RE Bolin - 7330 172nd St SW Edmonds - Topographic Survey.msg
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RE: Bolin - 7330 172nd St SW, Edmonds - Topographic Survey
RE:
Wayland, Christina
Szafran, Michele
Wayland, Christina
EX
/O=CITY OF EDMONDS/OU=EXCHANGE ADMINISTRATIVE GROUP (FYDIBOHF23SPDLT)/CN=RECIPIENTS/CN=SZAFRAN, MICHELE0F0
Bolin - 7330 172nd St SW, Edmonds - Topographic Survey
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<Christina.Wayland@edmondswa.gov>
Subject: RE: Bolin - 7330 172nd St SW, Edmonds - Topographic Survey
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Bjorback, Leif; Wayland, Christina
'eugene bolin'
Bolin - 7330 172nd St SW, Edmonds - Topographic Survey
Mr. and Mrs. Bolin,
Thank you for providing the survey site plan. Please see my comments below. Per your email dated September 12, 2018, excluding the permitted retaining wall along the east property boundary,
the following exterior changes had been provided:
1. Rebuilt outside wrap-around deck (Please provide a letter from your neighbor in support of and to confirm that the deck has been replaced like for like)
2. Extended stairway over the west property line (If shown on the survey please highlight)
3. Built a deck at the top of the stairway (Please highlight on the survey. If it’s the wood deck shown on Bob’s property towards the rear of your yard, that deck will require
a demo permit as it does not meet required setbacks.)
4. Installed 6 retaining walls on the property (Please highlight on the survey. Additionally, any retaining wall(s) over 3 feet in height from original grade may not be located
with the required setback. Please highlight the 6 installed retaining walls and provide additionally details regarding the height. Please reference my letter dated September 17, 2018
regarding setback information for the RS-20 zone.)
A Geotech report addressing the critical areas code (ECDC 23.80.060 and 23.80.070) will be required for the Demo permit of the accessory structure and the deck on Bob’s property. Additionally
the Geotech report should address any other structures and retaining walls that may have been installed within 50 feet of any steep slopes.
Regards,
Michele Q. Szafran / Planner
City of Edmonds
121 5th Ave. N.
Edmonds, WA 98020
425-771-0220, x 1778
michele.szafran@edmondswa.gov <mailto:michele.szafran@edmondswa.gov>
General permit assistance, online permits, and Web GIS: http://www.edmondswa.gov/handouts.html <http://www.edmondswa.gov/handouts.html>
Permit Center Hours:
M, T, Th, F 8:00 AM – 4:30 PM
Wednesday 8:30 AM – 12:00 PM
From: eugene bolin <eugenebolin@gmail.com>
Sent: Wednesday, October 3, 2018 8:05 AM
To: Szafran, Michele <Michele.Szafran@edmondswa.gov>; Bjorback, Leif <Leif.Bjorback@edmondswa.gov>; Wayland, Christina <Christina.Wayland@edmondswa.gov>
Subject: Bolin - 7330 172nd St SW, Edmonds - Topographic Survey
Please see the attached survey for our property located at 7330 172nd St SW, Edmonds, WA 98026.
If you have any questions, or need any additional information, please let us know.
Thank you,
Rebecca Bolin
Law Offices of Eugene N. Bolin, Jr.
A Professional Services Corporation
Attorney at Law, WSBA #11450
eugenebolin@gmail.com
Waterfront Park Building, Suite 308
144 Railroad Avenue
Edmonds, WA 98020
Edmonds: 425-582-8165
Seattle: 206-527-2700
Toll free: 1-888-527-2710
Fax 888-527-2710
<6C153A899C160A40B2C6089AC9433562CDD78F@EDMSVR-EXCH02.edmonds.local>
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Wayland, Christina
Wayland, Christina
EX
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Michele.Szafran@edmondswa.gov
Michele.Szafran@edmondswa.gov
Michele.Szafran@edmondswa.gov
Bolin - 7330 172nd St SW, Edmonds - Topographic Survey
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'eugene bolin'
Bjorback, Leif
EX
/O=CITY OF EDMONDS/OU=EDMONDS/cn=Recipients/cn=bjorback
Leif.Bjorback@edmondswa.gov
leif.bjorback
Bjorback, Leif
Wayland, Christina
EX
/O=CITY OF EDMONDS/OU=EXCHANGE ADMINISTRATIVE GROUP (FYDIBOHF23SPDLT)/CN=RECIPIENTS/CN=Wayland, Christina7f0
Christina.Wayland@edmondswa.gov
christina.wayland
Wayland, Christina
Topographic Survey - 7330 172nd St SW.pdfM:\5547-1\dwg\5547-Topographic Survey_12-2016 Layout1 (1)
.pdf
Topogr~1.pdf
Topographic Survey - 7330 172nd St SW.pdf
Planning Comment Letter w Attachments.pdfPlan Check #: 05-238
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 • ENGINEERING
• BUILDING September 17, 2018 Mr. Eugene Bolin Email: eugenebolin@gmail.com RE: PROPERTY IMPROVEMENT CONFORMANCE LOCATED @ 7330 172ND ST. SW. Dear Mr. Bolin: Thank you for your
email dated September 12, 2018 regarding your property located at 7330 172nd St. SW. The Planning Division has reviewed your email which outlines work that has been completed at the
site, some of which may have required permits. The Planning Division will be addressing the exterior changes of the property as they relate to setbacks, height and lot coverage. The
exterior changes listed in the email states in part the following: 1. Rebuilt outside wrap-around deck 2. Extended stairway over the west property line 3. Built a deck at the top
of the stairway 4. Installed 6 retaining walls on the property 5. Replaced a railroad tie wall with a retaining wall along the east property boundary. An item not listed that is visible
in a 2018 Google Earth Map (see attached) shows an additional unknown structure off of the western property boundary behind the rear portion of the existing home/garage. Please clarify
what that structure is and note the required setbacks as identified below and referenced in the attached development standards handout. In 2015 a Critical Area Determination was completed
on the property which identified erosion and landslide hazards on, and/or adjacent to the site (see attached). The slopes in excess of 40% (along the southeast and southwest corners
of the parcel) require a Geotech report for any alterations to the ground within 50 feet of the steep slope. The property is zoned RS-20 which requires a 25 foot setback off of the
north (street) and south (rear) property boundaries, and a 35 foot total setback for the east and west (side) property boundaries with a 10 foot minimum on either side. A survey should
be provided to help determine the placement of structures with regards to the required setbacks. Please note that a detached accessory structure covering less than 600 square feet
of the site may reduce the minimum rear setback to 5 feet, and the maximum height of a detached structure is limited to 15 feet. Per the attached google earth image dated May 2018 there
appears to be a recent structure within the southwest corner of the property that may not meet the required minimum setbacks and also would require a Geotech report if within 50 feet
of the steep slope. Please confirm. Item 1: Please confirm if the rebuilt deck was a like for like replacement. Per ECDC 17.40.020 a nonconforming building or structure may be maintained/repaired
and continued, but it may not be changed or altered in any manner which increases the degree of nonconformity of the building/structure. Structures/buildings may be moved to reduce
the degree of nonconformity but may not increase the degree of nonconformity. It appears per past photos that the deck may have been existing for some time, however; the deck footprint
along the west property boundary appears to have changed between 2013 and 2014 (see attached images) and may have increased the level of nonconformity by moving further into the required
side yard setback. The replacement deck may have only been permitted to be replaced/repaired within the existing footprint or made smaller in order to decrease the level of nonconformity
but may not increase the level of nonconformity. You may provide additional information that may otherwise show that the 2018 photo was a like for like replacement, or show on a site
plan that it meets setbacks, if not then any deck additions will be required to be reduced to what previously existed or made smaller. Items 2 & 3: I’m unclear where the extended
stairway over the west property line is and I’m also unclear on where the stairway deck is located. Per the attached site development standards, uncovered and unenclosed improvements
which are no more than 30 inches above ground level at any point may project into a required setback not more than 1/3 of the required setback, or four feet whichever is less. According
to your email the stairway extends over the property boundary with your neighbor to the west and the deck is located on the neighbor’s property. The required setback off of your
west property boundary is a 35 foot combined total setback between the east and west property boundaries with a 10 foot minimum setback. Any uncovered and unenclosed improvements less
than 30 inches may not be closer than 1/3 of the required setback or 4 feet whichever is less from your western property boundary. The neighbor’s property (to your west) has his rear
property boundary adjacent to you which requires a 25 foot setback, thus any uncovered and unenclosed improvements less than 30 inches may not be closer than 21 feet from the neighbors
eastern (rear) property boundary. Please provide a surveyed site plan showing the improvements along with the height. Improvements over 30 inches in height, with the exception of retaining
walls as noted below, must meet the required RS-20 setbacks per the attached site development standards handout. Items 4 & 5: Retaining walls (see attached) may be located within
setbacks as long as the wall height is 3 feet or less from the original grade. A retaining wall may not be located within a rightof-way without an encroachment permit from the Engineering
Division. Any retaining wall located within 50 feet of the southwest or southeast corner of the property would require a Geotech report due to the present landslide hazard. Please show
retaining walls on a site plan. To sum up, please provide the following; Provide a surveyed site plan showing all existing structures along with steps, decks and retaining walls.
Show what is existing and what is proposed for any improvements added. Clarify what the structure is along the southwest property corner. If the deck has been rebuilt outside
of the previous footprint then the deck will be required to be brought back to what existed previously or made smaller. Any alterations to the ground within 50 feet of the southwest
and southeast property corners may require a Geotech report. Please note that establishing an easement will not correct any setback issues. Per ECDC 17.040.020, a legally constructed
structure that is nonconforming to the required setbacks does have limited options for maintenance and repairs to the structure however expansion of the structure would not be permitted
even with an established easement. Our office hours are Mondays, Tuesdays, Thursdays, and Fridays between 8:00am and 4:30pm, and Wednesdays between 8:30am and noon. If you
have any questions, feel free to contact me at (425) 7710220 or Michele.Szafran@edmondswa.gov. Sincerely, Development Services Department - Planning Division Michele Q. Szafran Planner
Cc: Dennis Jordan (ATTYJORDI@gmail.com) Attachments: Ariel photo 2018 Development Standards Critical Area Determination Ariel Photo 2013/2014 Retaining wall handout Google Earth
May 2018 #P77a Revised on 9/30/11 P77a - Site Development Standards - Residential Page 1 of 2 City of Edmonds Development Information Summary of Residential Site Development Standards
SINGLE FAMILY RESIDENTIAL Zone Minimum Lot Area (Sq. Ft.) Maximum Density Minimum Lot Width Minimum Street Setback Minimum Side Setback Minimum Rear Setback 1 Maximum Height
2 Maximum Lot Coverage Minimum # Parking Spaces 3 RS-20 20,000 2.2 100’ 25’ 35’/10’ 3 25’ 1 25’ 2 35% 2 RS-12 12,000 3.7 80’ 25’ 10’ 25’ 1 25’ 2 35% 2 RSW-12 4 12,000 3.7 -- 15’
10’ 35’ 1 25’ 2 35% 2 RS-10 10,000 4.4 75’ 25’ 10’ 20’ 1 25’ 2 35% 2 RS-8 8,000 5.5 70’ 25’ 7-1/2’ 15’ 1 25’ 2 35% 2 RS-6 6,000 7.3 60’ 20’ 5’ 15’ 1 25’ 2 35% 2 RS-MP 5 12,000
5 3.7 5 80’ 5 25’ 5 10’ 5 25’ 1 5 25’ 2 35% 2 1 The rear setback may be reduced to a minimum of 5 feet for detached accessory buildings covering less than 600 square feet of the site.
Does not apply to corner lots. 2 Height of detached accessory buildings shall be limited to 15 feet. 3 35 feet total of both sides; 10 feet minimum on either side. 4 Lots must have
frontage on the ordinary high water line and a public street or access easement approved by the Hearing Examiner. 5 ”MP” signifies “Master Plan.” The standards in the table (above)
show the standards applicable to development without an approved master plan. Properties in this zone may be developed at a higher urban density lot pattern equivalent to RS-8 with
an adopted master plan (see ECDC 16.20.045). Site development exceptions: (See 16.20.040 for more complete discussion) Average Front Setback. If a block has residential buildings
on more than one-half of the lots on the same side of the block, the owner of a lot on that block may use the average of all the setbacks of the existing residential buildings on the
same side of the street as the minimum required front setback for the lot. Detached structures such as garages; carports; and uncovered porches, decks, steps and patios less than 30
inches in height, and other uncovered structures less than 30 inches in height shall not be included in the “average front setback” determination. See ECDC 16.20.040.A for additional
requirements. Eaves and Chimneys. Eaves and chimneys may project into a required setback not more than 30 inches. Porches and Decks. Uncovered and unenclosed porches, steps, patios,
and decks may project into a required setback not more than one-third of the required setback, or four feet, whichever is less; provided, that they are no more than 30 inches above
ground level at any point. Corner Lots. Corner lots have no rear setback; all setbacks other than the street setbacks shall be side setbacks. Docks, Piers, Floats – see discussion
in ECDC 16.20.040.F Revised on 9/30/11 P77a - Site Development Standards - Residential Page 2 of 2 MULTIPLE FAMILY RESIDENTIAL Zone Minimum Lot Area Per Dwelling Unit4 (Sq. Ft.)
Minimum Street Setback 2 Minimum Side Setback 2 Minimum Rear Setback 2 Maximum Height 1,5 Maximum Lot Coverage Minimum # Parking Spaces 3 RM-1.5 1,500 15’ 2 10’ 2 15’ 2 25’
1,5 45% Footnote 3 RM-EW 1,500 15’ 2 10’ 2 15’ 2 25’ 5, 6, 7 45% Footnote 3 RM-2.4 2,400 15’ 2 10’ 2 15’ 2 25’ 1,5 45% Footnote 3 RM-3 3,000 15’ 2 15’ 2 15’ 2 25’ 1,5 45% Footnote
3 1 Roof only may extend five feet above the stated height limit if all portions of the roof above the stated height limit have a slope of 4” in 12” or greater. 2 RS-6 setbacks may
be used for single-family residences on lots of 10,000 square feet or less in all RM zones. 3 Multiple Residential Parking Requirements are according to the following table. Parking
may not be located in required street setback. Type of Multiple Dwelling Unit Required Parking Spaces per Dwelling Unit Studio 1.2 1 Bedroom 1.5 2 Bedrooms 1.8 3+ Bedrooms 2.0
4 See definition of townhouse. 5 Maximum height for accessory structures is 15 feet. 6 The maximum base height of any building fronting on Edmonds Way may be increased to 30 feet
if the following apply to the site and proposed development: (a) At least 50% of the parking for the subject building shall be enclosed inside a building or buildings; (b) The subject
property is at least 5 feet lower at its lowest elevation than any adjacent residentially (R) zoned property measured at its lowest elevation; and (c) The proposed development integrates
low impact development techniques where reasonably feasible. For the purposes of this section, low impact development techniques shall include, but shall not be limited to, the following:
the use of bioswales, green roofs, and grasscrete. “Reasonably feasible” shall be determined based upon the physical characteristics of the property and its suitability for the technique;
cost alone shall not make the use of the impact development unreasonable or unfeasible. 7 In addition to any height bonus under note 6, the building may extend up to an additional 5
ft. if all portions of the roof above the height limit (after adding the height bonus under Note 6) provide a minimum 15% slope or pitch. Site development exceptions: (See 16.30.040
for more complete discussion) Housing for the Elderly. Housing projects for the elderly are eligible for special parking and density provisions. See ECDC 20.25. Satellite television
antennas are regulated in ECDC 16.20.050. Setback Encroachments. (1) Eaves and chimneys may project into a required setback not more than 30 inches. (2) Except as authorized by
subsection (3) below, uncovered and unenclosed porches, steps, patios, and decks may project into a required setback not more than one-third of the required setback, or four feet, whichever
is less; provided that they are no more than 30 inches above the ground level at any point. (3) In the RM-Edmonds Way zone, uncovered and unenclosed porches, steps, patios, and decks
may occupy up to one-half of the required street setback area along Edmonds Way; provided that these structures or uses are located no more than 20 feet above the ground level at any
point. Corner Lots. Corner lots shall have no rear setback; all setbacks other than street setbacks shall be side setbacks. Additional Notes: No parking spaces may be located
within the street setback. In addition to the landscaping requirements set forth in ECDC 20.13, any development in the RM - EW zone has additional landscaping requirements – see ECDC
20.30.030.D. Note: This information should not be used as a substitute for City codes and regulations. The Edmonds Community Development Code (ECDC) may be viewed at www.edmondswa.gov.
The applicant is responsible for ensuring compliance with the fees and regulations that are applicable at the time of submittal. If you have a specific question about a certain aspect
of your project, please contact the Planning Division at 121 Fifth Avenue North, (425) 771-0220. Please note that other local, state, and/or federal permits or approvals may be required.
May 2013 Legend 7330 172nd St SW 100 ft N ➤ ➤ N Google Earth 2014 Updated on 01/11/2018 Page 1 of 4 Form #B62 PERMIT REQUIRED: A permit is required for Retaining
Walls made of any material (concrete, masonry, ecology block, steel, railroad ties, etc.), unless specifically exempted as described in this handout. Retaining Walls, including shoring
structures, are structural systems that provide lateral support for vertical or near-vertical slopes of soil. Several common types of Retaining Walls include: gravity, semi-gravity,
cantilever, soldier pile, sheet pile, proprietary modular block, mechanically stabilized earth, and soil nail retaining walls. The City of Edmonds does not consider rockeries (walls
constructed of rock from the earth) to be Retaining Walls. A Retaining Wall permit shall be required when any of the following conditions apply: • Retaining Walls greater than four
(4) feet in height to eight (8) feet in height, (see Wall Height definition). • Retaining Walls of any height located in a designated Critical Area other than Erosion Hazard Area.
• Retaining Walls of any height located within the mapped Earth Subsidence Landslide Hazard Area of North Edmonds (ESLHA map on file at City Hall). • Retaining Walls of any height
supporting a surcharge from a street, road, alley, driveway, parking, building, structure or other surcharge or Retaining Walls that impound flammable liquids or hazardous materials.
(Refer to Engineering Standard Detail E8.12.1) • Terraced Retaining Walls are subject to the noted conditions above for permit requirements and exemptions. EXEMPT WORK: Retaining
Walls four feet in height or less measured vertically from the finished grade at the exposed toe of the wall to the highest point are exempt unless: a) supporting a surcharge b) impounding
Class I, II, II-A liquids or, c) subject to the provisions of ECDC Chapters: 19.10, 23.50 & 23.80. A Retaining Wall permit is not required for the following conditions; however all
retaining walls must meet the General Requirements listed within this handout: • Retaining Walls four (4) feet or less in height, provided that none of the conditions under General
permit requirements apply. • For Retaining Walls proposed for construction in conjunction with an approved subdivision or short plat, a separate retaining wall permit is not required.
However, wall details shall be included on the subdivision/short plat civil drawings, the submittal requirements listed on this handout shall be submitted with the plans, and plan
approval signed by the City Engineer will constitute Retaining Wall approval. • Retaining Walls shall be designed, reviewed and approved based on the requirements of this handout.
• Retaining Walls four (4) feet or less in height proposed on an individual lot with a Critical Areas determination of Erosion Hazard Area only. Other Critical Areas determinations
do not apply to this exemption. CODES: Current Edition Adopted • International Building Code • WSDOT/APWA Standard Specifications for Road, Bridge, & Municipal Construction • ECDC Chapters
18.30 & 18.40.020 & 18.70 • ECDC Chapters 19.00.010 & 23.80 PERMITTING & DEVELOPMENT ENGINEERING DIVISION 121 5th Avenue N P: 425.771.0220 www.edmondswa.gov The purpose of this handout
is to assist the public in complying with the detailed permit submittal requirements. It is not a complete list of permit or code requirements and should not be used as a substitute
for applicable laws and regulations. It is the responsibility of the owner/design professional to review the submittal for completeness. Only complete applications will be accepted
by the city for review. PERMIT SUBMITTAL REQUIREMENTS FOR RETAINING WALLS Updated on 01/11/2018 Page 2 of 4 Form #B62 FEE: Please refer to the current City fee schedule. NOTE:
Some projects may require Development Project Peer Review; when required, fees are charged plus the cost of Peer Review. DEFINITIONS: • WALL HEIGHT: For permitting purposes, Retaining
Wall height is defined as the height measured vertically from the finished grade at the exposed toe of the Retaining Wall to the highest point of the finished wall. • SETBACK AREA HEIGHT:
For setback purposes, Retaining Wall Setback Area Height is defined as the height measured vertically from the original grade to the highest point of the Retaining Wall supporting
soil. • Refer to Engineering Standard Details E8.11 & E8.12 for additional definitions. GENERAL WALL REQUIREMENTS: The following apply even if a retaining wall is exempt from being
permitted. All Retaining Wall designs that require a permit shall have plans and details stamped and signed by a WA State Licensed Professional Engineer, including the design calculations
when required. A soils investigation/report is required to determine the classification of soil design parameters and soil design bearing capacity. All report recommendations shall
be incorporated into the Retaining Wall design including drainage considerations. Retaining Walls shall not exceed three (3) feet in height, above original grade, when located in
setback areas . (See Setback Area Height definition above.) Retaining Walls of any height shall not be constructed over public utility easements, or be constructed to adversely affect
drainage, or create a sight distance hazard. The slope behind the top of a Retaining Wall shall be no steeper than 2:1 (horizontal:vertical) unless specifically approved by the applicant’s
Geotechnical Engineer. (Refer to Engineering Standard Details E8.11 and E8.12) Retaining Walls of any height shall not be constructed in, on, or over (developed or undeveloped) a
City right-of-way, unless specifically approved by the City Engineer. Per ECDC Chapter 18.70 approval of an Encroachment Permit may be granted to locate a Retaining Wall within the
City right-of-way if it does not interfere with the public’s use of the right-of-way and/or if the proposal benefits the public interest, safety or convenience . (See Handout #E26)
. A two (2) foot minimum shy distance shall be maintained from Retaining Walls to the edge of roads (including private access roads serving 3 or more lots), streets and alleys.
Temporary Spoil. Unless substantiated by the applicant’s Geotechnical Engineer, temporary spoil or stockpiling shall be placed no closer than two (2) feet from the surface edge
of the excavation, measured from the nearest base of the spoil to the cut. Spoil should be placed so that it channels rainwater and other run-off water away from the excavation. Permanent
spoils are considered to be fill and are subject to IBC permitting and fill requirements. A separate fill/grading permit may be required. (See Handout #B37) General Requirements
apply even if a retaining wall is exempt from permitting requirements. SUBMITTAL REQUIREMENTS: RESIDENTIAL APPLICATION Form A CRITICAL AREAS CHECKLIST A Critical Areas Determination,
issued by the Planning Division, must be completed and on file with the City. Provide applicable information as indicated by the decision for compliance with ECDC Chapter 23.80. Lots
located in the mapped Earth Subsidence Landslide Hazard Area (ESLHA) of North Edmonds are subject to City Ordinance #3632, ECDC Chapter 19.10 and ECDC Chapters 23.50 & 23.80. TWO (2)
COPIES OF THE FOLLOWING: 1) SITE PLAN - scaled 1”= 20’ Property owner’s name and street address. North arrow, property line dimensions, streets, alleys, driveways, parking areas,
etc. Clearly show edge of City right-of-way, curb, gutter, sidewalk, street trees, etc. Detail public and private access and utility easements that encumber the property *Provide
copies of all recorded easements that affect the property Show location of existing house, garage, decks, etc. on the subject property Show location of streams, creeks, drainage
courses, etc. on the subject property Clearly show the proposed location of the Retaining Wall and distance to property lines Updated on 01/11/2018 Page 3 of 4 Form #B62 Indicate
the height of the wall, including top and bottom elevations of the wall at five (5) foot linear intervals to clearly show height of the wall along its entire length Clearly show how
wall drain pipe will connect or discharge to an approved drainage system` Show existing and proposed grade contours at two (2) foot linear intervals for slopes up to 15% and five
(5) foot linear intervals for slopes exceeding 15% slope 2) SOILS INVESTIGATION OR SOILS REPORT Work shall be performed by a Washington State licensed Professional Geotechnical Engineer
or Engineering Geologist. Soils investigation/ report recommendations shall be incorporated into the Retaining Wall design and shall conform to the requirements of IBC 1802 and IBC
Table 1804.2. The classification of soil and design bearing capacity must be determined based on observation and tests of the soil materials disclosed by borings or excavations. Such
work shall be performed by a Washington State Licensed Professional Geotechnical Engineer or Engineering Geologist. 3) GRADING PLAN (Refer to Handout #B37) When fill or grading for
Retaining Walls exceeds 50 cubic yards, a separate grading plan with yardage calculations must be submitted (additional permit fees required). Exception: Grading in designated Critical
Areas or within the mapped ESLHA requires grading plans, peer review and additional permit fees regardless of the amount of grading or fill. Grading plans must show: Existing grade
contours and proposed finished grades at two (2) foot intervals for lots with slopes of up to 15%. For lots with 15% slopes or greater show all grades at five (5) foot intervals.
Clearly define grading limits and trees to be removed and/or retained. Detail permanent slope protection, indicate setbacks from top and toe of slopes, the slope of the lot and
methods for temporary and permanent erosion control. Provide calculations and specify the number of cubic yards to be removed, filled, or graded. NOTE: When grading exceeds 499
cubic yards, an Environmental Checklist and APO list must be submitted for SEPA review, (a separate fee is required for SEPA review). 4) RETAINING WALL SECTION AND ELEVATION VIEWS
(Refer to Engineering Standard Detail E8.11 and/or E8.12) Stamped and signed by a Washington State licensed Engineer with the following: Typical section view of the Retaining Wall.
Footing and wall detail: specify width, maximum height, reinforcing steel schedule, rebar spacing, etc. Wall detail: specify width, height, steel schedule, etc. Drainage provisions
behind wall (piping size and material) and backfill proposed. Clearly show how Retaining Wall drain pipe will connect or discharge to an approved drainage system. 5) RETAINING WALL
DESIGN CALCULATIONS Stamped and signed by a Washington State licensed Engineer with the following: Soils classification, unit weight of soil, allowable bearing pressure, active and
passive earth pressures, liquefaction potential, coefficient of friction, seismic loads, site specific surcharge loads, water table information, grading calculations, global slope stability,
sliding resistance, overturning, local capacity of walls (bending, shear, deflection, embedment), lagging design and fascia design. For manufactured systems (i.e., block walls, keystone)
and other engineered Retaining Wall systems provide the installation instructions with the permit application submittal. 6) EROSION AND SEDIMENTATION CONTROL PLAN (Refer to Engineering
Standard Details E1.1, E1.1.1 and E1.3) ECDC Chapter 18.30. For Retaining Walls in Critical Areas designated as geologically hazardous areas or, in the mapped ESLHA, a letter
from a Washington State licensed Geotechnical Engineer addressing the criteria of ECDC Chapter 23.80.070. 7) LETTER FROM GEOTECHNICAL ENGINEER SPECIFICALLY ADDRESSING THE CRITERIA
OF ECDC CHAPTER 23.80.070 For Retaining Walls in designated geologically hazardous Critical Areas or in the mapped ESLHA, the Geotechnical Engineer of record shall submit a stamped
and signed letter acknowledging that the criteria of ECDC Chapter 23.80.070 has been reviewed and all applicable design considerations for code compliance have been incorporated into
the plans. Updated on 01/11/2018 Page 4 of 4 Form #B62 GENERAL INSPECTION REQUIREMENTS If the Retaining Wall is located on private property and is permitted as part of a building
permit or as a separate Retaining Wall permit, the property owner is responsible to call the City Building Department 425-771-0220 during business hours or schedule online at: https://permits.edmo
nds.wa.us/Citizen/Citizen_Ho me.aspx; The standard but not limited to Inspections are: • Location and Setbacks • Verification of Bearing Soil • Placement of Reinforcement • Wall Drainage
(behind wall and to a point one foot away from wall) • Drainage dispersal inspection (inspected by City Engineering Division for drainage one foot away from wall to approved dispersal
area) • Final Inspection and Height If the Retaining Wall is constructed as part of a subdivision or short plat site improvement, the property owner is responsible to call the City
Engineering Inspection line (425-771-0220 ext. 1326) for the noted inspections above. FIELD REPORTS by the Geotechnical Engineer of record shall be submitted in a timely manner to
the Building Division for review and approval for private individual lot development and to the Engineering Division for subdivision/short plat and right-of-way development.
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Planni~1.pdf
Planning Comment Letter w Attachments.pdfMr. and Mrs. Bolin,
Thank you for providing the survey site plan. Please see my comments below. Per your email dated September 12, 2018, excluding the permitted retaining wall along the east property boundary,
the following exterior changes had been provided:
1. Rebuilt outside wrap-around deck (Please provide a letter from your neighbor in support of and to confirm that the deck has been replaced like for like)
2. Extended stairway over the west property line (If shown on the survey please highlight)
3. Built a deck at the top of the stairway (Please highlight on the survey. If it’s the wood deck shown on Bob’s property towards the rear of your yard, that deck will require
a demo permit as it does not meet required setbacks.)
4. Installed 6 retaining walls on the property (Please highlight on the survey. Additionally, any retaining wall(s) over 3 feet in height from original grade may not be located
with the required setback. Please highlight the 6 installed retaining walls and provide additionally details regarding the height. Please reference my letter dated September 17, 2018
regarding setback information for the RS-20 zone.)
A Geotech report addressing the critical areas code (ECDC 23.80.060 and 23.80.070) will be required for the Demo permit of the accessory structure and the deck on Bob’s property. Additionally
the Geotech report should address any other structures and retaining walls that may have been installed within 50 feet of any steep slopes.
Regards,
Michele Q. Szafran / Planner
City of Edmonds
121 5th Ave. N.
Edmonds, WA 98020
425-771-0220, x 1778
HYPERLINK "mailto:michele.szafran@edmondswa.gov"michele.szafran@edmondswa.gov
General permit assistance, online permits, and Web GIS: http://www.edmondswa.gov/handouts.html
Permit Center Hours:
M, T, Th, F 8:00 AM – 4:30 PM
Wednesday 8:30 AM – 12:00 PM
From: eugene bolin <eugenebolin@gmail.com>
Sent: Wednesday, October 3, 2018 8:05 AM
To: Szafran, Michele <Michele.Szafran@edmondswa.gov>; Bjorback, Leif <Leif.Bjorback@edmondswa.gov>; Wayland, Christina <Christina.Wayland@edmondswa.gov>
Subject: Bolin - 7330 172nd St SW, Edmonds - Topographic Survey
Please see the attached survey for our property located at 7330 172nd St SW, Edmonds, WA 98026.
If you have any questions, or need any additional information, please let us know.
Thank you,
Rebecca Bolin
Law Offices of Eugene N. Bolin, Jr.
A Professional Services Corporation
Attorney at Law, WSBA #11450
HYPERLINK "mailto:eugenebolin@gmail.com"eugenebolin@gmail.com
Waterfront Park Building, Suite 308
144 Railroad Avenue
Edmonds, WA 98020
Edmonds: 425-582-8165
Seattle: 206-527-2700
Toll free: 1-888-527-2710
Fax 888-527-2710