1324_001May 20, 2019
Strobl Design
Jacob Strobl
PO Box 20764
Seattle, WA 98102
jacob@strobldesign.com
(206) 661-3622
Michele Q. Szafran
Planner
City of Edmonds
(425) 771-0220
Re: Plan Check: BLD2019-0116
Planning Review Comments
Dear Michele,
Please see the below responses to the correction notice dated March 21, 2019 for 9527 1901h PI SW,
plan check number BLD2019-0116.
Correction #1
Critical Areas Determination: A critical areas determination was completed for the property on February
22, 2019 (CRA20190017) which indicated that the property is within a Geologically Hazardous Area for
erosion and landslide hazards. Please provide a geotech report which addressed the City's applicable
critical areas code requirements. The report must address all applicable requirements of ECDC Chapters
23.40 and 23.80, including but not limited to Sections 23.80.060 and 23.80.070. Please provide your
geotechnical engineer with the site plan and civil plans for the proposed project (residential structure,
retaining walls, and vegetation removal) and have them provide a report addressing how the project
complies with the applicable critical areas code requirements including specific references to the
applicable code sections, 23.80.060 and 23.80.070. Additionally, please note that seasonal restriction
apply and clearing shall be allowed only from May 1st to October 1st of each year; this may be addressed
by the geotech as well.
Response:
See attached response from the geotechnical engineer.
Correction #2
Notice on Title: Pursuant to critical regulations (ECDC 23.40.270.8), sites with field -verified presence of
critical areas and/or critical area buffers for which a permit application is submitted shall as a condition
of permit issuance, record a notice of the existence of the critical area and/or critical area buffer against
the property with the Snohomish County Auditor's Office. 1 will be providing you with a Notice on Title
document following the submittal of an updated geotech report. Prior to issuance of the building permit,
the form must be recorded with the Snohomish County Auditor's Office. Options for recording include:
a. Provide the City processing fee of $100 plus the County recording fee of $77 ($74 for first page and
$1 for each additional page), for a total of $177, and the City will record the notice for you; OR
b. Take the covenant to the County and record it for the County's recording fee of $74 for one page
plus $1 for each additional page, and return a copy of the recorded notice to the Edmonds Planning
Division with the Auditor's recording sticker on the copy.
Response:
Waiting on revised Notice on Title document so it can be signed and resubmitted.
Correction #3
Pursuant to ECDC 18.45 trees shall be retained to the maximum extent feasible. The plans indicate
clearing of a couple trees that appear possible to be retained at this time. Please revise the plans or
indicate the reason for the trees to be removed. The geotechnical report should also address vegetation
related to steep slopes.
Response:
As indicated on the attached revised site plan, the trees located on the western side of the site will
need to be removed due to the proposed retaining wall located midway between the house and
western property line. It is not possible to retain the trees adjacent to the house on the north side due
to the cut slope for the excavation of the new house. See the submitted arborist report documenting
the trees on the site and those proposed for removal.
PER ECDC and the comprehensive plan the proposal should be designed to minimize grading of the site
by working with the existing topography. Please respond to the following criteria and state how each of
these code provisions are being met:
a. ECDC23.80.070.A.4.c. Structures and improvements shall minimize alterations to the natural
contour of the slope, and foundations shall be tiered where possible to conform to existing
topography.
Response:
The retaining wall located on the west property line has been relocated half way between the
house and western property line to maintain the natural slope of the site. Foundations and
retaining walls have been tiered to conform to the existing topography.
b. Comprehensive Plan (Page 77) (Adopted July 28, 2015-Updated December 15, 2017) —Grading
and filling comprehensive plan goal. 8.1.c Only minimal amounts of cut and fill on hillsides
should be permitted so that the natural topography can be preserved. Fill shall not be used to
create a yard on steeply sloped property.
Response:
The retaining wall located on the west property line has been relocated half way between the
house and western property line to maintain the natural slope of the site. Foundations and
retaining walls have been tiered to conform to the existing topography.
Correction #4
Sheet AZ correct the dimensions typo along the north property line, per the lot line adjustment the
dimension is 89.86'.
Response:
See corrected sheet A2 with revised lot dimension shown.
The proposed wall along the south property line adjacent to Olympic View Dr. is shown on sheet A2 but
not shown on the civil plan sheet C3.1, please make consistent. Note that the maximum height of a
retaining wall within setback is no more than 3 feet in height from original grade.
Response:
See revised sheet A2 showing the revised grading plan.
Note that per ECDC 18.40.020(A)(8) rockeries are prohibited in designated geologically hazardous areas
other than erosion hazard areas as defined in Chapter 23.80 ECDC.
Response.
Note has been added to sheet A2.
One of the elevation points provided on the eastern most wall off of the southern property boundary
appears to be incorrect, please correct.
Response:
See revised sheet A2 showing the revised grading plan.
These items resolve the plan corrections for the project. Please let me know if you have any questions.
Best Regards,
Jacob Strobl
Aw Residence June 4, 2019
9527 1901h Place SW Project #18102
Edmonds, Washington
Strobl Design LLC
Jacob@strobldesign.com
Attention: Jacob Strobl
Subject: Plan Review Comment Response — Aw Residence
BLD20190116
Mr. Strobl:
The purpose of this letter is to provide responses to the geotechnical and soils -related review
comments provided by City of Edmonds staff in the referenced Plan Review Comments
document (City of Edmonds, March 21, 2019). For ease of reference, the geotechnical and soils
related plan review comments will be included in this letter, and our responses will follow each
comment or group of comments.
From the Plan Review Comments Document
1. Critical Areas Determination: A critical areas determination was completed for the
property on February 22, 2019 (CRA20190017) which indicated that the property is
within a Geologically Hazardous Area for erosion and landslide hazards. Please
provide a geotech report which addressed the City's applicable critical areas code
requirements. The report must address all applicable requirements of ECDC Chapters
23.40 and 23.80, including but not limited to Sections 23.80.060 and 23.80.070.
Please provide your geotechnical engineer with the site plan and civil plans for the
proposed project (residential structure, retaining walls, and vegetation removal) and
have them provide a report addressing how the project complies with the applicable
critical areas code requirements including specific references to the applicable code
sections, 23.80.060 and 23.80.070. Additionally; please note that seasonal restriction
apply and clearing shall be allowed only from May 1st to October 1st of each year; this
may be addressed by the geotech as well.
Response:
South Fork Geosciences prepared the referenced "Critical Areas Report for Geologically
Hazardous Areas" (SFG, June 4, 2019) for the subject property to address the City code
requirements and to provide additional information with respect to the geologic hazards for the
proposed development. We have reviewed the site plans and the proposed structure, retaining
walls, and vegetation removal. In summary, it is our opinion that the erosion and landslide
hazard areas on the site may be altered as indicated in the reviewed plans. Scheduling
significant earthwork during drier seasons is usually preferred, but based on the site and soil
conditions, it is our opinion that the seasonal restriction is not necessary. However, the City of
Edmonds may make the seasonal restriction a condition of the permit
3. Site Grading and Vegetation:
• Pursuant to ECDC 18.45 trees shall be retained to the maximum extent feasible.
The plans indicate clearing of a couple trees that appear possible to be retained at
this time. Please revise the plans or indicate the reason for the trees to be
removed. The geotechnical report should also address vegetation related to steep
slopes.
SOUTH FORK GEOSCIENCES, PLLC Page 1
PO Box 1 275
NORTH BEND, WA 98045
425-890-4858 1 INFO@SFGEO.COM
Aw Residence June 4, 2019
9527 1901h Place SW Project #18102
Edmonds, Washington
Response:
We are not sure which trees this comment is specifically referring to. We presume that some of
the trees present may be difficult to retain/preserve due to their proximity to the temporary
cut slopes required for the house construction. Based on the proposed construction and
grading, it is our opinion that the effects of tree retention or tree removal with respect to slope
stability is negligible and no special mitigation is required for tree retention or tree removal.
PER ECDC and the comprehensive plan the proposal should be designed to
minimize grading of the site by working with the existing topography. Please
respond to the following criteria and state how each of these code provisions are
being met:
a. ECDC 23.80.070.A.4.c. Structures and improvements shall minimize alterations
to the natural contour of the slope, and foundations shall be tiered where
possible to conform to existing topography.
b. Comprehensive Plan (Page 77) (Adopted July 28, 2015-Updated December 15,
2017) —Grading and filling comprehensive plan goal. B.1.c Only minimal
amounts of cut and fill on hillsides should be permitted so that the natural
topography can be preserved. Fill shall not be used to create a yard on steeply
sloped property. Please address how the proposal is compliant with the above
code requirements, specifically the proposed grading within the western
portion of the lot which includes fill of approximately six (6) feet.
Response:
Based on our review of the plans, the structure and required grading largely conforms to the
existing topography. The foundation elements of the house will be founded on native soils and
foundation retaining walls will provide much of the necessary grade separation. Near the west
end of the home, there will be some fill required to attain the planned floor elevation, but the
change in the exterior grades will be minimal. Of course, there are cuts and fills associated with
the project, but in our opinion these cuts and fills are not excessive and are consistent with the
standard of practice
Closure
We have enjoyed working with you and we are confident that this letter will aid in the
permitting,project. If there are any questions, please feel free to contact us.
Engineering Geologist / Owner
References:
"Subsurface Exploration, Geologic Hazards, and
Geotechnical Engineering Report, Johnson Residence,
Parcel # 00434600007901, 9527 1901h Place SW, Edmonds,
Washington", South Fork Geosciences, Project #12058,
January 14, 2014
"Critical Areas Report for Geologically Hazardous Areas,
Aw Residence, Parcel # 00434600007901, 9527 190th Place
SW, Edmonds, Washington", South Fork Geosciences,
Project # 18102, June 4, 2019
"City of Edmonds, Plan Review Comments, Planning
Division RE: Plan Check BLD20190116, 9527 190th PL SW,
South Fork Geosciences, PLLC New Single Family", From: Michele Q. Szafran (Planner,
City of Edmonds), March 21, 2019
SOUTH FORK GEOSCIENCES, PLLC Page 2
PO Box 1 275
NORTH BEND, WA 98045
425-890-4858 1 INFO@SFGEO.COM