REVIEWED ENG RESUB3 BLD2022-0439+DRIVEWAY SLOPE LETTER+4.25.2023_3.10.50_PM+3504942RESUB
Apr 26 2023
A S ICILTOYPM
ETSERVI
SERVICES
PROJECT# BLD2022-0439DEVEPMENT
DEPARTMENT
ARCH ITECTU RE
15724 72nd Avenue West, Edmonds, WA
BLD2022-0439
Date:
April 25, 2023
Attention:
�C
Rob English, City Engineer,
City of Edmonds
REFER TO DRIVEWAY
From:
SLOPE WAIVER
Forrest Murphy, CAST Architecture
DETERMINATION DATED
206.256.9886
J U N E 15, 2023 FOR
OFFICIAL DECISION.
Subject:
Project # BLD2022-0439
15724 72nd Avenue W
Edmonds, WA 98026
DRIVEWAY SLOPE WAIVER REQUEST
We are requesting a driveway slope waiver to permit a maximum driveway slope of 20% for a
single family residential project at 15724 72nd Avenue W (Project # BLD2022-0439). Our
request is in accordance with ECDC 18.08.60(d)(2), as indicated in our responses below. This
letter is provided in response to 3rd round reviews our team received on April 5th, 2023.
a. The driveway is the only economical and environmentally reasonable alternative;
The existing plat of the Meadowdale Estates subdivision provides a designated access
easement at the northeast corner of the parcel (see short plat on sheet G.03). This
approved plat indicates a specifically designated driveway location along this access
easement. Steeper topography to the south of this easement would make alternative
driveway access unfeasible and unsafe.
In response to Round 1 Corrections, we redesigned the driveway to maintain a 14%
maximum slope; however, this required a 48" retaining wall within the designated access
easement. Subsequently, Round 2 corrections indicated that the maximum retaining wall
height was 36" within the access easement area.
Through multiple design iterations, our civil engineer has verified that there is no way to
achieve BOTH a 14% maximum slope AND a 36" maximum height retaining wall within
the easement. In order to limit our retaining wall to a 36" maximum height and limit our
impact on the surrounding landscape, we will require a 19.5% maximum slope along a
portion of the driveway as indicated on sheet GR-01 Detailed Grading Plan. The
I1S-C north 36th street
seattle wa, 98103
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phn, 211.261.9111
C A S I PROJECTU BLD2022-0439
A R C H I T E C T U R E 1572412nd Avenue West, Edmonds, WA
driveway slope adjacent to the street and at the entry to the garage is flattened to the
greatest degree feasible to prevent cars from bottoming out while entering and exiting.
b. The driveway will not present a traffic, pedestrian, bicycle or safety hazard or otherwise
negatively impact public safety;
The driveway's interface with the existing public street provides city approved
construction details (see details on sheets DT-01 and DT-02). A 6" lip between the
driveway surface and the proposed retaining wall on site will provide edge detection
along the west edge of the driveway. The top of this proposed retaining wall and the
landscape below will be limited to 24" maximum height. Hard surface asphalt over a
compacted base will provide a stable and durable paving material along the entirety of
the driveway slope.
c. The police and fire chief concur in allowing the increased driveway slope; and
We received approval in a January 18th, 2023 email from Jeanie McConnell with the City
of Edmonds indicating that this increased slope would be acceptable if we provide a
direct path from the driveway to the house to improve fire department access (response
is copied below). We have replaced the existing meandering entry path with a more
direct and linear concrete path between the driveway and the house along the northwest
exterior face of the garage (See sheet GR-01). This provides improved access while
limiting our impact on the existing topography and an existing group of trees to the north
of the proposed concrete path. We did not receive comments from the police department
in our initial review.
(January 18, 2023 email from Jeanie McConnell)
"Thank you for your patience as we've worked through some internal discussions
on this one. After further consideration, a driveway slope over 14% will be
considered as long as a pedestrian path is provided from the driveway to the
house on the exterior of the garage. This path will allow the fire department crews
access to the home should that become necessary. Please note this should be a
fairly direct path vs. the meandering path that has been shown as a future
consideration.
Please let us know if you have any questions. Additionally, we would be happy to
look over a conceptual plan showing the increased driveway slope (not greater
than 20%), lower wall height (to meet setback requirements) and foot path
connection prior to the next permit resubmittal. The driveway connection to the
I 1 S-C north 36th street
seattle wa, 98103
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A S I PROJECTH BLD2022-0439
A R C H I T E C T U R E 1572412nd Avenue West, Edmonds, WA
street should be of lesser slope to ensure vehicles do not bottom out
entering/exiting the driveway."
d. The public health, safety and general welfare will not be adversely affected.
The driveway is located on private property and is at the southernmost end of a dead
end street with little traffic, limiting the amount of interaction with the general public. The
interface between the driveway and the existing street is composed of municipally
approved details (see details on sheets DT-01 and DT-02). The increase in maximum
slope is allowing our team to limit the height of the driveway retaining wall, which will
create less disturbance to the steeply sloped existing site to maintain more stable
conditions during construction, improving the safety of those working on site and
adjacent properties.
Thank you!
Forrest Murphy, Principal
CAST architecture
115-C north 36th street
seattie wa, 98103
CA STarchitecture. com
Ahn'211.261.9111
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