAIREZ DR
EDMONDS, WA 98020
I
I;
00914200000200
CLAUDETTE MEYER TTEE
18004 VISTA DEL MAR DR
EDMONDS, WA 98026
00914200000200
MEYER IRREVOCABLE TRUST
6017 190TH ST SW
LYNNWOOD, WA 98036-5135
AHAV-OD-008-L 009Ls 31V1dIN31®/GaAV asD
009Ls @)AU3AV LU0:)' J9Ae'NW uv► 6uiau'ad aaa3 a6pnwS pue wef
00914200000300 00914200000900 27031300101600
FRANK C & HELENE C FU ROLF TRAUTMANN LARRY W INGRAHAM
18002 KAIREZ DR 7919 135TH ST SE 9235 OLYMPIC VIEW DR
EDMONDS, WA 98026-5341 SNOHOMISH, WA 98296-5926 EDMONDS, WA 98020-2396
00914200000400 00914 000 900
WILLIAM & MARGARET KANG LIVING ROLF &' 494NIE J TRAUTMANN
TRUST 15221 2 CI SE
17910 KAIREZ DR MILL CREE , WA 98012-8257
EDMONDS, WA 98026-5337
00914200000500 00914200000900
RICHARD L & CHARLOTTE F CANNING ROLF TRAUTMANN
17909 KAIREZ DR 17903 VISTA DEL MAR DR
EDMONDS, WA 98026-5337 EDMONDS, WA 98026
00914200000600 0091 200000900
WAGNER FAMILY LIVING TRUST ROLF RAUT ANN
17907 VISTA DEL MAR DR 7919 1 T ST.SE
EDMONDS, WA 98026 SNOHO H, WA 98296-5926
00914200000600 00914200001100
WAGNER FAMILY LIVING TRUST IRINKA KARIEZ-SCHWIMER
P 0 BOX 79007 17901 VISTA DEL MAR DR
SEATTLE, WA 98119 EDMONDS, WA 98026
27031300101700
FRANCIS MENRIT & ELSHARAWY
KASSAB
9231 OLYMPIC VIEW DR
EDMONDS, WA 98020-2396
27031300101000
MARK A & SHAUNE NIRSCHL
3614 159TH PL SE
MILL CREEK, WA 98012-4737
27031300101000
MARK A & SHAUNE NIRSCHL
9215 OLYMPIC VIEW DR
EDMONDS, WA 98020-2396
,i
il.
27031300101100
DANA GRAVES
9211 OLYMPIC VIEW DR
EDMONDS, WA 98020-2396
00914200000700
00914200001100
27031300101100
PATRICK T & MARY M MULVA
IRINKA KARIEZ-SCHWIMER
DANA GRAVES
REVOCABLE TRUST
6655 WILDLIFE RD
9207 OLYMPIC VIEW DR
17802 VISTA DEL MAR DR
MALIBU, CA 90265
EDMONDS, WA 98020-2396
EDMONDS, WA 98026
I
00914200000700
00914200001200
27031300101100
PATRICK T & MARY M MULVA
JANETTE R RONQUILLO LLC
CATHERINE H NGUYEN
REVOCABLE TRUST
761 DALEY ST
9209 OLYMPIC VIEW DR
11836 PRESTON BROOK PL
EDMONDS, WA 98020
EDMONDS, WA 98020-2396
DALLAS, TX 75230
00914200000800
27031200400300
RUTH ANN WILLIAMS
JOHN H & MARY E POLIKOWSKY
21800 NOOTKA RD
9205 OLYMPIC VIEW DR
WOODWAY, WA 98020-4165
EDMONDS, WA 98020
00914200000800
27031200400400
RUTH ANN WILLIAMS
GREG S & CHERYL L GORSUCH
17804 VISTA DEL MAR DR
9207 OLYMPIC VIEW DR
EDMONDS, WA 98026
EDMONDS, WA 98020-2396
'I.
00914200000900
27031200400500
ROLF A MANN
CATHERINE H NGUYEN
17903 V TA DEL MAR DR
9209 OLYMPIC VIEW DR
EDMON WA 98026
EDMONDS, WA 98020-2396
�09L5 ® AlJ3AV-O9-008-L @09LS 3-LVldW3.L @)kany as0
uao:)vGane'NVV n Builuiad aaaA 96pnwS pue user
On the 12th day of June, 2012, the attached Notice of Application and
Comment Period was posted as prescribed by Ordinance and in any event
where applicable on or near the subject property.
I, Michael D. Clugston, hereby declare under penalty of perjury under the laws
of the State of Washington that the foregoing is true and correct this 12th day of
June, 2012, at Edmonds, Washington.
Signed:��
FILE NO.: PLN20120016
Applicant: LANMRECIIT
On the 12th day of June, 2012, the attached Notice of Applicant and Comment Period were
mailed by the City to property owners within 300 feet of the property that is the subject of the
above -referenced application. The names of which were provided by the applicant.
I, Diane Cunningham, hereby declare under penalty of perjury under the laws of the State of
Washington that the foregoing is true and correct this 12th day of June, 2012 at Edmonds,
Washington.
Signed: V C'u Ki
{BFP747887.DOC;1\00006.900000\ }
STATE OF WASHINCTON,
COUNTY OF SNOHOMISH
S.S.
The undersigned, being first duly sworn on oath deposes and says that she is Principal Clerk of
THE HERALD, a daily newspaper printed and published in the City of Everett, County of
Snohomish, and State of Washington; that said newspaper is a newspaper of general
circulation in said County and State; that said newspaper has been approved as a legal
newspaper by order of the Superior Court of Snohomish County and that the notice
Notice of Development Application
Bruce Lambrecht
File No.: PLN20120016
a printed copy of which is hereunto attached, was published in said newspaper proper and not
in supplement form, in the regular and entire edition of said paper on the following days and
times, namely:
June 12, 2012
and that said newspaper was regularly distributed to its subscribers during all of said period.
Subscribed and sworn to before me this 12th
da nofune,2012
"'r"
NOTARY 4 r.
Notary Public in and for the State of Washington, resid nth verett Shblidmish!
County.
Account Name: City of Edmonds Account Number: 101416 Order Number: 0001783039
McConnell, Jeanie
From: McConnell,. Jeanie
Sent: Tuesday, June 05, 2012 10:20 AM
To: Jeff Treiber (JeffT@Isaengineering.com)
Cc: Clugston, Michael
Subject: Lambrecht SP - pin20120016
Attachments: pin20120016-Lambrecht-Prelim-El-revised.pdf
Good morning Jeff,
Last week you received communication from Mike Clugston regarding the Lambrecht short plat, which included
comments from the Engineering Division. Since that time the width of the private drive has been discussed and more
information is requested regarding this. Please find attached revised comments from the Engineering Division.
Thank you,
Jeanie McConnell 0 Engineering Program Manager
City of Edmonds I Public Works Department
121 Sth Avenue North, Edmonds WA 98020
42S.771.0220 x1338 I www.edmondswa.gov
"Never doubt that a small group of thoughtful, committed citizens can change the world. Indeed, it is the only thing that ever has."
- Margaret Mead
Attachment 9
PLN20120016
MEMORANDUM
Date: June 5, 2012
To: Mike Clugston, Planner
From: Jeanie McConnell, Engineering Program Manager
Subject: PLN20120016, 2 lot Short Plat — REVISED COMMENTS
9221 Olympic View Drive
The comments provided below are based upon review of the preliminary development plan
and documents for the subject short plat. Additional information is requested from the
applicant at this time in order to continue review of the application and provide preliminary
approval of the short plat. Please ask the applicant to revise and resubmit plans addressing
each of the comments below.
Please also note, after receiving preliminary short plat approval from the Planning Division,
the applicant will be required to submit a complete set of civil engineering plans to the City
Engineering Division for review and approval prior to recording.
1. Please show water and sewer stubs (existing and/or proposed) for the existing home.
2. The Fire Department is requiring a turnaround to be installed on the private road, which
may incorporate the private road and is not required entirely on site (pre application
comments June 30, 2011). Please show the proposed location of this turnaround. Those
portions located on private property, if any, shall be located within a public easement.
3. Please note, the storm drainage information provided on the plans is sufficient to show the
proposal is feasible. A detailed review of the storm drainage system will occur during the
civil plan review phase of this project.
4. Please confirm how many lots (currently and proposed) will be taking access off the
private drive. The private drive shall be widened adjacent to the subject development as
follows:
a. Where 5 or more homes take access the access road will need to be paved to 20-
feet in width.
b. At the point where only 3-4 homes are accessing the drive then the pavement can
be reduced to 16-feet in width.
c. A minimum 12-feet of pavement width is required for anything less than that.
Please revise plans as needed and clearly show number of homes taking access.
Thank you.
City of Edmonds
Project Number: PLN20120016
Applicant's Name: BRUCE LAMBRECHT & AMY GOERTZ
Property Location: 9221 OLYMPIC VIEW DRIVE
Date of Application: 5/03/12 Date Form Routed: 5/04/12
Zoning: SINGLE FAMILY RESIDENTIAL (RS-12)
Project Description: TWO LOT SUBDIVISION
If you have any questions or need clarification on this project, please contact:
Responsible Staff: MIKE CLUGSTON AICP Ext. 1330
Name of Individual Submitting Comments:
Title: ):l',,h' �r*; r f>>t
® I have reviewed this land use proposal
I have reviewed this land use proposal
for my department and have
for my department and have
concluded that IT WOULD NOT AFFECT
concluded that IT WOULD AFFECT MY
ANY DEPARTMENT, so I have no
DEPARTMENT, so I have provided
comments. My department may also
comments or conditions below or
review this project during the building
attached.
RECEIVED
permit process (if applicable) and
reserves the right to provide additional
MAY 0 7 2012
comments at that time.
ENCINEERING DIVISION
Comments (please attach memo if additional space is
needed):
,A
The following conditions should be attached to this
permit to ensure compliance with the
requirements of this department (please attach memo
if additional space is needed):
Date: n
n,
Signature:
Phone/E-mail: � �?'
MEMORANDUM
®ate: May 31, 2012
To: Mike Clugston, Planner
From: Jeanie McConnell, Engineering Program Manager
Subject: P1C N20120016, 2 lot Short Plat
9221 Olympic View Drive
The comments provided below are based upon review of the preliminary development plan
and documents for the subject short plat. Additional information is requested from the
applicant at this time in order to continue review of the application and provide preliminary
approval of the short plat. Please ask the applicant to revise and resubmit plans addressing
each of the comments below.
Please also note, after receiving preliminary short plat approval from the Planning Division,
the applicant will be required to submit a complete set of civil engineering plans to the City
Engineering Division for review and approval prior to recording.
1. Please show water and sewer stubs (existing and/or proposed) for the existing home.
2. The Fire Department is requiring a turnaround to be installed on the private road, which
may incorporate the private road and is not required entirely on site (pre application
comments June 30, 2011). Please show the proposed location of this turnaround. Those
portions located on private property, if any, shall be located within a public easement.
3. Please note, the storm drainage information provided on the plans is sufficient to show the
proposal is feasible. A detailed review of the storm drainage system will occur during the
civil plan review phase of this project.
Thank you.
City of Edmonds
Project Number: PLN20120016
Applicant's Name: BRUCE LAMBRECHT & AMY GOERTZ
Property Location: 9221 OLYMPIC VIED! DRIVE
Date of Application: 5/03/12 Date Form Routed: 5/04/12
Zoning: SINGLE FAMILY RESIDENTIAL (135-12)
Project Description: TWO LOT SUBDIVISION
��M�-
� = _r -- •>�-_
If you have any questions or need clarification on this project, please contact:
Responsible Staff: MIKE CLUGSTON AICP Ext. 1330
Name of Individual Submitting Comments:;
Title: l I 1
® I have reviewed this land use proposal I have reviewed this land use proposal
for my department and have for my department and have
concluded that IT WOULD NOT AFFECT concluded that IT WOULD AFFECT MY
DIY DEPARTMENL so I have no DEPARTMENT, so I have provided
comments. My department may also comments or conditions below or
review this project during the building attached.
permit process (if applicable) and
reserves the right to provide additional
comments at that time.
Comments (please attach memo if additional space is needed):
I In !` i) '. t 11,4 - 7 <— A a > i-; )A 0 s v J '5' / Ai , e fir" (- 'j-') r
The following conditions should be attached to this permit to ensure comp
requirements of this department (please attach memo if additional space is nee
FIR
DIST 1dT
Johan J. Westfall
Fire Marshal
jwestfall Cctflredistrietl.org,,
12425 Meridian Ave.
Everett WA 98208
phone: 425-551-1200
fax: 425-551-1249
www.firedistrictl.org
Project Number: PLN20120016
Applicant's Name: BRUCE LAMBRECHT & AMY GOERTZ
Property Location: 9221 OLYMPIC VIEW DRIVE
Date of Application: 5/03112 Date Form Routed: 5/04/12
Zoning: SINGLE FAMILY RESIDENTIAL (RS-12)
Project Description: TWO LOT SUBDIVISION
If you have any questions or need clarification on this project, please contact:
Responsible Staff: MIKE CLUGSTON AICP Ext. 1330
Name of Individual Submitting Comments:
Title: PL")
I have reviewed this land use proposal
for my department and have
concluded that IT WOULD NOT AFFECT
MY DEPARTMENT, so I have no
comments. My department may also
review this project during the building
permit process (if applicable) and
reserves the right to provide additional
comments at that time.
® I have reviewed this land use proposal
for my department and have
concluded that IT WOULD AFFECT MY
DEPARTMENT, so I have provided
comments or conditions below or
attached.
Comments (please attach memo if additional space is needed):
C°t`�
The following conditions should be attached to this permit to ensure compliance with the
requirements of this department (please attach memo if additional space is needed):
Date
Signc
Phone/E-mail:
Project Number: PLN20120016
Applicant's Name: BRUCE LAMBRECHT & AMY GOERTZ
Property Location: 9221 OLYMPIC VIED( DRIVE
Date of Application: 5/03/12 Date Form Routed: 5/04/12
Zoning: SINGLE FAMILY RESIDENTIAL (RS-12)
Project Description: TWO LOT SUBDIVISION
If you have any questions or need clarification on this project, please contact:
Responsible Staff: MIKE CLUGSTON AICP Ext. 1330
Name of Individual Submitting Comments:'�i 1E
Title: ✓�_'�� c?—
I have reviewed this land use proposal
for my department and have
concluded that IT WOULD NOT AFFECT
MY DEPARTMENT, so I have no
comments. My department may also
review this project during the building
permit process (if applicable) and
reserves the right to provide additional
comments at that time.
® I have reviewed this land use proposal
for my department and have
concluded that IT WOULD AFFECT MY
DEPARTMENT, so I have provided
comments or conditions below or
attached.
Comments (please attach memo if additional space is needed):
The following conditions should be attached to this permit to ensure compliance with the
requirements of this department (please attach memo if additional space is needed):
Date:
Signature:
Phone/E-mail: