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2025-02-13 Hearing Examiner PacketAgenda Edmonds Hearing Examiner REGULAR MEETING BRACKETT ROOM 121 5TH AVE N, CITY HALL- 3RD FLOOR, EDMONDS, WA 98020 FEBRUARY 13, 2025, 3:00 PM MEETING INFORMATION This meeting is Hybrid per ECDC ECDC 10.35.010(F) and is located at the Edmonds City Hall 121 5th Ave N, 3rd Floor Brackett Room Zoom Link Meeting Info: https://edmondswa- gov.zoom. us/j/82688031743?pwd=U EROW k5 hd U5 DN 1d RK1V3 M kR2 WTRSdzO9 Passcode: 308007 Or join by phone: 253 215 8782 1. CALL TO ORDER 2. PUBLIC HEARINGS 1. PLN2024-0040 18500 High Street Preliminary Formal Plat 3. ADJOURNMENT Edmonds Hearing Examiner Agenda February 13, 2025 Page 1 Hearing Examiner Agenda Item Meeting Date: 02/13/2025 PLN2024-0040 18500 High Street Preliminary Formal Plat Staff Lead: Tristan Sewell Department: Planning & Development Prepared By: Tristan Sewell Background/History The applicant proposes a preliminary formal plat that would subdivide a 3.3-acre property located at 18500 High Street into seven lots zoned Single -Family Residential (RS-12) via conservation subdivision design (ECDC 20.75.048). The existing detached single-family residence would remain on Lot 5. Staff Recommendation Staff recommends approval of the proposed preliminary formal plat with the conditions listed in the attached staff report. As conditioned, the proposed preliminary plat complies with the Edmonds Community Development Code. Narrative Preliminary formal subdivisions are Type III -A permits requiring a decision by the hearing examiner following a public hearing. Attachments: PLN2024-0040 Staff Report w. Attachments Packet Pg. 2 1.a CITY OF EDMONDS r 121 5" Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov PLANNING & DEVELOPMENT DEPARTMENT • PLANNING DIVISION PLANNING DIVISION PRELIMINARY CONSERVATION SUBDIVISION REVIEW FINDINGS, CONCLUSIONS, & RECOMMENDATIONS Project: Preliminary Seven -Lot Conservation Subdivision at 18500 High Street File Number: PLN2024-0040 Date of Decision: February 7, 2025 r Reviewed By: Tristan Sewell, Planner I. INTRODUCTION The applicant proposes subdividing a 3.3-acre property located at 18500 High Street into seven lots zoned Single -Family Residential (RS-12) via conservation subdivision design (ECDC 20.75.048). The existing detached single-family residence would remain on Lot 5. A. Application 1. Owner: High Street LLC 2. Applicant: Chris Lyon 3. Site Location: 18500 High Street (Tax Parcels 00434600004304 and 00434600004202) 4. Request: To subdivide the 3.3-acre property into seven lots via a conservation subdivision in the Single -Family Residential (RS-12) zone. 5. Review Process: Preliminary formal plats are Type III -A decisions according to Section 20.01.003 and Subsection 20.75.065(D) of the Edmonds Community Development Code (ECDC). Following a 14-day public comment Packet Pg. 3 1.a period and then public hearing, the City's Hearing Examiner issues a decision. B. Attachments 1. Land Use Application 2. Cover Letter 3. Preliminary Short Plat and Site Plans 4. Title Report 5. Edmonds Utilities Consortium Form 6. Tree Protection and Retention Plan 7. Critical Areas Determination (CRA2020-0021) 8. Public Notice Materials 9. Engineering Compliance Memorandum 10. SEPA Environmental Checklist and Determination II. FINDINGS OF FACT AND CONCLUSIONS A. Setting The 3.3-acre project site at 18500 High Street borders Hutt Park. All other properties in the vicinity are zoned Single -Family Residential (RS-12) and developed as such with residences and associated improvements (see Attachment 3). The site is the terminus of High Street. B. Topography and Vegetation Situated west of Hutt Park, the site slopes downward to the south and west, which the critical areas determination (CRA2024-0068) identified as potential severe erosion and landslide hazard areas. The submitted critical areas report also mapped a Type F stream coursing through the southern extent of the lot and its southern neighbors. The onsite ravine and Hutt Park support a forest of Douglas -fir, western hemlock, western redcedar, bigleaf maple, and red alder. The understory contains Himalayan blackberry, salmonberry, red elderberry, beaked hazelnut, western sword fern, trailing blackberry, and English ivy. These species represent common constituents of the Puget lowlands, both native and invasive. High Street Preliminary Formal Plat File No. PLN2024-0040 Page 2 of 18 Packet Pg. 4 1.a C. Environmental Assessment Critical Area: The critical areas determination (CRA2024-0068) identified potential severe erosion and landslide hazard areas on the site. The submitted critical areas report also mapped a Type F stream coursing through the southern extent of the lot and its southern neighbors. 2. Shoreline: The subject property is not within a designated shoreline. 3. SEPA: Formal subdivision (five or more lots) are subject to the State Environmental Protection Act (WAC 197-11-800(6)(d)). See the SEPA determination in Attachment 10. 4. Trees: The tree regulations of Chapter 23.10 ECDC apply to this subdivision. The applicant submitted a tree retention and protection plan (Attachment 6) as required by ECDC 23.10.060. Per the phased tree review process (ECDC 23.10.060(B)(3)), the City reviews the proposal at each step of development for updated tree plans, including civil improvement plan review and associated building permits. Retention ECDC 23.10.060(C�(1) requires subdivisions retain at least 30% of all significant trees in the developable area onsite. ECDC 23.10.005 defines a� significant trees as those with a trunk diameter of at least six inches at 4.5 E feet from existing grade (diameter at breast height - DBH). The developable a site includes the gross site area of the lot minus any critical areas and Q buffers (ECDC 23.10.020(D)). In the context of single-family lots, erosion hazard areas sloped more than 25% count as critical areas rather than the standard 15% or greater classification (ECDC 23.10.040(A)(1)). Other critical W areas or their buffers remain unchanged by the tree code. N The site contains eleven significant trees in the developable area. The applicant proposes to retain eight of these, which exceeds the 30% threshold and meets the 50% significant tree retention standard in ECDC 23.10.060(G). If a development retains at least 50% of the significant trees on a site, the fees -in -lieu of replanting do not apply per ECDC 23.10.080(E). Fees -in -lieu payments may be required in subsequent phases if the overall retention falls below 50% of the significant trees existing pre -development. Furthermore, the applicant proposes a conservation subdivision pursuant to Section 20.75.048, retaining all trees in the stream buffer and geological High Street Preliminary Formal Plat File No. PLN2024-0040 Page 3 of 18 Packet Pg. 5 1.a hazard areas. While the applicant provided no inventory of the trees within the critical areas per ECDC 23.10.060(B)(2)(al, because of the nature of conservation subdivisions, the prohibition of tree removal from critical areas, and phased review of tree retention and protection plans (ECDC 23.10.060(B)(3)(a)), staff waives this requirement at this time. The City may request an inventory of these trees during a later development application phase. Replacement Apart from dead, dying, or diseased trees, ECDC 23.10.080 requires E replacement of each significant tree removed in association with a development. Based on the sizes of the proposed significant tree to be N removed, ECDC 23.10.080(A) requires fourteen replacements. The applicant a, proposes planting these replacements along the eastern perimeter of Lots 1- o 4. ECDC 23.10.080(D�(3) requires replacements shall primarily be native 0 CO species, though the submitted tree retention and protection plan lists no specific choices. 0 c As noted above, code requires an updated replacement plan with each le N future phase of project review to verify consistency with the replacement � specifications in Chapter 23.10. The number of removals and thus the a number and location of proposed replacements may change at a future development phase. D. Comments a 1. Departmental Comment South County Fire and the City of Edmonds Building and Engineering Divisions reviewed this proposal. The Building Division and South County Fire did not have any comments on the proposal. The Engineering Division found the information provided indicates general engineering feasibility. See Attachment 9 - Engineering Memorandum of Compliance. The proposed development requires a public right-of-way dedication to extend High Street south to serve the resulting residential lots No sidewalks would be required as part of the frontage improvements. See Attachment 9 for the City's Transportation Engineer's analysis of vehicular traffic impacts. High Street Preliminary Formal Plat File No. PLN2024-0040 Page 4 of 18 Packet Pg. 6 1.a Engineering will review project -specific design, including final utility system design and location, as well as compliance with Title 18 ECDC, during the civil construction phase of this project. 2. Public Notice Mr. Lyon submitted the application on May 21, 2024. Staff determined the application to be complete on July 30, 2024 (Attachment 8). In accordance with Section 20.03.002, a staff issued the Notice of Application and Request for Public Comment on August 16, 2024. Staff posted this Notice onsite, at the Maxwell-McGinness Public Safety Complex, and in the Planning & Development lobby that day. Staff also mailed the Notice to property owners within 300 feet of the site and uploaded the Notice and application materials to the City's website. The Everett Herald published the Notice the same day. Likewise, staff issued the Notice of Public Hearing and SEPA Determination on January 23, 2025, in the same manner as above, adding any commenters as parties of record not previously included in the initial mailing to the list of recipients as directed by EDCD 20.03.003(C)(1)(d). Staff additionally sent email notices in response to any comments received by email, as not all commenters provided their mailing address. Find all public notice materials, including the notices, declarations of mailing and posting, and an affidavit of publication in Attachment 8. E s 3. Public Comments Q Staff received seven comments on this application. Commenters primarily expressed concern about the High Street right-of-way and water utility issues. Specifically, commenters fear the impact increased traffic may have on the vicinity. The Engineering Division's Memorandum of Compliance (Attachment 9) addresses traffic and right-of-way issues relevant to this preliminary phase in greater detail. Commenters also indicated concern about unauthorized use of the private road east of High Street at the northern boundary of the subject lot. Utility -related comments focused on available water, stormwater management, and fire hydrant access. Other concerns expressed included environmental impacts, such as the retention of the western redcedar at the north end of the property and the presence of wildlife onsite. Conservation subdivisions promote the retention of significant trees and protection of natural resources in exchange for flexibility in site development standards. The proposed conservation area High Street Preliminary Formal Plat File No. PLN2024-0040 Page 5 of 18 Packet Pg. 7 1.a protects the steep slope, trees, understory, and stream from development beyond the minimum requirements of the critical areas ordinance (Chapter 23.40 ECDC). To address concern over nesting bald eagles in Hutt Park, per ECDC 23.90.040(Al(31, the Federal Bald and Golden Eagle Protection Act protects bald eagle habitat, and Washington's bald eagle protection rules (WAC 232-12-292) apply only if the State lists them as an endangered or threatened species, which they are not at time of writing.' All unabridged comments are included in Attachment 8. E. ECDC 20.75.080 General Findings A proposed subdivision may only be approved if staff can make all the general findings listed in ECDC 20.75.080 as approved or as conditionally approved. 1. Subdivision Ordinance. The proposal is consistent the purposes of this chapter (as listed in ECDC 20.75.020) and meets all requirements of this chapter. As conditioned, the proposed seven -lot subdivision is consistent with ECDC N 20.75.020 and meets all the requirements of Chapter 20.75 ECDC, including N z those specific to conservation subdivisions found in Section 20.75.048. The _J a_ proposed subdivision causes no negative impact to public health, safety, or general welfare, creates no negative impact on congestion on streets and highways, will have adequate access to water, utilities, sewage, and storm drainage, and will provide proper ingress and egress as well as be uniformly Q monumented. Once approved, subsequent civil improvements, final plat, 3 and permitting for the dwellings will reconfirm compliance with these c n requirements at each phase as appropriate. rY 2. Comprehensive Plan. The proposal is consistent with the provisions of the Edmonds Comprehensive Plan, or other adopted city policy, and is in the public interest. The 2020 Comprehensive Plan identifies the subject site as within the "Single Family- Resource" designation. The Comprehensive Plan states the following goals and policies for Residential Development that apply to this project: 'Wash ineton Department of Fish & Wildlife —Threatened and endangered species. High Street Preliminary Formal Plat File No. PLN2024-0040 Page 6 of 18 Packet Pg. 8 1.a Residential Development A. 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, social, aesthetic and environmental considerations. A.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. A.3. Minimize encroachment on view of existing homes by new construction or additions to existing structures. AA Support retention and rehabilitation of older housing within Edmonds whenever it is economically feasible. A.5. Protect residential areas from incompatible land uses throughCD N z the careful control of other types of development and a_ expansion based upon the following principles: c a� A.5. d. Private property must be protected from adverse E environmental impacts of development including noise, a drainage, traffic, slides, etc. Q A.6. Require that new residential development be compatible with the natural constraints of slopes, soils, geology, drainage, vegetation and habitat. The subdivision would create six new buildable lots, which the applicant currently proposes would accommodate six new single-family dwellings and associated improvements, though these lots could become any other uses permitted in the RS zone (ECDC 16.20.010). The City will collect traffic impact fees consistent with Chapter 3.36 ECC with the building permit to mitigate traffic and park impacts. The City expects no adverse impacts from the proposal and finds it consistent with the residential development goals and policies of the Comprehensive Plan. The proposed utilization of the conservation subdivision method sets aside the onsite natural resources, concentrating future development in appropriate areas. High Street Preliminary Formal Plat File No. PLN2024-0040 Page 7 of 18 Packet Pg. 9 1.a Vegetation and Wildlife A. Goal. The city should ensure that its woodlands, marshes and other areas containing natural vegetation are preserved, in accordance with the following policies: A.2. The removal of trees should be minimized particularly when they are located on steep slopes or hazardous soils. Subdivision layouts, buildings and roads should be designed so that existing trees are preserved. A.3. Trees that are diseased, damaged, or unstable should be removed. A.4. Grading should be restricted to building pads and roads only. Vegetation outside these areas should be preserved. The tree code (Ch. 23.10 ECDC) requires retention of at least 30% of the healthy significant trees on the site. The lot and site layouts propose c retention of more than 50% of viable significant trees across the developable N site and all trees within the critical areas. The flexible site development N z standards offered to conservation subdivisions (ECDC 20.75.048(B)) support a_ the retention of trees and minimization of grading. c a� Staff finds the proposal consistent with these Comprehensive Plan policies E and goals. a Q 3. Zoning Ordinance. The proposal meets all requirements of the zoning ordinance, or a modification has been approved as provided for in this chapter. Zoned RS-12 Single -Family Residential, the site is subject to the requirements of Chapter 16.20 ECDC. According to Section 16.20.030, the development standards for a subdivision in the RS-12 zone are: High Street Preliminary Formal Plat File No. PLN2024-0040 Page 8 of 18 Packet Pg. 10 1.a Minimum Minimum Minimum Minimum Maximum Minimum Maximum Maximum Zone Lot Area Street Side Rear Density' Lot Width Height Coverage (Sq. Ft.) Setback Setback Setback RS- 12,000 3.7 80' 25' 10, 25' 25' 35% 12 ' Density means "dwelling units per acre" determined by dividing the total lot area by the density allowed by the underlying zoning; the number of lots or units permitted shall be rounded down to the nearest whole number. ECDC 20.75.048(B) allows approved conservation subdivisions to utilize reduced site development standards, including setbacks, lot size and width, coverage, and variant parking and access designs. Despite this flexibility, density of primary dwellings cannot exceed that of the applicable zone. Minimum Street Setback Minimum Side Setback Minimum Rear Setback 15' 5' 10, Density: With 3.3 acres of lot area available, the maximum density in RS-12 would allow up to twelve lots (3.3 acres X 3.7 dwelling units per acre), any other regulations notwithstanding. The applicant proposes seven lots. Minimum Lot Area: Conservation subdivisions have no minimum lot area, soVJ N z long as the application of reduced setbacks creates lots with usable building _J a_ areas (defined by ECDC 21.10.050). All proposed residential lots would contain sufficient building area. s Lot Width: As with lot area, after application of the reduced setbacks, all proposed lots must have usable building areas. All proposed residential lots Q would contain sufficient building area. 3 Lot Coverage: The RS-12 zone establishes a maximum lot coverage of 35% on each lot. "Coverage means the total ground coverage of all buildings or structures on a site measured from the outside of external walls or supporting members or from a point two and one-half feet in from the outside edge of a cantilevered roof, whichever covers the greatest area." However, a conservation subdivision can increase coverage on individual lots if the total coverage within the subdivision meets the 35% standard across all lots. The maximum lot coverage allowed for all lots is 48,432 sq. ft., which is 35% of the net project area of 138,376 sq. ft. (after subtracting out the ROW High Street Preliminary Formal Plat File No. PLN2024-0040 Page 9 of 18 Packet Pg. 11 1.a dedication). Lot coverage will be reviewed with subsequent building permit applications. Access and Parkin;: ECDC 20.75.048(B)(4) allows conservation subdivisions to applyvariant parking and access solutions atypical to single-family dwellings with the approval of the City. The required two parking spaces per dwelling per ECDC 17.50.020(A)(1)(a) remain. As submitted, the proposal uses standard single-family parking arrangements. Setbacks: Conservation subdivision setbacks are proposed for the project: Required Setbacks Lot Setbacks Proposed (ECDC 20.75.048(B)(1)) Street: 15' Street: 15' Lot 1 (corner Lot) Sides: 5' Sides: 5' S, 38' E Street: 15' Street: 15' Lot 2 (standard Lot) Sides: 5' Sides: 5' Rear: 10' Rear: 10' Street: 15' Street: 15' Lot 3 (standard lot) Sides: 5' Sides: 5' S/SW, 10' N Rear: 10' Rear: 10' Sides: 5' E/W/N Lot 4 (flag lot) Sides: 5' 14.75' NW 272.5' SW/SE Street: 15' Street: 15' Lot 5 (standard Lot) Sides: 5' Sides: 5' N/NWbN/E Rear: 10' Rear: 74' SW, 121' NW Street: 15' Street: 15' Lot 6 (standard lot) Sides: 5' Sides: 5' Rear: 10' Rear: 44.5' Street: 15' Street: 15' Lot 7 (standard Lot) Sides: 5' Sides: 5' Rear: 10' Rear: 57' 21 As analyzed above, staff finds the proposal consistent with the zoning requirements for a conservation subdivision in the RS-12 zone, as described in Chapter 16.20 and Section 20.75.048 ECDC. Staff will confirm compliance with all zoning requirements when reviewing future building permit applications. High Street Preliminary Formal Plat File No. PLN2024-0040 Page 10 of 18 Packet Pg. 12 1.a F. ECDC 20.75.085 - Review Criteria. The City uses the following criteria reviewing proposed subdivisions: 1. Environmental. a. Where environmental resources exist, such as trees, streams, ravines or wildlife habitats, the proposal shall be designed to minimize significant adverse impacts to the resources. Permanent restrictions maybe imposed on the proposal to avoid impact. Refer to the submitted critical areas reports (Attachment 7), which document and delineate the critical areas and buffers on or adjacent to the site. As previously discussed, the applicant proposes retaining trees consistent with Chapter 23.10 ECDC. Phased review requires City approval of any tree removals in later development phases. The applicant may remove hazardous trees (ECDC 23.10.020(H)) in the manner described by ECDC 23.40.220(C)(8)(bl. Tree protection compliant with ECDC 23.10.070 must be implemented in all phases of development. Staff finds that the proposed subdivision is consistent with this criterion. b. The proposal shall be designed to minimize grading by using shared a driveways and by relating street, house site and lot placement to the N existing topography. s The developable area of the site is fairly level, so cuts and fill for the a construction of civil improvements can be minimized (1,300 cy of cut and Q 1,300 cy of fill is indicated on the preliminary clearing, grading, and TESC 3 t= plan (Attachment 3). The City will review the grading for the proposed improvements at subsequent project phases, including during the M required civil improvements and building permit(s). N Staff finds the proposed subdivision consistent with this criterion. c. Where conditions exist which could be hazardous to the future residents of the land to be divided, or to nearby residents or property, such as flood plains, steep slopes or unstable soil or geologic conditions, a subdivision of the hazardous land shall be denied unless the condition can be permanently corrected, consistent with paragraphs A(1) and (2) of this section (Section II.F.1.a and II.F.1.b of this staff report). High Street Preliminary Formal Plat File No. PLN2024-0040 Page 11 of 18 Packet Pg. 13 1.a As established in the critical areas determination (CRA2024-0068 - Attachment 7) and detailed in the submitted geotechnical report, the site contains potential severe erosion and landslide hazard areas. The geotechnical report addresses the applicant's method of mitigation, as required by Title 23 ECDC. Pursuant to the conservation subdivision and compliance with the critical areas ordinance, the applicant proposes no work in these areas. Staff finds that the proposed subdivision is consistent with this criterion. d. The proposal shall be designed to minimize off -site impacts on drainage, views and so forth. The proposed development must meet current code and minimize stormwater impacts. Stormwater runoff from all new hard surfaces must be managed onsite as required by Chapter 18.30 ECDC. See Attachment 3 for the preliminary stormwater report and Attachment 7 for the geotechnical report. The Engineering Division will review subsequent project applications for compliance. The Single -Family Residential zone limits building height to 25 feet above Z J average original grade, which minimizes any negative impact to existing a territorial views in the vicinity. Beside the height limits, the Edmonds Community Development Code does not contain specific regulations E s regarding private view protection. The Planning Division would review any forthcoming building permit(s) for compliance with the height limit of Q ECDC 16.20.030. 3 Staff finds the proposed subdivision consistent with this criterion. 2. Lot and Street Layout. a. Lots shall be designed to contain a usable building area. If the building area would be difficult to develop, the lot shall be redesigned or eliminated, unless special conditions can be imposed on the approval which will ensure that the lot is developed properly. The applicant designed the proposed lots to accommodate a dwelling unit each. The developable area of the parent lot is relatively level, so with the conservation area in mind, the site should not be difficult to develop. High Street Preliminary Formal Plat File No. PLN2024-0040 Page 12 of 18 Packet Pg. 14 1.a Staff finds that the proposed subdivision is consistent with this criterion. b. Lots shall not front on highways, arterials or collector streets unless there is no other feasible access. Special access provisions, such as shared driveways, turnarounds or frontage streets may be required to minimize traffic hazards The subject property fronts only High Street and an associated private road. The City classifies neither as a highway, arterial, or collector street. Staff finds the proposed subdivision consistent with this criterion. c. Each lot shall meet the applicable dimensional requirements of the zoning ordinance. The subject property is located within the RS-12 zone. Refer to Section II.E.3 of this report for an analysis of the proposal's compliance with the applicable zoning standards. Staff finds the proposed subdivision consistent with this criterion. d. Pedestrian walks or bicycle paths shall be provided to serve schools, parks, public facilities, shorelines and streams where street access is not a. adequate. c a� Citywide efforts to provide safe transportation include enforcement of s traffic regulations, provision of crosswalk and sidewalks for pedestrians, a and provision of well -designed streets for safe driving. Safety also Q involves ongoing coordination with emergency service providers to 3 ensure access for their emergency equipment. Recommendations to n address safety issues are based on assessment of historical collision data, focused sub -area or corridor safety studies, or on citizen feedback. The City of Edmonds applies a Walkway Prioritization Process provided in the Transportation Element of the Comprehensive Plan in assessing where sidewalks should be required or upgraded. Criteria have been developed to evaluate and prioritize walkway improvement projects. These criteria (which include distance from schools) are used to prioritize improvements to walkway sections that are identified based on input from public meetings, Walkway Committee meetings, and deficiencies determined from a review of the existing city walkway inventory. The criteria are weighted according to their importance. A system of points is used to evaluate each proposed project against each criterion. The result is a weighted average score that helps to compare and prioritize proposed projects. The City's policy is to consider these criteria in High Street Preliminary Formal Plat File No. PLN2024-0040 Page 13 of 18 Packet Pg. 15 1.a conjunction with City code and the Sidewalk Comprehensive Plan Map in determining sidewalk requirements for subdivisions. High Street is a local street in the RS-12 zone. The Comprehensive Sidewalk Plan map does not show a requirement for sidewalks on High Street and ECDC 18.90.030 indicates that sidewalks are not required in the RS-12 zone. Therefore, sidewalks are not required adjacent to the subject property along High Street. The steep slope down to the stream presents a poor opportunity to provide recreational pedestrian trail access, even if the critical areas ordinance permits such uses (ECDC 23.40.220(C)(7)). Providing access to adjacent Hutt Park requires the Parks Department's review. Staff recommends conditioning approval on the applicant connecting with the City's Parks, Recreation and Human Services Department about providing access to Hutt Park through the proposed open space tract. Staff finds that the proposed subdivision is consistent with this criterion, if conditioned as recommended. 3. Dedications a. The city council may require dedication of land in the proposed a subdivision for public use. c a� b. Only the city council may approve a dedication of park land to satisfy the s requirements of ECDC 20.75.090. The council may request a review and Q written recommendation from the planning advisory board. ; c. Any approval of a subdivision shall be conditioned on appropriate dedication of land for streets, including those on the official street map and the preliminary subdivision. The City Engineering Division requires right-of-way dedication to extend High Street south to serve all lots proposed. Refer to Section II.G below regarding park land dedication requirements. 4. Improvements. a. Improvements which maybe required, but are not limited to, streets, curbs, pedestrian walks and bicycle paths, sidewalks, street landscaping, water lines, sewage systems, drainage systems and underground utilities. High Street Preliminary Formal Plat File No. PLN2024-0040 Page 14 of 18 Packet Pg. 16 1.a b. The person or body approving a subdivision shall determine the improvements necessary to meet the purposes and requirements of this chapter, and the requirements of. i. ECDC Title 18, Public Works Requirements; ii. Chapter 19.75, Fire Code, as to fire hydrants, water supply and access. This determination shall be based on the recommendations of the community development director, the public works director, and the fire chief. South County Fire and the City's Engineering Division reviewed the subject proposal. Frontage improvements along the street fronts must meet City standards. The details of these requirements will be established during the civil plan review process (see Attachment 9). With the recommended conditions of approval referring to the Engineering requirements provided in Attachment 9, staff finds the proposed subdivision consistent with this criterion. c. The use of septic systems maybe approved if all of the following conditions are met: i. It is more than 200 feet, multiplied by the number of lots in the proposed subdivision, from the nearest public sewer main to the nearest boundary of the land to be divided. ii. The land to be divided is zoned RS-20. iii. The public works director and city health officer determine that soil, drainage and slope conditions are satisfactory for septic use and that all requirements of WAC 248-96-090 are met. The applicant proposed no septic systems for this subdivision. The City of Edmonds provides the water and sewer service at this site. 5. Flood Plain Management. All subdivisions shall comply with the criteria set forth in the Edmonds community Development code for flood plain management. The subject property is not located within a Flood Plain Management area G. ECDC 20.75.090 -Park Land Dedication. According to ECDC 20.75.090, before or concurrent with the approval of the final plat of any subdivision, the High Street Preliminary Formal Plat File No. PLN2024-0040 0 0 0 N O N Z J a c a� E w a Page 15 of 18 Packet Pg. 17 1.a subdivider shall dedicate land, pay a fee in lieu of dedication, or do a combination of both, for park and recreational purposes. With the adoption of Ordinance 3934 in 2013, the City now addresses park impacts through the assessment of fees in accordance with Chapter 3.36 Edmonds City Code (ECCI. Therefore, the City requires no park dedication or fees from this subdivision; the City will assess park impact fees with issuance of the building permits on the new lots consistent with Chapter 3.36 ECC. However, as stated above, staff recommends conditioning approval on coordination with the Parks Department about creating access to Hutt Park via the proposed open space tract. Whether this takes shape as a dedication would be determined by the applicant together with Parks during the civil improvements phase. RECOMMENDATION ON PRELIMINARY FORMAL PLAT Based upon the Findings of Fact, Conclusions, and Attachments to this staff report, staff recommends APPROVAL of the application for a seven -lot preliminary c conservation subdivision at 18500 High Street subject to the following conditions: 9 N O N 1. Prior to recording, the applicant must complete the following requirements: J a a. Civil plans must be approved prior to recording. In completing the civil plans, c the following must be addressed: Complete the Engineering Division conditions listed in "Required as a w Condition of Subdivision" in Attachment 9. a Protect all trees to be retained and those located on adjacent properties during development according to the standards of ECDC 23.10.070 and consistent with the approved tree retention and protection plan (Attachment 6). iii. The City encourages the applicant to notify adjacent property owners whose trees may be impacted by the proposal. b. Record a protected tree notice on title as required by ECDC 23.10.085. High Street Preliminary Formal Plat File No. PLN2024-0040 Page 16 of 18 Packet Pg. 18 1.a c. Make the following revisions to the subdivision: Ensure that all existing easements are indicated. Indicate the locations of all new easements and provide easement descriptions and maintenance provisions for all new easements. iii. Include the addresses for each of the lots on the final subdivision (new addresses will be assigned following preliminary approval and provided prior to submitting for final review). iv. Add to the face of the subdivision: "Conditions of approval must be met and can be found in the approval for the short subdivision located in File No. PLN2024-0040 in the City of Edmonds Planning Division." V. Include on the subdivision all required information, including owner's certification, hold harmless agreement, and Planning and Development and Public Works director's approval blocks. vi. Make sure all documents to be recorded meet the Snohomish County Auditor's requirements for recording. d. Contact the Parks, Recreation and Human Services Department and c Planning Division to coordinate whether and how to provide public access to E Hutt Park via the proposed open space Tract 998. e. Submit an updated copy of the title report (formal subdivision certificate) Q 3 with the documents proposed to be recorded. The title report must be prepared within 30 days of submittal for final review. f. Submit 2 copies of the documents to be recorded for the Planning Division and Engineering Division's approval. Once approved, the documents will be recorded by the City Clerk at the Snohomish County Auditor's office. 2. After recording the subdivision and in conjunction with future building permit applications, the applicant must complete the following: a. Complete the Engineering Division conditions listed "Required as a Condition of Building Permit" in Attachment 9. b. Submit an updated tree retention and protection plan with the building permit application for each lot. High Street Preliminary Formal Plat File No. PLN2024-0040 Page 17 of 18 Packet Pg. 19 1.a c. A notice to title for tree retention must be recorded for each lot prior to certificate of occupancy, as necessary. IV. APPEAL Pursuant to ECDC 20.06.030, a party of record may submit a written appeal of a Type II decision within 14 days after the date of issuance of the decision. The appeal would be heard at an open record public hearing before the Hearing Examiner according to the requirements of Chapter 20.06 ECDC. V. LAPSE OF APPROVAL ECDC 20.75.100(B� provides that an approval of a short subdivision shall expire and have no further validity at the end of five years, unless the applicant first acquired final short subdivision approval within the specified period. The period for short subdivisions shall commence upon the issuance of a final, written staff decision. In the event that the decision of staff is appealed to the Edmonds hearing examiner and/or Snohomish County superior court, the time period shall commence upon the date of final confirmation of the preliminary short subdivision decision by the hearing examiner orjudiciary. VI. 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. VII. PARTIES OF RECORD City of Edmonds 121 5t" Ave. N Edmonds, WA 98020 planning(a)edmondswa.gov Geoff McMahon 18416 High St. Edmonds, WA 98020 Gpgm1959Pgmail.com Susan Young 18411 High St. Edmonds, WA 98020 Susanedmn3Ca>comcast. net Chris Lyon High Street LLC 320 Dayton St., #101 Edmonds, WA 98020 chris(a@westerlyre.com Lee and Mary Hamilton 18415 High St. Edmonds, WA 98020 mar Pbollah.com lee bollah.com Chris Cooley 18403 High St. Edmonds, WA 98020 cooley(@windermere.com Leigh -Ann and Thomas Hafford 18425 High St. Edmonds, WA 98020 lahafford@gmail.com tomkeihaf@gmail.com Mike and Sharon Murphy 18418 High St. Edmonds, WA 98020 mssjcomcast.net Olaf Van Luenen 9232 183rd Pl. SW Edmonds, WA 98020 ovanleunen(a)aoLcom High Street Preliminary Formal Plat File No. PLN2024-0040 Page 18 of 18 Packet Pg. 20 1.a CITY OF EDMONDS Land Use Application #1488715 - High St. Applicant First Name Last Name Chris Lyon MyBuitdingPermit.com Company Name Hiqh Street, LLC Number Street Apartment or Suite Number E-mail Address 320 Dayton Street Suite 101 chris(gD_westerlyre.com City State Zip Phone Number Extension Edmonds Wa 98020 (425) 673-5229 Contractor Company Name Number Street Apartment or Suite Number City State Zip Phone Number Extension O T_ O State License Number License Expiration Date UBI # E-mail Address O O V N O Project Location 04 Z J a Number Street Floor Number Suite or Room Number 18500 HIGH ST c City Zip Code County Parcel Number d E EDMONDS 98020 00434600004304 c� Associated Building Permit Number Tenant Name Q 3 Additional Information (i.e. equipment location or special instructions). i O Q d Work Location Property Owner c First Name Last Name or Company Name 9 HIGH ST LLC CD N Number Street Apartment or Suite Number J 320 DAYTON ST 101 a City State Zip = d EDMONDS WA 98020 E t Certification Statement - The applicant states: Q I certify that I am the owner of this property or the owner's authorized agent. If acting as an authorized agent, I further certify that I have full power and authority to file this application and to perform, on behalf of the owner, all acts required to enable the jurisdiction to process and review such application. have furnished true and correct information. I will comply with all provisions of law and ordinance governing this type of application. If the scope of work requires a licensed contractor to perform the work, the information will be provided prior to permit issuance. Date Submitted: 5/14/2024 Submitted By: Chris Lyon Packet Pg. 21 Page 1 of 2 1.a CITY OF EDMONDS MyBuildingPermit.com Land Use Application #1488715 - High St. Project Contact Company Name: High Street, LLC Name: Chris Lyon Email: chris@westerlyre.com Address: 320 Dayton Street Suite 101 Phone #: (425) 673-5229 Edmonds Washington 98020 Project Type New Activity Type Land Division Project Name: High St. Description of Work: 7-lot Residential Plat Project Details Development Activity Subdivision Quantity and Size Specifications Number of lots Scope of Work Subdivision 7 Packet Pg. 22 Page 2 of 2 WESTERLY City of Edmonds 1215th Ave N Edmonds, WA 98020 RE: High St. Plat, 7-Lot Plat 18500 High Street, Edmonds, WA 98020 Project Summary Narrative To Whom It May Concern: May 13, 2024 This narrative, accompanying a preliminary plat application, has been prepared to summarize how our proposed plat meets the criteria of the Edmonds Community Development Code and Comprehensive Plan. Owner/applicant Hight Street, LLC proposes to subdivide the subject site into seven(7) lots constructed all in one phase. The site address is 18500 High Street, Edmonds, WA 98020 and consists of two tax parcels: 00434600004304 and 00434600004202. The total site area is 143,771 square feet (3.301 acres). The current zoning of the property is RS-12 with no change/rezone proposed. The proposed seven(7) lots will create a gross density of 2.12 lots/acre, not exceeding the maximum 3.7 lots per acre for RS-12 zoning (ECDC 16.20.030). The project will preserve and retain existing trees onsite via a phased tree retention and protection plan review. The project proposes to retain more than 50% of the existing significant trees onsite and utilize code provisions allowed in ECDC 20.72.048 Conservation Subdivision Design Flexibility. The flexibility design provisions will allow for reduced lot sizes, lot widths, and setback in accordance with City code. The applicant will record a protect trees notice on title in accordance with ECDC 23.10.085. See the below table and preliminary plat map for a detail of the proposed plat design. High St. Plat Conservation Subdivision Design: Gross Site Area: 143,771 sf Gross Average Lot Size (143,771 sf / 7 lots): 20,539 sf Smallest Lot Size (Lot 2): 7,113 sf* (reduced per ECDC 20.75.048.B.2.) Setback Requirements (per ECDC 20.75.048.B.1): Street Setback Minimum = 15 feet Rear Setback Minimum = 10 feet Side Setback Minimum = 5 feet Net Site Area = 138,376 (Site, 143,771 less Road Tract 999, 5,395 sf) Maximum Lot Coverage Allowed = 48,432 sf (35% of 138,376 Sf) (per ECDC 20.75.048 B. 3.) Proposed Lot Coverage = +/-21,000 sf The site also contains steep slopes and a stream along its south and west boundaries. Protective buffers and building setbacks will be provided by the applicant and recorded on the final subdivision map. Thank you for reviewing this project and please let me know if you have any questions or comments. Chris Lyon High Street, LLC 320 Dayton St, Suite 101 Edmonds, WA 98020 (425) 673-5229 Packet Pg. 23 21 I 1.a I LEGAL DESCRIPTION A PORTION OF TRACTS 1 AND 19, BLOCK 3, SEAHURST, ACCORDING TO THE PLAT THEREOF, DESCRIBED IN VOLUME 9 OF PLATS, PAGE 95, RECORDS OF SNOHOMISH COUNTY, WASHINGTON, AND A PORTION OF TRACTS 9, 42 AND 43, EDMONDS SEA VIEW TRACTS, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 3 OF PLATS, PAGE 76, RECORDS OF SNOHOMISH COUNTY, WASHINGTON, AND A PORTION OF VACATED OLYMPIC AVENUE AS VACATED /N VOLUME 28, PAGE 179 OF COMMISSIONERS RECORDS, IN SNOHOMISH COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF TRACT 4, IN SAID BLOCK 1, SAID CORNER BEING A POINT ON A CURVE TO THE LEFT, WHOSE RADIAL CENTER BEARS SOUTH 73'03'59" EAST, 1395.40 FEET DISTANT. THENCE SOUTHWESTERLY ALONG THE WESTERLY MARGIN OF 9477-1 AVENUE WEST AND THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 230'01 ", AN ARC DISTANCE OF 60.89 FEET, THENCE SOUTH 1426'00" WEST, CONTINUING ALONG SAID WESTERLY MARGIN 190.41 FEET TO THE TRUE POINT OF BEGINNING; THENCE SOUTH 1426'00" WEST, CONTINUING ALONG SAID WESTERLY MARGIN 7.43 FEET TO THE NORTH LINE OF EDMONDS SEA VIEW TRACTS,• THENCE NORTH 89 42'00" EAST, ALONG SAID NORTH LINE 41.36 FEET TO THE EASTERLY MARGIN OF SAID 94TH AVENUE WEST,• THENCE NORTH 1426'00" EAST ALONG SAID EASTERLY MARGIN 176.89 FEET TO A POINT 10.00 FEET SOUTHERLY, MEASURED AT RIGHT ANGLES TO THE NORTH LINE OF TRACT 19, SAID BLOCK 1; THENCE NORTH 8835'00" EAST, PARALLEL TO THE NORTH LINE OF SAID TRACT 19, A DISTANCE OF 119.04 FEET, THENCE SOUTH 00'21 52" EAST, 85.19 FEET; THENCE SOUTH 8835'00" WEST, 38.76 FEET,• THENCE SOUTH 00 21 '52" EAST, 8Z 45 FEET TO THE NORTH LINE OF SAID EDMONDS SEA VIEW TRACTS; THENCE SOUTH 8942'00" WEST ALONG SAID NORTH LINE 57.65 FEET; THENCE SOUTH 013341 " WEST, 582.09 FEET TO THE INTERSECTION OF THE NORTHERLY MARGIN OF SAID 187TH STREET SOUTHWEST AND THE NORTHEASTERLY MARGIN OF OLYMPIC AVENUE,• THENCE NORTH 3123'13" WEST, ALONG THE NORTHWESTERLY MARGIN OF SAID OLYMPIC AVENUE, 113. 37 FEET TO THE INTERSECTION OF THE NORTHWESTERLY LINE OF TRACT 66 /N SAID EDMONDS SEAVIEW TRACTS EXTENDED; THENCE SOUTH 38 20'30" WEST ALONG SAID EXTENSION, 31.93 FEET TO THE CENTERLINE OF OLYMPIC AVENUE,• THENCE NORTH 3123'13" WEST ALONG SAID CENTERLINE 224.87 FEET,• THENCE NORTH 32 28 24" WEST TO A POINT ON THE WESTERLY LINE OF SAID TRACT 43 WHICH IS 125.20 FEET FROM THE NORTHWEST CORNER OF SAID TRACT 43, THENCE NORTH 3820'30" EAST ALONG SAID WESTERLY LINE 86.80 FEET,• THENCE NORTH 14 26'00" EAST 59.85 FEET; THENCE SOUTH 833235" EAST 175.96 FEET TO THE WESTERLY MARGIN OF SAID 94TH AVENUE WEST AND THE TRUE POINT OF BEGINNING,• (ALSO KNOWN AS LOT C OF BOUNDARY LINE ADJUSTMENT RECORDED UNDER RECORDING NUMBER 8612150123) SITUATE /N THE COUNTY OF SNOHOMISH, STATE OF WASHINGTON. BASIS OF BEARINGS TOPOGRAPHIC SURVEY DONE BY INFORMED LAND SURVEY FOR KIM PIERCE DA TED: 41112022 VERTICAL DATUM BENCHMARK IBM: SET MAG NAIL CONTROL PT 201 ELEV.- 212.95 DATUM : NA VD 88 FIRE PROTECT/ON NOTES 1. ALL HOUSES W/TH/N PLAT OVER 3,000 SF WILL BE REQUIRED TO HAVE 13D TYPE SPRINKLER SYSTEMS. 2. "NO PARKING — FIRE LANE" SIGNS SHALL BE INSTALLED AROUND CUL—DE—SAC AT 50' O.C. STREET LIGHTING NOTE STREET LIGHTS WILL BE REQUIRED WITHIN THE NEW PUBLIC PLAT ROAD. NUMBER & LOCATION OF STREET LIGHT STANDARDS TO BE DETERMINED AT FINAL ENGINEERING REVIEW. NE 114, SEC13, TWP 27N, RGE 3E, W.M. H1(;H STREET PRELIMINARYPLAT RS-12 00565600101805 FOUND REBAR &COOLEY, CHRISTOPHER F & WHITNEY R G l / 00565600100200 CAP ILLEGIBLE _l / MCMAHON, GEOFFREY P & VANDERHEI r - N DEBORAH L l / t — c-- \ IBM - MAG NAIL _ _ _ _ — \ \\ �♦ \I \ ` FOUND I" IRON \ \ CONTROL PT 201 l / fJISTR/BUT/ON \ I I PIPE 0.5' S68 E \ / /EASEMEN T PLAT OF SEAHURST I , / (AFN 2408889)' i `� \ �\ 01 r \\ BLOCK 1 / I I I N 00565600101905 / �(O 8,2�/SF �1 � I N REYN LDS, KIRBY WILL/AM/JffNN/FER rrww / / I \ (VOL 9, PG 90) _�l l / WATER LINE EASEMENT I I i I — J \ \ �► / `I L — l (AFN 9110010318) o ,� -- --- l ; L... R$-12 -- / \ / 10' PRIVATE F I 00I l . DRAINAGE 3 76'/ 4 PLAT OF SEAHURST — — — — / 00565600100101 N h / EASEMENT -$L�(+/F 7 M RPHY, MICHAEL A & SHARON 0 ,� ^ S89 42 "E// I�— 7,1�SF rn /1 ,lyb'BUFFER (VOL 9, PG 90) / FOUND REBAR & _ 1J BSBL WOOD FENCE 0.1 ' S CAP "RMA 4561" FOUND REBAR & CAP 'RMA 4561" IL 0565600100100 2p,� 113.48' -/ ;�� TOE OF STEEP SLOPE ANDERSOk DOUGLAS H & WRY S WOOD FENCE 0. 3' S �� EX BUILDING A0 ' , rr — J I l 4 00565600107907 / S81 / REMOVED I Cy DAV/U ARISTA & RUTH LHA�ES-AR/STA FOUND 1" IRON PIPE, �� > 5039"Zc- 1 Ic II 0_4' N14'W� / / �� 75.95' � �O TRACT 999 / I / ` % 1759� _ a IZ u RS-12 '�/ ' '2�0 _ — — _ _ OPEN SPACE/DETENTION � L — — — — — J //� /� l/--_ _ 1 I 5,550 SF I I' I // / S1 s 08 fi "w , I I 1 fH iH H H fH FOUND REBAR & CAP ,� j / ; 7 7.42 / � FOUND REBAR, NO CAP ■♦ RMA 4561" 0.2' N73'W II �� / / ��♦�' ��_-10'4-1-SF 41.36' I - t I I I / Z ,� S88� :4 mi l- N i 1 57.64' I I III 7/ `30' RO is, . I I �1� S88 35'43"E FOUND REBAR & CAP 'RMA 4561 " 0 1 1 3 I SEWER EASEMENTS 1 \ , N 1 \ /'` 6,_ \ I 7,W87 SF (AFN 1964419 & 1964418) \ 1 I N 00434600300901 ^; k1 >/�,Q 1 \ \ 1 ► 1 1 \ \ I r--- A I 'Q3S� �z R3�'S 10" JOINT I o SALAZAR, LEE & KAREN 1 °' ► \ 1 1 I 1 1 1 \� \ s / ROW h 10,06?' SF `\ I \� UTILITY I o I I 1 1 ► 1 1 I I I `\ 1 I ` EASEMENT / �` 11 I I 1 1 1 1 I I \ I I� � 11 � `•\I I I I � a i �� l \ 10' : N FOUND REBAR & CAP T j I I I I 1 1 ► 1 I I I I 11¢ 6�b , / ► / �` \ — L \ i' / 6 "RMA 4561", 0.2' N88 E I III ' I ► 1 I I I I I 1 I N I / I �- _ _ _ — _-62-.2�c�'\ Iliiiiliii 1 % I ,� \ IIII�I��ii l i —� �'� —�I lil \eseL(IYP) II / 11 1 i i l O i HOUSE 'iTl — �� Y\ ► `\ % ; \ ► , I I ► ' ' 1 ► 1 I V /I �' �,TQ REMAIN (— \ \& l i 1 i i i I I. i. ► \ 54,699 SF �,; � I \ ' ��11L -- 'Wll� �j7� � 1 I I \ `♦„/ % I, �O % 15 70802/ �\� i 1 \ i•�'{' I \ ;•..�.. S.i... �� 4 I 34,330 SF I I EN 15' BSBL 00434600004301 SALAZAR, LEE & KAREN If If \ RS-12 200��i I \ 11� \\ l FOUND DISTURBED IRONS PIPE 6.4' W OF LINE ,�� .�`�\\\♦\ �`�\ �\ \\ \ �� ', I , I I ' I I I I I 1 / / % EDMONDS S VIEW TRACTS ♦♦� ♦►\ `��; `� �\ `\ \� \ �► I i r BLOCK LOC C ) \ `. \\ \ ..� ♦ , \� �\ \\ �1 \ � � I � , , I / . , , (VOL 3, PGS 5-76) WESTJFACE OF WOOD �, \`�`♦ \ \`� I \, i I i I i I i i j 1• i M ALL 0. 1' NE �8`,\\ `\ \\\�\ `\�\ \`♦`\�`` j I I I 1 1 j' / N WEST rACE OF WOOD �o, WALL 0. 8' NEIf \ \ _ `\ \\ `\ \� `\ \� \ `\ I I r i i i i I I 1 ► I ' 1 I 1 \ 1 1 1 f• I I I / \ 00434600006801 \ ♦ \ i l / / l / \ MCCALLUM, ROBFRT/nP7RnPA14 `� r\ / \ CENTERLINE OF DITCH ♦♦;,` ;\ \;`�\,`� I II i j j j / \ , N40 02'47"E2-- \♦� � \� i / I / \ / / 00434600006802 / FIX, "TALId / Ww / \ \ / r0i VICINITY MAP NOT TO SCALE N SCALE. 1" = 40' 0 20 40 80 PROJECT TEAM OWNER /APPL/CANT CIVIL ENGINEER RAM ENGINEERING, INC. Civil Engineering / Land Planning 19109 36TH AVE W, SUITE 100 LYNNWOOD, WA 98036 PHONE: (425) 678-6960 WWW.RAMENGINEERINGINC.COM m ) 0 O o�� U U W o W W 0 0 U U 0 0 W o � rn M0© FOUND MAG HIGH STREET LLC RAM ENGINEERING, INC. 320 DA YTON STREET, SUITE 100 19109 36 TH A VE W, SUI TE 100 NAIL & WASHER EDMONDS, WA 98020 LYNNWOOD, WA 98036 "7892" (425) 673-5229 (425) 678-6960 EMAIL: JAKE®WESTERLYRE.COM EMAIL: ROBLCsRAMENGINEERINGINC.COM CONTACT- JAKE LYON CONTACT, ROB L. LONG, PE SURVEYOR WEST ALLIANCE 13614 ASH WAY EVERETT, WA 98204 (509) 630- 0783 EMAIL: MA TR/XSUR VEYOROLI VE. COM CONTACT- DAVID G. WEST, JR, PLS P SITE DATA 00434600004106 SITE ADDRESS. • 18500 HIGH STREET EDMONDS, WA 98020 TAX PARCEL ID NUMBER: 00434600004304, 00434600004202 CITY OF EDMONDS TOTAL SITE AREA: 143,771 SF (3.3 AC) EXISTING ZONING: RS-12 HUTT PARK PROPOSED ZONING: NO CHANGE 00434600004106 NUMBER OF LOTS PROPOSED: 7 LOTS PROPOSED LAND USE. SINGLE FAMILY RESIDENTIAL MAX BUILDING HEIGHT- 25 FEET MAX LOT COVERAGE FOR STRUCTURES: 359 TOTAL LOT AREA MAX DENSITY ALLOWED: 3.7 UNITS PER ACRE V PROPOSED DENSITY (7/3.3): 2.12 D. U. PER ACRE V PARKING REQUIRED PER LOT: 2 Itz ROAD AREA (ROW DEDICATION): 5,395 SF (0.12 AC) Z CONSERVATION SUBDIVISION DESIGN r AVERAGE LOT SIZE (TOTAL SITE AREA): 20,539 SF \ O 143, 771 SF / 7) J \ O SMALLEST NET LOT SIZE (LOT 2): 7,113 SF 4) *SETBACK REQUIREMENTS - STREET SETBACK M/M/NUM = 15 FEET REAR SETBACK MIN/MUM = 10 FEET SIDE SETBACK MINIMUM = 5 FEET L _ _ _ J * PER EDC 20.75.048(B)(1) **MAX/MUM LOT COVERAGE ALLOWED = 48,432 SF (35% X 138,376 SF) ACTUAL LOT COVERAGE = ±21, 000 SF **PER EDC 20.75.048(B)(3) AGENCIES/UTILITIES JURISDICTION CITY OF EDMONDS STORM DISTRICT CITY OF EDMONDS WATER DISTRICT CITY OF EDMONDS SEWER DISTRICT CITY OF EDMONDS SCHOOL DISTRICT EDMONDS SCHOOL DISTRICT NO. 15 FIRE DISTRICT SOUTH SNO CO FIRE & RESCUE RFA TELEPHONE ZIPLEY ELECTRICAL SNOHOMISH COUNTY PUD NO. 1 GAS PSE GARBAGE REPUBLIC SERVICE �� of wAsNI��O�Gl C .d 0 SHEET INDEX 36508 0�,�ACISTEg�� CITY OF EDMONDS SIONAL E� 1 PP-01 PRELIMINARY PLAT 9//81;-14 2 EC-01 EXISTING CONDITIONS MAP \ \ I I _ -- A _ - 187TH ST SW 004 4600006602 PIERCE, ICHAEL F & KA Y \ 4 Know what's below. Call before you dig. THE BOUNDARY AND TOPOGRAPHY SURVEY SHOWN ON THIS SITE PLAN WERE PREPARED UNDER THE DIRECT SUPERVISION OF A WASHINGTON STA TE PROFESSIONAL LAND SURVEYOR ENGINEER: DRAWN BY.• Oa U) s Lm 0 amom CD 'Zw 00 w yo Q CD 0 o v N 0 N z J d rn C t U Q 3 0 c- c) c� C0 0 qe 0 0 v N 0 N z J d C d 0 r � Q O ROB L. LONG, PE MIKE MORRIS ISSUE DA TE.• SCALE: 5110124 AS NOTED JOB NO: 23-034 SHEET.• PP-01 SHT 1 OF 2 Packet Pg. 24 1.a NE 114, SEC13, TWP 27N, RGE 3E, W.M. ` /N/ / l� f l f EX 94 00565600101805 RIM EL -299.44 - COOLEY,, CHRISTOPHER F FOUND REBAR 4" PVC 1E=209.49 (& WH/TNEY R & CAP ( / 12" PVC 1E=208.79 (S) LEGAL DESCRIPTION Rs- 12 � l � � ILLEGIBLE 12 PVC 1E=208.44 (W) EX CB l l EX CB _ A PORTION OF TRACTS 1 AND 19, BLOCK 3, SEAHURST, ACCORDING TO THE PLAT THEREOF, DESCRIBED J RIM EL=212.94 - r- RlM2= /N VOLUME 9 OF PLATS, PAGE 95, RECORDS OF SNOHOMISH COUNTY, WASHINGTON, AND A PORT/ON OF 12" CONC 1E=20764 S TRACTS 9, 42 AND 43, EDMONDS SEA VIEW TRACTS, ACCORDING TO THE PLAT THEREOF, RECORDED IN \ ` (UNABLE TO VERIFY N & E) / l� VOLUME 3 OF PLATS, PAGE 76, RECORDS OF SNOHOMISH COUNTY, WASHINGTON, AND A PORTION OF VACATED OLYMPIC AVENUE AS VACATED IN VOLUME 28, PAGE 179 OF COMMISSIONERS RECORDS, IN \ \ / 00565600100200 \-N8942' W \ T \ SNOHOMISH COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS.• �/ � � \ MCMAHON, GEOFFREY P & VANDERHEI .\ ; \ \I ` FOUND 1 " IRON 4 BUTlON \ COMMENCING AT THE NORTHEAST CORNER OF TRACT 4, IN SAID BLOCK 1, SAID CORNER BEING A POINT \ ` EA \ \ Q, III PIPE 0.5' S68 E ON A CURVE TO THE LEFT, WHOSE RADIAL CENTER BEARS SOUTH 73 03'S9" EAST, 1395.40 FEET �� I I DISTANT. PLAT OF SEAHURST l ?' ````` :j /p/ i (AFN 24N889) I 1 I I - - - - - - THENCE SOUTHWESTERLY ALONG THE WESTERLY MARGIN OF 94TH AVENUE WEST AND THE ARC OF SAID I :...../..... / \ I I. I I o 7 /'♦ I I N 00565600101905 I CURVE THROUGH A CENTRAL ANGLE OF 230'01 ", AN ARC DISTANCE OF 60.89 FEET, \ \ BLOCK 1 [� l �/y j ; 1 / L ` : REYN LDS, KIRBY NW/LL/AM/JffNN/FER THENCE SOUTH 1426'00" WEST, CONTINUING ALONG SAID WESTERLY MARGIN 190.41 FEET TO THE TRUE V / I. :,:.. / 1 I I / \\ / I I EX CB POINT OF BEGINNING, \ \ (VOL 9, PG 90) I / / \WATER ,l,k E-15EMENT I 100 RIM ELI=209.46 - THENCE SOUTH 1426'00" WEST, CONTINUING ALONG SAID WESTERLY MARGIN 7.43 FEET TO THE NORTH \ �AF1V"9110010 18) / � N 4" PV�j 1E=206.46 (N)� RS-1Z LINE OF EDMONDS SEAVIEW TRACTS, EX YD I `v I 6" PVG�-lE=z'$7�CrFS- - THENCE NORTH 8942'00" EAST, ALONG SAID NORTH LINE 41.36 FEET TO THE EASTERLY MARGIN OF / I , SCALE.• 1 - 40 \ �.' .' ;:Q RlM EL=208.68 I / SAID 94TH AVENUE WEST,• / EX SSMH 6" PVC 1E=207.73�(N) I PLAT OF SEAHURST 0 20 40 80 I THENCE NORTH 14 26'00" EAST ALONG SAID EASTERLY MARGIN 176.89 FEET TO A POINT 10.00 FEET RIM EL=213.01 \ 3 .76 l _ / �::' / a ♦ 4" CPP 1E=208.C13 (S) SOUTHERLY, MEASURED AT RIGHT ANGLES TO THE NORTH LINE OF TRACT 19, SAID BLOCK 1; - - - - / 8" CONC 1E=204.09 (N) I� ♦ / S89 2' "E//-BrQti%� - THENCE NORTH 8835'00" EAST, PARALLEL TO THE NORTH LINE OF SAID TRACT 19, A DISTANCE OF /- 8" CONC /E=204.42 (E) / l/ 119.04 FEET, ez' CONC 1E=204.36 (S) i`` {r EXISTING I / y�' BUFFER 9 PG 90 THENCE SOUTH 0021'S2" EAST, 85.19 FEET,• FOUND REBARR & - '''''` :!:Y STRUfTURE �/ / (VOL` ) THENCE SOUTH 8835'00" WEST, 38.76 FEET,• l CAP "RMA 4561" THENCE SOUTH 0021'52" EAST, 87.45 FEET TO THE NORTH LINE OF SAID EDMONDS SEAVIEW TRACTS; WOOD FENCE 0.1 ' S 00565600100101 j MURPHY, M/CHAFE A & SHARONI 0 / 1 r - �i I 00 / - - - - THENCE SOUTH 89 42'DO" WEST ALONG SAID NORTH LINE 57.65 FEET, 0565600100100 i I ICC' V I /J TOE OF STEEP SLOPE - J I THENCE SOUTH 013341 " WEST, 582.09 FEET TO THE INTERSECTION OF THE NORTHERLY MARGIN OF ANDERSOk DOUGLAS H & (NARY S ON �`� _ Q SAID 187TH STREET SOUTHWEST AND THE NORTHEASTERLY MARGIN OF OLYMPIC AVENUE, FOUND REAR & F • / \\ / I 1 I �/ / THENCE NORTH 3123'13" WEST, ALONG THE NORTHWESTERLY MARGIN OF SAID OLYMPIC AVENUE, 113. \ G6P�"RMA 4561 FOUND I" If ON PIPE, 00565600101907 L 37 FEET TO THE INTERSECTION OF THE NORTHWESTERLY LINE OF TRACT 66 /N SAID EDMONDS j I �:.... I I I / iiDAVID ARISTA & RUTH / HAYES-ARISTT I 0SEAV/EW TRACTS EXTENDED; L -_4' N14° J j Il I I, U I THENCE SOUTH 3820 30» WEST ALONG SAID EXTENSION, 31.93 FEET TO THE CENTERLINE OF OLYMPIC j L------J AVENUE,• RS �� R I _ _ _ ___ . , / I 1 THENCE NORTH 3123'13" WEST ALONG SAID CENTERLINE 224.87 FEET; _ - - / 43 ` i ► S� THENCE NORTH 322824" WEST TO A POINT ON THE WESTERLY LINE OF SAID TRACT 43 WHICH IS WOOD FENCE 0.3' S 1 " iH iH fH �` '\ i 1 I` 125.20 FEET FROM THE NORTHWEST CORNER OF SAID TRACT 43, \ / -�, � �--- _ s16 08'17"I� ;a;;; : 7 I -s - - - H H H H FOUND REBAR & CAP / i \ `�c___�f �__�`� , \ \ I / FOUND REBAR, NO CAP THENCE NORTH 3820'30" EAST ALONG SAID WESTERLY LINE 86.80 FEET, "RMA 4561" 0.2' N73°W ► ; , n- N . �,-/--- --^ 7.42 / / � N / THENCE NORTH 1426'00" EAST 59.85 FEET,• / 3\ / / �' / \ \ / �'::::::::::::� N / `!- THENCE SOUTH 833235" EAST 175.96 FEET TO THE WESTERLY MARGIN OF SAID 947H AVENUE WEST /21 \ `� 3 1 / I - I 101 EX SSMH �!I`l, RIM EL=212.69 AND THE TRUE POINT OF BEGINNING,• 1 �. Dl-j D , __�IFOUND MAG i �'\ FOUND REBAR & ' I I I \ ' I i / < �' I `` ` ` ` / INA/L &WASHER 8" CONC 1E=208.45 (E) CAP "RMA 4561 "' I ► I_ ` �'\ \�`� i / / i I"78g2" SEWER EASEMENTS (ALSO KNOWN AS LOT C OF BOUNDARY LINE ADJUSTMENT RECORDED UNDER RECORDING NUMBER h F\.401. ,�' 1 �17::'::::'::'8" CONC 1E=207.97 W o I I It \ / / / i Y` 1 �' ��-- �^� / 'E1'= " ''� I (AFN 7964419 & 1964418)im O 8612150123) \ ► I 29 %:::: ' ' `' ` ► SITUATE IN THE COUNTY OF SNOHOMISH, STATE OF WASHINGTON. I f---� N 00434600300901'` SALAZAR, LEE &KAREN . � 1 \ I I ► 1 \ 1 \ I � \ 5 .,F'::;�>:;;::::;:::::::;;:.::.�.:..::....:;:;':;::;' :::.. I 1 1 I l I I I::.:..:. it 1\ % ;27� ,2�' / ' - �� <:' \; i BASIS OF BEARINGS I I l I 11 1 i\j ..... I \ / N 1 I / 1 % / �: `r ::;. \::;:;:ss:.::.;::::.:.:.;.;;� \ \ / ICI 1 I I I III I I I I / /` J.� �� 4q \ I \ TOPOGRAPHIC SURVEY DONE BY INFORMED LAND SURVEY FOR KIM PIERCE DATED: 41112022 FOUND REBAR &CAP I ..... .. „RMA 4567 ", 0.2' N88 E r:..r':r.:..`...;... J 11 .m� Qz: a: \ � \, ,/ VERTICAL DATUM 1► 1 E l G hrESIDENCE Pr::::.:,::...:<,:::,:<,:.;:..:,:.. / I f/ BENCHMARK l _ \ �1 \ ^\ F.F.E.- 1 \ 11 \ ��-- / \ DATUM : NA VD 88 \ � I ir<2.51' CON \\ 1 `\ l 3/ I i \\ v 1 4/ O\ I I T / 1KA I I v ' I ` \I ,•�� cONC ',/� f 1 1 j / 1441 502 �\ \ `\ 1 ` �`� ` l EXISTI \ NG ` / I N \ 00434600004106 \\�` �;. �� .... CHICK N `�_�' /i \ / \ �`� N N\`- ` �. "NN COOP, CITY OF EDMONDS I,90 ;� -_ `,��'`,, ,��; �.� �-_��' �,. ,% ��,,�_25 � HUTT PARK �` N °U\; \`NNN- _ - _� / `\` \ , -.Z_ � \ 00434600004106 00434600004301 �� ., �� NN��1 SALAZAR, LEE &KAREN \ \ N� �Y�R�i9��FCP COPE IN j N '10 FOUND DISTURBED IRON \\ \\ `\ ``\ \\ I f; I j 1 I I I I► I I •�' // / 1 I / PIPE 6.4' W OF LINE ?2p ^ .�`\ \ \\ N`\ \\ \ � \ •�\ \ `. \\ \I 1 1 I I I II I I N \`\ It I EDMONDS SE VIEW TRACTS BLOC C WE�FACE OF WOOD I rALL 0. 1' NE I .I VOL 3 P S 75-76 WEST ACE OF WOOD WALL V 8' NE O \ 00434600006801 / \ MCCALLUM, ROBERT/DEBORAH / \ CENTERLINE OF DITCH / 00434600006802 / FIX, -TA� \\1 � \ ; / / i' i r / DIRT PATH TREE LEGEND TREE TAG NUMBER (SEE TREE f RETENTION PLAN FOR DESCRIPTION) XXX ' XXX \ I \ 1 EXISTING TREE DRIP LINE LEGEND - EXISTING UTILITIES / FEATURES X WIRE FENCE (0 EX REBAR -0- POWER POLE o CHAIN LINK FENCE E GUY ANCHOR ❑ WOOD FENCE SECTION M Y STREET LIGHT DITCH OR SWALE [:'� QUARTER SECTION � POLE LIGHT n n n n GUARDRAIL ® EX MONUMENT © POWER VAULT RETAINING WALL ROCKERY El ASPHALT E TRANSFORMER -------FLOW 1W POWER METER - - - - - - - CURB El CONCRETE Z JUNCTION BOX -------ASPHALT ❑O GAS METER - - - - - - - CONCRETE El GRA VEL -------GRAVEL GAS VALVE ------------- ROOF WETLAND FIBER OPTICS MANHOLE CHANNELIZA TION e TV RISER DRIP LINE ❑ CATCH BASIN, TYPE/ FT I TELECOMM VAULT - SURFACE FEATURES �❑ CATCH BASIN, TYPE ll ❑ TELECOMM RISER 111111LL/1/1/1 BUILDING FOOTPRINT Q SD PIPE FLOW - - - - - - - - - TOP OF 407SLOPE Qo YARD DRAIN TELECOMM JUNCTION BOX - - - - - STEEP SLOPE BUFFER TRAFFIC SIGNAL o STORM CLEANOUT - - EDGE OF WETLAND .... ............. • • WETLAND BUFFER STORM CULVERT END MAIL BOX - - -190- - - 10' CONTOURS 0 SEWER MANHOLE SIGN ------192------ 2' CONTOURS o SEWER CLEANOUT 0 BOLLARD ----SD- STORM DRAIN PIPE Q • SOIL LOG TEST PIT ----SS- SEWER MAIN SS PIPE FLOW ----FM- SEWER FORCE MAIN O SEPTIC LID CONIFEROUS TREE ----W- OHP WATER MAIN AERIAL POWER LINE R FIRE HYDRANT DECIDUOUS TREE EF-- WATER METER P BURIED POWER LINE ----G- GAS MAIN m GATE VALVE C BURIED CABLE QW WATER MANHOLE - -TV- BURIED TV AIR/VAC RELEASE VALVE T BURIED TELEPHONE LINE 0- BLOW OFF P/T BURIED POWER/TELEPHONE ® IRRIGATION METER - FO- BURIED FIBER OPTIC CABLE X IRRIGATION VALVE Know what's below. Call before you dig. THE BOUNDARY AND TOPOGRAPHY SURVEY SHOWN ON THIS SITE PLAN WERE PREPARED UNDER THE DIRECT SUPERVISION OF A WASHINGTON STA TE PROFESSIONAL LAND SURVEYOR �G.WE •�'� . of wa r . RAM ENGINEERING, INC. Civil Engineering / Land Planning 19109 36TH AVE W, SUITE 100 LYNNWOOD, WA 98036 PHONE: (425) 678-6960 WWW.RAMENGINEERINGINC.COM m � � �U U U W � Q W W 0 0 U U a � � O W U C� cep obi M0© ENGINEER: W .d 36508 STY, �sSI0 L 9/r8/� ROB L. LONG, PE DRAWN BY.• MIKE MORRIS ISSUE DA TE.• SCALE: 5110124 AS NOTED JOB NO: 23-034 SHEET.• EC-01 SHT 2 OF 2 Packet Pg. 25 I 1.a I LEGAL DESCRIPTION A PORTION OF TRACTS 1 AND 19, BLOCK 3, SEAHURST, ACCORDING TO THE PLAT THEREOF, DESCRIBED /N VOLUME 9 OF PLATS, PAGE 95, RECORDS OF SNOHOMISH COUNTY, WASHINGTON, AND A PORTION OF TRACTS 9, 42 AND 43, EDMONDS SEAVIEW TRACTS, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 3 OF PLATS, PAGE 76, RECORDS OF SNOHOMISH COUNTY, WASHINGTON, AND A PORTION OF VACATED OLYMPIC AVENUE AS VACATED IN VOLUME 28, PAGE 179 OF COMMISSIONERS RECORDS, IN SNOHOMISH COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS.• COMMENCING AT THE NORTHEAST CORNER OF TRACT 4, IN SAID BLOCK 1, SAID CORNER BEING A POINT ON A CURVE TO THE LEFT, WHOSE RADIAL CENTER BEARS SOUTH 73'03'S9" EAST, 1395.40 FEET DISTANT. THENCE SOUTHWESTERLY ALONG THE WESTERLY MARGIN OF 94M AVENUE WEST AND THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 2 30'O1 ", AN ARC DISTANCE OF 60.89 FEET, THENCE SOUTH 1426'00" WEST, CONTINUING ALONG SAID WESTERLY MARGIN 190.41 FEET TO THE TRUE POINT OF BEGINNING,• THENCE SOUTH 1426'00" WEST, CONTINUING ALONG SAID WESTERLY MARGIN 7.4J FEET TO THE NORTH LINE OF EDMONDS SEAVIEW TRACTS,• THENCE NORTH 89 42'00" EAST, ALONG SAID NORTH LINE 41.36 FEET TO THE EASTERLY MARGIN OF SAID 94 TH AVENUE WEST; THENCE NORTH 1426'00" EAST ALONG SAID EASTERLY MARGIN 176.89 FEET TO A POINT 10.00 FEET SOUTHERLY, MEASURED AT RIGHT ANGLES TO THE NORTH LINE OF TRACT 19, SAID BLOCK 1; THENCE NORTH 8835'00" EAST, PARALLEL TO THE NORTH LINE OF SAID TRACT 19, A DISTANCE OF 119.04 FEET, THENCE SOUTH 00 21 52" EAST, 85.19 FEET,• THENCE SOUTH 8835'00" WEST, 38.76 FEET,• THENCE SOUTH 0021'52" EAST, 8Z45 FEET TO THE NORTH LINE OF SAID EDMONDS SEAVIEW TRACTS,• THENCE SOUTH 8942'00" WEST ALONG SAID NORTH LINE 5Z65 FEET,• THENCE SOUTH 0133'41" WEST, 582.09 FEET TO THE INTERSECTION OF THE NORTHERLY MARGIN OF SAID 187TH STREET SOUTHWEST AND THE NORTHEASTERLY MARGIN OF OLYMPIC AVENUE,• THENCE NORTH 3123'13" WEST, ALONG THE NORTHWESTERLY MARGIN OF SAID OLYMPIC AVENUE, 113. 37 FEET TO THE INTERSECTION OF THE NORTHWESTERLY LINE OF TRACT 66 /N SAID EDMONDS SEAVIEW TRACTS EXTENDED; THENCE SOUTH 3820'30" WEST ALONG SAID EXTENSION, 31.93 FEET TO THE CENTERLINE OF OLYMPIC A VENUE,• THENCE NORTH 3123'13" WEST ALONG SAID CENTERLINE 224.87 FEET; THENCE NORTH 322824" WEST TO A POINT ON THE WESTERLY LINE OF SAID TRACT 43 WHICH IS 125.20 FEET FROM THE NORTHWEST CORNER OF SAID TRACT 43,• THENCE NORTH 38 20 30" EAST ALONG SAID WESTERLY LINE 86.80 FEET,• THENCE NORTH 14 26'00" EAST 59.85 FEET; THENCE SOUTH 833235" EAST 175.96 FEET TO THE WESTERLY MARGIN OF SAID 94TH AVENUE WEST AND THE TRUE POINT OF BEGINNING; (ALSO KNOWN AS LOT C OF BOUNDARY LINE ADJUSTMENT RECORDED UNDER RECORDING NUMBER 8612150123) SITUATE IN THE COUNTY OF SNOHOMISH, STATE OF WASHINGTON. BASIS OF BEARINGS TOPOGRAPHIC SURVEY DONE BY INFORMED LAND SURVEY FOR KIM PIERCE DATED: 41112022 VERT/CAL DATUM BENCHMARK IBM. SET MAG NAIL CONTROL PT 201 ELEV 212.95 DATUM : NA VD 88 LEGEND - PROPOSED UTILITIES / SURFACE FEATURES ------------- SAWCUT SEWER MAIN EASEMENT SEWER SER1/lCE BUILDING FOO TPR/NT — — — — — WATER MAIN BUILDING SETBACK Q SEWER MANHOLE FENCE PIPE FLOW ^ GUARDRAIL • SEWER CLEANOUT " BARRICADE XXX PROPOSED CONTOUR FIRE DEPT CONNECTION RETAINING WALL WATER METER ROCKERY IRRIGATION METER MAILBOX fik FIRE HYDRANT i SIGN AIR RELEASE VALVE STREET LIGHT BLOW OFF ]NE GATE VALVE STORM DRAIN PIPE ] [ TEE W/ BLOCKING ------------- ROOF & FOOTING DRAIN -[ BEND W/ BLOCKING DITCH , RESTRAINED JOINT ■ TYPE l CB ]►E REDUCER Q TYPE H CB SLEEVE PIPE FLOW :K COUPLING • STORM CLEANOUT o DETECTOR CHECK VALVE ® YARD DRAIN Q POST INDICATOR VALVE (PI V) ® OVERFLOW STRUCTURE �Q ROCK CHECK DAM ■ TEMPORARY CB, TYPE I Q TEMPORARY CB, TYPE H PIPE FLOW 00 TEMPORARY STAND PIPE OCB PROTECTION ElCONSTRUCTION ENTRANCE FILTER FENCE CONSTRUCTION FENCE LIMITS OF CLEARING • • • • 1 INTERCEPTOR SWALE INTERCEPTOR CULVERT poll SLOPE DAGGER AS R/PRAP PAD x x BERM ElGRA VEL ❑ ASPHALT PAVEMENT ElSIDEWALK LEGEND - EXISTING UTILITIES / FEATURES X WIRE FENCE QO 0 CHAIN LINK FENCE ❑ WOOD FENCE DITCH OR SWALE n n n n GUARDRAIL RETAINING WALL ROCKERY ❑ A SPHA L T -------FLOW — — — — — — — CURB ❑ CONCRETE -- — — — —— ASPHALT — — — — — — CONCRETE 1-1— GRA VEL — — — GRA VEL ------------- ROOF WETLAND CHANNEL/ZA TION DRIP LINE ❑ CATCH BASIN, TYPE 1 — — — — — — — SURFACE FEATURES Q CATCH BASIN, TYPE lI LIL1Z1/1/1/1/1 BUILDING FOOTPRINT Q SD PIPE FLOW --------- TOP OF 40% SLOPE Qo YARD DRAIN — — — — — STEEP SLOPE BUFFER o STORM CLEANOUT — — EDGE OF WETLAND .....................WETLAND BUFFER STORM CULVERT END - 7(I CUNIUUR, SEWER MANHOLE - 2' CONTOURS o SEWER CLEANOUT --SD— STORM DRAIN PIPE Q — SS— SEWER MAIN SS PIPE FLOW — — — —FM— SEWER FORCE MAIN ® SEPTIC LID — — — W — WATER MAIN FIRE HYDRANT - — — OHP AERIAL POWER LINE WATER METER - P - BURIED POWER LINE ---G— GAS MAIN m GATE VALVE C BURIED CABLE WA TER MANHOLE TV BURIED TV AIR/VAC RELEASE VALVE — T BURIED TELEPHONE LINE BLOW OFF — — —P/T BURIED POWER/TELEPHONE ® IRRIGATION METER FO BURIED FIBER OPTIC CABLE IRRIGATION VALVE -0- POWER POLE E— GUY ANCHOR STREET LIGHT l¢C POLE LIGHT © POWER VAULT ❑A- TRANSFORMER AV POWER METER JUNCTION BOX Fol GAS METER ID GAS VALVE FIBER OPTICS MANHOLE e TV RISER TELECOMM VAULT ❑ TELECOMM RISER N TELECOMM JUNCTION BOX EE_:::� TRAFFIC SIGNAL o MAIL BOX F SIGN ® BOLLARD ® SOIL LOG TEST PIT CONIFEROUS TREE DECIDUOUS TREE CONIFEROUS TREE TO BE SAVED DECIDUOUS TREE TO BE SAVED NE 114, SEC13, TWP 27N, RGE 3E, W.M. H1(;H STREET PRELIMINARY ENGINEERING PLANS `/ 00565600100200 MCMAHON, GEOFFREY P & VANDERHEI \ r DEBORAH L \ \ \ PLAiOF SEAHURST OTBM - MAG NAIL 1 \ BLOCK i CONTROL PT 201 (VOL 9, PG 90) \ t / / / 4 PLAT �OF SEAHURST — — _BLOCK I (VOL 9, PG 90) 00565600101805 COOLEY, CHRISTOPHER F & WHITNEY R 4� f----- �411 r — — — 00565600100101 �\ I I S89' 2' / MURI�'MY�MICHAEL A & SHARON 0 / •o /I ZI 1 / Or 56560010010Q L _ / I 4j, �&�� S/ ANDERSON, DOUGLAS H MARY 1 � / � , i 1 �% cd S8130 39 ry ---J h �(�;� �.. /-_ E 175 TRACT9 91 .i i1 0' — / y OPEN SPACE/DE NVON • �-i - _ -_ i =1 I S88 35'4 E 1 57.64' ' NN z / / / / / / , , ' 41;36' I - S8835'43"E � 1 r �_ I j l l l L �R� �_ � r I I i N l►► \� X i \� \/ I i I I I1 1 /\ �1J v 1 N 004-34600300901 � i I I i i /� SALAZAR, LEE & KAREN .p IT i Iit I ► i i , 11 \ \I ' \� I it ll I) I I lilt i/ I i it Lam__---, I�1111{Ij'I I 1 IN( / / / `\--\ �• ; ,\ro ,p•/r/t/ I III 1 I i t ryc� I\ S \\ / \`1 I I I/ l l 1 1 1 1 1 1 1 tl i /' . i i I i ► : \ /� I IIt NN II \� \ \�\� \\ \ \\ ♦ \ L IN 00434600004301-,-\�`N�� : `�� \� --- '�\ i �� \ fro SALAZAR, LEE & KAREN - ` \ \`: `\\`�\ --\ \ \ • ` ybry \ . ► ` 1 I/ 1/ �i l l l l l \ Wile/ Ill j ry �— \\ —\ \\\\` \ \ \I I 22a \ \ —\`\\\ \\\�\{ I III Ij )j I I I I LN CN EDMONDS SE VIEW TRACTS l �\�\`\ `\ 1�I i i� ` i I / i BLOC C\\\ \\\ \ I\ 1% (VOL 3, P S 75-76) \� i ` . `\� `\ `\`� ` \ `\A, i � / i i i i 'III {{ ` / "� I / L---JC I / \ 00434600006801 /� \ \\\\\ I \ MCCALLUM, ROBERT/DEBORAH �\ �\ / / / l ! / \,1111// / I►� I i/ � ► I N40 '47"E �% �I / i i I N / I \ 10 II ' 00434600006802 1 FIX, `TkL NN //< N11 / \ / FIRE PROTECT/ON NOTES 4_1----J--- 1. ALL HOUSES W/ THIN PLA T OVER 3, 000 SF WILL BE REQUIRED TO HA VE 13D TYPE SPRINKLER SYSTEMS 2. "NO PARKING — FIRE LANE" SIGNS SHALL BE INSTALLED AROUND CUL—DE—SAC AT 50' O.C. STREET LIGHTING NOTE STREET LIGHTS WILL BE REQUIRED WI THIN THE NEW PUBLIC PLAT ROAD. NUMBER & LOCATION OF STREET LIGHT STANDARDS TO BE DETERMINED AT FINAL ENGINEERING REVIEW. i- — p_ 00565600101905 kNN I REYNOLbS, KIRBY WILLIAM�JENN/FER r L___� PLAT OF SEAHURST — — — BtOCK 1 (VOL 9, PG 90) J 005656001 1907 DAWD ARISTA & RUTH 1 4YES-ARISTA L____J VICINITY MAP NOT TO SCALE N SCALE. 1" = 50' 0 25 50 100 ENGINEERING, INC. Civil Engineering / Land Planning P* A M 19109 36TH AVE W, SUITE 100 LYNNWOOD, WA 98036 PHONE: (425) 678-6960 WWW.RAMENGINEERINGINC.COM OoLcj O O U \ U) U) U W O LU W W W 0 0 0 U U U 0 0 0 W W W a MEMO PROJECT TEAM OWNER /APPL/CANT CIVIL ENGINEER HIGH STREET LLC RAM ENGINEERING, INC. 00434600004106 320 DA YTON STREET, SUITE 100 19109 36 TH A VE W, SUI7E 100 EDMONDS, WA 98020 L YNNWOOD, WA 98036 (425) 673-5229 (425) 678-6960 CITY OF EDMONDS EMAIL: JAKE®WESTERLYRE.COM EMAIL: ROBL@RAMENGINEER/NGINC.COM HUTT PARK CONTACTJAKE LYON CONTACT ROB L. LONG, PE 00434600004106 SURVEYOR WEST ALLIANCE 13614 ASH WAY EVERETT, WA 98204 (509) 630- 0783 EMAIL: MATR/XSURVEYOR@LIVE.COM CONTACT. DAWD G. WEST, JR, PLS F SITE DATA I� SITE ADDRESS. • 18500 HIGH STREET L EDMONDS, WA 98020 W TAX PARCEL ID NUMBER: 00434600004304, 00434600004202 TOTAL SITE AREA: 143, 771 SF (3.3 AC) L _ _ J EXISTING ZONING: RS-12 PROPOSED ZONING. • NO CHANGEtall V AGENCIES/UTILITIES k y O JURISDICTION CITY OF EDMONDS : t N STORM DIS7RICT CITY OF EDMONDS WATER DIS7RICT CITY OF EDMONDS O SEWER DISTRICT CITY OF EDMONDS O O SCHOOL DISTRICT EDMONDS SCHOOL DISTRICT NO. 15 FIRE DISTRICT SOUTH SNO CO FIRE & RESCUE RFA O TELEPHONE ZIPLEY ELECTRICAL SNOHOMISH COUNTY PUD NO. 1 GAS PSE GARBAGE REPUBLIC SERVICE CONSTRUCT/ON NOTE APPLICANT SHALL REPAIR/RELACE ALL DAMAGE TO UTILITIES OR FRONTAGE IMPROVEMENTS IN C/TY RIGHT —OF— WA Y PER CITY STANDARDS THA T IS CAUSED OR OCCURS DURING THE PERMITTED PROJECT. UTILITY NOTE ALL NEW UTILITIES ARE REQUIRED TO BE INSTALLED UNDERGROUND. PROJECT CLASSIFICATION PROJECT CLASSIFICATION: CATEGORY 2 EDMONDS WATERSHED BASIN. TALBO T PARK B FLOW CONTROL STANDARD: DETENTION VAULT STORMWA TER BMPS. POST CONSTRUCTION SOIL AMENDMENT (T5.13) SHEET INDEX CITY OF EDMONDS 1 C V-O 1 COVER SHEET 2 TP-01 PRELIMINARY CLEARING, GRADING & TESC PLAN 3 UP-01 PRELIMINARY ROAD 8r UTILITY PLAN 1 Know what's below. Call before you dig. �� pF WAS 1 0 C, Cn d� 36508 0�' -eP,CISTY, �sSZONAL E� 1111124 ENGINEER: O(L U) m Lm 0 will, CD O C4 O Q CD 0 o v N 0 N z J d rn c d t w Q 3 0 a a� c� 0 0 9 v N 0 N z J d c m r, 0 � Q r,60 Lk O ROB L. LONG, PE DRAWN BY.• MIKE MORRIS ISSUE DA 7E• SCALE: 5110124 AS NOTED JOB NO: 23-034 SHEET CV-01 SHT / OF 3 Packet Pg. 26 I 1.a I NE 114, SEC13, TWP 27N, RGE 3E, W.M. __j -L------- ----- L-----J It 10' PRI VA 7E N I I I l I N Ill /l l DRAINAGE FIN . ll l / EASEMENT EXISTING BUILDING I 11I N �l l / l i i i I �/ TO BE REMOVED , / I / Z PLAT OF SEAHURST I /I 10BUFFER BLOCK 1 PAD 211. D I i (VOL 9, PG 90) / 15' BSBL / �/ / ; TOE OF STEEP SLOPE cj OPEN 15TPACE I ' F7ENITIONi I I I I I I 212 1 � I 1 Y TOP 216.5 3 TOE 213. 5 TT)P 21 .� ' �� l / l X TREES TO BE I ' 14 TOE i3 � l / REMOVED (TYP) 1 11 / I \ 3 TOP 213.0 • 1 \ I N 1 1 \ / / / / � � / \ I 2 ` I ► I `� _ , �o , \ % - / �� 1 �\ \ I TOE 211.0 PAD 213.2 I 1 \\ 0 1 111 1\ II I II 11 j\ 1 \` N I N.1 NN \ ► I ► 1 1 1 1 ` CON) , ► I , •` 1 I\ / �`� I �`( / I �� i I I III i I RET>WBLOCK NING WALL TOP 219.0 (3' AXIX HEIGHT) I / 2.5 I TOE216.5C'Y No '♦ I I I I I I I I I I j I I I IW P 218.0 - �OP 216� 0 E 218.0 77TTlT!/7!'/ \ \ _ `\ % \\(- \\ TOP 216.0 2 �'�13.0 3 I I I 1 1 1 1 I I I r r 1 \ \ �` TOE 214.0 / I/ I / l I �i ' GARAGE I TOP 218.5 EX HOUSE �/ FF + !I 2. �� I i i i I ► r i i I i y it ryN� _ TO REMAIN 219.0t I I I I ;TOE 216.0, 1 � \ / �/ / / 1 1 / ► r I I / I r {? FF 222.5E CLEARING LIMITS/ LIMITS OF DISTURBANCE \\ I 1 / \, I 1 ► / 1 ' ` 1 -� \ / \ LxL/11/ - I ' II \` 4 1 1I I I 1 1 k I I ' \ `I `I - I \ \7N\;•. •..... I PAD 216.0 I\\ \ \♦ I \ \\\ \ _ '`\ T\ `\\,\ �=• •. 2�t2 --' \ \ I 0 TREE PROTECTION \�� \ ` \ ♦ \ \ \ \\ \ \ v\ `. \ ) I 1 FENCING WHERE REOD \N, `\ ,\ IN,V`\ �`\�`\�`\ \ INN. TOP 218.5 - ��\�`\ TOE 216.0 2.5 \ `/---_\` ��'111-1; \; \` ` \ \ �\ �\\�\\\\� \\ _ 15 BSBL \ r'• .. \ \ . � --- -- \ EX TREES TO REMAIN \ _ 2 7. IN UFFER \ IN- \ \ `. �• 'T _OF_Jl SLOPE SILT♦��'�--- `\ \ 6 1 \ / /W \i \,S `\ l /�\L- 2p0 ` ✓ , / `NN \1 \I \\ I\ 1\ A- IF \ / Y\ / / o / I I I I / / / h/ IV - \ \\ \\ \\ \ \\ II I 1 1 1 I 1 11 Ile, \ \ _\` \` \` `\ ` \\ I I 11 I I N, N, v \'N ` \\` \ 1 1 I 1 I 1 r \ `\ \ \ \ I \ \ \ \\\ 1 IIII \ I I \ \\ 1 \\ \\ J \ \ \\ J 1 1 1 \ \ \ S VIEW TRACTS i \ �` \ �, ``\``\ `� BLOCK C / \ v`,\i\\\ \\ `\ `\ \00 It It 1 \ `\ \ `\ `\ \ \\ `\ 1\ ` \ \ `I I I 1 1 / / -7• y l ?v l \ It \\ J PLAT OF SEA HURST \ BLOCK 9 \ \ \ (VOL 9, PG 90) \ \ \ \ \ I I� \ I yl I I SIL T I FENCE TEMPORARY L _ -( � _\ CONS7RUCnoN _ ENTRANCE r FENC/NG WHE�RELf7J � - � 7 �( / CITY OF EDMONDS HUTT PARK F_ TREE PROTECTION NOTES in SCALE. 1" = 30' 0 15 30 60 TREE LEGEND TREE TAG NUMBER �� xx xxx EXISTING TREE TO BE REMOVED xxxao) DRIP LINE XISTING TREE TO REMAIN TREE PROTECTION FENCING (LIMITS OF DISTURBANCE) 1. ANY WORK INSIDE THE DRIP LINES OF EXIS77NG TREES MUST TAKE PLACE IN ACCORDANCE WITH ECDC 23.10.070. 2. TREE PROTECTI0N MEASURES DURING DEVELOPMENT A. PRECONSTRUC77ON MEETING REQUIRED. PRIOR TO THE COMMENCEMENT OF ANY PERMITTED CLEARING AND GRADING ACTIVITY, A PRECONSTRUCT/ON MEE77NG SHALL BE HELD ON SITE WITH THE PERM/TTEE AND APPROPRIATE CITY STAFF. THE PROJECT SITE SHALL BE MARKED IN THE FIELD AS FOLLOWS.• 1. 7HE EXTENT OF CLEARING AND GRADING TO OCCUR, 2. DELINEATION AND PROTECTION OF ANY CRITICAL AREAS AND CRITICAL AREA BUFFERS WITH CLEARING LIMIT FENCING; J. FLAGGING OF TREES TO BE REMOVED AND TAGS ON TREES TO BE RETAINED; AND 4. PROPERTY LINES. B. PLACING MATERIALS NEAR TREES NO PERSON MAY CONDUCT ANY ACTIVITY WITHIN THE PROTECTED AREA OF ANY TREE DESIGNATED TO REMAIN, INCLUDING, BUT NOT LIMITED TO, OPERATING OR PARKING EQUIPMENT, PLACING SOLVENTS, STORING BUILDING MATERIAL OR STOCKPILING ANY MATERIALS, OR DUMPING CONCRETE WASHOUT OR OTHER CHEMICALS. DURING CONS7RUCTION, NO PERSON SHALL ATTACH ANY OBJECT TO ANY TREE DESIGNATED FOR PROTECTION. C. PROTECTVE BARRIER. BEFORE DEVELOPMENT, LAND CLEARING, GRADING, FILLING OR ANY LAND ALTERATION, THE APPLICANT SHALL: 1. ERECT AND MAINTAIN READILY WSIBLE TEMPORARY PROTECTIVE TREE FENCING ALONG THE LIMITS OF DISTURBANCE WHICH COMPLETELY SURROUNDS THE PROTECTED AREA OF ALL RETAINED TREES, GROUPS OF TREES, VEGETA 77ON AND NATIVE SOIL. TREE PROTECTIVE FENCING SHALL BE A MINIMUM HEIGHT OF THREE FEET, WSIBLE AND OF DURABLE CONSTRUCTION, • ORANGE POLYETHYLENE LAMINAR FENCING IS ACCEPTABLE. 2. INSTALL HIGHLY VISIBLE SIGNS SPACED NO FURTHER THAN 15 FEET APART ALONG THE EN77RETY OF THE PROTECTIVE TREE FENCING. SAID SIGN MUST BE APPROVED BY THE DIRECTOR AND SHALL STATE, AT A MINIMUM, "TREE AND SOIL PR07ECT70N AREA, ENTRANCE PROHIBITED," AND PROVIDE THE CITY PHONE NUMBER FOR CODE ENFORCEMENT TO REPORT VIOLATIONS. J. PROHIBIT EXCAVA77ON OR COMPACTION OF SOIL OR OTHER POTENTIALLY DAMAGING AC7VITIES WITHIN 7HE BARRIERS, PROVIDED, THAT THE DIRECTOR MAY ALLOW SUCH ACTIVITIES APPROVED BY A QUALIFIED PROFESSIONAL AND UNDER THE SUPERVISION OF A QUALIFIED PROFESSIONAL RETAINED AND PAID FOR BY THE APPLICANT. 4. MAINTAIN THE PROTECTIVE BARRIERS IN PLACE FOR THE DURA77ON OF THE PROJECT UNTIL THE DIRECTOR AUTHORIZES 7HEIR REMOVAL. 5. ENSURE THAT ANY APPROVED LANDSCAPING DONE /N THE PROTECTED ZONE SUBSEQUENT TO THE REMOVAL OF THE BARRIERS SHALL BE ACCOMPLISHED WITH MACHINERY FROM OUTSIDE THE PROTECTED ZONE OR BY HAND. 6. LIMIT THE TIME PERIOD THAT THE CRITICAL ROOT ZONE /S COVERED BY MULCH, PLYWOOD, STEEL PLATES OR SIMILAR MATERIALS, OR BY LIGHT SOILS, TO PROTECT THE TREES CRITICAL ROOT ZONE. 7. IN ADDITION TO 7HE ABOVE, THE DIRECTOR MAY REQUIRE 7HE FOLLOWING: A. IF EQUIPMENT IS AUTHORIZED TO OPERATE WITHIN THE PROTECTED ZONE, THE SOIL AND CRITICAL ROOT ZONE OF A 7REE MUST BE COVERED WITH MULCH TO A DEPTH OF AT LEAST SIX INCHES OR WITH PLYWOOD, STEEL PLATES OR SIMILAR MATERIAL IN ORDER TO PROTECT ROOTS AND SOIL FROM DAMAGE CAUSED BY HEAVY EQUIPMENT. B. MINIMIZE ROOT DAMAGE BY HAND-EXCAVA77NG A TWO -FOOT -DEEP TRENCH, AT EDGE OF CRI77CAL ROOT ZONE, TO CLEANLY SEVER THE ROOTS OF TREES TO BE RETAINED. NEVER RIP OR SHRED ROOTS WITH HEAVY EQUIPMENT. C. CORRECTIVE PRUNING PERFORMED ON PROTECTED TREES IN ORDER TO AVOID DAMAGE FROM MACHINERY OR BUILDING AC77WTY. D. MAINTENANCE OF TREES THROUGHOUT CONSTRUCTION PERIOD BY WATERING AND FERTILIZING. D. GRADE. 1. THE GRADE SHALL NOT BE ELEVATED OR REDUCED WITHIN THE CRITICAL ROOT ZONE OF TREES TO BE PRESERVED WITHOUT THE DIRECTOR S AU77/ORIZATION BASED ON RECOMMENDA77ONS FROM A QUALIFIED PROFESSIONAL. THE DIRECTOR MAY ALLOW COVERAGE OF UP TO ONE-HALF OF THE AREA OF THE TREES CRITICAL ROOT ZONE WITH LIGHT SOILS (NO CLAY) TO THE MINIMUM DEPTH NECESSARY TO CARRY OUT GRADING OR LANDSCAPING PLANS, IF IT WILL NOT IMPERIL THE SURVIVAL OF THE TREE. AERATION DEVICES MAY BE REQUIRED TO ENSURE THE TREES SURVIVAL. 2. IF THE GRADE ADJACENT TO A PRESERVED TREE IS RAISED SUCH THAT /T COULD SLOUGH OR ERODE INTO THE TREES CRITICAL ROOT ZONE, IT SHALL BE PERMANENTLY STABILIZED TO PREVENT SOIL EROSION AND SUFFOCATION OF THE ROOTS. J. THE APPLICANT SHALL NOT INSTALL AN IMPERVIOUS SURFACE WITHIN THE CRITICAL ROOT ZONE OF ANY TREE TO BE RETAINED WITHOUT THE AUTHORIZATION OF THE DIRECTOR. THE DIRECTOR MAY REQUIRE SPECIFIC CONSTRUCTION METHODS AND/OR USE OF AERAT70N DEVICES TO ENSURE THE TREES SURVIVAL AND TO MINIMIZE THE POTEN77AL FOR ROOT -INDUCED DAMAGE TO THE IMPERVIOUS SURFACE. 4. TO THE GREATEST EXTENT PRACTICAL, U77LITY TRENCHES SHALL BE LOCATED OUTSIDE OF THE CRI77CAL ROOT ZONE OF TREES TO BE RETAINED. THE DIRECTOR MAY REQUIRE THAT UTILITIES BE TUNNELED UNDER THE ROOTS OF TREES TO BE RETAINED IF THE DIRECTOR DETERMINES 77-IA T TRENCHING WOULD SIGNIFICANTLY REDUCE THE CHANCES OF THE TREES SURVIVAL. 5. TREES AND OTHER VEGETATION TO BE RETAINED SHALL BE PROTECTED FROM EROSION AND SEDIMENTATION. CLEARING OPERATIONS SHALL BE CONDUCTED SO AS TO EXPOSE THE SMALLEST PRACTICAL AREA OF SOIL TO EROSION FOR THE LEAST POSSIBLE TIME. TO CONTROL EROSION, IT IS ENCOURAGED THAT SHRUBS, GROUND COVER AND STUMPS BE MAINTAINED ON THE INDIVIDUAL LOTS, WHERE FEASIBLE. 6. THE DIRECTOR MAY APPROVE THE USE OF ALTERNATIVE TREE PROTECTION TECHNIQUES IF THOSE TECHNIQUES PROVIDE AN EQUAL OR GREATER DEGREE OF PROTECT70N THAN THE TECHNIQUES LISTED IN 77-IIS SUBSECTION. E. DIREC7ONAL FELLING. DIRECTIONAL FELLING OF TREES SHALL BE USED TO AVOID DAMAGE TO TREES DESIGNATED FOR RETENTION. GRADING QUANTITIES CUT FILL f 1, 300 CY f 1, 300 CY TESC NOTE INSTALL AND MAINTAIN ALL TESC MEASURES ACCORDING TO APPROVED PLANS, EDMONDS STANDARD DETAILS, AND THE SWPPP. CONTRACTOR IS RESPONSIBLE FOR MAINTENANCE AND ADJUSTMENTS TO TESC MEASURES AS NEEDED. CB INLET PROTECTION NOTE CATCH BASIN INLET PROTECT/ON SHALL BE INSERTED AND MAINTAINED ON ALL NEWLY CONSTRUCTED CATCH BASINS THROUGHOUT THE SI7E IMMEDIA TEL Y AFTER INSTALLATION. FIL TER FABRIC FENCE NOTE ADD/TIONAL F/L TER FABRIC FENC/NG SHALL BE ADDED AS NEEDED. FENCING TO BE INSTALLED PER CITY OF EDMOND� STD DETAIL ER-900 (SEE DETAIL ON SHEET TD-01). STOCKPILE NOTE STOCKPILE SHALL TO STABILIZED BY PLASTIC COVERING. THE EXPOSED SOILS SHALL BE STABILIZED ACCORDING TO AN APPROVED TIMETABLE. (TYPICALLY, NO SOILS SHALL REMAIN EXPOSED FOR MORE THAN TWO DAYS FROM OCTOBER 1 THROUGH APR/L 30 AND NO MORE THAN SEVEN DAYS FROM MAY 1 THROUGH SEP 7EMBER 30). SOILS NOTE ALL DISTURBED SOILS W/LL BE COMPOST AMENDED PER BMP T.5.13. CONSTRUCTION SEQUENCE 1. SCHEDULE A PRE-CONS77?UC77ON MEETING WITH CITY ENGINEERING DIVISION AT 425-771-0220, EXT. 1326. TWO DAY (48 HR) NOTICE IS REQUIRED. 2. RE/lEW TEMPORARY EROSION AND SEDIMENT CONTROL NOTES. J. CALL FOR UTILITY LOCATES. 4. INSTALL TESC MEASURES AND MAINTAIN DUST CONTROL WHILE PREVENTING DISTURBANCE OF ANY AREAS OF VEGETATION OUTSIDE 7HE CONSTRUCTION ZONE. 5. HAVE EROSION CONTROL MEASURES INSPECTED BY CITY OF EDMONDS CITY ENGINEERING INSPECTOR. ALL TEMPORARY SEDIMENTATION AND EROSION CONTROL MEASURES MUST BE IN PLACE AND INSPECTED PRIOR TO ANY CONS7RUC77ON OR SITE CLEARING. EROSION AND SEDIMENTATION CONTROL PRAC77CES AND/OR DEVICES SHALL BE MAINTAINED UNTIL PERMANENT VEGETATION IS ESTABLISHED. 6. DEMOLISH EXISTING STRUCTURES AS REQUIRED. Z ROUGH GRADE SITE AS REQUIRED TO INSTALL DRAINAGE FEATURES. 8. CLEAR, GRUB & ROUGH GRADE SITE. REVEGETA TE DISTURBED AREAS NOT SUBJECT TO ADDITIONAL SURFACE DISTURBANCE IMMEDIATELY AFTER ROUGH GRADING. (OTHER EXPOSED AREAS SHALL BE STABILIZED PER EROSION CONTROL N07ES BELOW) 9. INSTALL UTILITIES AND 07HER SITE IMPROVEMENTS, INCLUDING FRONTAGE IMPROVEMENTS. 10. STABILIZE AND COMPOST AMEND ALL EXPOSED SOILS PRIOR TO REVEGETA 77ON OF EN77RE SI7E 11. ESTABLISH LANDSCAPING AND PERMANENT VEGETATION. ALL TEMPORARY EROSION CONTROL MEASURES SHALL BE REMOVED UPON FINAL SITE STABILIZATION AND APPROVAL BY CITY INSPECTOR. P%AM ENGINEERING, INC. Civil Engineering / Land Planning 19109 36TH AVE W, SUITE 100 LYNNWOOD, WA 98036 PHONE: (425) 678-6960 WWW.RAMENGINEERINGINC.COM O o U U U U W 2 Z 2 W � wWw 0 0 0 U U U a � � 0 0 0 W W W a Mo©e WAS 1 OAk d� 36508 Off' �VCISTEg�� sSIONAL E� ENGINEER: 1111124 d 0 LL L E 2 Oa In p 0 'w 00 w yo CD 0 o IT N 0 N Z J d d t U a a 3 O a co 0 qe 0 0 N Co N Z J a c d m r Q ROB L. LONG, PE DRAWN BY.• MIKE MORRIS ISSUE DA 7E• SCALE: 5110124 AS NOTED JOB NO: 23-034 Know what's below. Call before you dig. SHEET.• TP-0 1 SHT 2 OF 3 Packet Pg. 27 I 1.a I 4 \ \ \ l PLAT OF SEA HURST \ BLOCK I \ \ (VOL 9, PG 90) \ \ I I I 1 1 I i CB 4 TYPE I VANED GRA TE RIM 212.50 12" -C, 20Z70 (OUT-S) \ I / \ SOLID LOCKING LID RIM 209.65 EXISTING STORM SYSTEM I I \ �`\\ 8" lE 207.00 (OUT-S) / TO BE REMOVED Ir 1 2'-12" CPEP @ 0.559 _L- _- ------ IIII I / I INTERCEPTOR TRENCH WITH 8" PERF PVC ® 0.509 MIN SLOPE 40'-12" CPEP © 0.99 - � / I 21 PLAT OF SEAHURST I �I 33'-12" CPEP ® 0.5$X i I i 10' PRI VA TE BLOCK 1 / (GRAVITY OI/ERFLOW PIPE) DRAINAGE (VOL 9, PG 90) PUMP SYSTEM TO PUMP / I I ` EASEMENT STORMWATER UP TO GRAVITY -OVERFLOw-P�E--4--� CB 5 �' / /I TYPE I / RIM 209.76 8" 1E 206.00 (IN-N) / . / � 9 - rg -lE 20 .30 (our-�) 8» 1E 206.00 (our -SW) 04' ,hI5Xg. -I4I ------J /f / I I I I I I I I I I I I I I I 1/ // , �\ �'� �,131-8 PVC ®1.OD9 p o / / ,/� /� �� --� _ ' �/� / I i fl =X SSMH i � -1 --. 2/M EL=212.69 8" CONC /E=208.45 (E)7 , E=3- 8" CONC 1E=4.09 (N)- /L _ S - _ _ - SS _8" CONC /E=207.97 (W) !t i j �i / / // ' 7 8� CONC 1E=204.42 (E) 21 A) j _ \ - - -SS - r 6 CONC 1E=204.36 (S) / CONNECT NEW 26' X 64' X 10' DEEP SEWER TO I DETENTION VAULT Z- .... EXISTING MANHOLE _1- �- f _ �� ♦ a �� / lE 204.4E I I III' -i - /,•�.�- 1 „ WATER METER / �� ,� I I TRACT 999 / (TYp) _ / �� % I IIII / 3 I OPEN SPACE/DETENTION I I I j 1 ► ► \ j ` i _ \ 6" PVC ROOF DRAIN \ \► / @ 1.OZ MIN TYP I i \ CB 2 6" PVC SEWER STUB TYPE 11-60» / I \ I ( ) I \� I 1 ►� \ I 0 2.07 MIN j h PERK FILTER \\I (TYP EACH LOT),_\` \ `\ 111 II 1 I RIM 212.97 \ \ 1 I I I I ' I ► 1 1 \ 1 6 0 / , III I I I 12 /E 207.20 (IN- W) It rt ►► I I\ I j I I y \ �\ I\ - �o I I I I I I 12" 1E 205.50 (OUT-E) I i CB1 TYPE I SOLID LOCKING LID RIM 212.62 12" 1E 208.42 (IN-E) 121E 208.42 (OUT-N) CB 3 TYPE H-48" RIM 212.92 12" 1E 20Z30 (IN-N) 6" 1E 20Z. O (IN -SW) _SS EXISTING FIRE l HYDRANT / / I y� I I I/ I �o V I I I' 1 1 1 1 I l\ \ ► I I / I III I I \ 1 t► I I I I I , 1 I I I I ► I I / APPROX LOCATION I I t` III OF PROPOSED 6" PVC STUB ♦ ♦ i / DRY UTILITIES I \o I r 1 \ L 1 /E216.Of ♦ / I I!I i i i i I I i ► I i I i ° co I /T/�T�� \� ` i `f �- I I I I I I I I I l , l n/ c\I ry �\ I ry �/� \ ` T \ I I I I I I I I I , ► / Illj \ �� /I I • I `\ , � I i i i I i I i i l� ►' ll ll l i li I i/ I, -00 \ GARAGE I 1 1 ► \ ► ► i / l , / ► \ EX HOUSE fF / I I ► , / � TO REMAIN i !l i i i I l i I i I / / I� / ,- r FF 222.5E 5 �� / l i i l l I i �i I� ;\ ► ----- `\I 1 / i i / :'► i I I I� - 1 �- I I1�, / �\ 1 1 I I 1 1 I I ' ` \ `\ � / \ l'1/11/ - - -� ��_ /�/i11� I III `\ ► II I N11 IN, CITY OF EDMONDS HUTT PARK cb i' 2>0-1- \ ��`�___\ . II I i I i I I i/ \ C-1V EDMONDS S VIEW TRACTS ) •� `\ \ "� `\ `\ �\ \ \\ \` I \ �\ \ \ `. I I , I I I I / // i BLOC (VOL 3 PGS 5-76) 220 210 1 SCALE. 1 " = 30' -0- 0 15 30 60 I I L-� L-------- I STORM DRAIN CLEAN OUT SCHEDULE SDCO PAD ELEV RIME IE 1 211.0 212.0 208.6 2 211.0 212.0 208.0 3 2130 214.0 210.5 4 216.0 216.0 212.5 5 EX HOUSE 21 Z O 2135 6 216.5 216.5 213.0 7 213.5 214.0 213.0 IMPERVIOUS AREAS CHART ROAD IMPROVEMENTS ROADWAY 8,700 SF LOT 1 HOUSE+COVERED D/W, PATIO, PORCH, WALK 3,000 SF (ROOF LINE) UNCOVERED PATIO AND WALK 300 SF UNCOVERED DRI VEWA Y 900 SF TOTAL = 4,200 SF LOT 2 HOUSE+COVERED D/W, PATIO, PORCH, WALK 3,000 SF (ROOF LINE) UNCOVERED PATIO AND WALK 300 SF UNCOVERED DRI VEWA Y 900 SF TOTAL = 4,200 SF LOT 3 HOUSE+COVERED D/W, PATIO, PORCH, WALK 3,000 SF (ROOF LINE) UNCOVERED PATIO AND WALK 300 SF UNCOVERED DRI VEWA Y 1.400 SF TOTAL = 4,700 SF LOT 4 HOUSE+COVERED D/W, PATIO, PORCH, WALK 3,000 SF (ROOF LINE) UNCOVERED PATIO AND WALK 300 SF UNCOVERED DRI VEWA Y 1.400 SF TOTAL = 4,700 SF LOT 5 HOUSE+COVERED D/W, PATIO, PORCH, WALK 4,870 SF (EXISTING ROOF LINE) UNCOVERED PATIO AND WALK 230 SF UNCOVERED DRI VEWA Y 900 SF TOTAL = 6,000 SF LOT 6 HOUSE+COVERED D/W, PATIO, PORCH, WALK 3,000 SF (ROOF LINE) UNCOVERED PATIO AND WALK 300 SF UNCOVERED DRI VEWA Y 900 SF TOTAL = 4,200 SF LOT 7 HOUSE+COVERED D/W, PATIO, PORCH, WALK 3,000 SF (ROOF LINE) UNCOVERED PATIO AND WALK 300 SF UNCOVERED DRI VEWA Y 900 SF TOTAL = 4,200 SF TRACT 999 MISC. /DRIVE WA Y 400 SF TOTAL = 41,300 SF 9+00 8+00 7+00 40' EXISTING ROW / 30' NEW ROW TO BE DEDICATED TO THE CITY OF EDMONDS 5-10' 10' 1 10' 5' 10' 2" COMPACTED DEPTH HOT MIX ASPHALTIC (HMA), CLASS 112-INCH 4" MIN. COMPACTED DEPTH ASPHALT TREATED BASE 6" MIN. COMPACTED DEPTH GRAVEL BORROW OR SUITABLE SUBGRADE HIGH STREET NOT TO SCALE 220 210 IMPERVIOUS / FOOTING DRAIN NOTE A SEPARA TE 10' MIN LENGTH DRYWELL TRENCH SHALL BE CONSTRUCTED ON EACH LOT FOR FOOTING DRAIN CONNECTION UNDER SEPARATE PERMIT. CONSTRUCTION NOTE ALL SERVICE CONNECTIONS FROM WATER METERS, SEWER STUBS AND STORM STUBS INCLUDING PERFORATED STUB -OUT CONNECTIONS AND FOOT DRAIN DRYWELLS TO BUILDINGS ARE TO BE APPROVED AND INSTALLED AS PART OF THE BUILDING CONSTRUCTION PERMIT PROCESS. P%AM ENGINEERING, INC. Civil Engineering / Land Planning 19109 36TH AVE W, SUITE 100 LYNNWOOD, WA 98036 PHONE: (425) 678-6960 WWW.RAMENGINEERINGINC.COM o O O U W WC� W W W 0 0 0 U U U 0 0 0 W � W a M000 �� pF WAS 1 O� CnQ�S d� 36508 0 CISTY, g�:5� �sSIONAL E� ENGINEER. 1111124 ROB L. LONG, PE DRAWN BY.• MIKE MORRIS ISSUE DA 7E• SCALE: 5110124 AS NOTED JOB NO: 23-034 Know what's below. Call before you dig. SHEET.• UP-01 SHT 3 OF 3 Packet Pg. 28 1.a High St. 7-Lot Plat 18500 High Street Edmonds, WA 98020 PLN2024-0040 Preliminary Stormwater Site Plan Report Prepared for: High Street, LLC Date: May 14, 2024 Revsied: September 18, 2024 �gT L ' d 36508 W \� �GISTEg�� I0NdT . Prepared by: Ethan Long and Rob Long, PE RAM Engineering, Inc. 19109 36'" Ave W, Suite 100, Lynnwood WA 98036 (425) 678-6960 RAMengineeringinc.com Job No. 23-034 Packet Pg. 29 1.a High St. 7-Lot Plat Introduction: This summary report provides site design information for a single family 7-lot plat by High Street, LLC. This report includes storm drainage analysis to support permit review and approval. The property is located at the south dead end of High Street, in the northeast 1/4 of Section 13, T 27 N, R 3 E, W.M. Site Address: 18500 High Street Edmonds, WA 98020 Tax Parcel Numbers: 00434600004304and 00434600004202 Applicant: High Street, LLC 320 Dayton St, Suite 101 Edmonds, WA 98020 TABLE OF CONTENTS SECTION PAGES J a A. Project Overview.............................................................................................................................. 5 = d E ........................................................................................................... B. Existing Conditions Summary 2 c� C. Developed Site Hydrology 21 Q 3 D. Soils Report 1 ....................................................................................................................................... °Q d E. Construction SWPPPP Requirements................................................................................................ 2 a F. Operation and Maintenance Guidelines.......................................................................................... 18 0 O v N O N Z J a RAMEngineering, Inc. High St. 7-Lot Plat RAM No. 23-034 Stormwater Site Plan Report Page Packet Pg. 30 1.a A. PROJECT OVERVIEW: This report provides engineering information for the proposed construction of a 7-lot single family residence plat on a 3.3-acre parcel; the project is located on the south dead end of High Street in the City of Edmonds. The applicant, High Street, LLC proposes to keep the existing residence on site while adding 6 new lots/single-family residences. This report provides an evaluation of the 7-lot single family residential development. Summary of Minimum Requirements for Category 1 Project: Minimum Requirement #1 —Preparation of Stormwater Site Plan. The proposed site development consists of disturbing about 1.767 acres (site + ROW) creating/replacing about 41,300 sf of hard surface area. Thus, the project is classified as a Category 2 project per the City's classification system. Per ECDC 18.30, Category 2 projects must comply with Minimum Requirements No. 1 through No. 9. The civil site development plans and this report have been prepared to address the project's impacts. Minimum Requirement #2 — Construction Stormwater Pollution Prevention (SWPPP). A construction Stormwater Pollution Prevention Plan (SWPPP) has been incorporated into the site development plans. A summary of the site's erosion control measures that evaluates the typical 13 elements of a SWPPP are included in section E. The total site disturbance area of the project is greater than one acre, thus a formal Notice of Intent application for NPDES coverage will be made to the Department of Ecology during final construction plan design. Minimum Requirement #3 —Source Control of Pollution. Specific source controls are not required for single family residential sites. General requirements for these sites include preventing the discharge of pollutants to the City's storm drainage system per Edmonds City Code Chapter 7.200 (Illicit Discharges). This includes common household items such as pesticides, herbicides, fertilizers, detergents and fluids from vehicle maintenance. Single family residences shall incorporate WADOE's S411 BMPs for landscape and lawn vegetation management. Lawn and vegetation management can include control of objectionable weeds, insects, mold, bacteria, and other pests with pesticides. Examples include weed control on golf course lawns, access roads, and utility corridors and during landscaping; sap stain and insect control on lumber and logs; rooftop moss removal; killing nuisance rodents; fungicide application to patio decks, and residential lawn/plant care. It is possible to release toxic pesticides such as pentachlorophenol, carbamates, and organometallics to the environment by leaching and dripping from treated parts, container leaks, product misuse, and outside storage of pesticide contaminated materials and equipment. Poor management of the vegetation and poor application of pesticides or fertilizers can cause appreciable stormwater contamination. RAMEngineering, Inc. RAM No. 23-034 High St. 7-Lot Plat Stormwater Site Plan Report Page A-1 Packet Pg. 31 1.a Minimum Requirement #4 —Preservation of Natural Drainage Systems and Outfalls. The site contains two distinct drainage sub -basins, a northerly and a southerly basin. The northern site drainage basin is approximately 71,771 sf (1.6 ac) and contains all the houses and hard surfaces. Additional upstream area from easterly properties as well as from Hutt Park flow to the north site basin. Approximately 74,000 sf (1.699 ac) of upstream area flows on to the site's northern basin. Runoff from the northern basin discharges to the north into the stormwater pipe system along High St. The High St stormwater system travels in a north/westerly direction following High St until merging into the stormwater pipe system of Olympic View Dr. The system travels south along the east side of Olympic View Dr approximately 0.5 miles to Wharf St (sub -basin merge point) and then is directed west and discharges into the Puget Sound about 0.66 miles from site (via the northerly route). Stormwater runoff from the southern site basin enters Talbot Creek B (a category F stream) that flows westerly along the south boundary of the site. The stream flows west before entering a pipe system that conveys flow to the westerly side of Olympic View Dr. The pipe system flows south along the westerly side of Olympic View Dr to Wharf St about 1,200 ft (0.23 miles) from the site. At Wharf St the south and north sub -basin merge together and flows west along Wharf St. The Wharf St system eventually discharges to Puget Sound 0.37 miles for the site via the south (shortest) sub -basin route. See additional discussions and maps provided in Section C below. Due to the fact the site's two sub -basins merge within a quarter mile, the project's basins are considered as one threshold discharge basin. Regardless, all of the proposed site development will occur within the north site sub -basin and will maintain the discharge point to the High St stormwater system; therefore maintain the site's existing natural drainage system and outfall. Minimum Requirement #5 — Onsite Stormwater Management. A site -specific geotechnical evaluation of the site's soils demonstrates that infiltration is a not a viable option for stormwater management onsite due to till soils (relatively shallow hardpan) and steep slopes in the area. Additionally, adequate flow length paths with acceptable gradients/slope are not available for dispersion type BMP. Thus, only post construction soil amendment are proposed for onsite stormwater BMP. See Stormwater BMP evaluation table below and the preliminary site development plans for additional stormwater BMP evaluation and construction details. The existing house and adjacent(walks/driveway) hard surfaces (+/- 5,320 sf) onsite are to remain with the development on lot 5 of the plat. Per EDCD 18.30.060.D.5.b.i, existing hard surface shall provide onsite stormwater management BMPs to manage a portion (a minimum of 25 percent) of those existing hard surfaces that will remain after project completion. Conservatively, the project proposes to allocate 6,000 sf of new/replace hard surface for lot 5 and accounted for in the onsite detention vault design (MR #7), therefore exceeding the required 25% retrofit requirement. RAMEngineering, Inc. RAM No. 23-034 High St. 7-Lot Plat Stormwater Site Plan Report Page A-2 Packet Pg. 32 1.a MR#5 Stormwater Management BMP List No. 2 Evaluation Lawn and landscaped areas: BMP Viable Limitations / Infeasibility Criteria BMP T5.13: Post -Construction Soil Quality and Depth Limitation: Considered infeasible on slopes greater than 33 percent (Volume V, Chapter 11) Yes are present., BMP T5.13 shall be applied to the site post construction. Roofs: BMP T5.30: Full Dispersion NO Infeasibility: A viable vegetated flow path 50 or 100 feet and less (Volume V, Chapter 3) than 20% is not achievable onsite. Infeasibility: No viable area to locate a system that is not within 50 BMP T5.10A: Downspout Full Infiltration Systems ft of slopes greater than 15%. The project geotechnical evaluation (Volume V, Chapter 4) No recommends infiltration not be used due to reasonable concerns about erosion and slope failure of nearby slopes and poor soil and groundwater conditions. Infeasibility: No viable area to locate a system that is not within 50 ft of slopes greater than 15%. The project geotechnical evaluation Bioretention (Volume V, Chapter 7) No recommends infiltration not be used due to reasonable concerns about erosion and slope failure of nearby slopes and poor soil and groundwater conditions. BMP T5.1013: Downspout Dispersion Systems NO Infeasibility: A viable vegetated flow path 50 or 100 feet and less (Volume V, Chapter 4) than 20% is not achievable onsite. BMP T5.10C: Perforated Stub -out Infeasibility: No viable area to locate a system that is not within 50 (Volume V, Chapter 4) No ft of slopes greater than 15% and poor soil and groundwater conditions. Detention Vaults (Tanks) The project is required to construct a flow control facility to comply (Edmonds Stormwater Addendum) No with Minimum Requirement No. 7; thus, a detention vault/pipe is not required to be installed to meet Minimum Requirement No. 5. Other Hard Surfaces: BMP T5.30: Full Dispersion NO Infeasibility: A viable vegetated flow path 50 or 100 feet and less (Volume V, Chapter 3) than 20% is not achievable onsite. Infeasibility: No viable area to locate a system that is not within 50 BMP T5.15: Permeable Pavement ft of slopes greater than 15%. The project geotechnical evaluation (Volume V, Chapter 5) No recommends infiltration not be used due to reasonable concerns about erosion and slope failure of nearby slopes and poor soil and groundwater conditions. Infeasibility: No viable area to locate a system that is not within 50 BMP T7.30: Bioretention ft of slopes greater than 15%. The project geotechnical evaluation (Volume V, Chapter 7) No recommends infiltration not be used due to reasonable concerns about erosion and slope failure of nearby slopes and poor soil and groundwater conditions. BMP T5.12: Sheet Flow Dispersion NO Infeasibility: A viable vegetated flow path 50 or 100 feet and less (Volume V, Chapter 3) than 20% is not achievable onsite. BMP T5.11: Concentrated Flow Dispersion NO Infeasibility: A viable vegetated flow path 50 or 100 feet and less (Volume V, Chapter 3) than 20% is not achievable onsite. Detention Pipes (Tanks) The project is required to construct a flow control facility to comply (Edmonds Stormwater Addendum) Yes with Minimum Requirement No. 7; thus, a detention vault/pipe is not required to be installed to meet Minimum Requirement No. 5. RAM Fngineering, Inc. RAM No. 23-034 High St. 7-Lot Plat Stormwater Site Plan Report N C N E t M rr r.+ Q Page A-3 Packet Pg. 33 1.a Minimum Requirement #6 —Runoff Treatment. The project proposes to create/replace more than 5,000 sf of pollution -generation hard surface onsite. The project will create about 16,400 sf (7,700 sf onsite driveways + 8,700 sf of road redevelopment) pollution generation hard surfaces. Thus, placement of general use approved basic water quality treatment stormwater filters are included in the proposed site development. Design of the stormwater treatment filters is described in Section C below. Minimum Requirement #7— Flow Control. An onsite stormwater detention vault system will provide flow control of the site's stormwater runoff. The detention vault system has been designed to meet the flow control standards of a Category 2 project in a creek or lake basin (restrict the stormwater discharge duration for half the 2-year to 50-year storm events using a continuous storm event model). The detention vault has been sized using WWHM software; a full overview of the project's stormwater flow control measures is provided in Section C below. Minimum Requirement #8 — Wetland Protection. No wetlands are known to exist on or adjacent to the site. There is a Type F stream that crosses the southern boundary of the site. A protective buffer and building setback will be provided with the site development. See additional evaluation of the onsite stream in the Stream Delineation and Wetland Assessment Report by DCG Watershed (dated October 27, 2023) prepared specifically for the site. Minimum Requirement #9 — Operation and Maintenance. An operation and maintenance summary is provided in Section F. RAMEngineering, Inc. RAM No. 23-034 High St. 7-Lot Plat Stormwater Site Plan Report Page A-4 Packet Pg. 34 1.a Parcel (Vicinity) Map: NE 13 27 3 Centerline ------- Lot Block — Section ---- CityLimits ........ .. w�- Gov Lot —••• Subdiv — ROW —Quarter ----- TeK ACG [ "" ��{-'- d IInch -200feer i Major Water Other Lot ------- Vac ROW ---- 18ih ----- Easement .........,i Aprnd r/ Imr A.a:raver:. own CIO }/rp Orodurrd en Jenvnry 13. 3Y33 Minor Water O,S-hnmlvh ('nvnl)•, N'ashinglnn EOther Subdiv VacLo — t - - - - - ' SE-112.27-03 O O 11 uri J\y 1 ��RO•p' 7 IRS 4.00 C 4.00µ2 ' -" 10 s 1 -, 7 4 303 GOQ•' ey/j7 3. y q 6 2-021 •d �! PARK {y�. RESERVE "�9 x VI 3" a 003J�r„'.y, 7 z fp0y7•IA�O�'at 3M 2)5 i /!!! VQ, t]i 13 14 -036 { P I W 2 Z V037- A 1 , I m tc _ � 2-o1e 2 O �`2SS 1,-�0,.1L4 2 2 ' �^ L0 1-004 14122" 00 x "', a ! 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RAM No. 23-034 High St. 7-Lot Plat Stormwater Site Plan Report Page A-5 Packet Pg. 35 1.a Site Plan: l BKCB 11,E p_Ie , L-T M EMax ^/ GtlNNECi NEIY SIaRMro I -- -�-- — — � I � \ � EA9SIAVC GIW BASIN /I � - \ I PYAT OF SEAHURST / I _ _ \ —' LBCKBG \ / BLOCK 1 , -ll-- f/D 4 (VOL 9, PG go) cvsmvc -- Br loses rdeE levsrwc sraeu smd ' \ \ , � I e• IE YB�oB (Wr-s) l ro eE BcwolEo ili Ih I \ � � l l r / fa• rrLp a nssR i) ry 'T`��2�fE r-s) I o � J �ro(W� a :a � , � asox Ml"xWE r 1 Sp B louxm A I /BJ E2BY / I I /�/ l 2 JI I I PLAT OF SEANURST Ir fY' A BMa (9/-E) , l BLOCK, ,r zrxiu (Wr-x) a l i l a—,)o,' PmverE I /VOL 9, PG 90) �isBexT 1 CB 2 I / / pulp sYSIFM --7--J eB 2-1 I I --- - - _ e'•rc m, �°, (B,,-swl a � � 1 i ,' A u' lE aos.W (wv-n) I - - _ -rY•-ran .w (Wr-FJ s >-rr cPEP o r.afR I / e• aYoe.ou (Wr-sxy 7"-11" L J M1rl"'117--- % 7�- =1 (E)T CP£P O L50R SS I -�II �I I II � /�I"' I,i1%P -„C pfcSSefr.oasB8e I'"M CCEWW[=CC11llEE1_ 611900_ e45T ((EWf) - — — — — j TRACT 999> (�� 8/ R; ion �1e' R er x ry BEcv - — — — — — — — ' I / L ccEss Hutt / l EYlsmvs uANxaE oEmvnW vAucr %f' g \\ i>,i(M1 1 --_�- '� "l- 7 1,{ e•PIL RON BRAMI I CB2 �I � '� � Vv ; � v � � a• p4C SEMEN sne A� � � � � A I e r,ax uR. (rra) I rrvE x-eB .�� I �\ )v ; \ e2nR ME Y APPIIOX CWAnav I pwr RirtB ,\'\ / \ (rm EAa EoA_ 1 cr pBroo¢B exr Ezsr g- I 3/ / 1%III aw urElrEs I Iz• fE zo)zo (R-Ml \,} I lY• K TBS50 (WT-E) - I i T� >?""- "/ _ hC/TY OF EDMONOS HUTTPARK ✓.qi\i._--, _ _ �\��.��;. `` `\\ \`_ / may( -_ �/ 1 •`!�.II I III' I I EDMONOS B VIEW TRACTS BLOC C (VOL 3, PGS�5-76) ��J i .\\�``� �`\•` I 1 I,§ RAN Engineering, Inc. High St. 7-Lot Plat RAM No. 23-034 Stormwater Site Plan Report Page A-6 Packet Pg. 36 U) C d t :.i Ate.+ Q O Q co O 0 O 4 N O N Z a C Q 1.a B. EXISTING CONDITIONS SUMMARY Existing Conditions. The total site consists of 143,771 sf (3.301 acres) and is currently occupied by an existing single-family residence with access driveway off High Street. The existing house is surrounded by grass lawn and landscape areas with several large mature trees throughout the site as well as a detached garage/shop. The site is surrounded by single family residences to the north, west, and south; as well as Hutt Park to the east. The site is access by High Street from the north (see aerial photo below). The site has two distinct drainage sub -basins; a northerly and a southerly basin. The northern basin slopes to the north towards High Street, and the southern basin slopes in a south and westerly direction to an onsite stream. Slopes in the southern basin reach up to 70% along the south and western side of the site. These onsite steep slopes have been classified as an erosion hazard by the project geotechnical engineer. Stormwater control and site management BMPs will sufficiently cover the erosion risk onsite (see Geotechnical Report by Earth Solutions NW for more detail). The southern basin has a Type F stream that flows westerly along the south boundary of the site; the City has designated the watershed as Talbot Creek B. A 75 ft stream buffer with an additional 15 ft building setback will be provided to protect the stream. No wetlands were discovered on or immediately adjacent to the site. See additional evaluation of the onsite stream in the Stream Delineation and Wetland Assessment Report by DCG Watershed (dated October 27, 2023) prepared specifically for the site. Additional discussion of the local drainage basin and downstream path is discussed in Section C of this report. Soils: In accordance with the project's site -specific geotechnical engineering study by Earth Solutions NW, LLC the on -site soils consist of Alderwood-Everette of silty sand with gravel (USCS: SM) glacial till deposits. The a subject site is underlain by glacial till deposits Alderwood and Alderwood-Everett series soils. Full soils description is included in the project's site -specific geotechnical engineering study by Earth Solutions NW, LLC. E s c� Q RAMEngineering, Inc. High St. 7-Lot Plat RAM No. 23-034 Stormwater Site Plan Report Page B-1 Packet Pg. 37 1.a Aerial Photo (City of Edmonds GIS, 2022 photo): - N E E L ' O U- d cn ;. cn A T O r! T O LO ` co ' , r -•� C Q _ N 'T. O `. N t J In r ' �Wf CL jI ram+ F jo ' fn •-. �r ' y 1u 11 CD W. NT O N O N Z J a c m E U a n Dort RAM-nninAAring, InC. RAM No. 23-034 High St. 7-Lot Plat Stormwater Site Plan Report Page 8-2 Packet Pg. 38 1.a C. DEVELOPED SITE HYDROLOTY: Developed Conditions. The proposed project includes the construction of seven single-family residential lots and associated frontage improvements, driveways and utilities. The existing single-family residence onsite is to remain while the detached shed will be razed with the site development. Landscaping and grass lawn around the new residence will stabilize the site upon building construction. An underground detention vault will be installed under tract 998 in between lot 2 and along the easterly boundary of the site. The detention vault system will provide flow control of the project's stormwater runoff (Minimum Requirement #7). The hydrologic analysis uses WWHM2012 software to model historical storm events in the existing and proposed developed conditions. Per the City of Edmonds (WADOE 2019) drainage manual, the project shall meet the site discharge duration for half the 2-year to 50-year storm events using a continuous storm event model (WWHM). The detention vault system will discharge to an Oldcastle Perk Filter''" located downstream of the control structure; the stormwater filter system will provide basic water quality treatment. Due to the relatively shallow depth of the adjacent stormwater system in High St, the stormwater vault and filter system will utilize pumps to discharge the collected stormwater flows. All of the stormwater pumps and pressurized line system shall be located on private property and covered by drainage easements (no portion of the pump facilities will be located within public right-of-way). Additionally, a gravity overflow system will be provided between the detention vault and the gravity basin to accommodate the full un-detained 100- year peak flows (0.8298 cfs) to prevent flooding of the system in the event of pump system failure. The sizing and specifications of the stormwater pumps will be provided with the final construction engineering design application. The site area consists of 3.301 acres; however, 1.653 acres are non -developed buffers areas to the south and west, 0.119 High St right-of-way redevelopment area, and an upstream offsite basin from the east provides a net site development and collection area of 3.466 acres. The below site areas map and table provide a breakdown summary of the project areas. 21 RAMEngineering, Inc. High St. 7-Lot Plat RAM No. 23-034 Stormwater Site Plan Page C-1 Packet Pg. 39 1.a Site Areas Map: )' CgSfNG GM/ M9V ' PLAT Of SGKURSi Q . ,810CK 1 ` LrtSIRG srML f1SllY \ \ I' [ M,W (N/I-SJ LL ROW Re development Area 5,200 SF + \ r ra-rr orn.eeeL �I 1 f� / r I r.1- r( l 1 i s;orM w ieowwo rc �I ! r r xxrr (N-q W-rY o.� L a>w rY r Mtn) !Wr-ul /wMOtK to U--Ir' CKi • P56f / GfMMI ItM SKYr / I-4 Tl1 v, d L M,.V M-siy I' E CM.W M-p rr'E rOrlO (Wr-[) - r-rY O^CP.r.uL I'L>m0o (3rr-L7 r_u• ore. cwI f O O LO 00 / �►�} ' _ 1�55f � —R— r TRACT 888 ' f az:s ? rrsnw wwo<L � 4 TRACT 8D8 3 = omr v.ar revmr OO \ .• r,c rrrl aze �/� `'1/,\ i r r.�OO�IM r»r .-eo 04 '\ • zar .w +awar eauaw arr n� x N \ lr+e uor aoa a ..Dorm zr rrz \ \ e % ;� av, unrm' r r x,w lN- O {� !/ Z 1 Upstream Run On Area 74,000 SF a I 1 North Basin C 71.771 SF 0 I ° E t _ � r� �. o a d South Basin CU 72,000 SF \ rr 1 ` O C \1 1( N O 1\ 1 Z \� J 78 `SJ:A VrEW TRACTS RLOCK C 1 1 x .7• /08�8.76) 11 1 t, MAN =nqineering, Inc. High St. 7-Lot Plat RAM No. 23-034 Stormwater Site Plan Page C-2 Packet Pg. 40 1.a The project proposes to create and/or replace 41,300 sf of hard surface with the complete site development. The existing house to remain will be collected and fully mitigated in the stormwater system. The following is a summary of the existing and developed site and upstream areas. Existing Condition Areas Total Site Area = Non -developed Buffer Area = Net Site Development Area = 143,771 sf (3.301 Ac) 72,000 sf (1.653 Ac) 71,771 sf (1.648 Ac) High Street Right-of-way Redeveloped Area = 5,200 sf (0.119 Ac) Upstream Basin = 74,000 sf (1.699 Ac) Total Net Development Area = 150,971 sf (3.466 Ac) Modeled as forested Type C soils Development Site Basin Areas Pervious Area = 35,671 sf (0.819 ac)- Lawn/Pasture Hard Surface Areas: Road = 8,700 sf (0.200 ac) Roof = 22,870 sf (0.525 ac) Driveway = 7,700 sf (0.176 ac) Sidewalks = 2,030 sf (0.047 ad Total Hard Surface Area = 41,300 sf (0.948 ac) Upstream Basin Area Pervious Area = 74,000 sf (1.699 Ac) - Forested Hard Surface Area = 0 sf (0.000 Ac) Total Area = 74,000 sf (1.699 Ac) The following summary is a breakdown of the impervious surface allocation per lot: Lot Total D/W Walk/Patio Total 1 3,000 900 2 3,000 900 3 3,000 1,400 4 3,000 1,400 5 4,870 900 6 3,000 900 7 3,000 900 300 4,200 300 4,200 300 4,700 300 4,700 230 6,000 300 4,200 300 4,200 Total Lot Impervious = 32,200 sf (0.739 ac) Tract 998: Additional 400 sf of miscellaneous impervious (hard) surface allocated to Tract 998, conservatively modeled as driveway. RAMEngineering, Inc. High St. 7-Lot Plat RAM No. 23-034 Stormwater Site Plan Page C-3 Packet Pg. 41 1.a Stormwater Modeling. Attached below is the stormwater analysis summary table and documentation output from the Washington State Department of Ecology's WWHM2012 stormwater modeling software as referenced above. Flow Control Summary Table: Project Area: (Site + ROW + Upstream) 3.466 Acres Type of Storage Proposed Underground Detention Vault 24ft(w)x64ft(I)x10ft(d) Approx. Detention Storage Volume (cf) 15,360 cf Soil Type(s) (see Geotechnical Report) Alderwood Series Soils (Till) Pre -Existing Runoff Release Rates Q (cfs.) 2 yr. 0.0758 cfs 50 yr. 0.1705cfs 100 yr. 0.1809 cfs Post -development Runoff Rates (without quantity controls) Q (cfs.) 2 yr. 0.3185 cfs 50 yr. 0.7289 cfs 100 yr. 0.8298 cfs Post -development Runoff Rates (with quantity controls) Q (cfs.) 2 yr. 0.0454 cfs 50 yr. 0.2125 cfs 100 yr. 0.2778 cfs WWHM2021 Input/output Data: Project Name: 23-034 High St Prelim Site Name: 18500 High St Site Address: Preliminary City : 23-034 Report Date: 5/8/2024 MGS Regoin Puget East Data Start 1901/10/1 Data End : 2058/09/30 DOT Data Number: 03 Version Date: 2021/08/18 Version : 4.2.18 Low Flow Threshold for POC 1 : 50 Percent of the 2 Year High Flow Threshold for POC 1: 50 year RAAf Engineering, Inc. High St. 7-Lot Plat RAM No. 23-034 Stormwater Site Plan Page C-4 Packet Pg. 42 1.a PREDEVELOPED LAND USE Name : Site Bypass: No GroundWater: No Pervious Land Use C, Forest, Flat Pervious Total Impervious Land Use Impervious Total Basin Total Element Flows To: Surface acre 1.767 1.767 acre 0 1.767 Interflow Name : Offsite Upstream Bypass: No GroundWater: No Pervious Land Use acre C, Forest, Steep 1.699 Pervious Total 1.699 Impervious Land Use acre Impervious Total 0 Basin Total 1.699 Element Flows To: Surface Interflow Groundwater Groundwater N _ N E t is r r Q 3 O CL N �0 U) 0 le 0 0 v N O N Z J a a) E 0 M a RAAf Engineering, Inc. High St. 7-Lot Plat RAM No. 23-034 Stormwater Site Plan Page C-5 Packet Pg. 43 1.a MITIGATED LAND USE Name : Site Bypass: No GroundWater: No Pervious Land Use C, Pasture, Flat Pervious Total Impervious Land Use ROADS FLAT ROOF TOPS FLAT DRIVEWAYS FLAT SIDEWALKS FLAT Impervious Total Basin Total acre .819 0.819 acre 0.2 0.525 0.176 0.047 0.948 1.767 Element Flows To: Surface Interflow Vault 1 Vault 1 Name : Offsite Upstream Bypass: No GroundWater: No Pervious Land Use acre C, Forest, Steep 1.699 Pervious Total 1.699 Impervious Land Use acre Impervious Total 0 Basin Total 1.699 Groundwater Element Flows To: Surface Interflow Groundwater Vault 1 Vault 1 Vault 1 U) _ N E L V is r Q 3 O CL N G' �0 U) O le O 0 v N O N Z J a 4) E 0 M a RAAf Engineering, Inc. High St. 7-Lot Plat RAM No. 23-034 Stormwater Site Plan Page C-6 Packet Pg. 44 1.a Name Vault 1 Width 26 ft. Length 64 ft. Depth: 10 ft. Discharge Structure Riser Height: 9.5 ft. Riser Diameter: 12 in. Orifice 1 Diameter: 0.7874 in. Elevation: 0 ft. Orifice 2 Diameter: 0.7874 in. Elevation: 5 ft. Orifice 3 Diameter: 1.25 in. Elevation: 7 ft. Element Flows To: Outlet 1 Outlet 2 Vault Hydraulic Table Stage(feet) Area(ac.) Volume(ac-ft.) Discharge(cfs) Infilt(cfs) 0.0000 0.038 0.000 0.000 0.000 0.1111 0.038 0.004 0.005 0.000 0.2222 0.038 0.008 0.007 0.000 0.3333 0.038 0.012 0.009 0.000 0.4444 0.038 0.017 0.011 0.000 0.5556 0.038 0.021 0.012 0.000 0.6667 0.038 0.025 0.013 0.000 0.7778 0.038 0.029 0.014 0.000 0.8889 0.038 0.034 0.015 0.000 1.0000 0.038 0.038 0.016 0.000 1.1111 0.038 0.042 0.017 0.000 1.2222 0.038 0.046 0.018 0.000 1.3333 0.038 0.050 0.019 0.000 1.4444 0.038 0.055 0.020 0.000 1.5556 0.038 0.059 0.021 0.000 1.6667 0.038 0.063 0.021 0.000 1.7778 0.038 0.067 0.022 0.000 1.8889 0.038 0.072 0.023 0.000 2.0000 0.038 0.076 0.023 0.000 2.1111 0.038 0.080 0.024 0.000 2.2222 0.038 0.084 0.025 0.000 2.3333 0.038 0.089 0.025 0.000 2.4444 0.038 0.093 0.026 0.000 2.5556 0.038 0.097 0.026 0.000 2.6667 0.038 0.101 0.027 0.000 2.7778 0.038 0.106 0.028 0.000 2.8889 0.038 0.110 0.028 0.000 3.0000 0.038 0.114 0.029 0.000 3.1111 0.038 0.118 0.029 0.000 3.2222 0.038 0.123 0.030 0.000 3.3333 0.038 0.127 0.030 0.000 3.4444 0.038 0.131 0.031 0.000 3.5556 0.038 0.135 0.031 0.000 3.6667 0.038 0.140 0.032 0.000 3.7778 0.038 0.144 0.032 0.000 3.8889 0.038 0.148 0.033 0.000 4.0000 0.038 0.152 0.033 0.000 4.1111 0.038 0.157 0.034 0.000 4.2222 0.038 0.161 0.034 0.000 4.3333 0.038 0.165 0.035 0.000 4.4444 0.038 0.169 0.035 0.000 4.5556 0.038 0.174 0.035 0.000 4.6667 0.038 0.178 0.036 0.000 4.7778 0.038 0.182 0.036 0.000 U) C d E t c� is r Q RAAf Engineering, Inc. High St. 7-Lot Plat RAM No. 23-034 Stormwater Site Plan Page C-7 Packet Pg. 45 1.a 4.8889 0.038 0.186 0.037 0.000 5.0000 0.038 0.191 0.037 0.000 5.1111 0.038 0.195 0.043 0.000 5.2222 0.038 0.199 0.046 0.000 5.3333 0.038 0.203 0.048 0.000 5.4444 0.038 0.208 0.050 0.000 5.5556 0.038 0.212 0.052 0.000 5.6667 0.038 0.216 0.053 0.000 5.7778 0.038 0.220 0.055 0.000 5.8889 0.038 0.225 0.056 0.000 6.0000 0.038 0.229 0.058 0.000 6.1111 0.038 0.233 0.059 0.000 6.2222 0.038 0.237 0.060 0.000 6.3333 0.038 0.241 0.061 0.000 6.4444 0.038 0.246 0.062 0.000 6.5556 0.038 0.250 0.064 0.000 6.6667 0.038 0.254 0.065 0.000 6.7778 0.038 0.258 0.066 0.000 6.8889 0.038 0.263 0.067 0.000 7.0000 0.038 0.267 0.068 0.000 7.1111 0.038 0.271 0.083 0.000 7.2222 0.038 0.275 0.090 0.000 7.3333 0.038 0.280 0.095 0.000 7.4444 0.038 0.284 0.100 0.000 7.5556 0.038 0.288 0.104 0.000 7.6667 0.038 0.292 0.108 0.000 7.7778 0.038 0.297 0.112 0.000 7.8889 0.038 0.301 0.115 0.000 8.0000 0.038 0.305 0.119 0.000 8.1111 0.038 0.309 0.122 0.000 8.2222 0.038 0.314 0.125 0.000 8.3333 0.038 0.318 0.128 0.000 8.4444 0.038 0.322 0.131 0.000 8.5556 0.038 0.326 0.133 0.000 8.6667 0.038 0.331 0.136 0.000 8.7778 0.038 0.335 0.139 0.000 8.8889 0.038 0.339 0.141 0.000 9.0000 0.038 0.343 0.144 0.000 9.1111 0.038 0.348 0.146 0.000 9.2222 0.038 0.352 0.148 0.000 9.3333 0.038 0.356 0.151 0.000 9.4444 0.038 0.360 0.153 0.000 9.5556 0.038 0.365 0.294 0.000 9.6667 0.038 0.369 0.861 0.000 9.7778 0.038 0.373 1.543 0.000 9.8889 0.038 0.377 2.083 0.000 10.000 0.038 0.382 2.367 0.000 MAN Engineering, Inc. High St. 7-Lot Plat RAM No. 23-034 Stormwater Site Plan Page C-8 Packet Pg. 46 1.a ANALYSIS RESULTS Stream Protection Duration Predeveloped Landuse Totals for POC #1 Total Pervious Area:3.466 Total Impervious Area:O Mitigated Landuse Totals for POC #1 Total Pervious Area:2.518 Total Impervious Area:0.948 Flow Frequency Return Periods for Predeveloped. POC #1 Return Period Flow(cfs) 2 year 0.075754 5 year 0.11532 10 year 0.136507 25 year 0.157899 50 year 0.170542 100 year 0.180901 Flow Frequency Return Periods for Mitigated. POC #1 Return Period Flow(cfs) 2 year 0.045409 5 year 0.077525 10 year 0.108092 25 year 0.160671 50 year 0.212535 100 year 0.277817 W Analysis 100 Cumulative Probability ME 1.0 --. 1.0 raxxxxxx x h + �j , xxxxzx�a �.h+ii-i-+ 0A - + 501 3 LIL O 701 1902 + *+ BO1 119.3 0.01 0A01 - +-7, 0.001 1904 1905 1906 1907 1908 0.5 1 2 5 10 20 30 50 70 80 90 95 98 9999.51 1909 1910 Stream Protection Duration LID Duration Flow Frequency I Water Quality I Hydrograph 1911 Wetland Input Volumes LID Remt Recharge Duration Recharge Predeveloped Recharge Mitigated I 1912 1913 Analyze datasets Compact WDM Delete Selected r Monthly FF F 1914 1915 1916 1 Puget East 36 Evap 1917 2 P et East 36 Prea r POC I Piede�eloped flow 1918 r 1919 80POC I Mitigated1920 802 POC 2 m,,galed tbw 1921 1000Vault 1 ALL OUTLETS Mitigated 1922 1001 Vault 1 STAGE Mitigated 1923 All Daiasets Flow Stage PreciP Flood Frequency Method 1924 Evap POC1� POC2 (: Pearson Type 192 Log III 176 1926 r' Weibull 1927 (' Cunnane 1928 r' Gringoden 1929 Plow Frequency Flow(cfs) 0501 15m 0701 15m 0801 15m 2 Year - 0.0758 0.3185 0.0454 5 Year - 0.1153 0.4335 0.0775 10 Year - 0.1365 0.5280 0.1081 25 Year - 0.2579 0.6346 0.1607 50 Year - 0.2705 0.7289 0.2125 100 Year - 0.2809 0.8298 0.2778 pea" 0.2056 0.3369 0.0384 0.0373 0.3676 0.0274 0.0750 0.4644 0.0333 0.0424 0.2011 0.0295 0.a253 0.2112 0.0231 0.1219 0.3460 0.0623 0.0746 0.2714 0.0355 0.0829 0.3081 0.0341 0.1289 0.3643 0.0560 0.0705 0.3170 0.0391 0 .1938 0.7114 0.0797 0.0990 0.2201 0.110E 0.0268 0.8425 0.0251 0.0368 0.2059 0.0335 0.0579 0.3588 0.0367 0.0322 0.1948 0.0256 0.0686 0.2851 0.0616 0.0494 0.1833 0.0468 0.0707 0.2723 0.0370 0.0724 0.2343 0.0538 0.0837 0.3122 0.0517 0.0553 0.2821 0.0352 0.0366 0.3978 0.0320 0.0376 0.1988 0.0298 0.0659 0.3633 0.0338 0.0852 0.2764 0.0368 0.0572 0.2627 0.0323 0.2207 0.3875 0.0597 RAAf =nqineering, Inc. High St. 7-Lot Plat RAM No. 23-034 Stormwater Site Plan Page C-9 Packet Pg. 47 1.a Stream Protection Duration Annual Peaks for Predeveloped and Mitigated Year Predeveloped Mitigated 1902 0.106 0.038 1903 0.037 0.027 1904 0.075 0.033 1905 0.042 0.030 1906 0.025 0.023 1907 0.122 0.062 1908 0.075 0.035 1909 0.083 0.034 1910 0.129 0.056 1911 0.070 0.039 1912 0.194 0.080 1913 0.099 0.111 1914 0.027 0.025 1915 0.037 0.034 1916 0.058 0.037 1917 0.032 0.026 1918 0.069 0.062 1919 0.049 0.047 1920 0.071 0.037 1921 0.072 0.054 1922 0.084 0.052 1923 0.055 0.035 1924 0.037 0.032 1925 0.038 0.030 1926 0.066 0.034 1927 0.085 0.037 1928 0.057 0.032 1929 0.121 0.060 1930 0.070 0.035 1931 0.073 0.034 1932 0.056 0.033 1933 0.061 0.053 1934 0.158 0.137 1935 0.065 0.037 1936 0.097 0.054 1937 0.091 0.049 1938 0.082 0.057 1939 0.008 0.025 1940 0.065 0.052 1941 0.069 0.032 1942 0.095 0.121 1943 0.037 0.031 1944 0.104 0.093 1945 0.069 0.051 1946 0.063 0.034 1947 0.048 0.032 1948 0.154 0.101 1949 0.130 0.116 1950 0.066 0.042 1951 0.073 0.057 1952 0.225 0.197 1953 0.189 0.193 1954 0.065 0.050 1955 0.055 0.030 1956 0.037 0.029 1957 0.080 0.059 1958 0.188 0.339 1959 0.115 0.129 POC #1 RAAf Engineering, Inc. High St. 7-Lot Plat RAM No. 23-034 Stormwater Site Plan Page C-10 Packet Pg. 48 1.a 1960 0.045 0.031 1961 0.127 0.116 1962 0.071 0.038 1963 0.034 0.032 1964 0.074 0.031 1965 0.144 0.124 1966 0.030 0.027 1967 0.059 0.034 1968 0.074 0.051 1969 0.058 0.033 1970 0.088 0.052 1971 0.159 0.125 1972 0.126 0.066 1973 0.115 0.123 1974 0.070 0.037 1975 0.172 0.130 1976 0.073 0.049 1977 0.045 0.034 1978 0.149 0.109 1979 0.037 0.030 1980 0.069 0.055 1981 0.068 0.059 1982 0.050 0.034 1983 0.117 0.108 1984 0.033 0.031 1985 0.069 0.056 1986 0.059 0.037 1987 0.125 0.128 1988 0.093 0.037 1989 0.072 0.044 1990 0.087 0.059 1991 0.069 0.038 1992 0.105 0.062 1993 0.087 0.055 1994 0.151 0.100 1995 0.038 0.026 1996 0.152 0.222 1997 0.081 0.036 1998 0.075 0.055 1999 0.003 0.021 2000 0.053 0.055 2001 0.045 0.025 2002 0.102 0.045 2003 0.080 0.062 2004 0.087 0.058 2005 0.093 0.041 2006 0.054 0.035 2007 0.056 0.048 2008 0.074 0.054 2009 0.047 0.034 2010 0.039 0.036 2011 0.050 0.034 2012 0.094 0.048 2013 0.054 0.036 2014 0.038 0.030 2015 0.147 0.036 2016 0.022 0.025 2017 0.123 0.061 2018 0.189 0.413 2019 0.227 0.226 2020 0.071 0.035 2021 0.100 0.063 MAN Engineering, Inc. RAM No. 23-034 High St. 7-Lot Plat Stormwater Site Plan Page C-11 Packet Pg. 49 1.a 2022 0.035 0.028 2023 0.080 0.048 2024 0.166 0.053 2025 0.068 0.055 2026 0.113 0.078 �.. 2027 0.054 0.037 2028 0.028 _a 0.026 a 2029 0.083 0.047 i0 2030 0.163 0.119 E 2031 0.044 0.030 0 LL 2032 0.039 0.025 2033 0.039 0.029 2034 0.049 0.029 2035 0.181 0.192 E 2036 0.090 0.055 L 2037 0.020 0.025 a 2038 0.100 0.038 2039 0.008 0.021 2040 0.035 0.033 2041 0.052 _a 0.033 2 2042 0.196 0.224 c 2043 0.083 0.065 LO 2044 0.109 0.098 2045 0.068 0.060 ' 2046 0.078 0.082 2047 0.052 0.036 p 2048 0.077 0.050 4 2049 0.074 0.037 0 2050 0.051 0.031 N Z 2051 0.083 0.051 J 2052 0.045 0.032 a 2053 0.079 0.075 U) 2054 0.095 0.101 d 2055 0.036 0.025 E 2056 0.028 0.029 v 2057 0.047 0.036 m 2058 0.056 0.047 Q RAAf Engineering, Inc. High St. 7-Lot Plat RAM No. 23-034 Stormwater Site Plan Page C-12 Packet Pg. 50 1.a Stream Protection Duration Ranked Annual Peaks for Predeveloped and Mitigated Rank Predeveloped Mitigated 1 0.2274 0.4133 2 0.2252 0.3388 3 0.1957 0.2265 4 0.1938 0.2242 5 0.1894 0.2218 6 0.1891 0.1969 7 0.1879 0.1933 8 0.1811 0.1922 9 0.1721 0.1368 10 0.1663 0.1302 11 0.1626 0.1286 12 0.1586 0.1283 13 0.1579 0.1254 14 0.1536 0.1240 15 0.1517 0.1232 16 0.1512 0.1206 17 0.1494 0.1185 18 0.1473 0.1162 19 0.1444 0.1156 20 0.1301 0.1108 21 0.1289 0.1085 22 0.1270 0.1084 23 0.1256 0.1010 24 0.1252 0.1006 25 0.1235 0.0999 26 0.1219 0.0982 27 0.1207 0.0934 28 0.1165 0.0816 29 0.1149 0.0797 30 0.1148 0.0784 31 0.1132 0.0748 32 0.1087 0.0657 33 0.1056 0.0650 34 0.1050 0.0635 35 0.1041 0.0623 36 0.1016 0.0620 37 0.1003 0.0616 38 0.0996 0.0615 39 0.0990 0.0611 40 0.0969 0.0598 41 0.0950 0.0597 42 0.0946 0.0594 43 0.0940 0.0592 44 0.0932 0.0589 45 0.0927 0.0575 46 0.0915 0.0574 47 0.0899 0.0572 48 0.0880 0.0561 49 0.0871 0.0560 50 0.0870 0.0551 51 0.0867 0.0551 52 0.0851 0.0550 53 0.0837 0.0549 54 0.0831 0.0548 55 0.0829 0.0547 56 0.0829 0.0542 57 0.0827 0.0538 58 0.0823 0.0536 POC #1 RAAf Engineering, Inc. High St. 7-Lot Plat RAM No. 23-034 Stormwater Site Plan Page C-13 Packet Pg. 51 1.a 59 0.0813 0.0530 60 0.0801 0.0527 61 0.0797 0.0524 62 0.0797 0.0519 63 0.0786 0.0517 64 0.0781 0.0515 65 0.0774 0.0512 66 0.0751 0.0508 67 0.0750 0.0503 68 0.0746 0.0498 69 0.0743 0.0494 70 0.0742 0.0486 71 0.0738 0.0482 72 0.0735 0.0478 73 0.0733 0.0477 74 0.0731 0.0472 75 0.0730 0.0472 76 0.0724 0.0468 77 0.0718 0.0453 78 0.0713 0.0438 79 0.0709 0.0420 80 0.0707 0.0410 81 0.0705 0.0391 82 0.0698 0.0384 83 0.0696 0.0382 84 0.0695 0.0377 85 0.0693 0.0376 86 0.0689 0.0374 87 0.0688 0.0373 88 0.0688 0.0373 89 0.0686 0.0370 90 0.0679 0.0370 91 0.0678 0.0369 92 0.0677 0.0369 93 0.0661 0.0368 94 0.0659 0.0367 95 0.0654 0.0364 96 0.0648 0.0362 97 0.0645 0.0361 98 0.0629 0.0357 99 0.0608 0.0356 100 0.0592 0.0356 101 0.0586 0.0355 102 0.0579 0.0352 103 0.0576 0.0351 104 0.0571 0.0350 105 0.0563 0.0348 106 0.0561 0.0345 107 0.0560 0.0344 108 0.0553 0.0343 109 0.0552 0.0343 110 0.0544 0.0341 111 0.0543 0.0340 112 0.0538 0.0338 113 0.0531 0.0337 114 0.0518 0.0335 115 0.0515 0.0335 116 0.0514 0.0333 117 0.0500 0.0333 118 0.0500 0.0330 119 0.0494 0.0330 120 0.0491 0.0330 MAN Engineering, Inc. RAM No. 23-034 High St. 7-Lot Plat Stormwater Site Plan Page C-14 Packet Pg. 52 1.a 121 0.0482 0.0325 122 0.0475 0.0324 123 0.0467 0.0323 124 0.0455 0.0320 125 0.0454 0.0319 �.. 126 0.0454 0.0317 127 0.0446 _a 0.0314 a 128 0.0442 0.0309 i0 129 0.0424 0.0309 E 130 0.0393 0.0306 0 LL 131 0.0392 0.0306 132 0.0388 0.0301 133 0.0379 0.0301 134 0.0378 0.0300 E 135 0.0376 0.0298 L 136 0.0374 0.0295 a 137 0.0373 0.0295 138 0.0371 0.0295 139 0.0370 0.0291 140 0.0368 _a 0.0290 2 141 0.0366 0.0289 c 142 0.0363 0.0277 143 0.0351 00 0.0274 144 0.0350 0.0271 ' 145 0.0339 0.0257 146 0.0334 0.0256 p 147 0.0322 0.0256 4 148 0.0300 0.0255 0 149 0.0282 0.0254 N Z 150 0.0281 0.0253 J 151 0.0268 0.0251 a 152 0.0253 0.0250 U) 153 0.0223 0.0248 d 154 0.0202 0.0247 E 155 0.0085 0.0231 v 156 0.0084 0.0209 t�v 157 0.0032 0.0209 Q RAAf Engineering, Inc. High St. 7-Lot Plat RAM No. 23-034 Stormwater Site Plan Page C-15 Packet Pg. 53 1.a Stream Protection Duration POC #1 The Facility PASSED 501 POC 1 Predeveloped iligaled flow n 0.14 0 >v > 0.10 0 J 0.07 0.04 ' >Fe 10E -5 10E -4 10E -3 10E -2 10E -1 1 10 100 Percent Time Exceeding Stream Protection Duration I LID Duration Flow Frequency I Water quality Hydrograph Wetland Input Volumes LID Report I Recharge Duration I Recharge Redeveloped I Recharge Mitigated Analyze datasets Compact WDM I Delete Selected r Monthly FF F-] 501 POC 1 Predeveloped flow 801 POC 1 Miti ated flow Evap P4G.'.................... POC 2 ANDatasets Flow Staga Precip Flood Frequency Method (� Log Pearson Type III 176 ( Weibull l Cunnane f Gringoden The Facility PASSED. Flow(cfs) Predev Mit Percentage Pass/Fail 0.0379 39719 28516 71 Pass 0.0392 36674 27613 75 Pass 0.0406 33972 26798 78 Pass 0.0419 31428 26011 82 Pass 0.0432 29133 25290 86 Pass 0.0446 27079 24162 89 Pass 0.0459 25169 22813 90 Pass 0.0473 23446 21365 91 Pass 0.0486 21844 19934 91 Pass 0.0499 20413 18657 91 Pass 0.0513 19075 17308 90 Pass 0.0526 17880 16053 89 Pass 0.0540 16752 14660 87 Pass 0.0553 15717 13366 85 Pass 0.0566 14704 12166 82 Pass 0.0580 13785 10983 79 Pass 0.0593 12937 9898 76 Pass 0.0607 12144 9050 74 Pass 0.0620 11412 8219 72 Pass 0.0633 10685 7531 70 Pass 0.0647 9992 6837 68 Pass 0.0660 9342 6061 64 Pass Facility PASSED Flow(cfs) Predev Mit Percentage Pass/Fail 0.0379 39719 28516 71 Pa99 0.0392 36674 27613 75 Pass 0.0406 33972 26798 78 Pass 0.0419 31428 26011 82 Pas9 0.0432 29133 25290 86 Pass 0.0446 27079 24162 89 Pass 0.0459 25169 22813 90 Pass 0.0473 23446 21365 91 Pass 0.0486 21844 19934 91 Pass 0.0499 20413 18657 91 Pass 0.0513 19075 17308 90 Pass 0.0526 17880 16053 89 Pass 0.0540 16752 14660 87 Pass 0.0553 15717 13366 85 Pass 0.0566 14704 12166 82 Pass 0.0580 13785 10983 79 Pass 0.0593 12937 9898 76 Pass 0.0607 12144 9050 74 Pass 0.0620 11412 8219 72 Pass 0.0633 10685 7531 70 Pass 0.0647 9992 6837 68 Pass 0.0660 9342 6061 64 Pass 0.0674 8758 5270 60 Pass 0.0687 8236 4603 55 Pass 0.0700 7779 4526 58 Pass 0.0714 7360 4453 60 Pass 0.0727 6969 4374 62 Pass 0.0741 6595 4289 65 Pass 0.0754 6248 4207 67 Pass 0.0767 5929 4148 69 Pass 0.0781 5659 4085 72 Pass 0.0794 5368 4020 74 Pass 0.0808 5087 3964 77 Pass 0.0821 4837 3917 80 Pass RAAf =nqineering, Inc. High St. 7-Lot Plat RAM No. 23-034 Stormwater Site Plan Page C-16 Packet Pg. 54 1.a 0.0674 8758 5270 60 Pass 0.0687 8236 4603 55 Pass 0.0700 7779 4526 58 Pass 0.0714 7360 4453 60 Pass 0.0727 6969 4374 62 Pass 0.0741 6595 4289 65 Pass 0.0754 6248 4207 67 Pass 0.0767 5929 4148 69 Pass 0.0781 5659 4085 72 Pass 0.0794 5368 4020 74 Pass 0.0808 5087 3964 77 Pass 0.0821 4837 3917 80 Pass 0.0834 4625 3867 83 Pass 0.0848 4432 3799 85 Pass 0.0861 4202 3714 88 Pass 0.0875 3994 3635 91 Pass 0.0888 3787 3554 93 Pass 0.0901 3605 3452 95 Pass 0.0915 3439 3360 97 Pass 0.0928 3299 3273 99 Pass 0.0942 3149 3168 100 Pass 0.0955 3008 3079 102 Pass 0.0968 2885 2984 103 Pass 0.0982 2753 2893 105 Pass 0.0995 2633 2811 106 Pass 0.1009 2553 2733 107 Pass 0.1022 2483 2668 107 Pass 0.1035 2393 2603 108 Pass 0.1049 2295 2534 110 Pass 0.1062 2214 2450 110 Pass 0.1076 2147 2377 110 Pass 0.1089 2083 2286 109 Pass 0.1102 2017 2203 109 Pass 0.1116 1948 2123 108 Pass 0.1129 1886 2047 108 Pass 0.1143 1820 1964 107 Pass 0.1156 1745 1862 106 Pass 0.1169 1674 1756 104 Pass 0.1183 1612 1667 103 Pass 0.1196 1534 1564 101 Pass 0.1210 1470 1485 101 Pass 0.1223 1408 1395 99 Pass 0.1236 1352 1317 97 Pass 0.1250 1291 1240 96 Pass 0.1263 1230 1179 95 Pass 0.1277 1178 1124 95 Pass 0.1290 1133 1049 92 Pass 0.1303 1082 971 89 Pass 0.1317 1044 924 88 Pass 0.1330 1000 869 86 Pass 0.1344 953 826 86 Pass 0.1357 919 794 86 Pass 0.1370 889 756 85 Pass 0.1384 855 727 85 Pass 0.1397 816 696 85 Pass 0.1411 775 665 85 Pass 0.1424 728 627 86 Pass 0.1437 699 573 81 Pass 0.1451 672 524 77 Pass 0.1464 646 465 71 Pass 0.1478 621 422 67 Pass 0.1491 596 382 64 Pass RAAf Engineering, Inc. High St. 7-Lot Plat RAM No. 23-034 Stormwater Site Plan Page C-17 Packet Pg. 55 1.a 0.1504 562 338 60 Pass 0.1518 526 275 52 Pass 0.1531 472 182 38 Pass 0.1545 438 148 33 Pass 0.1558 405 139 34 Pass 0.1571 379 138 36 Pass 0.1585 357 135 37 Pass 0.1598 334 133 39 Pass 0.1612 315 130 41 Pass 0.1625 299 127 42 Pass 0.1638 280 126 45 Pass 0.1652 259 124 47 Pass 0.1665 243 118 48 Pass 0.1679 229 114 49 Pass 0.1692 208 113 54 Pass 0.1705 196 112 57 Pass Water Quality BMP Flow and Volume for POC #1 On-line facility volume: 0.1262 acre-feet On-line facility target flow: 0.1137 cfs. Adjusted for 15 min: 0.1177 cfs. Off-line facility target flow: 0.0617 cfs. Adjusted for 15 min: 0.0639 cfs. LID Report LID Technique Used for Total Volume Volume Infiltration Cumulative Percent Water Quality Percent Comment Treatment? Needs Through Volume Volume Volume Water Quality Treatment Facility (ac-ft) Infiltration Infiltrated Treated (ac-ft) (ac-ft) Credit Vault 1 POC ❑ 723.88 0 0.00 Total Volume Infiltrated 723.88 0.00 0.00 0.00 0.00 0% No Treat Credit Duration Compliance with LID Analysis Standard 8% of 2-yr to 50% of Result = 2 yr Failed Perind and Impind Changes No changes have been made. This program and accompanying documentation are provided 'as -is' without warranty of any kind. The entire risk regarding the performance and results of this program is assumed by End User. Clear Creek Solutions Inc. and the governmental licensee or sublicensees disclaim all warranties, either expressed or implied, including but not limited to implied warranties of program and accompanying documentation. In no event shall Clear Creek Solutions Inc. be liable for any damages whatsoever (including without limitation to damages for loss of business profits, loss of business information, business interruption, and the like) arising out of the use of, or inability to use this program even if Clear Creek Solutions Inc. or their authorized representatives have been advised of the possibility of such damages. Software Copyright © by : Clear Creek Solutions, Inc. 2005-2024; All Rights Reserved. RAAf Engineering, Inc. High St. 7-Lot Plat RAM No. 23-034 Stormwater Site Plan Page C-18 Packet Pg. 56 1.a Offsite Analysis. The site is located within the City of Edmonds Talbot Park B watershed basin. The Talbot Park B basin is a centralized urban basin that collects stormwater runoff from primarily residential areas in the City Edmonds and ultimately discharges westerly to Puget Sound (see attached watershed map). The site contains two distinct drainage sub -basins, a northerly and a southerly basin. The northern site drainage basin is approximately 71,771 sf (1.6 ac) and contains all the houses and hard surfaces. Additional upstream area from easterly properties as well as from Hutt Park flow to the north site basin. Approximately 74,000 sf (1.699 ac) of upstream area flows on to the site's northern basin. Runoff from the northern basin discharges to the north into the stormwater pipe system along High St. The High St stormwater system travels in a north/westerly direction following High St until merging into the stormwater pipe system of Olympic View Dr. The system travels south along the east side of Olympic View Dr approximately 0.5 miles to Wharf St (sub -basin merge point) and then is directed west and discharges into the Puget Sound about 0.66 miles from site (via the northerly route). Stormwater runoff from the southern site basin enters Talbot Creek B (a category F stream) that flows westerly along the south boundary of the site. The stream flows west before entering a pipe system that conveys flow to the westerly side of Olympic View Dr. The pipe system flows south along the westerly side of Olympic View Dr to Wharf St about 1,200 ft (0.23 miles) from the site. At Wharf St the south and north sub -basin merge together and flows west along Wharf St. The Wharf St system eventually discharges to Puget Sound 0.37 miles for the site via the south (shortest) sub -basin route. No apparent flooding or system inadequacies within downstream of the site were discovered during site visits or research of the downstream system. See attached watershed and downstream drainage facility map for the local downstream path. 21 RAMEngineering, Inc. High St. 7-Lot Plat RAM No. 23-034 Stormwater Site Plan Page C-19 Packet Pg. 57 1.a Downstream Drainage Facility Map (City of Edmonds GIS) N PD 0 O G a ° CO tF tll w+ C d E s 3 0 a �a i CO 0 albot Si c O v N O N Z J a m E t V ca w Q MAN=ngineerinq, Inc. High St. 7-Lot Plat RAM No. 23-034 Stormwater Site Plan Page C-20 Packet Pg. 58 1.a Watershed Basin Map O� L Qt, y 4, City of Edmonds <zea Washington Comontls WateMatls Ot r Creek Edmonds Marsh QEdmonds Wey ® F Wtdak O Good Hope Pond QHalls Creek _ Hindley Q take Mlll,g _ Wnds Gulch ® Meadowdale A OMeadowdale B 0 Wrthstream _ Gutfell Creek _ Pe -tle _ PugR Sound _ P,. SourM Fped Lu i Gu Puget' -� Sound Piped- E O Meadowdale A LL Meadowdale B Puget Sound / 5 eth' N ' outfall Creek i Creek - �l \. / T °` r°Cl.,k �b4 � -Ter ce G k_ l Creek LO 00 Puget r Sound 1.-•��-.- 1 Piped O OR P I—llc i 7J O =Shell Creek - SITE I' 04 sheumer�er .?,>�.-. [ N _SwNwest EdmoMsA Sou id � " O 0 Southwest Ed—d, B / N of �Z �}-� J _ T.i lbot P.�IkA Talbot ParkA - Tatbot Park B P:ir k 6 _ Tmace Creek - Westgate Pored _ _ /!�. mmmmmm L��I * JN•r Willow Creek = .! ~ �I Streams - " C 8 Watershed Info .�W-�11 I. A �G — Edmonds Ctty Liml[s Fruitdale _ �tllj�J,LjJj,m U Northstream i.'. O Q Hindley �N(1)/ ey f k4 2-1, Cu Good r A HopeI v! Puget - �- Pond — O Sound - - - NT Piped _ I _r O I ,a r r _ O .P' Marsh N 1 a Ed i ^•• •-• monds Wa Shellabarger Shell e v"ta°�a•"c. Creek 4. Puget —Sound ----_. _ sn•� Hallz E i Creek w I U Westgate (� Pond i_ a Willow Creek RAMEngineering, Inc. High St. 7-Lot Plat RAM No. 23-034 Stormwater Site Plan Page C-1 Packet Pg. 59 1.a D. SOILS REPORT. Geotechnical Engineering Study Prepared by: Earth Solutions NW, LLC Date: March 21, 2024 Pages: 74 (not attached, under separate cover) RAM-nninAAring, Inc. RAM No. 23-034 High St. 7-Lot Plat Stormwater Site Plan Report 0 0 0 N 0 N Z J a c d E U w a Page D-1 Packet Pg. 60 1.a E. CONSTRUCTION SWPPP REQUIREMENTS: The project will require grading to construct the proposed building and utilities (including the stormwater control facilities). Standard erosion control measures are proposed to be used during construction. The primary erosion and sediment control BMP during construction will be proper soil stabilization methods. Exposed soils shall be stabilized by application of effective BMPs that protect the soil from the erosive forces of raindrops, flowing water, and wind. Applicable practices include, but not limited to, temporary and permanent seeding, sodding, mulching, plastic covering, erosion control fabrics, matting, the early application of gravel base on areas to be paved, and dust control. The contractor shall select a soil stabilization method best suited for the particular situation. Stockpiles must be stabilized and protected with sediment trapping measures. In addition, site containment of exposed soils shall be sustained by using silt fence barriers along the down -slope boundaries of the site's disturbance areas. See the site development plan for details. Construction Stormwater Pollution Prevention Plan (SWPPP): A WADOE Stormwater Construction Permit (NPDES) will be applied for during the construction design phase of the project and a full SWPPP report using the WADOE template will be prepared. The following is a summary of the site's erosion control measures that evaluates the typical WADOE 13 elements of a SWPPP. : Element 1: Mark Clearing Limits: Clearing limits have been delineated on the engineering site development plans. Element 2: Establish Construction Access: A construction access has been delineated on the engineering site development plans. Element 3: Control Flow Rates: During construction silt fencing will provide attenuation of site runoff and upon project completion and stabilization (established lawns and landscape of exposed soils). Element 4: Install Sediment Controls: Filter fabric fence has been delineated and detailed on the engineering site development plans. At a minimum, silt fence will be installed along the down gradient perimeter of the disturbed area that will receive sediment -laden runoff. Element 5: Stabilize Soils: Soils will be stabilized per the TESC notes listed on the engineering site development plans. Element 6: Protect Slopes: Exposed slopes shall be stabilized per the TESC notes listed on the engineering site development plans. Element 7: Protect Drain Inlets: Drain inlet protection will be installed on all catch basins that will receive sediment -laden runoff. See the engineering site development plans for locations and detail. Element 8: Stabilize Channels and Outlets: This element is not applicable since there are no temporary channels or outlets proposed. RAMEngineering, Inc. High St. 7-Lot Plat RAM No. 23-034 Stormwater Site Plan Report Page E-1 Packet Pg. 61 1.a Element 9: Control Pollutants: Pollutants shall be managed as described in the TESC notes listed on the engineering site development plans. Element 10: Control De -Watering: Highly turbid or contaminated de -watering water shall be handled separately from stormwater. The water from all de -watering systems for trenches and foundations shall be treated or disposed of prior to discharging from the site. Element 11: Maintain BMPs: BMPs shall be maintained and removed at the end of the project as follows: i. All temporary and permanent erosion and sediment control BMPs shall be inspected, maintained and repaired in accordance with the Drainage Manual or as approved or required by the City to assure continued performance of their intended function in accordance with BMP specifications. ii. The applicant may remove temporary BMPs when they are no longer needed. iii. All temporary erosion and sediment control BMPs shall be removed within 30 days after construction is completed and the City has determined that the site is stabilized. Element 12: Manage the Project: The owner of the site is responsible for managing the installation and maintenance of the site BMPs. Element 13. Protect Low Impact Development BMPs: No LID stormwater BMPs are proposed. Conclusion: The total site disturbance area of the project is greater than one acre, thus a formal Construction Stormwater permit Notice of Intent for NPDES coverage will be made to the Department of Ecology prior to the start of construction. The final site development construction plans shall include specific grading and drainage improvement notes and details. With proper installation, maintenance and inspections of the proposed construction the project should have minimal impact on the surrounding environment. RAMEngineering, Inc. RAM No. 23-034 High St. 7-Lot Plat Stormwater Site Plan Report Page E-2 Packet Pg. 62 1.a F. OPERATION AND MAINTENANCE GUIDELINES: These guidelines are intended to provide operation and maintenance instructions for the project's storm drainage control facilities. The owner is responsible for maintenance of storm drainage facilities within the property (private property owner system); the owner is not responsible for maintenance within the public right-of-way (City system). Private property owners are responsible for properly maintaining the stormwater infrastructure on their property to ensure it operates as designed. The City has developed an inspection program to ensure private property owners are properly maintaining their stormwater systems. This manual is not comprehensive; although it explains the intended operation of the various components of the drainage system, and suggests a routine of inspection and maintenance, it cannot anticipate every problem. Once a historical record of maintenance is established, it may be prudent to alter the routine. It is recommended that maintenance records be kept, and that the records be reviewed periodically. The onsite detention vault system, control structure, storm filter, storm pumps, junction catch basins, and conveyance pipes are to be privately maintained by the project residences (all 7 lots). Maintenance shall include the removal of sediment from the detention vault system, using a vactor truck or equally effective method. Regular inspections of the control structure within the catch basin shall be conducted to detect if non -routine maintenance is required due to sediment or debris blocking or clogging the fixed orifice or standpipe inlet. Regular sediment removal from the catch basins with a vactor truck or equally effective method shall be conducted as determined by regular inspections. Regular inspection and maintenance of the storm filter should occur according to the attached maintenance tables from the Washington State Department of Ecology Stormwater Manual (Volume V) and the attached maintenance guide from Oldcastle Stormwater Solutions Perk FilterT"" system is also attached on the following pages. Semi-annual inspections shall be conducted to ensure proper operations of the drainage system. The inspections should occur prior to the winter rain season (Oct/Nov), leaving sufficient time to correct any detected maintenance problems, and at the end of the season (April/May) to determine the effect of the season's runoff. Once a historical basis is developed the frequency of inspection may be modified as necessary. Sediment can build up inside control structures and catch basins, blocking or restricting flow to the inlet. To prevent this problem, these structures should be routinely cleaned. Regular inspections of control structures should be conducted to detect the need for non -routine cleanout. MAINTENANCE REQUIREMENTS ECDC Section 18.30.090 requires privately -owned stormwater management facilities, such as LID BMPs be properly maintained. The owner of the property is the responsible party for such maintenance. The system must be kept in good working order. The entire system should be inspected once per year. An improperly maintained BMP may cause private property or street flooding. RAMEngineering, Inc. RAM No. 23-034 Contact the City Engineering Division for maintenance information. The City may make periodic inspections of BMPs to ensure they are operating properly. ECDC Section 18.30.100 contains the enforcement provisions the City can use to ensure the system is properly maintained. High St. 7-Lot Plat Stormwater Site Plan Report 21 Page F-1 Packet Pg. 63 1.a APPENDIX B: Maintenance Requirements for Flow Control, Conveyance, and Water Quality Facilities NO. 3 — DETENTION TANKS AND VAULTS Maintenance Defect or Problem Conditions When Maintenance Is Needed Results Expected When Component Maintenance Is Performed Site Trash and debris Any trash and debris which exceed 1 cubic foot Trash and debris cleared from site. per 1,000 square feet (this is about equal to the Dispose of according to applicable amount of trash it would take to fill up one state and/or local regulations. standard size office garbage can). In general, there should be no visual evidence of dumping. Noxious weeds Any noxious or nuisance vegetation which may Noxious and nuisance vegetation constitute a hazard to City personnel or the removed according to applicable public. regulations. No danger of noxious vegetation where City personnel or the public might normally be. Contaminants and Any evidence of contaminants or pollution such Materials removed and disposed of pollution as oil. gasoline. concrete slurries or paint. according to applicable regulations. Source control BMPs implemented if appropriate. No contaminants present other than a surface oil film Grassrgroundcover Grass or groundcover exceeds 18 inches in Grass or groundcover mowed to a height. height no greater than 6 inches Tank or Vault Trash and debris Any trash and debris accumulated in vault or No trash or debris in vault. Dispose of Storage Area tank (includes floatables and non-floatables). according to applicable slate and/or local regulations. Sediment Accumulated sediment depth exceeds 10% of the All sediment removed from storage accumulation diameter of the storage area for G length of area. storage vault or any point depth exceeds 15% of diameter. Example: 72-inch storage tank would require cleaning when sediment reaches depth of 7 inches for more than %, length of tank. Tank Structure Plugged air vent Any blockage of the vent. Tank or vault freely vents. Tank bent out of Any part of tank/pipe is bent out of shape more Tank repaired or replaced to design shape than 10% of its design shape. Gaps between A gap wider than / inch at the joint of any tank No water or soil entering tank sections, damaged sections or any evidence of soil particles entering through joints or walls. joints or cracks or the tank at a joint or through a wall. tears in wall Vault Structure Damage to wall. Cracks wider than '/, inch, any evidence of soil Vault is sealed and structurally frame. bottom, and/or entering the structure through cracks or qualified sound. top slab inspection personnel determines that the vault is not structurally sound. Inlet / Outlet Pipes Sediment Sediment filling 20% or more of the pipe. Inlet/outlet pipes clear of sediment. accumulation Trash and debris Trash and debris accumulated in inlet/outlet No trash or debris in pipes. Dispose pipp..S (InchirlP.G floit.'ihIP.G And nnn-flnAlAhIPG) rif A('corring to.ipnlir-ghlP. stntP. And/nr local regulations. Damaged Cracks wider than '/, inch at the joint of the No cracks more than '/, inch wide at mlettoutlet pipes or any evidence of sod entering the joint of the inlet/outlet pipe. at the joints of the inlet/outlet pipes. 2021 Surface Water Design Manual B 9 RAM igineering, Inc. High St. 7-Lot Plat RAM No. 23-034 Stormwater Site Plan Report O O O 4 N O N Z J a N C d E t V M w Q Page F-2 Packet Pg. 64 1.a APPENDIX B: Maintenance Requirements for Flow Control, Conveyance, and Water Quality Facilities NO.3 — DETENTION TANKS AND VAULTS Maintenance Defect or Problem Conditions When Maintenance Is Needed Results Expected When Component Maintenance Is Performed Access / Manhole Cover/lid not in place Cover/lid is missing or only partially in place. Manhole access covered. Any open manhole requires immediate maintenance. Locking mechanism Mechanism cannot be opened by one Mechanism opens with proper tools. not working maintenance person with proper tools. Bolts cannot be seated. Self-locking cover/lid does not work. Cover/lid difficult to One maintenance person cannot remove Cover/lid can be removed and remove cover/lid after applying 80 lbs. of lift. reinstalled by one maintenance person. Ladder rungs unsafe Missing rungs. misalignment, rust. or cracks. Ladder meets design standards. Ladder allows maintenance person safe access. Large Damaged or difficult Large access doors or plates cannot be Replace or repair access door so it Access to open opened/removed using normal equipment. can be opened as designed. Doors / Plate Gaps. doesn't cover Large access doors not flat and/or access Doors close flat, covers access completely opening not completely covered. opening completely. Lifting rings missing. Lifting rings not capable of lifting weight of door Lifting rings sufficient to lift or rusted or plate. remove door or plate. 2021 Surface Water Design Manual B-10 RAM igineering, Inc. High St. 7-Lot Plat RAM No. 23-034 Stormwater Site Plan Report O O O 4 N O N Z J a c d E U M w a Page F-3 Packet Pg. 65 1.a APPENDIX B: Maintenance Requirements for Flow Control, Conveyance, and Water Quality Facilities NO. 4 — CONTROL STRUCTURE/FLOW RESTRICTOR Maintenance Defect or Problem Conditions When Maintenance Is Needed Results Expected When Component Maintenance Is Performed Structure Trash and debris Trash or debris of more than '/, cubic foot which No trash or debris blocking or is located immediately in front of the structure potentially blocking entrance to opening or is blocking capacity of the structure structure. Dispose of according by more than 10 %. to applicable state and/or local regulations. Trash or debris in the structure that exceeds 1/3 No trash or debris in the structure. the depth from the bottom of basin to invert the lowest pipe into or out of the basin. Dispose of according to applicable state and/or local regulations. Deposits of garbage exceeding 1 cubic foot in No condition present which would volume. attract or support the breeding of insects or rodents. Dispose of according to applicable state and/or local regulations. Sediment Sediment exceeds 60% of the depth from the Sump of structure contains no bottom of the structure to the invert of the lowest sediment. pipe into or out of the structure or the bottom of the FROP-T section or is within 6 inches of the invert of the lowest pipe into or out of the structure or the bottom of the FROP-T section. Damage to frame Comer of frame extends more than '/. inch past Frame is even with curb. and/or top slab curb face into the street (if applicable). Top slab has holes larger than 2 square inches Top slab is free of holes and cracks or cracks wider than '/. inch. Frame not sitting flush on top slab, i.e.. Frame is sitting flush on top slab. separation of more than '/. inch of the frame from the top slab. Cracks in walls or Cracks wider than '/ inch and longer than 3 feet. Structure is sealed and structurally bottom any evidence of soil particles entering structure sound. through cracks, or maintenance person judges that structure is unsound. Cracks wider than 74 inch and longer than 1 foot at the joint of any inlet/outlet pipe or any No cracks more than '/. inch wide at the joint of inlet/outlet pipe. evidence of soil particles entering structure through cracks. Settlement/ Structure has settled more than 1 inch or has Basin replaced or repaired to design misalignment rotated more than 2 inches out of alignment standards. Damaged pipe joints Cracks wider than '/ inch at the joint of the No cracks more than '/. inch wide at inlet/outlet pipes or any evidence of soil entering the joint of inlet/outlet pipes. the structure at the joint of the inlet/outlet pipes. Contaminants and Any evidence of contaminants or pollution such Materials removed and disposed of pollution as oil, gasoline, concrete slurries or paint, according to applicable regulations. Source control BMPs implemented if appropriate. No contaminants present other than a surface oil film. Ladder rungs missing Ladder is unsafe due to missing rungs. Ladder meets design standards and or unsafe misalignment, rust. cracks, or sharp edges allows maintenance person safe access. FROP-T Section Damage T section Is not securely attached to structure T section securely attached to wall wall and outlet pipe structure should support at and outlet pipe. least 1,000 lbs. of up or down pressure. Structure is not in upright position (allow up to Structure in correct position. 10% from plumb). Connections to outlet pipe are not watertight or Connections to outlet pipe are water show signs of deteriorated grout. tight: structure repaired or replaced and works as designed. Any holes — other than designed holes — in Structure has no holes other than the structure. designed holes. 2021 Surface Water Design Manual B-11 RAM igineering, Inc. High St. 7-Lot Plat RAM No. 23-034 Stormwater Site Plan Report O O O 4 N O N Z J a N r� C d E t U M r� w Q Page F-4 Packet Pg. 66 1.a APPENDIX B: Maintenance Requirements for Flow Control, Conveyance, and Water Quality Facilities NO.4 — CONTROL STRUCTURE/FLOW RESTRICTOR Maintenance Defect or Problem Conditions When Maintenance Is Needed Results Expected When Component Maintenance Is Performed Cleanout Gate Damaged or missing Cleanoul gate is missing. Replace cleanout gale. Cleanoul gate is not watertight. Gate is watertight and works as designed. Gate cannot be moved up and down by one Gate moves up and down easily and maintenance person. is watertight. Chain/rod leading to gate is missing or damaged. Chain is in place and works as designed. Orifice Plate Damaged or missing Control device is not working properly due to Plate is in place and works as missing, out of place, or bent onfice plate. designed. Obstructions Any trash. debris. sediment. or vegetation Plate is free of all obstructions and blocking the plate. works as designed. Dispose of obstructions according to applicable state and/or local regulations. Overflow Pipe Obstructions Any trash or debris blocking (or having the Pipe is free of all obstructions and potential of blocking) the overflow pipe. works as designed. Dispose of obstructions according to applicable state and/or local regulations. Deformed or Lip of overflow pipe is bent or deformed. Overflow pipe does not allow damaged lip overflow at an elevation lower than design. Inlet / Outlet Pipe Sediment Sediment filling 20% or more of the pipe. Inlet/outlet pipes clear of sediment. accumulation Trash and debris Trash and debris accumulated in inlet/outlet No trash or debris in pipes. Dispose pipes (includes floatables and non-floatables). of according to applicable state and/or local regulations. Damaged Cracks wider than '/, inch at the joint of the No cracks more than '/, inch wide at InleUoutlet pipes or any evidence of soil entering the joint of the inleUoutlet pipe. at the joints of the inlet/outlet pipes. Metal Grates Unsafe grate opening Grate with opening wider than 7/8 inch. Grate opening meets design (If Applicable) standards. Trash and debris Trash and debris that is blocking more than 20% Grate free of trash and debris. of grate surface. Dispose of according to applicable state and/or local regulations. Damaged or missing Grate missing or broken member(s) of the grate. Grate is in place and meets design standards. Manhole Cover / Lid Cover/lid not in place Cover/lid is missing or only partially in place. Cover/lid protects opening to Any open structure requires urgent structure. maintenance Locking mechanism Mechanism cannot be opened by one Mechanism opens with proper tools. not working maintenance person with proper tools. Bolts cannot be seated. Self-locking cover/lid does not work. Cover/lid difficult to One maintenance person cannot remove Coverllld can be removed and remove cover/lid after applying 80 lbs. of lift. reinstalled by one maintenance person. 2021 Surface Water Design Manual B 12 RAM lgineering, Inc. High St. 7-Lot Plat RAM No. 23-034 Stormwater Site Plan Report O O O 4 N O N Z J a N C d E t U M r� w Q Page F-5 Packet Pg. 67 1.a APPENDIX B: Maintenance Requirements for Flow Control, Conveyance, and Water Quality Facilities NO. 5 — CATCH BASINS AND MANHOLES Maintenance Defect or Problem Conditions When Maintenance Is Needed Results Expected When Component Maintenance Is Performed Structure Sediment Sediment exceeds 60% of the depth from the Sump of catch basin contains no bottom of the catch basin to the invert of the sediment. lowest pipe into or out of the catch basin or is within 6 inches of the invert of the lowest pipe into or out of the catch basin. Trash and debris Trash or debris of more than Y cubic foot which is No trash or debris blocking or located immediately in front of the catch basin potentially blocking entrance to opening or is blocking capacity of the catch basin catch basin. Dispose of by more than 10%. according to applicable state and/or local regulations. Trash or debris in the catch basin that exceeds 1/3 No trash or debris in the catch the depth from the bottom of basin to invert the basin. Dispose of according to Inwest pipe min nr nut of the hasin applicable state and/or local regulations. Dead animals or vegetation that could generate No dead animals or vegetation odors that could cause complaints or dangerous present within catch basin. gases (e.g.. methane). Dispose of according to applicable state and/or local regulations. Deposits of garbage exceeding 1 cubic foot in No condition present which would volume. attract or support the breeding of insects or rodents. Dispose of according to applicable state and/or local regulations. Damage to frame Corner of frame extends more than '/. inch past Frame is even with curb. and/or top slab curb face into the street (if applicable). Top slab has holes larger than 2 square inches Top slab is free of holes and cracks. or cracks wider than '/. inch. Frame not sitting flush on top slab. i.e.. Frame is sitting flush on top slab. separation of more than '/, inch of the frame from the top slab. Cracks in walls or Cracks voider than '/ inch and longer than 3 feet. Catch basin is sealed and is bottom any evidence of soil particles entering catch structurally sound. basin through cracks. or maintenance person judges that catch basin is unsound. Cracks wider than % inch and longer than 1 foot at the joint of any inlet/outlet pipe or any No cracks more than '/. inch wide at the joint of the inlet/outlet pipe. evidence of soil particles entering catch basin through cracks. Settlement/ Catch basin has settled more than 1 inch or has Basin replaced or repaired to design misalignment rotated more than 2 inches out of alignment. standards. Damaged pipe joints Cracks wider than % inch at the joint of the No cracks more than '/. inch wde at inlet/outlet pipes or any evidence of soil entering the joint of inlet outlet pipes. the catch basin at the joint of the inlet/outlet pipes. Cu,,[d...... d,,LJ dnd Any evidence of uunldinuidiils ui pullutiun such Materials ienwveJ acid dispused of pollution as oil. gasoline. concrete slurries or paint. according to applicable regulations. Source control BMPs implemented if appropriate. No contaminants present other than a surface oil film. Inlet I Outlet Pipe Sediment Sediment filling 20% or more of the pipe. Inlet/outlet pipes clear of sediment. accumulation Trash and debris Trash and debris accumulated in inlet/outlet No trash or debris in pipes. Dispose pipes (includes floatables and non-floatables). of according to applicable state and/or local regulations. 2021 Surface Water Design Manual B-13 RAM lgineering, Inc. High St. 7-Lot Plat RAM No. 23-034 Stormwater Site Plan Report O O O 4 N O N Z J a- N C d E t U M Q Page F-6 Packet Pg. 68 1.a APPENDIX B: Maintenance Requirements for Flow Control, Conveyance, and Water Quality Facilities NO. 5 - CATCH BASINS AND MANHOLES Maintenance Defect or Problem Conditions When Maintenance Is Needed Results Expected When Component Maintenance Is Performed Inlet / Outlet Pipe Damaged Cracks wider than '/, inch at the joint of the No cracks more than '/. inch wide at inlet/outlet pipes or any evidence of soil entering the joint of the inlet/outlet pipe. at the joints of the inlet/outlet pipes. Metal Grates (Catch Unsafe grate opening Grate with opening wider than 7/8 inch. Grate opening meets design Basins) standards. Trash and debris Trash and debris that is blocking more than 20% of Grate free of trash and debris. grate surface. Dispose of according to applicable state and/or local regulations. Damaged or missing Grate missing or broken member(s) of the grate. Grate is in place and meets design Any open structure requires urgent standards. maintenance. Manhole Cover / Lid Cover/lid not in place Cover/lid is missing or only partially in place. Any Cover/lid protects opening to open structure requires urgent maintenance. structure. Locking mechanism not Mechanism cannot be opened by one Mechanism opens with proper tools. working maintenance person with proper tools. Bolts cannot be seated. Self-locking cover/lid does not work. Cover/lid difficult to One maintenance person cannot remove Cover/lid can be removed and remove cover/lid after applying 80 lbs. of lift. reinstalled by one maintenance person. 2021 Surface Water Design Manual B-14 RAM /gineering, Inc. High St. 7-Lot Plat RAM No. 23-034 Stormwater Site Plan Report O O O N O N Z J a rn c d E U M w a Page F-7 Packet Pg. 69 1.a APPENDIX B: Maintenance Requirements for Flow Control, Conveyance, and Water Quality Facilities NO. 6 - CONVEYANCE PIPES, DITCHES, AND STORMWATER CHANNELS Maintenance Defect or Problem Conditions When Maintenance Is Needed Results Expected When Component Maintenance Is Performed Pipes Sediment/debris Accumulated sediment or debris that exceeds Water flows freely through pipes - accumulation 20% of the diameter of the pipe. Vegetation/roots Vegetation/roots that reduce free movement of Water flows freely through pipes. water through pipes. Contaminants and Any evidence of contaminants or pollution such Materials removed and disposed of Pollution as oil. gasoline. concrete slurries or paint. according to applicable regulations. Source control BMPs implemented if appropriate. No contaminants present other than a surface oil film. Damage to protective Protective coating is damaged: rust or corrosion Pipe repaired or replaced, coating or corrosion is weakening the structural integrity of any part of pipe. Damaged Any dent that decreases the cross section area Pipe repaired or replaced. of pipe by more than 20% or is determined to have weakened structural integrity of the pipe. Ditches Trash and debris Trash and debris exceed 1 cubic foot per 1,000 Trash and debris cleared from square feet of ditch and slopes. ditches. Dispose of according to applicable state and/or local regulations. Sediment Accumulated sediment that exceeds 20% of the Ditch cleaned/flushed of all accumulation design depth. sediment and debris so that it matches design. Noxious weeds Any noxious or nuisance vegetation which may Noxious and nuisance vegetation constitute a hazard to City personnel or the removed according to applicable public. regulations. No danger of noxious vegetation where City personnel or the public might normally be. Contaminants and Any evidence of contaminants or pollution such Materials removed and disposed of pollution as oil. gasoline. concrete slurries or paint. according to applicable regulations. Source control BMPs implemented if appropriate. No contaminants present other than a surface oil film. Vegetation Vegetation that reduces free movement of water Water flows freely through ditches. through ditches. Erosion damage to Any erosion observed on a ditch slope. Slopes are not eroding. slopes Rock lining out of One layer or less of rock exists above native soil Replace rocks to design standards place or missing (if area S square feet or more. any exposed native applicable) Soil. 2021 Surface Water Design Manual B-15 RAM igineering, Inc. High St. 7-Lot Plat RAM No. 23-034 Stormwater Site Plan Report O O O 4 N O N Z J a N C d E t V M w Q Page F-8 Packet Pg. 70 1.a NO. 21 - STORMFILTER (CARTRIDGE TYPE) Maintenance Defect or Problem Conditions When Maintenance Is Needed Results Expected When Component Maintenance Is Performed Facility Documentation Update facility inspection record after each Maintenance records are up to date. inspection. Provide certification of replaced filter media. Filter media is certified to meet Slormfiller , Bayfilters", Perkfilters'"' or other applicable specifications. Site Trash and debris Any trash or debris which impairs the function of Trash and debris removed from the facility. facility. Dispose of according to applicable state and/or local regulations. Contaminants and Any evidence of contaminants or pollution such Materials removed and disposed of pollution as oils. gasoline. concrete slurries or paint. according to applicable regulations. Source control BMPs implemented if appropriate. No contaminants present other than a surface oil film. Life cycle System has not been inspected/maintained for Facility is re -inspected and any three years. needed maintenance performed. Vault Treatment Sediment on vault Greater than 2 inches of sediment. Vault is free of sediment. Area floor Threshold for Bayfilters' : sediment at or above manifold level (either 4" or 6" depending on design). Threshold for PerkfiltersT": Greater than 6- sediment in inlet chamber and/or greater than 4" sediment in treatment chamber. Sediment on top of Greater than % inch of sediment. Vault is free of sediment. cartndges Multiple scum Imes Thick or multiple scum lines above top of Cause of plugging corrected. above top of cartridges, probably due to plugged canisters or canisters replaced if necessary. cartridges underdrain manifold. Vault Structure Damage to wall. Cracks wider than'1 inch and any evidence of Vault replaced or repaired to design frame, bottom, soil particles entering the structure through the specifications. and/or top slab cracks. or qualified inspection personnel determines the vault is not structurally sound. Baffles damaged Baffles corroding, cracking warping. and/or Repair or replace baffles to showing signs of failure as determined by specification. maintenance/inspection person. Filter Media Standing water in 9 inches or greater of static water in the vault for No standing water in vault 24-48 vault more than 24 hours following a rain event and/or hours after a rain event depending overflow occurs frequently. probably due to on filter manufacturer specification. plugged filter media, underdrain or outlet pipe. Threshold for BayfiltersT : %" of stagnant water or drain down module submerged 2448 hours after rain event. Threshold for PerkfilterSTM: 4" of stagnant water 24 hours after rain event. Short circuiting Flows do not properly enter filter cartridges. Flows go through filter media. Underdrains and Sediment/debris Underdrains or clean -outs partially plugged or Underdrains and clean -outs free of clean -outs filled with sediment and/or debris. sediment and debris. Inlet / Outlet Pipe Sediment Sediment filling 20% or more of the pipe. Inlet/outlet pipes clear of sediment. accumulation Trash and debris Trash and debris accumulated in inlet/outlet No trash or debris in pipes. Dispose pipes (includes floatables and non-floatables). of according to applicable state and/or local regulations. 2021 Surface Water Design Manual B-34 RAM igineering, Inc. High St. 7-Lot Plat RAM No. 23-034 Stormwater Site Plan Report O O O 4 N O N Z J a N r� C d E t U M w Q Page F-9 Packet Pg. 71 1.a APPENDIX B: Maintenance Requirements for Flow Control, Conveyance, and Water Quality Facilities NO.21 — STORMFILTER (CARTRIDGE TYPE) Maintenance Defect or Problem Conditions When Maintenance Is Needed Results Expected When Component Maintenance Is Performed Inlet / Outlet Pipe Damaged Cracks wider than h inch at the joint of the No cracks more than % inch wide at inlettoutlet pipes or any evidence of soil entering the joint of the inleUoutlet pipe. at the joints of the inlet/outlet pipes. Access / Manhole Cover/lid not in place Cover/lid is missing or only partially in place. Manhole access covered. Any open manhole requires immediate maintenance. Locking mechanism Mechanism cannot be opened by one Mechanism opens with proper tools. not working maintenance person with proper tools. Bolls cannot be seated. Self-locking cover/lid does not work. Covedhd difficult to One maintenance person cannot remove Cover/lid can be removed and remove cover/lid after applying 80 lbs. of lift. reinstalled by one maintenance person Ladder rungs Missing rungs. misalignment, rust. or Ladder meets design standards. unsafe cracks. Ladder allows maintenance person safe access. Large Access Damaged or Large access doors or plates cannot be Replace or repair access door Doors / Plate difficult to open opened/removed using normal so it can be opened as equipment. designed. Gaps. doesn't Large access doors not Flat and/or access Doors close Flat and cover cover completely opening not completely covered. access opening completely. Lifting rings Lifting rings not capable of lifting weight Lifting rings sufficient to lift or missing, rusted of door or plate. remove door or plate. Inspection Frequency Maintenance conditions are site -specific. Inspect Stormfilter facility for depending on pollutant loading any maintenance deficiencies; maintain or replace as required FIRST YEAR POST CONSTRUCTION: Monthly per established site -specific during wet season, every other month during dry schedule and manufacturer's season. requirements. FOLLOWING FIRST YEAR. Continue monthly until site -specific frequency is established. then follow that schedule. AT A MINIMUM, FOLLOWING FIRST YEAR: Annually (or quarterly if used as primary treatment) and following significant storms. 2021 Surface Water Design Manual B-35 RAM igineering, Inc. High St. 7-Lot Plat RAM No. 23-034 Stormwater Site Plan Report w Q Page F-10 Packet Pg. 72 1.a PERKFILTEX INSPECTION AND MAINTENANCE GUIDE November 4, 2015 Version 1 (800) 579-8819 I oldcastlestormwater.com storm capture.com �.1 KAM NO. zj-UJ4 Page F-11 stormwater site rtan Keport Packet Pg. 73 1.a PerkFilter I Inspection and Maintenance Guide PerkFilterT" Media Filtration System Description The PerkFilter is a stormwater treatment device used to remove pollutants from urban runoff. Impervious surfaces and other urban and suburban landscapes generate a variety of contaminants that can enter stormwater and pollute downstream receiving waters. The PerkFilter is a media -filled cartridge filtration device designed to capture and retain sediment, gross solids, metals, nutrients, hydrocarbons, and trash and debris. As with any stormwater treatment system, the PerkFilter requires regular periodic maintenance to sustain optimum system performance. Function The PerkFilter is a water quality treatment system consisting of three chambers: an inlet chamber, a filter o� cartridge treatment chamber, and an outlet chamber (Figure 1). Stormwater runoff enters the inlet chamber oc through an inlet pipe, curb opening, or grated inlet. Gross solids are settled out and floating trash and debris are trapped in the inlet chamber. Pretreated flow is then directed to the treatment chamber through N an opening in the baffle wall between the inlet chamber and treatment chamber. The treatment chamber z contains media -filled filter cartridges (Figure 2) that use physical and chemical processes to remove a pollutants. During a storm event, runoff pools in the treatment chamber before passing radially through N the cylindrical cartridges from the outside surface, through the media for treatment, and into the center of c the cartridge. At the center of the cartridge is a center tube assembly designed to distribute the hydraulic load evenly across the surface of the filter cartridge and control the treatment flow rate. The center tube assembly discharges treated flow through the false floor and into the outlet chamber. A draindown feature w built into each cartridge allows the treatment chamber to dewater between storm events. Q Precast concrete vault Inlet chamber Inlet pipe r 1 I 1 T T� Bypass assembly Filter cartridge treatment chamber Concrete false floor Covers Outlet hood Outlet pipe Figure 1. Schematic of the PerkFilter system. w2015Oldcastle Precast, Inc 2 11/4/2015_VI RAM No. 23-034J Stormwater Site Plan Report Page F-12 Packet Pg. 74 1.a PerkFilter I Inspection and Maintenance Guide All PerkFilter systems include a high flow bypass assembly to divert flow exceeding the treatment capacity of the filter cartridges around the treatment chamber. The bypass assembly routes peak flow from the inlet chamber directly to the outlet chamber, bypassing the treatment chamber to prevent sediment and other captured pollutants from being scoured and re -entrained by high flow. Treated flow and bypass flow merge in the outlet chamber for discharge by a single outlet pipe. Venttube Outer media lay Center tube assembly Inner media lay Outer screen Connection to outlet chamber (with droindown) Figure 2. Schematic of the PerkFilter cartridge. Configuration The PerkFilter structure may consist of a vault, manhole, or catch basin configuration. Catch basin units may be fabricated from concrete or steel. Internal components including the PerkFilter cartridges are manufactured from durable plastic and stainless steel components and hardware. All cartridges are 18 inches in diameter and are available in two heights: 12-inch and 18-inch. Cartridges may be used alone or may be stacked (Figure 3) to provide 24-inch and 30-inch combinations. The capacity of each cartridge or cartridge combination is dictated by the allowable operating rate of the media and the outer surface area of the cartridge. Thus, taller cartridges have greater treatment capacity than shorter cartridges but they also require more hydraulic drop across the system. Cartridges may be filled with a wide variety of media but the standard mix is composed of zeolite, perlite, and carbon (ZPC). Access to an installed PerkFilter system is typically provided by ductile iron castings or hatch covers. The location and number of access appurtenances is dependent on the size and configuration of the system. C2015 Oldcastle Precast, Inc 3 RAM No. 23-034J Stormwater Site Plan Report 0 0 0 N 0 N Z J a c d E t v w Q Page F-13 Packet Pg. 75 1.a PerkFllter I Inspection and Maintenance Guide Vent tube (4 ' dio.) Top stacked cartridge Inner interconnector coupling (2'dia.) Outer interconnector coupling (4'dia.) U--� or bottom stacked cartridge one bottom cap Slip coupler (2'diaj Figure 3. Schematic of stacked cartridges and connector components. 02015 Oldcastle Precast, Inc RAM No. 23-034 Stormwater Site Plan Report 0 le 0 0 N O N Z J a c d E w a Page F-14 Packet Pg. 76 1.a PerkFilter I Inspection and Maintenance Guide Maintenance Overview State and local regulations require all stormwater management systems to be inspected on a regular basis and maintained as necessary to ensure performance and protect downstream receiving waters. Maintenance prevents excessive pollutant buildup that can limit system performance by reducing the operating capacity and increasing the potential for scouring of pollutants during periods of high flow. Inspection and Maintenance Frequency The PerkFilter should be inspected on a regular basis, typically twice per year, and maintained as required. Initially, inspections of a new system should be conducted more frequently to help establish an appropriate oc site -specific inspection frequency. The maintenance frequency will be driven by the amount of runoff and LO pollutant loading encountered by a given system. In most cases, the optimum maintenance interval will be one to three years. Inspection and maintenance activities should be performed only during dry weather CD periods. c le Inspection Equipment N z J The following equipment is helpful when conducting PerkFilter inspections: a Recording device (pen and paper form, voice recorder, Wad, etc.) C • Suitable clothing (appropriate footwear, gloves, hardhat, safety glasses, etc.) • Traffic control equipment (cones, barricades, signage, flagging, etc.) • Socket and wrench for bolt -down access covers w • Manhole hook or pry bar Q • Flashlight 3 • Tape measure o • Measuring stick or sludge sampler IW • Long -handled net (optional) Inspection Procedures PerkFilter inspections are visual and may be conducted from the ground surface without entering the unit. To complete an inspection, safety measures including traffic control should be deployed before the access covers are removed. Once the covers have been removed, the following items should be checked and recorded (see form provided at the end of this document) to determine whether maintenance is required: • Inspect the internal components and note whether there are any broken or missing parts. In the unlikely event that internal parts are broken or missing, contact Oldcastle Stormwater Solutions at (800) 579-8819 to determine appropriate corrective action. • Note whether the inlet pipe is blocked or obstructed. The outlet pipe is covered by a removable outlet hood and cannot be observed without entering the unit. (Z2015 Oldcastle Precast, Inc 5 1 1/4/2015_VI RAM No. 23-034J Stormwater Site Plan Report Page F-15 Packet Pg. 77 1.a PerkFilter I Inspection and Maintenance Guide Observe, quantify, and record the accumulation of floating trash and debris in the inlet chamber. The significance of accumulated floating trash and debris is a matter of judgment. A long -handled net may be used to retrieve the bulk of trash and debris at the time of inspection if full maintenance due to accumulation of floating oils or settled sediment is not yet warranted. Observe, quantify, and record the accumulation of oils in the inlet chamber. The significance of accumulated floating oils is a matter of judgment. However, if there is evidence of an oil or fuel spill, immediate maintenance by appropriate certified personnel is warranted. Observe, quantify, and record the average accumulation of sediment in the inlet chamber and treatment chamber. A calibrated dipstick, tape measure, or sludge sampler may be used to determine the amount of accumulated sediment in each chamber. The depth of sediment may be determined by calculating the difference between the measurement from the rim of the PerkFilter to the top of the accumulated sediment and the measurement from the rim of the PerkFilter to the bottom of the PerkFilter structure. Finding the top of the accumulated sediment below standing water takes some practice and a light touch, but increased resistance as the measuring device is lowered toward the bottom of the unit indicates the top of the accumulated sediment. Finally, observe, quantify, and record the amount of standing water in the treatment chamber around the cartridges. If standing water is present, do not include the depth of sediment that may have settled out below the standing water in the measurement. Maintenance Triggers Maintenance should be scheduled if any of the following conditions are identified during the inspection: • Internal components are broken or missing. • Inlet piping is obstructed. • The accumulation of floating trash and debris that cannot be retrieved with a net and/or oil in the inlet chamber is significant. • There is more than 6"of accumulated sediment in the inlet chamber. • There is more than 4"of accumulated sediment in the treatment chamber. • There is more than 4"of standing water in the treatment chamber more than 24 hours after end of rain event. • A hazardous material release (e.g. automotive fluids) is observed or reported. • The system has not been maintained for 3 years (wet climates) to 5 years (dry climates). Maintenance Equipment The following equipment is helpful when conducting PerkFilter maintenance: • Suitable clothing (appropriate footwear, gloves, hardhat, safety glasses, etc.) • Traffic control equipment (cones, barricades, signage, flagging, etc.) • Socket and wrench for bolt -down access covers • Manhole hook or pry bar • Confined space entry equipment, if needed 02015 Oldcastle Precast, Inc 6 11/4/2015_VI RAM No. 23-034J Stormwater Site Plan Report 0 0 0 N 0 N Z J a c d E t w Q Page F-16 Packet Pg. 78 1.a PerkFilter I Inspection and Maintenance Guide • Flashlight • Tape measure • 9/16" socket and wrench to remove hold-down struts and filter cartridge tops • Replacement filter cartridges • Vacuum truck with water supply and water jet Contact Oldcastle Stormwater Solutions at (800) 579-8819 for replacement filter cartridges. A lead time of four weeks is recommended. Maintenance Procedures Maintenance should be conducted during dry weather when no flow is entering the system. Confined space entry is necessary to maintain vault and manhole PerkFilter configurations. Only personnel that are OSHA Confined Space Entry trained and certified may enter underground structures. Confined space entry is not required for catch basin PerkFilter configurations. Once safety measures such as traffic control are deployed, the access covers may be removed and the following activities may be conducted to complete maintenance: • Remove floating trash, debris, and oils from the water surface in the inlet chamber using the extension nozzle on the end of the boom hose of the vacuum truck. Continue using the vacuum truck to completely dewater the inlet chamber and evacuate all accumulated sediment from the inlet chamber. Some jetting maybe required to fully remove sediment. The inlet chamber does not need to be refilled with water after maintenance is complete. The system will fill with water when the next storm event occurs. • Remove the hold-down strut from each row of filter cartridges and then remove the top of each cartridge (the top is held on by four 9/16" bolts) and use the vacuum truck to evacuate the spent media. When empty, the spent cartridges may be easily lifted off their slip couplers and removed from the vault. The couplers may be left inserted into couplings cast into the false floor to prevent sediment and debris from being washed into the outlet chamber during washdown. • Once all the spent cartridges have been removed from the structure, the vacuum truck may be used to evacuate all accumulated sediment from the treatment chamber. Some jetting may be required to fully remove sediment. Take care not to wash sediment and debris through the openings in the false floor and into the outlet chamber. All material removed from the PerkFilter during maintenance including the spent media must be disposed of in accordance with local, state, and/or federal regulations. In most cases, the material may be handled in the same manner as disposal of material removed from sumped catch basins or manholes. • Place a fresh cartridge in each cartridge position using the existing slip couplers and urethane bottom caps. If the vault is equipped with stacked cartridges, the existing outer and inner interconnector couplers must be used between the stacked cartridges to provide hydraulic connection. Transfer the existing vent tubes from the spent cartridges to the fresh cartridges. Finally, refit the struts to hold the fresh cartridges in place. • Securely replace access covers, as appropriate. • Make arrangements to return the empty spent cartridges to Oldcastle Stormwater Solutions. 4a2015 Oldcastle Precast, Inc. 7 11 /4/2015_Vl RAM No. 23-034J Stormwater Site Plan Report 0 0 0 N 0 N z J a c d E t w Q Page F-17 Packet Pg. 79 1.a PerkFllter I Inspection and Maintenance Guide PerkFilter Inspection and Maintenance Log Location Structure Configuration and Size: Inspection Date ❑ Vault feet x feet ❑ Manhole diameter ❑ Catch Basin feet x feet Number and Height of Cartridges: Count each ❑ 12" ❑ 18" ❑ 24" ❑ 30" Media Type: - ZPC - Perlite ❑ Other Condition of Internal Components N - Good - Damaged - Missing Inlet Pipe Blockage or Obstruction Notes - Yes - No Floating Trash and Debris Notes: -- Significant - Not Significant Floating Oils Notes: -- Significant - Not Significant - Spill Sediment Depth in Inlet Chamber Notes - Inches of Sediment: Sediment Depth in Treatment Chamber Notes - Inches of Sediment: Standing Water in Treatment Chamber - Inches of Standing 4%/ater: Maintenance Required - Yes — Schedule Maintenance C No — Inspect Again in Months w2015Oldcastle Precast, Inc S 11/4/2015_VI RAM No. 23-034J Stormwater Site Plan Report 0 0 0 N 0 N Z J a c d E w Q Page F-18 Packet Pg. 80 1.a ENGINEERING, INC.CD r" Civil Engineering 1 Land Planning 0 O N O N Z J a c d E w a Packet Pg. 81 SUBDIVISION 1.a Guarantee/Certificate Number: Issued By: CHICAGO TITLE INSURANCE COMPANY 500145347c CHICAGO TITLE INSURANCE COMPANY a corporation, herein called the Company GUARANTEES TBD and TBD herein called the Assured, against actual loss not exceeding the liability amount stated in Schedule A which the Assured shall sustain by reason of any incorrectness in the assurances set forth in Schedule A. LIABILITY EXCLUSIONS AND LIMITATIONS c It 1. No guarantee is given nor liability assumed with respect to the identity of any party named or referred to in Schedule A c or with respect to the validity, legal effect or priority of any matter shown therein. v N 2. The Company's liability hereunder shall be limited to the amount of actual loss sustained by the Assured because of N reliance upon the assurance herein set forth, but in no event shall the Company's liability exceed the liability amount � set forth in Schedule A. a Please note carefully the liability exclusions and limitations and the specific assurances afforded by this guarantee. If you wish additional liability, or assurances other than as contained herein, please contact the Company for further information E as to the availability and cost. s c� Chicago Title Insurance Company Q By. 3 Chicago Title Company of Washington o 3002 Colby Ave., Suite 200 % Everett, WA 98201 Countersigned By: Brent Aune Authorized Officer or Agent Attest: Michael J. Nolan, President �c�yauc 7�•G�`�`— Marjorie Nemzura, Secretary Subdivision Guarantee/Certificate Printed: 05.02.24 @ 10:10 AM Page 1 WA-CT-FNRV-02150.624691-SPS-1-24-500145347c Packet Pg. 82 CHICAGO TITLE INSURANCE COMPANY 1.a GUARANTEE/CERTIFICATE NO. 500145347C ISSUING OFFICE: Title Officer: Builder Unit Chicago Title Company of Washington 3002 Colby Ave., Suite 200 Everett, WA 98201 Fax: (866)827-8844 Main Phone: (425)259-8223 Email: evebuilder@ctt.com SCHEDULE A Liability Premium Tax $0.00 $0.00 $0.00 Effective Date: April 26, 2024 at 08:00 AM The assurances referred to on the face page are: That, according to those public records which, under the recording laws, impart constructive notice of matter relative to the following described property: SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF Title to said real property is vested in: High St, LLC, a Washington limited liability company subject to the matters shown below under Exceptions, which Exceptions are not necessarily shown in the order of their priority. END OF SCHEDULE A 21 Subdivision Guarantee/Certificate Printed: 05.02.24 @ 10:10 AM Page 2 WA-CT-FNRV-02150.624691 -SPS-1 -24-500145347c Packet Pg. 83 1.a EXHIBIT "A" Legal Description For APN/Parcel ID(s): 004346-000-043-04 and 004346-000-042-02 A PORTION OF TRACTS 1 AND 19, BLOCK 3, SEAHURST, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 9 OF PLATS, PAGE 90, RECORDS OF SNOHOMISH COUNTY, WASHINGTON, AND A PORTION OF TRACTS 9,42 AND 43, EDMONDS SEAVIEW TRACTS, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 3 OF PLATS, PAGE 76, RECORDS OF SNOHOMISH COUNTY, WASHINGTON, AND A PORTION OF VACATED OLYMPIC AVENUE AS VACATED IN VOLUME 38, PAGE 179 OF COMMISSIONER'S RECORDS, IN SNOHOMISH COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF TRACT 4, IN SAID BLOCK 1, SAID CORNER BEING A POINT ON A CURVE TO THE LEFT WHOSE RADIAL CENTER BEARS SOUTH 73°03'59" EAST, 1,395.40 FEET DISTANT; THENCE SOUTHWESTERLY ALONG THE WESTERLY MARGIN OF 94TH AVENUE WEST AND THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 2°30'01", AN ARC DISTANCE OF 60.89 FEET; THENCE SOUTH 14°26'00" WEST, CONTINUING ALONG SAID WESTERLY MARGIN 190.41 FEET TO THE TRUE POINT OF BEGINNING; THENCE SOUTH 14°26'00" WEST, CONTINUING ALONG SAID WESTERLY MARGIN 7.43 FEET TO THE NORTH LINE OF EDMONDS SEAVIEW TRACTS; THENCE NORTH 89°42'00" EAST, ALONG SAID NORTH LINE 41.36 FEET TO THE EASTERLY MARGIN OF SAID 94TH AVENUE WEST; THENCE NORTH 14°26'00" EAST ALONG SAID EASTERLY MARGIN 176.89 FEET TO A POINT 10.00 FEET SOUTHERLY, MEASURED AT RIGHT ANGLES TO THE NORTH LINE OF TRACT 19, SAID BLOCK 1; THENCE NORTH 88°35'00" EAST, PARALLEL TO THE NORTH LINE OF SAID TRACT 19, A DISTANCE OF 119.04 FEET; THENCE SOUTH 00°21'52" EAST, 85.19 FEET; THENCE SOUTH 88°35'00" WEST, 38.76 FEET; THENCE SOUTH 00°21'52" EAST, 87.45 FEET TO THE NORTH LINE OF SAID EDMONDS SEAVIEW TRACTS; THENCE SOUTH 89°42'00" WEST ALONG SAID NORTH LINE 57.65 FEET; THENCE SOUTH 01°33'41" WEST, 582.09 FEET TO AN INTERSECTION OF THE NORTHERLY MARGIN OF 187TH STREET SOUTHWEST AND THE NORTHEASTERLY MARGIN OF OLYMPIC AVENUE; THENCE NORTH 31'23'13" WEST, ALONG THE NORTHEASTERLY MARGIN OF SAID OLYMPIC AVENUE, 113.37 FEET TO THE INTERSECTION OF THE NORTHWESTERLY LINE OF TRACT 66 IN SAID EDMONDS SEAVIEW TRACTS EXTENDED; THENCE SOUTH 38°20'30" WEST ALONG SAID EXTENSION, 31.93 FEET TO THE CENTERLINE OF OLYMPIC AVENUE; THENCE NORTH 31°23'13" WEST ALONG SAID CENTERLINE 224.87 FEET; THENCE NORTH 32°28'24" WEST TO A POINT ON THE WESTERLY LINE OF SAID TRACT 43 WHICH IS 125.20 FEET FROM THE NORTHWEST CORNER OF SAID TRACT 43; THENCE NORTH 38°20'30" EAST ALONG SAID WESTERLY LINE 86.80 FEET; THENCE NORTH 14°26'00" EAST 59.85 FEET; THENCE SOUTH 83°32'35" EAST 175.96 FEET TO THE WESTERLY MARGIN OF SAID 94TH AVENUE WEST AND THE TRUE POINT OF BEGINNING; (ALSO KNOWN AS LOT C OF BOUNDARY LINE ADJUSTMENT RECORDED UNDER RECORDING NUMBER 8612150123); SITUATE IN THE COUNTY OF SNOHOMISH, STATE OF WASHINGTON. a CU E L 0 U- E .@ L a Cn am x 0 0 uO 0 0 0 0 (V 0 N Z J a _ d r, w Q 3 0 0- d Cn 0 v 0 0 le N 0 N Z J a _ m E U a Subdivision Guarantee/Certificate Printed: 05.02.24 @ 10:10 AM Page 3 WA-CT-FNRV-02150.624691-SPS-1-24-500145347c Packet Pg. 84 1.a CHICAGO TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO. 500145347c SCHEDULE B 1. No search has been made as to property taxes and assessments. Property taxes and assessments will be searched upon request. 2. Covenants, conditions, restrictions, recitals, reservations, easements, easement provisions, encroachments, dedications, building setback lines, notes, statements, and other matters, if any, but omitting any covenants or restrictions, if any, including but not limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability, handicap, national origin, ancestry, or source of income, as set forth in applicable state or federal laws, except to the extent that said covenant or restriction is permitted by applicable law, as set forth on the Plat of Edmonds Sea View Tracts: Recording No: 106003 Covenants, conditions, restrictions, recitals, reservations, easements, easement provisions, encroachments, dedications, building setback lines, notes, statements, and other matters, if any, but omitting any covenants or restrictions, if any, including but not limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability, handicap, national origin, ancestry, or source of income, as set forth in applicable state or federal laws, except to the extent that said covenant or restriction is permitted by applicable law, as set forth on the Plat of Seahurst: Recording No: 258946 4. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to: Jean Werrbach and William Werrbach, their successors and assigns Purpose: Road a Recording Date: February 24, 1951 Recording No.: 983249 Affects: Portion of said premises E s Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Q Granted to: City of Edmonds Purpose: Sewer line Recording Date: June 12, 1967 Recording No.: 1964419 Affects: North 10 feet of East 54 feet of Lot 43, Edmonds Sea View Tracts Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to: City of Edmonds, a Municipal corporation Purpose: Sewer line Recording Date: June 12, 1967 Recording No.: 1964418 Affects: North 10 feet of West 50 feet of Lot 42, Edmonds Seaview Tracts Subdivision Guarantee/Certificate Printed: 05.02.24 @ 10: 10 AM Page 4 WA-CT-FNRV-02150.624691 -SPS-1 -24-500145347c Packet Pg. 85 CHICAGO TITLE INSURANCE COMPANY 1.a GUARANTEE/CERTIFICATE NO. 500145347c SCHEDULE B (continued) Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to: Public Utility District No. 1 of Snohomish County and General Telephone Company of the Northwest Inc. Purpose: Single line of poles Recording Date: October 10, 1975 Recording No.: 2408889 Affects: North 10 feet of that portion in Lot 19, Block 1, Seahurst Covenants, conditions, restrictions, recitals, reservations, easements, easement provisions, encroachments, dedications, building setback lines, notes, statements, and other matters, if any, but omitting any covenants or restrictions, if any, including but not limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability, handicap, national origin, ancestry, or source of income, as set forth in applicable state or federal laws, except to the extent that said covenant or restriction is permitted by applicable law, as set forth on the City of Edmonds Short Plat Number S-15-77: Recording No: 7706240288 Covenants, conditions, restrictions, recitals, reservations, easements, easement provisions, encroachments, dedications, building setback lines, notes, statements, and other matters, if any, but omitting any covenants or restrictions, if any, including but not limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability, handicap, national origin, ancestry, or source of income, as set forth in applicable state or federal laws, except to the extent that said covenant or restriction is permitted by applicable law, as set forth on Survey: Recording No: 7707130191 N c 10. Covenants, conditions, restrictions, recitals, reservations, easements, easement provisions, encroachments, E dedications, building setback lines, notes, statements, and other matters, if any, but omitting any covenants or restrictions, if any, including but not limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability, handicap, national origin, ancestry, or source of income, as set forth in Q applicable state or federal laws, except to the extent that said covenant or restriction is permitted by applicable 3 law, as set forth on the City of Edmonds Boundary Line Adjustment Number S-18-86: Recording No: 8612150123 11. Covenants, conditions, restrictions and easements but omitting any covenants or restrictions, if any, including but not limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability, handicap, national origin, ancestry, source of income, gender, gender identity, gender expression, medical condition or genetic information, as set forth in applicable state or federal laws, except to the extent that said covenant or restriction is permitted by applicable law, as set forth in the document Recording Date: October 1, 1991 Recording No.: 9110010318 12. Public and/or private easements, if any, in existence, over, under, along and across that portion of the real estate under search lying within vacated Olympic Avenue. Subdivision Guarantee/Certificate Printed: 05.02.24 @ 10: 10 AM Page 5 WA-CT-FNRV-02150.624691-SPS-1-24-500145347c Packet Pg. 86 1.a CHICAGO TITLE INSURANCE COMPANY GUARANTEE/CERTIFICATE NO. 500145347c SCHEDULE B (continued) 13. A deed of trust to secure an indebtedness in the amount shown below, Amount: $1,855,000.00 Dated: December 29, 2023 Trustor/Grantor: High St LLC, a Washington limited liability company Trustee: Chicago Title Company of Washington Beneficiary: Goldman Sachs Bank USA Loan No.: LN30015147 Recording Date: December 29, 2023 Recording No: 202312290431 14. The Company's liability for this report is limited to $1,000.00. This report is based on the company's property records, and no liability is assumed for items misindexed or not indexed in the public records, or for matters which would be disclosed by an inquiry of the parties in possession or by an accurate survey or inspection of the premises. This report and the legal description given herein are based upon information supplied by the applicant as to the location and identification of the premises in question, and no liability is assumed for discrepancies resulting therefrom. This report does not represent either a commitment to insure title, an examination of, or opinion as to the sufficiency or effect of the matter shown, or an opinion as to the marketability of title to the subject premises. END OF SCHEDULE B 21 Subdivision Guarantee/Certificate Printed: 05.02.24 @ 10:10 AM Page 6 WA-CT-FNRV-02150.624691-SPS-1-24-500145347c Packet Pg. 87 202312290430 DEEDS (EXCEPT QC Rec: $207.50 12/29/2023 3:50 PM I of 5 SNOHOMISH COUNTY, WA Electronically Recorded When recorded return to: High St LLC, 18500 High Street Edmonds, WA 98020 Filed for record at the request of: nCHITCAG101TITLE n 4CMPANY OP AVASHINGItN 2150 North 107th St., Suite 310 Seattle, WA 98133 Escrow No.: 0261917-OC INSURED 13Y CHICAGO TITLE STATUTORY WARRANTY DEED THE GRANTOR(S) Kim A. Pierce, Trustee of the Kim Pierce, Revocable Living. Trust dated September 21, 2022, as to an undivided 52.90% interest and Kim A. Pierce, Trustee of the Norma Sola-Pierce Credit Trust WA, as to the remainder, for and in consideration of Ten And No/100 Dollars ($10.00), and other valuable consideration in hand paid, conveys and warrants to High St LLC, a Washington limited liability company the following described real estate, situated in the County of Snohomish, State of Washington: SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF Abbreviated Legal: (Required if full legal not inserted above.) E PTN TRACTS 1 & 19, BI-K 3, SEAHURST & PTN TRACTS 9,42 & 43, EDMONDS SEAVIEW 0 TRACTS, .2 AKA LT C, BLA, REC NO. 8612150123, SNOHOMISH COUNTY, WA Tax Parcel Number(s): 00434600004304, 00434600004202 r- Subject to: SEE EXHIBIT "B" ATTACHED HERETO AND MADE A PART HEREOF Statutory Warranty Deed (LPB I D-05) WA0000059,doo I Updated: 03.22.23 Page 1 WA-CT-FN8E-02150.620770-0261917dtG I Packet Pg. 88 1 202312290430 Document:DEED Rec: S207.50 Page-2 of 5 Record Date:12/29/2023 3:50 PM Snohomish County, WA STATUTORY WARRANTY DEED (continued) Dated: - L� - 4 I'll - . - : Kim Pierce, Trustee of the Kim Pierce Revocable Living Trust dated September 21, 2022, and any amendments thereto BY: , " N , �� _.__.. Kim A Pierce Trustee State of. III Y? County ofrl'1C�VY? This record was acknowledged before me on I 0?-db -A -3 — by Kim A Pierce as Trustee of Kim Pierce Revocable Living Trust dated September 21, 2022, and any amendments thereto, (Signature of notary public) Notary Public in and for the State of My appointment expires: 46 NOTARY PU111C STATE OF WASHINGTON TAMARA U. MCKINLEY License Number 201111759 My Cow*sbd EXPIM 08-W2024 Statutory Warranty Deed (LPB 10-05) WA0000059.doc I Updated: 03.22.23 Page 2 WA-CT-FNSE-02150.62077M261917-OC I Packet Pg. 89 1 202312290430 Document:DEED Rec: S207.50 Page-3 of 5 Record Date:1212912023 3:50 PM Snohomish County, WA 1.a EXHIBIT "A" Legal Description A PORTION OF TRACTS 1 AND 19, BLOCK 3, SEAHURST, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 9 OF PLATS, PAGE 90, RECORDS OF SNOHOMISH COUNTY, WASHINGTON, AND A PORTION OF TRACTS 9,42 AND 43, EDMONDS SEAVIEW TRACTS, ACCORDING TO THE PLAT THEREOF, RECORDEDIN VOLUME 3 OF PLATS, PAGE 76, RECORDS OF SNOHOMISH COUNTY, WASHINGTON, AND A PORTION OF VACATED OLYMPIC AVENUE AS VACATED IN VOLUME 38, PAGE 179 OF COMMISSIONER'S RECORDS, IN SNOHOMISH COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF TRACT 4, IN SAID BLOCK 1, SAID CORNER BEING A POINT ON A CURVE TO THE LEFT WHOSE RADIAL CENTER BEARS SOUTH 73003'59" EAST, 1,395.40 FEET DISTANT; THENCE SOUTHWESTERLY ALONG THE WESTERLY MARGIN OF 94TH AVENUE WEST AND THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 2030'01", AN ARC DISTANCE OF 60.89 FEET; THENCE SOUTH 14°26'00" WEST, CONTINUING ALONG SAID WESTERLY MARGIN 190.41 FEET TO THE TRUE POINT OF BEGINNING; THENCE SOUTH 14826'00" WEST, CONTINUING ALONG SAID WESTERLY MARGIN 7.43 FEET TO THE NORTH LINE OF EDMONDS SEAVIEW TRACTS; THENCE NORTH 89"42'00" EAST, ALONG SAID NORTH LINE 41.36 FEET TO THE EASTERLY MARGIN OF SAID 94TH AVENUE WEST; THENCE NORTH 14026'00" EAST ALONG SAID EASTERLY MARGIN 176.89 FEET TO A POINT 10.00 FEET SOUTHERLY, MEASURED AT RIGHT ANGLES TO THE NORTH LINE OF TRACT 19, SAID BLOCK 1; THENCE NORTH 88035-00" EAST, PARALLEL TO THE NORTH LINE OF SAID TRACT 19, A DISTANCE OF 119.04 FEET; THENCE SOUTH 00*21-52" EAST, 85.19 FEET; THENCE SOUTH 88*35-00" WEST, 38.76 FEET; THENCE SOUTH 00°21'52" EAST, 87.45 FEET TO THE NORTH LINE OF SAID EDMONDS SEAVIEW TRACTS; THENCE SOUTH 89042'00" WEST ALONG SAID NORTH LINE 57.65 FEET; THENCE SOUTH 01033'41" WEST, 582.09 FEET TO AN INTERSECTION OF THE NORTHERLY MARGIN OF 187TH STREET SOUTHWEST AND THE NORTHEASTERLY MARGIN OF OLYMPIC AVENUE; THENCE NORTH 31023'13" WEST, ALONG THE NORTHEASTERLY MARGIN OF SAID OLYMPIC AVENUE, 113.37 FEET TO THE INTERSECTION OF THE NORTHWESTERLY LINE OF TRACT 66 IN SAID EDMONDS SEAVIEW TRACTS EXTENDED; THENCE SOUTH 38020'30" WEST ALONG SAID EXTENSION, 31.93 FEET TO THE CENTERLINE OF OLYMPIC AVENUE; THENCE NORTH 31023'13" WEST ALONG SAID CENTERLINE 224.87 FEET; THENCE NORTH 32°28'24" WEST TO A POINT ON THE WESTERLY LINE OF SAID TRACT 43 WHICH IS 125.20 FEET FROM THE NORTHWEST CORNER OF SAID TRACT 43; THENCE NORTH 38020'30" EAST ALONG SAID WESTERLY LINE 86.80 FEET; THENCE NORTH 14°26'00" EAST 59.85 FEET; THENCE SOUTH 83032'35" EAST 175.96 FEET TO THE WESTERLY MARGIN OF SAID 94TH AVENUE WEST AND THE TRUE POINT OF BEGINNING; (ALSO KNOWN AS LOT C OF BOUNDARY LINE ADJUSTMENT RECORDED UNDER RECORDING NUMBER 8612150123); SITUATE IN THE COUNTY OF SNOHOMISH, STATE OF WASHINGTON. Statutory Warranty Deed �LPS 1"5) WA0000059.doc t Updated: 03.22.23 Page 3 WA-CT•FN$E•02150.620770.0261917-00 " 0 Iq 0 0 N O N Z J P.m. Packet Pg. 90 202312290430 Document:DEED Rec: S207.50 Page-4 of 5 Record Date:12/29/2023 3:50 PM Snohomish County, WA EXHIBIT "B" Exceptions Exceptions Set forth on attached exhibit and by this reference made a part hereof As if fully incorporated herein. 1. 1. Covenants, conditions, restrictions, recitals, reservations, easements, easement provisions, encroachments, dedications, building setback lines, notes, statements, and other matters, if any, but omitting any covenants or restrictions, if any, including but not limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability, handicap, national origin, ancestry, or source of income, as set forth in applicable state or federal laws, except to the extent that said covenant or restriction is permitted by applicable law, as set forth on the Plat of Edmonds Sea View Tracts: Recording No: 106003 2. Covenants, conditions, restrictions, recitals, reservations, easements, easement provisions, encroachments, dedications, building setback lines, notes, statements, and other matters, if any, but omitting any covenants or restrictions, if any, including but not limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability, handicap, national origin, ancestry, or source of income, as set forth in applicable state or federal laws, except to the extent that said covenant or restriction is permitted by applicable law, as set forth on the Plat of Seahurst: Recording No: 258946 3. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document; Granted to: Jean Werrbach and William Werrbach, their successors and assigns Purpose: Road Recording Date: February 24, 1951 Recording No.: 983249 Affects: Portion of said premises 4. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to: City of Edmonds Purpose: Sewer line Recording Date: June 12,1967 Recording No.: 1964419 Affects: North 10 feet of East 54 feet of Lot 43, Edmonds Sea View Tracts 5. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to: City of Edmonds, a Municipal corporation Purpose: Sewer line Recording Date: June 12,1967 Recording No.: 1964418 Affects: North 10 feet of West 50 feet of Lot 42, Edmonds Seaview Tracts 6. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document: Granted to: Public Utility District No. I of Snohomish County and General Telephone Company of the Northwest Inc. Purpose: Single line of poles Recording Date: October 10, 1975 Recording No.: 2408889 Affects: North 10 feet of that portion in Lot 19, Block 1, Seahurst 7, Covenants, conditions, restrictions, recitals, reservations, easements, easement provisions, encroachments, dedications, building setback lines, notes, statements, and other matters, if any, but omitting Statutory Warranty Deed (LPB 10-05) WA0000059.doc I Updated: 03.22.23 Page 4 WA-CT-FNSE-02150.620770-0261917-OC I Packet Pg. 91 1 �� ^K�Q�Q��e�^ ��K�� =.�==^^�=~.=.=^�^��.��_,.��-�"��Record Date:12/29/2023 3:50 PM Snohomish County, WA EXHABATw13tt Exceptions any covenants or restrictions, if any, including but not limited to those based upon race, color,religion, sex, sexual orientation, familial status, marital status, disability, handicap, national origin, ancestry, or source of income, ayset forth iA applicable state or federal laws, except to the extent that said covenant or restriction is permitted byapplicable law, aeset forth onthe City nfEdmonds Short Plat Number S'15'77: Recording No: 77OO240288 8. Covenants, conditions, restrictions, recitals, reservations, easements, easement provisions, encroachments, dedications, building setback lines, notes, statements, and other matters, if any, but omitting any covenants or restrictions, if any, including but not limited tothose based upon race, color, religion, sex, sexual orientation, familial atatum, rnuhta| statua, disehi]My, handicap, national origin, aAceotry, orsource of income, aaset forth io applicable state nrfederal 1avva, except tothe extent that said covenant orrestriction is permitted by applicable law, asset forth onSurvey: Recording No: 770718O191 9. Covenants, conditions, restrictions, recitals, reservations, easements, easement provisions, encmmchm*nts, dedications, building setback lines, notes, statements, and other matters, if any, but omitting any covenants or restrictions, if any, including but not limited to those based upon race, color, religion, sex, sexual orientation, familial otedue, cnodta) status, disability, handicap, national origin, ancestry, or source of income, as set forth in applicable state or federal laws, except to the extent that said covenant or restriction is permitted hvapplicable law, as set forth on the City of Edmonds Boundary Line Adjustment Number S-18-86: Recording No: 8612150123 10. Covenants, conditions, restrictions and easementbut omitting any covenants or p*sthctk>ns, if any, including but not limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability, handicap, national origin, ancestry, source of income, gender, gender identity, gender expression, medical condition or genetic information, as set forth in applicable state or federal laws, except tothe extent that said covenant orrestriction i8permitted byapplicable law, easet forth inthe document F(e000djnQ Date: October 1, 1991 Recording No.:S11O01O318 11. Public and/or private easements, if any, in existence, over, under, along and across that portion ofthe real estate under search lying within vacated Olympic Avenue. 12.Cit/ county orlocal improvement district assessments, if any. Statutory Warranty Deed (LP B 10-05) Page wx-Cr-Fwas-02150.620770-02`por-OC 1.a . . �,•Jl�s:� trr• 1R ��..,�Y +r•• .rr . rtwr t•caQ� `.. 1 r I 44y� • '. ♦ f .�'��•.�. r♦ ti, i• .a •.• _ "f• .�F•' -f lam. , 4.. sue•♦ ` ••♦ T • • I i i \ ✓i��ti t"+h..r:.y ' :-.j1 .!-•�.•.'' r �vj •r-�A�� at .. .. ! M.r. �!1f uF.*' yam' .� �i. P�. +• A. _ 'S. v - • j., •y ♦': ,t I _ .. _ - dr +++�bbb r,�.•. ��`: . .-•}'t� - �• .r I'.Y�♦•.. �A4•F• t'.S:'s�-,,is^ ,�t`'e.•. '�i�'.1. 1' `it -*L.•' •f: i' w• J• / ! /Vr' . ?' •t • ti'. �• ' j. +J' i..,~ •`. MP-.f l I i L !'• R'� :j ♦ i '�. r. t' Y:K r n i ti �, . • r• tr- ••�. a. r_ •' r' .�1' C r►r••!f 4' i~ r Y• (�u'`•� ��•i t ' +• t ; , • '•• o • ( �O�f/ O V• Sit TiGt1/ ` N:��; .:>• ' .- - r �'(� C'1 •3', a 14L2 Volutn+a ��a�.:... of official Records. pawJ-�R....:� ::' • . •�,:�:. .Y �' . „ ,. ,RENRY B. WHALEN, County Auditor 11 1 EDMONDS. S E A VIEW ^ • - o F f W�Yi ✓r- ec v,EvR airs yea: T2 G l / For Qm,,arasee Rkw.# t✓E (I VcVpj)r Volume .%.j..qg... of official Records, page F'Dr P.E -T2 s IV T see HENRY 8. Cuunty Auditor fyl . 46 t e Volume 1.3.z...... Official Records, page.....,�.�. 8Y'• HENRY B:'WHAL,�N, County Auditor ,`,}} �y r' 1vEti c- le CEP GO vE/4NMENT T R A C T e4� • �� L oT N° , !F �i�, 9 T/ Aj& Tor 7P I9C7- 6 � q� i �y � •� this ?- a- 7 see j'RorEc rPr/� oo' S S Volume qjJ:.-of ,Dj� page-��- For�vA�,4�s this P/.RT see ti D. E. NFU unty Auditor Volumn�2of Official Records page_. (� ,,° • v STANLEY DUBUQUE, County Audtoo// FOR-iERrr%1 jgATr eA) 96k'EEAF4jF RE; ()cV"AAIT for �,� b oN loT 6/ -see CorTERILL AND WH I T WORTH C/ ✓/L ENGl/Y E E RS . Volume1.7..Y,B..... of Official Records, PaHe..�; �..� � - - - - -y -- - - - - - - - - - - - — - - - - - - -- - - -- - - - -ic - - - MDORY 3- WHALEN, County AudiW t3 y mjL�J k��r�e, D,#,,T y , ,�s y N. 0-0•..r' e3 -E rQE SEA T TL E IVASH11V G TON A o/� G i,� ao 0 I/NPL AT 7-E O POR T/O,V %�, Eclsf _ -01C' 7-6o.6 T' TS' GovERNM ENT LoT N °,2 ~ v SCAL E I /NCH = 300 FEE T. — 9 — / 906 t ` + 05, b f !y 172. yq ,� \ 4L` 71s� 2to 64 2SG' J2S' . Al r'cfi J 0� 6 ya I 0 gyp• i Zk ,q q ° ' �� S ' c v a � 0� r, \ 4-3 o � � �� y 2. ZB q c ti� v C'ovEuAars 2� see a' �''� 6 q c y a •,s ° For t -L '� +C C'r / M O j� \ + (� , N 9: V i of Official Records. page ---,mom � / Volume .t.3t-S Auditor s . �,i.i-�, County ,04 �, ` a � q\ �. •� ..► � 4-.56 AC g H / `= 4. e6 A c �Q 1. --9rhVk,4''� _ 017 / -A y C, O \ o -* 2 .L .�� 1 y- y _ 4 o o- 09 0 C) CFO ,1, •. aG �� 0 � e• c ! � ti 74 NBA'/S'2.J'ry /7�.fS was c♦ �'� _ 33a' - •tSS ' / 73 a �� S • / - �'� -D ej- O /Q / P T I -o /✓ •� /. o.1 Ac o oti, 6 S < a For Co ✓E�VR see th VcitImp- ..7e.4.. of Oi-i-Jai REC� As, page./O *AW/�Q� ` ,/ ^� �e Thra /'/nr of EdMovOs SEA ViEw 74 e > Io Hrh�Y Q, VYHAl.4l + o %� / TRACTS c rrcluctPs rlie ollo..�cny /•oo.4c _� .. y:., .y A x clesc rc Gen/ !n »cols t o .Soo A m IS ft Co L/Z? I 76 x `S/-nWns fe of /Sr�r�r !`or? To we /`j - ( /ooAc CN 6 4 � e + e Folr M-CA.,, f35- .e,4"�2 3� seep l�� / /n SPct�o�z Ec9/71`Pen �8), TownshPao TwPn y - 76 2 �SAc m h � � r � Volume 1q.? f of Official Records, page -� S- .se we xz (2 7) NoRrH, P-arrf e- Four `f EnSl of lire �.ODAc x 3SS DEAN V. WILLIAMS, County Audit �� / /. 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Tra 23 _ - T . 7 A/ RJ �`" ,tso' • ,✓. e 9 is '.2s w . - --�-- CORNER ^� 2 4 1,9 E�MONO 5 AND EAST E R ` A a � d) ID Nb Ar Cr N. ` � r "1 �•\ a �.;pp.�o �>10 �. This map/plat is being furnished as an aid in locating the herein described Land in relation to adjoining streets, natural boundaries and other land, and is not survey of the land depicted. Except to the extent a policy of title insurance is expressly modified by endorsement, if any, the Company does not insure dimensions, distances, location of easements, acreage or other matters shown thereon. Packet Pg. 93 N 1 _ — - r .Y . I `, 1. .' /,!•'/I,, ., / ,•• . ` •a i. t, ji: - _ t� f e'� - 1 .r • - Y �j'.. •1:.•"� t,+f'�.Ti_2Lt'}v _ a'�'.8 . • - • .. • .. ,. to •_ . ,. � .. R .:. ',�,.: .v. • . i' 4. �� -:�r�' - �.'. y1t}�� -*•� -4 ♦ r . ,.S�'.�1 � • _ y -.� f •• •• Mf.j{,r r -%' dam. �. ...`t.•�\-:.y�� , ., •' .1 .+.� k j ,'! I. 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'ale splo�aa �et�r;�0 o ',,'�M..�� d3a •cep -►mot a - � �'I ��NO o. �, m r EI l t� fir, aas �'l� awnjoA /�''� - � s b s�o -9 9�`o s y a�v s a G i S1Q Ld `� - �p110 d 3 I TC1 c -... .. 0lp�jljrO1:1�iJ1� I:JN' -r -�'• -q a,ry �•u,,.,it n 7/3 0"a2edsp Q f�aas I v � i O �v0/J »S 2s ss9 e - - - - - _ i TP —r iFF � - -i - - - �i, 1�3b/ls LZ'*oiof N1boN 6,n/Le1 Nd Vail Al" M - .a ` �J This map/plat is being furnished as an aid in locating the herein described Land in relation to adjoining streets, natural boundaries and other land, and is not survey of the land depicted. Except to the extent a policy of title insurance is expressly modified by endorsement, if any, the Company does not insure dimensions, distances, location of easements, acreage or other matters shown thereon. d Packet Pg. 94 V - - woft 2i 52 W E N M 4.4 ; 255.p; ! , O �p 371.4 M 2 3 e 25• -*,4; 7 oD T-33.1 Z o 71 4 9. E v► vt.i".i 9 � t o �5��3 o a,,46't6� 00 z 3 �` ��' c 4s .58 M 22 $s srR r IT,40.37 Q! N Rye 1'03 .3=)'I ' a z s 8�-\,� �o office of County Av for \ �{ Couniy of 5gohomish 55. \ 1>40 -1-1e of Wa s h i n 9 +-a n \ F+ Icd for record o+ rec-ue s-f of J. Ft. O tfo on .5cpfi 8- 1919 at 30 m 1 n u+e 5 pas#' 10 o,ctocK/ 4A) A M and record ed i r) Yol - 9 of P1a+-5 \ Par 00 Record of 50id Corm+y PT. Lee County .Audi�orr By John Houvrn, .Deputy. r' Co For "Pe-z; +ems f / see Vol" r Hof Official Records pag . STAN EY DUBU UE, Coounty Auditor ' /7. /✓/, Exairn r� e d and a pproved this i22-d d ay of Sept 1919 by the Board of County Comm i ssion erg. - C.H.Quasf. CHair-mon Board of Coun4Y --(omm i ssio n ers1k Exo-rn i-m e d - a r)d approved this "—� d a y of S e pt. 1919, by t-h e- County Encjine-er. G .Tecjfm e 1 er Coun4y En9 inCCr. 1, D.Corl Pearson -Treasurer of Snohomish Couhf do here certif tl�)at all taxes on -th4e above descri bed ro�erf �' . y P Y are fu I -I 01- UP to Cana i ocl u d n taxes for the year 191 Ir-) Witness Whereof I have I hereunto set my hand and affixed my official seal this 8+ti da)Y of Sept. 1919. D. Carl Pearson. ,i- Z Co.-rrea ure r. -4 I v 4 0 1, d.W. Brickner, a Civrl Enc3ine'er, do hereby ce,rfif that i mode a se survey of thherein desccri beel proper4y, ord p acted So and That the sort# survey and plat arc correc+. - O.W 6rickner U1m N Lli t (V it + Z PILA OF !;EAHURS A, U �•01.. �� SNOHOMISH Co. Wn. oa R � see of CMia? Records, p .C, Banco DE V. WILLIAMS, County Auditor This Plc'+ of Sea burst- emb-ra ces +be followrins d escri bed tract of land . 13ecrir-jninq at the %9- coroer on the easf bour)dary' of Secfioo 1, Tvvp. 27 RR..3 E er�ce cilor� eas-1• oundcar of said Sectio 13- ► O" 21' 52"w 943,t t to ar) vY M ., th 9 b y i n-iem5ecf ior� with the r)or't h boundory of; Edmornds -sea View Troc#_s'- +hence 589 *-+Z' W 14A--7 1 Q- ft a lor)q N. bdy. of said tra ci-s,- to-ori_, ii► fersec-fioo wifh the eoster)y RT; h+_ of Way il'ne_ of the Great Northern Ry-- the twue piQce- of beg i r)p 1)9; - thcncc N 89042 E 14-47 4- -f♦,- them ce N 0001`5Z" VV- 1714 62 -f"t. to the N.E. Corner of staid Secfior) 13,- f-benee .5 85'38' 48"W Z6183 ft. to on 110er5ecfior) with the eos+eri-y QIgbt'-af- Wory line of f he Crreaf- No rt ijern R y,- thence 5 _34p 19' W- 208 3 `- f . to true ploce of be i r�- ni ncr J i Ded i ca+1000 Knaw All Men by These Present's Ihait we J. N.Otto. a widower, and Morris Rociers a bochelor, are the owners Of tlhe 1 arnd shown or) the adorn -- porny; oq plat, which plat Is hereby deslc�na�ed a s. Plat of "Secihurs- -f which Is more: poriicularly� descrobecl under "Descrrlptior);`,-t-hat ~the, Sizes rind dimensions of d oil lots blocks anSf reets, are correc-f ly swI ho r� nfer+ and decirndls of feet, and that- vye, J.N.Otfo and Morris Rogers do hereby dedico+e oil of- said s}reef'5 and over)ues to th& publ,`c as public highwoys, YYhere�of the- saki J.N.O*o -and Morris Roofers have caused these Presents to be siclned trbis Q-- day of August- 1919. _ J . Morris POc3e*rs. A c; k r) o\^.* I e d q rr ern t 0 stot e. of Wa s h i n g f o'7 County of Sno t7 o r-n , 4n this 4 day of Au?us+ 1919 before me personally oppeared J. N, Quo and Morris Rogers knows tO • rn a is b►m +he per5or -5 Who exe-cu-te d the forecloin9 in-strume,n+ and or) oo+b so that they are the owners of the above de-- a nd acknowled e d the said i in stru m e- n�- t'o be their free Q nd srlbed trac} of Land , q volu n+ory act for the uses and purposes there i !n sfated . In Wi-Iness Were -of 1 Dave hereunto set rriy hand and affixed rn seal -thy dray oncl year first above wrifter)_ J. E.Wil 150r), ..W f [ Notn,r-y Pu'blis in rand -For the Stote of WQShin9fon. residincj ai Edmonds, G NOTARY v Y Y PU BLI C 2 a 0 :z Cn CD NT 0 C N CD Z J a E U 2 a This map/plat is being furnished as an aid in locating the herein described Land in relation to adjoining streets, natural boundaries and other land, any is not a survey of the land depicted. Except to the extent a policy of title insurance is expressly modified by endorsement, if any, the Company does not insure dimensions, distances, location of easements, acreage or other matters shown thereon. Packet Pg. 95 1.a EASEMENT vk MA owe 133 For a valuable consIdentbn. receipt of which La hereby acknowledge 1. the Grantor_ _1 _ Robert Steen and Ilaylo-Stwer, its tsifs hereby grant and convey ------ to the Grantee _._Joan tarr►ach and William MerA"&, -------------------------- - bar Yusband th eir succe:csors and assigns, the right. privilege and authority to eonstruet, Improve. repair and maintain a road :(cress over and ulx,n the following land. locate(+ In_ _ _ _ Spvl*misk _ . .Coue.. Y. State of Washingtem, to -wit A road now in existence running from Beverly Park Rogd aver LA 9 block "C' and over Tract 43, both of Edmonds Seaview Tracts, to Lot It, Block. "C" Edaone'a ::eavie■ Traits, Snohomish County, bast inetrn. The Grantor shall make no use of the land occupied by said _ArMtICO except for road purFosea In exercising the rights herein granted. the GranteeA _ thott successors and assigns, may pass and repass over said __TQ4d--------------------. -- - -----------.__----- - may cut and remove brush. trees and other obstructions which in the opinion of the Grantee- A- in- terfere with the road, The covenants herein contained shall run with the land and are binding upon all subse(iuent owners thereof. The renter line of :;aid_ shalt be parallel with, and not i more than feet distant on either side om. a principal renter line across said j land. I f In WO less Whereof. The said Grantor-i_ ha_Ta_ executed this instrument the_ day of i1sy------------- - -- f!1_9Q I --�= `-------------- --- i.. 6 , ..r"r.w ,.r... WW .e NOW rs MMM 11 rev r IIOMS, L.+r.. ar •..�. — - - --� WM%-*- t4w M,r O. 5. Y gM.r.0 rba at ! arp MM 10--4.0 j Packet Pg. 96 1.a wa 40 to164 WAIT Of 4. AMMZWDTON, i -- Aa. t I!eDYffi I _ AL County of- ol SnodM I. ....... W.pod"Pla iRd____...._._-•------------»ours, PUMM fA And tee the NAte Ag WAamogtatt, rending at ..._. on..— I. ------------ do he+Ml 01111Mf th" I M .---�------------------- day of . ' — - - — - - WY .... I ............. N_S� _. leraonaW Appeared before me Aolpwt Stem and DA�lo Star, his mi.a .... ----------------------- to nw known to be th- individual. -*...described in ADd who eaeciited tba within . +erumeut Aid scknowtedsed that Lei +Sct.G u.4 sea :: the aamr W -. their. r•ee ..nd volunu.y act antl ror the tm.r and purposes herein meatJoned GIVEN UNDER M4 RAND AND OMCTItL MCAL thi------ `........... ............ ................. day u! NMan Public to snd !oe the state of Washington. residing at------ EdgtondA in aid Coua-.y NIC ^i IL `k ri Packet Pg. 97 1.a I 4.N Y • •.ti. 0 414 ` '.. TA3&MCHri El u • VMYT t wi IN 891J ATION or "kCOITA to ACCaCX is TIC q^%TOFS IvItom air Inc or THC CON67 RUCTION AfW tSTASLIIi WOT Cof A WWRR Otr01040 Tilt UV•OCK3101mD,o SRA—riZ Ta FA o itlJN1 A4� CAIti FOR TM 1113TAL ATIDti, 90411AT1114, SAID #41"9►IANU Or JA VA"ITIIRV AM10#144 llTt m ativalrt LOW GMp AC0082a TNM' U4 0 MID ESLOW TIM IFOLLOV1140 OSISCit1liCL PF0PXOtir".t AND IN. PmTIan a la"T To smowt Teus's kmwgj, "O1R0' IN AND OTHSR 0911 UtT30mS RNTSE'mit ► I" WITH TK LOCATION$ C@NSTIWCT00r/ AND /MA/NTZ4"C9 Or SAID K%CR LIICCSa TIC C ASCH COT AM atI QNT.4P.+WAV HCP48T GNMICD IS IAIC 1TKD Bit THE COU47T Of "r NQ0t/SHj STATIC Or WMSMIAGT1?-ig Atli, IS t 0*t FARTICICLA1MVr 04SCA1690 AS ►OLL0 OS THE NORTH 10 FEET Of THE CAST 54 iEET Of LOT 43, EmoNOS SCAVIew TRAeT'S, AS (RECORDED IN VOLUME 30 PACE 78m RECORDS Of SNONONI5I4 COUNTVS WASNINGTON. wism LA' CD <v r Tm clTT A QTS To II(Lma t To OjtI*ltdl L CatwiToom s1 at IXFWVZR&NTS All A&C 018VO NO wAVAINCi IN 1e01iiT FAON, INEIIIMPACS AND 09PAIN 017 SAID W%Mlt 10IN&SS f*0Vl"Vyi TUC 1tItAI47"S, SIISIR 1I'L3R$ *tt. "SICSY4 S!lA1Lt, NOT CGIISTRUCT ARV PCM"NT 81'PttM.:Tt M DVCN, UPOML On W$T"&N TIf IefIAttiSpl'Q' CAN"Cri'I'o DATED THox x uv D� Pas del a�alr•leposM K+a rismsr� �— sun or ta5"lumcoum p ms or )� 1. I ►eo soon" AS, •� • . . ril!, 4`�' . , a ru ne•p�1�fFwMR yr � ra� q�wp �b'RM'e... . REQUIRE JLIh 067 VOL �aa ,t l+�r•�� tM�M ' �'. �. rMrl¢rMep w r �,r'atwl,^�r�4at.rr�+r�rwwe !tINN� M/►►`4t's Packet Pg. 98 OD a IN CMOMPATUN Of 09M1►t'i 3 1 Att " Tilt GRM"I S tAK#4 By MAIM& of "It C;408TRUCTIC11 AND 9DTAt11 W'49iQT or A 09WO S"Tt"s 1"t ovoCRsi �a east Wv— t '� `S iF"1' QLA a '„� "%ar a oOat r�p� °" . ►.s �,...�..e�._ MR TW INSIALLAT404, +DftRATtO,4# AM NA I##' Or A 0-0411%.RY At viva %TOM Ov.*R LINE O't N# ACdlt %t# TUA"4W Alett 11 L&W TILMi; ewWrr WO V9*01e 09--A MW&"Y,, AIM 'r , In4ARYw" sts"T to move TAecso elilollc11ls 11awfastwwyn Aoo oTtlza ozst*v.vlol#s 1001sr-rut- $Rio w1j" VWI,aotATipN� C*#*jeMItCT/fete AM KAl"T' ti itt of sia i* auto 0.11t1:oi $its CANi )IT NO eee001102f~ 0909 T ORMT90 IS 1ACAUD IN TK COWM Or Suss tIiQNOWS 3TATIR or Aul1V4ftig A 40 10 041W PARTIO L"LY INWRSOCO AS roi.LOWAB Tmt: NoRTH 10 fCZT Or THC WST 50 rtcT or Lox 42, to"omos SEAK19V TRAmp A9 RCCOROCt1 IN C/OLVNt 3$ PAGE lop RECORD$ or SN*404#5b Couim, WAsltee+cavom, tr GD uj ;' L' .i ► m� � � C►I'Y9 n'v%; 1. �"' Crlda G TW CiVT aEGi6! CS " fA*Tt2 g '9 stilfelPWd!lLLV TW ORIGINAL CQUOIT10" .` 4" 1000OWNCHTS AS AJW 9141UA Aft 1112M NG 109 ONSYMC110"s 0ANTe;NANCt AND RSPASA or SAID mcwte LINCS1 rel@tle"Djo 'mc To"„ T"Clio OwIlm 4m Assia" l $"ALL HOT CCNBT'RUCT At1Y PCWAA"t*T STIV.0um ovems UP" a* WITOOK 1rmt otw4tea':"T CASCHKI I P, DAM 4a e s 0 e Iry at '�r „�.�► c . !- `' uos SAW 6-e*w*A V A►Pe; 690 HE z- A aA' � euer u 10IVIOVAL Jay e e me" eewnewas"s ARILIIIJIIR.soma "if iik;o�Qs wee Tit. 09690 M TM 91 A et 'etavai ll .!e(li $ 4 ism � w e iM1>M eeovir.104 a Toss '� imlw *F "a a A +w�ceye�a�t 'Room mum' I, No iwow O s LEE A RED ` Y job Irm, A r x Packet Pg. 99 r 3 musu M. t, t�,V fPY DISTRIBUTION EASEMENT TH13 iNl1ENTt1RE made this .AIN . '..day of �� iY,7r.!'!IIA�t3t.,,:fY ,.......»,.�.w.«..«.19T�i:r il$%iasarl ., ,,,,,,,,easy ibt.,,Sola,nd Anne Sola his wife r.........f.......e......� . ....-ia ..,... .f,.• ,•..f..•fIH•r{1R.Nr••...........................••ytNA.NY.. . .••.U{.Af••.•..•.••........................ .................A..,..•.aa......... ..0z...i . . ............•... ......Y:}X.. ....lift Y..•1 .../.... •... ".,S,,.Y... ......;, , '.'If,,.1.,..f.......•......4....H....1.,,,.,N.a.•...rHN..N,.HX..,..H...•,•,•f1i•H.................................. i.i ..... ' '.., '•.• .,..I..H«.Y. ' r.aA.•,..•i,••.IN.i....a.....f..f...............f.f.rfr.ft. natter referred WAS Grantor,4i B.t.IC:UTILITY Dt$TRICT NO. 1 OF SNOW-11SH C.CUNTV. ,. `. 'tipti41" xI.WphQ tn,a:.,11•aa. ' Qr 4iAi�t?aTfy Qf..tht<:Agrfthrvestt .Lnc._ ... ........ .............. ............................ Y : ,....,................ f.« tirsrl 11WOW relofrad' tw es Grant", and w•d hero" ft,tr ...., fafanerl to tilt; Mortgages, VATNESagT � WHEREAS Grantor is the owner of certain lands and remises situated in the .Cou h, mush State` Of:Washington. described as follows, C That portion of Lot 10j.Block 1„ Seahurst, according to the Flat t1ki6reof recorded:` U_ . ia. Volume 9 of Plats., page 90, records of the Auditor of the County of 6aiji.omish. c State of Washington, described as follows: COMMENCING at the northwest corner _, E of said Loft. ZJ. thence S 14026000" W along the west line of said Lot 19, 10.40 feet 4 to the true point. of beginning of the tract of land herein described; thence continuing.... a 3 14P26'00" %V 177. 97 feet to the southwest corner of said Lot 19; thence N 89042t00'r E: y along the south line of said. Lot 19, 125.44 feet; thence N 0021152" W parallel with the ' East line. of said Lot 19, 87.46 feet; thence North 88035100" E parallel with the Norttl line of said Lot 19, 38.76 feet; thence N 0021,52' W parallel with the east o line of said Lot 190 86.. 22 feet; thence S, 88035100" W parallel with and l0. 00 feet In southerly fromthe north line of said Lot 19, 118. 6 feet to the true point of co A beginning. c v o AND WHEREAS. -Grantee is desirous of acquiring certain rights and privileges across, arart under and -upon the said lands and O , N ; ni tas; pm - Z NOW. THEREFORE. Grantor. for and in consideration of the suer of ONE DOLLAR ($1.00)' and other valuable consideration,; receipt; of which is hereby acknowledged• hereby conveys and grants to Grantee. its successors and assigns and its permittoes and the J ,. d .ticenseas. pOpatuel right. privilege, and authority to construct, erect, after. improve•, repair, operate and maintain. together with the right to convert to y aft underground system, an electric distribution fine, consisting of a Single , . line of poles andfor structures with necessary braces, guys and anchors, and to place or allow or permit to be placed and operated upon or suspend from such. poles ana or structures, a> E distribution and signal wires, insulators, cross -arms, transformers, telephone or telegraph communication w:ras, and other necessary or con- venient a ppurtena:scgs, airless, under, over and upon( the following described lends and promises s+trwtsd" eae the CouMy of ;.arJ�lQit)AXlii$. gtate of Washifq"% Wiait: V ; The north :10 feet of the above described` property. 3 o NO SALES TAX o: : - OCT 101975 0 r o Win wom W' N N vly.!a ,' a Tagethaf with IN 0ght 41 ingfess to and egre%$ from said lands across adjacent lands of the Grantor, for the purpose of .constructing; s reconstnicting, taps m"t, rerraweng, altering, changing;' patrolling and. Operating said line, and the right at -any time 16 remove said poles,. wlrw and Wu tsnaneae from said lands. Al" the tVM at so times to clit and or trim all brush, timber,, trots or other growth standing or growing upsri the to tit Grantor' { Q . trhkh, M the eainisli of Orantea• corlstituts a menace or danger to said line. Grantor and the hers• successors or assig". ail,' Grantor hereby ' 40"AAM Orod MGM Mt It construct or permit to be constructed any structures of any kind on the easement area without written approval ' of 4M Manager► of Mrs Oistrlet, The atapile► ", ? snit the hair, twocoa$rirs or assigns of Grantor covenant and agree not to do any lalaotirig er diseharga: any exptood" atiNlNi a d*84ae of ptii! hundred (m) feet of said Tina without giving' reasonable notice in writing to the Grant". its. ' aurCoarlms or aecigna, sir NNarW" t o Ga da,. i t fWV^ Mfls, vllages and authority hereby granhtll $hail Continue to be in force un1d such time as the t3rarrtaw, ih srreeaa�ora6 , i aw asi "a shall 0001' c9n ear„ ore $also ;slat- wif0s and apPurtanan0a$. from said) lands. ;or shall of AM 11it PWInOnenty, attandon, acrid hale.• at avhkla fulls a=J title, r, ; "" anh rtghc ativileges and authonty hereby granted shall terminate. The dramaarea ivviiteneilts it $rod with the Grants* that Grantor is lawfully seized and possessed of ths, find, eharesliid;. has a 4 : t . . flied grid WOW light iwd glow is $$lb and ran MftM►t that santa are rise and eNu of enewnbranes*, as adova indkated, and. . .asapt tAM EJraniar w►N Mwawf warrahl sod dolend the l to said NwaMont and the quiet pos wuwn Ureriof again$t the laeahlI Claims and dseeartrs of SIN gisrow Womselewf, ' ? ORsal% ailed haul by the � �Milrgsom is hereby subordinated to the, fW" heeeM Sralflad to: the Grantee, but in aft sills! nxl ; : morfglgi' .00 remain unimpiredr `z t ` Mi ai1MlltiN':' Y111BgtA�,: IN* anstnmltnl lies bw executed the day and, veer first,: abioye .wrieare. ps may, i at1. f•.•A,.l.Y/XYY•.lIN., ................ .hMwMY.•f..Yi••...q• eft. 111.•I.HOdLnwo X ' • . f .AA.t 1i,1.Af,.f 1,,.{.tYlf.A. R. f„r11 r.Y•ItAR.Fr.f YX.•afl,I,.Y.•IIX................. •.....A..•....:...«...» w••ww•.{YN{ Y .•.•.a,•.r•...»•... M1 i, t. .. ... AW ... .. law»•�n.lY..r...w,..+....--v.a,..,�. ,.... J Packet Pg. 100 1.a CITY Or Eniong5 7 RECORD OF SHORT Sth101V1St011 This is to certify that the properties as shown on the attached map (Exhibit "A") and co described as follows: cA See Exhibit "B" N O .�• Have been divided under the provisions of the Edmonds Subdivision Ordinance (Sec.12.10) cV File ito. S-15-77 subject to the following conditions and requirements: 10 p 1. Exhibit "C": Hold Ilarpiless A, rcemar t 2. Connection of all lots t� &an�tary sewer. (� 3. Utility casemonta and access thereto as requirad for utility services. 4. Wiring services to new houses to be underground. S. oTree cutting uttg restricts O5to be imposed on all trees 8" diameter tS over i IMPROVEISENTS REQUIRED PRIOR TO ISSUANCE OF BUILDING PERMITS NOTE: Future subdivision of Lot C will necessitate a turnaround at the and of High Street. I/we hart -by certify that I/we are the legal owners) -of the property described above. 1/we warrant that all representations are true and correct and understand that in the event of any misrepresentation or failure to cosoly with the conditions and regulations set forth nercin, the City of Edmonds shall have the right to declare the subdivision void and record a statement to that effect in the grantor -Grantee's Index in the office of the Snohonish County Auditor. signed• 3J1,.cvA�'��• .�vr� Dated this day 0f42,192z-:. ' STATE OF :IASNUIGToa) �i couvTY oF�snolioatsN) Sa` r .i��.� On hel` y pars wally appeared D fore one * = e 7l� /and ii c .®' to nekna.+n —fo- a 1F+n Sndfv due s oc•cr c3 Sr. an wAo a u'�t the wi n an uregoing ins rumen and acknowledged that sighi4 the -'same as fre nd voluntary act and deed, for the uses a pur- /s{+s^tcr*fn sentione r i �'i1Ven u(fdor rD band and official sea this day ofgo 19_�- Notary Puylic n•an or fro etc of W&sh1n9tcn residing at_Ij A Ur s f)7v:J2CJ)S' is— } page nsa OI _a�i— •'fir c_ Dated thSs1_9 day of 19Az_. . , STATE OF UfSl:Ir1GTOt0 COMITY OF .11'J:IW:ISH) ss: 11 On this day personally apanaerd before uk• ��..,�(! s� and ' in— to r:n��rn to be tne� d K due` s.:rf�ea in oncrWiu c coeuwii :-iTrr, ±i t.h(iit.h(i1�o�_fiire ;oL1g 1psteuar•nC, 4{rd aeknawle�jt•di��•an poses d stte sat-m hentioned. irce and voluntary act and dead, SaS;V r �612/�anTpur- �.y 01von under apr baud and official seal this / y44 day of y'�• `� ��6�19:?�.j� 7706240288 !CRA Ffnta— r- y l tZ ci c i f n 1ortir0 �qwEF ofZiasiringto'n reslJtng at�✓ ! Icy C.. U) C N L V r Q O 11 N U) O le O O N O N Z J a lit t 0 M a Packet Pg. 102 Packet Pg. 103 1.a /AN1511. MINI 11 a011. NIUI•II IUN e, FAINI /ONI ll UtO-II, NI ISON JJ p ��} RCCeJ, 71t4 c:-&'t0{L Glf JTdQACI.GZLIPQr '7IIC, ENGINEERS • SURVEYORS • PLANNERS ))• NII• e1,•., • [•w.•. J,. W„•1••„w t•e]e • .)Olr )1 ).1. 1• March 31, 1977 ' I'll o No. 4444 Revised May 26. 1977 NEW PARCEL DESCRIPTIONS ►ARCEL A (POWELL) i That portion of Tracts 2, 3, •]nd 4, Block 1, Seahurst, according to the plot thereof recorded In Volume 9 of Plats, page 90. records of Snohomish County, Washington, described as follows; Beginning at the northeast corner of said Tract 4; thence N 78004100''W, along the northerly line of said Tract 4, a d istanoe of 210.00 feat; thence S 18055'00"W, a distance of 171.87 feet; thence S 74014100"E. a distance of 89.97 feat to an Intersection with a line drawn parallel with and lying 132.00 feet westerly of the westerly margin of Nigh Street; thence N 14026'00"E, along sold parallel line, a distance of 30.92 feet; t I]ence S 74014100"E, a distance of 132.00 feet to the westerly margin of Nigh Street; thence N 14026100"E, along said westerly waegin,93.88 feet to beginning of a curve to the right having a radius of 1.395.40 feet; thence along the arc of said curve to the right having a central angla of 2030' for 60.89 feet to the Point of Beginning. PARCEL B That portion of Tracts 1 and 2, Block 1. Seahurst, according to the plat thereof recorded In Volume 9 of Plats, on pago 90, records of Snohomish County, Washing- ton• described as follows] Beginning at the northeast corner of Tract 4. Block 1. said pplat of Seahurst; thence N78'04'00"W. along the northerly line of said Tract hl. a distance of 210.00 feet; thence SIB-55'00"W, a distance Of 171.07 feet; thence S74'14'00"E, a distance of 89.97 feet to an Intersection wl th a line drawn parallel with and lying 132.00 feet westerly of the westerly I of Nigh Street, said intersection being the True Point of Beginning of this description; Thence N14'26'00"E, along sold parallel line, a distance of 30.92 feet; thence S74'I4'00"E, a distance of 132.00 feet to the westerly mar- 9In'of Nigh Street; thence S14'26'OWV. along said westerly margin, a distance of 91.00 feet; thence N74'14600"W, a distance of 132.00 feet; thence N14'26'00"E, a distance of 60.08 feet to the True Point of Beginning. _ PARCEL C (SnLA) All that portion of Tract 4), Edmonds Sea View Tracts• according to the plat thereof recorded In Volume 3 of Plats, page 76, records of Snohomish County. Washington, described as follows Beginning at the northeast corner of said _ Tract 43. thence sou thwasterly along the easterly line of sold tract to the center line of vacated Olympic Avenue; thence N31'34'36"W along sold center line 171.56 feet; thence N30'10'44"W to a point on the westerly line of said Tract 43 which Is S39.28'07"W 125.2 feet from the northwest corner of said Tract 43; thence N39'28'07"E along the westerly line of said Tract 43 a dis- tance of 86.8 feet; thence easterly along a line which is parallel to the north line of said Tract 43 for 177.64 feet to a point on the westerly margin of High Street •:tended, 30.97 feet southwesterly of the north line of said Tract 43; thence northeasterly along sold extended westerly margin of High Street 30.97 feet to the north line of said Tract 43; thence easterly along said north line 59.16 feet to the northeast corner of sold Tract 43 and the point of beginning. EXCEPT that portion, if any, lying within that portion of vacated Olympic Avenue that has reverted by process of law to Tract 42 of sold Edmonds Sea View Tracts. ALSO that portion of Lot 42. Edmonds Sea View Tracts, according to plat there -- of recorded In Volume 3 of Plats, page 76. records of Snohomish County, Wash- Ington, described as follows: Beginning at the northwest corner of said Lot 42; thence S6•25'37"W along the west line of said Lot, 426.65 feet more or L'• less to the'northeasterly margin of vacated Olympic Avenue and the southwestorly i line of said Lot; thence S31'26133"E along sold northeasterly margin, 18q &"IlOR12EU ` FOR RECOR1311JO CITY OF Cll,',IONOj ?7U6240288 V01u38 F�CF586 By _ Pa);e Of 'rt 1. I� .. � tl�i •'Y�ifslsifiul i r^ Packet Pg. 104 1.a • March 31. 1977 Fila No. 4444 , It vlsed Nay 26. 1977 feet to an Intersection with north margin of I07th Street Southwest; thence 12'20'08"E 581.75 feat, to a point on north line of Lot 42; lhanca S89'15'23"W alo.rq north line of sold lot, 50 fact to point of beginning. TOG1:7HER WITH that portion of vacated Olympic Avenue as vacated in Volume 38. page 179. of Commis- sioner's records which attaches by operation of low. r ALSO that portion of lot 19. Block I, Soahurst, according to the plot thereof recorded in Volume 9 of Plats, page 90. records o/ the Auditor of the County of Snohomish. State of shington, described as follows: Commoneing at the nortMwst corner of sold Lot 19; thence S14'26'00"W along the west line of said Lot 19. 10.40 feet to the True Point of Beginning of the tract of land herein described; thence eontlnuing SI4'26'00"W 177.97 feet to the southwest corner of said Lot 19; thence N89'42'00'•E oIong the south line of said Lot 19. 125.44 foal; thence NO'21.52"W parallel with the east line of said Lot 19. 87.46 feet; thence N88'1580014E parallel with tho north line of said Lot 19 38.76 feet; thence NO'21152"W parallel with the east 11 ne of $e id Lot 19. 116.22 feet; thence S8B'35'O0"W parallel with and 10.00 feet southerly from the north line of said Lot 19. 118.76 fact to the True Point of Beginning. ALSO that portion of Tract 43. Edmonds Sea View Tracts, according to the plat thereof recorded in Volume 3 of Plats, on page 76. records of Snohorslsh County, Washington, and that portion of Tract I, Block I, Seshurst, according to the 1 plat thereof recorded in Volumo 9 of Plats, on page 90 records of Snohomish County, Washington, all more part leularly described as follows: Beginning of the r northeast corner of Tract 4, Block I, said plat of Soahurst; thence N78'04'00"W, ` along the northerly line of said Tract 4, for 210.00 feet; chance S18'55'00"W. 1 for 171.87 foot; thence S74'14000"E, for 89.97 feet: thence 514•26'00"w. along a line drawn parallel with and lying 132.00 feet westerly of the westerly margin , of High Street, for 60.08 feet to the True Point of Beginning; thence continuing 514'26'00'W, for 81.70 feet to an Intersection with a line drawn parallel with and lying 30,00 feet southerly of the north line of Tract 43. Plat o/ Edmonds $ea View Tracts; thence 0189'42'00"E, along said parallel line for 136.45 feet to an Intersection with the southwesterly prolongation of the westerly margin 01 Nigh Street; thence N14•26'00"E, along a -.Id prolongation and the westerly margin of Nigh Street, for 43.93 feet; 'e N74'14'00"W, for 1}2.00 fast to the True Point of Begi"I ng. PARCEL 0 (STRATFORD) That portion of Tract 9, Block C and of Tract 43, Edmonds Sea View Tracts, according to the plat thereof recorded In Volu,ee-3 of Plats, on page 76. • records of Snohomish County, Washington, and that portion of Tracts 1, 2 and 3. Block 1, Seahurst, according to the plat thereof recorded in Volume 9 of Plats, on page 90, records of Snohomish County, Washington, all more particu- larly described as follows: Beginning at the southwest corner of sold Tract f 3: thence northerly. along the west line o/ said Tract 3, • distance of 13.00 feet; thence S74'14'00"E, a distance of 119.65 feet; thence S18'55'00"W, a distance of 3.00 feet; thence S74'14100"E, a distance of 89.97 feet to an Intersection with a line drawn parallel with and lying 132.00 feat westerly of the west margin of Nigh Street; thence S14'26100"W, along said parallel tine, a distance of 141.78 feet to an Intersection with •'line drawn parallel with and lying 30 feat southerly of the north lines of said Tract 9. Block C and Tract 43. Edmonds Sea View Tracts; thence westerly, along sold parallel line. to an intersection with the east margin of Olympic View Drive; thence northerly, along said easterly margin, to the point of beginning. r. f � 7706 24112 8 8 %I ITHORiZED FOR 1 r7 £CORDING Page 2 of 2 OF EDNIONDS f vAIL38 f.IU587 of Packet Pg. 105 1.a 8 ON 1 I "Ally"N (C CON TNONA/ ! JONN/TOM a I � O� /i.tt ► r ANNC N. COCA qiI' ^ N O•)i W t It 3 � ��1 9q ,• jh AV,), H�GN R F�T� • � !)ft BOO• u R / TNOMA/�! .Ow(lC 13 m Q j / �•/.T/. A N• 0" CITY O � � � rs• , ON. OCAY / c / 1 8_' tNMtfT I. iTAAT//110 \ $ \1 A •'! l w • 8I Lf[ fACAIfN k i ` O YAIP/C , io ch • k AyURST/ I r I Nei[ 2 *CAIAII014 0/ iC A7 Of [OYNOMOi 3l V'CW cn C d yam.' Q O NNQ L7� �a co O O O v N O N Z a c m t v Q Packet Pg. 106 Packet Pg. 107 1.a = n o -*� . o o ZZ cmi p �C N -I .• • M --it x ; ' 0_ -' ; , i i Y o N D' n;m o Z '' 1>� M v '' rn Z m �O -1 -0 .0 r �� X* N p p {ri 4s. 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Powell 18427 olympic VeiW Drive rlrtr)AB, WA. 98020 _ •r'"-•• CITY CLERK ^l CNIC CENTER / r ; /�( CITY OF •EDPIONDS , �- `2 WDMOND9. WA 90020 RECORD OF SHORT SUBDIVISION rM This is to certify that the proparties as shown on the attached map (Exhibit "A") and C9 described as follows: � Sea Exhibit "B" O have been divided under the provisions of the Edmonds Subdivision Ordinance (Sce.12.10) File No. S_1g-86 subject to the following conditions and requirements: 1. Exhibit "C" Hold Harmless Agreement �N r`!O EXCISE TAX W REOUIRE'D L; � a � DEC 1 •5 198G Cr C• ii - �G MKE Epcti Inowwo U. j� } • BYJL� lL 6 O ti Dnouty _ [.. Ham' ta w pN I/we certify that /we are the legal owner(s) of the property described above. I/we warrant that all representations are true and correct and understand that in the event Of any misrepresentation or failure to comply with the conditions and regulations set forth herein, the City of Edmonds shall have the right to declare the subdivision void and record a statement to that effect in the Grantor -Grantee's Index in the office of the SnohpMsfti4©pM RyE®uditor. FOR RL-CORDING SIGNED��_ CITY OF EDMONDSAAW — Pa page I or DATED thls_,t=G day of 19, STATE OF WASHINGTON COUNTY OF SNOHO11ISH3 On this day personally peered before me H° "� �'r , to me known to be the individuals described in and who executed the within and foregoing instrument, and acknowledged the t signed the sate as free and voluntary act and deed, for the uset_gpd purposes therein mentioned. Given under my hand and official seal this Xr' v day of r}'�/L.•e ds� �>,i� ��.,�'.". • a 7�1•��S ' Notary Public n and for., the S'sstLt�o6•'ishingcor. residing at DATED this_,L� day of my ,.jrs �E V-Zb.lyy. STATE OF WASHINGTON COUNTY OF SNOHONISH) ss: On this day personally appeared before me toX'art V. " • and to me known to be the individuals described in and who executed the within and foregoing instrument, and acknowledged the t signed the save as �.f.Gt v Ereg and voluntary act and deed, for the uses and put OF therein mentioned. Given under my hand and of !t. W' ai thi,_ZZ_day of 19 do � r, v 0121 U 12 S';1 • 't •;'�, �•�� r$Woc4ty Public n and for the Staca of Washington ' �r'.; t ; J � •4 .� %0' ra'p residing at �g —011 Commission Explfes VOL. 2 016 PAGE ti: / ! V January 25 199� f f 12 Q Packet Pg. 109 CITY CLERK CIVIC CENTER EDMONDS, WA 89020 FILE NO. S-18-86 EXHIBIT "C" Owners, and all persons having ady present or subsequent ownership interest in these lands, and the successors and assigns of owners or other parties having any said interest, hereby agree that the City of Edmonds shall be held harmless in all respects from any and all claims for damages for in- junctive relief which may be occasioned now or in the future to adjacent land or improvements by reason of the construction., operation and maintenance of the drainage system and hereby waive and release the City of Edmonds. from any and all claims for damages, excluding damage caused solely by an act or omission of said City and injunctive relief which the owners, or their successors or assigns, may themselves have now or in the future by reason of -he construction, maintenance and operation of said drain._e system. 6612150123 AUTHORIZED FOR RECORDING CITY OF EDMONDS Ift k6 Belo 2 rn - VOL. 2016PAGE 2771 Packet Pg. 110 N W E S BASIS 0I BEARIN03% l SEAHURST / Af 2043637 /L SAN. SWR • : SET REBAR W/CM5/ ESMT THIS o No. 4561 l / AEA. IIST. v�i tz • • EXIST. CASED MONUMENT 0 : EX= CASE (NO MONJ / O r3o/ (g /� , R a Sa pg•, � 17�I / f p A,N 1 30,998 5• Ft 1, CON. Tr.• s '� b R 10 $s.l 144.42 •r SANITARY SEWER o �y EASEMENT AUTHORIZED / FOR RECORDING CITY OF EDMONDS ey y� F•�{'u �— O( Yam. � H x Z Z off$ tioo I Li s� 0 a� 4 CT J�PlrtoGt� t 011 SEE RECORD OF SURVEY VOLUME S P0229 FOR OLO LOT LINE DIMENSIONS ON LOTS A. 8, B D. CITY CLERK CIVIC CENTER EDMONDS, WA 90020 l AF 803905 •Zoe Vl ELEC. ESMT. EXIST. C r /JgSb, y ~A a: 37,423 S4 Fl ro ro. 1 F1 r cow. fA. 43 ^ "[ Coll. I T r, 411 7 LOT LINE J tp C 143,7" 34 /s /OLYMPI Y Ye: 1 sr. Zang Surveyor's CertlttcateT A 10 �NW COR. TH. 19�_ il'1SPUD0lM Tm XIST A02 � t AF 1964418 AF 1964419 SAN/STORM SWR. ESMTS, EXIST. 1% O �p5 9 t�Yy 5�t G �9 TRANSFER AREA 1 3,125 2 3,852 2, 132 • 2,421 this short Plat Correctly reyressnts • 4. / c vCsfc survey cede by me or under ay direction In contorarace with the requirements of �i/ R I871h $1. $�{/ spproPrlat& state and County statute and 1 3 =_� ordinance. �% 6� s•' •R // /Y .I ifiO/dam wl (/r No, ' t' CITY OF EDMONDS Du (,' DEPT. ENGINEERING DIV. iiifff[ M FOCA'. LOT LINE ADJUSTMENT FOR IIN:UBY POWELL/BOLA REMARt:SQ+y IN GOV'T. LOT 2, (SE 1/4, NE 1/4), SEC,13, T27N, R3E, W.M. // � CITY OF EDMONDS, WASHINGTON Reid. Middleton G Assoclotes, Inc.J Enq= • Swv"ws • WomenJL9 12, !r, A,7. K. Srr ]W. !a•weM� WA 110t0 I•e• PRIN cH. RLE saALa I"•1 ! � 150 02 84 031 rN[fT OI voL.2016PEE27721 Packet Pg. 111 CITY CLERK CIVIC CENTER ROMONDS. WA oaoto . �.,�• Reid, Middleton & Associotes, Inc. Engineers Surveyors • Plonners LW;AL iESCRIPCIONS FOR POWELL LOr LI11E ADJUSTMIMM RMi File No. 02 84 031 November 24, 1986 Page 1 of 5 PARCEL A (NEW) A portion of Tracts 2, 3 and 4, Block 1, Seahurst, according to the plat thereof recorded in Volume 9 of Plats, page 90, in Snohomish County, Washington, described as follows: Beginning at the northeast corner of said Tract 4; thence N78104100"W, along the north lire of said Tract 4, a distance of 210.00 feet; thence S18.55'00"W, 171.40 feet; thence S74.14100"E, 131.93 feet; thence N14.26100"E, 9.92 feet; thence S74.14100"E, 90.00 feet to the westerly margin of 94th Avenue W.; thence N14.26100"E, along said westerly margin, 114.41 feet to a point of curvature to the right having a radius of 1,395.40 feet; thence continuing along said westerly margin, northeasterly along the arc of said curve through a central angle of 2-30,01", an arc distance of 60.89 feet to the Point of Beginning. PARCEL B 004) A portion of Tracts 1 and 2, Block 1, Seahurst, accormish diunty, theWaspplatt hereof recorded in Volume 9 of Plats, page 90, in described as follows: Commencing at the northeast corner of Tract 4 of said Block 1, said corner being a point on a curve to the left whose radial center bears S13.03'59"E, 1395.40 feet distanti thence southwesterly along the westerly margin of 94th Avenue W. and the arc of said crve thenceuSl4.26 00'W 8continuing along central angle fsaid westerly margin, 1144..41f feet 8t feet; the True Point of Beginning; thence continuing along said westerly margin, S14"26100"W, 76.00 feet; thence N83.32135"W, 175.96 feet; thence N14"26100"E, 94.55 feet; thence S74.14100"E, 84.30 feet; thence N14.26100"E, 9.92 feet; thence S74.14100"E, 90.00 feet to the westerly margin of High Street, and the True Point of Beginning; CITY OF EDMONDS P. W, DEPT. ENGINEERING DIV. AUTHORiZED EXAMINED FOR sr RECORDING REMARKS E M S CITY OC DMONDS By zz a ar Page I � • � EPE �o�a 41d1! LIMA 121 5th Avenue North, Suite 200, Edmonds, Woshington 98020 (206) 775.3434 x 43 Y 2750123 VOL, 2016PAGE 2773 Packet Pg. 112 CITY CLERIC CIVIC CENTER November 24, 1986 RDMOND9. WA 98020 File No. 02-84-031 Page 2 of 5 PARCEL C (NEW) A portion of Tracts 1 and 19, Block 1, Seahurst, according to the plat thereof recorded in Volume 9 of Plats, page 90, and a portion of Tracts 9, 42 and 43, Edmonds Seaview Tracts, according to the plat thereof recorded in Volume 3 of Plats, page 76, and a portion of vacated Olympic Avenue as vacated in Volume 38r page 179 of Commissioner's recorder in Snohomish County, Washington, described as follows: Commencing at the northeast corner of Tract 4 in said Block 1; said corner being a point on a curve to the left whose radial center bears S73.03159"E, 1395.40 feet distant; thence southwesterly along the westerly margin of 94th Avenue W. and the arc of said curve through a central angle of 2.30'01", an arc distance of 60.89 feet; thence S14.26100"W, continuing along said westerly margin, 190.41 feet to the True Point of Beginning; thence S14.26100"W, continuing along said westerly margin, 7.43 feet to the north line of Edmonds Seaview Tracts; thence N89.42'00"E, along said north line, 41.36 feet to the easterly margin of said 94th Avenue W.; thence N14.26'00"E, along said easterly margin, 176.89 feet to a point 10.00 feet southerly, measured at right angles to, the north line of Tract 19, said Block 1; thence 1188.35100"E, parallel to the north line of said Tract 19 a distance of 119.04 feet; thence S00.21152"E, 8S.19 feet; thence S88.35100"W, 38.76 feet; thence S00.21152"E, 87.45 feet to north lira of said Edmonds Seaview Tracts, thence S89°42100"14, along said north line 57.65 feet; thence S01.33'41"W, 582.09 feet to an intersection of the northerly margin of 187th Street Southwest and the northeasterly margin of Olympic Avenue; thence N31.23'13"w, along the northeasterly margin of said Olympic Avenue, 113.37 feet to the intersection of the northwesterly line of •Pract 66 in said Edmonds Seaview Tracts extended; thence S38.20'30"W, along said extension, 31.93 feet to the centerline of Olympic Avenue; thence N31.23113"W, along said centerline, 224.87 feet; thence N32.28124"W, to a point on the westerly line of said Tract 43 which is 125.20 feet from the northwest corner of said Tract 43; thence N38.20130"E, along said westerly line, 86.80 feet; thence N14.26'00"E, 59.85 feet; thence S83.32135"E, 175.96 feet to the westerly margin of said 94th Avenue W. and the True Point of Beginning. 1OGEfHER WITH an easement for installation, maintenance and repair of a sanitary sewer over the southerly 10.00 feet of Tract D extending from the east line of Tract D to Olympic View Drive. Tract D is more particularly described as follows: A portion of Tracts 1, 2 and 3, Block 1, Seahurst, according to the plat thereof recorded in Volume 9 of Plats, page 90, and a portion of Tract 9, Edmonds Seaview Tracts, according to the plat thereof recorded in Volume 3 of Plats, page 76, in Snohomish County, Washington, described as follows: Commencing at the northeast corner of Tract 4 in said Block 1; thence N78.04'00"W, along the north line of said Tract 4, a distance of 210.00 feet; thence S18.55100"W, 168.40 feet, to the True Point of Beginning of the parcel herein described, thence continuing S18°55100"w, 3.00 feet; thence S74.14100"E, 47.63 feet; thence S14.26100"W, 154.40 feet to a point on the south line of the north 30.00 feet of said Tract 9; thence S89.42'00"W, parallel with the north line of said Tract 9, a distance of 144.42 feet; thence N45.18124 W, 42.42 feet to the northwest corner of said Tract 9; thence N15.50103"E, along the easterly margin of Olympic View Drive, 79.72 feet to a point of curvature to the right having a radius of 1,402.69 feet; thence continuing along said easterly margin, northeasterly along the are of said curve through a central angle of 3.58109", an arc distance of 97.17 feet to a point 13.00 feet northeasterly from the frothe southwest corner of said Tract 3; thence S74.14'00"E,A�Z);Mbp the True Point efTq*gr(j *NOs FOR P. W. DEPT. ENGINEERING DIV. EXAMINED RECORDING By ��DATE ioy& 8 6 1 2 1 50 1 2 NiTY OC�J�MONDS RENl1RN5r ey {jj --- �- of VOL. 20-I iPAGE2774 F r.+ lC IL 10 E L O LL lC C E L IL Ito �.i t 2 O O O O T- O le O O 4 N O N Z J IL to C 0) E L V M r.+ Q r O CL 0) G7 O le O O 4 N O N Z J a t V r a Packet Pg. 113 CITY CLERK November 24, 1986 6CMON e. WATIEF4 9e0s0 File No. 02-84-031 Page 3 of 5 PARC M D (NEW) A portion of Tracts 1, 2 and 3. Block 1, Sashurst, according to the Plat thereof recorded in Volume 9 of Plats, page 90, and a portion of Tract 9, Edmonds S@aView Tracts, according to the plat thereof recorded in volume 3 of Plats, page 76, in Snohomish County, Washington, described as follows: Commencing at the northeast corner of Tract 4 in said Block 1; thence N78.04'00"W, along the north lire of said Tract 4, a distance of 210.00 feet; thence S18.55'00"W, 168.40 feet, to the True Point of Beginning; thence continuing S18.55'00"W, 3.00 feet; thence S74.14'00"E, 47.63 feet; thence S14.26'00"W, 1S4.40 feet to a point on the south lire of the north 30.00 feet of said Tract 9; thence S89.42100"W, parallel with the north line of said Tract 9, a distance of 144.42 feet; thence N45.18'24"W, 42.42 feet to the northwest corner of said Tract 9; thence N15.50'03"E, along the easterly margin of Olympic View Drive, 79.72 feet to a point of curvature to the right having a radius of 1,402.69 feet; thence continuing along said easterly margin, northeasterly along the arc of said curve through a central angle of 3.58109", an arc distance of 97.17 feet to a point 13.00 feet northeasterly from the southwest corner of said Tract 3; thence'S74.14'00"E, 121.27 feet to the True Point of Beginning. SCIDJECf 70 an easement for installation, maintenance and repair of a sanitary sewer over the southerly 10.00 feet thereof extending from the east line of the Tract herein above described to Olympic View Drive. PARM, A (QM That portion of Tracts 2, 3 and 4, Block 1, Seahurst, according to the plat thereof recorded in Volume 9 of Plats, page 90, records of Snohomish County, Washington, described as follows: Beginning at the northeast corner of said Tract 4; thence N78.04'00"W, along the northerly line of said Tract 4, a distance of 210.00 feet; thence S18.55'00"W, a distance of 171.87 feet; thence S74.14100"E, a distance of 89.97 feet to an intersection with a line drawn parallel with and lying 132.00 feet westerly of the westerly margin of High Street; thence N14.26'00"E, along said parallel line, a distance of 30.92 feet; thence 874.14'00"E, a distance of 132.00 feet to the westerly margin of High Street; thence N14.26100"E, along said westerly margin, 93.88 feet to beginning of a curve to the right having a radius of 1,395.40 feet; thence along the arc of said curve to the riot having a central angle of 2.30101" for 60.89 feet to the Point of Beginning. !chat portion of Tracts 1 and 2, Block 1, Seahurst, according to the plat thereof recorded in Volume 9 of Plats, on page 90, records of Snohomish County, Washington, described as follows: Beginning at the northeast corner of Tract 4, Block 1, said plat of Seahurst; thence N78.04100"W, along the northerly line of said Tract 4, a distance of 210.00 feet; thence S18.55'00"W, a distance of 171.87 feet; thence S74.14100"E, a distance of 89.97 feet to an intersection with a line drawn parallel with and lying 132.00 feet westerly of the westerly margin of High Street, said intersection being the True Point of Beginning of this description; thence N14.26100"E, along said parallel line, a distance of 30.92 feet; thence S74.14100"E, a distance of 132.00 feet to the westerly margin of High Street; thence S14.26100"W, along said westerly margin, a distance of 91.00 feet; thence N74.14100"W, a distance of 132.00 feet; � thence N14.26100"E, a distance of 60.08 feet to JV?. ng. AUTl10fUZED EXAMINED n 1, FOR BY A6�„7,c—DATE 86121 50 Y 2 !FCOISDING AEMAAx9 CITY 0i. FI)MONOS , O O O 04 O 04 Z J a N C d t t) (C r� Q Packet Pg. 114 CITY CLERK November 24, 1986 CIVIC CENTER File No. 02-84-031 ITOMONDS. WA 080II0 Page 4of5 PARCEL C COW All that portion of Tract 43, Edmonds Sea View Tracts, according to the plat thereof recorded in volume 3 of Plats, page 76, records of Snohomish County, Washington, described as follows: Beginning at the northeast corner of said Tract 43, thence southwesterly along the easterly lira of raid tract to the center lira of vacated Olympic Avenue; thence N31•34136W along said center line 171.56 feet; thence ;530'10144"W to a point on the westerly line of said Tract 43 which is S39-28'07"W, 125.2 feet fran the northwest corner of said Tract 43; thence M r 28'07"E along the westerly lire of said Tract 43 a distance of 86.8 feet; thence easterly along a line which is parallel to the north line of said Tract 43 for 177.64 feet to a point on the westerly margin of High Street extended, 30.97 feet southwesterly of the north line of said Tract 43; thence northeasterly along said extended westerly margin of High Street 30.97 feet to the north line of said Tract 43; thence easterly along said north line 59.16 feet to the northeast corner of said Tract 43 and the Point of Beginning. EXCEPT that portion, if any, lying within that portion of vacated Olympic Avenue that has reverted by process of law to Tract 42 of said Edmonds Sea View Tracts. ALSO that portion of Lot 42, Edmonds Sea View Tracts, according to plat thereof recorded in Volume 3 of Plats, page 76, records of Snohomish County, Washington described as follows: Beginning at the northwest corner of said Lot 42; thence S8.25137'W along the west line of said Lot, 426.65 feet more or less to the northeasterly margin of vacated Olympic Avenue and the southwesterly lira of said Lot; thence S31.26133"E along said northeasterly margin, 189.24 feet to an intersection with the north margin of 187th Street Southwest; thence N2.20'08"E, 581.75 feet, to a point on north line of Lot 42; thence S89'15123"W along the north line of said Lot, 50 feet to Point of Beginning. 7OGETHER WrM that portion of vacated Olympic Avenue as vacated in Volume 38, page 179, of Commissioner's records which attaches by operation of law. ALSO that portion of Lot 19, Block 1, Seahurst, according to the plat thereof recorded in Volume 9 of Plats, page 90, records of the Auditor of the County of Snohomish, State of Washington, described as follows: Comoencing at the northwest corner of said Lot 19; thence S14.26100"W along the west line of said Lot 19, 10.40 feet to the True Point of Beginning of the tract of land herein described; thence continuing S14.26100'W, 177.97 feet to the southwest corner of raid Lot 19; thence N89.42100"E along the south line of said Lot 19, a distance of 125.44 feet; thence NO"21152"W parallel with the cast line of said Lot 19, a distance of 87.46 feet; thence N88"35100"E parallel with the north line of said Lot 19, a distance of 38.76 feet, thence NO.21152"W parallel with the east line of said Lot 19, a distance of 86.22 feet; thence S88-35'00"W parallel with and 10.00 feet southerly from the north line of said Lot 19, a distance of 118.76 feet to the True Point of Beginning. AUTHORIZED FOR RECORDING CITY OF EDMONDS CITY OF C.D,,AOND$ P. W. DEPT. ENGINEERING DIV. EXAMINED By % �, ey DAiCl Pam �} Rr MARx`:L"4fI�CC 8612150 123' VOL.2016PAGE2776 O O O N O N Z J a Cn C d t U M Q a Packet Pg. 115 CITY CLERK November 24, 1986 CIVIC CENTER File No. 02-84-031 EDMON09. WA 98020 Page 5 of 5 ALSO that portion of Tract 43, Edncnds Sea View Tracts, according to the Plat thereof recorded in Volume 3 of Plats, on page 76, records of Snohomish (ounty, Washington, and that portion of Tract 1, Block 1, Seahurst, according to the Plat thereof recorded in Volume 9 of Plats, on page 90 records of Snohomish County, Washington, all more particularly described as follows: Beginning at the northeast corner of Tract 4, Block 1, said plat of Seahuret; thence N78"04100"W, along the northerly line of said Tract 4, for 210.00 feet; thence S18"55'00"W, for 171.87 feet; thence S74.14'00"E, for 09.97 feet; thence S14.26100"W, along a line drawn parallel with and lying 132.00 feet westerly of the westerly margin of High street, for 60.08 feet to the True Point of Beginning; thence continuing S14"26100"W, for 81.70 feet to an intersection with a line drawn parallel with and lying 30.00 feet ooutherly of the north line of Tract 43, Plat of Edmonds Sea View Tracts; thence N89'42100"E, along said parallel line for 136.45 feet to an intersection with the southwesterly prolongation of the westerly margin of High street; thence N14"26100"E, along said prolongation and the westerly margin of High Street, for 43.93 feet; thence N74"14100"W, for 132.00 feet to the True Point of Beginning. PARCEL D (OID) That portion of Tract 9, Block C and of Tract 43, Edmonds Sea View Tracts, according to the plat thereof recorded in Volume 3 of Plats, on Forge 76, records of Snohomish Gounty, Washington, and that portion of Tracts 1, 2 and 3, Block 11 Seahurst, according to the plat thereof recorded in Volume 9 of Plats, on page 90, records of Snohomish County, Washington, all more particularly described as follows: Beginning at the southwest corner of said Tract 3; thence northerly, along the west line of said Tract 3, a distance of 13.00 feet; thence S74"14'00"E, a distance of 119.65 feet] thence S18.55'00"W, a distance of 3.00 feet; thence S74"14100"E, a distance of 89.97 feet to an intersection with a line drawn parallel with and lying 132.00 feet westerly of the west margin of High Street; thence S14°26'00"W, along said parallel lire, a distance of 141.78 feet to an intersection with a line drawn parallel with and lying 30 feet southerly of the north lines of said Tract 9, Block C and Tract 43, Ednonds Sea View Tracts; thence westerly, along said parallel line, to an intersection with the east margin of Olympic View Drive; thence northerly, along said easterly margin, to the Point of Beginning. AUTHORIZED FOR RECORDING CITY OF EDMONDS By �- f - �� Of 12.._ 8612150 123 CITY OF EDMONDS P. W. DEPT. ENGINEERIN!. DIV. EXAMINEDyd[. By oAti•r t-f- REMARKS�- VOL. 201GME2777 Q Q Packet Pg. 116 V 1.a U When Recorded Return To: Peter W. Bennett 400 Dayton, Suite A Edmonds, WA 98020 IBC EXCISE TAX FIRS, AMERI(AR 111LE C4. REQUIRED Rr ..n'_y,:�C�.� OCT 11991 KIRKE 51E 19, SoaltamiA (ounly Trtasuler �91 PDT —1 112 '25 $y_ KIRKE SIEVER;; EASEMENT AND COVENANTS THIS EASEMENT AND COVENANT AGREEMENT is made and entered into this a '1 day of .sc 1991, by and between OLAV M. SOLA and ANNE H. SOLA, husband and wife, hereinafter referred to as "Grantors," and DONNA R. ERNST, an unmarried woman, as to her separate estate, and BERNICE JOHNSTON, an unmarried woman, as to her separate estate, hereinafter referred to as "Grantees." FOR VALUABLE CONSIDERATION, and for mutual promises between the parties herein, GRANTORS, fee simple owners of the following described real property: That portion of Parcel C of City of Edmonds Short Plat No. S-18-86, as recorded under Auditor's File No. 8612150123, records of Snohomish County, Washington, lying within Tract 19, Block 1, Seahurst, according to the plat thereof recorded in Volume 9 of Plats, on page 90, records of Snohomish County, Washington. Situate in the County of Snohomish, State of Washington. hereby grant and convey to the present and future owners of the following described real property (presently owned by Donna R. Ernst, an utunarried woman, as to her separate estate, and Bernice Johnston, an unmarried woman, as to her separate estate): That portion of Tract 19, Block 1, SEAHURST, according to the Plat thereof recorded in Volume 9 of Plats, page 90, records of Snohomish County, Washington, described as follows: BEGINNING at the Southwest corner of said Tract 19; Thence North 89042' East along the South line of said Tract 19, a distance of 125.44 feet to TRUE POINT OF BEGINNING of this description; Thence North 89042' %ast 178.71 feet; Thence North 0021,52" West M 94 feet; Thence South 88035' West along South margin a tract of land conveyed to Elmer Olson under Auditor's File No. 1134429, a distance of 178.76 feet; Thence South 0021'52" East 87.46 feet to the POINT OF BEGINNING. Situate in the County of Snohomish, State of Washington, =� the right, privilege and authority to construct, improve, repair and maintain VOL BE.NNLi T'I' & BENNETT r ,i jTWI (6trI1Rea I-IIt�SMA-69/26/1991) A-ri-ouNEYN AT LAW u�t 400 DAYTON. SUITE A Page 1 fi }�, EDMONDS. WASHINGTON 980i' 1 n o x® _ 770.0139 DRIGINAL 0 rn c m m W a 3 0 a 0 W c� co 0 v 0 0 V N 0 N Z J IL c m E 0 ca Q Packet Pg. 117 U 1.a .r �h �1 •1 -j an easement for existing water line over and across the following real property described as follows: A strip of land, 10 feet wide, the centerline of which is described as beginning at the intersection of the west line of Tract 19, Block 1, Seahurst, according to the plat thereof recorded in Volume 9 of Plats, on page 90, records of Snohomish County, Washington, with the south line of the north 15.00 feet of said Tract 19; thence N 88035100" E, parallel with the north line of said Tract 19, a distance of 86,61 feet; thence S 0021'52" E, a distance of 80.19 feet to an intersection with the north line of the following described Parcel A, to wit: PARCEI, &-_ That portion of Tract 19, Block 1, SEAHURST, according to the plat thereof recorded in Volume 9 of Plats, page 90, records of Snohomish County, Washington, described as follows: Beginning at the Southwest corner of said Tract 19; thence N 89042'00" E along the South line of said Tract 10, a distance of 125,44 feet to True Point of Beginning of this description; thence N 89042'00' E 178.71 feet; thence N 0021'52" W 90.94 feet; thence S 880351000 W along South margin of a tract of land conveyed to Elmer Olson under Auditor's File No. 1134429, a distance of 178.76 feet; thence S 0021'52" E 87.46 feet to the True Point of Beginning, which intersection is at a point 5.00 feet easterly of the northwest corner of said Parcel A, said intersection being the terminus of the centerline herein described, THIS EASEMENT IS GRANTED SUBJECT TO THE FOLLOWING CONDITIONS, COVENANTS AND RESTRICTIONS: 1, In the event of future development of the above described Grantors' lot, the Grantors reserve the right to one time require relocation of the water line closer to the East property line by the Grantee (water line owner) if it interferes with the lot development. A new easement will be granted by Grantors for this purpose. Grantees shall be granted access to replace existing water line and to move the line if required by Grantors. 2. Grantees shall be liable for all expenses for maintenance, repair and replacement of water line. 3. The Grantors shall make no use exercising the rights herein, of the land the occupied by said easement, In assigns, may pass and repass Grantees, over said their heirs, easement, successors and brush, trees and other obstructions which may in the opinion cut and remove of the Grantees Interfere with sal-d easement, -� The easement granted and conveyed herein, and the c onditions, covenants and BENNLTT & 13ENNETT (6tr1�Rea1-Est%SOtA-09/26/1991) ATTORNMYN AT LAW 400 DAYTON. SUITE A �(j 911�/ 010318 L�'n�tuvnK, 1�iL�1ll1NOTON QBQL�Q 776-0130 Y ',5�� 7yls ly _Y '�Y •'i4Cr'S' r•; _1 e."Fj"t--t�-L.i'}r,7 r »: i'. �� _, r-� r. T-„�^-----^-•. .�.. {.....-,. Page 2 • m c m m a i o a 0) co i o i v 0 0 o Z S d c E i` M Q i i Packet Pg. 118 ,a 1 restrictions pertaining thereto, shall be a covenant running with the land and shall be binding upon all of the present and future owners, their heirs, successors and assigns, of the above -described properties. DATED: q—oZ 7- S/ OIAV M. SOIA, Grfintor DATED: !q - a -7 -- el / ANNE H. SOIA, Grantor ._Z't ze DATED: DONNA R. ERNST, Grantee DATED: D Z! BERNICE JOHN , Grantee (6tr1\Real-Cat \SOLA-09/26/1991) 91 1()01 4318 BENNETT & BENNETT ATTORNEYS AT L.Aw 400 DAYTON. SUITE A EUmONUl:. WAHHINGTON 98020 770.0130 VOL '('.r13'7 PAGE 159J Page 3 E 0 U_ :a s = E L a. z al L�1 0 c c' + c [ N .. N a. E 0 D „, CO C -,••. G Ells. o (F� G ... Y z 1 c , F ` �fi a Packet Pg. 119 1.a C ' _ All A L STATE OF WASHINGTON } } ss COUNTY OF SNOHOMISH } I certify that I know or have satisfactory evidence that OIAV K. SOIA and ANNE H. SOIA signed this instrument and acknowledged it to be their free and voluntary act for the uses and purposes mentioned in the instrument. DATED this 21_ day of 1991. N a Public in and for the State of WL4yfngton, residing at My commission expires: STATE OF WASHINGTON ) ss COUNTY OF SNOHOMISH } I certify that I know or have satisfactory evidence that DONNA R. ERNST signed this instrument and acknowledged it to be her free and voluntary act for tine uses and purposes mentioned in the instrument. DATED this 3� ay of 1991. Notary Public in and forte State'o_V Washington, residing at _ c� My commission expires:-- 30 ` bbL 0-1�1e��RS-3Ml (6tr1\R4s1-Est\S0LA-09/26/1991) 9n 1001031-9 BENNr-,T,r & BENNETT ATTORNRY8 AT LAW 400 DAYTON. St+lTF. A Er).%IoNljK 1VAsIlINOTON 0$0YO 776.0131) VOLtc- 37PAGEI596 Page 4 Packet Pg. 120 1 CL 0 - STATE OF WASHINGTON E Ss COUNTY OF SNOHOMISH (L 2) V I certify that I know or have satisfactory evidence that BF -RNICE JOHNSTONguy signed this instrument and acknowledged it to be her free and voluntary act Q Q LO for the uses and purposes mentioned in the instrument. 00 , Q DATED this :30w--y of 1991. day z —j Notary Public in and for h StatO-- Washington, residing at 4) My commission expires: 773 E r'on vonr� BENNETT & BENNETT (Ctrl \Real -Est�SOLA-09/20/1991) ATTowsr-Ys AT LAW DAYN. SUITr A jE0,V0W V.9. WASHINGTON 08020 770-0130 Page 5 [Packet Pg. 121 202312290431 DEED OF TRUST 1.a Rec: $229.50 12/29/2023 3:50 PM 1 of 26 SNOHOMISH COUNTY, WA Electronically Recorded When Recorded Mail To: Goldman. Sachs Sank USA INSURED BY to t C/o Mortgage Document CHICAGO TITLE � Processing 1MG 222 South Main Street, --y ! o ✓!� 11th Floor ! LO Salt Lake +City, UT 8 9101 00 972-368-0551 [Space Above This Line For Recording Data] 0 � 0 0 DEED OF TRUST o N I oan #: LM30015147 Z Serv. a: 8000122122 PIN: 004346-000-043-04 and a Grantor(s): High St LLC, a Washington limited liability company 004346-000-042-02 W Grantee(s): {Goldman Sachs Bank USA = ABBR. LEGAL DESCRIPTION: E Sear Attached Exhibit A SEAHURST & PTN TRACTS 9,42 & 43, EDMONDS SEAUIEW TRACTS, PTN TRACTS 1 & 19, BL K 3, Full legal description'located on page AAA LT Ct BL.A, REC NO.8612150123, Q SNOHOMISH COUNTY, WA � I?EFIIJITIOI*15 Words used in multiple sectigns of this document are defined below and other words are defined under the caption TRANSFER OF RIGHTS IN THE PROPERTY and in Sections 3. 4, 10, 11, 12, lb, 19, 24, and 25. Certain rules regarding the usage of words used in this document are also provided in Section 17. Parties (A) "Borrower" is High St LLC, a Washington limited liability company, currently residing at 320 Daylton St . , Suite 101,. Edmonds, ' WA 98020. Borrower is the trustor under this Security Instrument. (B) "Lender" is Goldman Sachs Bank USA.. Lender is a State Chartered Bank organized and existing under the laws of Now 'York. Lender's address is 200 West St . , New 'York, NY 10282. Lender is the beneficiary under this Security Instrument. The term "Lender" includes any successors and assigns of Lender. (C) "Trustee" is Chicago Title Company of Washington. Trustee's address is 2150 N 107th St., Stye 310, Seattle, WA 98133-9009. The'term "Trustee"' includes any substitute/successor Trustee. Documents (D) "Mote" means the promissory note dated December 29, 2023, and signed by each Borrower who is legally obligated for the debt under that promissory note, that is in either (i) paper form, using Borrower's WASHINGT N--Single Family--FanWe MaeNWddie _Mae UNIFORM INSTRUMENT Farm 3048 0712021(rsv. 09122) = 25327.10 Page 1 of 19 Packet Pg. 122 202312290431 Document: D-TRUST Rec: $229.50 Page-2 of 26 Record Date:1212912023 3:50 PM Snohomish County, WA 1.a 9800122122 LM30015147 written pen and ink signature, or (ii) electronic form, using Borrower's adopted Electronic Signature in accordance with the UETA or E-SIGN, as applicable. The Note evidences the legal obligation of each Borrower who signed the Note to pay Lender One Million Eight Hundred Fifty —Five Thousand And 00/100 Dollars (U.S. $1, 855, 000.00) plus interest. Each Borrower who signed the Note has promised to pay this debt in regular monthly payments and to pay the debt in full not later than January 1, 2054. (E) "Riders" means all Riders to this Security Instrument that are signed by Burrower. All such riders are incorporated into and deemed to be a part of this Security Instrument. The following Riders are to be signed by Borrower [check box as applicable]: El Adjustable Rate Rider O Condominium hider O MERS Rider O 1-4 Family Rider O Planned Unit Development Rider ® Other(s) [specify] D Second Home Rider Entity hider (F) "Security istrument" means this document, which is dated Decwnber 29, 2023, together with all Riders to this document. Additional Definitions (G) "Applicable Law" means all controlling applicable federal, state, and local statutes, regulations, ordinances, and administrative rules and orders (that have the effect of law) as well as all applicable final, non -appealable judicial opinions. (H) "Community Association Dues, Fees, and Assessments" means all dues, fees, assessments, and other charges that are imposed on Borrower or the Property by a condominium association, homeowners association, or similar organization. (I) "Default" means: (i) the failure to pay any Periodic Payment or any other amount secured by this Security Instrument on the date it is due; (ii) a breach of any representation, warranty, covenant, obligation, or Agreement in this Security Instrument; (iii) any materially false, misleading, or inaccurate information or statement to Lender provided by Borrower or any persons or entities acting at Borrower's direction or with Borrower's knowledge or consent, or failure to provide Lender with material information in connection with the Loan, as described in Section 8; or (iv) any action or proceeding described in Section 12(e). W "Electronic Fund Transfer" means any transfer of funds, other than a transaction originated by check, draft, or similar paper instrument, which is initiated through an electronic terminal, telephonic instrument, computer, or magnetic tape so as to order, instruct, or authorize a financial institution to debit or credit an account. Such term includes, but is not limited to, paint -of -sale transfers, automated teller machine transactions, transfers initiated by telephone or other electronic device capable of communicating with such financial institution, wire transfers, and automated clearinghouse transfers. (K) "Electronic Signature" means an "Electronic Signature" as defined in the UETA or E-SIGN, as applicable. (L) "E-SIGN" means the Electronic Signatures in Global and National Commerce Act (15 U.S.C. § 7001 et serf.), as it may be amended from time to time, or any applicable additional or successor legislation that governs the same subject matter. (M) "Escrow Items" means: (i) taxes and assessments and other items that can attain priority over this Security Instrument as a lien or encumbrance on the Property; (ii) leasehold payments or ground rents on the Property, if any; (iii) premiums for any and all insurance required by Lender under Section 5; (iv) Mortgage Insurance premiums, if any, or any sums payable by Borrower to Lender in lieu of the payment of Mortgage Insurance premiums in accordance with the provisions of Section 11; and (v) Community Association Dues, Fees, and Assessments if Lender requires that they be escrowed beginning at Loan closing or at any time during the Loan term. WASHINGTUN--Single Fmily--Fannie Mae/Freddie Mac UNIFORM INSTRUMENT Form 3048 07l2021(rev. 09/22) L?€1 25327.10 page 2 of 19 Q Packet Pg. 123 202312290431 Document: D-TRUST Rec: $229.50 Page-3 of 26 Record Date:1212912023 3:50 PM Snohomish County, WA 1.a 8800122122 LM30015247 (N) "Loan" means the debt obligation evidenced by the Note, plus interest, any prepayment charges, costs, 2 expenses, and late charges due under the Mote, and all sums due under this Security Instrument, plus interest. a (0) "Loan Servicer" means the entity that has the contractual right to receive Borrower's Periodic Payments E and any other payments made by Borrower, and administers the Loan on behalf of Lender. Loan Servicer o does not include a sub-Servicer, which is an entity that may service the Loan on behalf of the Loan Servicer. u_ (P) "Miscellaneous Proceeds" means any compensation, settlement, award of damages, or proceeds paid by � any third party (other than insurance proceeds paid under the coverages described in Section 5) for: (i) � damage to, or destruction of, the Property; (ii) condemnation or other taking of all or any part of the Property; E (iii) conveyance in lieu of condemnation; or (iv) misrepresentations of, or omissions as to, the value and/or d condition of the Property. IL (+Q) "Mortgage Insurance" means insurance protecting Lender against the nonpayment of, or Default on, N the Loan. (R) "Partial Payment" means any payment by Borrower, other than a voluntary prepayment permitted under the Note, which is less than a full outstanding Periodic Payment. o (S) "Periodic Payment" means the regularly scheduled amount due for (i) principal and interest under the LO Mote, plus (ii) any amounts under Section 3. (T) "Property" means the property described below under the heading "TRANSFER OF RIGHTS IN THE c PROPERTY." c (U) "Rents" means all amounts received by or due Borrower in connection with the lease, use, and/or 9 occupancy of the Property by a party other than Borrower. c (V) "RESPA" means the Real Estate Settlement Procedures Act (12 U.S.C. § 2601 et Beg.) and its Z implementing regulation, Regulation X (12 O.F.R. Part 1024), as they may be amended from time to time, or a any additional or successor federal legislation or regulation that governs the same subject matter. When used in this Security Instrument, "RESPA" refers to all requirements and restrictions that would apply to a W "federally related mortgage loan" even if the Loan does not qualify as a "federally related mortgage loan" under RESPA. E (W) "Successor in Interest of Borrower" means any party that has taken title to the Property, whether or 0 not that party has assumed .Borrower's obligations under the Note and/or this Security Instrument. Q M "UETA" means the Uniform Electronic Transactions Act, as enacted by the jurisdiction in which the Property is located, as it may be amended from time to time, or any applicable additional or successor 3 legislation that governs the same subject matter. o TRANSFER. OF RIGHTS IN THE PROPERTY This Security Instrument secures to Lender (i) the repayment of the Loan, and all renewals, extensions, and modifications of the Note, and (ii) the performance of Borrower's covenants and agreements under this Security Instrument and the Note. For this purpose, Borrower irrevocably grants and conveys to Trustee, in trust, with power of sale, the following described property located in the COUNTY of Snohomish: See Attachad Exhibit A which currently has the address of 18500 High Street, Edmonds, Washington 98020 ("Property Address"); TOGETHER WITH all the improvements now or subsequently erected on the property, including replacements and additions to the improvements on such property, all property rights, including, without limitation, all easements, appurtenances, royalties, mineral rights, oil or gas rights or profits, water rights, and fixtures now or subsequently a part of the property. All of the foregoing is referred to in this Security Instrument as the "Property." WASHINCTON--Single Family --Fannie Mae/Freddie Mac UNIFORM INSTRUMENT Form 3048 0712021 (rev. 09122) ;sal 25327.10 Page 3 of 19 Packet Pg. 124 202312290431 Document: D-TRUST Rec: $229.50 Page-4 of 26 Record Date:1212912023 3:50 PM Snohomish County, WA 1.a 8800122122 LN30015147 BORROWER REPRESENTS, WARRANTS, COVENANTS, AND AGREES that: (i) Borrower lawfully owns and possesses the Property conveyed in this Security Instrument in fee simple or lawfully has the right to use and occupy the Property under a leasehold estate; (ii) Borrower has the right to grant and convey the'Property or Borrower's leasehold interest in the Property; and (iii) the Property is unencumbered, and not subject to any other ownership interest in the Property, except for encumbrances and ownership interests of record. Borrower warrants generally the title to the Property and covenants and agrees to defend the.title to the Property against all claims and demands, subject to any encumbrances and ownership interests of record as of Loan closing. THIS SECURITY INSTRUMENT combines uniform covenants for national use with limited variations and non -uniform covenants that reflect specific Washington state requirements to constitute a uniform security instrument covering real property. UNIFORM COVENANTS. Borrower and Lender covenant and agree as follows: 1. Payment of Principal, Interest, Escrow Items, Prepayment Charges, and Late Charges. Borrower will pay each Periodic Payment when due. Borrower will also pay any prepayment charges and late charges due under the Note, and any other amounts due under this Security Instrument. Payments due under the Note and this Security Instrument must be made in U.S. currency. If any check or other instrument received by Lender as payment under the Note or this Security Instrument is returned to Lender unpaid, Lender may require"that any or all subsequent payments due under the Note and this Security Instrument be made in one or more of the following forms, as selected by Lender: (a) cash; (b) money order; (c) certified check, bank check, treasurer's check, or cashier's check, provided any such check is drawn upon an institution whose deposits are insured by a U.S. federal agency, instrumentality, or entity; or (d) Electronic Fund Transfer. Payments are deemed received by Lender when received at the location designated in the Note or at such other location as may be designated by Lender in accordance with the notice provisions in Section 16. Lender may accept or return any Partial Payments in its sole discretion pursuant to Section 2. Any offset or claim that Borrower may have now or in the future against Lender will not relieve Borrower from making the full amount of all payments due under the Note and this Security Instrument or performing the covenants and agreements secured by this Security Instrument. 2. Acceptance and Application of Payments or Proceeds. (a) Acceptance and Application of Partial Payments. Lender may accept and either apply or hold in suspense Partial Payments in its sole discretion in accordance with this Section 2. Lender is not obligated to accept any Partial Payments or to apply any Partial Payments at the time such payments are accepted, and also is not obligated to pay interest on such unapplied funds. Lender may hold such unapplied funds until Borrower makes payment sufficient to cover a full Periodic Payment, at which time the amount of the full Periodic Payment will be applied to the Loan. If Borrower does not make such a payment within a reasonable period of time, Lender will either apply such funds in accordance with this Section 2 or return them to Borrower. If not applied earlier, Partial Payments will be credited against the total amount due under the Loan in calculating the amount due in connection with any foreclosure proceeding, payoff request, loan modification, or reinstatement. Lender may accept any payment insufficient to bring the Loan current without waiver of any rights under this Security Instrument or prejudice to its rights to refuse such payments in the future. (b) Order of Application of Partial Payments and Periodic Payments. Except as otherwise described in this Section 2, if Lender applies a payment, such payment will be applied to each Periodic Payment in the order in which it became due, beginning with the oldest outstanding Periodic Payment, as follows: first to interest and then to principal due under the Note, and finally to Escrow Items. If all WASHINGTON--Single Family --Fannie Mae/Freddie Mac UNIFORM INSTRUMENT Farm 3048 07t2021 (rev. 09/22) 99 25327.10 Page 4 of 19 W a� E M Q Packet Pg. 125 202312290431 Document: D- TRUST Rec: $229.50 Page-5 of 26 Record Date:12/29/2023 3:50 PM Snohomish County, WA 8800122122 LN30015147 outstanding Periodic Payments then due are paid in full, any payment amounts remaining may be applied to late charges and to any amounts then due under this Security Instrument. If all sums, then due under the Note and this Security Instrument are paid in full, any remaining payment amount may be applied, in Lender's sole discretion, to a future Periodic Payment or to reduce the principal balance of the Note. If Lender receives a payment from Borrower in the amount of one or more Periodic Payments and the amount of any late charge due for a delinquent Periodic Payment, the payment may be applied to the delinquent payment and the late charge. When applying payments, Lender will apply such payments in accordance with Applicable Law. (c) Voluntary Prepayments. Voluntary prepayments will be applied as described in the Note. (d) No Change to Payment Schedule. Any application of payments, insurance proceeds, or Miscellaneous Proceeds to principal due under the Note will not extend or postpone the due date, or change the amount, of the Periodic Payments. 3. Funds for Escrow Items. (a) Escrow Requirement; Escrow Items. Borrower must pay to Lender on the day Periodic Payments are due under the Note, until the Note is paid in full, a sum of money to provide for payment of amounts due for all Escrow Items (the "Funds"). The amount of the Funds required to be paid each month may change during the term of the Loan. Borrower must promptly furnish to Lender all notices or invoices of amounts to be paid under this Section 3. (b) Payment of Funds; Waiver. Borrower must pay Lender the Funds for Escrow Items unless Lender waives this obligation in wrifing. Lender may waive this obligation for any Escrow Item at any time. In the event of such waiver, Borrower must pay directly, when and where payable, the amounts due for any Escrow Items subject to the waiver. If Lender has waived the requirement to pay Lender the Funds for any or all Escrow Items, Lender may require Borrower to provide proof of direct payment of those items within such time period as Lender may require. Borrower's obligation to make such timely payments and to provide proof of payment is deemed to be a covenant and agreement of Borrower under this Security Instrument. If Borrower is obligated to pay Escrow Items directly pursuant to a waiver, and Borrower fails to pay timely the amount due for an Escrow Item, Lender may exercise its rights under Section 9 to pay such amount and Borrower will be obligated to repay to Lender any such amount in accordance with Section 9. Lender may withdraw the waiver as to any or all Escrow Items at any time by giving a notice in accordance with Section 16; upon such withdrawal, Borrower must pay to Lender all Funds for such Escrow Items, and in such amounts, that are then required under this Section 3. (c) Amount of Funds; Application of Funds. Lender may, at any time, collect and hold Funds in an amount up to, but not in excess of, the maximum amount a lender can require under RESPA. Lender will estimate the amount of Funds due in accordance with Applicable Law. The Funds will be held in an institution whose deposits are insured by a U.S. federal agency, instrumentality, or entity (including Lender, if Lender is an institution whose deposits are so insured) or in any Federal Home Loan Bank. Lender will apply the Funds to pay the Escrow Items no later than the time specified under RESPA. Lender may not charge Borrower for: (i) holding and applying the Funds; (ii) annually analyzing the escrow account; or (iii) verifying the Escrow Items, unless Lender pays Borrower interest on the Funds and Applicable Law permits Lender to make such a charge. Unless Lender and Borrower agree in writing or Applicable Law requires interest to be paid on the Funds, Lender will not be required to pay Borrower any interest or earnings on the Funds. Lender will give to Borrower, without charge, an annual accounting of the Funds as required by RESPA. (d) Surplus; Shortage and Deficiency of Funds. In accordance with RESPA, if there is a surplus of Funds held in escrow, Lender will account to Borrower for such surplus. If Borrower's Periodic Payment is delinquent by more than 30 days, Lender may retain the surplus in the escrow account for the payment of the Escrow Items unless prohibited by Applicable Law. If there is a shortage or deficiency of Funds held in escrow, Lender will notify Borrower and Borrower will pay to Lender the amount necessary to make up the WASHINGTON—Single Family -•Fannie Mae/Freddie Mae UNIFORM INSTRUMENT Form 3048 0712021 (rev. 09/22) 92 25327.10 Page 5 of 19 W E I Packet Pg. 126 1 202312290431 Document: D-TRUST Rec: $229.50 Page-6 of 26 Record Date:1212912023 3:50 PM Snohomish County, WA 1.a 8800122122 LN30015147 shortage or deficiency in accordance with RESPA. Upon payment in full of all sums secured by this Security Instrument, Lender will promptly refund to Borrower any Funds held by Lender. d. Charges; Liens, Borrower must pay (a) all taxes, assessments, charges, fines, and impositions attributable to the Property which have priority or may attain priority over this Security Instrument, (b) leasehold payments or ground rents on the Property, if any, and (c) Community Association Dues, Fees, and Assessments, if any. If any of these items are Escrow Items, Borrower will pay them in the manner provided in Section 3. Borrower must promptly discharge any lien that has priority or may attain priority over this Security Instrument unless Borrower: (aa) agrees in writing to the payment of the obligation secured by the lien in a manner acceptable to Lender, but only so long as Borrower is performing under such agreement; (bb) contests the lien in good faith by, or defends against enforcement of the lien in, legal proceedings which Lender determines, in its sole discretion, operate to prevent the enforcement of the lien while those proceedings are pending, but only until such proceedings are concluded; or (cc) secures from the holder of the lien an agreement satisfactory to Lender that subordinates the lien to this Security Instrument (collectively, the "Required Actions"). If Lender determines that any part of the Property is subject to a lien that has priority or may attain priority over this Security Instrument and Borrower has not taken any of the Required Actions in regard to such lien, Lender may give Borrower a notice identifying the lien. Within 10 days after the date on which that notice is given, Borrower must satisfy the lien or take one or more of the Required Actions. 5. Property Insurance. (a) Insurance Requirement; Coverages. Borrower must keep the improvements now existing or subsequently erected on the Property insured against loss by fire, hazards included within the term "extended coverage," and any other hazards including, but not limited to, earthquakes, winds, and floods, for which Lender requires insurance. Borrower must maintain the types of insurance Lender requires in the amounts (including deductible levels) and for the periods that Lender requires. What Lender requires pursuant to the preceding sentences can change during the term of the Loan, and may exceed any minimum coverage required by Applicable Law. Borrower may choose the insurance carrier providing the insurance, subject to Lender's right to disapprove Borrower's choice, which right will not be exercised unreasonably. (b) FaiIure to Maintain Insurance. If Lender has a reasonable basis to believe that Borrower has failed to maintain any of the required insurance coverages described above, Lender may obtain insurance coverage, at Lender's option and at Borrower's expense. Unless required by Applicable Law, Lender is under no obligation to advance premiums for, or to seek to reinstate, any prior lapsed coverage obtained by Borrower. Lender is under no obligation to purchase any particular type or amount of coverage and may select the provider of such insurance in its sole discretion. Before purchasing such coverage, Lender will notify Burrower if required to do so under Applicable Law. Any such coverage will insure Lender, but might not protect Borrower, Borrower's equity in the Property, or the contents of the Property, against any risk, hazard, or liability and might provide greater or lesser coverage than was previously in effect, but not exceeding the coverage required under Section 5(a). Borrower acknowledges that the cost of the insurance coverage so obtained may significantly exceed the cost of insurance that Borrower could have obtained. Any amounts disbursed by Lender for costs associated with reinstating Borrower's insurance policy or with placing new insurance under this Section 3 will become additional debt of Borrower secured by this Security Instrument. These amounts will bear interest at the Mote rate from the date of disbursement and will be payable, with such interest, upon notice from Lender to Borrower requesting payment. (c) Insurance Policies. All insurance policies required by Lender and renewals of such policies: (i) will be subject to Lender's right to disapprove such policies; (ii) must include a standard mortgage clause; and (iii) must name Lender as mortgagee and/or as an additional loss payee. Lender will have the right to hold the policies and renewal certificates. If Lender requires,. Borrower will promptly give to Lender proof of paid premiums and renewal notices. If Borrower obtains any form of insurance coverage, not otherwise WASHINGTON--Single Family --Fannie Maetk'reddle Mae UNIFORM MTRUMENT Form 3048 0712021(rev. 09=) IM 25327.10 Page 6 of 19 W a� E M Q Packet Pg. 127 202312290431 Document: D- TRUST Rec: $229.50 Page-7 of 26 Record Date:12/29/2023 3:50 PM Snohomish County, WA 8800122122 LN3001S147 required by Lender, for damage to, or destruction of, the Property, such policy must include a standard mortgage clause and must name Lender as mortgagee and/or as an additional loss payee. (d) Proof of Loss; Application of Proceeds. In the event of loss, Borrower must give prompt notice to the insurance carrier and Lender. Lender may make proof of loss if not made promptly by Borrower. Any insurance proceeds, whether or not the underlying insurance was required by Lender, will be applied to restoration or repair of the Property, if Lender deems the restoration or repair to be economically feasible and determines that Lender's security will not be lessened by such restoration or repair. If the Property is to be repaired or restored, Lender will disburse from the insurance proceeds any initial amounts that are necessary to begin the repair or restoration, subject to any restrictions applicable to Lender. During the subsequent repair and restoration period, Lender will have the right to hold such insurance proceeds until Lender has had an opportunity to inspect such Property to ensure the work has been completed to Lender's satisfaction (which may include satisfying Lender's minimum eligibility requirements for persons repairing the Property, including, but not limited to, licensing, bond, and insurance requirements) provided that such inspection must be undertaken promptly. Lender may disburse proceeds for the repairs and restoration in a single payment or in a series of progress payments as the work is completed, depending on the size of the repair or restoration, the terms of the repair agreement, and whether Borrower is in Default on the Loan. Lender may make such disbursements directly to Borrower, to the person repairing or restoring the Property, or payable jointly to both. Lender will not be required to pay Borrower any interest or earnings on such insurance proceeds unless Lender and Borrower agree in writing or Applicable Law requires otherwise. Fees for public adjusters, or other third parties, retained by Borrower will not be paid out of the insurance proceeds and will be the sole obligation of Borrower. It Lender deems the restoration or repair not to be economically feasible or Lender's security would be lessened by such restoration or repair, the insurance proceeds will be applied to the sums secured by this Security Instrument, whether or not then due, with the excess, if any, paid to Borrower. Such insurance proceeds will be applied in the order that Partial Payments are applied in Section 2(b). (e) Insurance Settlements; Assignment of Proceeds. If Borrower abandons the Property, Lender may file, negotiate, and settle any available insurance claim and related matters. If Borrower does not respond within 30 days to a notice from Lender that the insurance carrier has offered to settle a claim, then Lender may negotiate and settle the claim. The 30-day period will begin when the notice is given. In either event, or if Lender acquires the Property under Section 26 or otherwise, Borrower is unconditionally assigning to Lender (i) Borrower's rights to any insurance proceeds in an amount not to exceed the amounts unpaid under the Note and this Security Instrument, and (ii) any other of Borrower's rights (other than the right to any refund of unearned premiums paid by Borrower) under all insurance policies covering the Property, to the extent that such rights are applicable to the coverage of the Property. If Lender files, negotiates, or settles a claim, Borrower agrees that any insurance proceeds may be made payable directly to Lender without the need to include Borrower as an additional loss payee. Lender may use the insurance proceeds either to repair or restore the Property (as provided in Section 5(d)) or to pay amounts unpaid under the Note or this Security Instrument, whether or not then due. 6. Occupancy. Borrower must occupy, establish, and use the Property as Borrower's principal residence within 60 days after the execution of this Security Instrument and must continue to occupy the Property as Borrower's principal residence for at least one year after the date of occupancy, unless Leader otherwise agrees in writing, which consent will not be unreasonably withheld, or unless extenuating circumstances exist that are beyond Borrower's control. 7. Preservation, Maintenance, and Protection of the Property; Inspections. Borrower will not destroy, damage, or impair the Property, allow the Property to deteriorate, or commit waste on the Property. Whether or not Borrower is residing in the Property, Borrower must maintain the Property in order to prevent the Property from deteriorating or decreasing in value due to its condition. Unless Lender determines pursuant to Section 5 that repair or restoration is not economically feasible, Borrower will promptly repair the Property if damaged to avoid further deterioration or damage. WASHINGTON—Single Family —Fannie MaelFreddie Mae UNIFORM INSTRUMENT Form 3049 07/2021 (rev, 09/22) ED 25327.10 Page 7 of 19 W E M I Packet Pg. 128 1 202312290431 Document: D- TRUST Rec: $229.50 Page-8 of 26 Record Date:12/29/2023 3:50 PM Snohomish County, WA 8800122122 LN30015147 If insurance or condemnation proceeds are paid to Lender in connection with damage to, or the taking of, the Property, Borrower will be responsible for repairing or restoring the Property only if Lender has released proceeds for such purposes. Lender may disburse proceeds for the repairs and restoration in a single payment or in a series of progress payments as the work is completed, depending on the size of the repair or restoration, the terms of the repair agreement, and whether Borrower is in Default on the Loan. Lender may make such disbursements directly to Borrower, to the person repairing or restoring the Property, or payable jointly to both. If the insurance or condemnation proceeds are not sufficient to repair or restore the Property, Borrower remains obligated to complete such repair or restoration. Subject to Applicable Law, Lender may make reasonable entries upon and inspections of the Property and/or may inspect the interior of the improvements on the Property. S. Borrower's Loan Application. Borrower will be in Default if, during the Loan application process, Borrower or any persons or entities acting at Borrower's direction or with Borrower's knowledge or consent gave materially false, misleading, or inaccurate information or statements to Lender (or failed to provide Lender with material information) in connection with the Loan, including, but not limited to, overstating Borrower's income or assets, understating or failing to provide documentation of Borrower's debt obligations and liabilities, and misrepresenting Borrower's occupancy or intended occupancy of the Property as Borrower's principal residence. 9. Protection of Lender's Interest in the Property and Rights Under this Security Instrument. (a) Protection of Lender's Interest. If: (i) Borrower fails to perform the covenants and agreements contained in this Security Instrument; (ii) there is a legal proceeding or government order that might significantly affect Lender's interest in the Property and/or rights under this Security Instrument (such as a proceeding in bankruptcy, probate, for condemnation or forfeiture, for enforcement of a lien that has priority or may attain priority over this Security Instrument, or to enforce laws or regulations); or (iii) Lender reasonably believes that Borrower has abandoned the Property, then Lender may do and pay for whatever is reasonable or appropriate to protect Lender's interest in the Property and/or rights under this Security Instrument, including protecting and/or assessing the value of the Property, and securing and/or repairing the Property. Lender's actions may include, but are not limited to: (1) paying any sums secured by a lien that has priority or may attain priority over this Security Instrument; (II) appearing in court; and (111) paying: (A) reasonable attorneys' fees and costs, and other fees and costs associated with the enforcement of this Security Instrument, including but not limited to foreclosure trustee and sheriffs fees and costs; (B) property inspection and valuation fees, unless prohibited by Applicable Law; and (C) other fees incurred for the purpose of protecting Lender's interest in the Property and/or rights under this Security Instrument, including its secured position in a bankruptcy proceeding. Securing the Property includes, but is not limited to, exterior and interior inspections of the Property, entering the Property to make repairs, changing locks, replacing or boarding up doors and windows, draining water from pipes, eliminating building or other code violations or dangerous conditions, and having utilities turned on or off. Although Lender may take action under this Section 9, Lender is not required to do so and is not under any duty or obligation to do so. Lender will not be liable for not taking any or all actions authorized under this Section 9. (b) Avoiding Foreclosure; Mitigating Losses. If Borrower is in Default, Lender may work with Borrower to avoid foreclosure and/or mitigate Lender's potential losses, but is not obligated to do so unless required by Applicable Law. Lender may take reasonable actions to evaluate Borrower for available alternatives to foreclosure, including, but not limited to, obtaining credit reports, title reports, title insurance, property valuations, subordination agreements, and third -party approvals. Borrower authorizes and consents to these actions. Any costs associated with such loss mitigation activities may be paid by Lender and recovered from Borrower as described below in Section 9(c), unless prohibited by Applicable Law. (c) Additional Amounts Secured. Any amounts disbursed by Lender under this Section 9 will become additional debt of Borrower secured by this Security Instrument. These amounts may bear interest at the Note rate from the date of disbursement and will be payable, with such interest, upon notice from Lender WASHINGTON—Single Family --Fannie Mae/Freddie Mae UNIFORM INSTRUMENT Farm 3048 0712021 (rev. 09/22) &Z 25327,10 Page 8 of 19 W ar I Packet Pg. 129 1 202312290431 Document: D-TRUST Rec: $229.50 Page-9 of 26 Record Date:1212912023 3:50 PM Snohomish County, WA 1.a SaD0122122 LN30D15147 to Borrower requesting payment. (d) Leasehold Terms. If this Security Instrument is on a leasehold, Borrower will comply with all the provisions of the lease. Borrower will not surrender the leasehold estate and interests conveyed or terminate or cancel the ground lease. Borrower will not, without the express written consent of Lender, alter or amend the ground lease. If Borrower acquires fee title to the Property, the leasehold and the fee title will not merge unless Lender agrees to the merger in writing. 10. Assignment of Rents. (a) Assignment of Rents. If the Property is leased to, used by, or occupied by a third party ("Tenant"), Borrower is unconditionally assigning and transferring to Lender any Rents, regardless of to whom the Rents are payable. Borrower authorizes Lender to collect the Rents, and agrees that each Tenant will pay the Rents to Lender. However, Borrower will receive the Rents until (i) Lender has given Borrower notice of Default pursuant to Section 26, and (ii) Lender has given notice to the Tenant that the Rents are to be paid to Lender. This Section 10 constitutes an absolute assignment and not an assignment for additional security only. (b) Notice of Default. If Lender gives notice of Default to Borrower: (i) all Rents received by Borrower must be held by Borrower as trustee for the benefit of Lender only, to be applied to the sums secured by the Security Instrument; (ii) Lender will be entitled to collect and receive all of the Rents; (iii) Borrower agrees to instruct each Tenant that Tenant is to pay all Rents due and unpaid to Lender upon Lender's written demand to the Tenant; (iv) Borrower will ensure that each Tenant pays all Rents due to Lender and will take whatever action is necessary to collect such Rents if not paid to Lender; (v) unless Applicable Law provides otherwise, all Rents collected by Lender will be applied first to the costs of taking control of and managing the Property and collecting the Rents, including, but not limited to, reasonable attorneys' fees and costs, receiver's fees, premiums on receiver's bonds, repair and maintenance costs, insurance premiums, taxes, assessments, and other charges on the Property, and then to any other sums secured by this Security Instrument; (vi) Lender, or any judicially appointed receiver, will be liable to account for only those Rents actually received; and (vii) Lender will be entitled to have a receiver appointed to take possession of and manage the Property and collect the Rents and profits derived from the Property without any showing as to the inadequacy of the Property as security. (c) Funds Paid by Lender. If the Rents are not sufficient to cover the costs of taking control of and managing the Property and of collecting the Rents, any funds paid by Lender for such purposes will become indebtedness of Borrower to Lender secured by this Security Instrument pursuant to Section 9. (d) Limitation on Collection of Rents. Borrower may not collect any of the Rents more than one month in advance of the time when the Rents become due, except for security or similar deposits. (e) No Other Assignment of Rents. Borrower represents, warrants, covenants, and agrees that Borrower has not signed any prior assignment of the Rents, will not make any further assignment of the Rents, and has not performed, and will not perform, any act that could prevent Lender from exercising its rights under this Security Instrument. (f) Control and Maintenance of the Property. Unless required by Applicable Law, Lender, or a receiver appointed under Applicable Law, is not obligated to enter upon, take control of, or maintain the Property before or after giving notice of Default to Borrower. However, Lender, or a receiver appointed under Applicable Law, may do so at any time when Borrower is in Default, subject to .applicable Law. (g) Additional Provisions. Any application of the Rents will not cure or waive any Default or invalidate any other right or remedy of Lender. This Section 10 does not relieve Borrower of Borrower's obligations under Section b. This Section 10 will terminate when all the sums secured by this Security Instrument are paid in full. 11. Mortgage Insurance. (a) Payment of Premiums; Substitution of Policy; Loss Reserve; Protection of Lender. If WASHINGTON--Single Family --Fannie Mea reddie Mae UNIFORM INSTRUMENT Farm 3048 0V2021 (rev. W22) 25327.10 Page 9 of 19 W a� E M Q Packet Pg. 130 202312290431 Document: D-TRUST Rec: $229.50 Page-10 of 26 Record Date:1212912023 3:50 PM Snohomish County, WA 1.a 8800122122 LM30015247 Lender required Mortgage Insurance as a condition of making the Loan, Borrower will pay the premiums required to maintain the Mortgage Insurance in effect. If Borrower was required to make separately designated payments toward the premiums for Mortgage Insurance, and (i) the Mortgage Insurance coverage required by Lender ceases for any reason to be available from the mortgage insurer that previously provided such insurance, or (ii) Lender determines in its sole discretion that such mortgage insurer is no longer eligible to provide the Mortgage Insurance coverage required by Lender, Borrower will pay the premiums required to obtain coverage substantially equivalent to the Mortgage Insurance previously in effect, at a cost substantially equivalent to the cost to Borrower of the Mortgage Insurance previously in effect, from an alternate mortgage insurer selected by Lender. If substantially equivalent Mortgage Insurance coverage is not available, Borrower will continue to pay to Lender the amount of the separately designated payments that were due when the insurance coverage ceased to be in effect. Lender will accept, use, and retain these payments as a non-refundable loss reserve in lieu of Mortgage Insurance. Such loss reserve will be non-refundable, even when the Loan is paid in full, and Lender will not be required to pay Borrower any interest or earnings on such loss reserve. Lender will no longer require loss reserve payments if Mortgage Insurance coverage (in the amount and for the period that Lender requires) provided by an insurer selected by Lender again becomes available, is obtained, and Lender requires separately designated payments toward the premiums for Mortgage Insurance. If Lender required Mortgage Insurance as a condition of making the Loan and Borrower was required to make separately designated payments toward the premiums for Mortgage Insurance, Borrower will pay the premiums required to maintain Mortgage Insurance in effect, or to provide a non-refundable loss reserve, until Lender's requirement for Mortgage Insurance ends in accordance with any written agreement between Borrower and Lender providing for such termination or until termination is required by Applicable Law. Nothing in this Section 11 affects Borrowers obligation to pay interest at the Note rate. (b) Mortgage Insurance Agreements. Mortgage Insurance reimburses Lender for certain losses Lender may incur if Borrower does not repay the Loan as agreed. Borrower is not a party to the Mortgage Insurance policy or coverage. Mortgage insurers evaluate their total risk on all such insurance in force from time to time, and may enter into agreements with other parties that share or modify their risk, or reduce losses. These agreements may require the mortgage insurer to make payments using any source of funds that the mortgage insurer may have available (which may include funds obtained from Mortgage Insurance premiums). As a result of these agreements, Lender, another insurer, any reinsurer, any other entity, or any affiliate of any of the foregoing, may receive (directly or indirectly) amounts that derive from (or might be characterized as) a portion of Borrower's payments for Mortgage Insurance, in exchange for sharing or modifying the mortgage insurer's risk, or reducing losses. Any such agreements will not: (i) affect the amounts that Borrower has agreed to pay for Mortgage Insurance, or any other terms of the Loan, (ii) increase the amount Borrower will owe for Mortgage Insurance, (iii) entitle Borrower to any refund, or (iv) affect the rights Borrower has, if any, with respect to the Mortgage Insurance under the Homeowners Protection Act of 1998 (12 U.S.C. § 4901 et seq.), as it may be amended from time to time, or any additional or successor federal legislation or regulation that governs the same subject matter ("HPA"). These rights under the HPA may include the right to receive certain disclosures, to request and obtain cancellation of the Mortgage Insurance, to have the Mortgage Insurance terminated automatically, and/or to receive a refund of any Mortgage Insurance premiums that were unearned at the time of such cancellation or termination. 12. Assignment and Application of Miscellaneous Proceeds; Forfeiture. (a) Assignment of Miscellaneous Proceeds. Borrower is unconditionally assigning the right to receive all Miscellaneous Proceeds to Lender and agrees that such amounts will be paid to Lender. (b) Application of Miscellaneous Proceeds upon Damage to Property. If the Property is damaged, any Miscellaneous Proceeds will be applied to restoration or repair of the Property, if Lender WASHINiGTON--Single Family -Fannie MaetFreddie Moe UNIFORM INSTRUMENT Form 3048 0712021 (rev. 09/22) WZ 25327.10 Page 10 of 19 W a� E Q Packet Pg. 131 202312290431 Document: D-TRUST Rec: $229.50 Page-11 of 26 Record Date:1212912023 3:50 PM Snohomish County, WA 1.a $800122122 LN30015147 deems the restoration or repair to be economically feasible and Lender's security will not be lessened by such restoration or repair. During such repair and restoration period, Lender will have the right to hold such Miscellaneous Proceeds until Lender has had an opportunity to inspect the Property to ensure the work has been completed to Lender's satisfaction (which may include satisfying Lender's minimum eligibility requirements for persons repairing the Property, including, but not limited to, licensing, bond, and insurance requirements) provided that such inspection must be undertaken promptly. Lender may pay for the repairs and restoration in a single disbursement or in a series of progress payments as the work is completed, depending on the size of the repair or restoration, the terms of the repair agreement, and whether Borrower is in Default on the Loan, Lender may make such disbursements directly to Borrower, to the person repairing or restoring the Property, or payable jointly to both. Unless Lender and Borrower agree in writing or Applicable Law requires interest to be paid on such Miscellaneous Proceeds, Lender will not be required to pay Borrower any interest or earnings on such Miscellaneous Proceeds. I€ Lender deems the restoration or repair not to be economically feasible or Lender's security would be lessened by such restoration or repair, the Miscellaneous Proceeds will be applied to the sums secured by this Security Instrument, whether or not then due, with the excess, if any, paid to Borrower. Such Miscellaneous Proceeds will be applied in the order that Partial Payments are applied in Section 2(b). (c) Application of Miscellaneous Proceeds upon Condemnation, Destruction, or Loss in Value of the Property. In the event of a total taking, destruction, or loss in value of the Property, all of the Miscellaneous Proceeds will be applied to the sums secured by this Security Instrument, whether or not then due, with the excess, if any, paid to Borrower. In the event of a partial taking, destruction, or loss in value of the Property (each, a "Partial Devaluation") where the fair market value of the Property immediately before the Partial Devaluation is equal to or greater than the amount of the sums secured by this Security Instrument immediately before the Partial Devaluation, a percentage of the Miscellaneous Proceeds will be applied to the sums secured by this Security Instrument unless Borrower and Lender otherwise agree in writing. The amount of the Miscellaneous Proceeds that will be so applied is determined by multiplying the total amount of the Miscellaneous Proceeds by a percentage calculated by taking (i) the total amount of the sums secured immediately before the Partial Devaluation, and dividing it by (ii) the fair market value of the Property immediately before the Partial Devaluation, Any balance of the Miscellaneous Proceeds will be paid to Borrower. In the event of a Partial Devaluation where the fair market value of the Property immediately before the Partial Devaluation is less than the amount of the sums secured immediately before the Partial Devaluation, all of the Miscellaneous Proceeds will be applied to the sums secured by this Security Instrument, whether or not the sums are then due, unless Borrower and Lender otherwise agree in writing. (d) Settlement of Claims. Lender is authorized to collect and apply the Miscellaneous Proceeds either to the sums secured by this Security Instrument, whether or not then due, or to restoration or repair of the Property, if Borrower (i) abandons the Property, or (ii) fails to respond to Lender within 30 days after the date Lender notifies Borrower that the Opposing Party (as defined in the next sentence) offers to settle a claim for damages. "Opposing Party" means the third party that owes Borrower the Miscellaneous Proceeds or the party against whom Borrower has a right of action in regard to the Miscellaneous Proceeds. (e) Proceeding Affecting Lender's Interest in the Property. Borrower will be in Default if any action or proceeding begins, whether civil or criminal, that, in Lender's judgment, could result in forfeiture of the Property or other material impairment of Lender's interest in the Property or rights under this Security Instrument. Borrower can cure such a Default and, if acceleration has occurred, reinstate as provided in Section 20, by causing the action or proceeding to be dismissed with a ruling that, in Lender's judgment, precludes forfeiture of the Property or other material impairment of Lender's interest in the Property or rights under this Security Instrument. Borrower is unconditionally assigning to Lender the proceeds of any award or claim for damages that are attributable to the impairment of Lender's interest in the Property, which proceeds will be paid to Lender. All Miscellaneous Proceeds that are not applied to restoration or repair of the Property WASHINGTON—Single Family --Fannie Mae/Freddie Mac UNIFORM INSTRUMENT Farm 3048 071202 t (rev. 09122) @J 25327.I0 Page 11 of 14 W ar E Q Packet Pg. 132 202312290431 Document: D-TRUST Rec: $229.50 Page-12 of 26 Record Date:1212912023 3:50 PM Snohomish County, WA 1.a 8800122122 LU30015147 will be applied in the order that Partial Payments are applied in Section 2(b). 13. Borrower Not Released; Forbearance by Lender Not a Waiver. Borrower or any Successor in Interest of Borrower will not be released from liability under this Security Instrument if Lender extends the time for payment or modifies the amortization of the sums secured by this Security Instrument. Lender will not be required to commence proceedings against any Successor in Interest of Borrower, or to refuse to extend time for payment or otherwise modify amortization of the sums secured by this Security Instrument, by reason of any demand made by the original Borrower or any Successors in Interest of Borrower. Any forbearance by Lender in exercising any right or remedy including, without limitation, Lender's acceptance of payments from third persons, entities, or Successors in Interest of Borrower or in amounts less than the amount then due, will not be a waiver of, or preclude the exercise of, any right or remedy by Lender. 14. Joint and Several Liability; Signatories; Successors and Assigns Bound. Borrower's obligations and liability under this Security Instrument will be joint and several. However, any Borrower who signs this Security Instrument but does not sign the Note: (a) signs this Security Instrument to mortgage, grant, and convey such Borrower's interest in the Property under the terms of this Security Instrument; (b) signs this Security Instrument to waive any applicable inchoate rights such as dower and curtesy and any available homestead exemptions; (c) signs this Security Instrument to assign any Miscellaneous Proceeds, Rents, or other earnings from the Property to Lender; (d) is not personally obligated to pay the sums due under the Mote or this Security Instrument; and (e) agrees that Lender and any other Borrower can agree to extend, modify, forbear, or make any accommodations with regard to the terms of the Mote or this Security Instrument without such Borrower's consent and without affecting such Borrower's obligations under this Security Instrument, Subject to the provisions of Section 19, any Successor in Interest of Borrower who assumes Borrower's obligations under this Security Instrument in writing, and is approved by Lender, will obtain all of Borrower's rights, obligations, and benefits under this Security Instrument. Borrower will not be released from Borrower's obligations and liability under this Security Instrument unless Lender agrees to such release in writing. 15. Loan Charges. (a) Tax and Flood Determination Fees. Lender may require Borrower to pay (i) a one-time charge for a real estate tax verification and/or repotting service used by Lender in connection with this Loan, and (ii) either (A) a one-time charge for flood zone determination, certification, and tracking services, or (B) a one- time charge for flood zone determination and certification services and subsequent charges each time remappings or similar changes occur that reasonably might affect such determination or certification. Borrower will also be responsible for the payment of any fees imposed by the Federal Emergency Management Agency, or any successor agency, at any time during the Loan term, in connection with any flood zone determinations. (b) Default Charges. If permitted under Applicable Law, Lender may charge Borrower fees for services performed in connection with Borrower's Default to protect Lender's interest in the Property and rights under this Security Instrument, including: (i) reasonable attorneys' fees and costs; (ii) property inspection and valuation fees; and (iii) other related fees. (c) Permissibility of Fees. In regard to any other fees, the absence of express authority in this Security Instrument to charge a specific fee to Borrower should not be construed as a prohibition on the charging of such fee. Lender may not charge fees that are expressly prohibited by this Security Instrument or by Applicable Law. (d) Savings Clause, If Applicable Law sets maximum loan charges, and that law is finally interpreted so that the interest or other loan charges collected or to be collected in connection with the Loan exceed the permitted limits, then (i) any such loan charge will be reduced by the amount necessary to reduce the charge to the permitted limit, and (ii) any sums already collected from Borrower which exceeded permitted limits will be refunded to Borrower. Lender may make this refund by reducing the principal owed WASHINGTON--Single Family —Fannie Mae/Freddie Mae UNIFORM INSTRUMENT Form 3048 07/2021 (rev. 09/22) I 25327.10 Page 12 of 19 W C a� E M Q Packet Pg. 133 202312290431 Document: D-TRUST Rec: $229.50 Page-13 of 26 Record Date:1212912023 3:50 PM Snohomish County, WA 1.a 8800122122 LN30015147 under the Mote or by making a direct payment to Borrower. If a refund reduces principal, the reduction will be treated as a partial prepayment without any prepayment charge (whether or not a prepayment charge is provided for under the Note). To the extent permitted by Applicable Law, Borrower's acceptance of any such refund made by direct payment to Borrower will constitute a waiver of any right of action Borrower might have arising out of such overcharge. 16. Notices; Borrower's Physical Address. All notices given by Borrower or Lender in connection with this Security Instrument must be in writing. (a) Notices to Borrower. Unless Applicable Law requires a different method, any written notice to Borrower in connection with this Security Instrument will be deemed to have been given to Borrower when (i) mailed by first class mail, or (ii) actually delivered to Borrower's Notice Address (as defined in Section 16(c) below) if sent by means other than first class mail or Electronic Communication (as defined in Section 16(b) below). Notice to any one .Borrower will constitute notice to all Borrowers unless Applicable Law expressly requires otherwise. If any notice to Borrower required by this Security Instrument is also required under Applicable Law, the Applicable Law requirement will satisfy the corresponding requirement under this Security Instrument. (b) Electronic Notice to Borrower. Unless another delivery method is required by Applicable Law, Lender may provide notice to Borrower by e-mail or other electronic communication ("Electronic Communication") if: (i) agreed to by Lender and Borrower in writing; (ii) Borrower has provided Lender with Borrower's e-mail or other electronic address ("Electronic Address"); (iii) Lender provides Borrower with the option to receive notices by first class mail or by other non -Electronic Communication instead of by Electronic Communication; and (iv) Lender otherwise complies with Applicable Law. Any notice to Borrower sent by Electronic Communication in connection with this Security Instrument will be deemed to have been given to Borrower when sent unless Lender becomes aware that such notice is not delivered. If Lender becomes aware that any notice sent by Electronic Communication is not delivered, Lender will resend such communication to Borrower by first class mail or by other non -Electronic Communication. Borrower may withdraw the agreement to receive Electronic Communications from Lender at any time by providing written notice to Lender of Borrower's withdrawal of such agreement. (c) Borrower's Notice Address. The address to which Lender will send Borrower notice ("Notice Address") will be the Property Address unless Borrower has designated a different address by written notice to Lender. If Lender and Borrower have agreed that notice may be given by Electronic Communication, then Borrower may designate an Electronic Address as Notice Address. Borrower will promptly notify Lender of Borrower's change of Notice Address, including any changes to Borrower's Electronic Address if designated as Notice Address. If Lender specifies a procedure for reporting Borrower's change of Notice Address, then Borrower will report a change of Notice Address only through that specified procedure. (d) Notices to Lender. Any notice to Lender will be given by delivering it or by mailing it by first class mail to Lender's address stated in this Security Instrument unless Lender has designated another address (including an Electronic Address) by notice to Borrower. Any notice in connection. with this Security Instrument will be deemed to have been given to Lender only when actually received by Lender at Lender's designated address (which may include an Electronic Address). If any notice to Lender required by this Security Instrument is also required under Applicable Law, the Applicable Law requirement will satisfy the corresponding requirement under this Security Instrument. .(e) Borrower's Physical Address. In addition to the designated Notice Address, Borrower will provide Lender with the address where Borrower physically resides, if different from the Property Address, and notify Lender whenever this address changes. 17. Governing Law; Severability; Rules of Construction. This Security Instrument is governed by federal law and the law of the State of Washington. All rights and obligations contained in this Security Instrument are subject to any requirements and limitations of Applicable Law. If any provision of this Security Instrument or the Note conflicts with Applicable Law (i) such conflict will not affect other provisions of this Security Instrument or the Nate that can be given effect without the conflicting provision, WASHINGTON--Single Family --Fannie MaeA1? ldie Mae UNIFORM INSTRUMENT Form 3048 07/2021(rev. 09122) 1 25327.10 Page 13 of 19 Q Packet Pg. 134 202312290431 Document: D-TRUST Rec: $229.50 Page-14 of 26 Record Date:1212912023 3:50 PM Snohomish County, WA 1.a 8800122122 LU30015147 and (ii) such conflicting provision, to the extent possible, will be considered modified to comply with Applicable Law. Applicable Law might explicitly or implicitly allow the parties to agree by contract or it might be silent, but such silence should not be construed as a prohibition against agreement by contract. Any action required under this Security Instrument to be made in accordance with Applicable Law is to be made in accordance with the Applicable Law in effect at the time the action is undertaken. As used in this Security Instrument: (a) words in the singular will mean and include the plural and vice versa; (b) the word "may" gives sole discretion without any obligation to take any action; (c) any reference to "Section" in this document refers to Sections contained in this Security Instrument unless otherwise noted; and (d) the headings and captions are inserted for convenience of reference and do not define, limit, or describe the scope or intent of this Security Instrument or any particular Section, paragraph, or provision. 18. Borrower's Copy. One Borrower will be given one copy of the Note and of this Security Instrument. 19. Transfer of the Property or a Beneficial Interest in Borrower. For purposes of this Section 19 only, "Interest in the Property" means any legal or beneficial interest in the Property, including, but not limited to, those beneficial interests transferred in a bond for deed, contract for deed, installment sales contract, or escrow agreement, the intent of which is the transfer of title by Borrower to a purchaser at a future date. If all or any part of the Property or any Interest in the Property is sold or transferred (or if Borrower is not a natural person and a beneficial interest in Borrower is sold or transferred) without Lender's prior written consent, Lender may require immediate payment in full of all sums secured by this Security Instrument. However, Lender will not exercise this option if such exercise is prohibited by Applicable Law. If Lender exercises this option, Lender will give Borrower notice of acceleration. The notice will provide a period of not less than 30 days from the date the notice is given in accordance with Section 16 within which Borrower must pay all sums secured by this Security Instrument. If Borrower fails to pay these sums prior to, or upon, the expiration of this period, Lender may invoke any remedies permitted by this Security Instrument without further notice or demand on Borrower and will be entitled to collect all expenses incurred in pursuing such remedies, including, but not limited to: (a) reasonable attorneys' fees and costs; (b) property inspection and valuation fees; and (c) other fees incurred to protect Lender's Interest in the Property and/or rights under this Security Instrument. 20. Borrower's Right to Reinstate the Loan after Acceleration. If Borrower meets certain conditions, Borrower will have the right to reinstate the Loan and have enforcement of this Security Instrument discontinued at any time up to the later of (a) five days before any foreclosure sale of the Property, or (b) such other period as Applicable Law might specify for the termination of Borrower's right to reinstate. This right to reinstate will not apply in the case of acceleration under Section 19. To reinstate the Loan, Borrower must satisfy all of the following conditions: (aa) pay Lender all sums that then would be due under this Security Instrument and the Note as if no acceleration had occurred; (bb) cure any Default of any other covenants or agreements under this Security Instrument or the Note; (cc) pay all expenses incurred in enforcing this Security Instrument or the Note, including, but not limited to: (i) reasonable attorneys' fees and costs; (ii) property inspection and valuation fees; and (iii) other fees incurred to protect Lender's interest in the Property and/or rights under this Security Instrument or the Note; and (dd) take such action as Lender may reasonably require to assure that Lender's interest in the Property and/or rights under this Security Instrument or the Note, and Borrower's obligation to pay the sums secured by this Security Instrument or the Note, will continue unchanged. Lender may require that Borrower pay such reinstatement sums and expenses in one or more of the following farms, as selected by Lender: (aaa) cash; (bbb) money order; (ccc) certified check, bank check, treasurer's check, or cashier's check, provided any such check is drawn upon an institution whose deposits are insured by a U.S. federal agency, instrumentality, or entity; or (ddd) Electronic Fund Transfer. Upon WASHINGTCIN--Single Family --Fannie MaelFreddle Mae UNIFORM INSTRUMENT Form 3049 0712021 (rev. 09122) ® 25327.10 page 14 of 14 W a� E a Packet Pg. 135 202312290431 Document: D-TRUST Rec: $229.50 Page-15 of 26 Record Date:1212912023 3:50 PM Snohomish County, WA 1.a 8800222122 LB30015147 Borrower's reinstatement of the Loan, this Security Instrument and obligations secured by this Security Instrument will remain fully effective as if no acceleration had occurred. 21. Sale of Note. The Mote or a partial interest in the Note, together with this Security Instrument, may be sold or otherwise transferred one or more times. Upon such a sale or other transfer, all of Lender's rights and obligations under this Security Instrument will convey to Lender's successors and assigns. 22. Loan Servicer. Lender may take any action permitted under this Security Instrument through the Loan Servicer or another authorized representative, such as a sub-servicer. Borrower understands that the Loan Servicer or other authorized representative of Lender has the right and authority to take any such action. The Loan Servicer may change one or more times during the term of the Note. The Loan Servicer may or may not be the holder of the Note. The Loan Servicer has the right and authority to: (a) collect Periodic Payments and any other amounts due under the Note and this Security Instrument; (b) perform any other mortgage loan servicing obligations; and (c) exercise any rights under the Note, this Security Instrument, and Applicable Law on behalf of Lender. If there is a change of the Loan Servicer, Borrower will be given written notice of the change which will state the name and address of the new Loan Servicer, the address to which payments should be made, and any other information RESPA requires in connection with a notice of transfer of servicing. 23. Notice of Grievance. Until Borrower or Lender has notified the other party (in accordance with Section 16) of an alleged breach and afforded the other party a reasonable period after the giving of such notice to take corrective action, neither Borrower nor Lender may commence, join, or be joined to any judicial action (either as an individual litigant or a member of a class) that (a) arises from the other party's actions pursuant to this Security Instrument or the Mote, or (b) alleges that the other party has breached any provision of this Security Instrument or the Mote. If Applicable Law provides a time period that must elapse before certain action can be taken, that time period will be deemed to be reasonable for purposes of this Section 23. The notice of Default given to Borrower pursuant to Section 26(a) and the notice of acceleration given to Borrower pursuant to Section 19 will be deemed to satisfy the notice and opportunity to take corrective action provisions of this Section 23. 24. Hazardous Substances. (a) Definitions. As used in this Section 24: (i) "Environmental Law" means any Applicable Laws where the Property is located that relate to health, safety, or environmental protection; (ii) "Hazardous Substances" include (A) those substances defined as toxic or hazardous substances, pollutants, or wastes by Environmental Law, and (B) the following substances: gasoline, kerosene, other flammable or toxic petroleum products, toxic pesticides and herbicides, volatile solvents, materials containing asbestos or formaldehyde, corrosive materials or agents, and radioactive materials; Oil) "Environmental Cleanup" includes any response action, remedial action, or removal action, as defined in Environmental Law; and (iv) an 'Environmental Condition" means a condition that can cause, contribute to, or otherwise trigger an Environmental Cleanup. (b) Restrictions on Use of Hazardous Substances. Borrower will not cause or permit the presence, use, disposal, storage, or release of any Hazardous Substances, or threaten to release any Hazardous Substances, on or in the Property. Borrower will not do, nor allow anyone else to do, anything affecting the Property that: (i) violates Environmental Law; (ii) creates an Environmental Condition; or (iii) due to the presence, use, or release of a Hazardous Substance, creates a condition that adversely affects or could adversely affect the value of the Property. The preceding two sentences will not apply to the presence, use, or storage on the Property of small quantities of Hazardous Substances that are generally recognized to be appropriate to normal residential uses and to maintenance of the Property (including, but not limited to, hazardous substances in consumer products). (c) Notices; Remedial Actions, Borrower will promptly give Lender written notice of: (i) any investigation, claim, demand, lawsuit, or other action by any governmental or regulatory agency or private WASt11INGTON--Single Family. -Fannie Mae/Freddie Mae UNIFORM INSTRUMENT Form 3W 0712021 (rev. 09122) U 25327.10 Page 15 of 19 W a� E Q Packet Pg. 136 202312290431 Document: D-TRUST Rec: $229.50 Page-16 of 26 Record Date:1212912023 3:50 PM Snohomish County, WA 1.a 8800122122 LN3001S147 party involving the Property and any Hazardous Substance or Environmental Law of which Borrower has actual knowledge; (ii) any Environmental Condition, including but not limited to, any spilling, leaking, discharge, release, or threat of release of any Hazardous Substance; and (iii) any condition caused by the presence, use, or release of a Hazardous Substance that adversely affects the value of the Property. If Borrower learns, or is notified by any governmental or regulatory authority or any private party, that any removal or other remediation of any Hazardous Substance affecting the Property is necessary, Borrower will promptly take all necessary remedial actions in accordance with Environmental Law. Nothing in this Security Instrument will create any obligation on Lender for an Environmental Cleanup. 25. Electronic )*Tote Signed with Borrower's Electronic Signature. If the dote evidencing the debt for this Loan is electronic, Borrower acknowledges and represents to Lender that Borrower: (a) expressly consented and intended to sign the electronic Mote using an Electronic Signature adopted by .Borrower ("Borrower's Electronic Signature") instead of signing a paper Note with Borrower's written pen and ink signature; (b) did not withdraw Borrower's express consent to sign the electronic Mote using Borrower's Electronic Signature; (c) understood that by signing the electronic Mote using Borrower's Electronic Signature, Borrower promised to pay the debt evidenced by the electronic Note in accordance with its terms; and (d) signed the electronic dote with Borrower's Electronic Signature with the intent and understanding that by doing so, Borrower promised to pay the debt evidenced by the electronic Note in accordance with its terms. NON -UNIFORM COVENANTS, Borrower and Lender further covenant and agree as follows: 26. Acceleration; Remedies. (a) Notification of Default. Lender will give a notification of Default to Borrower prior to acceleration following Borrower's Default, except that such notification of Default will not be sent when Lender exercises its right under Section 19 unless Applicable Law provides otherwise. The notification will specify, in addition to any other information required by Applicable Law: (i) the Default; (ii) the action required to cure the Default; (iii) a date, not less than 30 days (or as otherwise specified by Applicable Law) from the date the notification is given to Borrower, by which the Default must be cured; (iv) that failure to cure the Default on or before the date specified in the notification may result in acceleration of the sums secured by this Security Instrument and sale of the Property at public auction; (v) Borrower's right to reinstate after acceleration or commencement of the foreclosure in accordance with Applicable law; and (vi) any other matters required to be included in the notification by Applicable Law. (b) Acceleration; Power of Sale; Expenses. If the Default is not cured on or before the date specified in the notification, Lender, and in accordance with Applicable Law, may require immediate payment in full of all sums secured by this Security Instrument without further demand and may invoke the power of sale and/or any other remedies permitted by Applicable Law. Lender will be entitled to collect all expenses incurred in pursuing the remedies provided in this Section 26, including, but not limited to: (i) reasonable attorneys' fees and costs, and other fees and costs associated with the enforcement of this Security Instrument, including but not limited to, foreclosure trustee's and sheriffs fees and costs, and title costs; (ii) property inspection and valuation fees; and (iii) any other fees incurred to protect Lender's interest in the Property and/or rights under this Security Instrument unless prohibited by Applicable Law. (e) Foreclosure Notices; Sale of Property. If Lender invokes the power of sale, Lender will send notice to Trustee of the occurrence of an event of Default and of Lender's election to cause the Property to be sold. Trustee and/or Lender will take such action regarding any required notices and will give such notices to Borrower and to other recipients as Applicable Law may require. At a time permitted, in accordance with Applicable Law, and after publication of the notice of sale, Trustee, without further demand on Borrower, will sell the Property at public auction to the highest bidder at the time and place and under the terms designated in the notice of sale in one or more parcels and in any order Trustee determines. Trustee may postpone sale of the Property for a period or periods permitted by Applicable Law by public announcement at WAS4 INGTON.-Single Family=-Faunie MaetF'r+eddle Mac UNIFORM INSTRUMENT Form 3048 07t2021 (rev, 09122) is 25327.10 Page 16 of 19 W a� E M Q Packet Pg. 137 202312290431 Document: D-TRUST Rec: $229.50 Page-17 of 26 Record Date:1212912023 3:50 PM Snohomish County, WA 1.a 8800122122 LM30015247 the time and place fixed in the notice of sale. Lender or its designee may purchase the Property at any sale. (d) Trustee's Deed; Proceeds of Sale. Trustee will deliver to the purchaser a Trustee's deed a conveying the Property without any covenant or warranty, expressed or implied. The recitals in the Trustee's E deed will be prima facie evidence of the truth of the statements mane in that deed. Trustee will apply the L proceeds of the sale in the following order: (i) to all expenses of the sale, including, but not limited to, i° reasonable Trustee's and attorneys' fees and costs; (ii) to all sums secured by this Security Instrument; and (iii) the surplus, if any, less the clerk's filing fee, shall be deposited, together with all documents required under Applicable Law, with the cleric of the superior court of the county in which the sale took place. E 27. Reconveyance. Upon payment of all sums secured by this Security Instrument, Lender will request Trustee to reconvey the Property and will surrender this Security Instrument and all Notes evidencing a. the debt secured by this Security Instrument to Trustee. Upon such request, Trustee will reconvey the N Property without warranty to the person or persons legally entitled to it. Such person or persons will pay any U) recordation costs and the Trustee's fee for preparing the reconveyance. a 28. Substitute Trustee. In accordance with Applicable Law, bender may, from time to time, by = itself or through the Loan Servicer, or any other authorized representative, appoint a successor trustee to any o Trustee appointed under this Security Instrument who has ceased to act. Without conveyance of the Property, 000 the successor trustee will succeed to all the rights, title, power, and duties conferred upon Trustee in this Security Instrument and by Applicable Law. e 29. Use of Property. The Property is not used principally for agricultural purposes. c 30. Attorneys' Fees. Lender will be entitled to recover in any action or proceeding to construe or N enforce any term of this Security Instrument (a) its reasonable attorneys' fees and costs, and (b) any other fees N and costs associated with the enforcement of this Security Instrument, including but not limited to, z foreclosure trustee and sheriffs fees and costs and title costs. The term "attorneys' fees,' whenever used in a this Security Instrument, includes without limitation attorneys' fees incurred by Lender in any bankruptcy proceeding or on appeal. W a� ORAL AGREEMENTS OR ORAL COMMITMENTS TO LOAN MONEY, EXTEND CREDIT, OR TO FORBEAR FROM ENFORCING REPAYMENT OF A � DEBT ARE NOT ENFORCEABLE UNDER WASHINGTON LAW. a WASHINGTON--Single Family --Fannie Mae/Freddie Mae UNIFORM INSTRUMENT Form 3048 07/2021 (rev. 09122) 9-ml 25327.10 Page']7of 19 Packet Pg. 138 202312290431 Document: D-TRUST Rec: $229.50 Page-18 of 26 Record Date:1212912023 3:50 PM Snohomish County, WA 1.a 8800122122 LU30015147 BY SIGNING BELOW, Borrower accepts and agrees to the terms and covenants contained in this Security Instrument and in any Rider signed by Borrower and recorded with it. HIGH ST LLC By: z4e' Christopher Lyon Manager 8y: J a By: r, lz__� (A , Kate Dayle: Manager [Space Below This Line for Acknowledgment] State of (& County of W-14.1 This record was acknowledged before me on /LO2.1 by Christopher Lyon, as Manager of High St LLC; Jacob Lyon, as Manager f High St LLC; and Katie Dayley, as Manager of High St LLC. ,/ ,�,,r"'r ., Yt�. "•�Y�' .. t•e �,••�..�,�i�i aO•"'r �.:.^ � Notary Public KENN Y WHITE 010TARY PUBLIC #164991 $TATE 4F WASHINGTON COMMISSION EXPIRES MARCH 29, 2025 My Commission Expires: WASHINGTON--Single Family --Fannie Mae/Freddie Mac UNIFORM INSTRUMENT 991 25327.10 Form 3048 07/2021 (rev. 09M) Page 18 of 19 W a� Q Packet Pg. 139 202312290431 Document: D-TRUST Rec: $229.50 Page-19 of 26 Record Date:1212912023 3:50 PM Snohomish County, WA 1.a 8800122122 Individual Loan Originator: Chris Zolezzi, NMLSR ID: 459881 Loan Originator Organization: Goldman Sachs Bank USA, NMLSR ID: 208156 Prepared $y: Chris Zolazzi Goldman Sachs Bank USA 200 West St. Now York, NY 10882 972-368-0551 LN30015147 WASHINGTONt--Single Family--Fannle Mae/Freddie Mae UNIFORM INSTRUMENT Farm 3048 07/2021(rev. 09/22) iKB 25327.10 Page 19 of 19 W C d E t C,1 r� r� Q Packet Pg. 140 202312290431 Document: D-TRUST Rec: $229.50 Page-20 of 26 Record Date:1212912023 3:50 PM Snohomish County, WA 1.a INTEREST -ONLY PERIOD ADJUSTABLE RATE RIDER (30-day Average SOFR Index (As Published by the Federal Reserve Bank of New York) -Rate Caps) .Loan #: LN30015147 Serv. #: 8800122122 THIS INTEREST -ONLY PERIOD ADJUSTABLE RATE RIDER is made this 29th day of December, 2023, and is incorporated into and amends and supplements the Mortgage, _ Mortgage Deed, Deed of Trust, or Security Deed (the "Security Instrument") of the same date given by the undersigned (the "Borrower") to secure .Borrower's Interest -Only Period Adjustable Rate Note (the "Nate") to Goldman Sachs Bank USA (the "Lender") of the same date and M covering the property described in the Security Instrument and located at: a 18500 High Street, Edmonds, WA 98020 3 [Property Address] THE NOTE CONTAINS PROVISIONS ALLOWING FOR A CHANGE IN BORROWER'S FILED INTEREST RATE TO AN ADJUSTABLE INTEREST RATE. THE NOTE LIMITS THE AMOUNT THE BORROWER'S ADJUSTABLE INTEREST RATE CAN CHANGE AT ANY ONE TIME AND THE MINIMUM AND MAXIMUM RATES THE BORROWER MUST PAY. ADDITIONAL COVENANTS. In addition to the representations, warranties, covenants, and agreements made in the Security Instrument, Borrower and Lender further covenant and agree as follows: A. INTEREST RATE AND MONTHLY PAYMENT CHANGES The Note provides for monthly payments of interest and a portion of the principal ("Monthly Payment") and an initial fixed interest rate of 6. 900%. The Note also provides for a MULTISTATE INTEREST -ONLY PERIOD ADJUSTABLE RATE RIDER 07/2021 — 30-day Average SOFR —Single Family Page 1 of 5 9XI 25974.4 Packet Pg. 141 202312290431 Document: D- TRUST Rec: $229.50 Page-21 of 26 Record Date:12/29/2023 3:50 PM Snohomish County, WA 8800122122 LN30015147 change in the initial fixed interest rate to an adjustable interest rate, as follows: 4. ADJUSTABLE INTEREST RATE AND MONTHLY PAYMENT CHANGES (A) Change Dates The initial fixed interest rate I will pay will change to an adjustable interest rate on the first day of January, 2034, and the adjustable interest rate I will pay may change on the first day of the month every 6th month thereafter. The date on which my initial fixed interest rate changes to an adjustable interest rate, and each date on which my adjustable interest rate could change is called a "Change Date." (B) The Index Beginning with the first Change Date, my adjustable interest rate will be based on an Index that is calculated and provided to the general public by an administrator (the "Administrator"). The "Index" is a benchmark, known as the 30-day Average SOFR index. The Index is currently published by the Federal Reserve Bank of New York. The most recent Index value available as of the date 45 days before each Change Date is called the "Current Index," provided that if the Current Index is less than zero, then the Current Index will be deemed to be zero for purposes of calculating my interest rate. If the Index is no longer available, it will be replaced in accordance with Section 4(G) below. (C) Calculation of Changes Before each Change Date, the Note Holder will calculate my new interest rate by adding Three percentage points (3. 000%) (the "Margin") to the Current Index. The Margin may change if the Index is replaced by the Note Holder in accordance with Section 4(G)(2) below. The Note Holder will then round the result of the Margin plus the Current Index to the nearest one -eighth of one percentage point (0.125%). Subject to the limits stated in Section 4(D) below, this rounded amount will be my new interest rate until the next Change Date. The Note Holder will then determine the amount of the Monthly Payment that would be sufficient to repay the unpaid Principal that I am expected to owe at the. Change Date on the Maturity Date at my new interest rate in substantially equal payments. The result of this calculation will be the new amount of my Monthly Payment. (D) Limits on Interest Rate Changes The interest rate I am required to pay at the first Change Date will not be greater than 11. 900% or less than 3. 000%. Thereafter, my adjustable interest rate will never be increased or decreased on any single Change Date by more than One percentage point(s) (1. 000%) from the rate of interest I have been paying for the preceding 6 months, and will never be greater than 11. 900% or less than 3. 000%. (E) Effective Date of Changes My new interest rate will become effective on each Change Date. I will pay the amount of my new Monthly Payment beginning on the first Monthly Payment date after the Change Date until the amount of my Monthly Payment changes again. (F) Notice of Changes Before the effective date of any change in my interest rate and/or Monthly Payment, the Note Holder will deliver or mail to me a notice of such change. The notice will include the amount MULTISTATE INTEREST -ONLY PERIOD ADJUSTABLE RATE RIDER 07/2021 — 30-day Average SOFR —Single Family Page 2 of 5 9M 25974A W E I Packet Pg. 142 1 202312290431 Document: D-TRUST Rec: $229.50 Page-22 of 26 Record Date:1212912023 3:50 PM Snohomish County, WA 1.a 8800122122 LN30015147 of my Monthly Payment, any information required by law to be given to me and also the title and telephone number of a person who will answer any question I may have regarding the notice. (G) Replacement Index and Replacement Margin The Index is deemed to be no longer available and will be replaced if any of the following events (each, a "Replacement Event") occur; (i) the Administrator has permanently or indefinitely stopped providing the Index to the general public-, or (ii) the Administrator or its regulator issues an official public statement that the Index is no longer reliable or representative. If a Replacement Event occurs, the Note Holder will select a new index (the "Replacement Index") and may also select a new margin (the 'Replacement Margin"), as follows: (1) If a replacement index has been selected or recommended for use in consumer products, including residential adjustable -rate mortgages, by the Board of Governors of the Federal Reserve System, the Federal Reserve Bank of New York, or a committee endorsed or convened by the Board of Governors of the Federal Reserve. System or the Federal Reserve Bank of New York at the time of a Replacement Event, the Mote Holder will select that index as the Replacement Index, (2) If a replacement index has not been selected or recommended for use in consumer products under Section (G)(1) at the time of a Replacement Event, the Mote Holder will make a reasonable, ,good faith effort to select a Replacement Index and a Replacement Margin that, when added together, the Nate Holder reasonably expects will minimize any change in the cost of the loan, taking into account the historical performance of the Index and the Replacement Index. The Replacement Index and Replacement Margin, if any, will be operative immediately upon a Replacement Event and will be used to determine my interest rate and Monthly Payments on Change Dates that are more than 45 days after a Replacement Event. The Index and Margin could be replaced more than once during the term of my Note, but only if another Replacement Event occurs. After a Replacement Event, all references to the "Index" and "Margin" will be deemed to be references to the 'Replacement Index" and 'Replacement Margin." The Note Holder will also ,give me notice of my Replacement Index and Replacement Margin, if any, and such other information required by applicable law and regulation. (H) Date of First Principal and Interest Payment The date of my first payment consisting of both principal and interest on this Note (the "First Principal and Interest Payment Due Date") shall be the first Monthly Payment date after the first Change mate. B. TRANSFER OF THE PROPERTY OR A BENEFICIAL INTEREST III BORROWER 1. Until Borrower's initial fixed interest rate changes to an adjustable interest rate under the terms stated in Section A above, Section 19 of the Security Instrument will read as follows: Transfer of the Property or a Beneficial Interest in Borrower. For purposes of this Section 19 only, "Interest in the Property" means any legal or beneficial interest in the Property, including, but not limited to, those beneficial interests transferred in a bond for deed, contract for deed, installment sales contract or escrow agreement, the intent of which is the transfer of title by Borrower to a purchaser at a future date. MULTISTATE INTEREST -ONLY PERIOD ADJUSTABLE RATE RIDER 07/2021 — 30-day Average SOFR —Single Family Page 3 of 5 U 25974.4 W a� E a Packet Pg. 143 202312290431 Document: D- TRUST Rec: $229.50 Page-23 of 26 Record Date:12/29/2023 3:50 PM Snohomish County, WA 8800122122 LN30015147 If all or any part of the Property or any Interest in the Property is sold or transferred (or if Borrower is not a natural person and a beneficial interest in Borrower is sold or transferred) without Lender's prior written consent, Lender may require immediate payment in full of all sums secured by this Security Instrument. However, Lender will not exercise this option if such exercise is prohibited by Applicable Law. If Lender exercises this option, Lender will give Borrower notice of acceleration. The notice will provide a period of not less than 30 days from the date the notice is given in accordance with Section 16 within which Borrower must pay all sums secured by this Security Instrument. If Borrower fails to pay these sums prior to, or upon, the expiration of this period, Lender may invoke any remedies permitted by this Security Instrument without further notice or demand on Borrower and will be entitled to collect all expenses incurred in pursuing such remedies, including, but not limited to: (a) reasonable attorneys' fees and costs; (b) property inspection and valuation fees; and (c) other fees incurred to protect Lender's Interest in the Property and/or rights under this Security Instrument. 2. When Borrower's initial fixed interest rate changes to an adjustable interest rate under the terms stated in Section A above, Section 19 of the Security Instrument described in Section B I above will then cease to be in effect, and the provisions of Section 19 of the Security Instrument will be amended to read as follows: Transfer of the Property or a Beneficial Interest in Borrower. For purposes of this Section 19 only, "Interest in the Property" means any legal or beneficial interest in the Property, including, but not limited to, those beneficial interests transferred in a bond for deed, contract for deed, installment sales contract or escrow agreement, the intent of which is the transfer of title by Borrower to a purchaser at a future date. If A or any part of the Property or any Interest in the Property is sold or transferred (or if Borrower is not a natural person and a beneficial interest in Borrower is sold or transferred) without Lender's prior written consent, Lender may require immediate payment in full of all sums secured by this Security Instrument. However, Lender will not exercise this option if such exercise is prohibited by Applicable Law. Lender also will not exercise this option if (a) Borrower causes to be submitted to Leader information required by Lender to evaluate the intended transferee as if a new loan were being made to the transferee, and (b) Lender reasonably determines that Lender's security will not be impaired by the loan assumption and that the risk of a breach of any covenant or agreement in this Security Instrument is acceptable to Lender. To the extent permitted by Applicable Law, Lender may charge a reasonable fee as a condition to Lender's consent to the loan assumption. Lender may also require the transferee to sign an assumption agreement that is acceptable to Lender and that obligates the transferee to keep all the promises and agreements made in the Note and in this Security Instrument. Borrower will continue to be obligated under the Note and this Security Instrument unless Lender releases MULTISTATE INTEREST -ONLY PERIOD ADJUSTABLE RATE RIDER 07/2021 — 30-day Average SOFR —Single Family Page 4 of 5 9M 25974.4 W E I Packet Pg. 144 1 202312290431 Document: D- TRUST Rec: $229.50 Page-24 of 26 Record Date:12/29/2023 3:50 PM Snohomish County, WA 8800122122 LN30015147 Borrower in writing. If Lender exercises this option to require immediate payment in full, Lender will give Borrower notice of acceleration. The notice will provide a period of not less than 30 days from the date the notice is given in accordance with Section 16 within which Borrower must pay all sums secured by this Security Instrument. If Borrower fails to pay these sums prior to, or upon, the expiration of this period, Lender may invoke any remedies permitted by this Security Instrument without further notice or demand on Borrower and will be entitled to collect all expenses incurred in pursuing such remedies, including, but not limited to: (a) reasonable attorneys' fees and costs; (b) property inspection and valuation fees; and (c) other fees incurred to protect Lender's Interest in the Property and/or rights under this Security Instrument. BY SIGNING BELOW, Borrower accepts and agrees to the terms and covenants contained in this Fixed/Adjustable Rate Rider. HIGH ST LLC By. Christopher Lyon Manager Jacq�-� ywl�� By: Katie Dayi�p� Manager MULTISTATE MTEREST-ONLY PERIOD ADJUSTABLE RATE RIDER 07/2021 30-day Average SOFR —Single Family Page 3 of 5 25974.4 E M I Packet Pg. 145 1 202312290431 Document: D-TRUST Rec: $229.50 Page-25 of 26 Record Date:1212912023 3:50 PM Snohomish County, WA 1.a EXHIBIT A Order No.: 02601917-OC A PORTION OF TRACTS 1 AND 19, BLOCK 3, SEAHURST, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 9 OF PLATS, PAGE 90, RECORDS OF SNOHOMISH COUNTY, WASHINGTON, AND A PORTION OF TRACTS 9,42 AND 43, EDMONDS SEAVIEW TRACTS, ACCORDING TO THE PLAT THEREOF, RECORDED IN VOLUME 3 OF PLATS, PAGE 76, RECORDS OF SNOHOMISH COUNTY, WASHINGTON, AND A PORTION OF VACATED OLYMPIC AVENUE AS VACATED IN VOLUME 38, PAGE 179 OF COMMISSIONER'S RECORDS, IN SNOHOMISH COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS: COMMENCING AT THE NORTHEAST CORNER OF TRACT 4, IN SAID BLOCK 1, SAID CORNER BEING A POINT ON A CURVE TO THE LEFT WHOSE RADIAL CENTER BEARS SOUTH 73°03'59" EAST, 1,395.40 FEET DISTANT; THENCE SOUTHWESTERLY ALONG THE WESTERLY MARGIN OF 94TH AVENUE WEST AND THE ARC OF SAID CURVE THROUGH A CENTRAL ANGLE OF 2"30'01 ", AN ARC DISTANCE OF 60.89 FEET; THENCE SOUTH 14026-00" WEST, CONTINUING ALONG SAID WESTERLY MARGIN 190.41 FEET TO THE TRUE POINT OF BEGINNING; THENCE SOUTH 14026'00" WEST, CONTINUING ALONG SAID WESTERLY MARGIN 7.43 FEET TO THE NORTH LINE OF EDMONDS SEAVIEW TRACTS; THENCE NORTH 89042'00" EAST, ALONG SAID NORTH LINE 41.36 FEET TO THE EASTERLY MARGIN OF SAID 94TH AVENUE WEST; THENCE NORTH 14Q26'00" EAST ALONG SAID EASTERLY MARGIN 176.89 FEET TO A POINT 10.00 FEET SOUTHERLY, MEASURED AT RIGHT ANGLES TO THE NORTH LINE OF TRACT 19, SAID BLOCK 1; THENCE NORTH 88*35*00" EAST, PARALLEL TO THE NORTH LINE OF SAID TRACT 19, A DISTANCE OF 119.04 FEET; THENCE SOUTH 00"21'52" EAST, 85.19 FEET; THENCE SOUTH 88"35'00" WEST, 38.76 FEET; THENCE SOUTH 00"21'52" EAST, 87.45 FEET TO THE NORTH LINE OF SAID EDMONDS SEAVIEW TRACTS; THENCE SOUTH 89042'00" WEST ALONG SAID NORTH LINE 57.65 FEET; THENCE SOUTH 01033'41" WEST, 582.09 FEET TO AN INTERSECTION OF THE NORTHERLY MARGIN OF 187TH STREET SOUTHWEST AND THE NORTHEASTERLY MARGIN OF OLYMPIC AVENUE; THENCE NORTH 31423'13" WEST, ALONG THE NORTHEASTERLY MARGIN OF SAID OLYMPIC AVENUE, 113.37 FEET TO THE INTERSECTION OF THE NORTHWESTERLY LINE OF TRACT 66 IN SAID EDMONDS SEAVIEW TRACTS EXTENDED; THENCE SOUTH 38°20'30" WEST ALONG SAID EXTENSION, 31.93 FEET TO THE CENTERLINE OF OLYMPIC AVENUE; W a� E a Packet Pg. 146 202312290431 Document: D-TRUST Rec: $229.50 Page-26 of 26 Record Date:1212912023 3:50 PM Snohomish County, WA 1.a (continued) THENCE NORTH 31*23'13" WEST ALONG SAID CENTERLINE 224.87 FEET; THENCE NORTH 32028'24" WEST TO A POINT ON THE. WESTERLY LINE OF SAID TRACT 43 WHICH IS 125.20 FEET FROM THE NORTHWEST CORNER OF SAID TRACT43; THENCE NORTH 38020'30" EAST ALONG SAID WESTERLY LINE 86.80 FEET; THENCE NORTH 14026'00" EAST 59.85 FEET; THENCE SOUTH 83032'35" EAST 175.96 FEET TO THE WESTERLY MARGIN OF SAID 94TH AVENUE WEST AND THE TRUE POINT OF BEGINNING; (ALSO KNOWN AS LOT C OF BOUNDARY LINE ADJUSTMENT RECORDED UNDER RECORDING NUMBER 8612150123); SITUATE IN THE COUNTY OF SNOHOMISH, STATE OF WASHINGTON. W C d E t C,1 r� r� Q Packet Pg. 147 1.a Form #E28 EDMONDS UTILITIES CONSORTIUM EUC Contact Form PERMITTING & DEVELOPMENT ENGINEERING DIVISION 121 5th Avenue N P: 425.771.0220 www.edmondswa.gov SITE ADDRESS Enter the site address or parcel number if an address has not been assigned. PUa # Karl Haack - 425-670,3208 You will need to provide PUD with a site plan and a completed New Service kihaack&snopud.com Questionnaire. PUGET SOUND # ENERGY Call to verify gas availability and to coordinate service install. You will need to New Customer Construction provide PSE with the parcel number, contact phone number and mailing Department - 1-888-321-7779 address. ziply-f i be r # You will need to provide Ziply with the location of your project, total line Mike HaKahan - 425-949-0230 requirement, and the date in which service is required. A copy of your Mike.HaKahan@ziply.com development plan may be required. f ?A # COMCAST You will need to provide Comcast with the location of the project, copy of the Chad Simpson - 425-319-4937 development and site plan (digital copy if available), the date in which service is Chad Simpson@comcast.com required and a list of contact names, phone numbers and mailing addresses. # OLYMPIC VIEW For customers in Olympic View Service Area: You will need to provide OVWSD with the survey map of your site and 425-774-7769 or chriss@ovwater.com complete a development information form. U) d E t v M r Q Updated on 312012024 P Packet Pg. 148 I 1.a I / \ \ PLA_+ OF SEAHURST \ BLOCK 1 \ (VOL 9r PG 90) \ \ \ \ IJ- \ I SILT I FENCE I > , NE 1/4, SEC-13., TWP 27N, RGE 3E, W.M. PLAT OF SEAHURST BLOCK 1 �VQL 9�PG�20� IF / / L-----�--- F-1 21 it !� TRACT 999 OPEN SPACE/DETENTION I i itl ► ► I J F L____J PLAT OF SEAHURST BLOCK 1 (VOL 9, PG 90) tt/V1L111Vs ff"r- C Kr-wu i I _ 42 3 �•�� / / 48 1 EX TREES 70 BE i `L �+ -,`` / REMOVED (TYP) I �1ti 46 CO ♦ I 1 N 44 \ I\ \ ►1 I ,� � 1 t 11'v 1 1 1 1\ I I 1 `/ A I �_ �\ 1 / \ 1 1 11 I I\ I I I I 1 I I I CITY OF EDMONDS 8 I i i I I I I I, / I HUTT PARK C Mitt.I'll 1 t `\ r r0 V71777 m: ` I illl�l► I f i// li i li �^ I ` ---� \ - \I lit \\ �I /�.� 1 \ : CLEARING UM/75 1 1 1 1 ► 1 1 / I I I l/ / /! \ GARA(faE EX HOUSE i UM17S OF DISTURBANCE BANCE �, I I I ► 1 ► I l l l/ I/ / O 1 ,� � � 1 \ i 1 / I I I I ► / ► r /I Nry \TO REMAIN 219. (TYP) \\► I l i I l i l i es ��I ► 1( 1 1 l y I I \ \ \I i YL�IlL--�'i,,.�1� I `\ 4 It \`� �...1'v�>`,�_1�t\-' \ \ TREE PROTECTION \, "SN.' FENCING WHERE REQD y \ \ \ \ \\ \ \ \ \ \ \ N \ L _NN11\ • 1,1 `\N_ \\\ _� :2� y _ _ ` EX TREES Tn REMAIN IN lI l l 1 'NN�� \\ \ \i, / 22 �� 11 `\ \\ \\ \ Vv \ \\ \` \ \ 1 \ 1 \\ `� `\ \ ( EDMONDS SE VIEW TRACTS % \� �; `� `� �� \ ` ` `\�\ I \ \ \`� i BLOC C J \. `� �\ `\ ` \� `I I I h i i I► I-' \i 1 i% (VOL 3, PG,$75--76) i // ��8`,`\` `\`�\\\ \\ \\\-_ 1 it i l 11 If I C \ :::: 1 ► 1 / l / \ \ IN. \ F_ \ ` r J I I \ 187TH ST SW f7 I r J L I L-----J nk SCALE. 1 " = 40' 0 20 40 80 TREE LEGEND TREE TAG NUMBER k4 XXX xxx EXISTING TREE TO BE REM0VED/DROPPED xxx xxx DRIP LINE :(D) EXISTING TREE TO REMAIN TREE PROTECTION FENCING (LIMITS OF DISTURBANCE) *EXISTING TREES IN CRITICAL AREA NOT IDENTIFIED PROPOSED REPLACEMENT 7REES 0O.0 23 REQUIRED (SEE TREE N07E 2 BELOW) TREE NOTES 1. THE PROPOSED DEVELOPMENT /S IMPLEMENTING CONSERVATION SUBDIWS/ON DESIGN AS PROVIDED FOR /N ECDC 20.75.048. REDUCED AND CLUSTERED LOTS ARE PROPOSED TO RETAIN AS MANY TREES AS POSSIBLE. 2. EXACT LOCATION & SPECIES TO BE SHOWN ON LANDSCAPE & TREE PLANTING PLAN PROVIDED AT FINAL CIWL ENGINEERING DESIGN REWEW PHASE OF PROJECT PER ECDC 23.10.060(B)(3)(a). TREE INVENTORY TREE CAL CULA T/ON Existing Significant non -viable Trees: #2, 4, 5, 8, 12, 34, 40, 50 Significant trees 46 (A) Non -viable trees -8 Significant Note: non -viable are dead or "poor" condition trees, Trees subject to review Total # viable site -wide 38 (B) CRITICAL AREAS CRITICAL AREAS No inventory in this Area, project conservatively meets Retained trees No tree requirements without critical area trees inventory. Inventory Proposed Tree Note: critical areas = streams, wetlands, slopes >25% Retention DEVELOPABLE AREAS Retained Trees: DEVELOPABLE AREA 38 (C) #13-27, 29-33, 35-39 Total # viable trees DEVELOPABLE AREA 25 (D) Note: viable are at least 'fair" condition trees, subject to review Retained viable trees REQUIRED TREE REPLACEMENT CALCULATIONS TOTAL # VIABLE TREE REMOVALS = 13 Removed # Removed Replacement Total # New Proposed Tree Removed Trees #1, 3, 6, 28, 41, 42, 43, Tree DBH Ratio Trees Removals 44, 45, 46, 47, 48, 49 6-10" 0 x 1= 0 & Replanting 10.1-14" 4 x 2 = 8 Requirements =14 (E) TOTAL # NON -VIABLE TREE REMOVALS = 4 Removed Trees #2, 4, 5, 50 14.1-24" 2 x 3 = 6 >24„ 7 Total Appraised: Not Required* Does applicant meet/exceed 30%tree retention threshold? Minimum 30% retention in Proposed developable area (C x .3) (D) Yes: replant to replace removals only (E) Tree Retention 38 x .3 = 11.4 trees = 25 trees Thresholds Minimum 50% retention Proposed Does applicant meet/exceed 50% tree retention threshold? required site -wide (A x .5) (D) Yes: Waive all fees in lieu, replant removals (E) 46 x .5 = 23 trees = 25 trees Fees in Lieu *OPTION: Waive all fees in lieu using the 50% retention threshold per ECDC 23.10.060.G. Tree/ Species Species DBH Height Drip -Line Retention Viable Replacement Tag # Common name Scientific name (inches) (feet) (feet) Condition Suitability Tree Comments Proposal Trees N S E W 1 Western red cedar Thuja plicata 41 85 20 18 19 19 Fair CBC Yes forked, multiple tops, moderate trunk decay Remove N/A 2 bigleaf maple Acer macrophyllum 9 18 x x x x Poor Poor No broken tops,very poor structural form Remove 0 3 bigleaf maple Acer macrophyllum 18 60 16 10 12 24 Fair Fair Yes asymmetric crown to west, decent form and vigor Remove 3 4 red alder Alnus rubra 13 60 12 10 0 16 Poor Poor No leans west, dead top,in gradual decline Remove 0 6 bigleaf maple Acer macrophyllum 23,21 90 14 20 12 22 Fair Fair Yes decent form and vigor Remove N/A 7 bigleaf maple Acer macrophyllum 30 75 12 14 20 12 Poor Poor No broken top, trunk covered in ivy Leave 8 bigleaf maple Acer macrophyllum 32 80 8 16 0 18 Poor Poor No broken top, trunk covered in ivy Leave 12 bigleaf maple Acer macrophyllum 34 45 x x x x Poor Poor No broken, covered in ivy ,significant trunk decay Leave 13 bigleaf maple Acer macrophyllum 19,9 85 0 22 6 18 Fair Fair Yes asymmetric crown to SW, ivy Save 14 Western red cedar Thuja plicata 12 33 8 10 10 10 Good Good Yes overtopped by maple, good vigor Save 15 Western hemlock Tsuga heterophylla 18 60 10 8 10 12 Fair Fair Yes ivy recently cut at base, lacking vigor Save 16 Pacific dogwood Corpus nuttallii 15 45 6 10 6 10 Fair Fair Yes diseased, anthracnose Save 17 grand fir Abies grandis 37 105 12 10 10 14 Good Good Yes sound, good vigor Save 18 grand fir Abies grandis 21 85 8 10 6 10 Fair Fair Yes somewhat suppressed Save 19 bigleaf maple Acer macrophyllum 19,14 80 20 16 18 20 Fair Fair Yes on raised mound Save 20 grand fir Abies grandis 36 100 1 12 10 10 12 Good Good Yes sound, good vigor Save 21 bigleaf maple Acer macroph/lum 6 to 10 55 16 16 16 18 Fair Fair Yes large cluster of 10 young stems, typical Save 22 bigleaf maple Acer macrophyllum 8,6 35 14 10 4 14 Fair Fair Yes small cluster of young stems, typical Save 23 red alder Alnus rubra 7 30 12 6 1 8 12 Fair Fair Yes young specimen, typical Save 24 Western red cedar Thuja plicata 32 55 12 12 10 14 Good Good Yes forked top, good vigor Save 25 Western red cedar Thuja plicata 7 18 7 7 6 7 Good Good Yes young, no concerns Save 26 Western red cedar Thuja plicata 50 85 18 18 14 1 16 Fair Fair Yes moderate trunk decay, good vigor Save 27 grand fir Abies grandis 7 40 6 7 5 7 Good Good Yes young, no concerns Save 28 Douglas fir Pseudotsuga menziesii 14 55 10 16 12 10 Good CBC Yes young, no concerns Remove 2 29 Western hemlock Tsuga heterophylla 15 65 10 12 10 10 Good Good Yes ivy on trunk, mistletoe Save 30 Scoulers willow Salix scouleriana 11 50 8 10 4 12 Fair Fair Yes typical Save 31 red alder Alnus rubra 14 70 10 12 4 18 Fair Fair Yes natural lean west, decent vigor Save 32 red alder Alnus rubra 13 70 14 12 14 4 Fair Fair Yes decent form and vigor Save 33 Western hemlock Tsuga heterophylla 26 80 14 12 12 10 Fair Fair Yes heavy mistletoe infection Save 34 red alder Alnus rubra 11 45 x x x x Poor Poor No top decline, major lean, covered in ivy Save 35 Western hemlock Tsuga heterophylla 23 75 10 10 12 10 Fair Fair Yes heavy mistletoe infection Save 36 bigleaf maple Acer macrophyllum 12,12,11,10,7 50 20 8 16 10 Fair Fair Yes young cluster, suppressed, asymmetric crown north Save 37 Douglas fir Pseudotsuga menziesii 9 40 8 8 8 8 Fair Fair Yes suppressed by maple, lacking vigor Save 38 Western hemlock Tsuga heterophylla 18 80 10 10 8 10 Fair Fair Yes mistletoe infection Save 39 Scoulers willow Salix scouleriana 15,14 75 18 6 14 26 Fair Fair Yes mature, asymmetric crown north Save 40 bitter cherry Prunus emarginata 7 55 x x x x Poor Poor No very poor taper,covered in ivy Save 41 Pacific dogwood Corpus nuttallii 12 40 6 10 8 8 Fair CBC Yes dead top Remove 2 42 bigleaf maple Acer macrophyllum 17,16 65 18 14 14 14 Fair CBC Yes typical Remove N/A 43 Western red cedar Thuja plicata 42 70 18 19 18 17 Good CBC Yes good form, good vigor Remove N/A 44 cherry plum Prunus cerasifera 12 32 12 6 8 8 Fair CBC Yes moderate trunk decay, good vigor Remove 2 45 lWestern red cedar Thuja plicata 22 37 12 17 14 14 Good CBC Yes Igood form, good vigor Remove 3 46 Western red cedar Thuja plicata 39 80 14 16 14 18 Fair CBC Yes Itrunk forked at 16 feet, candelabra top Remove N/A 47 crabapple Malus spp. 14 24 10 16 18 6 Good CBC Yes typical Remove 2 48 grand fir Abies grandis 29 50 15 14 16 17 Good CBC Yes sound, good vigor Remove N/A 49 Western red cedar Thuja plicata 17,15 90 14 18 20 12 Fair CBC Yes double trunk, codominant stems Remove N/A 50 Western hemlock Tsuga heterophylla 20 90 x x x x Dead No Remove Replacement Total = 14 OFF -SITE TREES 101 red alder Alnus rubra 15 60 x x x x Poor Poor No dead top, major lean onto subject property Leave 5 red alder Alnus rubra 14 80 12 10 10 14 Fair Poor No close to property line, problematic, not sustainable Remove 0 9 Western red cedar Thuja plicata 26 70 12 8 8 10 Fair Fair Yes ivy recently cut at base, lacking vigor Protect 10 red alder Alnus rubra 30 30 x x x x Poor Poor No broken, rotten snag, 90% dead Leave 11 bigleaf maple Acer macrophyllum 31 90 14 18 0 24 Fair Fair Yes lasymmetric crown to west, decent form and vigor Protect Replacement Total = 0 Dripline measurements from face of trunk CBC - Compromised by Construction Know what's below. Call before you dig. RAM ENGINEERING, INC. Civil Engineering / Land Planning 19109 36TH AVE W, SUITE 100 LYNNWOOD, WA 98036 PHONE: (425) 678-6960 WWW.RAMENGINEERINGINC.COM 0 Z Z to V 0 z W Lk �R) S l� O� d d,A 36508 TSTER�� SSIONAL g�la ENGINEER. ROB L. LONG, PE DRAWN BY.' MIKE MORRIS ISSUE DATESCALE.• 5110124 AS N07ED JOB NO. 23-034 SHEET- TR-01 SHT 1 OF 1 IL E O IL E IL co t LM x 0 0 LO 00 0 0 O N 0 N z J IL +N+ c N s t) r a 0 a W C0 0 0 0 v N 0 N z a. m t v r a Packet Pg. 149 1 1.a LAYTON TREE CONSULTING, LLC ARBORIST REPORT/TREE PLAN 18500 High Street Edmonds, WA Report Prepared by: Bob Layton Registered Consulting Arborist #670 Certified Arborist #PN-2714A May 10, 2024 lt's all about trees...... PO BOX 572, SNOHOMISH, WA 98291-0572 * 425-220-5711 * bob@ laytontreeconsulting.com Packet Pg. 150 1.a Arborist Report — 18500 High Street Table of Contents Assignment.................................................................................................................................................... 3 Description.................................................................................................................................................... 3 Methodology................................................................................................................................................. 3 JudgingCondition......................................................................................................................................4 JudgingRetention Suitability....................................................................................................................4 Observations................................................................................................................................................. 4 Discussion/Recommendations...................................................................................................................... 5 Tree Protection Guidelines...........................................................................................................................5 Tree Protection Measures............................................................................................................................ 6 TreeRetention.............................................................................................................................................. 6 TreeReplacement.........................................................................................................................................7 Arborist Disclosure Statement......................................................................................................................8 Attachments Photos, pages 9 - 15 Tree Summary Table Tree Locator/Conditions Map Tree Plan Map Overview (Entire Property) Tree Plan Map — Developable Area Page 2 Layton Tree Consulting LLC May 10, 2024 Packet Pg. 151 1.a Arborist Report —18500 High Street Assignment Layton Tree Consulting, LLC was asked to compile an Arborist Report and Tree Protection Plan for a property in Edmonds, located at 18500 High Street. The purpose of the report is to satisfy City requirements regarding tree retention and protection associated with the proposed development of the property. My assignment is to prepare a written report on present tree conditions, which is to be submitted to the City with the development application materials. This report covers all of the criteria set forth under the City of Edmonds tree regulations (EMC 23.10.060 Tree retention associated with development activity). The required retention is 30% of significant trees. A significant tree means a tree that is at least six inches in diameter at breast height (DBH) as measured at four and one-half feet from the ground. Dates of Field Examination: May 2, 2022 and January 315T, 2024 Description 45 significant trees were identified and assessed on the subject property. These are primarily comprised of native species. Trees are found mostly along the east perimeter of the property and in the northwest corner of the site. A tree summary table is attached which provides detailed information for each assessed tree. Subject a trees were identified in the field with a numbered aluminum tag attached to the lower trunk. These tag N numbers correspond with the tree numbers on the attached summary table and maps. E s The property borders City Park property (Hutt Park) to the east. Off -site significant trees close to the east property line were also assessed. There is a small stream and associated steep slopes at the south end of Q the site. Trees within non -buildable areas were not inventoried or assessed. No overly concerning tree 3 issues were observed within the non -buildable areas. Methodology Each tree in this report was visited. Tree diameters were measured by tape. The tree heights were measured using a Spiegel Relaskop. Each tree was visually examined for defects and vigor. The tree assessment procedure involves the examination of many factors: • The crown or canopy of the tree is examined for current vigor/health by examining the foliage for appropriate color and density, the vegetative buds for color and size, and the branches for structural form and annual shoot growth; and the overall presence of limb dieback and/or any disease issues. Page 3 The trunk or main stem of the tree is inspected for decay, which includes cavities, wounds, fruiting bodies of decay (conks or mushrooms), seams, insect pests, bleeding or exudation of sap, callus development, broken or dead tops, structural defects and unnatural leans. Structural defects can include but are not limited to excessive or unnatural leans, crooks, forks with V-shaped crotches, multiple attachments. Layton Tree Consulting LLC May 10, 2024 Packet Pg. 152 1.a Arborist Report —18500 High Street • The root collar and exposed surface roots are inspected for the presence of decay, insect damage, as well as if they have been injured or wounded, undermined or exposed, or the original grade has been altered. Based on these factors a determination of condition is made. Judging Condition The three condition categories are described as follows: Good —free of significant structural defects, no disease concerns, minor pest issues, no significant root issues, good structure/form with uniform crown or canopy, foliage of normal color and density, average or normal vigor, will be wind firm if isolated or left as part of a grouping or grove of trees, suitable for its location Fair — minor to moderate structural defects not expected to contribute to a failure in near future, no disease concerns, moderate pest issues, no significant root issues, asymmetric or unbalanced crown or canopy, average or normal vigor, foliage of normal color, moderate foliage density, will be wind firm if left as part of a grouping or grove of trees, cannot be isolated, suitable for its location Poor— major structural defects expected to cause fail in near future, disease or significant pest concerns, decline due to old age, significant root issues, asymmetric or unbalanced crown or canopy, sparse or abnormally small foliage, poor vigor, not suitable for its location Judging Retention Suitability Not all trees necessarily warrant retention. The three retention suitability categories as described in ANSI A300 Part 5 (Standard Practices for the Management of Trees During Site Planning, Site s Development and Construction) are as follows: Q Good — trees are in good health condition and structural stability and have the potential for longevity at the site Fair — trees are in fair health condition and/or have structural defects that can be mitigated with treatment. These trees may require more intense management and monitoring, and may have shorter life -spans than those in the "good" category. Poor —trees are in poor health condition and have significant defects in structure that cannot be mitigated with treatment. These trees can be expected to decline regardless of management. The species or individual tree may possess characteristics that are incompatible or undesirable in landscape settings or be unsuited for the intended use of the site. Observations The subject trees are found primarily along the eastern property line and on the west of proposed Lots 6 and 7. Species composition is primarily native and includes a mix of bigleaf maple, red alder, Western red cedar, Western hemlock, grand fir and Douglas fir. Oldest or largest trees are estimated at +/- 90 years of age. Page 4 Layton Tree Consulting LLC May 10, 2024 Packet Pg. 153 1.a Arborist Report —18500 High Street Seven of the 45 subject property trees are in poor condition and rated as non -viable. These include four bigleaf maples, two red alder and one bitter cherry. The alder is in decline due to age and past drought stress, evident by dead and dying tree tops. The poor condition maples have broken tops, poor structural form and are covered with English ivy vines. These are not sustainable for the foreseeable future. The southwest perimeter of the site includes a stream and steep to moderate slopes. Trees in this area were not individually assessed. No concerning issues were observed from the top of the slope. Discussion/Recommendations The attached tree plan map indicates the actual driplines of subject trees to be retained near the proposed development area. The Limits of Disturbance (LOD) are also shown. "LOD" means the boundary between the area of minimum protection around a tree and the allowable site disturbance. The LOD is based on tree species, age, tree condition, side of the tree impacted and overall anticipated impacts to the root system and surroundings. For retained trees west of proposed Lots 6 and 7, setting the Limits of Disturbance at the dripline is appropriate. Ground disturbances up to the driplines on the east side of these trees would not be expected to have any adverse impacts on tree health or stability. The trees selected for retention are well -positioned for successful preservation. In the northwest corner of the site there is a dead hemlock tree (Tree #50). Also in this area, Trees #34 _J a and #40 are non -viable and problematic. All of these trees should be dropped to abate their future N hazard potential. Tree #5 located close to the east property line is in incipient decline and problematic. Removal is recommended to abate its future hazard potential to the future house on Lot 4. s c� The removal of trees from the interior of the property is not expected to have any adverse impacts on Q trees to remain at the site. No impacts are anticipated for trees on the adjacent park property to the 3 east. o Tree Protection Guidelines Tree protection fencing shall be positioned around any retained trees or off -site protected trees prior to the start of work or bringing any heavy equipment onto the site. This will help to define clearing limits and protect soils and surface roots. Existing grades within the tree protection fenced area shall not be altered. Position fencing as shown on the attached map. Any excavation within the driplines of retained trees and/or the neighboring trees shall be monitored by the project arborist so necessary precautions can be taken to minimize overall impacts. Any roots damaged during site work outside of the tree protection area shall be pruned clean at sound tissue prior to backfilling or finishing areas. Sound tissue is where the root is undamaged and the bark is completely intact with the root. This will help roots to seal off potential decay and allow them to sprout new growth. Any disturbed areas near protected trees shall be watered weekly during the dry season of June through September. This will help to create a favorable environment for new root growth and reduce the overall stress associated with root loss and disturbance. Page 5 Layton Tree Consulting LLC May 10, 2024 Packet Pg. 154 1.a Arborist Report —18500 High Street Simply finish the landscape within the tree protection areas by cutting/hand-pulling any unwanted vegetation and applying a 2 to 4-inch covering of organic mulch/beauty bark. Existing lawn around the trees could be maintained if desired. Avoid large plantings, irrigation trenches and the construction of hardscapes within the driplines of retained trees. Tree Protection Measures The following guidelines are recommended to ensure that the designated space set aside for the preserved trees are protected and construction impacts are kept to a minimum. Standards have been set forth under EMC 23.10.070 Tree protection measures during development. Please review these standards prior to any development activity. • Tree protection fencing shall be erected prior to moving any heavy equipment on site. Doing this will set clearing limits and avoid compaction of soils within root zones of retained trees. Tree protective fencing shall be a minimum height of three feet, visible and of durable construction. • Excavation limits shall be laid out in paint on the ground to avoid over excavation and unnecessary damage. • Authorized work or excavation within the driplines of protected trees shall be monitored by a qualified tree professional so necessary precautions can be taken to decrease impacts to tree parts. • To establish sub grade for foundations, curbs and pavement sections near the trees, soil shall be removed parallel to the roots (away from tree trunks) and not at 90-degree angles to avoid s breaking and tearing roots that lead back to the trunk within the drip -line. Any roots damaged during these excavations shall be exposed to sound tissue and cut cleanly with a saw. Q • Areas excavated within the driplines of retained trees shall be thoroughly irrigated weekly during dry periods. • Preparations for final landscaping shall be accomplished by hand within the drip -lines of retained trees. Large equipment shall be kept outside of the tree protection zones at all times Tree Retention Per 23.10.060 Tree retention associated with development activity. C. Tree Retention Requirements - 30% of the significant viable trees are required to be retained. There are 38 viable trees within the developable area the property, requiring a minimum retention of 12 trees. The proposal is to retain 25 viable trees which equates to 66% retention of viable significant trees. Page 6 Layton Tree Consulting LLC May 10, 2024 Packet Pg. 155 1.a Arborist Report —18500 High Street Tree Replacement 23.10.080 Tree replacement. A. Replacement Required. Tree replacement is required for tree cutting permits required by this chapter and/or for tree removal associated with the development types identified in ECDC 23.10.060(A). Each significant tree to be removed shall be replaced as follows: 1. For each significant tree between six inches and 10 inches DBH removed, one replacement tree is required. 2. For each significant tree between 10.1 inches and 14 inches in DBH removed, two replacement trees are required. 3. For each significant tree greater than 14 inches and less the 24 inches in DBH removed, three replacement trees are required. The project will require 23 new replacement trees for the removal of 13 viable trees. There is ample available planting space on the perimeters of the developable area to sustain the required tree replacement. Minimum sizes for replacement trees shall be: One -and -one -half -inch caliper for deciduous trees; and six feet in height for evergreen trees. Replacement trees shall be primarily native species. 23.10.080 E. 3. For each significant tree greater than 24 inches in DBH removed, a fee based on an N appraisal of the tree value by the city tree protection professional using trunk formula method in the d current edition of the Guide for Plant Appraisal shall be required. E s c� There are four trees (Tree #1, #43, #46 and #48) proposed for removal that are greater than 24-inches in Q diameter. It is my understanding that since the project proposes to retain over 50% of the significant 3 trees on site (25 of the 46 trees, conservatively 54.3% in the developable area); all fees in lieu are waived or do not apply (per ECDC 23.10.060G) and no tree appraisals are required. Page 7 Layton Tree Consulting LLC May 10, 2024 Packet Pg. 156 1.a Arborist Report —18500 High Street Arborist Disclosure Statement Arborists are tree specialists who use their education, knowledge, training and experience to examine and assess trees, recommend measures to enhance the beauty and health of trees, and attempt to reduce the risks associated with living near trees. Clients may choose to accept or disregard the recommendations of the arborist, or to seek additional advice. Arborists cannot detect every condition that could possibly lead to the structural failure of a tree. Trees are living organisms that grow, respond to their environment, mature, decline and sometimes fail in ways we do not fully understand. Conditions are often hidden within trees and below ground. Arborists cannot guarantee that a tree will be healthy and/or safe under all circumstances, or for a specified period of time. Likewise, remedial treatments, like any medicine, cannot be guaranteed. Treatment, pruning and removal of trees may involve considerations beyond the scope of the arborist's services such as property boundaries, property ownership, site lines, disputes between neighbors, and other issues. Arborists cannot take such considerations into account unless complete and accurate information is disclosed to the arborist. An arborist should then be expected to reasonably rely upon the completeness and accuracy of the information provided. Trees can be managed, but they cannot be controlled. To live near trees is to accept some degree of risk. The only way to eliminate all risk associated with trees is to eliminate all trees. s c� 21 Page 8 Layton Tree Consulting LLC May 10, 2024 Packet Pg. 157 Arborist Report — 18500 High Street 1.a Photo Documentation Looking south down east perimeter of property Trees #2 and #101 near property corner K A 1 fiAt 4 Y Page 9 Layton Tree Consulting LLC May 10, 2024 Packet Pg. 158 .01 � a ell Ir 2> 2. .31 1.a Arborist Report — 18500 High Street Trees at back of property on east perimeter Trees in stream corridor on south side of property Page 11 Layton Tree Consulting LLC May 10, 2024 0 0 0 N 0 N Z J a c d E w a Packet Pg. 160 1.a Arborist Report —18500 High Street Looking west across back of existing house Tree #26 at top of slope Page 12 Layton Tree Consulting LLC May 10, 2024 21 Packet Pg. 161 Arborist Report — 18500 High Street 1.a Trees on slope west of existing residence Trees west of proposed Lots 6 and 7 Page 13 Layton Tree Consulting LLC c d s c� Q 3 0 a d o: �a CO 0 0 0 v N 0 N Z J a c m E t V Q May 10, 2024 Packet Pg. 162 1.a Arborist Report — 18500 High Street Trees west of proposed Lots 6 and 7 4 p • � �f r f - � � y't E Y..l,t~ r .!'./1'1 ? a {' 4 - .. .. • a'�i�v� Trees within proposed lot areas (Lots 6 and 7) :` ; Page 14 Layton Tree Consulting LLC May 10, 2024 Packet Pg. 163 1.a Arborist Report — 18500 High Street Existing access driveway, Trees #47, #48 and #49 on left Existing driveway to house Page 15 Layton Tree Consulting LLC May 10, 2024 Packet Pg. 164 1.a Layton Tree Consulting LLC For: Westerly LLC Site: 18500 High ST - Edmonds Tree Summary Table Date: 3/31 /2022 Updated 5/6/2024 # of Tree/ Species Species DBH Height Drip -Line Retention Viable Replacement Tag # Common name Scientific name (inches) (feet) (feet) Condition Suitability Tree Comments Proposal Trees N S E W 1 Western red cedar Thuja plicata 41 85 20 18 19 19 Fair CBC Yes forked, multiple tops, moderate trunk decay Remove N/A 2 bi leaf maple Acermacroph llum 9 18 x x x x Poor Poor No broken tops,very poor structural form Leave 3 bi leaf maple Acermacroph llum 18 60 16 10 12 24 Fair Fair Yes asymmetric crown to west, decent form and vigor Remove 3 4 red alder Alnus rubra 13 60 12 10 0 16 Poor Poor No leans west, dead top,in gradual decline Remove 0 6 bi leaf maple Acermacroph llum 23,21 90 14 20 12 22 Fair Fair Yes decent form and vigor Remove 3 7 bi leaf maple Acermacroph llum 30 75 12 14 20 12 Poor Poor No broken top, trunk covered in ivy Leave 8 bi leaf maple Acermacroph llum 32 80 8 16 0 18 Poor Poor No broken top, trunk covered in ivy Leave 12 bi leaf maple Acermacroph llum 34 45 x x x x Poor Poor No I broken, covered in iv ,si nificant trunk decay Leave 13 bi leaf maple Acermacroph llum 19,9 85 0 22 6 18 Fair Fair Yes asymmetric crown to SW, ivy Save 14 Western red cedar Thuja plicata 12 33 8 10 10 10 Good Good Yes overtopped by maple, good vigor Save 15 Western hemlock Tsuga heteroph lla 18 60 10 8 10 12 Fair Fair Yes ivy recently cut at base, lacking vigor Save 16 Pacific dogwood Cornus nuttallii 15 45 6 10 6 10 Fair Fair Yes diseased, anthracnose Save 17 grand fir Abies grandis 37 105 12 10 10 14 Good Good Yes sound, good vigor Save 18 grand fir Abies grandis 21 85 8 10 6 10 Fair Fair Yes somewhat suppressed Save 19 bi leaf maple Acermacroph llum 19,14 80 20 16 18 20 Fair Fair Yes on raised mound Save 20 grand fir Abies grandis 36 100 12 10 10 12 Good Good Yes sound, good vigor Save 21 bi leaf maple Acermacroph llum 6 to 10 55 16 16 16 18 Fair Fair Yes large cluster of 10 young stems, typical Save 22 bi leaf maple Acermacroph llum 8,6 35 14 10 4 14 Fair Fair Yes small cluster of young stems, typical Save 23 red alder Alnus rubra 7 30 12 6 8 12 Fair Fair Yes young specimen, typical Save 24 Western red cedar Thuja plicata 32 55 12 12 10 14 1 Good Good Yes forked top, good vigor Save 25 Western red cedar Thuja plicata 7 18 7 7 6 7 Good Good Yes young, no concerns Save 26 Western red cedar Thuja plicata 50 85 18 18 14 16 Fair Fair Yes moderate trunk decay, good vigor Save 27 grand fir Abies grandis 7 40 6 7 5 7 Good Good Yes young, no concerns Save 28 Douglas fir Pseudotsuga menziesii 14 55 10 16 12 10 Good CBC Yes young, no concerns Remove 2 29 Western hemlock Tsuga heteroph lla 15 65 10 12 10 10 Good Good Yes ivy on trunk, mistletoe Save 30 Scoulers willow Salix scouleriana 11 50 8 10 4 12 Fair Fair Yes typical Save 31 red alder Alnus rubra 14 70 10 12 4 18 Fair Fair Yes natural lean west, decent vigor Save 32 red alder Alnus rubra 13 70 14 12 14 4 Fair Fair Yes decent form and vigor Save 33 Western hemlock Tsuga heteroph lla 26 80 14 12 12 10 Fair Fair Yes heavy mistletoe infection Save 34 red alder Alnus rubra 11 45 x x x x Poor Poor No top decline, major lean, covered in ivy Drop 35 Western hemlock Tsuga heteroph lla 23 75 10 10 12 10 Fair Fair Yes heavy mistletoe infection Save 36 bi leaf maple Acermacroph Ilum 12,12,11,10,7 50 20 8 16 10 Fair Fair Yes young cluster, suppressed, asymmetric crown north Save 37 Douglas fir Pseudotsuga menziesii 9 40 8 8 8 8 Fair Fair Yes suppressed by maple, lacking vigor Save 38 Western hemlock Tsuga heteroph lla 18 80 10 10 8 10 Fair Fair Yes mistletoe infection Save 39 Scoulers willow Salix scouleriana 15,14 75 18 6 14 26 Fair Fair Yes mature, asymmetric crown north Save 40 bitter cherry Prunus emarginata 7 55 x x x x Poor Poor No very poor taper,covered in ivy Drop 41 Pacific dogwood Corpus nuttallii 12 40 6 10 8 8 Fair CBC Yes dead top Remove 2 42 bi leaf maple Acermacroph llum 17,16 65 18 14 14 14 Fair CBC Yes typical Remove 3 43 Western red cedar Thuja plicata 42 70 18 19 18 17 Good CBC Yes good form, good vigor Remove N/A 44 cherry plum Prunus cerasifera 12 32 12 6 8 8 Fair CBC Yes moderate trunk decay, good vigor Remove 2 45 Western red cedar Thuja plicata 22 37 12 17 14 14 Good CBC Yes ood form, good vigor Remove 3 46 Western red cedar Thuja plicata 39 80 14 16 14 18 Fair CBC Yes Itrunk forked at 16 feet, candelabra top Remove N/A 47 crabapple Malus spp. 14 24 10 16 181 6 Good I CBC I Yes Itypical Remove 2 9 O O O 4 N O N Z J a N C O E t V r Q 3 O Q O ca r CO O O O N O N Z J a C d t V R Q Packet Pg. 165 1.a Layton Tree Consulting LLC For: Westerly LLC Site: 18500 High ST - Edmonds Tree Summary Table Date: 3/31 /2022 Updated 5/6/2024 # of Tree/ Species Species DBH Height Drip -Line Retention Viable Replacement Tag # Common name Scientific name (inches) (feet) (feet) Condition Suitability Tree Comments Proposal Trees N S E W 48 grand fir Abies grandis 29 50 15 14 16 17 Good CBC Yes sound, good vigor Remove N/A 49 Western red cedar Thuja plicata 17,15 90 14 18 20 12 Fair CBC Yes double trunk, codominant stems Remove 3 50 Western hemlock Tsu a heteroph lla 20 90 x x x x Dead No Remove 23 OFF -SITE TREES 101 red alder Alnus rubra 15 60 x x x x Poor Poor No dead top, major lean onto subject property Leave 5 red alder Alnus rubra 14 80 12 10 10 14 Fair Poor No close to property line, problematic, not sustainable Removal Recommended 9 Western red cedar Thuja plicata 26 70 12 8 8 10 Fair Fair Yes ivy recently cut at base, lacking vigor Protect 10 red alder Alnus rubra 30 30 x x x x Poor Poor No broken, rotten snag, 90% dead Leave 11 bi leaf maple Acermacroph llum 31 90 14 18 0 24 Fair Fair Yes asymmetric crown to west, decent form and vigor Protect Dripline measurements from face of trunk CBC - Compromised by Construction 9 O le O O le N O N Z J a N C Q E t V R Q 3 0 a Q c� r C0 O 0 O N O N Z J a c m E s ca Q Packet Pg. 166 SET MAG NAIL,y. CONTROL POINT #201 89'41'44'E 8 3 `N89'42'(D__ \ o.: ��\ J y _ 13 (J7�if� % / (i�"t/ ...7 38 Y ` i :12 0 o e 10 WOOD FENCE J J 2 EXISTING S89'42'43 FOUND REBAR & 0.1' S J STRUCTURE AP "RMA 4561- FOUND 1" IRON / FOUND REBAR & PIPE, 0.4' N14'W / 3� �"� ,,CAP "RMA 4561" 44 iu 4^ R/ CON �n o WOOD FENCE !0 ^ 24" g^ ^ a. S81'S0'39 E 0.3' S / iPMr1 i ro z i r d F of MULTI----- 175.96'(p) .,,� S88'35'43"E " t . ' - ! 1�`s r41.36'(D)✓ ' N FOUND REBAR & i6 �+ 24 - - - _ ='- - 57.64' D CAP "RMA 4561" 48' ifsi-� .3S 7 43 (D) - 28^- 0.2' N73 W y 12" �16'OS 17"W 1�1� Q S� )UNO REBAR 34" & 2„ {� 2" 42" - ` 2#!a 4P 'RMA 456t" 3%14•D.fULTI �? 16 t 38 18" � FOUND MAG NAIL 24 1 12" ' &WASHER "7892" - E , i� ,0 1 tiL 20" 32„ a 24" ti ' ASPHALT - r - - - EXISTING I DRIVEWAY "; . � RESIDENCE 2�� s i 3 1p F.F.E=222.51 - CON C F CON 64 '�trS PARCEL C - _ 1 APN 60434600004304 CITY OF EDMONDS LOT LINE ADJUSTMENT 36 �`a.. ,�L14 RECORDING NO 8612150123 ? 36 36 } _ 'i4ZEX h APN 00434600004202 (STING ' �� - 60 iii 14'L7_- 3 1�. 3 32'_� \ �� MULTI -CHICKEN COOP_- a� 9 6o.;_ _� 72 ; 70" S1 FOUND DISTURBED - /l IRON PIPE 6.4' W -rya 12 ,.48 60��.1�r20 Y- OF LINE 18 !�/Z 12 \48 CGu�' \`. y 4� 10 `,,\ 11F r� WEST FACE OF WOODsFy L 1 S., WALL 0.1' NE 38, r 5 `SIG WEST FACE OF WOOD WALL 0.8' NE L T. �y^+ ---- CENTERLINE n OF DITCH +- 1. �� i C 31.93'(D) ,46 32' N40'02'47'E _ I* # — /a o /Z 77 DIRT PATH A U) C N L f.: Q O IZ a� R co 0 le CD O IV N 0 N Z a C 4) t m a rl" �t! \.. 12" "oi \ `4 10 28" 2 ' .'` 12" . 9 187TH ST SW - �s �---`----s--_------- Packet Pg. 167 PLAT OF SEAHURST BLOCK-1 / L PI AEI of SEAHURST L- 'K. �..• BLOCK n" ,� /t----- (VOL 9, PG 90) 1 _ Right-of-way trees that may / need to be removed. r------ y --- ; I I ( `' " 1 1 2 I i t PLAT Ill r� !)/%';% (Vt 1° SILT ( I I L-------l--J ✓; r/r d _ Jr� TRACT998 I l�lf OPEN SPACEAETEN71ON � I r' Jr r 0 LL � 9 FENCM 7 'r'� S / lot Ex TREES ro IRE REMOVED (TYP) I r��'1 •_ 46 IL hYxD;511'111 1 '1 j� i 44 I 12 1 I - `i'�•- 11 I ` CITY OF EDMO1 it ! �J 6( F TRA 99 ! I :'`�^� HLITT PARK tM - i I i 1'J � l i � i i 1 i i i(-'`--_�_—�� '•�GCEss \ �`` I �6 O / Ili ((I I ( ( i 1• i { iJr/ l;Ji rrJ� irr l /' �irm>ra� -'� +t- — -��! / O 00 L1NIS OF CLEARING r IX HouS ,� (TYP) O IL TD REMAIN 2IR'AF I 1I q F _ a� 1 1 TRLEPRXECT70N , —8r N 1 FENGNG WHERE REOb N O 04 N` IX TEES RL I'DE711W a (F) - fit DKL y r r \� �r ��'" `"•'�.'G.\ t t 1 1 i I] J J J 2f?Al 11 i 0 / ij? �. ��`-�� \`✓�. `. ` `` , 1 `I 1 i i \ \ ` -•rJ � r tri I "'' i � t3NLTS VIEW TRACTS U) BLOC C (VOL 3, PG)75-76) j i p t t It�e r O CD 04 I I `'` ` • \ � ri iJ��i Y9C� ir,r fi %g J --- a 4) / , 2. 187TH ST SW _ T. _ Packet Pg. 168 I I � , l SILT r 4 4-- j_,..._.- "--ice•.. -`^ --,.,--� FENCING WHERE f i 42 �G` 3 `�```•� / 46 %! i �� '� N ! 44 i l � I j i i t♦ �\ f27 "•o `a ` ,.., ``. IN, 1 � TRACT 999 ACCESS/UTILITY ♦• 1► TRACT 998 1 Ilr OPEN SPACE/DETENTIO • $ i tf r'f I / 7iEE5 TO BE FEUqWD (TW) I 1 � 3 I r r r \\\Pi_/ I f _.�.'"' '•. \ / 1 if /f f l � 101 +: cn r s T o CD o �: N 0 N z J N C d �— (�� OF CLEARING 3 V O >Z d cn TREE PRO7EC77ON c FENCING WHERE READ O 0 N 0 N z J a EX TREES TO REMAIN (TYP) E Q Ol, Packet Pg. 169 1.a CITY OF EDMONDS 121 51" Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov PLANNING & DEVELOPMENT DEPARTMENT • PLANNING DIVISION ,nC. t 89\1 5/15/2024 HIGH ST LLC 18500 HIGH ST EDMONDS, WA 98020-2374 Subject: Critical Areas Determination (CRA2024-0068) Site Address: 18500 HIGH ST Dear Applicant/Owner, Please find the enclosed critical area determination for the Critical Areas Checklist you submitted to the City of Edmonds Planning Division. The critical area determination for your property is "CRITICAL AREA PRESENT." Note that this determination is a site -specific determination and not a project -specific determination. If the critical area determination is "CRITICAL AREA PRESENT," additional critical areas information or critical areas specific studies may be required for development or alteration of your property depending on the location of the activity. "WAIVER" means no further critical area review is required for development or alteration of your property. If you have any questions regarding this critical area determination, please contact the planner on duty at 425.771.0220. Regards, ROSE HAAS Planning Division Planning & Development Department Enc: Critical Area Determination Packet Pg. 170 1.a CITY OF EDMONDS 121 5t" Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov PLANNING & DEVELOPMENT DEPARTMENT • PLANNING DIVISION "0C. I S 9 " Critical Area Determination (CRA2024-0068) Based on a review and inspection of the subject site, staff has determined that one or more critical areas are located on or near the site. Critical areas are ecologically sensitive or hazardous areas that are protected in order to maintain their functions and values. Site Location 18500 HIGH ST Tax Account Number 00434600004304 Property Owner HIGH ST LLC Applicant CHRIS LYON Critical Area(s) Present ❑ Wetlands (ECDC 23.50): NA ❑ Frequently Flooded Areas (ECDC 23.70): NA ❑ Geologically Hazardous Areas (ECDC 23.80) ❑ Erosion Hazard Areas: Yes ❑ Landslide Hazard Areas: Yes ❑ Seismic Hazard Areas: NA ❑ Fish & Wildlife Habitat Conservation Areas (ECDC 23.90) ❑ Mapped Fish & Wildlife Habitat: ❑ Streams: Yes Site Description The subject property consists of an approximate 2.31-acre irregular lot which contains a single-family residence to the south (parcel number 00434600004304) and an accessory structure to the north, and another approximate .99-acre vacant lot to the east, just west of Hutt Park (parcel number 00434600004202). Both parcels contain multiple critical areas, including landslide hazard areas, severe erosion hazards, and a stream. According to Snohomish County soils data, the parcels are made up of 0 0 0 N 0 N Z J a c a� E w a Packet Pg. 171 1.a Alderwood Gravelly sandy loam, 15-25% slopes on the west side of the property; Alderwood-Everett Gravelly sandy loams, 25-70% on the center of the property, and a small portion of Alderwood Urban land complex, 8-15% slopes on the east side of the property. LiDAR data indicates that the western and southern portions of the developed property on the west contains slopes greater than 40%. Slopes greater than 40% are considered Landslide Hazard Areas. LiDAR data also indicates that the southern portion of the developed and vacant properties contain approximate 25% slopes. Slopes greater than 15% with the mapped soil composition are considered Severe Erosion Hazard Areas. According to the City's GIS information, a creek or waterway runs through the south corner of the properties and runs towards Olympic View Drive. During inspection of the subject site, flat terrain was observed in the developed sites and includes most of the northern portion of the property. Steep slopes were also identified on the west and southern portions of the property, sloping downward from east to west. Steep slopes were also identified sloping downward from east to west along the eastern property boundary within Hutt Park. Due to the highly vegetated state of the south and west property boundaries, no stream or waterway was observed. Any land disturbing activity within 50 feet of the landslide hazard areas will require a geotechnical report per requirements of ECDC 23.80, with specific reference to ECDC 23.80.060 and 23.80.070. Additionally, an Erosion and Sediment control plan compliant with chapter 18.30 ECDC may be required for development on a site containing an erosion hazard area which would be reviewed as part of a building permit. Streams are considered critical areas pursuant to ECDC Chapter 23.90 and may require development buffer zones of 40ft - 150ft (ECDC 23.90.040(D)). Waterways that are confirmed to contain fish habitat a by the Washington Department of Natural Resources are considered fish and wildlife habitat c conservation areas within the City of Edmonds (ECDC 23.90.010(A)(1)(b)). E s A qualified professional will need to assess the area to determine the classifications of the potential stream and its associated fish and aquatic habitats. Q What does this mean? The critical area regulations are only triggered when an alteration is proposed to a critical area or its buffer. However, once an alteration in or near critical area is proposed, critical area studies and City review and approval may be required. Page 1 2 Packet Pg. 172 1.a What is an `Alteration'? According to Section 23.40.005 of the Edmonds Community Development Code (ECDC): "Alteration" means any human -induced action which changes the existing conditions of a critical area or its buffer. Alterations include, but are not limited to: grading, filling; dredging; draining; channelizing; cutting, pruning, limbing or topping, clearing, relocating or removing vegetation; applying herbicides or pesticides or any hazardous or toxic substance; discharging pollutants; paving, construction, application of gravel; modifying for surface water management purposes; or any other human activity that changes the existing landforms, vegetation, hydrology, wildlife or wildlife habitat value of critical areas. Unpermitted alteration of a critical area or buffer (including tree trimming or topping, dumping yard waste, or application of pesticides or fertilizers) can lead to enforcement action and fines. Before undertaking any work, please contact the City to verify whether critical area studies and City review is necessary. ROSE HAAS, Planner \ "' `ma_ 5/15/2024 Name, Title Date Q Cited sections of the Edmonds Community Development Code (ECDC) can be found at http://www. codepublishing. com/WA/Edmonds Environmentally Critical Areas General Provisions (ECDC 23.40) Wetlands (ECDC 23.50) Frequently Flooded Areas (ECDC 23.70) Geologically Hazardous Areas (ECDC 23.80) Fish and Wildlife Habitat Conservation Areas (ECDC 23.90) Building permits — Earth Subsidence and Landslide Hazard Areas (ECDC 19.10) City of Edmonds GIS map tool with approximate location of critical areas: http://maps.edmondswo.gov Page 1 3 Packet Pg. 173 1.a City of Edmonds CRA2024-0068 Map 0 126.30 252.6 Feet 188.1 This ma is a user generated static output from an Internet mapping site and is for 2,257 P � B p pp B reference only. Data layers that appear on this map may or may not be accurate, WGS_1984_Web-Mercator _Auxiliary -Sphere current, or otherwise reliable. © City of Edmonds THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTION I. .� '32 ti Legend Creeks Seismic Hazard Areas Earth Subsidence and Landslide / L _I Minimum Buffer Adjacent to Ha: Wetlands Wetlands Boundary Wetland Boundaries Not Completel Wetland Known Extents Floodplains ® A ® AE ® VE X Critical Aquifer Recharge Areas f QVa soils . 6 Month . 1 Year 5 Year 10 Year Buffer Zone Storm Catch Basins ■ Edmonds ■ Private ■ Infiltration Storm Manholes n Edmonds Notes 18500 High Street Packet Pg. 174 1 1.a October 27, 2023 Jake Lyon Westerly LLC 320 Dayton St, Suite 101 Edmonds, WA 98020 Jake@westerlyre.com 18500 High Street, Stream Delineation and Wetland Assessment Report DCG/Watershed Reference Number: 2309.0299.00 / 230919 Summary This report has been prepared to present the findings of a stream delineation and wetland assessment study on two adjoining parcels at 18500 High Street in the City of Edmonds (parcels #00434600004304 & 00434600004202). In addition to the information and findings presented in this report, the following documents are enclosed: • Site Photos • Delineation Sketch One stream (Stream A) was delineated where it crosses the southern portion of the study area. The stream meets Type-F criteria per WAC 222-16-030 but is not listed as an anadromous fish - bearing stream by the City of Edmonds and therefore considered nonanadromous. The City of Edmonds requires a standard 75-foot buffer for Stream A and a 15-foot building setback measured from the edge of the critical area buffer. No wetlands were found on or near the property. Table 1. Summary of Stream A and required buffers per ECDC. Feature Name Type Buffer (ft) Building Setback (ft) Stream A Type F (nonanadromous) 75 feet 15 feet Seattle Kirkland Mount Vernon Whidbey Federal Way Spokane 9706 4th Ave NE, Ste 300 750 61h Street 2210 Riverside Dr, Ste 110 1796 E Main St, Ste 105 31620 23rd Ave S, Ste 307 601 Main Ave, Stc Seattle, WA 98115 Kirkland, WA 98033 Mount Vernon, WA 98273 Freeland, WA 98249 Federal Way, WA 98003 Spokane, WA 99201 Tel206.523.0024 Tel425.822.5242 Tel360.899.1110 Tel360.331.4131 Tel253.237.7770 Tel509.606.3600 Packet Pg. 175 1.a Wetland and Stream Delineation Report Jack Lyon; Westerly LLC October 27, 2023 Page 2 Study Area The study area is defined as the two adjoining parcels at 18500 High Street located in the City of Edmonds (parcels #00434600004304 & 00434600004202). Adjacent public or private property within 200 feet was screened from the edge of parcel or nearest publicly accessible land; no private property was accessed without permission. Figure 1. Study area vicinity map, study area outlined in yellow (source: Snohomish PDS, 2021). Methods Field investigations for the delineation study were conducted on October 20, 2023, by ecologist Sage Yuasa. The study area was evaluated for wetlands using methodology from the Corps of Engineers Wetland Delineation Manual (Environmental Laboratory 1987) and the Regional Supplement to the Corps of Engineers Wetland Delineation Manual: Western Mountains, Valleys, and Coast Region 21 Packet Pg. 176 1.a Wetland and Stream Delineation Report Jack Lyon; Westerly LLC October 27, 2023 Page 3 Version 2.0 (U.S. Army Corps of Engineers 2010). The presence or absence of wetlands was determined based on an examination of vegetation, soils, and hydrology. These parameters were sampled at several locations along the wetland boundary to determine the approximate wetland edge. Characterization of weather conditions for precipitation in the Wetland Determination Data Forms were determined using the WETS table methodology (USDA, NRCS 2015). The "Everett" station from 1991-2020 was used as a source for precipitation data (http://agacis.rcc-acis.org/). The WETS table methodology uses climate data from the three months prior to the site visit month to determine if normal conditions are present in the study area region. The study area was evaluated for streams based on the presence or absence of an ordinary high water mark (OHWM) as defined by Section 404 of the Clean Water Act, the Washington Administrative Code (WAC) 220-660-030, and the Revised Code of Washington (RCW) 90.58.030 and guidance documents including Determining the Ordinary High Water Mark for Shoreline Management Act Compliance in Washington State (Anderson 2016) and A Guide to Ordinary High Water Mark (OHWM) Delineation for Non -Perennial Streams in the Western Mountains, Valleys, and Coast Region of the United States (Mersel and Lichvar 2014). U) Public -domain information on the subject properties was reviewed for this delineation study. E Resources and review findings are presented in Table 2 of the "Environmental Setting" section M of this letter. a Environmental Setting The study area is in the Puget Sound drainage sub -basin of the Cedar-Sammamish River watershed (WRIA 8); Section 13 of Township 27 North, Range 03 East of the Public Land Survey System. The surrounding land use intensity is dominated by high -intensity residential. The study area is developed with a single family residence, shed, chicken coop, paved driveway, and maintained lawn (Photos 1 and 2). The study area abuts Hutt Park to the east, a small natural area with public use trails (Photo 3). A small ravine is located in the southern portion of the study area with an identified stream (see Stream Section). The ravine and Hutt park are dominated by a forested canopy of Douglas -fir, western hemlock, western red cedar, big -leaf maple, and red alder (Photo 4). The understory is comprised of Himalayan blackberry, salmonberry, red elderberry, beaked hazelnut, western swordfern, trailing blackberry, and English ivy (Photo 5). Areas along the eastern tree line marginally meet wetland vegetation Packet Pg. 177 1.a Wetland and Stream Delineation Report Jack Lyon; Westerly LLC October 27, 2023 Page 4 criteria but do not display other wetland indicators. All other areas lack hydrophytic vegetation. No areas of the property show signs of wetland hydrology or hydric soils. Documented soils are a sandy gravelly loam consisting of a 10YR 2/2 upper layer and a 10YR 3/2 lower layer, and both lack hydric soil indicators (see DPs 1 - 5). Public -domain information reviewed for the site is summarized below (Table 2). Table 2. Summary of online mapping and inventory resources. Resource Summary Alderwood-Everett gravelly sandy looms, 25 to 70 percent slopes USDA NRCS: Web Soil Survey mapped in western portion of the study area. Alderwood gravelly sandy loam, 15 to 30 percent slopes mapped in the eastern portion of the study area. USFWS: NWI Wetland Mapper No wetlands or streams mapped within the vicinity of the study area. WDFW: PHS on the Web No priority habitats within the vicinity of the study area. WDFW & NWIFC: Statewide Washington Integrated Fish No streams mapped within the study area. Distribution WA-DNR: Forest Practices No streams mapped within the study area. Application Mapping Tool Soil erosion hazard map in western portion of study area with Snohomish County PDS Alderwood-Everett gravelly sandy looms, 25 to 70 percent slopes mapped. Untyped stream mapped in the southern portion of the study area. Steep slopes are mapped within the study area. No wetlands or streams mapped within the study area. Landslide and erosion hazard mapped within study area. 25% Slope for trees City of Edmonds GIS mapped within study area. Storm ditch mapped in southern portion of the study area. Storm ditch flows into "storm line" with an outlet at Puget Sound off of Wharf Street. WETS Climatic Condition Normal. 21 Packet Pg. 178 1.a Wetland and Stream Delineation Report Jack Lyon; Westerly LLC October 27, 2023 Page 5 Findings Streams Stream A is located within the Shell Creek - Frontal Puget Sound basin (HUC 171100191200). Stream A originates off -site where it emerges from a network of pipes at the corner of 94th Avenue West and 187th Street South. Stream A is approximately four feet wide and flows at a gradient of approximately 13 percent per City of Edmonds GIS mapping. The channel is incised by approximately 8 feet as it enters the study area. Midway through the property the stream gradient flattens to an area comprised of silt, sand, and gravel with little or no incision (Photo 6. The channel is incised again by about six feet where it exits the study area to the west (Photo 7). Riparian vegetation is dominated by red alder, big -leaf maple, salmonberry, Himalayan blackberry, piggyback, and western swordfern. No wetlands were identified along the streambank (see DPs 2 and 3). The City of Edmonds GIS stormwater maps depict the stream as being piped on the neighboring off -site property (parcel #00434600004301) and continues southwest toward Wharf Street where stream and stormwater is discharged into the Puget Sound along the railroad (Photo 8). Local Regulations Streams = as Streams in the City of Edmonds are regulated by ECDC Chapter 23.90 - Fish and Wildlife Habitat Conservation Areas. The City of Edmonds defines a stream as "those areas where a surface water produce a defined channel or bed which demonstrates clear evidence, such as the 3 sorting of sediments, of the passage of water. The channel or bed need not contain water year- 0 a round" per ECDC 23.90.010(A)(1). Streams are classified in accordance with the Washington Department of Natural Resources (DNR) water typing system (WAC 222-16-030). Based on observed stream width and gradient, Stream A satisfied the criteria for a fish -bearing stream o (Type-F), a stream which contains fish habitat. However, Edmonds further classifies streams c based on anadromous fish bearing conditions. Per ECDC, Anadromous fish -bearing streams N 0 are streams "existing in whole or in part within the city of Edmonds in which anadromous fish z J are known to occur. As of 2004, Edmonds fish -bearing streams are known to include Willow a Creek, Shellabarger Creek, Shell Creek, Hindley Creek, Perrinville Creek, and Lunds Creek..." Stream A is not one of these six streams. Stream A is an unnamed stream within the City of Edmonds with no connection to a listed anadromous stream. Therefore, the stream is classified as a Type-F nonanadromous stream per Packet Pg. 179 1.a Wetland and Stream Delineation Report Jack Lyon; Westerly LLC October 27, 2023 Page 6 ECDC 23.90.010(A)(1). Type-F nonanadromous streams require a standard buffer of 75 feet measured from the ordinary high water mark per ECDC 23.90.040(D)(1)(d). Building Setbacks Except for geologically hazardous areas where setbacks are determined by a geotechnical report, buildings and other structures shall be set back a distance of 15 feet from the edges of all critical area buffers per ECDC 23.40.280. The following may be allowed in the building setback areas: a. Landscaping; b. Uncovered decks c. Building overhangs, if such overhangs do not extend more than 30 inches into the setback area; and d. Impervious ground surfaces, such as driveways and patios; provided, that such improvements may be subject to water quality regulations as adopted in the current editions of the International Residential Code and International Building Code, as adopted in ECDC Title 19. Reduced Stream Buffer Widths Per ECDC 23.90.040(D)(2) standard stream buffer widths may be reduced by no more than 25 E percent of the standard stream buffer width (56.25 feet for Stream A) concomitant to M r development and implementation of a stream buffer enhancement plan approved by the a director. Reduced stream buffer widths shall only be approved by the director if a stream buffer enhancement plan conclusively demonstrates that enhancement of the reduced buffer area will aaai not degrade the quantitative and qualitative functions and values of the buffer area in terms of fish and stream protection and the provision of wildlife habitat. co Stream Buffer Width Averaging Per ECDC 23.90.040(D)(3) the director may allow modification of a standard stream buffer width in accordance with an approved critical areas report and the best available science on a case -by -case basis by averaging buffer widths. Any allowance for averaging buffer widths shall only be granted concomitant to the development and implementation of a buffer enhancement plan for areas of buffer degradation. Only those potions of a stream buffer existing within the project area or subject parcel shall be considered in the total buffer area for buffer averaging. The total area contained in the buffer area, or the total buffer area existing on a subject parcel for a stream extending off site, after averaging is no less than that which would be contained within Packet Pg. 180 1.a Wetland and Stream Delineation Report Jack Lyon; Westerly LLC October 27, 2023 Page 7 the standard buffer. The buffer width at any single location is not reduced by more than 25 percent of the standard width (56.25 feet for Stream A). State and Federal Regulations Federal Agencies Many streams are regulated by the Corps under Section 404 of the Clean Water Act. Any proposed filling or other direct impacts to Waters of the U.S., including streams, would require notification and permits from the Corps. Unavoidable impacts to streams are typically required to be compensated through implementation of an approved mitigation plan. If activities requiring a Corps permits are proposed, a Joint Aquatic Resource Permit Application (JARPA) could be submitted to obtain authorization. Federally permitted actions that could affect endangered species may also require a biological assessment study and consultation with the U.S. Fish and Wildlife Service and/or the National c Marine Fisheries Service. Compliance with the Endangered Species Act must be demonstratedIq N for activities within jurisdictional wetlands and the 100-year floodplain. Application for Corps N permits may also require an individual 401 Water Quality Certification and Coastal Zone a Management Consistency determination from Ecology and a cultural resource study in N accordance with Section 106 of the National Historic Preservation Act. E t In general, the Corps does not regulate stream buffers, unless direct impacts are proposed or r there is another federal nexus (federal permit, federal funding, etc.). When direct impacts are a 3 proposed, mitigation and suitable buffers may be required. V Washington Department of Fish and Wildlife (WDFW) Chapter 77.55 of the RCW (the Hydraulic Code) gives WDFW the authority to review, condition, and approve or deny "any construction activity that will use, divert, obstruct, or change the bed or flow of state waters." This provision includes any in -water work, the crossing or bridging of any state waters and can sometimes include stormwater discharge to state waters. If a project meets regulatory requirements, WDFW will issue a Hydraulic Project Approval (HPA). Through issuance of an HPA, WDFW can also restrict activities to a particular timeframe. Work is typically restricted to late summer and early fall. However, WDFW has in the past allowed crossings that don't involve in -stream work to occur at any time during the year. Packet Pg. 181 1.a Wetland and Stream Delineation Report Jack Lyon; Westerly LLC October 27, 2023 Page 8 Disclaimer The information contained in this letter is based on the application of technical guidelines currently accepted as the best available science and in conjunction with the manuals and criteria referenced above. All discussions, conclusions and recommendations reflect the best professional judgment of the author(s) and are based upon information available at the time the study was conducted. All work was completed within the constraints of budget, scope, and timing. The findings of this report are subject to verification and agreement by the appropriate local, state, and federal regulatory authorities. No other warranty, expressed or implied, is made. Please call if you have any questions or if we can provide you with any additional information. Sincerely, Sage Yuasa Ecologist / ISA Certified Arborist Enclosures U) a� E t M r a Packet Pg. 182 1.a Wetland and Stream Delineation Report Jack Lyon; Westerly LLC October 27, 2023 Page 9 References Anderson, P.S. et al. 2016. Determining the Ordinary High Water Mark for Shoreline Management Act Compliance in Washington State. (Publication #16-06-029). Olympia, WA: Shorelands and Environmental Assistance Program, Washington Department of Ecology. Department of Ecology (Ecology). 2018. July 2018 Modifications for Habitat Score Ranges. Modified from Wetland Guidance for CAO Updates, Western Washington Version. (Publication #16-06-001). Accessed 8/16/18: https://fortress.wa.gov/ecy/publications/parts/1606001partl .pdf. Environmental Laboratory. 1987. "Corps of Engineers Wetlands Delineation Manual," Technical Report Y-87-1, U.S. Army Engineer Waterways Experiment Station, Vicksburg, MS. Hruby, T. 2014. Washington State Wetland Rating System for Western Washington: 2014 Update. (Publication #14-06-029). Olympia, WA: Washington Department of Ecology. Mersel, M.K. and Lichvar, R.W. 2014. A Guide to Ordinary High Water Mark (OHWM) Delineation for Non -Perennial Streams in the Western Mountains, Valleys, and Coast a� Region of the United States. ERDC/CRREL TR-14-13. E t M U.S. Army Corps of Engineers. 2010. Regional Supplement to the Corps of Engineers Wetland a Delineation Manual: Western Mountains, Valleys, and Coast Region (Version 2.0). ed. J. 3 r S. Wakely, R. W. Lichvar, and C. V. Noble. ERDC/EL TR-10-3. Vicksburg, MS: U.S. Army a Engineer Research and Development Center. U.S. Department of Agriculture (USDA), Natural Resources Conservation Service (NRCS). 2015. National Engineering Handbook, Part 650 Engineering Field Handbook, Chapter 19 Hydrology Tools for Wetland Identification and Analysis. ed. R. A. Weber. 210-VI-NEH, Amend. 75. Washington, DC. Packet Pg. 183 1.a Wetland and Stream Delineation Report Jack Lyon; Westerly LLC October 27, 2023 Page 10 Site Photos Photo 1. Single family residence, paved driveway, and maintained lawn. Photo 2. Shed and maintained lawn in northern study area. 21 Packet Pg. 184 1.a Wetland and Stream Delineation Report Jack Lyon; Westerly LLC October 27, 2023 Page 12 Site Photos Photo 5. Understory vegetation within study area and along Stream A. Photo 6. Channel and streambed of Stream A. 21 Packet Pg. 186 1.a Wetland and Stream Delineation Report Jack Lyon; Westerly LLC October 27, 2023 Page 13 Site Photos Photo 7. Incised channel identified west of study area. if a r•AW log n .•ro Photo 8. Stream A and stormwater piped off -site with outlet to Puget Sound (see yellow path). The study area is outlined in purple. Packet Pg. 187 1.a Wetland and Stream Delineation Sketch — 18500 High Street Site Address: 18500 High Street, Edmonds, WA 98020 Jurisdiction: Parcel Number: 00434600004304 & 00434600004106 Prepared for: Site Visit Date: October'20, 2023 DCG/W Ref. No.: �> 4 .' !D City of Edmonds Jake Lyon; Westerly LLC 2309.0299.00 Not visible from study area. e c �. Mapped by City of •' t _ Edmonds GIS stormwater S" ' layers as piped in this]}�� h r approximate area. AM r DP-5ro ' DP4ow D' 'W;FFI,! DP-3 ♦rAV 1, v DP-1 �i 111 Stream A Flags WMA-11- to WMA-18L ISM and WMA-1R to WMA-18R 11 it Z >3 LEGEND Delineated Stream OHWM Non -Delineated Stream OHWM Study Area 0 Data Point (DP) > Direction of Flow }... Culvert Note: Field sketch only. Features depicted are approximate and not to scale. Stream boundaries are marked with blue- Q and black -striped flags. Data points are marked with yellow- and black -striped flags. The off -site culvert and pipe west of the subject property was not visible from the study area. The culvert and associated "drain line" is as mapped by City of Edmonds GIS. All observations were made from within the study area; adjoining private properties were not entered. Seattle Kirkland Mount Vernon Whidbey Federal Way Spokane 9706 4th Ave NE, Ste 300 750 6'" Street 2210 Riverside Dr, Ste 110 1796 E Main St, Ste 105 31620 23rd Ave S, Ste 307 601 Main Ave, Ste 617 Seattle, WA 98115 Kirkland, WA 98033 Mount Vernon, WA 98273 Freeland, WA 98249 Federal Way, WA 98003 Spokane, WA 99201 Tel 206523.0024 Tel 425.822.5242 Tel 360.8991110 Tel 360. 3314131 Tel 253.2377770 Tel 509. 6063600 packet Pg. 188 1.a WETLAND DETERMINATION DATA FORM — Western Mountains, Valleys, and Coast Region DP- 1 Project/Site: 18500 High Street City/County: City of Edmonds Sampling date: 10/20/2023 Applicant/Owner: Jake Lyon State: WA Sampling Point: DP-1 Investigator(s): S. Yuasa Section, Township, Range: S13, T27N, R03E Landform (hillslope, terrace, etc): Hillslope Local relief (concave, convex, none): Concave Slope (%): 25% Subregion (LRR): A Lat: - Long: - Datum: - Soil Map Unit Name: Alderwood gravelly sandy loam, 15 to 30 percent slopes NWI classification: None Are climatic / hydrologic conditions on the site typical for this time of year? ❑x Yes ❑ No (If no, explain in remarks.) Are Vegetation ❑, Soil ❑, or Hydrology ❑ significantly disturbed? Are "Normal Circumstances" present on the site? ❑x Yes ❑ No Are Vegetation ❑, Soil ❑, or Hydrology ❑ naturally problematic? (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS — Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Yes ❑x No ❑ Hydric Soils Present? Yes ❑ No ❑x Is the Sampled Area Yes ❑ No within a Wetland? Wetland Hydrology Present? Yes ❑ No ❑x Remarks: Concave slope located southeast of single family residence. Mountain beaver activity noted. VEGETATION — Use scientific names of plants. Tree Stratum (Plot size: 5-m diameter) 1. Alnus rubra Absolute % Cover 40 Dominant Indicator Species? Status Y FAC Dominance Test worksheet: Number of Dominant Species 3 that are OBL, FACW, or FAC: (A) Total Number of Dominant 4 Species Across all Strata: (B) Percent of Dominant Species 75% that are OBL, FACW, or FAC: A/B 2. 3. 4. Sapling/Shrub Stratum (Plot size: 3-m diameter) 1. Rubus bifrons 40 35 = Total Cover Y FAC Prevalence Index worksheet: Total % Cover of: Multiply by: OBL species x 1 = FACW species x 2 = FAC species x 3 = FACU species x 4 = UPL species x 5 = Column Totals: (A) (B) Prevalence Index = B/A = 2. 3. 4. 5. 35 = Total Cover Herb Stratum (Plot size: 1-m diameter) 1. Rubus ursinus 10 Y FACU 2. Urtica dioica 40 Y FAC 3. Hydrophytic Vegetation Indicators: ❑ 1 — Rapid Test for Hydrophytic Vegetation ❑x 2 — Dominance Test is > 50% ❑ 3 — Prevalence Index is <_ 3.0' ❑ 4 — Morphological Adaptations' (Provide supporting data in Remarks or on a separate sheet) ❑ 5 — Wetland Non -Vascular Plants' ❑ Problematic Hydrophytic Vegetation' (Explain) 'Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. 4. 5. 6. 7. 8. 9. 10. 11. Woody Vine Stratum (Plot size: 3-m diameter) 1. 50 = Total Cover Hydrophytic Vegetation Yes ® No ❑ Present? 2. 0 = Total Cover % Bare Ground in Herb Stratum: 50 Remarks: Cn c d E s t� ca Q 3 O Q d co 0 0 0 le N O N Z J a c am E t v M w Q US Army Corps of Engineers Western Mountains, Valleys, and C packet Pg. 189 SOIL Sampling Point: DP-1 1.a Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features inches Color moist % Color moist % Type' Loc2 Texture Remarks 0-16 10YR 2/2 100 _ Sandy gravelly loam 'Type: C=Concentration, D=De letion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 2Loc: PL=Pore Lining, M=Matrix. Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) ❑ Histosol (Al) ❑ Sandy Redox (S5) ❑ Histic Epipedon (A2) ❑ Stripped Matrix (S6) ❑ Black Histic (A3) ❑ Loamy Mucky Mineral (F1) (except MLRA 1) ❑ Hydrogen Sulfide (A4) ❑ Loamy Gleyed Matrix (F2) ❑ Depleted Below Dark Surface (A11) ❑ Depleted Matrix (F3) ❑ Thick Dark Surface (Al2) ❑ Redox Dark Surface (F6) ❑ Sandy Mucky Mineral (S1) ❑ Depleted Dark Surface (F7) ❑ Sandy Gleyed Matrix (S4) ❑ Redox Depressions (F8) Indicators for Problematic Hydric Soils3: ❑ 2cm Muck (A10) ❑ Red Parent Material (TF2) ❑ Very Shallow Dark Surface (TF12) ❑ Other (Explain in Remarks) 3Indicators of hydrophytic vegetation and wetland hydrology must be present, unless disturbed or problematic. Restrictive Layer (if present): Type: Hydric soil present? Yes ❑ No Depth (inches): Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one required: check all that apply) Secondary Indicators (2 or more required) ❑ Surface water (Al) El c+..O. pr] eaves (,,.,, ept MLRA , 2 e n El ❑ Water -Stained Leaves (139) (MLRA 1, ❑ High Water Table (A2) &-4t3){19) 2, 4A & 413) ❑ Saturation (A3) ❑ Salt Crust (B11) ❑ Drainage Patterns (1310) ❑ Water Marks (131) ❑ Aquatic Invertebrates (1313) ❑ Dry -Season Water Table (C2) ❑ Sediment Deposits (132) ❑ Hydrogen Sulfide Odor (Cl) ❑ Saturation Visible on Aerial Imagery (C9) ❑ Drift Deposits (133) ❑ Oxidized Rhizospheres along Living Roots (C3) ❑x Geomorphic Position (D2) ❑ Algal Mat or Crust (134) ❑ Presence of Reduced Iron (C4) ❑ Shallow Aquitard (D3) ❑ Iron Deposits (135) ❑ Recent Iron Reduction in Tilled Soils (C6) ❑ FAC-Neutral Test (D5) ❑ Surface Soil Cracks (136) ❑ Stunted or Stressed Plants (D1) (LRR A) ❑ Raised Ant Mounds (D6) (LRR A) ❑ Inundation Visible on Aerial Imagery (137) ❑ Other (explain in remarks) ❑ Frost -Heave Hummocks ❑ Sparsely Vegetated Concave Surface (138) Field Observations: Surface Water Present? Yes ❑ No ❑x Depth (in): - Water Table Present? Yes ❑ No ❑x Depth (in): - Wetland Hydrology Present? Yes ❑ No Saturation Present? Yes ❑ No ❑x Depth (in): - includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: US Army Corps of Engineers Western Mountains, Valleys, and C packet Pg. 190 1.a WETLAND DETERMINATION DATA FORM — Western Mountains, Valleys, and Coast Region DP _ 2 Project/Site: 18500 High Street City/County: City of Edmonds Sampling date: 10/20/2023 Applicant/Owner: Jake Lyon State: WA Sampling Point: DP-2 Investigator(s): S. Yuasa Section, Township, Range: S13, T27N, R03E Landform (hillslope, terrace, etc): Hillslope Local relief (concave, convex, none): Concave Slope (%): 20% Subregion (LRR): A Lat: - Long: - Datum: - Soil Map Unit Name: Alderwood gravelly sandy loam, 15 to 30 percent slopes NWI classification: None Are climatic / hydrologic conditions on the site typical for this time of year? ❑x Yes ❑ No (If no, explain in remarks.) Are Vegetation ❑, Soil ❑, or Hydrology ❑ significantly disturbed? Are "Normal Circumstances" present on the site? ❑x Yes ❑ No Are Vegetation ❑, Soil ❑, or Hydrology ❑ naturally problematic? (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS — Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Yes ❑ No ❑x Hydric Soils Present? Yes ❑ No ❑x Is the Sampled Area Yes ❑ No within a Wetland? Wetland Hydrology Present? Yes ❑ No ❑x Remarks: Downhill of concave slope located south of single family residence and along right bank of Stream A. VEGETATION — Use scientific names of plants. Tree Stratum (Plot size: 5-m diameter) 1. Acer macro h llum Absolute % Cover 25 Dominant Indicator Species? Status Y FACU Dominance Test worksheet: Number of Dominant Species 3 that are OBL, FACW, or FAC: (A) Total Number of Dominant 8 Species Across all Strata: (B) Percent of Dominant Species 38% that are OBL, FACW, or FAC: A/B 2. Alnus rubra 35 Y FAC 3. 4. Sapling/Shrub Stratum (Plot size: 3-m diameter) 1. Rubus leucodermis 60 15 = Total Cover Y FACU Prevalence Index worksheet: Total % Cover of: Multiply by: OBL species x 1 = FACW species x 2 = FAC species x 3 = FACU species x 4 = UPL species x 5 = Column Totals: (A) (B) Prevalence Index = B/A = 2. Rubus bifrons 40 Y FAC 3. Sambucas racemose 20 Y FACU 4. 5. 75 = Total Cover Herb Stratum (Plot size: 1-m diameter) 1. Pol stichum munitum 15 Y FAC 2. Convolvulus s . 20 Y FACU 3. Rubus ursinus 10 Y FACU Hydrophytic Vegetation Indicators: ❑ 1 — Rapid Test for Hydrophytic Vegetation ❑ 2 — Dominance Test is > 50% ❑ 3 — Prevalence Index is <_ 3.0' ❑ 4 — Morphological Adaptations' (Provide supporting data in Remarks or on a separate sheet) ❑ 5 — Wetland Non -Vascular Plants' ❑ Problematic Hydrophytic Vegetation' (Explain) 'Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. 4. 5. 6. 7. 8. 9. 10. 11. Woody Vine Stratum (Plot size: 3-m diameter) 1. 45 = Total Cover Hydrophytic Vegetation Yes ❑ No Present? 2. 0 = Total Cover % Bare Ground in Herb Stratum: 55 Remarks: Cn c d E s t� ca Q 3 O Q d co 0 0 0 le N O N Z J a c am E t v M w Q US Army Corps of Engineers Western Mountains, Valleys, and C packet Pg. 191 SOIL Sampling Point: DP-2 1.a Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features inches Color moist % Color moist % Type' Loc2 Texture Remarks 0-4 10YR 2/2 100 _ _ Sandy gravelly loam 0-16 10YR 3/2 100 _ _ Sandy gravelly loam 'Type: C=Concentration, D=De letion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 2Loc: PL=Pore Lining, M=Matrix. Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric Soils3: ❑ Histosol (Al) ❑ Sandy Redox (S5) ❑ 2cm Muck (A10) ❑ Histic Epipedon (A2) ❑ Stripped Matrix (S6) ❑ Red Parent Material (TF2) ❑ Black Histic (A3) ❑ Loamy Mucky Mineral (F1) (except MLRA 1) ❑ Very Shallow Dark Surface (TF12) ❑ Hydrogen Sulfide (A4) ❑ Loamy Gleyed Matrix (F2) ❑ Other (Explain in Remarks) ❑ Depleted Below Dark Surface (A11) ❑ Depleted Matrix (F3) ❑ Thick Dark Surface (Al2) ❑ Redox Dark Surface (F6) 3Indicators of hydrophytic vegetation and ❑ Sandy Mucky Mineral (S1) ❑ Depleted Dark Surface (F7) wetland hydrology must be present, unless ❑ Sandy Gleyed Matrix (S4) ❑ Redox Depressions (F8) disturbed or problematic. Restrictive Layer (if present): Type: Hydric soil present? Yes El No Depth (inches): Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one required: check all that apply) Secondary Indicators (2 or more required) ❑ Surface water (Al) El& I eaves (e .. e. MLRA , 2 en El Water Stained Leaves (B9) (MLRA 1, El High Water Table (A2) "�9) 2, 4A & 413) ❑ Saturation (A3) ❑ Salt Crust (B11) ❑ Drainage Patterns (1310) ❑ Water Marks (131) ❑ Aquatic Invertebrates (1313) ❑ Dry -Season Water Table (C2) ❑ Sediment Deposits (132) ❑ Hydrogen Sulfide Odor (Cl) ❑ Saturation Visible on Aerial Imagery (C9) ❑ Drift Deposits (133) ❑ Oxidized Rhizospheres along Living Roots (C3) 0 Geomorphic Position (D2) ❑ Algal Mat or Crust (134) ❑ Presence of Reduced Iron (C4) ❑ Shallow Aquitard (D3) ❑ Iron Deposits (135) ❑ Recent Iron Reduction in Tilled Soils (C6) ❑ FAC-Neutral Test (D5) ❑ Surface Soil Cracks (136) ❑ Stunted or Stressed Plants (D1) (LRR A) ❑ Raised Ant Mounds (D6) (LRR A) ❑ Inundation Visible on Aerial Imagery (137) ❑ Other (explain in remarks) ❑ Frost -Heave Hummocks ❑ Sparsely Vegetated Concave Surface (138) Field Observations: Surface Water Present? Yes ❑ No 0 Depth (in): - Water Table Present? Yes ElNo 0 Depth (in): - Wetland Hydrology Present? Yes El No Saturation Present? Yes ❑ No 0 Depth (in): - includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: US Army Corps of Engineers Western Mountains, Valleys, and C packet Pg. 192 1.a WETLAND DETERMINATION DATA FORM — Western Mountains, Valleys, and Coast Region DP - 3 Project/Site: 18500 High Street City/County: City of Edmonds Sampling date: 10/20/2023 Applicant/Owner: Jake Lyon State: WA Sampling Point: DP-3 Investigator(s): S. Yuasa Section, Township, Range: S13, T27N, R03E Landform (hillslope, terrace, etc): Along left bank of stream Local relief (concave, convex, none): Concave Slope (%): 10% Subregion (LRR): A Lat: - Long: - Datum: - Soil Map Unit Name: Alderwood gravelly sandy loam, 15 to 30 percent slopes NWI classification: None Are climatic / hydrologic conditions on the site typical for this time of year? ❑x Yes ❑ No (If no, explain in remarks.) Are Vegetation ❑, Soil ❑, or Hydrology ❑ significantly disturbed? Are "Normal Circumstances" present on the site? ❑x Yes ❑ No Are Vegetation ❑, Soil ❑, or Hydrology ❑ naturally problematic? (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS — Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Yes ❑ No ❑x Hydric Soils Present? Yes ❑ No ❑x Is the Sampled Area Yes ❑ No within a Wetland? Wetland Hydrology Present? Yes ❑ No ❑x Remarks: Along left bank of Stream A at the bottom of ravine. VEGETATION — Use scientific names of plants. Tree Stratum (Plot size: 5-m diameter) 1. Alnus rubra Absolute % Cover 60 Dominant Indicator Species? Status Y FAC Dominance Test worksheet: Number of Dominant Species 2 that are OBL, FACW, or FAC: (A) Total Number of Dominant 5 Species Across all Strata: (B) Percent of Dominant Species 40% that are OBL, FACW, or FAC: A/B 2. Acer macro h llum 40 Y FACU 3. 4. Sapling/Shrub Stratum (Plot size: 3-m diameter) 1. Rubus s ectabilis 100 45 = Total Cover Y FAC Prevalence Index worksheet: Total % Cover of: Multiply by: OBL species x 1 = FACW species x 2 = FAC species x 3 = FACU species x 4 = UPL species x 5 = Column Totals: (A) (B) Prevalence Index = B/A = 2. 3. 4. 5. 45 = Total Cover Herb Stratum (Plot size: 1-m diameter) 1. Hedera helix 50 Y FACU 2. Tolmeia menziesh 15 N FAC 3. Geranium robertinum 30 Y FACU Hydrophytic Vegetation Indicators: ❑ 1 — Rapid Test for Hydrophytic Vegetation ❑ 2 — Dominance Test is > 50% ❑ 3 — Prevalence Index is <_ 3.0' ❑ 4 — Morphological Adaptations' (Provide supporting data in Remarks or on a separate sheet) ❑ 5 — Wetland Non -Vascular Plants' ❑ Problematic Hydrophytic Vegetation' (Explain) 'Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. 4. 5. 6. 7. 8. 9. 10. 11. Woody Vine Stratum (Plot size: 3-m diameter) 1. 95 = Total Cover Hydrophytic Vegetation Yes ❑ No Present? 2. 0 = Total Cover % Bare Ground in Herb Stratum: 5 Remarks: Cn c d E s t� ca Q 3 O Q d co 0 0 0 le N O N Z J a c am E t v M w Q US Army Corps of Engineers Western Mountains, Valleys, and C packet Pg. 193 SOIL Sampling Point: DP-3 1.a Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features inches Color moist % Color moist % Type' Loc2 Texture Remarks 0-4 10YR 2/2 100 _ _ Sandy gravelly loam 4-16 10YR 3/3 100 _ _ Sandy gravelly loam 'Type: C=Concentration, D=De letion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 2Loc: PL=Pore Lining, M=Matrix. Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) Indicators for Problematic Hydric Soils3: ❑ Histosol (Al) ❑ Sandy Redox (S5) ❑ 2cm Muck (A10) ❑ Histic Epipedon (A2) ❑ Stripped Matrix (S6) ❑ Red Parent Material (TF2) ❑ Black Histic (A3) ❑ Loamy Mucky Mineral (F1) (except MLRA 1) ❑ Very Shallow Dark Surface (TF12) ❑ Hydrogen Sulfide (A4) ❑ Loamy Gleyed Matrix (F2) ❑ Other (Explain in Remarks) ❑ Depleted Below Dark Surface (A11) ❑ Depleted Matrix (F3) ❑ Thick Dark Surface (Al2) ❑ Redox Dark Surface (F6) 3Indicators of hydrophytic vegetation and ❑ Sandy Mucky Mineral (S1) ❑ Depleted Dark Surface (F7) wetland hydrology must be present, unless ❑ Sandy Gleyed Matrix (S4) ❑ Redox Depressions (F8) disturbed or problematic. Restrictive Layer (if present): Type: Hydric soil present? Yes El No Depth (inches): Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one required: check all that apply) Secondary Indicators (2 or more required) ❑ Surface water (Al) El& I eaves (e .. e. MLRA , 2 en El Water Stained Leaves (B9) (MLRA 1, El High Water Table (A2) "�9) 2, 4A & 413) ❑ Saturation (A3) ❑ Salt Crust (B11) ❑ Drainage Patterns (1310) ❑ Water Marks (131) ❑ Aquatic Invertebrates (1313) ❑ Dry -Season Water Table (C2) ❑ Sediment Deposits (132) ❑ Hydrogen Sulfide Odor (Cl) ❑ Saturation Visible on Aerial Imagery (C9) ❑ Drift Deposits (133) ❑ Oxidized Rhizospheres along Living Roots (C3) 0 Geomorphic Position (D2) ❑ Algal Mat or Crust (134) ❑ Presence of Reduced Iron (C4) ❑ Shallow Aquitard (D3) ❑ Iron Deposits (135) ❑ Recent Iron Reduction in Tilled Soils (C6) ❑ FAC-Neutral Test (D5) ❑ Surface Soil Cracks (136) ❑ Stunted or Stressed Plants (D1) (LRR A) ❑ Raised Ant Mounds (D6) (LRR A) ❑ Inundation Visible on Aerial Imagery (137) ❑ Other (explain in remarks) ❑ Frost -Heave Hummocks ❑ Sparsely Vegetated Concave Surface (138) Field Observations: Surface Water Present? Yes ❑ No 0 Depth (in): - Water Table Present? Yes ElNo 0 Depth (in): - Wetland Hydrology Present? Yes El No Saturation Present? Yes ❑ No 0 Depth (in): - includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: US Army Corps of Engineers Western Mountains, Valleys, and C packet Pg. 194 1.a WETLAND DETERMINATION DATA FORM — Western Mountains, Valleys, and Coast Region DP - 4 Project/Site: 18500 High Street City/County: City of Edmonds Sampling date: 10/20/2023 Applicant/Owner: Jake Lyon State: WA Sampling Point: DP-4 Investigator(s): S. Yuasa Section, Township, Range: S13, T27N, R03E Landform (hillslope, terrace, etc): Toe of slope Local relief (concave, convex, none): Concave Slope (%): 5% Subregion (LRR): A Lat: - Long: - Datum: - Soil Map Unit Name: Alderwood gravelly sandy loam, 15 to 30 percent slopes NWI classification: None Are climatic / hydrologic conditions on the site typical for this time of year? ❑x Yes ❑ No (If no, explain in remarks.) Are Vegetation ❑, Soil ❑, or Hydrology ❑ significantly disturbed? Are "Normal Circumstances" present on the site? ❑x Yes ❑ No Are Vegetation ❑, Soil ❑, or Hydrology ❑ naturally problematic? (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS — Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Yes ❑x No ❑ Hydric Soils Present? Yes ❑ No ❑x Is the Sampled Area Yes ❑ No within a Wetland? Wetland Hydrology Present? Yes ❑ No ❑x Remarks: Located at the toe of slope where yard transitions to forested slope of Hutt Park. VEGETATION — Use scientific names of plants. Tree Stratum (Plot size: 5-m diameter) 1. Absolute % Cover Dominant Indicator Species? Status Dominance Test worksheet: Number of Dominant Species 3 that are OBL, FACW, or FAC: (A) Total Number of Dominant 3 Species Across all Strata: (B) Percent of Dominant Species 100% that are OBL, FACW, or FAC: A/B 2. 3. 4• Sapling/Shrub Stratum (Plot size: 3-m diameter) 1. Rubus bifrons 0 10 = Total Cover Y FAC Prevalence Index worksheet: Total % Cover of: Multiply by: OBL species x 1 = FACW species x 2 = FAC species x 3 = FACU species x 4 = UPL species x 5 = Column Totals: (A) (B) Prevalence Index = B/A = 2. 3. 4. 5. 10 = Total Cover Herb Stratum (Plot size: 1-m diameter) 1. Poa s . 60 Y FAC* 2. Ranunculus re ens 40 Y FAC 3. Hydrophytic Vegetation Indicators: ❑ 1 — Rapid Test for Hydrophytic Vegetation ❑x 2 — Dominance Test is > 50% ❑ 3 — Prevalence Index is <_ 3.0' ❑ 4 — Morphological Adaptations' (Provide supporting data in Remarks or on a separate sheet) ❑ 5 — Wetland Non -Vascular Plants' ❑ Problematic Hydrophytic Vegetation' (Explain) 'Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. 4. 5. 6. 7. 8. 9. 10. 11. Woody Vine Stratum (Plot size: 3-m diameter) 1. 100 = Total Cover Hydrophytic Vegetation Yes ® No ❑ Present? 2. 0 = Total Cover % Bare Ground in Herb Stratum: 0 Remarks: *Presumed FAC. c d E s t� ca Q 3 O Q d co 0 0 O le N O N Z J a c m E t v M w Q US Army Corps of Engineers Western Mountains, Valleys, and C packet Pg. 195 SOIL Sampling Point: DP-4 1.a Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features inches Color moist % Color moist % Type' Loc2 Texture Remarks 0-16 10YR 3/2 100 - - Sandy loam - 'Type: C=Concentration, D=De letion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 2Loc: PL=Pore Lining, M=Matrix. Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) ❑ Histosol (Al) ❑ Sandy Redox (S5) ❑ Histic Epipedon (A2) ❑ Stripped Matrix (S6) ❑ Black Histic (A3) ❑ Loamy Mucky Mineral (F1) (except MLRA 1) ❑ Hydrogen Sulfide (A4) ❑ Loamy Gleyed Matrix (F2) ❑ Depleted Below Dark Surface (Al 1) ❑ Depleted Matrix (F3) ❑ Thick Dark Surface (Al2) ❑ Redox Dark Surface (F6) ❑ Sandy Mucky Mineral (S1) ❑ Depleted Dark Surface (F7) ❑ Sandy Gleyed Matrix (S4) ❑ Redox Depressions (F8) Indicators for Problematic Hydric Soils': ❑ 2cm Muck (A10) ❑ Red Parent Material (TF2) ❑ Very Shallow Dark Surface (TF12) ❑ Other (Explain in Remarks) ' Indicators of hydrophytic vegetation and wetland hydrology must be present, unless disturbed or problematic. Restrictive Layer (if present): Type: Hydric soil present? Yes ❑ No Depth (inches): Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one required: check all that apply) Secondary Indicators (2 or more required) ❑ Surface water (Al) ElIn4;tpr c+..;npr] -eaves(exGept MLRA , 2, en ❑ Water -Stained Leaves (139) (MLRA 1, ❑ High Water Table (A2) & A� 2, 4A & 413) ❑ Saturation (A3) ❑ Salt Crust (B11) ❑ Drainage Patterns (1310) ❑ Water Marks (131) ❑ Aquatic Invertebrates (1313) ❑ Dry -Season Water Table (C2) ❑ Sediment Deposits (132) ❑ Hydrogen Sulfide Odor (Cl) ❑ Saturation Visible on Aerial Imagery (C9) ❑ Drift Deposits (133) ❑ Oxidized Rhizospheres along Living Roots (C3) ❑x Geomorphic Position (D2) ❑ Algal Mat or Crust (134) ❑ Presence of Reduced Iron (C4) ❑ Shallow Aquitard (D3) ❑ Iron Deposits (135) ❑ Recent Iron Reduction in Tilled Soils (C6) ❑ FAC-Neutral Test (D5) ❑ Surface Soil Cracks (136) ❑ Stunted or Stressed Plants (D1) (LRR A) ❑ Raised Ant Mounds (D6) (LRR A) ❑ Inundation Visible on Aerial Imagery (137) ❑ Other (explain in remarks) ❑ Frost -Heave Hummocks ❑ Sparsely Vegetated Concave Surface (138) Field Observations: Surface Water Present? Yes ❑ No ❑x Depth (in): - Water Table Present? Yes ❑ No ❑x Depth (in): - Wetland Hydrology Present? Yes ❑ No Saturation Present? Yes ❑ No ❑x Depth (in): - includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: O c d E s t� ca Q 3 O Q d �a co 0 0 0 le N 0 N Z J a d E t v M w Q US Army Corps of Engineers Western Mountains, Valleys, and C packet Pg. 196 1.a WETLAND DETERMINATION DATA FORM — Western Mountains, Valleys, and Coast Region DP - 5 Project/Site: 18500 High Street City/County: City of Edmonds Sampling date: 10/20/2023 Applicant/Owner: Jake Lyon State: WA Sampling Point: DP-5 Investigator(s): S. Yuasa Section, Township, Range: S13, T27N, R03E Landform (hillslope, terrace, etc): Toe of slope Local relief (concave, convex, none): xx Slope (%): 5% Subregion (LRR): A Lat: - Long: - Datum: Soil Map Unit Name: Alderwood gravelly sandy loam, 15 to 30 percent slopes NWI classification: None Are climatic / hydrologic conditions on the site typical for this time of year? ❑x Yes ❑ No (If no, explain in remarks.) Are Vegetation ❑, Soil ❑, or Hydrology ❑ significantly disturbed? Are "Normal Circumstances" present on the site? ❑x Yes ❑ No Are Vegetation ❑, Soil ❑, or Hydrology ❑ naturally problematic? (If needed, explain any answers in Remarks.) SUMMARY OF FINDINGS — Attach site map showing sampling point locations, transects, important features, etc. Hydrophytic Vegetation Present? Yes ❑x No ❑ Hydric Soils Present? Yes ❑ No ❑x Is the Sampled Area Yes ❑ No within a Wetland? Wetland Hydrology Present? Yes ❑ No ❑x Remarks: Located at the toe of slope where yard transitions to forested slope of Hutt Park. VEGETATION — Use scientific names of plants. Tree Stratum (Plot size: 5-m diameter) 1. Absolute % Cover Dominant Indicator Species? Status Dominance Test worksheet: Number of Dominant Species 2 that are OBL, FACW, or FAC: (A) Total Number of Dominant 2 Species Across all Strata: (B) Percent of Dominant Species 100% that are OBL, FACW, or FAC: A/B 2. 3. 4. Sapling/Shrub Stratum (Plot size: 3-m diameter) 1. 0 = Total Cover Prevalence Index worksheet: Total % Cover of: Multiply by: OBL species x 1 = FACW species x 2 = FAC species x 3 = FACU species x 4 = UPL species x 5 = Column Totals: (A) (B) Prevalence Index = B/A = 2. 3. 4. 5. 0 = Total Cover Herb Stratum (Plot size: 1-m diameter) 1. Ranunculus re ens 80 Y FAC 2. Poa s . 20 Y FAC* 3. Hydrophytic Vegetation Indicators: ❑ 1 — Rapid Test for Hydrophytic Vegetation ❑x 2 — Dominance Test is > 50% ❑ 3 — Prevalence Index is <_ 3.0' ❑ 4 — Morphological Adaptations' (Provide supporting data in Remarks or on a separate sheet) ❑ 5 — Wetland Non -Vascular Plants' ❑ Problematic Hydrophytic Vegetation' (Explain) 'Indicators of hydric soil and wetland hydrology must be present, unless disturbed or problematic. 4. 5. 6. 7. 8. 9. 10. 11. Woody Vine Stratum (Plot size: 3-m diameter) 1. 100 = Total Cover Hydrophytic Vegetation Yes ® No ❑ Present? 2. 0 = Total Cover % Bare Ground in Herb Stratum: Remarks: *Presumed FAC. Cn c d E s t� ca Q 3 O Q d co 0 0 0 le N O N Z J a c am E t v M w Q US Army Corps of Engineers Western Mountains, Valleys, and C packet Pg. 197 SOIL Sampling Point: DP-5 1.a Profile Description: (Describe to the depth needed to document the indicator or confirm the absence of indicators.) Depth Matrix Redox Features inches Color moist % Color moist % Type' Loc2 Texture Remarks 0-9 10YR 3/2 100 - - Sandy loam - 9-16 10YR 4/3 100 - - Sandy loam - 'Type: C=Concentration, D=De letion, RM=Reduced Matrix, CS=Covered or Coated Sand Grains. 2Loc: PL=Pore Lining, M=Matrix. Hydric Soil Indicators: (Applicable to all LRRs, unless otherwise noted.) ❑ Histosol (Al) ❑ Sandy Redox (S5) ❑ Histic Epipedon (A2) ❑ Stripped Matrix (S6) ❑ Black Histic (A3) ❑ Loamy Mucky Mineral (F1) (except MLRA 1) ❑ Hydrogen Sulfide (A4) ❑ Loamy Gleyed Matrix (F2) ❑ Depleted Below Dark Surface (Al 1) ❑ Depleted Matrix (F3) ❑ Thick Dark Surface (Al2) ❑ Redox Dark Surface (F6) ❑ Sandy Mucky Mineral (S1) ❑ Depleted Dark Surface (F7) ❑ Sandy Gleyed Matrix (S4) ❑ Redox Depressions (F8) Indicators for Problematic Hydric Soils': ❑ 2cm Muck (A10) ❑ Red Parent Material (TF2) ❑ Very Shallow Dark Surface (TF12) ❑ Other (Explain in Remarks) ' Indicators of hydrophytic vegetation and wetland hydrology must be present, unless disturbed or problematic. Restrictive Layer (if present): Type: Hydric soil present? Yes ❑ No Depth (inches): Remarks: HYDROLOGY Wetland Hydrology Indicators: Primary Indicators (minimum of one required: check all that apply) Secondary Indicators (2 or more required) ❑ Surface water (Al) ElIn4;tpr c+..;npr] -eaves(exGept MLRA , 2, en ❑ Water -Stained Leaves (139) (MLRA 1, ❑ High Water Table (A2) & A� 2, 4A & 413) ❑ Saturation (A3) ❑ Salt Crust (B11) ❑ Drainage Patterns (1310) ❑ Water Marks (131) ❑ Aquatic Invertebrates (1313) ❑ Dry -Season Water Table (C2) ❑ Sediment Deposits (132) ❑ Hydrogen Sulfide Odor (Cl) ❑ Saturation Visible on Aerial Imagery (C9) ❑ Drift Deposits (133) ❑ Oxidized Rhizospheres along Living Roots (C3) ❑x Geomorphic Position (D2) ❑ Algal Mat or Crust (134) ❑ Presence of Reduced Iron (C4) ❑ Shallow Aquitard (D3) ❑ Iron Deposits (135) ❑ Recent Iron Reduction in Tilled Soils (C6) ❑ FAC-Neutral Test (D5) ❑ Surface Soil Cracks (136) ❑ Stunted or Stressed Plants (D1) (LRR A) ❑ Raised Ant Mounds (D6) (LRR A) ❑ Inundation Visible on Aerial Imagery (137) ❑ Other (explain in remarks) ❑ Frost -Heave Hummocks ❑ Sparsely Vegetated Concave Surface (138) Field Observations: Surface Water Present? Yes ❑ No ❑x Depth (in): - Water Table Present? Yes ❑ No ❑x Depth (in): - Wetland Hydrology Present? Yes ❑ No Saturation Present? Yes ❑ No ❑x Depth (in): - includes capillary fringe) Describe Recorded Data (stream gauge, monitoring well, aerial photos, previous inspections), if available: Remarks: O c d E s t� ca Q 3 O Q d �a co 0 0 0 le N 0 N Z J a d E t v M w Q US Army Corps of Engineers Western Mountains, Valleys, and C packet Pg. 198 Geotechnical Engineering Construction Observation/Testing Environmental Services 1.a Ex T .- E <i Q CL vi I _ N O GEOTECHNICAL ENGINEERING STUDY Z a PROPOSED RESIDENTIAL SUBDIVISION 18500 HIGH STREET EDMONDS, WASHINGTON ES-9467.01 ow j 15365 NE 90th Street, Suite 100 • Redmond, WA 98052 • (425) 449-4704 3130 Varney Lane, Suite 105 • Pasco, WA 99301 • (509) 905-0275 esnw.com Packet Pg. 199 1.a PREPARED FOR WESTERLY, LLC March 21, 2024 b'10111� �µ. Brian C. Snow, L.G. Project Geologist T W ►' �R w R% 53603 O�FSS/ONALE 03/21 /2024 Henry T. Wright, P.E. Associate Principal Engineer GEOTECHNICAL ENGINEERING STUDY PROPOSED RESIDENTIAL SUBDIVISION 18500 HIGH STREET EDMONDS, WASHINGTON ES-9467.01 Earth Solutions NW, LLC 15365 NE 90t" Street, Suite 100 • Redmond, WA 98052 • (425) 449-4704 3130 Varney Lane, Suite 105 • Pasco, WA 99301 • (509) 905-0275 esnw.com Packet Pg. 200 1.a r- Geolechnicel-Engineeping Report --) The Geoprofessional Business Association (GBA) has prepared this advisory to help you — assumedly a client representative — interpret and apply this geotechnical-engineering report as effectively as possible. In that way, you can benefit from a lowered exposure to problems associated with subsurface conditions at project sites and development of them that, for decades, have been a principal cause of construction delays, cost overruns, claims, and disputes. If you have questions or want more information about any of the issues discussed herein, contact your GBA-member geotechnical engineer. Active engagement in GBA exposes geotechnical engineers to a wide array of risk -confrontation techniques that can be of genuine benefit for everyone involved with a construction project. Understand the Geotechnical-Engineering Services Provided for this Report Geotechnical-engineering services typically include the planning, collection, interpretation, and analysis of exploratory data from widely spaced borings and/or test pits. Field data are combined with results from laboratory tests of soil and rock samples obtained from field exploration (if applicable), observations made during site reconnaissance, and historical information to form one or more models of the expected subsurface conditions beneath the site. Local geology and alterations of the site surface and subsurface by previous and proposed construction are also important considerations. Geotechnical engineers apply their engineering training, experience, and judgment to adapt the requirements of the prospective project to the subsurface model(s). Estimates are made of the subsurface conditions that will likely be exposed during construction as well as the expected performance of foundations and other structures being planned and/or affected by construction activities. The culmination of these geotechnical-engineering services is typically a geotechnical-engineering report providing the data obtained, a discussion of the subsurface model(s), the engineering and geologic engineering assessments and analyses made, and the recommendations developed to satisfy the given requirements of the project. These reports maybe titled investigations, explorations, studies, assessments, or evaluations. Regardless of the title used, the geotechnical-engineering report is an engineering interpretation of the subsurface conditions within the context of the project and does not represent a close examination, systematic inquiry, or thorough investigation of all site and subsurface conditions. Geotechnical-Engineering Services are Performed for Specific Purposes, Persons, and Projects, and At Specific Times Geotechnical engineers structure their services to meet the specific needs, goals, and risk management preferences of their clients. A geotechnical-engineering study conducted for a given civil engineer will not likely meet the needs of a civil -works constructor or even a different civil engineer. Because each geotechnical-engineering study is unique, each geotechnical-engineering report is unique, prepared solely for the client. Likewise, geotechnical-engineering services are performed for a specific project and purpose. For example, it is unlikely that a geotechnical- engineering study for a refrigerated warehouse will be the same as one prepared for a parking garage; and a few borings drilled during a preliminary study to evaluate site feasibility will not be adequate to develop geotechnical design recommendations for the project. Do not rely on this report if your geotechnical engineer prepared it: • for a different client; • for a different project or purpose; • for a different site (that may or may not include all or a portion of the original site); or • before important events occurred at the site or adjacent to it; e.g., man-made events like construction or environmental remediation, or natural events like floods, droughts, earthquakes, or groundwater fluctuations. Note, too, the reliability of a geotechnical-engineering report can be affected by the passage of time, because of factors like changed subsurface conditions; new or modified codes, standards, or regulations; or new techniques or tools. If you are the least bit uncertain about the continued reliability of this report, contact your geotechnical engineer before applying the recommendations in it. A minor amount of additional testing or analysis after the passage of time - if any is required at all - could prevent major problems. Read this Report in Full Costly problems have occurred because those relying on a geotechnical- engineering report did not read the report in its entirety. Do not rely on an executive summary. Do not read selective elements only. Read and refer to the report in full. You Need to Inform Your Geotechnical Engineer About Change Your geotechnical engineer considered unique, project -specific factors when developing the scope of study behind this report and developing the confirmation -dependent recommendations the report conveys. Typical changes that could erode the reliability of this report include those that affect: • the site's size or shape; • the elevation, configuration, location, orientation, function or weight of the proposed structure and the desired performance criteria; • the composition of the design team; or • project ownership. As a general rule, always inform your geotechnical engineer of project or site changes - even minor ones - and request an assessment of their impact. The geotechnical engineer who prepared this report cannot accept 0 0 0 N 0 N Z J a c d E t 0 to r Q Packet Pg. 201 responsibility or liability for problems that arise because the geotechnical engineer was not informed about developments the engineer otherwise would have considered. Most of the "Findings" Related in This Report Are Professional Opinions Before construction begins, geotechnical engineers explore a site's subsurface using various sampling and testing procedures. Geotechnical engineers can observe actual subsurface conditions only at those specific locations where sampling and testing is performed. The data derived from that sampling and testing were reviewed by your geotechnical engineer, who then applied professional judgement to form opinions about subsurface conditions throughout the site. Actual sitewide-subsurface conditions may differ - maybe significantly - from those indicated in this report. Confront that risk by retaining your geotechnical engineer to serve on the design team through project completion to obtain informed guidance quickly, whenever needed. This Report's Recommendations Are Confirmation -Dependent The recommendations included in this report - including any options or alternatives - are confirmation -dependent. In other words, they are not final, because the geotechnical engineer who developed them relied heavily on judgement and opinion to do so. Your geotechnical engineer can finalize the recommendations only after observing actual subsurface conditions exposed during construction. If through observation your geotechnical engineer confirms that the conditions assumed to exist actually do exist, the recommendations can be relied upon, assuming no other changes have occurred. The geotechnical engineer who prepared this report cannot assume responsibility or liability for confirmation -dependent recommendations if you fail to retain that engineer to perform construction observation. This Report Could Be Misinterpreted Other design professionals' misinterpretation of geotechnical- engineering reports has resulted in costly problems. Confront that risk by having your geotechnical engineer serve as a continuing member of the design team, to: • confer with other design -team members; • help develop specifications; • review pertinent elements of other design professionals' plans and specifications; and • be available whenever geotechnical-engineering guidance is needed. You should also confront the risk of constructors misinterpreting this report. Do so by retaining your geotechnical engineer to participate in prebid and preconstruction conferences and to perform construction - phase observations. Give Constructors a Complete Report and Guidance Some owners and design professionals mistakenly believe they can shift unanticipated -subsurface -conditions liability to constructors by limiting the information they provide for bid preparation. To help prevent the costly, contentious problems this practice has caused, include the complete geotechnical-engineering report, along with any attachments or appendices, with your contract documents, but be certain to note conspicuously that you've included the material for information purposes only. To avoid misunderstanding, you may also want to note that "informational purposes" means constructors have no right to rely on the interpretations, opinions, conclusions, or recommendations in the report. Be certain that constructors know they may learn about specific project requirements, including options selected from the report, only from the design drawings and specifications. Remind constructors that they may perform their own studies if they want to, and be sure to allow enough time to permit them to do so. Only then might you be in a position to give constructors the information available to you, while requiring them to at least share some of the financial responsibilities stemming from unanticipated conditions. Conducting prebid and preconstruction conferences can also be valuable in this respect. Read Responsibility Provisions Closely Some client representatives, design professionals, and constructors do not realize that geotechnical engineering is far less exact than other engineering disciplines. This happens in part because soil and rock on project sites are typically heterogeneous and not manufactured materials with well-defined engineering properties like steel and concrete. That lack of understanding has nurtured unrealistic expectations that have resulted in disappointments, delays, cost overruns, claims, and disputes. To confront that risk, geotechnical engineers commonly include explanatory provisions in their reports. Sometimes labeled "limitations;' many of these provisions indicate where geotechnical engineers' responsibilities begin and end, to help others recognize their own responsibilities and risks. Read these provisions closely. Ask questions. Your geotechnical engineer shod respond fully and frankly. Geoenvironmental Concerns Are Not Covered The personnel, equipment, and techniques used to perform an environmental study - e.g., a "phase -one" or "phase -two" environmental site assessment - differ significantly from those used to perform a geotechnical-engineering study. For that reason, a geotechnical-engineering report does not usually provide environmental findings, conclusions, or recommendations; e.g., about the likelihood of encountering underground storage tanks or regulated contaminants. Unanticipated subsurface environmental problems have led to project failures. If you have not obtained your own environmental information about the project site, ask your geotechnical consultant for a recommendation on how to find environmental risk -management guidance. Obtain Professional Assistance to Deal with Moisture Infiltration and Mold While your geotechnical engineer may have addressed groundwater, water infiltration, or similar issues in this report, the engineer's services were not designed, conducted, or intended to prevent migration of moisture - including water vapor - from the soil through building slabs and walls and into the building interior, where it can cause mold growth and material -performance deficiencies. Accordingly, proper implementation of the geotechnical engineer's recommendations will not of itself be sufficient to prevent moisture infiltration. Confront the risk of moisture infiltration by including building -envelope or mold specialists on the design team. Geotechnical engineers are not building -envelope or mold specialists. GEOPROFESSIONAL ,ff :VA ,EDAM WIM BUSINESS - ASSOCIATION Telephone: 301 /565-2733 e-mail: info@geoprofessional.org www.geoprofessional.org Copyright 2019 by Geoprofessional Business Association (GBA). Duplication, reproduction, or copying of this document, in whole or in part, by any means whatsoever, is strictly prohibited, except with GBA's specific written permission. Excerpting, quoting, or otherwise extracting wording from this document is permitted only with the express written permission of GBA, and only for purposes of scholarly research or book review. Only members of GBA may use this document or its wording as a complement to or as an element of a report of any kind. Any other firm, individual, or other entity that so uses this document without being a GBA member could be committing negligent or intentional (fraudulent) misrepresentation. r to a io E 0 LL to c E a t 2 0 0 0 0 T_ 0 0 0 le N 0 N Z J a c d E t 0 to 21 V 0 CL d �a co 0 le 0 0 V N 0 N Z J a c a) E t 0 M a Packet Pg. 202 March 21, 2024 ES-9467.01 Westerly, LLC 320 Dayton Street, Suite 101 Edmonds, Washington 98020 Attention: Jake Lyon Dear Jake: TNW,Lc ns Earth Solutions NW LLC Geotechnical Engineering, Construction Observation/Testing and Environmental Services Earth Solutions NW, LLC (ESNW), is pleased to present this geotechnical report to support the proposed residential subdivision. Based on the results of this study, the proposed construction is feasible from a geotechnical standpoint. Our field observations indicate the site is underlain by about 15 to 20 feet of loose to medium dense fill and native silty sand deposits, which in turn are underlain by dense to very dense poorly graded sand with gravel deposits extending to the maximum exploration depth of about 56.5 feet below existing grades. Relatively abundant groundwater was encountered at one boring location in the northeastern site portion within the upper 10 feet of existing grades. In general, the relatively loose near surface soils will need to be reworked prior to supporting new structural loads. Provided earthwork is completed in accordance with the recommendations in this report, suitable soil conditions are likely to be encountered at design subgrade elevations across the site. An ESNW representative should be contacted to confirm suitability of structural subgrades at the time of construction and to provide supplementary recommendations, as necessary. On -site steep slopes meet the definition criteria to be classified as geologically hazardous areas. Based on our evaluation, the site is anticipated to remain stable in the proposed configurations when incorporating the recommended 10-foot buffer and additional 15-foot building setback from the top of slope designation. For the proposed site modifications, it will be critical to ensure site retaining wall stability by preparing a suitable structural subgrade prior to wall construction (where applicable), and to capture and convey as much incoming stormwater away from the adjacent slope as is practicable to an approved discharge location. On -site stormwater infiltration is not recommended. 15365 NE 901h Street, Suite 100 Redmond, WA 98052 • (425) 449-4704 3130 Varney Lane, Suite 105 Pasco, WA 99301 • (509) 905-0275 esnw.com Packet Pg. 203 Westerly, LLC March 21, 2024 1.a ES-9467.01 Executive Summary — Page 2 This report provides preliminary geotechnical analyses and recommendations for the proposed construction. We appreciate the opportunity to be of service to you on this project. If you have any questions about this geotechnical engineering study, please call. Sincerely, EARTH SOLUTIONS NW, LLC b'lwo�' �Ly Brian C. Snow, L.G. Project Geologist cc: Westerly, LLC Attention: Chris Lyon Pacific Craftsman, LLC Attention: Randy Brockway RAM Engineering, Inc. Attention: Rob Long, P.E. Earth Solutions NW, LLC Packet Pg. 204 1.a Table of Contents ES-9467.01 PAGE INTRODUCTION................................................................................. 1 General.................................................................................... 1 Project Description................................................................. 1 SITE CONDITIONS............................................................................. 2 Surface..................................................................................... 2 Subsurface.............................................................................. 2 Topsoil and Fill............................................................. 3 NativeSoil..................................................................... 3 Geologic Setting........................................................... 3 Groundwater................................................................. 4 GEOLOGICALLY HAZARDOUS AREAS — MICC 19.07.160............. 5 Erosion Hazard Areas — ECDC 23.80.020(A)......................... 5 Landslide Hazard Areas — ECDC 23.80.020(B) ..................... 5 Slope Reconnaissance & LiDAR Review ................... 6 Slope Stability Analysis ............................................... 7 Setbacks and Buffers............................................................. 8 DISCUSSION AND RECOMMENDATIONS ....................................... 8 General.................................................................................... 8 Site Preparation and Earthwork ............................................. 9 Temporary Erosion Control ......................................... 9 Excavations and Slopes .............................................. 10 In -situ and Imported Soil ............................................. 10 Subgrade Preparation .................................................. 11 Structural Fill................................................................ 12 Foundations............................................................................ 12 Slab -on -Grade Floors............................................................. 13 SeismicDesign....................................................................... 14 Liquefaction.................................................................. 14 RetainingWalls....................................................................... 15 Drainage................................................................................... 15 Infiltration Feasibility................................................... 16 Utility Support and Trench Backfill....................................... 16 LIMITATIONS...................................................................................... 16 Additional Services................................................................. 17 REFERENCES.................................................................................... 17 Earth Solutions NW, LLC Packet Pg. 205 1.a Table of Contents Cont'd ES-9467.01 GRAPHICS Plate 1 Vicinity Map Plate 2 Subsurface Exploration Plan Plate 3 Retaining Wall Drainage Detail Plate 4 Footing Drain Detail APPENDICES Appendix A Subsurface Exploration Logs Appendix B Laboratory Test Results Appendix C Slope/W Computer Output Earth Solutions NW, LLC Packet Pg. 206 1.a GEOTECHNICAL ENGINEERING STUDY PROPOSED RESIDENTIAL SUBDIVISION 18500 HIGH STREET EDMONDS, WASHINGTON ES-9467.01 INTRODUCTION General This geotechnical engineering study was prepared for the proposed residential subdivision to be located at 18500 High Street in Edmonds, Washington. To complete this study, ESNW performed the following services: • Subsurface investigation through a series of exploratory borings to characterize the soil and groundwater conditions within accessible areas of the site. • Laboratory testing of representative soil samples collected at the exploration locations • Review of on -site geologically hazardous areas in accordance with Edmonds Community Development Code. • Engineering analyses and recommendations for the proposed construction. • Preparation of this report. Project Description The subject site is located at 18500 High Street in Edmonds, Washington. Specific grading and development plans were not available at the time of this report; however, we understand site development will include a new subdivision adding six new residential lots and associated improvements. The existing residence will remain, with proposed lot improvements including a new retaining wall and raised grades to create a level backyard area on the west side of the structure. At the time of report submission, specific building load values were not available for review; however, we anticipate the proposed residential structures will be two to three stories in height and will consist of relatively lightly loaded wood framing. Based on our experience with similar developments, we estimate perimeter wall loads of about 1 to 2 kips per linear foot, column loading of up to about 20 kips, and slab -on -grade loading of 150 pounds per square foot (psf) will be incorporated into the final design. Earth Solutions NW, LLC Packet Pg. 207 Westerly, LLC March 21, 2024 1.a ES-9467.01 Page 2 ESNW was provided a copy of the referenced geotechnical engineering report prepared by The Riley Group, Inc. (RGI), hereafter referred to as the "GER," to review and incorporate into our evaluation of the project site. If the above design assumptions either change or are incorrect, ESNW should be contacted to review the recommendations provided in this report. ESNW should review final designs to verify the geotechnical recommendations provided in this report have been incorporated into the plans. SITE CONDITIONS Surface The subject site is located at 18500 High Street, in Edmonds, Washington. The site consists of one tax parcel (Snohomish County Parcel No. 00434600004304) and totals about 2.31 acres of land area. The property is currently occupied by a single-family residence and associated improvements, and undeveloped portions of the site are surfaced primarily with grassy lawn areas and landscaping elements. Based on available topographic data and site reconnaissance, site topography across the bulk of the property is relatively level to gently undulating. However, steep slopes are present immediately to the east and west of the project site. East of the site, relatively steep topography ascends approximately 50 feet in elevation into Hutt Park. West of the site, similar steep topography descends approximately 40 to 70 feet to Olympic View Drive. Subsurface An ESNW representative observed, logged, and sampled two soil borings advanced at accessible locations within the property boundaries on February 29, 2024, using a track -mounted drill rig and operators retained by ESNW. The maximum exploration depth was approximately 56.5 feet below the existing ground surface (bgs), and both borings were terminated within very dense undisturbed native deposits. RGI previously observed five test pits excavated throughout the property on February 2, 2022. The approximate locations of the explorations are depicted on Plate 2 (Subsurface Exploration Plan). Please refer to the subsurface logs provided in Appendix A for a more detailed description of subsurface conditions. Representative soil samples collected at the boring locations were analyzed in general accordance with Unified Soil Classification System (USCS) and United States Department of Agriculture (USDA) methods and procedures. Laboratory reports are included in Appendix B. Earth Solutions NW, LLC Packet Pg. 208 Westerly, LLC March 21, 2024 Topsoil and Fill 1.a ES-9467.01 Page 3 Neither topsoil nor existing fill material were observed or delineated at the boring locations. However, the referenced GER indicates topsoil may be present within the upper 4 to 12 inches of existing grades based on the test pit observations. Furthermore, fill was delineated at test pit locations TP-2 and TP-5 extending between one -and -one-half to four -and -one-half feet bgs, respectively. The fill was characterized as loose silty sand with gravel at both test pit locations. Six inches of relic topsoil was documented beneath the fill at TP-5. Based on the relatively low blow counts (density) observed within the upper five feet at both boring locations and the observations of fill included in the GER, the surficial soils may be fill that was not distinguishable in composition (based on the split spoon samples) from the native soil deposits. Native Soil Native soil observed at the boring locations chiefly consisted of near -surface silty sand with and without gravel (USCS: SM) and poorly graded sand with gravel (USCS: SP) at depth. In general, silty sand soil extended from the surface to depths of about 25 to 45 feet bgs. Underlying the silty sand, poorly graded sand with gravel extended to the termination depth of both exploratory borings. The native soil was characterized in a loose condition within the upper 5 feet of existing grades, becoming medium dense at depths between about 5 to 15 feet bgs, and transitioning into a very dense condition by about 20 feet bgs and below. Trace indications of sedimentary bedding were observed beginning between about 5 and 20 feet bgs at both boring locations, indicating deposition by fluvial and/or lacustrine processes. However, sections of the soil profile were characterized as non -sorted and well -graded (e.g., B- 2 between 10 and 15 feet), consistent with typical glacial till deposits in the Puget Sound region. Laboratory analyses of select soil samples indicates fines content within the upper 34 feet of existing grades ranges between about 13 and 37 percent. The native soil conditions documented in the referenced GER appear to be consistent with the conditions observed and documented by ESNW personnel. Geologic Setting Local geologic mapping of the project vicinity identifies Vashon glacial till (Qvt) as the primary geologic unit underlying the site. Both advance (Qva) and recessional (Qvr) outwash deposits of Vashon age, as well as transitional bed deposits (Qtb), are identified immediately west of the site on the descending hillslope. Earth Solutions NW, LLC Packet Pg. 209 Westerly, LLC March 21, 2024 1.a ES-9467.01 Page 4 Vashon glacial till is described as a non -sorted mixture of clay, silt, sand, and gravel in variable amounts that was deposited directly beneath the glacier as it advanced over older sediment and bedrock. Advance outwash typically consists of clean pebbly sand but also commonly contains fine-grained sand and some silt, is often well -sorted and stratified, and was deposited by meltwater flowing from the advancing Vashon glacier. Recessional outwash deposits are characterized as mostly clean, well -stratified, and unconsolidated sand with variable silt and gravel content, deposited as bar and channel sediment in and along meltwater streams emanating from the receding Vashon glacier. Transitional bed deposits are characterized as both glacial and non -glacial deposits comprising mostly of massive, thick, or thin beds and laminae of clay, silt, and fine to very fine sand deposited in lakes beyond the ice front and in fluvial systems prior to the advance of glacial ice. The referenced Web Soil Survey (WSS) identifies Alderwood gravelly sandy loam on 15 to 30 percent slopes across the relatively level majority of the project site. Alderwood-Everett gravelly sandy loams on 25 to 70 percent slopes are identified on the steep western slope complex. Alderwood series soils formed atop glacial till deposits beneath conifer trees; the mapped Alderwood gravelly sandy loam is characterized in the referenced USDA soil survey with medium surface water runoff and moderate hazard of water erosion. Alderwood-Everett association is on till plains, terraces, and outwash plains and formed beneath conifers and hardwoods; the mapped Alderwood-Everett gravelly sandy loams are characterized with rapid surface water runoff and moderate to high hazard of water erosion. Based on conditions encountered during the fieldwork, we interpret the native soils to be generally representative of medium dense glacial till atop advance outwash sand deposits which extend to the maximum exploration depth of about 56.5 feet bgs. Groundwater Groundwater was encountered at one boring location (B-2) within the upper approximately 10 feet of existing grades. While direct observation is obscured by drilling equipment, the volume of water returning to the surface by the spinning auger shaft and within the split -spoon samplers suggest heavy seepage flow rates and/or significant accumulations of groundwater within the upper 10 feet. Groundwater was documented in the referenced GER within explorations advanced along the eastern site margin at test locations TP-3, TP-4, and TP-5. The seepage was identified between about three -and -one-half to four feet bgs, and was characterized in the GER as "seasonal perched groundwater collecting above the very dense glacial till/advance outwash." In our experience, groundwater seepage is typical of the local geologic deposits and should be expected within site excavations, particularly during the wet season. Groundwater flow rates and elevations may fluctuate depending on many factors, including precipitation duration and intensity, the time of year, and soil conditions. In general, groundwater flow rates are higher during the winter, spring, and early summer months. Earth Solutions NW, LLC Packet Pg. 210 1.a Westerly, LLC March 21, 2024 GEOLOGICALLY HAZARDOUS AREAS — MICC 19.07.160 ES-9467.01 Page 5 ESNW reviewed Edmonds Community Development Code (ECDC) Chapter 23.80 — Geologically Hazardous Areas — to evaluate and classify geologically hazardous areas at the subject site. The City of Edmonds designates geologically hazardous areas to include areas susceptible to erosion, landsliding, and seismicity. Based on our review of the ECDC, the subject site contains areas meeting the definition criteria to be classified as both erosion and landslide hazard areas. Erosion Hazard Areas — ECDC 23.80.020(A) As described in the Geologic Setting section of this report, the site is surfaced with Alderwood and Alderwood-Everett series soils. Based on local topography, the identified soil types are present on the slope gradients that exceed 40 percent around the southern and western site margins. As such, in accordance with the ECDC definition criteria, the steep slope areas in the southern and western site portions are classified as erosion hazard areas based on USDA soil mapping and local slope gradients. In our opinion, other definition criteria for erosion hazard areas are not applicable to this site. The subject site is not exposed to lateral erosion caused by coastal and stream processes, is not in an area where slopes exceed 15 percent with interbedded soils and groundwater seepage, and does not contain historic landslide deposits or significant groundwater seepage. In our opinion, typical construction stormwater management methods are anticipated to be adequate for mitigating erosion potential during the earthwork and construction phases of the project. At a minimum, silt fencing should be placed along the appropriate site margins, and soil stockpiles should be covered with plastic sheeting when not in use. If construction occurs during periods of wet weather, methods to control surface water runoff will be necessary. Construction stormwater should neither be allowed to collect at the top of slope nor flow over steeply sloping areas. Final drainage plans should be designed such that stormwater is collected and diverted away from slopes exceeding 15 percent to an approved discharge location. Erosion control measures should be actively maintained to ensure proper performance. Landslide Hazard Areas — ECDC 23.80.020(B) The landslide hazard areas definition listed in ECDC 23.80.020(B) includes numerous criteria for designation of landslide hazard areas. In our opinion, definition criteria (2) and (4) will apply to the subject site, which has been determined to contain landslide hazard areas. Criterion (2) Criterion (2) states that landslide hazard areas include coastal areas mapped as class u (unstable), uos (unstable old slides), and urs (unstable recent slides) in the Department of Ecology Washington Coastal Atlas. 0 0 0 N O N Z J a E r a Earth Solutions NW, LLC Packet Pg. 211 1.a Westerly, LLC ES-9467.01 March 21, 2024 Page 6 We reviewed the referenced Department of Ecology Coastal Atlas map, which illustrates an "unstable slope" is present within about 150 feet of the northwest portion of the project site. The steep slope area immediately west of the site is mapped as an "intermediate slope," and the southern and eastern portion of the property is identified as a "stable slope." The Coastal Atlas resource indicates that steeply sloping topography off the northwest side of the property is a landslide hazard area. Criterion (4) Criterion (4) states that landslide hazard areas include any slope of 40 percent or steeper that exceeds a vertical height of 10 feet over a 25-foot horizontal run. Based on our review, the following areas meet this definition criterion and are classified as landslide hazard areas: • Descending topography along the west side of the project site, generally below about 204 feet of elevation. • Descending topography along the south side of the project site, generally below about 216 feet of elevation. Ascending topography along the east side of the project site, generally above about 214 feet of elevation. Slope Reconnaissance & LiDAR Review During the February 2024 fieldwork, an ESNW representative performed a slope reconnaissance to look for signs of potential slope movement and instability. In general, the steeply sloping areas surrounding the west, south, and east site margins are heavily vegetated with blackberries and mature trees. The following features, which are potentially indicative of historical landslide activity or increased risk of future landslide activity, were not observed: tree trunk deformation, emergent seepage, tension cracks, reversed slope benches, hummocky terrain, and vegetation patterns. LiDAR data available through Washington's Department of Natural Resources (DNR) Geologic Information Portal illustrates relatively consistent, planar, steep slope faces surrounding the subject site which do no exhibit obvious signs of erosion and/or mass wasting processes (such as headscarps and hummocky terrain). 0 0 0 N 0 N Z J a E w a Earth Solutions NW, LLC Packet Pg. 212 1.a Westerly, LLC March 21, 2024 Slope Stability Analysis ES-9467.01 Page 7 We evaluated slope stability across the subject site with primary focus on areas likely to be influenced by the proposed modifications. Global slope stability analyses were completed using the GeoStudio Slope/W modeling program to reflect existing and proposed geometries in both static and seismic scenarios, including future foundation loading where applicable. The analyses focused primarily on deep-seated rotational failures and were completed using a combination of topographic data available on the referenced stream delineation exhibit and through the online City of Edmonds GIS resource. The cross-section line (A -A') is depicted on Plate 2 (Subsurface Exploration Plan). Slope stability models and related modeling parameters are attached to this report. Based on the soil conditions encountered at the boring locations, soil stratigraphy beneath the subject site was modeled as three unique soil units. Soil strength parameters were based on observed conditions and relatively conservative estimates using published correlations in the referenced Geotechnical Design Manual (GDM). Soil cohesion values were applied for short- term seismic loading applications, consistent with the guidelines outlined in the referenced GDM. Soil strength parameters utilized in the stability models are outlined in the table below. Soil Unit Density or Unit Weight Cohesion Internal Friction Consistency (pcf) (psf) Angle (deg) Fill, Glaciolacustrine-like Loose 125 0 (static) 30 Silty Sand 0 seismic Glacial Till -like Silty Sand Medium dense to 125 0 (static) 36 dense 150 seismic Advance Outwash Sand Very dense 130 0 (static) 40 175 seismic Groundwater was modeled in the vicinity of boring B-2, closest to A', in the eastern portion of the slope cross-section. As noted earlier in this report and in the attached boring logs, relatively significant volumes of groundwater were encountered at B-2, but not at B-1, which is reflected in the slope models. Per the referenced GER, a 10-foot landslide and erosion hazard area buffer and an additional 15-foot building setback was recommended from on -site steep slopes. As such, and based on our understanding of the proposed site layout, we modeled new foundation loading at the 25-foot building setback line and the proposed retaining wall with modified grades at the 10-foot buffer line to create a level backyard area. Our analyses indicate the proposed redevelopment and site modification have little to no influence over global slope stability — the project as planned will not decrease slope stability or pose an unreasonable threat to persons or property either on or off site. Consistent with ECDC requirements, our models suggest that the slope complex will maintain factors of safety against catastrophic failure of at least 1.2 in dynamic loading conditions and 1.5 in static conditions. 0 0 0 N 0 N z J a c d U 2 Q Earth Solutions NW, LLC Packet Pg. 213 Westerly, LLC March 21, 2024 1.a ES-9467.01 Page 8 In our opinion, the proposed development is considered feasible and acceptable from a geotechnical standpoint, and additional landslide hazard area mitigation measures are not necessary for this project. However, the most pertinent recommendations with respect to global slope stability for this site are regarding retaining wall foundation support and overall site drainage. It will be critical to ensure site retaining wall stability by preparing a suitable structural subgrade prior to wall construction, and to capture and convey as much incoming stormwater away from the adjacent slope as is practicable to an approved discharge location. On -site stormwater infiltration is not recommended. See the Subgrade Preparation, Retaining Walls, Drainage, and Infiltration Feasibility sections below for additional narrative. Setbacks and Buffers Development standards for specific hazard areas (listed in ECDC 23.80.070) rely heavily upon the site -specific evaluation, as prepared by a licensed geotechnical professional. Based on our analyses, the recommendations provided in the referenced GER, including the 10- foot buffer and additional 15-foot building setback, are considered acceptable from a geotechnical standpoint. Stability models of the proposed condition indicate the proposed structure will not be at risk from landslides for the life of the structure, and will not cause an increased risk of landslides on adjacent properties compared to the existing condition. DISCUSSION AND RECOMMENDATIONS General Our field observations indicate the site is underlain by about 15 to 20 feet of loose to medium dense fill and native silty sand deposits, which in turn are underlain by dense to very dense poorly graded sand with gravel deposits extending to the maximum exploration depth of about 56.5 feet below existing grades. Relatively abundant groundwater was encountered at one boring location in the northeastern site portion within the upper 10 feet of existing grades. In general, the relatively loose near surface soils will need to be reworked prior to supporting new structural loads. Provided earthwork is completed in accordance with the recommendations in this report, suitable soil conditions are likely to be encountered at design subgrade elevations across the site. An ESNW representative should be contacted to confirm suitability of structural subgrades at the time of construction and to provide supplementary recommendations, as necessary. On -site steep slopes meet the definition criteria to be classified as geologically hazardous areas. Based on our evaluation, the site is anticipated to remain stable in the proposed configurations when incorporating the recommended 10-foot buffer and additional 15-foot building setback from the top of slope designation. Earth Solutions NW, LLC Packet Pg. 214 Westerly, LLC March 21, 2024 1.a ES-9467.01 Page 9 For the proposed site modifications, it will be critical to ensure site retaining wall stability by preparing a suitable structural subgrade prior to wall construction (where applicable), and to capture and convey as much incoming stormwater away from the adjacent slope as is practicable to an approved discharge location. On -site stormwater infiltration is not recommended. Site Preparation and Earthwork Site preparation activities should consist of installing temporary erosion control measures and performing site stripping within the designated clearing limits. Subsequent earthwork activities will likely involve grading, subgrade preparation, drainage improvements, and infrastructure and utility installations. Temporary Erosion Control The following temporary erosion and sediment control (TESC) BMPs are offered: • Temporary construction entrances and drive lanes, consisting of at least six inches of quarry spalls, should be considered to both minimize off -site soil tracking and provide stable surfaces at site entrances. Placing geotextile fabric underneath the quarry spalls will provide greater stability, if needed. • Silt fencing should be placed around appropriate portions of the site perimeter. • When not in use, soil stockpiles should be covered or otherwise protected to reduce the potential for soil erosion, especially during periods of wet weather. • Temporary measures for controlling surface water runoff, such as interceptor trenches, sumps, or interceptor swales, should be installed prior to beginning earthwork activities. • Dry soils disturbed during construction should be wetted to minimize dust and airborne soil erosion. Additional TESC BMPs, as specified by the project civil engineer and indicated on the plans, should be incorporated into construction activities, as necessary. Temporary erosion control measures must be actively managed and may be modified during construction as site conditions require, as approved by the site erosion control lead to ensure the BMPs are performing as intended. Special care should be provided given the sloping surface grades and identified landslide and erosion hazard areas around the margins of the site. Enhanced erosion control measures may be required to provide an adequate level of protection for adjacent properties during construction. Water must not be allowed to collect atop steeply sloping areas of the site, and should be diverted to an appropriate temporary holding or discharge area. The contractor must be prepared to employ additional TESC BMPs during construction depending on soil conditions encountered and actively manage BMPs to ensure proper performance. Earth Solutions NW, LLC Packet Pg. 215 Westerly, LLC March 21, 2024 Excavations and Slopes 1.a ES-9467.01 Page 10 Excavation activities are likely to expose loose native soils and/or fill within the upper 5 feet of existing grades, transitioning to medium dense conditions by about 7.5 feet bgs, and further increasing in density at depth. Very dense native soils are not expected within the upper 15 to 20 feet of existing grades. Groundwater seepage should be anticipated within site excavations depending on the time of year, necessitating Type C soils as described below. Based on the soil conditions observed at the subsurface exploration locations, the following maximum allowable temporary slope inclinations may be used. The applicable Federal Occupation Safety and Health Administration and Washington Industrial Safety and Health Act soil classifications are also provided. • Areas exposing groundwater seepage 1.5H:1V (Type C) • Loose or previously disturbed soil, fill 1.5H:1V (Type C) • Medium dense to dense native soil 1H:1V (Type B) Permanent slopes should be planted with vegetation to both enhance stability and minimize erosion and should maintain a gradient of 2H:1 V or flatter. The presence of perched groundwater may cause localized sloughing of temporary slopes; groundwater seepage should be expected within site excavations, particularly if excavations take place during the wet season. An ESNW representative should observe temporary and permanent slopes to confirm the slope inclinations are suitable for the exposed soil conditions and to provide additional excavation and slope recommendations, as necessary. If the recommended temporary slope inclinations cannot be achieved, temporary shoring may be necessary to support excavations. In -situ and Imported Soil The in -situ soils observed and anticipated to be disturbed during construction at the subject site have a high sensitivity to moisture and were generally in a moist to wet condition at the time of exploration. Soils anticipated to be exposed on site will degrade rapidly if exposed to wet weather and construction traffic. Compaction of the soils to the levels necessary for use as structural fill may be difficult or impossible during wet weather conditions. Soils may be encountered during site excavations that are excessively over the optimum moisture content, and will likely require aeration or treatment prior to placement and compaction. Conversely, soils that are substantially below the optimum moisture content will require moisture conditioning through the addition of water prior to use as structural fill. An ESNW representative should determine the suitability of in -situ soils for use as structural fill at the time of construction. Earth Solutions NW, LLC Packet Pg. 216 Westerly, LLC March 21, 2024 1.a ES-9467.01 Page 11 In our opinion, a contingency should be provided in the budget for the export of fine-grained soil cuttings and import of suitable structural fill material, as needed. Imported soil intended for use as structural fill should be evaluated by ESNW during construction. The imported soil must be workable to the optimum moisture content, as determined by the Modified Proctor Method (ASTM D1557), at the time of placement and compaction. During wet weather conditions, imported soil intended for use as structural fill should consist of a well -graded, granular soil with a fines content of 5 percent or less (where the fines content is defined as the percent passing the Number 200 sieve, based on the minus three -quarter -inch fraction). Subgrade Preparation Following site stripping and foundation subgrade excavation activities, ESNW should observe the exposed subgrades to confirm soil conditions are as anticipated and to provide supplementary recommendations for subgrade preparation, as necessary. In general, soils exposed at foundation subgrade elevations on native cut surfaces should be compacted in situ to a minimum depth of one foot below the design subgrade elevation. Uniform compaction of structural fill and the foundation and slab subgrade areas will establish a relatively consistent subgrade condition below the foundation and slab elements. Where competent native soils are exposed at foundation subgrades, additional in -situ compaction is unlikely to be necessary. Where existing fill is encountered at new structural subgrades (e.g., for new retaining walls and foundation loads), overexcavation and replacement will likely be necessary. Based on our understanding of current project objectives, a retaining wall will likely be constructed west of the existing residence at the 10-foot landslide hazard area buffer line to create a level backyard area. Nearby subsurface explorations suggest that fill soils will be encountered at subgrade elevations within the retaining wall alignment. Given the proximity of the proposed wall to the adjacent landslide hazard area, foundation subgrades may require additional preparation/remediation prior to wall construction. An ESNW representative should observe structural subgrade surfaces as they are exposed prior to structural loading. Supplementary recommendations for subgrade improvement may be provided at the time of construction and would likely include further mechanical compaction or overexcavation and replacement with suitable structural fill. Earth Solutions NW, LLC Packet Pg. 217 1.a Westerly, LLC March 21, 2024 Structural Fill ES-9467.01 Page 12 Structural fill is defined as compacted soil placed in foundation, slab -on -grade, roadway, permanent slope, retaining wall, and utility trench backfill areas. Structural fill placed and compacted during site grading activities should meet the following specifications and guidelines: • Structural fill material • Moisture content • Relative compaction (minimum) • Loose lift thickness (maximum) Granular soil At or slightly above optimum 95 percent (Modified Proctor) 12 inches The existing soil may not be suitable for use as structural fill unless the soil is at (or slightly above) the optimum moisture content at the time of placement and compaction. Soil shall not be placed dry of the optimum moisture content and should be evaluated by ESNW during construction. With respect to underground utility installations and backfill, local jurisdictions may dictate the soil type(s) and compaction requirements. Unsuitable material or debris must be removed from structural areas if encountered. Foundations The proposed structures can be supported on conventional spread and continuous foundations bearing on undisturbed competent native soil, recompacted native soil, recompacted existing fill (where deemed suitable) or new structural fill. Based on the soil conditions encountered at the boring locations, medium dense or better native soils suitable for foundation support are at least seven -and -one-half feet below existing grades. However, provided foundation preparation activities are completed in accordance with the recommendations included in this report, soil suitable for support of foundations can be prepared at the design foundation subgrade elevations. Because the shallow native soils were primarily encountered in a loose condition (i.e., N<10), we recommend that soils exposed at foundation subgrade elevations on native cut surfaces are compacted in situ to a minimum depth of one foot below the design subgrade elevation. Where existing fill, loose, organic -rich, or otherwise unsuitable soil conditions are encountered at foundation subgrade elevations, compaction of the soils to the specifications of structural fill, or overexcavation and replacement with suitable structural fill will likely be necessary. A representative of ESNW should confirm suitability of foundation subgrades at the time of construction. 21 Earth Solutions NW, LLC Packet Pg. 218 1.a Westerly, LLC ES-9467.01 March 21, 2024 Page 13 Due to the high moisture sensitivity of the site soils and the observed, shallow, in -situ groundwater condition, foundation subgrade areas should be protected from wet weather and saturation, or areas of remediation should be anticipated; a layer of crushed rock can be considered to protect foundation subgrade areas during wet weather conditions and to promote drainage where existing groundwater is exposed. If structural building pads are disturbed during wet weather, remediation measures such as cement treatment or overexcavation and replacement with rock may be necessary in some areas. Provided the structures will be supported as described above, the following parameters may be used for design of the new foundations: • Allowable soil bearing capacity 2,500 psf • Passive earth pressure 300 pcf • Coefficient of friction 0.40 A one-third increase in the allowable soil bearing capacity can be assumed for short-term wind and seismic loading conditions. The passive earth pressure and coefficient of friction values include a safety factor of 1.5. With structural loading as expected, total settlement in the range of one inch is anticipated, with differential settlement of about one-half inch. The majority of the settlement should occur during construction as dead loads are applied. Slab -on -Grade Floors Slab -on -grade floors should be supported on a firm and unyielding subgrade consisting of competent native soil or at least 12 inches of new structural fill. Unstable or yielding areas of the subgrade should be recompacted, or overexcavated and replaced with suitable structural fill, prior to slab construction. A capillary break consisting of a minimum of four inches of free -draining crushed rock or gravel should be placed below the slab. The free -draining crushed rock or gravel material should have a fines content of 5 percent or less (defined as the percent passing the No. 200 sieve, based on the minus three -quarter -inch fraction). In areas where slab moisture is undesirable, installation of a vapor barrier below the slab should be considered. If used, the vapor barrier should consist of a material specifically designed to function as a vapor barrier and should be installed in accordance with the manufacturer's specifications. O 0 0 N O N z J a W E U r r a Earth Solutions NW, LLC Packet Pg. 219 1.a Westerly, LLC March 21, 2024 Seismic Design ES-9467.01 Page 14 The 2018 International Building Code (2018 IBC) recognizes the most recent edition of the Minimum Design Loads for Buildings and Other Structures manual (ASCE 7-16) for seismic design, specifically with respect to earthquake loads. Based on the soil conditions encountered at the boring locations, the parameters and values provided below are recommended for seismic design per the 2018 IBC. Parameter Value Site Class C* Mapped short period spectral response acceleration, Ss (g) 1.299 Mapped 1-second period spectral response acceleration, S1 (g) 0.459 Short period site coefficient, Fa 1.2 Long period site coefficient, Fv 1.5 Adjusted short period spectral response acceleration, SMs (g) 1.559 Adjusted 1-second period spectral response acceleration, SM1 (g) 0.689 Design short period spectral response acceleration, SIDS (g) 1.039 Design 1-second period spectral response acceleration, SD1 (g) 0.459 * Assumes very dense native soil conditions, encountered to a maximum depth of 56.5 feet bgs during the February 2024 field exploration, remain very dense to at least 100 feet bgs. Based on our experience with the project geologic setting across the Puget Sound region, soil conditions are likely consistent with this assumption. Liquefaction Liquefaction is a phenomenon that can occur within a soil profile as a result of an intense ground shaking or loading condition. Most commonly, liquefaction is caused by ground shaking during an earthquake. Sand or silt soil profiles that are loose, cohesionless, and present below the groundwater table are most susceptible to liquefaction. During the ground shaking, the soil contracts, and porewater pressure increases. The increased porewater pressure occurs quickly and without sufficient time to dissipate, resulting in water flowing upward to the ground surface and a liquefied soil condition. Soil in a liquefied condition possesses very little shear strength in comparison to the drained condition, which can result in a loss of foundation support for structures. In our opinion, and consistent with the depiction on the referenced liquefaction susceptibility map, site susceptibility to liquefaction may be considered very low to low. The absence of a uniformly established shallow groundwater table and the relative density and composition of the native soil were the primary bases for this opinion. O le O O le N O N Z J a E Q Earth Solutions NW, LLC Packet Pg. 220 Westerly, LLC March 21, 2024 Retaining Walls 1.a ES-9467.01 Page 15 Retaining walls must be designed to resist earth pressures and applicable surcharge loads. Where appropriate, retaining wall foundation subgrades should be prepared in accordance with the Subgrade Preparation and Foundations sections of this report. Loose or otherwise unsuitable soils exposed at retaining wall subgrades shall be remediated prior to wall construction. An ESNW representative should be requested as retaining wall construction activities begin on this site. The following parameters may be used for retaining wall design: • Active earth pressure (unrestrained condition) • At -rest earth pressure (restrained condition) • Traffic surcharge* (passenger vehicles) • Passive earth pressure • Coefficient of friction • Seismic surcharge * Where applicable. ** Where H equals the retained height (in feet). 35 pcf 55 pcf 70 psf (rectangular distribution) 300 pcf 0.40 8H psf** The above passive earth pressure and coefficient of friction values include a safety factor of 1.5. Additional surcharge loading from adjacent foundations, sloped backfill, or other loads should be included in the retaining wall design. Retaining walls should be backfilled with free -draining material that extends along the height of the wall and a distance of at least 18 inches behind the wall. The upper 12 inches of the wall backfill may consist of a less permeable soil, if desired. Drainage should be provided behind retaining walls such that hydrostatic pressures do not develop. If drainage is not provided, hydrostatic pressures should be included in the wall design. A perforated drainpipe should be placed along the base of the wall and connected to an approved discharge location. A typical retaining wall drainage detail is provided on Plate 3. Drainage Groundwater seepage will likely be encountered within site excavations, particularly during the wet season and within the eastern site portion. Temporary measures to control surface water runoff and groundwater during construction would likely involve passive elements such as interceptor trenches, interceptor swales, and sumps. ESNW should be consulted during preliminary grading to identify areas of seepage and provide recommendations to reduce the potential for seepage -related instability. Earth Solutions NW, LLC Packet Pg. 221 Westerly, LLC March 21, 2024 1.a ES-9467.01 Page 16 Finish grades must be designed to direct surface water away from the new structures and/or slopes for a distance of at least 10 feet or as setbacks allow. Water must not be allowed to pond adjacent to the new structures and/or slopes. In our opinion, drainage should be provided along the building perimeter footings. A typical foundation drain detail is provided on Plate 4. If buildings will incorporate crawl spaces rather than slab -on -grade, in our opinion, a crawl space drain system will provide adequate drainage in lieu of perimeter footing drains. The crawl space drain must provide positive drainage to an appropriate outlet. Infiltration Feasibility Near -surface soil and groundwater conditions encountered at the exploration sites generally exhibited poor infiltration characteristics. Additionally, in consideration of the identified landslide hazard areas, on -site infiltration of stormwater is not recommended from a geotechnical (and global stability) standpoint due to potential impacts to adjacent slope areas. Utility Support and Trench Backfill The soils observed at the subsurface exploration locations are generally suitable for support of utilities. Use of the native soil as structural backfill in the utility trench excavations will depend on the in -situ moisture content at the time of placement and compaction. If native soil is placed below the optimum moisture content, settlement will likely occur once wet weather impacts the trenches. As such, backfill soils should be properly moisture conditioned, as necessary, to ensure acceptability of the soil moisture content at the time of placement and compaction. Native soil will be difficult or impossible to use as utility trench backfill during extended wet weather conditions. In this respect, aeration or treatment of the soils may be necessary prior to use as structural fill. Utility trench backfill should be placed and compacted to the specifications of structural fill provided in this report or to the applicable requirements of the presiding jurisdiction. Where existing fill is exposed at utility trench subgrades, remedial measures may be necessary to provide adequate support for new utility lines. Organic -rich soils and other unsuitable materials should be removed from trench subgrades where encountered. Trench subgrade remediation may include overexcavation and replacement with structural fill and/or installation of geotextile fabric. LIMITATIONS This study has been prepared for the exclusive use of Westerly, LLC, and its representatives. No warranty, express or implied, is made. The recommendations and conclusions provided in this study are professional opinions consistent with the level of care and skill that is typical of other members in the profession currently practicing under similar conditions in this area. Variations in the soil and groundwater conditions observed at the test locations may exist and may not become evident until construction. ESNW should reevaluate the conclusions provided in this geotechnical engineering study if variations are encountered. Earth Solutions NW, LLC Packet Pg. 222 Westerly, LLC March 21, 2024 Additional Services 1.a ES-9467.01 Page 17 ESNW should have an opportunity to review final project plans with respect to the geotechnical recommendations provided in this report. ESNW should also be retained to provide testing and consultation services as needed during design and construction phases of the project. REFERENCES The following documents were reviewed in preparation of this study: • GER, Pierce Property, prepared by RGI, Project No. 2021-819-1, dated April 19, 2022 • Planning Feasibility Report, Pierce Subdivision, prepared by CG Engineering, Project No 22314, dated March 20, 2023 • Stream Delineation Flag Location, prepared by West Alliance Professional Land Surveyors, dated November 15, 2023 • Preliminary Road & Utility Plan, High Street Plat, prepared by RAM Engineering, Inc., Job No. 23-034, dated February 7, 2024 • Geologic Map of the Edmonds East, and Part of the Edmonds West Quadrangles, Washington, Miscellaneous Field Studies Map MF-1541, prepared by Minard, J.P., U.S. Geological Survey, dated 1983 • WSS, maintained by the Natural Resources Conservation Service under the USDA • Soil Survey of Snohomish County Area, Washington, by Debose, A., and Klungland, M.W., USDA Soil Conservation Service, issued July 1983 • Washington Geologic Information Portal (online mapping resource), provided by the Washington State Department of Natural Resources • Washington State Department of Ecology, online Coastal Atlas Map • Liquefaction Susceptibility Map of Snohomish County, Washington, prepared by Palmer, S.P. et al., dated September 2004 • Washington State Department of Transportation GDM — Chapter 5 • ECDC Earth Solutions NW, LLC Packet Pg. 223 1.a i X, c a Cora See P Talbot Road Ce Gpe Frederick Place 175th street South APi P� pC J�3 t4 a� S�wC 184th Street Southwest / P2FrIt1V SITE -� ° °I,I,, ,Stith Street Southwest X �� ado 0 .. , 87th Street Southwest 13 R� 3 N 188[h Street Southwest v - a _ n y 3 _ Cherry street ¢ 191 st Strp o —_a 3 et Southw r T 192nd Street Southwest m — — O w Norrbs,.e ilctlaleC e �a�rme Place`Nest Puget // -- wpth lane OC Puget Drive — Po9 �196Ih Street Sou[h_west _ _ WA 524 -6ug t Drive �Q r, Melody Lane Hlndley L-2. viewland Way oc a a ' 199th Street South. I� _--- WA 524 200th Street Southwest -__-_ Edmonds9 5 sew vista Place o O n D o _3r. zoi st street soo jj'c _ = o` Alona street o v ec �0 202nd street southwest"11�'11II' 7 = _- PaC¢ _ < 9 v�l• 202nd Place sou[ — — 2 Carol Ways ¢' n -1 o�� r--, <:i `r z f f ? D203rd Street South Reference: NORTH rth Solution C UNW Snohomish County, Washington OlN16, • bservation/Testing and Environmental Services Open StreetMap.org Vicinity Map 18500 High Street Edmonds, Washington NOTE: This plate may contain areas of color. ESNW cannot be Drawn MRS Date 03/06/2024 Prol No. 9467.01 responsible for any subsequent misinterpretation of the information Checked BCS Date Mar. 2024 Plate 1 resulting from black & white reproductions of this plate. IL- 11 IL 'R E O LL R E a U) t 2 0 0 LO CID O le O O 4 N O N Z J a �y+ C d t <.i Q O Q d co O O O le N O N Z J IL c m E t a Packet Pg. 224 1.a 120 130 140 150160 170 180 190 200 210 210210 220 230 LEGEND ii c B_1 Approximate Location of E / / ' ; — • — ESNW Boring, Proj. No. L C/) ES-9467.01, Feb. 2024 0_ ,I d \�-/�-----c-c a---r —:240 X \4^ 1 / w I',fiP,=S TP-1 Approximate Location of W o -0 — • — RGI Test Pit Pro'. No. M L) 0 250 2021-819-1, Feb. 2022 T-- \ /----+ Subject Site 210 f 120 Proposed Building �rl II 1260 I I Existing Building I Cross -Section 11, _t I \ ,� 1 , , o NORTH I ' I , , 1 , , ' JJJ I , , , ^^��rr� 4.2 LU LU ; l i L] 4 \ i \\ ^' low 270 / I r�-r`,I I 1 ' \ \♦ /\\ I / `V�\;�`�\\\ \'�',','1 �I,1 IIII' ,''7 // / ', i I'll Scale in Feet 130/ NOTE: The graphics shown on this plate are not intended for design , , , , I,I purposes or precise scale measurements, but only to illustrate the 140 150 160 170 180 190 2010 210 2�Q 230 `lo�,,',',' 1 ' ' �, approximate test locations relative to the approximate locations of / / ; 250 zso 270 existing and / or proposed site features. The information illustrated Drawn ' is largely based on data provided by the client at the time of our study. ESNW cannot be responsible for subsequent design changes MRS / \ yL or interpretation of the data by others. Checked �\ ✓,, \\\ ,/ � \�� 240 187TH Bcs NOTE: This plate may contain areas of color. ESNW cannot be Date STREET S.w responsible for any subsequent misinterpretation of the information 03/06/2024 �,`\ r------- resulting from black & white reproductions of this plate. � Proj. No. 9467.01 Plate 2 I Packet Pg. 225 1.a 18" Min. l °� °o 0 o0 0 0 0 � o o .000� o Oo Do0o 0 oopo0o 0 0 0 0 0 0 0 ° 0�� o° �o o 000000 oo0 odo op o o 0 0 ° o o p o 00 0000� o 00 0 o p o0 0 0 0000 �o o o 0 oo o 0 o oo oo 0 0 0 0O o o° 0 o 0 0 o 0 o 0 0 0 po oo op op o0 0 0 '. o o 06 � o00o 00- go o . o 0 0 0 0 0 00 o0 0�o 0oo 0 o 0 0 �o o 00 000 o 0 0 o 0 0 8 000 00 e o 0 0 poop o Oo o 0 0 0 0 �i NOTES: • Free -draining Backfill should consist of soil having less than 5 percent fines. Percent passing No. 4 sieve should be 25 to 75 percent. • Sheet Drain may be feasible in lieu of Free -draining Backfill, per ESNW recommendations. • Drain Pipe should consist of perforated, rigid PVC Pipe surrounded with 1-inch Drain Rock. LEGEND: 000. 0 0 00 00 Free -draining Structural Backfill 1-inch Drain Rock Structural Fill Perforated Rigid Drain Pipe (Surround in Drain Rock) SCHEMATIC ONLY - NOT TO SCALE NOT A CONSTRUCTION DRAWING Retaining Wall Drainage Detail 18500 High Street Edmonds, Washington Drawn MRS Date 03/06/2024 Proj. No. 9467.01 Checked BCS Date Mar.2024 Plate 3 Packet Pg. 226 1.a Perforated Rigid Drain Pipe (Surround in Drain Rock) NOTES: • Do NOT tie roof downspouts to Footing Drain. • Surface Seal to consist of 12" of less permeable, suitable soil. Slope away from building. LEGEND: Surface Seal: native soil or other low -permeability material. B.* - _- - - _... " - " 1-inch Drain Rock SCHEMATIC ONLY - NOT TO SCALE NOT A CONSTRUCTION DRAWING Drawn MRS Date 03/06/2024 Proj. No. 9467.01 Checked BCS Date Mar.2024 Plate 4 0 0 0 N 0 N Z J a c d E t w Q Packet Pg. 227 1.a Appendix A Subsurface Exploration Logs ES-9467.01 Subsurface conditions on site were explored on February 19, 2024, by advancing two exploratory borings at accessible locations within the property boundaries using a machine and operators retained by our firm. The approximate locations of the borings are illustrated on Plate 2 of this study. The subsurface exploration logs, including those provided in the referenced GER, are provided in this Appendix. The borings were advanced to a maximum depth of about 56.5 feet bgs. The final logs represent the interpretations of the field logs and the results of laboratory analyses. The stratification lines on the logs represent the approximate boundaries between soil types. In actuality, the transitions may be more gradual. Earth Solutions NW, LLC Packet Pg. 228 I 11 1 Well -graded gravel with Moisture Content Symbols 1.a L a),1� GW or or without sand, little to O a c fines Dry - Absence of moisture, dusty, dry to Cement grout U U j L 1� the touch ATD = At time surface seal 'H r O o o of drilling Bentonite o p to o00 00(lo Poorly graded gravel with Damp - Perceptible moisture, likely below chips o Z v UU o D o 0 GP or without sand, little to optimum MC Static water i LO � o Q�oQ no fines level (date)Grout (e) seal Co O Moist - Damp but no visible water, likely o a) C at/near optimum MC - Filter pack with 65 o O v, O uD op o GM Silty gravel with or without Wet - Water visible but not free draining, blank casing section o O O Q D sand likely above optimum MC Screened casing [7 o or Hydrotip with a. O o Saturated/Water Bearing - Visible free filter pack _ O U) > > Clayey gravel with or water, typically below groundwater table End cap E O -0-0 � L L LL C7 A GC without sand o Terms Describing Relative Density and Consistency LL c Well -graded sand with Coarse -Grained Soils: Test Symbols & Units =_ u� o O O°°°°°°°°°°° $W or without gravel, little to Density SPT blows/foot o Y Fines =Fines Content (/°) E o > o c ii o°o°o°o°o°o °°°°°°°°°°° no fines Very Loose < 4 o LO U C .� U (n o o.:::: MC =Moisture Content Loose 4 to 9 d ':: ca O to , •:: •..:•.;: , . Poorly graded sand with DD = Dr Density cf Medium Dense 10 to 29 Y Y (P ) N m o v ':.`:.::':`.:. $P or without gravel, little to O Z no fines Dense 30 to 49 Str = Shear Strength (tsf) s(M O - aa) I Very Dense _> 50 = o PID = Photoionization Detector (ppm) o o cn a� :';: '.:' `.' '. SM Silty sand with or without o Lo c c :;: .::'•:. ;.. gravel Fine -Grained Soils: OC = Organic Content (%) -0 e . •;. Consistency SPT blows/foot CEC = Cation Exchange Capacity (meq/100 p � •••':' : cB o It Very Soft < 2 c C � ' ':..: SC Clayey sand with or LL = Liquid Limit (%) CD Soft 2 to 3 A : without gravel 4 Medium Stiff 4 to 7 PL = Plastic Limit (%) N Silt with or without sand Stiff 8 to 14 PI = Plasticity Index (%) J o ML or gravel; sandy or Very Stiff 15 to 29 a ca gravelly silt Hard _> 30 U) Clay of low to medium y um E Component Definitions E > J CL plasticity; lean clay with � �. or without sand or gravel; Descriptive Term Size Range and Sieve Number 00 E sandy or gravelly lean clay Boulders Larger than 12" Q _ _ _ � rn N J U Cobbles 3" to 12" 3 �o _ OL Organic clay or silt of Zo low plasticity Gravel 3" to No. 4 4.75 mm ( ) o Wi J � — Coarse Gravel 3" to 3/4" Fine Gravel 3/4" to No. 4 (4.75 mm) Elastic silt with or without d Sand No. 4 (4.75 mm) to No. 200 (0.075 mm) o o o 0 MH sand or gravel; sandy or Coarse Sand No. 4 (4.75 mm) to No. 10 (2.00 mm) N c O gravelly elastic silt Medium Sand No. 10 (2.00 mm) to No. 40 (0.425 mm) IL 2 Fine Sand No. 40 (0.425 mm) to No. 200 (0.075 mm) p o U o Clay of high plasticity; CD Silt and Clay Smaller than No. 200 (0.075 mm) e o -0 LO fat clay with or without N o Modifier Definitions o :tfCH E sand or gravel; sandy or —_ J gravelly fat clay Percentage by Z fn J Weight (Approx.) Modifier d CY OH Organic clay or silt of J medium to high plasticity < 5 Trace (sand, silt, clay, gravel) t 5 to 14 Slightly (sandy, silty, clayey, gravelly) �.o PT Peat, muck, and other 15 to 29 Sandy, silty, clayey, gravelly Q o> = L — highly organic soils Q _> 30 Very (sandy, silty, clayey, gravelly) Classifications of soils in this geotechnical report and as shown on the exploration logs are based on visu, — field and/or laboratory observations, which include density/consistency, moisture condition, grain size, anc I L FILL Made Ground plasticity estimates, and should not be construed to imply field or laboratory testing unless presented here Visual -manual and/or laboratory classification methods of ASTM D2487 and D2488 were used as an identification guide for the Unified Soil Classification System. Y Earth Solutions NWLLC ' EXPLORATION LO Geotechnical Engineering, Construction Observation/Testing and Environmental Services Packet Pg. 229 I 1.a I v 15365 NE 90th Street, Suite 100 Redmond, WA 98052 Office (425) 449-4704 1 esnw.com Branch Office: Pasco, WA BORING NUMBER B-1 PAGE 1 OF PROJECT NUMBER ES-9467.01 PROJECT NAME 18500 High Street DATE STARTED 2/19/24 COMPLETED 2/19/24 GROUND ELEVATION 218 ft DRILLING CONTRACTOR Geologic Drill Partners LATITUDE 47.83098 LONGITUDE-122.35953 LOGGED BY BCS CHECKED BY HTW GROUND WATER LEVEL: NOTES S7 AT TIME OF DRILLING SURFACE CONDITIONS Lawn grass AFTER DRILLING w o } 0� } cn W 0 2 ILLu J g j 0 Q TESTS u0i Q O MATERIAL DESCRIPTION p d0 m0> � WJ - QZ w 0z 0 co Gray silty SAND with gravel, loose, moist [USDA Classification: gravelly sandy LOAM] SS 100 3-3-3 MC = 11.7 (6) Fines = 25.6 -trace iron oxide staining 5 -rig chatter SS 100 3-4-5 MC = 14.1 -becomes medium dense SS 100 9-9-11 MC = 13.2 10 SM ' [USDA Classification: slightly gravelly loamy SAND] SS 100 7-7-12 MC = 12.8 decreasing gravel content (19) = Fines 24.7 15 [USDA Classification: slightly gravelly coarse SAND] 9-14-18 MC = 7.5 -begins to resemble advance outwash, slight cm -scale bedding SS 100 (32) Fines = 13.9 becomes dense 20 .'. :. . 20.0 Cn c d E s t� ca Q 3 0 a �a co 0 0 0 v N 0 N Z J a C d E t v Q (Continued Next Page) I Packet Pg. 230 I 1.a I v 15365 NE 90th Street, Suite 100 Redmond, WA 98052 Office (425) 449-4704 1 esnw.com Branch Office: Pasco, WA BORING NUMBER B-1 PAGE 2 OF PROJECT NUMBER ES-9467.01 PROJECT NAME 18500 High Street DATE STARTED 2/19/24 COMPLETED 2/19/24 GROUND ELEVATION 218 ft DRILLING CONTRACTOR Geologic Drill Partners LATITUDE 47.83098 LONGITUDE-122.35953 LOGGED BY BCS CHECKED BY HTW GROUND WATER LEVEL: NOTES S7 AT TIME OF DRILLING SURFACE CONDITIONS Lawn grass AFTER DRILLING L w o }0� } U)w 0 2 J CO j 0 Q TESTS u0i Q O MATERIAL DESCRIPTION Lu p d� 0 m0> wJ - QZ w 0z 0 20 25 SS 100 18-32-33 MC = 7.8 (65) SS 100 18-26-35 MC = 7.9 (61) Fines =16.3 SS 89 16-24-27 MC = 12.5 (51) MC = 13.2 SS 100 11-24-28 MC = 8.7 (52) Fines = 36.9 Gray silty SAND, very dense, moist s 2 0 resembles advance outwash o 0 0 0 0 0 v N O N Z [USDA Classification: slightly gravelly loamy SAND] J a -minor interbedding .� c d s t� ca Q 3 0 a SM d �a N 0 0 0 v N O N Z J a C d t [USDA Classification: slightly gravelly sandy LOAM] v M Q 40.0 (Continued Next Page) Packet Pg. 231 I 1.a I v 15365 NE 90th Street, Suite 100 Redmond, WA 98052 Office (425) 449-4704 1 esnw.com Branch Office: Pasco, WA BORING NUMBER B-1 PAGE 3 OF PROJECT NUMBER ES-9467.01 PROJECT NAME 18500 High Street DATE STARTED 2/19/24 COMPLETED 2/19/24 GROUND ELEVATION 218 ft DRILLING CONTRACTOR Geologic Drill Partners LATITUDE 47.83098 LONGITUDE-122.35953 LOGGED BY BCS CHECKED BY HTW GROUND WATER LEVEL: NOTES SZ AT TIME OF DRILLING SURFACE CONDITIONS Lawn grass AFTER DRILLING w o = HW HD � 2 w Jg j ��Q TESTS QO p d� 0 m0> n' QZ w UZ j 0 Of 40 SS 100 15(54)31 MC = 17.8 SM ' MC = 28.7 45 MATERIAL DESCRIPTION Gray silty SAND, very dense, moist to wet ML u I 1 145.0 Gray SILT, very dense, wet Gray poorly graded SAND with gravel, very dense, damp SS 100 16($3)39 MC = 5.5 50 SS 100 29 36 45 MC = 4.7 SP (81) 55 SS 100 21(71-401) MC = 6.7 Boring terminated at 56.5 feet below existing grade. No groundwater encountered during drilling. Boring backfilled with bentonite chips. LIMITATIONS: Ground elevation (if listed) is approximate; the test location was not surveyed. Coordinates are approximate and based on the WGS84 datum. Do not rely on this test log as a standalone document. Refer to the text of the geotechnical report for a complete understanding of subsurface conditions. 17 Cn c d E s t� ca Q 3 0 a d �a co 0 0 0 v N 0 N Z J a d E t v Q Packet Pg. 232 1 I 1.a I v 15365 NE 90th Street, Suite 100 Redmond, WA 98052 Office (425) 449-4704 1 esnw.com Branch Office: Pasco, WA BORING NUMBER B-2 PAGE 1 OF - PROJECT NUMBER ES-9467.01 PROJECT NAME 18500 High Street DATE STARTED 2/19/24 COMPLETED 2/19/24 GROUND ELEVATION 212 ft DRILLING CONTRACTOR Geologic Drill Partners LATITUDE 47.83138 LONGITUDE-122.35845 LOGGED BY BCS CHECKED BY HTW GROUND WATER LEVEL: NOTES S7 AT TIME OF DRILLING ' SURFACE CONDITIONS Lawn grass/moss AFTER DRILLING L w o } 0� } cn W 0 2 ILLu J g j 0 Q TESTS u0i Q O MATERIAL DESCRIPTION p d 0 m0> WJ - QLU � co Brownish gray silty SAND, loose, wet -trace organics SS 100 3-2-2 MC = 25.9 -becomes gray 5 -becomes blue -gray SS 100 3-3-2 MC = 20.7 -inch-scale interbeds of silt and sand -becomes medium dense SS 100 2-611 MC = 20.5 slight rig chatter, scattered fine gravel -several discrete seepages within upper 10' 10 SM heavy iron oxide staining SS 100 4 6 MC = 6.9 becomes gray, moist, resembles glacial till (26) -abundant water returning to surface 15 -zones of heavy iron oxide staining SS 100 14(39)21 MC = 10.0 Cn c d E s t� ca Q 3 O Q �a co 0 0 0 v N O N Z J a C d E t v Q (Continued Next Page) I Packet Pg. 233 I 1.a I v 15365 NE 90th Street, Suite 100 Redmond, WA 98052 Office (425) 449-4704 1 esnw.com Branch Office: Pasco, WA BORING NUMBER B-2 PAGE 2OF- PROJECT NUMBER ES-9467.01 PROJECT NAME 18500 High Street DATE STARTED 2/19/24 COMPLETED 2/19/24 GROUND ELEVATION 212 ft DRILLING CONTRACTOR Geologic Drill Partners LATITUDE 47.83138 LONGITUDE-122.35845 LOGGED BY BCS CHECKED BY HTW GROUND WATER LEVEL: NOTES SZ AT TIME OF DRILLING SURFACE CONDITIONS Lawn grass/moss AFTER DRILLING w o } 0' } cn W U 2 J CO j 0 Q TESTS Q O MATERIAL DESCRIPTION Lu QZ w UZ U 20 SS 100 50/4" MC = 10.7 Gray silty SAND, very dense, moist -trace laminations/bedding -resembles advance outwash SM 25 25.0 18 Gray poorly graded SAND with gravel, very dense, damp to moist SS 100 17(56)26 MC = 7.2 SP 30 -becomes wet SS 100 14-20 31 MC = 20.4 (51) 31.5 18 Boring terminated at 31.5 feet below existing grade. Groundwater seepage encountered at 10.0 feet during drilling. Boring backfilled with bentonite chips. LIMITATIONS: Ground elevation (if listed) is approximate; the test location was not surveyed. Coordinates are approximate and based on the WGS84 datum. Do not rely on this test log as a standalone document. Refer to the text of the geotechnical report for a complete understanding of subsurface conditions. Packet Pg. 234 1 1.a Project Name: Pierce Property Key to Logs Project Number: 2021-819-1 Client: Kim Pierce RILEYGROUP Sheet 1 of 1 o -- m w Q D E =5 Z E f O > w a 0 E in E rn U Z) a CD COLUMN DESCRIPTIONS MATERIAL DESCRIPTION I REMARKS AND OTHER TESTS 1 Elevation (feet): Elevation (MSL, feet). �21 Depth (feet): Depth in feet below the ground surface. L3J Sample Type: Type of soil sample collected at the depth interval shown. ® Sample Number: Sample identification number. FIELD AND LABORATORY TEST ABBREVIATIONS CHEM: Chemical tests to assess corrosivity COMP: Compaction test CONS: One-dimensional consolidation test ILL: Liquid Limit, percent MATERIAL GRAPHIC SYMBOLS TYPICAL SAMPLER GRAPHIC SYMBOLS Auger sampler Bulk Sample 3-inch-OD California w/ brass rings GENERAL NOTES CME Sampler Grab Sample '2.5-inch-OD Modified California w/ brass liners e5 USCS Symbol: USCS symbol of the subsurface material. 6 Graphic Log: Graphic depiction of the subsurface material encountered. �7 MATERIAL DESCRIPTION: Description of material encountered May include consistency, moisture, color, and other descriptive text. ® REMARKS AND OTHER TESTS: Comments and observations regarding drilling or sampling made by driller or field personnel. PI: Plasticity Index, percent SA: Sieve analysis (percent passing No. 200 Sieve) UC: Unconfined compressive strength test, Qu, in ksf WA: Wash sieve (percent passing No. 200 Sieve) aPoorly graded SAND with Silt (SP-SM) Topsoil Pitcher Sample 2-inch-OD unlined split spoon (SPT) Shelby Tube (Thin -walled, fixed head) OTHER GRAPHIC SYMBOLS Water level (at time of drilling, ATD) Water level (after waiting) Minor change in material properties within a stratum - Inferred/gradational contact between strata —?- Queried contact between strata 1: Soil classifications are based on the Unified Soil Classification System. Descriptions and stratum lines are interpretive, and actual lithologic changes may be gradual. Field descriptions may have been modified to reflect results of lab tests. 2: Descriptions on these logs apply only at the specific boring locations and at the time the borings were advanced. They are not warranted to be representative of subsurface conditions at other locations or times. 1 The Riley Group, Inc. 17522 Bothell Way NE, Bothell, WA 98011 Packet Pg. 235 1.a Project Name: Pierce Property Test Pit No.: TP-1 Project Number: 2021-819-1 Client: Kim Pierce RILEYGROUP Sheet 1 of 1 Date(s) Excavated: 2/10/2022 Logged By ELW Surface Conditions: Mixed Brush Excavation Method: Test Pit Bucket Size: N/A Total Depth of Excavation: 7 feet bgs Excavator Type: Mini Excavator Excavating Contractor: Kelly's Excavating Approximate N/A Surface Elevation Groundwater Level: Not Encountered Sampling Grab Method(s) Compaction Method Bucket Test Pit Backfill: Cuttings Location 18500 High Street, Edmonds, Washington 4 ^ n `m a E m H Z >. U) —J O O N U_ w in in rn Z) cD MATERIAL DESCRIPTION REMARKS AND OTHER TESTS 0 TPSL 8" topsoil SM Tan silty SAND with some gravel, loose to medium dense, moist 10% moisture SM Gray gravelly silty SAND, medium dense, moist 10% moisture 9% moisture, 19% fines 5 SM Gray silty SAND with trace gravel, dense, moist (Glacial Till) 15% moisture, 20%fines 11 % moisture, 14% fines Test Pit terminated at 7' 1 The Riley Group, Inc. 17522 Bothell Way NE, Bothell, WA 98011 Packet Pg. 236 1.a Project Name: Pierce Property Test Pit No.: TP-2 Project Number: 2021-819-1 Client: Kim Pierce RILEYGROUP Sheet 1 of 1 Date(s) Excavated: 2/10/2022 Logged By ELW Surface Conditions: Grass Excavation Method: Test Pit Bucket Size: N/A Total Depth of Excavation: 6 feet bgs Excavator Type: Mini Excavator Excavating Contractor: Kelly's Excavating Approximate N/A Surface Elevation Groundwater Level: Not Encountered Sampling Grab Method(s) Compaction Method Bucket Test Pit Backfill: Cuttings Location 18500 High Street, Edmonds, Washington 4 ^ n `m a E m wH Z >, —J O O N U) U_ w in in rn Z MATERIAL DESCRIPTION REMARKS AND OTHER TESTS 0 TPSL 4" topsoil Fill Brown silty SAND with some gravel, loose, moist (Fill) Trace organics, concrete debris 9% moisture SM Gray silty SAND with some gravel, medium dense, moist o 14 /o moisture s 11 % moisture, 14% fines Test Pit terminated at 6' due to boulder obstruction 1 The Riley Group, Inc. 17522 Bothell Way NE, Bothell, WA 98011 Packet Pg. 237 1.a Project Name: Pierce Property Test Pit No.: TP-3 Project Number: 2021-819-1 Client: Kim Pierce RILEYGROUP Sheet 1 of 1 Date(s) Excavated: 2/10/2022 Logged By ELW Surface Conditions: Blackberries Excavation Method: Test Pit Bucket Size: N/A Total Depth of Excavation: 8 feet bgs Excavator Type: Mini Excavator Excavating Contractor: Kelly's Excavating Approximate N/A Surface Elevation Groundwater Level: Seepage at 3.5' Sampling Grab Method(s) Compaction Method Bucket Test Pit Backfill: Cuttings Location 18500 High Street, Edmonds, Washington 4 ^ n `m a E m wH Z >. —J O O N U) U_ w 0 in rn Z) cD MATERIAL DESCRIPTION REMARKS AND OTHER TESTS 0 TPSL 8" topsoil SM Reddish brown silty SAND with some gravel, loose, moist 17% moisture Becomes tan, medium dense Becomes wet Light groundwater seepage 18% moisture SM Gray silty SAND with some gravel, dense, moist (Glacial Till) 13% moisture s 5% moisture Test Pit terminated at 8' 1 The Riley Group, Inc. 17522 Bothell Way NE, Bothell, WA 98011 Packet Pg. 238 1.a Project Name: Pierce Property Test Pit No.: TP-4 Project Number: 2021-819-1 Client: Kim Pierce RILEYGROUP Sheet 1 of 1 Date(s) Excavated: 2/10/2022 Logged By ELW Surface Conditions: Mixed Brush Excavation Method: Test Pit Bucket Size: N/A Total Depth of Excavation: 9.5 feet bgs Excavator Type: Mini Excavator Excavating Contractor: Kelly's Excavating Approximate N/A Surface Elevation Groundwater Level: Seepage at 4' Sampling Grab Method(s) Compaction Method Bucket Test Pit Backfill: Cuttings Location 18500 High Street, Edmonds, Washington 4 ^ n `m a E m wH Z >. U) —J O O N U_ w 0 in rn Z) cD MATERIAL DESCRIPTION REMARKS AND OTHER TESTS 0 TPSL I 12" topsoil SM Reddish brown silty SAND with some gravel, loose, moist 25% moisture Becomes tan, medium dense, wet 17% moisture Light groundwater seepage at 4' 5 SM Gray silty SAND with some gravel, medium dense, moist Contains sand and silt interbeds 11 % moisture SP-sM ; Brown SAND with some silt and trace gravel, medium dense, moist to wet 16% moisture Becomes gray 21 % moisture Test Pit terminated at 9.5' 1 The Riley Group, Inc. 17522 Bothell Way NE, Bothell, WA 98011 1 Packet Pg. 239 1.a Project Name: Pierce Property Test Pit No.: TP-5 Project Number: 2021-819-1 Client: Kim Pierce RILEYGROUP Sheet 1 of 1 Date(s) Excavated: 2/10/2022 Logged By ELW Surface Conditions: Grass, Vines Excavation Method: Test Pit Bucket Size: N/A Total Depth of Excavation: 8 feet bgs Excavator Type: Mini Excavator Excavating Contractor: Kelly's Excavating Approximate N/A Surface Elevation Groundwater Level: Seepage at 3.5' Sampling Grab Method(s) Compaction Method Bucket Test Pit Backfill: Cuttings Location 18500 High Street, Edmonds, Washington 4 ^ n `m a E m O wH O Z N >. U) —J U_ w 0 in rn Z MATERIAL DESCRIPTION REMARKS AND OTHER TESTS 0 TPSL 8" topsoil Fill Gray silty SAND with some gravel, loose, moist (Fill) TPSL 6" topsoil SM Tan mottled silty SAND with some gravel, medium dense, wet Light groundwater seepage at 3.5' 18% moisture 5 SP-SM .; Brown SAND with some silt and gravel, medium dense, moist to wet Lightly cemented 17% moisture 17% moisture, 6% fines Test Pit terminated at 8' 1 The Riley Group, Inc. 17522 Bothell Way NE, Bothell, WA 98011 Packet Pg. 240 1.a Appendix B Laboratory Test Results ES-9467.01 0 0 0 N 0 N Z J a c d E w a Earth Solutions NW, LLC Packet Pg. 241 1.a r 15365 NE 90th Street, Suite 100 GRAIN SIZE DISTRIB Redmond, WA 98052 Office (425) 449-4704 1 esnw.com Branch Office: Pasco, WA PROJECT NUMBER ES-9467.01 PROJECT NAME 18500 High Street 100 95 90 85 80 75 70 65 r cD 60 w m 55 w 50 z LL z 45 w ry 40 w a 35 30 25 20 15 10 5 0 U.S. SIEVE OPENING IN INCHES I U.S. SIEVE NUMBERS ■1111�■u�■i�iuillli�ii'��1.1111�■■�■■■IIIII 100 10 1 0.1 GRAIN SIZE IN MILLIMETERS HYDROMETER 0.01 0.001 0 le 0 0 v N O N Cc C� -j a COBBLES GRAVEL SAND SILT OR CLAY coarse fine coarse medium fine ecimen Identification Classification B-01 2.50ft. USDA: Gray Gravelly Sandy Loam. USCS: SM with Gravel. B-01 10.00ft. USDA: Gray Slightly Gravelly Loamy Sand. USCS: SM. B-01 15.00ft. USDA: Gray Slightly Gravelly Coarse Sand. USCS: SM. B-01 25.00ft. USDA: Gray Slightly Gravelly Loamy Sand. USCS: SM. B-01 34.00ft. USDA: Gray Slightly Gravelly Sandy Loam. USCS: SM. ecimen Identification D100 D60 D30 D10 LL PL PI B-01 2.5ft. 37.5 0.465 0.11 B-01 10.Oft. 19 0.404 0.127 B-01 15.Oft. 9.5 0.543 0.236 B-01 25.Oft. 4.75 0.382 0.213 B-01 34.Oft. 9.5 0.294 %Silt I %Clay 25.6 24.7 13.9 16.3 36.9 Packet Pg. 242 THE RILEY GROUP, INC. 17522 Bothell Way NE Bothell, WA 98011 PHONE: (425) 415-0 1.a FAX: (425)415-0311 GRAIN SIZE ANALYSIS ASTM D421, D422, D1140, D2487, D6913 PROJECT TITLE Pierce Property SAMPLE ID/TYPE TP-1 PROJECT NO. 2021-819-1 SAMPLE DEPTH 4feet TECH/TEST DATE RT 2/15/2022 DATE RECEIVED 2/14/2022 WATER CONTENT (Delivered Moisture) I Total Weight Of Sample Used For Sieve Corrected For Hygroscopic Moisture Wt Wet Soil & Tare (gm) (w1) 533.9 Wt Dry Soil & Tare (gm) (w2) 492.0 Weight of Tare (gm) (w3) 15.7 Weight of Water (gm) (w4=w1-w2) 41.9 Weight of Dry Soil (gm) (w5=w2-w3) 476.3 Moisture Content (%) (w4/w5)*100 9 % COBBLES 0.0 12.0" % C GRAVEL 23.5 3.0" % F GRAVEL 9.9 2.5" % C SAND 3.6 2.0" % M SAND 24.8 1.5" • F SAND 19.7 1.0" % FINES 18.6 0.75" % TOTAL 100.0 0.50" 0.375" D10 (mm) #4 D30 (mm) #10 D60 (mm) #20 Cu #40 Cc #60 % 100 90 80 P 70 A 60 S 50 40 S 30 1 20 N 10 0 #100 #200 PAN Weight Of Sample (gm) 492.0 Tare Weight (gm) 15.7 (W6) Total Dry Weight (gm) 476.3 SIEVE ANALYSIS Cumulative Wt Ret Wt-Tare (%Retained) % PASS +Tare {Iwt ret/w61*1001 (100-%ret) 15.7 0.00 0.00 100.00 15.7 0.00 0.00 100.00 15.7 0.00 0.00 100.00 127.4 111.70 23.45 76.55 155.0 139.30 29.25 70.75 174.4 158.70 33.32 66.68 191.6 175.90 36.93 63.07 309.7 294.00 61.73 38.27 386.5 370.80 77.85 22.15 403.6 387.90 81.44 18.56 492.0 476.30 100.00 0.00 12" 3" 2" 1".75' .375' #4 #10 #20 #40 #60 #100 #200 G 1000 100 10 1 Grain size in millimeters DESCRIPTION Gravelly silty SAND USCS SM Prepared For: Kim Pierce Reviewed By: gem ,_ RILEYGROUP CM cobbles coarse gravel coarse gravel coarse gravel coarse gravel coarse gravel fine gravel fine gravel fine gravel coarse sand medium sand medium sand fine sand fine sand fine sand fines silt/clay 0.1 0.01 0.001 N _ d E t M r r Q 3 O rL N �0 co 0 le 0 0 v N O N Z J a O E t v M r a Packet Pg. 243 THE RILEY GROUP, INC. 17522 Bothell Way NE Bothell, WA 98011 PHONE: (425) 415-0 1.a FAX: (425)415-0311 GRAIN SIZE ANALYSIS ASTM D421, D422, D1140, D2487, D6913 PROJECT TITLE Pierce Property PROJECT NO. 2021-819-1 TECH/TEST DATE RT 2/15/20 WATER CONTENT (Delivered Moisture) Wt Wet Soil & Tare (gm) (w1) 308.3 Wt Dry Soil & Tare (gm) (w2) 271.1 Weight of Tare (gm) (w3) 15.7 Weight of Water (gm) (w4=w1-w2) 37.2 Weight of Dry Soil (gm) (w5=w2-w3) 255.4 Moisture Content (%) (w4/w5)*100 15 % COBBLES % C GRAVEL % F GRAVEL % C SAND % M SAND • F SAND % FINES % TOTAL D10 (mm) D30 (mm) D60 (mm) Cu Cc 0.0 12.0' 3.0' 2.5' 2.0' 1.5' 1.0' 0.75' 0.50' 0.375' #4 #1C #2C #4C #6C 0.0 9.7 7.0 21.0 42.7 19.5 100.0 �o P A S S I N G #10C #20C PAN SAMPLE ID/TYPE TP-1 SAMPLE DEPTH 5feet DATE RECEIVED 2/14/20 Weight Of Sample (gm) Tare Weight (gm) (W6) Total Dry Weight (gm) SIEVE ANALYSIS Cumulative Wt Ret Wt-Tare (%Retained) % PASS +Tare flwt ret/w61*1001 (100-%ret) 15.7 0.00 0.00 100.00 15.7 0.00 0.00 100.00 15.7 0.00 0.00 100.00 15.7 0.00 0.00 100.00 22.5 6.80 2.66 97.34 40.4 24.70 9.67 90.33 58.4 42.70 16.72 83.28 112.1 96.40 37.74 62.26 204.8 189.10 74.04 25.96 221.2 205.50 80.46 19.54 271.1 255.40 100.00 0.00 12" 3" 2" 1".75' .375" #4 #10 #20 #40 #60 #100 #200 100 90 80 70 60 50 40 30 20 10 0 1000 100 10 1 Grain size in millimeters DESCRIPTION Silty SAND with trace gravel USCS SM Prepared For: Kim Pierce Reviewed By: gem ,_ RILEYGROUP CM 271.1 15.7 255.4 cobbles coarse gravel coarse gravel coarse gravel coarse gravel coarse gravel fine gravel fine gravel fine gravel coarse sand medium sand medium sand fine sand fine sand fine sand fines silt/clay 0.1 0.01 0.001 N _ d E t t� is r r Q 3 O rL N �0 co 0 le 0 0 IV N O N Z J a O E t v is r a Packet Pg. 244 THE RILEY GROUP, INC. 17522 Bothell Way NE Bothell, WA 98011 PHONE: (425) 415-0 1.a FAX: (425)415-0311 GRAIN SIZE ANALYSIS ASTM D421, D422, D1140, D2487, D6913 PROJECT TITLE Pierce Property PROJECT NO. 2021-819-1 TECH/TEST DATE RT 2/15/20 WATER CONTENT (Delivered Moisture) Wt Wet Soil & Tare (gm) (w1) 459.9 Wt Dry Soil & Tare (gm) (w2) 416.0 Weight of Tare (gm) (w3) 15.7 Weight of Water (gm) (w4=w1-w2) 43.9 Weight of Dry Soil (gm) (w5=w2-w3) 400.3 Moisture Content (%) (w4/w5)*100 11 % COBBLES % C GRAVEL % F GRAVEL % C SAND % M SAND • F SAND % FINES % TOTAL D10 (mm) D30 (mm) D60 (mm) Cu Cc 0.0 12.0' 3.0' 2.5' 2.0' 1.5' 1.0' 0.75' 0.50' 0.375' #4 #1C #2C #4C #6C 0.0 14.8 5.4 21.2 38.5 20.1 100.0 �o P A S S I N G #10C #20C PAN SAMPLE ID/TYPE TP-1 SAMPLE DEPTH 6.5feet DATE RECEIVED 2/14/202 Weight Of Sample (gm) Tare Weight (gm) (W6) Total Dry Weight (gm) SIEVE ANALYSIS Cumulative Wt Ret Wt-Tare (%Retained) % PASS +Tare flwt ret/w61*1001 (100-%ret) 15.7 0.00 0.00 100.00 15.7 0.00 0.00 100.00 15.7 0.00 0.00 100.00 15.7 0.00 0.00 100.00 48.5 32.80 8.19 91.81 74.8 59.10 14.76 85.24 96.5 80.80 20.18 79.82 181.5 165.80 41.42 58.58 310.8 295.10 73.72 26.28 335.6 319.90 79.92 20.08 416.0 400.30 100.00 0.00 12" 3" 2" 1".75' .375" #4 #10 #20 #40 #60 #100 #200 100 90 80 70 60 50 40 30 20 10 0 1000 100 10 1 Grain size in millimeters DESCRIPTION Silty SAND with trace gravel USCS SM Prepared For: Kim Pierce Reviewed By: gem ,_ RILEYGROUP CM 416.0 15.7 400.3 cobbles coarse gravel coarse gravel coarse gravel coarse gravel coarse gravel fine gravel fine gravel fine gravel coarse sand medium sand medium sand fine sand fine sand fine sand fines silt/clay 0.1 0.01 0.001 N _ d E t M r r Q 3 O rL N �0 co 0 le 0 0 IV N O N Z J a O E t v M r a Packet Pg. 245 THE RILEY GROUP, INC. 17522 Bothell Way NE Bothell, WA 98011 PHONE: (425) 415-0 1.a FAX: (425) 415-0311 GRAIN SIZE ANALYSIS ASTM D421, D422, D1140, D2487, D6913 PROJECT TITLE Pierce Property SAMPLE ID/TYPE TP-2 PROJECT NO. 2021-819-1 SAMPLE DEPTH 5.5 feet TECH/TEST DATE RT 2/15/2022 DATE RECEIVED 2/14/2022 WATER CONTENT (Delivered Moisture) I Total Weight Of Sample Used For Sieve Corrected For Hygroscopic Moisture Wt Wet Soil & Tare (gm) (w1) 301.5 Wt Dry Soil & Tare (gm) (w2) 272.7 Weight of Tare (gm) (w3) 15.9 Weight of Water (gm) (w4=w1-w2) 28.8 Weight of Dry Soil (gm) (w5=w2-w3) 256.8 Moisture Content (%) (w4/w5)*100 11 • COBBLES 0.0 12.0" • C GRAVEL 25.7 3.0" • F GRAVEL 2.2 2.5" • C SAND 2.9 2.0" • M SAND 32.6 1.5" • F SAND 22.3 1.0" • FINES 14.3 0.75" • TOTAL 100.0 0.50" 0.375" D10 (mm) #4 D30 (mm) #10 D60 (mm) #20 Cu #40 Cc #60 % 100 90 80 P 70 A 60 S 50 40 S 30 1 20 N 10 0 #100 #200 PAN Weight Of Sample (gm) 272.7 Tare Weight (gm) 15.9 (w6) Total Dry Weight (gm) 256.8 SIEVE ANALYSIS Cumulative Wt Ret Wt-Tare (%Retained) % PASS +Tare 1(wt ret/w61*1001 (100-%ret) 15.9 0.00 0.00 100.00 15.9 0.00 0.00 100.00 15.9 0.00 0.00 100.00 82.0 66.10 25.74 74.26 82.0 66.10 25.74 74.26 87.6 71.70 27.92 72.08 95.0 79.10 30.80 69.20 178.7 162.80 63.40 36.60 226.7 210.80 82.09 17.91 236.0 220.10 85.71 14.29 272.7 256.80 100.00 0.00 12" 3'' 2'' 1" 75" .375'' #4 #10 #20 #40 #60 #100 #200 G 1000 100 10 1 Grain size in millimeters DESCRIPTION Silty SAND with some gravel USCS SM Prepared For: Kim Pierce Reviewed By: mom ,'_ RILEYGROUP CM cobbles coarse gravel coarse gravel coarse gravel coarse gravel coarse gravel fine gravel fine gravel fine gravel coarse sand medium sand medium sand fine sand fine sand fine sand fines silt/clay 0.1 0.01 0.001 c d E s t� cts Q 3 O Q d a co 0 0 O v N O N Z J a m E t v M w Q Packet Pg. 246 THE RILEY GROUP, INC. 17522 Bothell Way NE Bothell, WA 98011 PHONE: (425) 415-0 1.a FAX: (425)415-0311 GRAIN SIZE ANALYSIS ASTM D421, D422, D1140, D2487, D6913 PROJECT TITLE Pierce Property PROJECT NO. 2021-819-1 TECH/TEST DATE RT 2/15/20 WATER CONTENT (Delivered Moisture) Wt Wet Soil & Tare (gm) (w1) 556.1 Wt Dry Soil & Tare (gm) (w2) 477.0 Weight of Tare (gm) (w3) 15.7 Weight of Water (gm) (w4=w1-w2) 79.1 Weight of Dry Soil (gm) (w5=w2-w3) 461.3 Moisture Content (%) (w4/w5)*100 17 % COBBLES % C GRAVEL % F GRAVEL % C SAND % M SAND • F SAND % FINES % TOTAL D10 (mm) D30 (mm) D60 (mm) Cu Cc 0.0 12.0' 3.0' 2.5' 2.0' 1.5' 1.0' 0.75' 0.50' 0.375' #4 #1C #2C #4C #6C 12.7 5.8 7.5 41.7 26.4 6.0 100.0 0.16 0.37 1.3 8.1 0.7 �o P A S S I N G #10C #20C PAN SAMPLE ID/TYPE TP-5 SAMPLE DEPTH 7.5feet DATE RECEIVED 2/14/202 Weight Of Sample (gm) Tare Weight (gm) (W6) Total Dry Weight (gm) SIEVE ANALYSIS Cumulative Wt Ret Wt-Tare (%Retained) % PASS +Tare {Iwt ret/w61*1001 (100-%ret) 15.7 0.00 0.00 100.00 15.7 0.00 0.00 100.00 15.7 0.00 0.00 100.00 74.4 58.70 12.72 87.28 80.2 64.50 13.98 86.02 101.0 85.30 18.49 81.51 135.5 119.80 25.97 74.03 327.7 312.00 67.63 32.37 431.9 416.20 90.22 9.78 449.4 433.70 94.02 5.98 477.0 461.30 100.00 0.00 12" 3" 2" 1".75' .375' #4 #10 #20 #40 #60 #100 #200 100 90 80 70 60 50 40 30 20 10 0 1000 100 10 1 Grain size in millimeters DESCRIPTION SAND with some silt and gravel USCS SP-SM Prepared For: Kim Pierce Reviewed By: gem ,_ RILEYGROUP CM 477.0 15.7 461.3 cobbles coarse gravel coarse gravel coarse gravel coarse gravel coarse gravel fine gravel fine gravel fine gravel coarse sand medium sand medium sand fine sand fine sand fine sand fines silt/clay 0.1 0.01 0.001 N _ d E t t� is r r Q 3 O rL N �0 co 0 le 0 0 IV N O N Z J a O E t v is r a Packet Pg. 247 1.a Appendix C Slope/W Computer Output ES-9467.01 0 0 0 N 0 N Z J a c d E w a Earth Solutions NW, LLC Packet Pg. 248 1.a q c� c E L a CO s Color Name Unit Effective Effective Weight Cohesion Friction 18500 High Street = (Pcf) (Psf) Angle (�> ES-9467.01 0 ❑00 1. Fill, Glaciolacustrine-like Silty Sand (Seismic) 125 0 30 Existing Geometry 00 Seismic Condition r ■ 2. Glacial Till -like Silty Sand (Seismic) 125 150 36 _ Horizontal Acceleration. - 0333 le ❑ 3. Advance Outwash Sand (Seismic) 130 175 40 A -A' o e 9 � 1.2 o Fasting FwMa4n Lcetl N S..e x=150W J 225 ge a,qe-150 225 a s� 215 215 s a = 205 s19 32 ------------------------------- 205 d $ 195 a s 195 t s ra° U O 185 51 52 5 185 O r 54 5 &2 +� 175 m 83 175 Q e1 LJJ 165 5 165 W B.1 155 a o 155 O >Z 145 145 4) 135 0 25 50 75 100 125 150 175 200 225 250 275 300 325 350 375 400 135 425 450 475 500 525 550 575 600 625 650 .� M A Distance (ft) A � 0 0 0 v N O N Z J a w m E Q Packet Pg. 249 1.a Color Name Unit Weight (Pc� Effective Cohesion (Psf Effective Friction Angle (°) 1. Fill, Glaciolacustrine-like Silty Sand (Static) 125 0 30 ■ 2. Glacial Till -like Silty Sand (Static) 125 0 36 El 3. Advance Outwash Sand (Static) 130 0 40 c0 c E L a CO s T 2 18500 High Street CD ES-9467.01 00 Existing Geometry r Static Condition A -A' o e � o 1.6 _ • N Fasting FwMa4° Lcetl s�renax=150 W J 225 ge a,qe-150 225 a s� 215 215 s a = 205 s19 32 ------------------------------- 205 d $ 195 a 6 195 t 511, U O 185 51 '� 52 5 185 O r 54 5 &2 +� 175 m a3 175 Q e 165 LJJ 5 1 165 W B.1 V 155 a o 155 O >Z 145 145 d 135 0 25 50 75 100 125 150 175 200 225 250 275 300 325 350 375 400 425 450 475 500 525 550 575 600 625 135 650 .� M A Distance (ft) A � 0 0 0 v N O N Z J a- w m E Q Packet Pg. 250 1.a Color Name Unit Weight (13cf1l Effective Cohesion (Psfl Effective Friction Angle (°) El 1. Fill, Glaciolacustrine-like Silty Sand (Seismic) 125 0 30 ■ 2. Glacial Till -like Silty Sand (Seismic) 125 150 36 El 3. Advance Outwash Sand (Seismic) 130 175 40 c� c E L a CO s aM 18500 High Street = ES-9467.01 0 Proposed Geometry w Seismic Condition r Horizontal Acceleration = 0.333 O A -A' o 3 1 e o 1.2 N • m Rap— F—d.. Lw (T,R An) J = sa�naye=1w W Reposed F.,d.- Lm d 225 s,rcna 9e = 150 oc1 225 215 P,o a same a 215 N r� s --------------------- a — ---- = 205 5 y----y i— 205 d a 3 195 61 195 t 3' S1 s ra° �' 5 �% 0 185 z 52 z 185 0 w 175 sa 5 &2 175 +� Q m 83 e1 W 165 s 165 W B.1 V 155 a 155 O o a- 145 145 y 135 0 25 50 75 100 125 150 175 200 225 250 275 300 325 350 375 400 425 450 475 500 525 550 575 600 625 135 650 .� A A Distance (ft) 0 0 0 v N O N Z J a- w m E Q Packet Pg. 251 1.a Color Name Unit Weight (Pc� Effective Cohesion (Psf Effective Friction Angle (°) 1. Fill, Glaciolacustrine-like Silty Sand (Static) 125 0 30 ■ 2. Glacial Till -like Silty Sand (Static) 125 0 36 El 3. Advance Outwash Sand (Static) 130 0 40 c0 c E L a CO s aM 2 18500 High Street CD ES-9467.01 00 Proposed Geometry Static Condition 0 A -A' o 3 1 e o 1.9 N • PnP Famtlatim Lw (T,f An) J = sa.5aw IW W amused F.ad.- Lm d 225 Sharge=1500d 225 215 Prop—d st per va 215 N r� s --------------------- — — — — — — — — — — — — — a 205 5 205 d 32 $ 195 si 195 t r 51 s ra° 5 U O 185 52 185 O Cu 175 54 5 &2 175 +� Q M m 83 C e1 LJJ 165 5 165 W Q &1 155 o 155 O Q 145 145 d 135 0 25 50 75 100 125 150 175 200 225 250 275 300 325 350 375 400 425 450 475 500 525 550 575 600 625 135 650 .� A A Distance (ft) � 0 0 0 v N O N Z J a- w m E Q Packet Pg. 252 1.a Existing, Seismic Report generated using GeoStudio 2021.3. Copyright © 1991-2021 GEOSLOPE International Ltd. File Information File Version: 11.02 Title: 18500 High St Created By: Brian Snow Last Edited By: Brian Snow Revision Number: 45 Date:03/14/2024 Time: 01:19:26 PM Tool Version: 11.2.0.22838 File Name: 9467.01 Slope.gsz Directory: G:\# Brian's ESNW Inbox\# WOrkFIow\00 - Project Files\00 - Geotechnical\9467.01 - (SLOPE) 18500 High Street\Slope Meehoff\ Last Solved Date: 03/14/2024 Last Solved Time: 01:19:30 PM Project Settings Unit System: U.S. Customary Units Analysis Settings Existing, Seismic Kind: SLOPE/W Analysis Type: Morgenstern -Price Settings Side Function Interslice force function option: Half -Sine PWP Conditions from: Piezometric Line Apply Phreatic Correction: No Use Staged Rapid Drawdown: No Unit Weight of Water: 62.430189 pcf Slip Surface Direction of movement: Right to Left Use Passive Mode: No Slip Surface Option: Entry and Exit Critical slip surfaces saved: 1 Optimize Critical Slip Surface Location: No Tension Crack Option: (none) Distribution F of S Calculation Option: Constant Advanced Geometry Settings Minimum Slip Surface Depth: 10 ft Number of Slices: 30 Factor of Safety Convergence Settings Maximum Number of Iterations: 100 Tolerable difference in F of S: 0.001 Under -Relaxation Criteria Initial Rate: 1 Minimum Rate: 0.1 Rate Reduction Factor: 0.65 Reduction Frequency (iterations): 50 Solution Settings Search Method: Root Finder Tolerable difference between starting and converged F of S: 3 Maximum iterations to calculate converged lambda: 20 Max Absolute Lambda: 2 21 Packet Pg. 253 Materials 1.a 1. Fill, Glaciolacustrine-like Silty Sand (Seismic) Slope Stability Material Model: Mohr -Coulomb Unit Weight: 125 pcf Effective Cohesion: 0 psf Effective Friction Angle: 30 ° Phi-B: 0 ° Pore Water Pressure Piezometric Line: 1 2. Glacial Till -like Silty Sand (Seismic) Slope Stability Material Model: Mohr -Coulomb Unit Weight: 125 pcf Effective Cohesion: 150 psf Effective Friction Angle: 36 ° Phi-B: 0 ° 3. Advance Outwash Sand (Seismic) Slope Stability Material Model: Mohr -Coulomb Unit Weight: 130 pcf Effective Cohesion: 175 psf Effective Friction Angle: 40 ° Phi-B: 0 ° Slip Surface Entry and Exit Left Type: Range Left -Zone Left Coordinate: (100.34153, 148) ft Left -Zone Right Coordinate: (176.24149, 167.20087) ft Left -Zone Increment: 27 Right Type: Range Right -Zone Left Coordinate: (179.20382, 168.94342) ft Right -Zone Right Coordinate: (388, 218.02632) ft Right -Zone Increment: 68 Radius Increments: 4 Slip Surface Limits Left Coordinate: (0, 148) ft Right Coordinate: (634, 212) ft Piezometric Lines Piezometric Line 1 Coordinates X Y Coordinate 1 445 ft 207 ft Coordinate 2 634 ft 207 ft Seismic Coefficients Horz Seismic Coef.: 0.333 Surcharge Loads Surcharge Load 1 Surcharge (Unit Weight): 150 pcf Direction: Vertical 21 Packet Pg. 254 Coordinates 1.a X Y 341 ft 220 ft 351 ft 220 ft 389 ft 219 ft 407 ft 218 ft Surcharge Load 2 Surcharge (Unit Weight): 150 pcf Direction: ertical Coordinates X Y 539 ft 213 ft 567 ft 213 ft Geometry Name: Existing Geometry Settings View: 2D Element Thickness: 1 ft Points X Y Point 1 0 ft 148 ft Point 2 22 ft 148 ft Point 3 101 ft 148 ft Point 4 142 ft 152 ft Point 5 151 ft 154 ft Point 6 164 ft 160 ft Point 7 181 ft 170 ft Point 8 198 ft 180 ft Point 9 218 ft 190 ft Point 10 236 ft 198 ft Point 11 264 ft 206 ft Point 12 280 ft 212 ft Point 13 318 ft 218 ft Point 14 351 ft 219 ft Point 15 389 ft 218 ft Point 16 414 ft 216 ft Point 17 476 ft 214 ft Point 18 530 ft 212 ft Point 19 629 ft 212 ft Point 20 629 ft 135 ft Point 21 0 ft 135 ft Point 22 634 ft 212 ft Point 23 634 ft 135 ft Point 24 634 ft 204 ft Point 25 530 ft 204 ft Point 26 476 ft 206 ft Point 27 414 ft 208 ft Point 28 389 ft 210 ft Point 29 351 ft 211 ft Point 30 307 ft 210 ft Point 31 634 ft 195 ft Point 32 530 ft 195 ft Point 33 476 ft 197 ft Point 34 414 ft 199 ft Point 35 389 ft 201 ft 0 0 0 N 0 N Z J a N c d t v w Q Packet Pg. 255 1.a Point 36 351 ft 202 ft Point 37 307 ft 201 ft Point 38 265 ft 199 ft Point 39 620 ft 212 ft Point 40 620 ft 204 ft Point 41 564 ft 212 ft Point 42 564 ft 204 ft Point 43 272 ft 209 ft Regions Material Points Area Region 1 1. Fill, Glaciolacustrine-like Silty Sand (Seismic) 41,18,17,16,15,14,13,12,43,30,29,28,27,26,25,42,40,24,22,19,39 2,734 ft' Region 2 3. Advance Outwash Sand (Seismic) 6,5,4,3,2,1,21,20,23,31,32,33,34,35,36,37,38,10,9,8,7 30,718 ftZ Region 3 2. Glacial Till -like Silty Sand (Seismic) 42,25,26,27,28,29,30,43,11,10,38,37,36,35,34,33,32,31,24,40 3,435 ftZ Slip Results Slip Surfaces Analysed: 7411 of 9660 converged Current Slip Surface Slip Surface: 5,992 Factor of Safety: 1.2 Volume: 936.01146 ft' Weight: 121, 565.81 Ibf Resisting Moment: 16,804,017 Ibf•ft Activating Moment: 14,610,667 Ibf•ft Resisting Force: 90,327.886 Ibf Activating Force: 78,487.081 Ibf Slip Rank: 1 of 9,660 slip surfaces Exit: (150.06416, 153.79204) ft Entry: (251.85763, 202.53075) ft Radius: 167.7666 ft Center: (132.7321, 320.66094) ft Slip Slices X Y PWP Base Normal Frictional Cohesive Suction Base Material Stress Strength Strength Strength Slice 1 150.53208 153.84196 0 4.7080773 psf 3.9505459 psf 175 psf 0 psf 3. Advance Outwash Sand ft ft psf (Seismic) Slice 2 152.625 ft 154.08595 0 86.838307 psf 72.865991 psf 175 psf 0 psf 3. Advance Outwash Sand ft psf (Seismic) Slice 3 155.875 ft 154.50636 0 250.84825 psf 210.48667 psf 175 psf 0 psf 3. Advance Outwash Sand ft psf (Seismic) Slice 4 159.125 ft 154.99157 0 412.85902 psf 346.42985 psf 175 psf 0 psf 3. Advance Outwash Sand ft psf (Seismic) Slice 5 162.375 ft 155.54218 0 569.14787 psf 477.57177 psf 175 psf 0 psf 3. Advance Outwash Sand ft psf (Seismic) Slice 6 165.7 ft 156.17464 0 744.54816 psf 624.75009 psf 175 psf 0 psf 3. Advance Outwash Sand ft psf (Seismic) Slice 7 169.1 ft 156.89289 0 931.86718 psf 781.92941 psf 175 psf 0 psf 3. Advance Outwash Sand ft psf (Seismic) Slice 8 172.5 ft 157.68523 0 1,094.1662 psf 918.11444 psf 175 psf 0 psf 3. Advance Outwash Sand ft psf (Seismic) Slice 9 175.9 ft 158.55274 0 1,225.4632 psf 1,028.2857 psf 175 psf 0 psf 3. Advance Outwash Sand ft psf (Seismic) Slice 179.3 ft 159.49664 0 1,322.0318 psf 1,109.3164 psf 175 psf 0 psf 3. Advance Outwash Sand 10 ft psf (Seismic) Slice 182.7 ft 160.51829 0 1,383.0276 psf 1,160.498 psf 175 psf 0 psf 3. Advance Outwash Sand 11 ft psf (Seismic) Slice 186.1 ft 161.61917 0 1,410.5552 psf 1,183.5964 psf 175 psf 0 psf 3. Advance Outwash Sand 12 ft psf (Seismic) Slice 189.5 ft 162.80096 0 1,409.1992 psf 1,182.4585 psf 175 psf 0 psf 3. Advance Outwash Sand 13 ft psf (Seismic) Packet Pg. 256 1.a Slice 192.9 ft 164.06548 0 1,385.1822 psf 1,162.3059 psf 175 psf 0 psf 3. Advance Outwa 14 ft psf (Seismic) Slice 196.3 ft 165.41475 0 1,345.3832 psf 1,128.9106 psf 175 psf 0 psf 3. Advance Outwash Sand 15 ft psf (Seismic) Slice 199.66667 166.83607 0 1,284.4609 psf 1,077.7907 psf 175 psf 0 psf 3. Advance Outwash Sand 16 ft ft psf (Seismic) Slice 203 ft 168.3301 ft 0 1,209.5699 psf 1,014.9497 psf 175 psf 0 psf 3. Advance Outwash Sand 17 psf (Seismic) Slice 206.33333 169.91264 0 1,137.093 psf 954.13435 psf 175 psf 0 psf 3. Advance Outwash Sand 18 ft ft psf (Seismic) Slice 209.66667 171.58651 0 1,069.3693 psf 897.30737 psf 175 psf 0 psf 3. Advance Outwash Sand fl 19 ft ft psf (Seismic)Cu Slice 213 ft 173.35482 0 1,007.5235 psf 845.41264 psf 175 psf 0 psf 3. Advance Outwash Sand L_ E 20 ft psf (Seismic) O Slice 216.33333 175.22102 0 951.66955 psf 798.54557 psf 175 psf 0 psf 3. Advance Outwash Sand LL 21 ft ft psf (Seismic) Slice 219.8 ft 177.27203 0 891.97349 psf 748.45462 psf 175 psf 0 psf 3. Advance Outwash Sand c_ 22 ft psf (Seismic) E Slice 223.4 ft 179.52134 0 827.84311 psf 694.64285 psf 175 psf 0 psf 3. Advance Outwash Sand 23 ft psf (Seismic) d Slice 227 ft 181.9005 ft 0 765.87267 psf 642.64348 psf 175 psf 0 psf 3. Advance Outwash Sand +j (n 24 psf (Seismic) s Slice 230.6 ft 184.41633 0 703.09416 psf 589.96605 psf 175 psf 0 psf 3. Advance Outwash Sand P = 25 ft psf (Seismic) Slice 234.2 ft 187.07655 0 636.22828 psf 533.85892 psf 175 psf 0 psf 3. Advance Outwash Sand o 26 ft psf (Seismic) LO Slice 237.93579 190.00246 0 535.2516 psf 449.12942 psf 175 psf 0 psf 3. Advance Outwash Sand 1 27 ft ft psf (Seismic) CD Slice 241.80737 193.21791 0 392.88491 psf 329.66959 psf 175 psf 0 psf . 3Advance Outwash Sand c 28 ft ft psf (Seismic) qrt Slice 245.67894 196.6376 ft 0 226.83026 psf 190.33318 psf 175 psf 0 psf 3. Advance Outwash Sand c N 29 ft psf (Seismic) Z Slice 249.73618 200.46563 0 38.7658 psf 28.165002 psf 150 psf 0 psf 2. Glacial Till -like Silty d 30 ft ft psf Sand (Seismic) w Q r_ O O. d r N C NT Co O Iq N O N Z J a c m E tU 2 a Packet Pg. 257 1.a Existing, Static Report generated using GeoStudio 2021.3. Copyright © 1991-2021 GEOSLOPE International Ltd. File Information File Version: 11.02 Title: 18500 High St Created By: Brian Snow Last Edited By: Brian Snow Revision Number: 45 Date:03/14/2024 Time: 01:19:26 PM Tool Version: 11.2.0.22838 File Name: 9467.01 Slope.gsz Directory: G:\# Brian's ESNW Inbox\# WOrkFIow\00 - Project Files\00 - Geotechnical\9467.01 - (SLOPE) 18500 High Street\Slope Meehoff\ Last Solved Date: 03/14/2024 Last Solved Time: 01:19:32 PM Project Settings Unit System: U.S. Customary Units Analysis Settings Existing, Static Kind: SLOPE/W Analysis Type: Morgenstern -Price Settings Side Function Interslice force function option: Half -Sine PWP Conditions from: Piezometric Line Apply Phreatic Correction: No Use Staged Rapid Drawdown: No Unit Weight of Water: 62.430189 pcf Slip Surface Direction of movement: Right to Left Use Passive Mode: No Slip Surface Option: Entry and Exit Critical slip surfaces saved: 1 Optimize Critical Slip Surface Location: No Tension Crack Option: (none) Distribution F of S Calculation Option: Constant Advanced Geometry Settings Minimum Slip Surface Depth: 10 ft Number of Slices: 30 Factor of Safety Convergence Settings Maximum Number of Iterations: 100 Tolerable difference in F of S: 0.001 Under -Relaxation Criteria Initial Rate: 1 Minimum Rate: 0.1 Rate Reduction Factor: 0.65 Reduction Frequency (iterations): 50 Solution Settings Search Method: Root Finder Tolerable difference between starting and converged F of S: 3 Maximum iterations to calculate converged lambda: 20 Max Absolute Lambda: 2 21 Packet Pg. 258 Materials 1.a 1. Fill, Glaciolacustrine-like Silty Sand (Static) Slope Stability Material Model: Mohr -Coulomb Unit Weight: 125 pcf Effective Cohesion: 0 psf Effective Friction Angle: 30 ° Phi-B: 0 ° Pore Water Pressure Piezometric Line: 1 2. Glacial Till -like Silty Sand (Static) Slope Stability Material Model: Mohr -Coulomb Unit Weight: 125 pcf Effective Cohesion: 0 psf Effective Friction Angle: 36 ° Phi-B: 0 ° 3. Advance Outwash Sand (Static) Slope Stability Material Model: Mohr -Coulomb Unit Weight: 130 pcf Effective Cohesion: 0 psf Effective Friction Angle: 40 ° Phi-B: 0 ° Slip Surface Entry and Exit Left Type: Range Left -Zone Left Coordinate: (100.34153, 148) ft Left -Zone Right Coordinate: (176.24149, 167.20087) ft Left -Zone Increment: 27 Right Type: Range Right -Zone Left Coordinate: (179.20382, 168.94342) ft Right -Zone Right Coordinate: (388, 218.02632) ft Right -Zone Increment: 68 Radius Increments: 4 Slip Surface Limits Left Coordinate: (0, 148) ft Right Coordinate: (634, 212) ft Piezometric Lines Piezometric Line 1 Coordinates X Y Coordinate 1 445 ft 207 ft Coordinate 2 634 ft 207 ft Seismic Coefficients Horz Seismic Coef.: 0 Surcharge Loads Surcharge Load 1 Surcharge (Unit Weight): 150 pcf Direction: Vertical Packet Pg. 259 Coordinates 1.a X Y 341 ft 220 ft 351 ft 220 ft 389 ft 219 ft 407 ft 218 ft Surcharge Load 2 Surcharge (Unit Weight): 150 pcf Direction: Vertical Coordinates X Y 539 ft 213 ft 567 ft 213 ft Geometry Name: Existing Geometry Settings View: 2D Element Thickness: 1 ft Points X Y Point 1 0 ft 148 ft Point 2 22 ft 148 ft Point 3 101 ft 148 ft Point 4 142 ft 152 ft Point 5 151 ft 154 ft Point 6 164 ft 160 ft Point 7 181 ft 170 ft Point 8 198 ft 180 ft Point 9 218 ft 190 ft Point 10 236 ft 198 ft Point 11 264 ft 206 ft Point 12 280 ft 212 ft Point 13 318 ft 218 ft Point 14 351 ft 219 ft Point 15 389 ft 218 ft Point 16 414 ft 216 ft Point 17 476 ft 214 ft Point 18 530 ft 212 ft Point 19 629 ft 212 ft Point 20 629 ft 135 ft Point 21 0 ft 135 ft Point 22 634 ft 212 ft Point 23 634 ft 135 ft Point 24 634 ft 204 ft Point 25 530 ft 204 ft Point 26 476 ft 206 ft Point 27 414 ft 208 ft Point 28 389 ft 210 ft Point 29 351 ft 211 ft Point 30 307 ft 210 ft Point 31 634 ft 195 ft Point 32 530 ft 195 ft Point 33 476 ft 197 ft Point 34 414 ft 199 ft Point 35 389 ft 201 ft 21 Packet Pg. 260 1.a Point 36 351 ft 202 ft Point 37 307 ft 201 ft Point 38 265 ft 199 ft Point 39 620 ft 212 ft Point 40 620 ft 204 ft Point 41 564 ft 212 ft Point 42 564 ft 204 ft Point 43 272 ft 209 ft Regions Material Points Area Region 1 1. Fill, Glaciolacustrine-like Silty Sand (Static) 41,18,17,16,15,14,13,12,43,30,29,28,27,26,25,42,40,24,22,19,39 2,734 ftZ Region 2 3. Advance Outwash Sand (Static) 6,5,4,3,2,1,21,20,23,31,32,33,34,35,36,37,38,10,9,8,7 30,718 ftz Region 3 2. Glacial Till -like Silty Sand (Static) 42,25,26,27,28,29,30,43,11,10,38,37,36,35,34,33,32,31,24,40 3,435 ftZ Slip Results Slip Surfaces Analysed: 7501 of 9660 converged Current Slip Surface Slip Surface: 5,617 Factor of Safety: 1.6 Volume: 527.22685 ft' Weight: 68,539.49 Ibf Resisting Moment: 7,621,536.2 Ibf•ft Activating Moment: 4,619,864.3 Ibf•ft Resisting Force: 45,695.421 Ibf Activating Force: 27,693.776 Ibf Slip Rank: 1 of 9,660 slip surfaces Exit: (147.18648, 153.15255) ft Entry: (233.44715, 196.8654) ft Radius: 147.19101 ft Center: (127.47501, 299.01774) ft Slip Slices X Y PWP Base Normal Frictional Cohesive Suction Base Material Stress Strength Strength Strength Slice 1 149.09324 153.4357 ft 0 17.495291 psf 14.680292 psf 0 psf 0 psf 3. Advance Outwash ft psf Sand (Static) Slice 2 152.3 ft 153.94129 0 82.965931 psf 69.616682 psf 0 psf 0 psf 3. Advance Outwash ft psf Sand (Static) Slice 3 154.9 ft 154.41029 0 176.97993 psf 148.50379 psf 0 psf 0 psf 3. Advance Outwash ft psf Sand (Static) Slice 4 157.5 ft 154.92773 0 266.63033 psf 223.72941 psf 0 psf 0 psf 3. Advance Outwash ft psf Sand (Static) Slice 5 160.1 ft 155.49413 0 350.57894 psf 294.17066 psf 0 psf 0 psf 3. Advance Outwash ft psf Sand (Static) Slice 6 162.7 ft 156.11007 0 427.52141 psf 358.73306 psf 0 psf 0 psf 3. Advance Outwash ft psf Sand (Static) Slice 7 165.41667 156.80847 0 521.4898 psf 437.5819 psf 0 psf 0 psf 3. Advance Outwash ft ft psf Sand (Static) Slice 8 168.25 ft 157.59489 0 630.08542 psf 528.70444 psf 0 psf 0 psf 3. Advance Outwash ft psf Sand (Static) Slice 9 171.08333 158.44282 0 726.04874 psf 609.22723 psf 0 psf 0 psf 3. Advance Outwash ft ft psf Sand (Static) Slice 173.91667 159.35336 0 808.35942 psf 678.29409 psf 0 psf 0 psf 3. Advance Outwash 10 ft ft psf Sand (Static) Slice 176.75 ft 160.32776 0 876.53225 psf 735.49789 psf 0 psf 0 psf 3. Advance Outwash 11 ft psf Sand (Static) Slice 179.58333 161.36737 0 930.60229 psf 780.86804 psf 0 psf 0 psf 3. Advance Outwash 12 ft ft psf Sand (Static) Slice 182.41667 162.47369 0 971.06336 psf 814.81891 psf 0 psf 0 psf 3. Advance Outwash 13 ft ft psf Sand (Static) Packet Pg. 261 E :1.a Slice 185.25 ft 163.64835 0 998.7743 psf 838.07114 psf 0 psf 0 psf 3. Advance Out 14 ft psf Sand (Static) Slice 188.08333 164.89314 0 3. Advance Outwash 15 ft ft psf 1,014.8485 psf 851.559 psf 0 psf 0 psf Sand (Static) Slice 190.91667 166.21004 0 1,020.5415 psf 856.33603 psf 0 psf 0 psf 3. Advance Outwash 16 ft ft psf Sand (Static) Slice 193.75 ft 167.60121 0 1,017.1479 psf 853.48841 psf 0 psf 0 psf 3. Advance Outwash 17 ft psf Sand (Static) Slice 196.58333 169.06906 0 3. Advance Outwash 18 ft ft psf 1,005.9135 psf 844.06168 psf 0 psf 0 psf Sand (Static) Slice 199.42857 170.62304 0 3. Advance Outwash 19 ft ft psf 975.40021 psf 818.45796 psf 0 psf 0 psf Sand (Static) Slice 202.28571 172.2668 ft 0 927.35773 psf 778.14553 psf 0 psf 0 psf 3. Advance Outwash 20 ft psf Sand (Static) Slice 205.14286 173.99745 0 875.19863 psf 734.37885 psf 0 psf 0 psf 3. Advance Outwash 21 ft ft psf Sand (Static) Slice 175.81868 0 3. Advance Outwash 22 208 ft ft psf 819.26821 psf 687.44765 psf 0 psf 0 psf Sand (Static) Slice 210.85714 177.73456 0 759.64177 psf 637.41513 psf 0 psf 0 psf 3. Advance Outwash 23 ft ft psf Sand (Static) Slice 213.71429 179.74966 0 696.12149 psf 584.11529 psf 0 psf 0 psf 3. Advance Outwash 24 ft ft psf Sand (Static) Slice 216.57143 181.86911 0 3. Advance Outwash 25 ft ft psf 628.23104 psf 527.14844 psf 0 psf 0 psf Sand (Static) Slice 219.54471 184.19421 0 3. Advance Outwash 26 ft ft psf 544.39853 psf 456.80461 psf 0 psf 0 psf Sand (Static) Slice 222.63414 186.74204 0 443.18383 psf 371.87538 psf 0 psf 0 psf 3. Advance Outwash 27 ft ft psf Sand (Static) Slice 225.72357 189.43622 0 332.71986 psf 279.18511 psf 0 psf 0 psf 3. Advance Outwash 28 ft ft psf Sand (Static) Slice 192.28785 0 3. Advance Outwash 29 228.813 ft ft psf 210.4129 psf 176.55738 psf 0 psf 0 psf Sand (Static) Slice 231.90243 195.30996 0 73.029009 psf 61.278615 psf 0 psf 0 psf 3. Advance Outwash 30 ft ft psf Sand (Static) r is IL i0 E O U- m E a Co t 2 0 0 Lo Co 0 le 0 0 le N 0 N Z J a N _ N E L V m 4. V O CL N 10 Co 0 le 0 0 IV N 0 N Z J a a� E �a a Packet Pg. 262 1.a Proposed, Seismic Report generated using GeoStudio 2021.3. Copyright © 1991-2021 GEOSLOPE International Ltd. File Information File Version: 11.02 Title: 18500 High St Created By: Brian Snow Last Edited By: Brian Snow Revision Number: 45 Date:03/14/2024 Time: 01:19:26 PM Tool Version: 11.2.0.22838 File Name: 9467.01 Slope.gsz Directory: G:\# Brian's ESNW Inbox\# WOrkFIow\00 - Project Files\00 - Geotechnical\9467.01 - (SLOPE) 18500 High Street\Slope Meehoff\ Last Solved Date: 03/14/2024 Last Solved Time: 01:19:28 PM Project Settings Unit System: U.S. Customary Units Analysis Settings Proposed, Seismic Kind: SLOPE/W Analysis Type: Morgenstern -Price Settings Side Function Interslice force function option: Half -Sine PWP Conditions from: Piezometric Line Apply Phreatic Correction: No Use Staged Rapid Drawdown: No Unit Weight of Water: 62.430189 pcf Slip Surface Direction of movement: Right to Left Use Passive Mode: No Slip Surface Option: Entry and Exit Critical slip surfaces saved: 1 Optimize Critical Slip Surface Location: No Tension Crack Option: (none) Distribution F of S Calculation Option: Constant Advanced Geometry Settings Minimum Slip Surface Depth: 10 ft Number of Slices: 30 Factor of Safety Convergence Settings Maximum Number of Iterations: 100 Tolerable difference in F of S: 0.001 Under -Relaxation Criteria Initial Rate: 1 Minimum Rate: 0.1 Rate Reduction Factor: 0.65 Reduction Frequency (iterations): 50 Solution Settings Search Method: Root Finder Tolerable difference between starting and converged F of S: 3 Maximum iterations to calculate converged lambda: 20 Max Absolute Lambda: 2 21 Packet Pg. 263 Materials 1.a 1. Fill, Glaciolacustrine-like Silty Sand (Seismic) Slope Stability Material Model: Mohr -Coulomb Unit Weight: 125 pcf Effective Cohesion: 0 psf Effective Friction Angle: 30 ° Phi-B: 0 ° Pore Water Pressure Piezometric Line: 1 2. Glacial Till -like Silty Sand (Seismic) Slope Stability Material Model: Mohr -Coulomb Unit Weight: 125 pcf Effective Cohesion: 150 psf Effective Friction Angle: 36 ° Phi-B: 0 ° Pore Water Pressure Piezometric Line: 1 3. Advance Outwash Sand (Seismic) Slope Stability Material Model: Mohr -Coulomb Unit Weight: 130 pcf Effective Cohesion: 175 psf Effective Friction Angle: 40 ° Phi-B: 0 ° Pore Water Pressure Piezometric Line: 1 Slip Surface Entry and Exit Left Type: Range Left -Zone Left Coordinate: (100.34153, 148) ft Left -Zone Right Coordinate: (272, 209) ft Left -Zone Increment: 61 Right Type: Range Right -Zone Left Coordinate: (292, 213.89474) ft Right -Zone Right Coordinate: (407, 216.56) ft Right -Zone Increment: 38 Radius Increments: 4 Slip Surface Limits Left Coordinate: (0, 148) ft Right Coordinate: (634, 212) ft Piezometric Lines Piezometric Line 1 Coordinates X y Coordinate 1 445 ft 207 ft Coordinate 2 634 ft 207 ft Seismic Coefficients Horz Seismic Coef.: 0.333 Packet Pg. 264 Surcharge Loads 1.a Surcharge Load 1 Surcharge (Unit Weight): 150 pcf Direction: Vertical Coordinates X y 494 ft 214 ft 530 ft 213 ft 554 ft 213 ft Surcharge Load 2 Surcharge (Unit Weight): 150 pcf Direction: Vertical Coordinates X y 341 ft 220 ft 351 ft 220 ft 389 ft 219 ft 407 ft 218 ft Surcharge Load 3 Surcharge (Unit Weight): 150 pcf Direction: Vertical Coordinates X y 308 ft 221 ft 341 ft 221 ft Geometry Name: Proposed Geometry Settings View: 2D Element Thickness: 1 ft Points X y Point 1 0 ft 148 ft Point 2 22 ft 148 ft Point 3 101 ft 148 ft Point 4 142 ft 152 ft Point 5 151 ft 154 ft Point 6 164 ft 160 ft Point 7 181 ft 170 ft Point 8 198 ft 180 ft Point 9 218 ft 190 ft Point 10 236 ft 198 ft Point 11 264 ft 206 ft Point 12 280 ft 212 ft Point 13 318 ft 218 ft Point 14 351 ft 219 ft Point 15 389 ft 218 ft Point 16 414 ft 216 ft Point 17 476 ft 214 ft Point 18 530 ft 212 ft Point 19 629 ft 212 ft 1 Packet Pg. 265 1.a Point 20 629 ft 135 ft Point 21 0 ft 135 ft Point 22 634 ft 212 ft Point 23 634 ft 135 ft Point 24 634 ft 204 ft Point 25 530 ft 204 ft Point 26 476 ft 206 ft Point 27 414 ft 208 ft Point 28 389 ft 210 ft Point 29 351 ft 211 ft Point 30 307 ft 210 ft Point 31 634 ft 195 ft Point 32 530 ft 195 ft Point 33 476 ft 197 ft Point 34 414 ft 199 ft Point 35 389 ft 201 ft Point 36 351 ft 202 ft Point 37 307 ft 201 ft Point 38 265 ft 199 ft Point 39 620 ft 212 ft Point 40 620 ft 202 ft Point 41 620 ft 204 ft Point 42 564 ft 202 ft Point 43 564 ft 212 ft Point 44 564 ft 204 ft Point 45 272 ft 209 ft Point 46 341 ft 218.69697 ft Point 47 341 ft 220 ft Point 48 293 ft 220 ft Point 49 293 ft 214.05263 ft Regions Material Points Area Region 1 1. Fill, Glaciolacustrine-like Silty Sand (Seismic) 12,45,30,29,28,27,26,25,44,43,18,17,16,15,14,46,47,48,49 2,311.3 ftZ Region 2 3. Advance Outwash Sand (Seismic) 6,5,4,3,2,1,21,20,23,31,32,33,34,35,36,37,38,10,9,8,7 30,718 ftZ Region 3 1. Fill, Glaciolacustrine-like Silty Sand (Seismic) 24,22,19,39,41 112 ftZ Region 4 2. Glacial Till -like Silty Sand (Seismic) 11,10,38,37,36,35,34,33,32,31,24,41,40,42,44,25,26,27,28,29,30,45 3,323 ftZ Slip Results Slip Surfaces Analysed: 10378 of 12090 converged Current Slip Surface Slip Surface: 2,757 Factor of Safety: 1.2 Volume: 2,226.4209 ft3 Weight: 287,552.93 Ibf Resisting Moment: 55,583,146 Ibf•ft Activating Moment: 47,711,956 Ibf•ft Resisting Force: 208,839.07 Ibf Activating Force: 179,130.89 Ibf Slip Rank: 1 of 12,090 slip surfaces Exit: (142.49277, 152.1095) ft Entry: (302.13735, 220) ft Radius: 246.33402 ft Center: (132.08805, 398.22369) ft Slip Slices Base Normal Frictional Cohesive Suction X Y PWP Stress Strength Strength Strength Base Material Slice 144.61958 152.21784 0 50.862334 psf 42.678566 psf 175 psf 0 psf 3. Advance Outwash Sand 1 ft ft psf (Seismic) N C N E t c� M Packet Pg. 266 C :1.a Slice 148.87319 152.47145 0 164.4997 psf 138.03164 psf 175 psf 0 psf 3. Advance Outwash Sa 2 ft ft psf (Seismic) Slice 154.25 ft 152.91032 0 404.54353 psf 339.45233 psf 175 psf 0 psf 3. Advance Outwash Sand 3 ft psf (Seismic) Slice 160.75 ft 153.5847 ft 0 770.20844 psf 646.28161 psf 175 psf 0 psf 3. Advance Outwash Sand 4 psf (Seismic) Slice 166.83333 154.36917 0 1,144.7493 psf 960.55871 psf 175 psf 0 psf 3. Advance Outwash Sand 5 ft ft psf (Seismic) Slice 172.5 ft 155.24411 0 1,515.9742 psf 1,272.0534 psf 175 psf 0 psf 3. Advance Outwash Sand 6 ft psf (Seismic) Slice 178.16667 156.25491 0 1,844.9204 psf 1,548.072 psf 175 psf 0 psf 3. Advance Outwash Sand 7 ft ft psf (Seismic) Slice 183.83333 157.40326 0 2,117.1619 psf 1,776.5098 psf 175 psf 0 psf 3. Advance Outwash Sand 8 ft ft psf (Seismic) Slice 189.5 ft 158.69117 0 2,322.9141 psf 1,949.1563 psf 175 psf 0 psf 3. Advance Outwash Sand 9 ft psf (Seismic) Slice 195.16667 160.12088 0 2,458.9004 psf 2,063.2624 psf 175 psf 0 psf 3. Advance Outwash Sand 10 ft ft psf (Seismic) Slice 200.5 ft 161.59427 0 2,502.7324 psf 2,100.0418 psf 175 psf 0 psf 3. Advance Outwash Sand 11 ft psf (Seismic) Slice 205.5 ft 163.0976 ft 0 2 ,473.7584 psf 2,075.7298 psf 175 psf 0 psf 3. Advance Outwash Sand 12 psf (Seismic) Slice 210.5 ft 164.71767 0 2,413.0773 psf 2,024.8123 psf 175 psf 0 psf 3. Advance Outwash Sand 13 ft psf (Seismic) Slice 215.5 ft 166.45692 0 2,330.4791 psf 1,955.5042 psf 175 psf 0 psf 3. Advance Outwash Sand 14 ft psf (Seismic) Slice 221 ft 168.51786 0 2,209.3381 psf 1,853.8548 psf 175 psf 0 psf 3. Advance Outwash Sand 15 ft psf (Seismic) Slice 227 ft 170.9318 ft 0 2,061.1372 psf 1,729.4995 psf 175 psf 0 psf 3. Advance Outwash Sand 16 psf (Seismic) Slice 233 ft 173.53187 0 1,919.7001 psf 1,610.8197 psf 175 psf 0 psf 3. Advance Outwash Sand 17 ft psf (Seismic) Slice 238.8 ft 176.22514 0 1,756.3134 psf 1,473.7219 psf 175 psf 0 psf 3. Advance Outwash Sand 18 ft psf (Seismic) Slice 244.4 ft 179.00558 0 1,574.2442 psf 1,320.9477 psf 175 psf 0 psf 3. Advance Outwash Sand 19 ft psf (Seismic) Slice 250 ft 181.96678 0 1,406.0302 psf 1,179.7994 psf 175 psf 0 psf 3. Advance Outwash Sand 20 ft psf (Seismic) Slice 255.6 ft 185.11627 0 1,247.6176 psf 1,046.8754 psf 175 psf 0 psf 3. Advance Outwash Sand 21 ft psf (Seismic) Slice 261.2 ft 188.46253 0 1,094.0656 psf 918.03002 psf 175 psf 0 psf 3. Advance Outwash Sand 22 ft psf (Seismic) Slice 264.5 ft 190.50471 0 1,008.6634 psf 846.36911 psf 175 psf 0 psf 3. Advance Outwash Sand 23 ft psf (Seismic) Slice 268.5 ft 193.15161 0 919.65312 psf 771.68059 psf 175 psf 0 psf 3. Advance Outwash Sand 24 ft psf (Seismic) Slice 274.90163 197.54473 0 774.14449 psf 649.58436 psf 175 psf 0 psf 3. Advance Outwash Sand 25 ft ft psf (Seismic) Slice 278.90163 200.42493 0 698.93041 psf 507.80266 psf 150 psf 0 psf 2. Glacial Till -like Silty Sand 26 ft ft psf (Seismic) Slice 282.60887 203.25428 0 568.02223 psf 412.69231 psf 150 psf 0 psf 2. Glacial Till -like Silty Sand 27 ft ft psf (Seismic) Slice 287.8266 ft 207.39756 0 339.25629 psf 246.48413 psf 150 psf 0 psf 2. Glacial Till -like Silty Sand 28 ft psf (Seismic) Slice 291.71774 210.61778 0 217.61984 psf 125.64287 psf 0 psf 0 psf 1. Fill, Glaciolacustrine-like Silty 29 ft ft psf Sand (Seismic) Slice 295.28434 213.72946 0 483.92113 psf 279.392 psf 0 psf 0 psf 1. Fill, Glaciolacustrine-like Silty 30 ft ft psf Sand (Seismic) Slice 299.85301 217.87505 0 172.53691 psf 99.61423 psf 0 psf 0 psf 1. Fill, Glaciolacustrine-like Silty 31 ft ft psf Sand (Seismic) r is IL 10 E O LL is E a Co t 2 0 0 LO Co 0 le 0 0 le N 0 N Z J a N c N E t c� m 21 V O CL N Co 0 le 0 0 IV N 0 N Z J a C O t v a Packet Pg. 267 1.a Proposed, Static Report generated using GeoStudio 2021.3. Copyright © 1991-2021 GEOSLOPE International Ltd. File Information File Version: 11.02 Title: 18500 High St Created By: Brian Snow Last Edited By: Brian Snow Revision Number: 45 Date:03/14/2024 Time: 01:19:26 PM Tool Version: 11.2.0.22838 File Name: 9467.01 Slope.gsz Directory: G:\# Brian's ESNW Inbox\# WOrkFIow\00 - Project Files\00 - Geotechnical\9467.01 - (SLOPE) 18500 High Street\Slope Meehoff\ Last Solved Date: 03/14/2024 Last Solved Time: 01:19:34 PM Project Settings Unit System: U.S. Customary Units Analysis Settings Proposed, Static Kind: SLOPE/W Analysis Type: Morgenstern -Price Settings Side Function Interslice force function option: Half -Sine PWP Conditions from: Piezometric Line Apply Phreatic Correction: No Use Staged Rapid Drawdown: No Unit Weight of Water: 62.430189 pcf Slip Surface Direction of movement: Right to Left Use Passive Mode: No Slip Surface Option: Entry and Exit Critical slip surfaces saved: 1 Optimize Critical Slip Surface Location: No Tension Crack Option: (none) Distribution F of S Calculation Option: Constant Advanced Geometry Settings Minimum Slip Surface Depth: 10 ft Number of Slices: 30 Factor of Safety Convergence Settings Maximum Number of Iterations: 100 Tolerable difference in F of S: 0.001 Under -Relaxation Criteria Initial Rate: 1 Minimum Rate: 0.1 Rate Reduction Factor: 0.65 Reduction Frequency (iterations): 50 Solution Settings Search Method: Root Finder Tolerable difference between starting and converged F of S: 3 Maximum iterations to calculate converged lambda: 20 Max Absolute Lambda: 2 21 Packet Pg. 268 Materials 1.a 1. Fill, Glaciolacustrine-like Silty Sand (Static) Slope Stability Material Model: Mohr -Coulomb Unit Weight: 125 pcf Effective Cohesion: 0 psf Effective Friction Angle: 30 ° Phi-B: 0 ° Pore Water Pressure Piezometric Line: 1 2. Glacial Till -like Silty Sand (Static) Slope Stability Material Model: Mohr -Coulomb Unit Weight: 125 pcf Effective Cohesion: 0 psf Effective Friction Angle: 36 ° Phi-B: 0 ° 3. Advance Outwash Sand (Static) Slope Stability Material Model: Mohr -Coulomb Unit Weight: 130 pcf Effective Cohesion: 0 psf Effective Friction Angle: 40 ° Phi-B: 0 ° Slip Surface Entry and Exit Left Type: Range Left -Zone Left Coordinate: (100.34153, 148) ft Left -Zone Right Coordinate: (272, 209) ft Left -Zone Increment: 61 Right Type: Range Right -Zone Left Coordinate: (292, 213.89474) ft Right -Zone Right Coordinate: (407, 216.56) ft Right -Zone Increment: 38 Radius Increments: 4 Slip Surface Limits Left Coordinate: (0, 148) ft Right Coordinate: (634, 212) ft Piezometric Lines Piezometric Line 1 Coordinates X Y Coordinate 1 445 ft 207 ft Coordinate 2 634 ft 207 ft Seismic Coefficients Horz Seismic Coef.: 0 Surcharge Loads Surcharge Load 1 Surcharge (Unit Weight): 150 pcf Direction: Vertical Packet Pg. 269 Coordinates 1.a X Y 494 ft 214 ft 530 ft 213 ft 554 ft 213 ft Surcharge Load 2 Surcharge (Unit Weight): 150 pcf Direction: Vertical Coordinates X Y 341 ft 220 ft 351 ft 220 ft 389 ft 219 ft 407 ft 218 ft Surcharge Load 3 Surcharge (Unit Weight): 150 pcf Direction: Vertical Coordinates X Y 308 ft 221 ft 341 ft 221 ft Geometry Name: Proposed Geometry Settings View: 2D Element Thickness: 1 ft Points X Y Point 1 0 ft 148 ft Point 2 22 ft 148 ft Point 3 101 ft 148 ft Point 4 142 ft 152 ft Point 5 151 ft 154 ft Point 6 164 ft 160 ft Point 7 181 ft 170 ft Point 8 198 ft 180 ft Point 9 218 ft 190 ft Point 10 236 ft 198 ft Point 11 264 ft 206 ft Point 12 280 ft 212 ft Point 13 318 ft 218 ft Point 14 351 ft 219 ft Point 15 389 ft 218 ft Point 16 414 ft 216 ft Point 17 476 ft 214 ft Point 18 530 ft 212 ft Point 19 629 ft 212 ft Point 20 629 ft 135 ft Point 21 0 ft 135 ft Point 22 634 ft 212 ft Point 23 634 ft 135 ft Point 24 634 ft 204 ft Point 25 530 ft 204 ft 21 Packet Pg. 270 1.a Point 26 476 ft 206 ft Point 27 414 ft 208 ft Point 28 389 ft 210 ft Point 29 351 ft 211 ft Point 30 307 ft 210 ft Point 31 634 ft 195 ft Point 32 530 ft 195 ft Point 33 476 ft 197 ft Point 34 414 ft 199 ft Point 35 389 ft 201 ft Point 36 351 ft 202 ft Point 37 307 ft 201 ft Point 38 265 ft 199 ft Point 39 620 ft 212 ft Point 40 620 ft 202 ft Point 41 620 ft 204 ft Point 42 564 ft 202 ft Point 43 564 ft 212 ft Point 44 564 ft 204 ft Point 45 272 ft 209 ft Point 46 341 ft 218.69697 ft Point 47 341 ft 220 ft Point 48 293 ft 220 ft Point 49 293 ft 214.05263 ft Regions Material Points Area Region 1 1. Fill, Glaciolacustrine-like Silty Sand (Static) 12,45,30,29,28,27,26,25,44,43,18,17,16,15,14,46,47,48,49 2,311.3 ft2 Region 2 3. Advance Outwash Sand (Static) 6,5,4,3,2,1,21,20,23,31,32,33,34,35,36,37,38,10,9,8,7 30,718 ft2 Region 3 1. Fill, Glaciolacustrine-like Silty Sand (Static) 24,22,19,39,41 112 ft2 Region 4 2. Glacial Till -like Silty Sand (Static) 11,10,38,37,36,35,34,33,32,31,24,41,40,42,44,25,26,27,28,29,30,45 3,323 ft2 Slip Results Slip Surfaces Analysed: 10308 of 12090 converged Current Slip Surface Slip Surface: 3,346 Factor of Safety: 1.9 Volume: 943.66025 ft3 Weight: 121,415.24 Ibf Resisting Moment: 1.1523322e+08 Ibf•ft Activating Moment: 60,578,720 Ibf•ft Resisting Force: 83,452.478 Ibf Activating Force: 43,870.008 Ibf Slip Rank: 1 of 12,090 slip surfaces Exit: (151.32863, 154.15167) ft Entry: (305.35678, 220) ft Radius: 1,270.3429 ft Center: (-269.93407, 1,352.6127) ft Slip Slices X Y PWP Base Normal Frictional Cohesive Suction Base Material Stress Strength Strength Strength Slice 154.49647 155.27461 0 38.343414 psf 32.173945 psf 0 psf 0 psf 3. Advance Outwash Sand 1 ft ft psf (Static) Slice 160.83216 157.53939 0 113.38022 psf 95.137304 psf 0 psf 0 psf 3. Advance Outwash Sand 2 ft ft psf (Static) Slice 166.83333 159.71865 0 221.8149 psf 186.1248 psf 0 psf 0 psf 3. Advance Outwash Sand 3 ft ft psf (Static) Slice 172.5 ft 161.80875 0 363.93632 psft3O5.37883 psf 0 psf 0 psf4 3. Advance Outwash Sand ft psf(Static) Packet Pg. 271 Slice 178.16667 163.92954 0 502.65239 psf 421.77544 psf 0 psf 0 psf 3. Advance Outwash Sar 5 ft ft psf (Static) Slice 183.83333 166.08119 0 637.41082 psf 534.85118 psf 0 psf 0 psf 3. Advance Outwash Sand 6 ft ft psf (Static) Slice 189.5 ft 168.26385 0 767.70123 psf 644.17782 psf 0 psf 0 psf 3. Advance Outwash Sand 7 ft psf (Static) Slice 195.16667 170.47771 0 893.08431 psf 749.38672 psf 0 psf 0 psf 3. Advance Outwash Sand 8 ft ft psf (Static) Slice 200.5 ft 172.58913 0 981.57006 psf 823.63508 psf 0 psf 0 psf 3. Advance Outwash Sand 9 ft psf (Static) Slice 205.5 ft 174.59476 0 1,033.8465 psf 867.50024 psf 0 psf 0 psf 3. Advance Outwash Sand 10 ft psf (Static) Slice 210.5 ft 176.62507 0 1,082.1081 psf 907.9965 psf 0 psf 0 psf 3. Advance Outwash Sand 11 ft psf (Static) Slice 215.5 ft 178.68019 0 1,126.4182 psf 945.17707 psf 0 psf 0 psf 3. Advance Outwash Sand 12 ft psf (Static) Slice 220.25 ft 180.65506 0 1,151.1538 psf 965.93276 psf 0 psf 0 psf 3. Advance Outwash Sand 13 ft psf (Static) Slice 224.75 ft 182.54741 0 1,156.9997 psf 970.83802 psf 0 psf 0 psf 3. Advance Outwash Sand 14 ft psf (Static) Slice 229.25 ft 184.46016 0 1,160.2118 psf 973.53329 psf 0 psf 0 psf 3. Advance Outwash Sand 15 ft psf (Static) Slice 233.75 ft 186.39341 0 1,160.9506 psf 974.15325 psf 0 psf 0 psf 3. Advance Outwash Sand 16 ft psf (Static) Slice 238.57523 188.49008 0 1111psf 932.85351 psf 0 psf 0 psf 3. Advance Outwash Sand 17 ft ft psf ,.7315 (Static) Slice 243.7257 ft 190.7535 ft 0 1,013.0375 psf 850.03936 psf 0 psf 0 psf 3. Advance Outwash Sand 18 psf (Static) Slice 248.87617 193.04422 0 912.54954 psf 765.71999 psf 0 psf 0 psf 3. Advance Outwash Sand 19 ft ft psf (Static) Slice 254.02663 195.36239 0 810.36602 psf 679.97783 psf 0 psf 0 psf 3. Advance Outwash Sand 20 ft ft psf (Static) Slice 259.1771 ft 197.70819 0 706.51778 psf 592.83881 psf 0 psf 0 psf 3. Advance Outwash Sand 21 ft psf (Static) Slice 262.87617 199.40725 0 634.20686 psf 460.77826 psf 0 psf 0 psf 2. Glacial Till -like Silty Sand 22 ft ft psf (Static) Slice 266 ft 200.85713 0 594.91752 psf 432.23288 psf 0 psf 0 psf 2. Glacial Till -like Silty Sand 23 ft psf (Static) Slice 270 ft 202.72688 0 556.98586 psf 404.67392 psf 0 psf 0 psf 2. Glacial Till -like Silty Sand 24 ft psf (Static) Slice 274 ft 204.61361 0 517.79837 psf 376.20254 psf 0 psf 0 psf 2. Glacial Till -like Silty Sand 25 ft psf (Static) Slice 278 ft 206.5174 ft 0 477.25767 psf 346.748 psf 0 psf 0 psf 2. Glacial Till -like Silty Sand 26 psf (Static) Slice 281.9339 ft 208.40633 0 392.54969 psf 285.20404 psf 0 psf 0 psf 2. Glacial Till -like Silty Sand 27 ft psf (Static) Slice 286.15085 210.45063 0 256.26843 psf 147.95665 psf 0 psf 0 psf 1. Fill, Glaciolacustrine-like 28 ft ft psf Silty Sand (Static) Slice 290.71695 212.68505 0 98.664562 psf 56.964011 psf 0 psf 0 psf 1. Fill, Glaciolacustrine-like 29 ft ft psf Silty Sand (Static) Slice 296.08919 215.34543 0 491.57265 psf 283.8096 psf 0 psf 0 psf 1. Fill, Glaciolacustrine-like 30 ft ft psf Silty Sand (Static) Slice 302.26758 218.44147 0 166.85956 psf 96.336409 psf 0 psf 0 psf 1. Fill, Glaciolacustrine-like 31 ft ft psf Silty Sand (Static) r is IL i0 E O LL is E a Co t 2 0 0 0 0 T 0 le 0 0 N 0 N Z J a U) c N E t c� m Q V O CL N Co 0 le 0 0 IV N 0 N Z J a C O E t v is r a Packet Pg. 272 June 27, 2024 ES-9467.02 Westerly, LLC 320 Dayton Street, Suite 101 Edmonds, Washington 98020 Attention: Jake Lyon Subject: Response to Comments Proposed Residential Subdivision 18500 High Street Edmonds, Washington Dear Jake: TNW,Lc ns Earth Solutions NW LLC Geotechnical Engineering, Construction Observation/Testing and Environmental Services As requested, Earth Solutions NW, LLC (ESNW) has prepared this letter responding to the City of Edmonds review comments. The comments pertinent to the geotechnical aspects of the project are provided below, followed by our responses. ESNW prepared the referenced geotechnical engineering study for the subject project. Mitigation Sequencing: Describe the reasonable efforts made to apply mitigation sequencing as required by ECDC 23.40.120. ESNW Response: The proposed project meets the preferred mitigation option (number 1 in the sequencing) by including a buffer from the landslide hazard area and not proposing any alterations. Landslide Hazard: Provide an estimated chance of the landslide hazard area expansion and address landslide runout risks on downslope properties (ECDC 23.80.050(F)(2)(e) and (f)). ESNW Response: As part of the referenced geotechnical engineering study, ESNW completed quantitative slope stability analysis of the existing and proposed conditions through a representatively critical cross-section of the landslide hazard area. Seismic considerations were included in this analysis, which assumed the risk -targeted maximum considered earthquake (MCER) modified peak ground acceleration (PGAM) per ASCE 7-16. The MCER PGAM is representative of a seismic event with an estimated 1 percent in 50-year occurrence risk. The results of the analysis show suitable safety factors for this type of seismic loading in both the existing and proposed conditions. Therefore, the results of our analysis indicate a less than 1 percent in 50-year risk that the landslide hazard area will be expanded as a result of a landslide event. 15365 NE 90" Street, Suite 100 Redmond, WA 98052 • (425) 449-4704 3130 Varney Lane, Suite 105 Pasco, WA 99301 • (509) 905-0275 esnw.com Packet Pg. 273 Westerly, LLC June 27, 2024 1.a ES-9467.02 Page 2 The run -out hazard of landslide debris is highly dependent on the type of landslide event. Based on our analysis, a deep-seated failure (with greater potential run -out hazard) is highly unlikely for the analyzed slope condition. A shallow skin -slide would likely result in landslide debris that is primarily contained within the shallow ravine -type feature downslope of the subject site. Should you require additional information, or have questions, please call. Sincerely, EARTH SOLUTIONS NW, LLC T w�WASy�cC.y� o 53803 RFGISTER�� \� FSS/ONAI- �G 06/27/2024 Henry T. Wright, P.E. Associate Principal Engineer cc: Westerly, LLC Attention: Chris Lyon RAM Engineering, Inc. Attention: Rob Long, P.E. References: • Review Comments, provided by City of Edmonds, dated June 7, 2024 • Geotechnical Engineering Study, prepared by ESNW, ES-9467.01, dated March 21, 2024 • Preliminary Road & Utility Plan, prepared by RAM Engineering, Inc., dated February 7, 2024 Earth Solutions NW, LLC Packet Pg. 274 1.a CITY OF EDMONDS 121 5t' Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov PLANNING & DEVELOPMENT DEPARTMENT • PLANNING DIVISION '12C. 189%J July 30, 2024 Chris Lyon, High St. LLC Via email: chris(a,westerlyre.com SUBJECT: NOTICE OF COMPLETENESS FOR YOUR PRELIMINARY LONG SUBDIVISION APPLICATION LOCATED AT 18500 HIGH ST. FILE NO. PLN2024-0040 Dear Mr. Lyon: g LO co Thank you for submitting additional information on June 28, 2024, regarding your land use application for a preliminary long subdivision located at 18500 High St. Your application (File le CD No. PLN2024-0040) is now considered complete pursuant to Edmonds Community c Development Code (ECDC) 20.02.003(E). Please accept this letter as the City's notice to the c applicant that the application meets the procedural submission requirements and therefore is z complete pursuant to ECDC 20.02.003. a. The City will mail a Notice of Application pursuant to ECDC 20.03.002 within two weeks and request comments from adjacent properties. The Notice will also be published in The Everett E Herald, posted at City Hall and the Public Safety Building, and available on the City's website. I will also install a small blue project notification sign onsite. Comments will be accepted for a fourteen days from the date the Notice is published. 3 Although staff determined that the application meets the procedural submission requirements and a is therefore complete, the City requires the below additional information. Staff will contact you if any additional information is necessary. Provide the requested information within 90 days or request one 90-day extension, otherwise the application will lapse (ECDC 20.02.003(D)). At this co time, please address the topics below and in attached letters: Tree Replacements: Removed viable trees with a diameter at breast height (DBH) of >24" generate fees in lieu of replacements (ECDC 23.10.080(E)(3)). Trees with multiple leaders measure DBH cumulatively (ECDC 23.10.020(R)). Given that the proposal retains more than 50% of viable significant trees, trees #1, 6, 42, 43, 46, 48, and 49 require no replacements and fees in lieu were waived (ECDC 23.10.060(G)). As such, the requirement for 14 replacement plantings stands. Most replacements shall be species native to Edmonds. Refer to the Urban Forest Management Plan for an incomplete list of native species. Staff acknowledges that replacement details are subject to change during phased review. Page I of 2 Packet Pg. 275 1.a Critical Ares: Trees 34 and 40 are within a critical area (>25% grade) and must be retained unless they are hazardous (ECDC 23.10.050(D)). If they are currently hazardous, documenting the hazard in the arborist report and submit a replanting schedule (ECDC 23.40.220(C)(8)(b)). Tree Protection: If you wish to retain trees #2, implement compliant tree protection measures. Alternatively, remove this tree along with the other removals of non -viable trees. Offsite Removal: Please reach out to Parks, Recreation, and Human Services' arborist, Debra Dill (debra.dill(ae,edmondswa.gov) regarding the proposed removal of tree #5 from Hutt Park. I will be the main staff contact for your application. If you have questions at any point during the review process, you may reach me at 425-771-0220 or via email at tristan. sewellgedmondswa. gov. Sincerely, Tristan Sewell Planner Cc: File No. PLN2024-0040 U) as E M r a Page 2 o f 2 Packet Pg. 276 1.a B'❑� CITY OF EDMONDS NOTICE OF DEVELOPMENT APPLICATION AND COMMENT PERIOD NAME OF APPLICANT: Chris Lyon, High Street LLC DATE OF APPLICATION: May 21, 2024 DATE OF COMPLETENESS: July 30, 2024 DATE OF NOTICE: August 16, 2024 FILE NO.: PLN2024-0040 PROJECT LOCATION: 18500 High St. PROJECT DESCRIPTION: Application for preliminary formal subdivision. The site is zoned Single -Family Residential (RS-12). REQUESTED PERMIT: Preliminary formal plat - Type III -A. Information on this application can be viewed at the Planning & Development Department, 121 5t" Ave. N, Edmonds, WA 98020, or on the City's development notices webpage via the QR code above. Search for PLN2024-0040. OTHER REQUIRED PERMITS: N/A REQUIRED STUDIES: Critical Areas Report EXISTING ENVIRONMENTAL CRA2024-0068 DOCUMENTS: COMMENT PERIOD: Comments due by 4:30 pm on August 30, 2024. 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 pre -decision hearing, if any, or, if no open record pre -decision hearing is provided, prior to the decision on the project permit. Only parties of record as defined in ECDC 20.06.020 have standing to initiate an administrative appeal. CITY CONTACT: Tristan Sewell, Planner (425) 771-0220, Tristan. Sewell@EdmondsWA.gov PUBLISH: August 16, 2024 Packet Pg. 277 1.a File No.: PLN2024-0040 Applicant: Chris Lyon DECLARATION OF POSTING On the l 6th day of August 2024, the attached Notice of Application was posted at the City of Edmonds Council Chambers/Public Safety Complex and Planning & Development Department, as well as on the City's website. I, Tristan Sewell, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 16th day of August 2024, at Edmonds, Washington. jln i Signed: Packet Pg. 279 1.a File No.: PLN2024-0040 Applicant: Chris Lyon, High Street LLC Preliminary Formal Subdivision DECLARATION OF MAILING On the 15th day of August 2024, the attached Notice of Application was mailed by the City as prescribed by Ordinance to property owners within 300 feet of the site that is the subject of this application. I, Debbie Rothfus, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 15'h day of August 2024, at Edmonds, Washington. Signed: Packet Pg. 280 1.a MAGNUSON JOHN W & BONNIE B 10317 INTERLAAKEN DR SW LAKEWOOD, WA 98498 LEIGH MATTHEW & ALLISON 18401 HIGH ST EDMONDS, WA 98020-2341 SHIELDS TIMOTHY 18404 OLYMPIC VIEW DR EDMONDS, WA 98020-2348 HAMILTON COLIN L & MARY F 18415 HIGH ST EDMONDS, WA 98020 ALOBAIDI MOHAMMED K/SAM SIOWFONG TTEES 18416 OLYMPIC VIEW DR EDMONDS, WA 98020 BODINE BRIAN L & SARAH 18424 92ND AVE W EDMONDS, WA 98020-2312 CURRENT RESIDENT 18429 HIGH ST EDMONDS, WA 98020 ARISTA DAVID & HAYES-ARISTA RUTH I 18431 HIGH ST EDMONDS, WA 98020-2341 NILON CATHERINE 18509 SOUND VIEW PL EDMONDS, WA 98020-2355 SALAZAR LEE & KAREN R 18515 OLYMPIC VIEW DR EDMONDS, WA 98020 FOSTER CAMERON TTEE 12020 PHINNEY AVE N SEATTLE, WA 98133 CURRENT RESIDENT 18401 OLYMPIC VIEW DR EDMONDS, WA 98020-2348 OTNESS JOANNE N 18410 OLYMPIC VIEW DR EDMONDS, WA 98020-2348 MESLANS DENIS L 18415 OLYMPIC VIEW DR EDMONDS, WA 98020 MURPHY MICHAEL A & S14ARON O 18418 HIGH ST EDMONDS, WA 98020-2341 HAFFORD THOMAS 18425 HIGH ST EDMONDS, WA 98020 YAO YUTIAN & WU LILIN TRUST 18430 OLYMPIC VIEW DR EDMONDS, WA 98020-2348 HIGH ST LLC 18500 HIGH STREET EDMONDS, WA 98020 CURRENT RESIDENT 18510 OLYMPIC DR EDMONDS, WA 98020 ELLIS WILLIAM H JR 18516 SOUND VIEW PL EDMONDS, WA 98020-2355 CURRENT RESIDENT 18319 OLYMPIC VIEW DR EDMONDS, WA 98020-2347 COOLEY CHRISTOPHER F & WHITNEY R 18403 HIGH ST EDMONDS, WA 98020 YOUNG JAMES A 18411 HIGH ST EDMONDS, WA 98020-2341 MCMAHON GEOFFREY P & VANDERHEI DEBORAH L 18416 HIGH ST EDMONDS, WA 98020 REYNOLDS KIRBY WILLIAM/JENNIFER 18423 HIGH ST EDMONDS, WA 98020 ANDERSON DOUGLAS H & MAR N S = a� 18427 OLYMPIC VIEW DR E EDMONDS, WA 98020 t r r Q MOREY JERRY L 3 18430 OLYMPIC VIEW DR o EDMONDS, WA 98020 a �a U) LOW JANICE D le 18506 OLYMPIC VIEW DR 0 q EDMONDS, WA 98020 v c N z J IL SKUTT KENNETH D & GRACED _ K a) t 18510 OLYMPIC VIEW DR EDMONDS, WA 98020 a BROWN NATHANIEL R 18529 OLYMPIC VIEW DR EDMONDS, WA 98020-2349 Packet Pg. 281 1.a REIMER CRAIG T & ANGIE 18607 OLYMPIC VIEW DR EDMONDS, WA 98020-2350 LOUDEN VERNON 18625 OLYMPIC VIEW DR EDMONDS, WA 98020-2350 MCCALLUM ROBERT/DEBORAH 18620 94TH AVE W EDMONDS, WA 98020-2369 CURRENT RESIDENT 18626 94TH AVE W EDMONDS, WA 98020-2320 LETTENGARVER JOHN ALLISTER HEVLY MICHAEL & REBECCA & RHONDA ANNE 18701 94TH AVE W 18631 OLYMPIC VIEW DR EDMONDS, WA 98020-2320 EDMONDS, WA 98020-2350 MARTIN RAYMOND J & MARJORIE C 18704 94TH AVE W EDMONDS, WA 98020 SIMMEN JEFFREY A & ELENA 18723 94TH AVE W EDMONDS, WA 98020-2320 HIGH ST LLC 320 DAYTON ST STE 101 EDMONDS, WA 98020 HALL TEENA L 4232 156TH ST SW UNIT 5-13 LYNNWOOD, WA 98087-6139 RIEBLI NICHOLAS & APRIL 9134 184TH ST SW EDMONDS, WA 98026 HARRIS ANGELA M 9228 183RD PL SW EDMONDS, WA 98020 VANLUENEN OLAF & DARYL L 9232 183RD PL SW EDMONDS, WA 98020 SILVERSTEIN ALAN G & JOANNE M TRUST 18716 94TH AVE W EDMONDS, WA 98020-2320 BURKHARDT RICHARD/MILLER- BURKHARDT CHERI 18727 94TH AVE W EDMONDS, WA 98020 WISEMAN EVELYN R 3221 STONECROP LANE BELLINGHAM, WA 98226 ULLMANN JOHN & LOUSIE 665 E BAY AVE BARNEGAT, NJ 08005-2463 MACILVAINE CALEB & ELIZABETH G 9222 183RD PL SW EDMONDS, WA 98020-2392 SHANNON DAVID N 9228 187TH ST SW EDMONDS, WA 98020 TRAVIS JAMES R & SHRIANE FIONNA M 9232 187TH ST SW EDMONDS, WA 98020-2328 FIX TAL 18624 94TH AVE W EDMONDS, WA 98020 LEACH JAMES / SHARMA TARA 18628 94TH AVE W EDMONDS, WA 98020 CURRENT RESIDENT 18702 94TH AVE W EDMONDS, WA 98020-2320 GIFFORD DANIEL WILLIAM & GAIL BUTLER 18719 94TH AVE W EDMONDS, WA 98020-2320 CURRENT RESIDENT 18730 94TH AVE W EDMONDS, WA 98020-2320 WISEMAN EVELYN R N 3606 13TH AVE W SEATTLE, WA 98119 t m r a ELLIS WILLIAM H JR & CONNIE 3 7103 48TH AVE NE o SEATTLE, WA 98115 a �a U) HUGHES NICOLE le 9224 187TH ST SW 0 9 EDMONDS, WA 98020-2328 v c N z J a NICKEL SCOTT/COURTNEY 9229 187TH ST SW E EDMONDS, WA 98020-2328 m a ULLMAN JOHN F/LOUISE E 9400 HIGH ST EDMONDS, WA 98020-2394 Packet Pg. 282 1.a PIERCE MICHAEL F & KAY PO BOX 249 EDMONDS, WA 98020 SIMMEN JEFFREY A UNIT 4280 BOX 1913 DPO AP, 96507-1913 MARTIN RAYMOND J & MARJORIE C PO BOX 452 EDMONDS, WA 98020 POLL JASON H/JENNIFER PO BOX 942 MUKILTEO, WA 98275 U) a� E t m r Q Packet Pg. 283 1.a a E E L 0 U- E .@ L a cn T x 0 0 uO o 0 le 0 0 N O N Z J a c d E w a r- 0 0_ 0 w cu r 0 v Co 0 Iq N O N Z J a c m E tU 2 a Packet Pg. 284 1.a a E E L 0 U- E .@ L a cn T x 0 0 uO o 0 le 0 0 N O N Z J a c d E w a r- 0 0_ 0 w cu r 0 v Co 0 Iq N O N Z J a c m E tU 2 a Packet Pg. 285 1.a a E E L 0 U- E .@ L a cn T x 0 0 uO o 0 le 0 0 N O N Z J a c d E w a r- 0 0_ 0 w cu r 0 v Co 0 Iq N O N Z J a c m E tU 2 a Packet Pg. 286 1.a From: CM1ds Cmiev To: Sewell. Tns[an: Gerff McMahon Cc: Subject: RE: 18500 High St hbtl[e of Devebpment,—20240090 Dace: Friday, Mgurt 30, 2024 3:19:06 W •ltacM1menta: Imave002.ona Hi Tristan, My wife and I live across the street as well, and we agree to Geoff's comments. Most notably, the proposal of moving the open space/detention pond to the north, as outlined in Geoff's document. Furthermore, we have young children and are concerned about the additional traffic and agree that a stop sign or speed bump would slow traffic into this new development and help keep the kids safe, this is a busy corner and it would benefit the neighborhood to have the new residents ease in and out of the new development. Thank you, CHRIS COOLEY ❑O Real Estate Broker 0 WINDERMERE REAL ESTATE F-12065958861 cooley(g windermere httos 8cfcoeley. com/ 8 '8 A From: Sewell, Tristan <tristan.sewell@edmondswa.gov> Sent: Friday, August 30, 202412:57 PM To: Geoff McMahon <gpgm1959@gmail.com> Cc: Deborah VanDerhei <deb.vanderhei@gmail.com>; Chris Cooley <cooley@windermere.com> Subject: RE: 18500 High St Notice of Development, PLN2024-0040 Mr. McMahon, Thank you foryour comment on the preliminary conservation subdivision at 18500 High Street(PLN2024-0040). Per ECDC 20.06.020(B1(3) and 20.06.140(A) you are a party of record with standingto initiate an administrative appeal or request reconsideration. Your comment will be included and addressed in the staff report issued in advance of the public hearing. You will receive the Notice of Public Hearing 14-30 days in advance of the hearing, and access to the staff report one week prior to the hearing. Subdivisions are reviewed usingthe criteria of Section 20.75.085 ECDC and the Hearing Examiner must be able to make the findings of Section 20,75.080. Many of the issues (utilities and right-of-way) you identified will be reviewed in the subsequent civil improvements phase, should this preliminary plat be approved. Preliminary plats result in little to no physical work onsite beyond boundary marking or minor investigation. Please let me know if you have anyfurther questions aboutthis application or process Kind regards, FL F EDM„ Tristan Sewell I Planner I he/him/his c City Hall 0 121 51h Ave. N I Edmonds WA 9 aN+ 425.771.0220 x1332 (office) 1425.218.7991 (mobile) _ Tristan Sewell()a FdmondsWA any t y4o planning Division- City ofE.dmonds. WA(edmonds-40-Vl E NOTICE: All emoils, and attachments, sent to and from the City of Edmonds ore public records and maybe subject to disclosure pursuant to the Public Recards Act (RCW 42.56) t U M From: Geoff McMahon <gpgm1959ralgmaiLoom > tr Sent: Friday, August 30, 202412:33 PM Q To: Sewell, Tristan <tristan.sewell0edmondswa.eov> Cc: Deborah VanDerhei <deh vanderhp OemaiI rom>; Chris Cooley <Cooleylla winderme om> 3 Subject: 18500 High St Notice of Development, PLN2024-0040 P. IYou dov't often get meilfrom eToemlese(g)S .,tp�_. why tM1i<i=' Tristan, My wife and I are residents of the High St. neighborhood affected by the proposed development. We offer the following comments/concerns about the information included in the Notice of Development.. Please reach out if you have any questions about the information below. 1. Water Pressure- Low water pressure has been an issue in the neighborhood for many years. Current static pressure is barely above 40 psigas measured at our High St. residence. This situation will no doubt get worse with the load on the system imposed by the additional 6 houses. It was our understanding from previous discussions with the City of Edmonds that if this property were to be developed another graded connection to the municipal system would be required to provide the appropriate capacity and address the pressure issues. 2. Please identify any impacts to existing trees, wildlife, plants and materials on the west side of High Street caused by the new proposed paving. 3. What are the anticipated impacts to the electrical service in the neighborhood? 4. We are concerned about the increased car traffic in and out of the cut de sac given the number of children playing in the neighborhood. We would like to see some sort of traffic control - stop sign, speed bump, etc., just south of the entrance to the cut de sac where the new paving is proposed. 5. The Large existing Western Red Cedar in the northwest corner of the site is an iconic and important tree in the neighborhood for both residents and for the dozens of Edmonds residents who pass by on a daily basis on their way to and from Hutt Park. It supports wildlife including local eagles and osprey who sit in the upper branches when hunting and smaller birds for nesting and roosting. The removal of that tree would be a significant Loss to our local citizens as wait as to wildlife. It appears that by relocating the proposed storm detention vault from its current position to the north side of the site (as indicated below) and shifting lots land 2 to the south would provide a reasonable accommodation to maintain this important fixture in the neighborhood. Packet Pg. 287 1.a NE 14, SEC13, TWP 27N, RGE 3E, W.M. 0 0 Existing Western Red Cedar FEF— Regards Geoff McMahon 206 250 3439 _ Relocate detention vault to the north a E E L 0 U- .S E a Cn T x 0 O uO CO 0 O O N O N Z J a c d E w a 3 0 0_ d CU r Cn 0 v O 0 le N O N Z J a c m E U a Packet Pg. 288 1.a From: Leigh -Ann Hafford To: Sewell, Tristan Subject: Comments regarding Preliminary Formal Subdivision - Type III -A Permit Seven -lot conservation long plat @ 18500 High St. PLN2024-0040 Date: Wednesday, August 28, 2024 3:49:16 PM Attachments: 18500 High street.odf IYou don't often get email from lahafford@gmail.com. Learn why this is important From: Leigh -Ann and Thomas Hafford, 18425 High Street lahafford gmail.com (206) 954-8631 tomkeihaf&gmail.com (206) 954-7986 Comments regarding Preliminary Formal Subdivision - Type III -A Permit Seven -lot conservation long plat @ 18500 High St. PLN2024-0040 The comments below may or may not be relevant to the application at this stage and therefore may not be in the current purview. However, we wish this information to be on record and with public access as they may be pertinent at a later point. • Fire • One fire hydrant on north end of property which is inadequate for current houses, let alone six additional. Extreme risk during summer construction. • • Private Road on North Side of 18500 • This road is a private road whose maintenance is the responsibility of the six houses on the upper east side of 18500. • Concern over construction traffic, worker traffic, utilizing this road with possible wear and tear or damage. • Concern for emergency access of fire and other emergency services due to construction traffic / blocking access to this road. • Traffic • The application documents state a small volume of additional peak -hour traffic, yet with six new houses the potential for twelve -plus additional vehicles appears to be inconsistent. The possibility of a much greater volume is likely, given the number of vehicles at the current homes in the area. • Residents • Documents state an average 3.1 inhabitants per house. Question how this number is determined given the potential for four -plus people to live in these single-family homes. • High Street Road -Widening and Sidewalks • As the public right-of-way will be widened from its existing status, this likely will involve additional loss of greenery and trees. Has this been accounted for in the studies? • In addition, sidewalks that the city requires will drastically alter the beautiful and unique feel of the neighborhood. They are completely unnecessary and unwanted and will result in even more loss of greenery. As it's not a through -road, it seems highly unnecessary. • The dollars that would be spent on sidewalks could be reallocated to somewhere where sidewalks are wanted and essential. • Is it possible instead for sidewalks to be bermed/ verged or consistent with current look, possibly saving some of the existing greenery/trees? • Access • With only one access in and out of this area, what mitigation will be in place to prevent blockage to current residents by both construction traffic and workers' vehicles? Packet Pg. 289 1.a • Wildlife • The study appears to show minimal wildlife on the property, yet the following have been noted in, on, and around the property in the last few years: • Hawks, eagles, owls, deer, coyotes, mountain beavers, and a variety of smaller birds. • Storm Drain • Will the existing stormwater drains on the private road be impacted by changes to the drain on the subject property? One or more of these were installed after flooding in the area in the 1990s? Leigh -Ann Hafford lahafford@gmail.com 206-954-8631 N c d E t M r r Q Packet Pg. 290 1.a Comments regarding Preliminary Formal Subdivision - Type III -A Permit Seven -lot conservation long plat @ 18500 High St. PLN2024-0040 From: Leigh -Ann and Thomas Hafford, 18425 High Street lahafford@gmail.com (206) 954-8631 tomkeihaf@gmail.com (206) 954-7986 The comments below may or may not be relevant to the application at this stage and therefore may not be in the current purview. However we wish this information to be on record and with public access as they may be pertinent at a later point. • Fire • One fire hydrant on north end of property which is inadequate for current houses, let alone six additional. Extreme risk during summer construction. Private Road on North Side of 18500 • This road is a private road whose maintenance is the responsibility of the six houses on the upper east side of 18500. • Concern over construction traffic, worker traffic, utilizing this road with possible wear and tear or damage. • Concern for emergency access of fire and other emergency services due to construction traffic / blocking access to this road. • Traffic • The application documents state a small volume of additional peak -hour traffic, yet with six new houses the potential for twelve -plus additional vehicles appears to be inconsistent. The possibility of a much greater volume is likely, given the number of vehicles at the current homes in the area. • Residents • Documents state an average 3.1 inhabitants per house. Question how this number is determined given the potential for four -plus people to live in these single-family homes. s • High Street Road -Widening and Sidewalks • As the public right-of-way will be widened from its existing status, this likely will involve Q additional loss of greenery and trees. Has this been accounted for in the studies? 3 • In addition, sidewalks that the city requires will drastically alter the beautiful and unique 0 feel of the neighborhood. They are completely unnecessary and unwanted and will result in even more loss of greenery. As it's not a through -road, it seems highly unnecessary. M • The dollars that would be spent on sidewalks could be reallocated to somewhere where sidewalks are wanted and essential. v� Is it possible instead for sidewalks to be bermed/ verged or consistent with current look, possibly saving some of the existing greenery/trees? c • Access • With only one access in and out of this area, what mitigation will be in place to prevent blockage to current residents by both construction traffic and workers' vehicles? • Wildlife • The study appears to show minimal wildlife on the property, yet the following have been noted in, on, and around the property in the last few years: • Hawks, eagles, owls, deer, coyotes, mountain beavers, and a variety of smaller birds. • Storm Drain • Will the existing stormwater drains on the private road be impacted by changes to the drain on the subject property? One or more of these were installed after flooding in the area in the 1990s? Packet Pg. 291 1.a From: Mary Hamilton To: Sewell, Tristan Subject: Comments regarding Preliminary Formal Subdivision - Type III -A Permit Seven -lot conservation long plat @ 18500 High Street, PLN2024-0040 Date: Friday, August 30, 2024 1:04:35 PM You don't often get email from mary@bollah.com. Learn why this is important Comments regarding Preliminary Formal Subdivision - Type III -A Permit Seven -lot conservation long plat @ 18500 High Street, PLN2024-0040 Comments submitted by Lee and Mary Hamilton lee a bollah.com 425-922-1396 mary&bollah.com 206-992-4529 As residents on High Street we would like our comments regarding the development at 18500 High Street to be on the record. Traffic Traffic is already a concern with the current number of residents on High Street. The road is narrow with no sidewalks. Many residents park their vehicles along the road whichCD N makes getting through challenging. The application documents state that there will be a a small volume of additional peak -hour traffic. The average number of vehicles per household of the current homes is 3. Based on averages that will be an additional 18 a� vehicles, at a minimum. The impact of additional vehicle traffic both during construction s and once construction is complete is of great concern and needs to be addressed with residents. Q The upper part of High Street (northeast of the construction site) is a private road maintained by the 6 residents at the top of the hill. In 2002 our home at 18415 High St was built. The road was torn up badly by construction vehicles. My husband and I paid to have the road repaved. We've very concerned that construction vehicles for the 18500 development will cause damage to our private road. In the event of damage to the road, who is responsible for repairs? Will the City ensure that all damage will be repaired? Another concern is construction vehicles blocking the road. High Street is the only access to Olympic View Drive for all residents. I'm told that new sidewalks will be required by the city. As residents we do not want sidewalks. More trees and greenery will be removed for the sidewalks impacting the serenity of the street. Fire There is 1 fire hydrant on the north side of 18500 for all our homes. This is inadequate for the current residents. An additional 6 homes make it unacceptable. What plans are in Packet Pg. 292 1.a place for adequate access for water for the fire department. Wildlife The study shows a minimal amount of wildlife in the property however that is not accurate. In and around the property there are eagles, hawks, deer, racoons, a variety of squirrels, deer, owls, and many smaller birds. What is being done to minimize impact to wildlife? Water The property at 18500 High Street is notorious for flooding in heavy rain despite the storm drain on the street just north of the property. What measures are in place to ensure that the flooding doesn't impact both new and existing homes? We are concerned with the number of people that will move into the 6 new homes and the impact that will have on our lovely neighborhood. The statement suggests that it will be 3.1 persons per home but that seems very unrealistic. Mary Hamilton mary&bollah.com 206-992-4529 0 le 0 0 N O N Z J a c d E U w a Packet Pg. 293 1.a From: Geoff McMahon To: Sewell, Tristan Cc: Deborah VanDerhei; Chris Cooley Subject: 18500 High St Notice of Development , PLN2024-0040 Date: Friday, August 30, 2024 12:33:06 PM Attachments: image.pno IYou don't often get email from gpgm1959@gmail.com. Learn why this is important Tristan, My wife and I are residents of the High St. neighborhood affected by the proposed development. We offer the following comments/concerns about the information included in the Notice of Development.. Please reach out if you have any questions about the information below. 1. Water Pressure- Low water pressure has been an issue in the neighborhood for many years. Current static pressure is barely above 40 psig as measured at our High St. residence. This situation will no doubt get worse with the load on the system imposed by the additional 6 houses. It was our understanding from previous discussions with the City of Edmonds that if this property were to be developed another gridded connection to the municipal system would be required to provide the appropriate capacity and address the pressure issues. 2. Please identify any impacts to existing trees, wildlife, plants and materials on the west side of High Street caused by the new proposed paving. 3. What are the anticipated impacts to the electrical service in the neighborhood? U) 4. We are concerned about the increased car traffic in and out of the cul de sac given the number of children playing in the neighborhood. We would like to see some sort of traffic 0 control - stop sign, speed bump, etc., just south of the entrance to the cul de sac where the a new paving is proposed. 5. The large existing Western Red Cedar in the northwest corner of the site is an iconic and important tree in the neighborhood for both residents and for the dozens of Edmonds residents who pass by on a daily basis on their way to and from Hutt Park. It supports wildlife including local eagles and osprey who sit in the upper branches when hunting and smaller birds for nesting and roosting . The removal of that tree would be a significant loss to our local citizens as well as to wildlife. It appears that by relocating the proposed storm detention vault from its current position to the north side of the site (as indicated below) and shifting lots 1 and 2 to the south would provide a reasonable accommodation to maintain this important fixture in the neighborhood. Packet Pg. 294 1.a NE 114, SEC13, TWP 27N, RGE 3E, W.M. 0 _________.._____ Existing Western Red Cedar Relocate detention vault to the north Regards Geoff McMahon 206 250 3439 Packet Pg. 295 1.a From: Murphy, Mike To: Sewell, Tristan Subject: File # PLN2024-0040 Date: Friday, August 30, 2024 4:11:01 PM IYou don't often get email from mike.murphy@hubinternational.com. Learn why this is important Attn: Tristan Sewell, Planner, City of Edmonds Dear Mr. Sewell: Michael and Sharon Murphy, owners of the property at 18418 High St, provide the following comments regarding the proposed subdivision development by High Street LLC, under file # PLN 2024-0040. Our property/residence is the last home on High Street before entrance to the = development property and the existing residence on the development property, we are ul located directly across High Street from the property where new homes will be built.Co Our residence was built around 1996 and the existing driveway, landscaped island, and c underground irrigation system for the island and each side of the driveway entrances le have existed since then. One would assume the location of the above was approved then by the existing city planning department, as respects its proximity to High St. These N improvements have apparently now existed for nearly 30 years, with no objections from z the City. a Review of the plans for the proposed subdivision development are unclear, but the ultimate location and width of High Street along our area, once completed, could very well eliminate the entire driveway island and reduce by as much as half or more the existing length of our driveway, as well as result in the demolition and relocation of the M underground irrigation system. We presently have 2 full-time residents and 2 part-time a residents (college students) in our home with 4 cars coming and going, even with a 2 car 3 garage, elimination of that much of our driveway will make it very difficult to manage c parking vehicles in such a short driveway. It would seem a shift of the resulting street towards the side where the new homes will be constructed, perhaps with the width of the street being limited given it will be co accommodating a limited number of residences and will not provide nonresident traffic Q access through to another street, would be an acceptable solution with respect to existing g home owners on that stretch of High St. N The other street on the north side of the development property which runs up the hill to N the residences above, is a private road. Assuming the owners of that road may very well not grant access from that street to the property for construction vehicles, that a construction traffic will be directed on to High St in front of residences directly a opposite from the construction. We hope careful consideration will be given to where r construction vehicles will access the property, hopefully they can enter and exit close to the intersection of High St and the private road, so we and our neighbors can have a reasonable daily exit from and access to our residences. We appreciate the opportunity to offer our comments for consideration, and look forward to clarification relating to our observations. We also look forward to welcoming new neighbors into our neighborhood, and provide our comments so the quality and best attributes of our Packet Pg. 296 1.a neighborhood are preserved. Hopefully all our neighbor's questions and concerns will be addressed and resolved to everyone's satisfaction. Thank you for the opportunity to comment. Regards, Mike and Sharon Murphy (425) 678-0731 Mssjm@comcast.net 21 Packet Pg. 297 1.a From: OLAF VANLUENEN To: Sewell, Tristan Subject: Fwd: Planning Department PLN20240040 Date: Friday, August 30, 2024 3:47:16 PM [You don't often get email from ovanluenen@aol.com. Learn why this is important at https://aka.ms/LearnAboutSenderldentification ] > This is concerning the development plan on High Street. > Widening of High Street. Exactly where does that start and end? Likely within the development lines. > The increase in traffic on High street is a big concern. From High Street to Olympic View Drive there are blindspots northbound and southbound due to the limited visability. Having > (per the developer) 47 more car round -trips a day is a huge increase. Poor visibility on High St and no center line around a blind curve and people turning into 183rd PI SW are current problems that will be increased with this development. > The concern for the eagles nesting in Hutt Park and in the trees close to the development. There are restrictions and limitations for cutting trees around eagles. > The concern about water pressure coming up High Street. How will it impact the rest of the houses? > Thank you, > Olaf Van Luenen 9232 183pl sw U) d E t M r r Q Packet Pg. 298 1.a From: SUSAN YOUNG To: Sewell, Tristan Subject: Land Use Application #1488715 Date: Thursday, August 29, 2024 2:59:26 PM You don't often get email from susanedmn3@comcast.net. Learn why this is important Attn: Planning Dept. I would like to be noted regarding some concerns I have about the above mentioned proposed development. Our community on High Street is accessed by the road entrance from Olympic View Drive. The road services an adequate number at present to go into and out of our development. Increased traffic will congest the road and make it more difficult for emergency as well as daily traffic to flow freely. Also, it should be noted that the road along the northern edge of the land in question for construction is a private road. It too being the only available road for the residents to access their homes and receive services. If construction should occur, it would be imperative that this road not be used for any construction vehicles, parking, nor blocked at any time. The study also noted that there would be little to no affect on the wildlife in the area. The park and surrounding green belt areas are home to nesting eagles, hawks, owls, coyotes, and many bird species. A more thorough study would be advisable before proceeding with development. Thanking you for acknowledging my concerns, Susan Young 18411 High St. Edmonds, WA 98020 Packet Pg. 299 1.a `nC. I S91 NAME OF APPLICANT: DATE OF APPLICATION: DATE OF COMPLETENESS DATE OF NOTICE: FILE NO.: PROJECT LOCATION: PROJECT DESCRIPTION: REQUESTED PERMIT: OTHER REQUIRED PERMITS REQUIRED STUDIES: EXISTING ENVIRONMENTAL DOCUMENTS: CITY OF EDMONDS NOTICE OF PUBLIC HEARING AND SEPA THRESHOLD DETERMINATION Chris Lyon, High Street LLC May 21, 2024 July 30, 2024 January 23, 2025 PLN2024-0040 18500 High St. Application for preliminary formal conservation subdivision. The site is zoned Single -Family Residential (RS-12). Preliminary formal plat - Type III -A decision by the Hearing Examiner. Reviewed using the criteria of ECDC 20.75.085. Information on this application can be viewed at the Planning & Development Department, 121 5th Ave. N, Edmonds, WA 98020, www.edmondswa.aov/developmentnotices, or via the QR code above. Search for PLN2024-0040. Civil improvements, final plat, residential building permits Critical Areas Report CRA2024-0068 SEPA: The responsible official has reviewed the proposed project for probable adverse environmental impacts issued a Determination of Nonsignificance (DNS) pursuant to the State Environmental Policy Act. This may be your only opportunity to comment on the environmental impacts of the proposal. The proposal may include mitigation measures under the applicable codes, and the project review process may incorporate or require mitigation regardless of whether an EIS is prepared. View the threshold determination via the development notices link above. PUBLIC HEARING: 3 pm on Thursday, February 13, 2025 Brackett Room, City Hall, 121 5th Ave. N Or join the Zoom meeting at: https://edmondswa- gov.zoom. us/j/87322872194?pwd=WFdxTWJIOmxITG9LZkc3KOhuS014OT09 Or via phone by dialing (253) 205-0468 Meeting ID: 873 2287 2194 Password: 007978 CITY CONTACT: Tristan Sewell, Planner (425) 771-0220 Tristan. Sewell@ EdmondsWA.gov PUBLISH: January 23, 2024 c d E s c� Q 3 0 a d �a co 0 0 0 v N O N Z J a m E t c� w Q Packet Pg. 300 City of Edmonds PLN2024-0040 185TH P- I ki Ll A, A N A 188TH ST SW a g' 1 = 1- 3,328 O m 277.36 554.7 Feet 413.0 This ma is a user generated static output from an Internet mapping 4,957 p f B p pp g site and is reference only. Data layers that appear on this map may or may not be accur� iS_1984_Web-Mercator _Auxiliary -Sphere current, or otherwise relial -ity of Edmonds THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTII 1.a 00 .� 5i2 ti E IL Legend = 0 ReZones O PRD � 00 Ro W r Zoning O RS-6 O O RS-8 14 N RS-10 N Z RS-12 J L7 RSW-12 d RS-20 N E] C RS-MP d RM-3 t C1 RM-2.4 r Q ■ RM-1.5 RM-EW 3 BD1 Q Q BD2 4) BD3 +\ BD4 BD5 Q +\ OR p WMU 4 N BP N z BN J a ® FVMU r BC d Notes �a High Street Preliminary Formal I Q Subdivision Packet Pg. 301 1 1.a File No.: PLN2024-0040 Applicant: Chris Lyon DECLARATION OF POSTING On the 23rd day of January 2025, the attached Notice of Application was posted at the City of Edmonds Council Chambers/Public Safety Complex and Planning & Development Department, as well as on the City's website. I, Tristan Sewell, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 24th day of January 2025, at Edmonds, Washington. jln v Signed: Packet Pg. 302 1.a File No.: PLN2024-0040 Applicant: Chris Lyon, High Street LLC Notice of Public Hearing and SEPA Threshold DECLARATION OF MAILING On the 23rd day of January 2025, the attached Notice of Application was mailed by the City as prescribed by Ordinance to property owners within 300 feet of the site that is the subject of this application. I, Heather Lakefish, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 23rd day of January 2025, at Edmonds, Washington. Signed: —Ivql--��- Packet Pg. 303 1.a CITY OF EDMONDS NOTICE OF PUBLIC HEARING •.ii AND SEPA THRESHOLD ... ...... :,••, ::.: DETERMINATION ,tic. I. gcw NAME OF APPLICANT: Chris Lyon, High Street LLC DATE OF APPLICATION: May 21, 2024 DATE OF COMPLETENESS: July 30, 2024 DATE OF NOTICE: January 23, 2025 FILE NO.: PLN2024-0040 PROJECT LOCATION: 18500 High St. PROJECT DESCRIPTION: Application for preliminary formal conservation subdivision. The site is zoned Single -Family Residential (RS-12). REQUESTED PERMIT: Preliminary formal plat - Type III -A decision by the Hearing Examiner. Reviewed using the criteria of ECDC 20.75.085. Information on this application can be viewed at the Planning & Development Department, 121 5th Ave. N, Edmonds, WA 98020, www.edmondswa.gov/developmentnotices, or via the QR code above. Search for PLN2024-0040. OTHER REQUIRED PERMITS: Civil improvements, final plat, residential building permits REQUIRED STUDIES: Critical Areas Report EXISTING ENVIRONMENTAL CRA2024-0068 DOCUMENTS: SEPA: The responsible official has reviewed the proposed project for probable adverse environmental impacts issued a Determination of Nonsignificance (DNS) pursuant to the State Environmental Policy Act. This may be your only opportunity to comment on the environmental impacts of the proposal. The proposal may include mitigation measures under the applicable codes, and the project review process may incorporate or require mitigation regardless of whether an EIS is prepared. View the threshold determination via the development notices link above. PUBLIC HEARING: 3 pm on Thursday, February 13, 2025 Brackett Room, City Hall, 121 5th Ave. N Or join the Zoom meeting at: https: //edmondswa- gov.zoom.us/j/87322872194?pwd=WFdxTWJIOmxITG9LZkc3KOhuS014QT09 Or via phone by dialing (253) 205-0468 Meeting ID: 873 2287 2194 Password: 007978 CITY CONTACT: Tristan Sewell, Planner (425)771-0220 Tristan.SeweIICcbEdmondsWA,gov PUBLISH: January 23, 2024 Packet Pg. 304 1.a City of Edmonds PLN2024-0040 .. 1 gores` , •('1�. •6 ,• ° Cl d" % f-4++ t 1. t W. + I + re,iP '', •C • 5 l ' l /:n Y •"•� - 1' v -! 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Data layers that appear on this map may or may not be accurate, WGS-1984 Web -Mercator Auxiliary -Sphere current, or otherwise reliable. © City of Edmonds THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTION L . C Qi L , d 0.9 Vi t Legend ® ReZones PRE) Ro W Zoning RS-6 RS-8 RS-10 RS-12 RSW-12 RS-20 Ej RS-MP RM-3 RM-2 4 ■ RM-1.5 RM-EW B01 BD2 BD3 BD4 9•^ BD5 8�16 OR - WMU BP BN ® FVMU BC Notes High Street Preliminary Formal Subdivision Packet Pg. 305 1.a L-J MEMORANDUM ENGINEERING MEMO OF COMPLIANCE Date: November 15, 2024 To: Tristan Sewell, Planning Division From: Jeanie McConnell, Engineering Division Bertrand Hauss, Transportation Engineer Subject: PLN2024-0040, High St 7-lot Plat o LO 18500 High St o 0 0 Engineering has reviewed the preliminary plat application for the High Street Plat at 18500 High St. The information provided indicates general engineering feasibility. As part of the `0 N preliminary plat review, requirements regarding development of the property and adjacent Z public infrastructure were determined. a c Street Right -of -Way Dedication: E E High Street, a public road, will be extended to the south to serve the subject development. The road extension, including a cul-de-sac, will be dedicated to the public as street right -of- a way. Lot and Street Layout and Sidewalks: The subject property is located at the southerly dead end of High Street. Access to all 7 lots in the subject development shall be from High Street, a public road. Edmonds Community Development Code (ECDC) Chapter 18.90 regulates the construction of sidewalks to ensure implementation of the comprehensive sidewalk plan. The Comprehensive Sidewalk Plan map does not show a requirement for sidewalks on High Street. In addition, ECDC 18.90.030 states that sidewalks are not required in the RS-12 zone. Therefore, sidewalks are not required adjacent to the subject property along High Street. The City's Transportation Engineer has reviewed the intersection of High Street and 183rd PI SW and concluded that no intersection enhancements will be required. Based on ITE Land Use Trip Generation Manual (11th Edition), a SFR generates approximately (9) daily trips. Considering a total of (6) SFR's are being added along this street (converting from 1 SFR to 7 City of Edmonds Packet Pg. 306 1.a SFR), the traffic volumes will increase by about 54 new trips per day. Currently, this stretch of High St / 183rd PI. SW has about 20 dwelling units, generating about 180 daily trips when applying the same daily trip assumption. As such, the traffic volumes will increase from 180 daily trips to 230 daily trips. This is about a 25% increase throughout the day, which equates to very limited impact on hourly volumes since volumes are spread throughout the day. In addition, speeds entering the intersection are also low due to small length of each road segment. The City's evaluation indicates this proposed development won't impact the intersrection of High St. and 183rd PI SW and therefore, no intersection enhancements are required. The intersection of High Street and Olympic View Drive was also reviewed by the City's Transportation Engineer for any sight distance concerns. It has been concluded that the development won't have any impacts on intersection sight distance. The sight distance issues at this intersection are existing due to roadway curvature on both sides of the street (looking north and south). The only way to improve this concern is through major roadway reconstruction by aligning the roadway, which would require ROW acquisition from private residential properties and potential home relocation. This option is simply infeasible. As part of the 2024 Traffic Calming Program, a petition form was submitted for the inclusion of Traffic Calming Devices along OVD from High St. to 76th Ave. W. The selection of which c stretches will be funded in 2025 is still being evaluated (to be determined in December N N 2024). If selected, traffic calming devices would be installed along this stretch and the z vehicle speed reduction would create safer access conditions since necessary sight distance a would be reduced. Speed tables were installed in 2024 as part of the 2023 Traffic Calming Program (just south of High St). Even though those are not yet permanent (to be determined following a post installation resident survey results), those might have already improved the s access with lower vehicle speeds, especially in the northbound direction. a Q Improvements: Improvements within the public right-of-way are regulated by Edmonds Community Development Code Title 18. Public: • High Street, adjacent to the subject development, is partially improved. High Street will need to modified and/or constructed to meet City code and standards as a condition of development. This will include widening of travel lanes, extension of the road and installation of street lights and storm drainage features. • The public water and sewer mains will need to be extended to serve the new plat. • The details of these requirements will be established during the civil construction plan review phase of the subject subdivision. • Water and sewer availability certificates have been completed fo the proposed development. Packet Pg. 307 1.a Private: • Edmonds Community Development Code (ECDC) Chapter 18.80.060 regulates the construction of driveways. Driveway slopes shall not exceed 14 percent and the current proposal indicates driveway slopes of less than 14 percent. • Edmonds Community Development Code (ECDC) Chapter 18.80.070 regulates the construction of streets. Street slopes shall not exceed 12 percent and the current proposal indicates a street slope of less than 12 percent. Public Comments: Several comment letters were received from residents along High Street regarding access and utility concerns. With regards to access to the proposed development, High Street will be extended to the south and will be dedicated to the public as street right-of-way. The proposed road as shown on the preliminary plans is consistent with the minimum Engineering and Fire Department code requirements. Following preliminary plat approval and during the subsequent civil plan review phase of the project, the city will ensure compliance is met with regards to road layout and construction standards. The City's Transporation Engineer has reviewed the proposed plat development and as concluded above, no intersection enhancements will be required at the intersection of High Street and 183rd PI SW. Sight distance concerns at the intersection of High Street and Olympic View Drive are also addressed above. Utility improvements will also be reviewed for compliance with City codes and standards during the civil plan review phase of the project. The residents concerns have been noted with regards to low water pressure. s Stormwater management will be required with the proposed development and the Q preliminary design includes construction of a detention vault on private property. Catch 3 basins will be installed in High Street, within the public road extension, as needed to ensure n collection of stormwater runoff from the plat road. In addition, all new impervious surface areas constructed on individual lots will discharge to the plat stormwater management system. N Please find attached the Engineering Requirements for the subject development. The applicant will be required to satisfy these requirements as a condition of plat approval. In advance of obtaining final plat approval from the Planning Division, the applicant will be required to submit civil construction plans addressing all plat conditions. Packet Pg. 308 1.a • Civil plans are to be submitted electronically through MyBuildingPermit.com. Contact engineeringpermits@edmondswa.gov with any questions related to this submittal process. A civil plan review fee is to be paid at the time of submittal. Currently the civil construction plan review fee for plats is $5333. Upon submittal of civil construction plans you will be prompted to make payment so review of the project can commence. Thank you. 0 0 0 N 0 N Z J a c d E w a Packet Pg. 309 1.a SEPA ENVIRONMENTAL CHECKLIST Purpose of checklist Governmental agencies use this checklist to help determine whether the environmental impacts of your proposal are significant. This information is also helpful to determine if available avoidance, minimization, or compensatory mitigation measures will address the probable significant impacts or if an environmental impact statement will be prepared to further analyze the proposal. Instructions for applicants This environmental checklist asks you to describe some basic information about your proposal. Please answer each question accurately and carefully, to the best of your knowledge. You may need to consult with an agency specialist or private consultant for some questions. You may use "not applicable" or "does not apply" only when you can explain why it does not apply and not when the answer is unknown. You may also attach or incorporate by reference additional studies reports. Complete and accurate answers to these questions often avoid delays with the SEPA process as well as later in the decision -making process. The checklist questions apply to all parts of your proposal, even if you plan to do them over a period of time or on different parcels of land. Attach any additional information that will help describe your proposal or its environmental effects. The agency to which you submit this checklist may ask you to explain your answers or provide additional information reasonably related to determining if there may be significant adverse impact. Instructions for lead agencies Please adjust the format of this template as needed. Additional information may be necessary to evaluate the existing environment, all interrelated aspects of the proposal and an analysis of adverse impacts. The checklist is considered the first but not necessarily the only source of information needed to make an adequate threshold determination. Once a threshold determination is made, the lead agency is responsible for the completeness and accuracy of the checklist and other supporting documents. Use of checklist for nonproject proposals For nonproject proposals (such as ordinances, regulations, plans and programs), complete the applicable parts of sections A and B, plus the Supplemental Sheet for Nonproject Actions (Part-W. Please completely answer all questions that apply and note that the words "project," "applicant," and "property or site" should be read as "proposal," "proponent," and "affected geographic area," respectively. The lead agency may exclude (for non -projects) questions in "Part B: Environmental Elements" that do not contribute meaningfully to the analysis of the proposal. SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 1 of 15 0 0 0 N 0 N Z J a c E a Packet Pg. 310 1.a A. Background Find help answering background questions 1. Name of proposed project, if applicable: 18500 High St Edmons WA, 98020 2. Name of applicant: High St, LLC 3. Address and phone number of applicant and contact person: Applicant/Contact: 320 Dayton St Ste 101 Edmonds WA 98020; Chis Lyon (425) 673-5229 4. Date checklist prepared: May 14, 2024 5. Agency requesting checklist: City of Edmonds 6. Proposed timing or schedule (including phasing, if applicable): No phasing; construction starting upon plan approval, estimated Winter/Spring of 2026 7. Do you have any plans for future additions, expansion, or further activity related to or connected with this proposal? If yes, explain. M 8. List any environmental information you know about that has been prepared, or will be prepared, directly related to this proposal. SEPA checklist, Stormwater Report, SWPPP, Geotechnical report, and Critical Areas report 9. Do you know whether applications are pending for governmental approvals of other proposals directly affecting the property covered by your proposal? If yes, explain. WADOE Stormwater Construction Permit. 10. List any government approvals or permits that will be needed for your proposal, if known. Preliminary Plat, Civil and Grading Permit Plan Approvals, Detention Vault Building Permit, WADOE Stormwater Construction Permit, Final Plat, and individual Building Permits. SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 2 of 15 Packet Pg. 311 1.a 11. Give a brief, complete description of your proposal, including the proposed uses and the size of the project and site. There are several questions later in this checklist that ask you to describe certain aspects of your proposal. You do not need to repeat those answers on this page. (Lead agencies may modify this form to include additional specific information on project description.) We are proposing a residential 7 lot subdivision on a site that totals 3.3 acres. 12. Location of the proposal. Give sufficient information for a person to understand the precise location of your proposed project, including a street address, if any, and section, township, and range, if known. If a proposal would occur over a range of area, provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity map, and topographic map, if reasonably available. While you should submit any plans required by the agency, you are not required to duplicate maps or detailed plans submitted with any permit applications related to this checklist. Site Address: 18500 High Street, Edmonds, WA 98020 Tax Parcel Numbers: 00434600004304 and 00434600004202. NE % of Section 13 T 27N R 3 E WM B. Environmental Elements 1. tart Find help answering earth questions a. General description of the site: Circle or highlight one: Flat, rolling, hilly, steep slopes, mountainous, other: Rolling hilly with steep slopes along south and west boundaries; steep slopes to the east. b. What is the steepest slope on the site (approximate percent slope)? Approximately 70%. c. What general types of soils are found on the site (for example, clay, sand, gravel, peat, muck)? If you know the classification of agricultural soils, specify them, and note any agricultural land of long-term commercial significance and whether the proposal results in removing any of these soils. Alderwood-Everette type soils. Please refer to the March 2024 Geotechnical report of the site from Earth Solutions NW LLC for more detailed information. d. Are there surface indications or history of unstable soils in the immediate vicinity? If so, describe. No; See geotechnical report evaluating onsite and adjacent steep slopes 0 0 0 N 0 N Z J a c a� E w a SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 3 of 15 Packet Pg. 312 1.a e. Describe the purpose, type, total area, and approximate quantities and total affected area of any filling, excavation, and grading proposed. Indicate source of fill. Grading will be with onsite materials except some imports for structural fill, gravel and compost. Any historic fill with unsuitable compact on -site soils will be removed or reconditioned as necessary. The approximate Grading quantities will be 1,300 CY fill and 1,300 CY cut. f. Could erosion occur because of clearing, construction, or use? If so, generally describe. There is risk of erosion to potentially exposed soils during construction, and uncontrolled or concentrated runoff to adjacent steep slopes. g. About what percent of the site will be covered with impervious surfaces after project construction (for example, asphalt or buildings)? Approx 30% of the site will be covered in impervious surfaces. h. Proposed measures to reduce or control erosion, or other impacts to the earth, if any. 0 City/DOE Best Management Practices will be employed with Construction. TESC plan and SWPPP c will prepared for anticipated project conditions. c N Z J a 2. Air Find help answering air questions c a. What types of emissions to the air would result from the proposal during constructionLoperation, E and maintenance when the project is completed? If any, generally describe and give approximate quantities if known. a During construction activities, there would be increased exhaust and dust particle emissions to the ambient air. Objectionable odors could be caused by the roofing of homes or the paving of roadways and driveways. After construction, the principal source of pollution would be exhaust from vehicular traffic. The increase in automobiles associated with the development would contribute CO, NO and SO2 emissions to the ambient air. Fireplaces installed in homes would contribute emissions to the ambient air. b. Are there any off -site sources of emissions or odor that may affect your proposal? If so, generally describe. None known. c. Proposed measures to reduce or control emissions or other impacts to air, if any. Water will be used to control fugitive dust emissions during dry weather construction. Equipment will have in good operating order all vehicle emission control devices. Cars do have emission standards they have to meet. SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 4 of 15 Packet Pg. 313 1.a 3. Water Find help answering water questions a. Surface Water: Find help answering surface water questions 1. Is there any surface water body on or in the immediate vicinity of the site (including year-round and seasonal streams, saltwater, lakes, ponds, wetlands)? If yes, describe type and provide names. If appropriate, state what stream or river it flows into. There is an existing category F type stream in the southern boundary of the site. See project critical areas report for more information . 2. Will the project require any work over, in, or adjacent to (within 200 feet) the described waters? If yes, please describe and attach available plans. No work proposed within the adjacent stream; however, clearing and grading within 200 feet of the stream is proposed. 3. Estimate the amount of fill and dredge material that would be placed in or removed c 0 from surface water or wetlands and indicate the area of the site that would be affected. Indicate LO the source of fill material. 0 None proposed. o 0 N 0 N Z J a 4. Will the proposal require surface water withdrawals or diversions? Give a general description, N purpose, and approximate quantities if known. E No. w a 5. Does the proposal lie within a 100-year floodplain? If so, note location on the site plan. ; The proposed development area of the project does not lie within a 100-year floodplain. 6. Does the proposal involve any discharges of waste materials to surface waters? If so, describe the type of waste and anticipated volume of discharge. No. b. Ground Water: Find help answering ground water auestions 1. Will groundwater be withdrawn from a well for drinking water or other purposes? If so, give a general description of the well, proposed uses and approximate quantities withdrawn from the well. Will water be discharged to groundwater? Give a general description, purpose, and approximate quantities if known. Any alteration to the direction or rate of flow of ground water due to grading operations should be localized on -site. Release of groundwater onto adjoining properties would not vary from the present condition. SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 5 of 15 Packet Pg. 314 1.a 2. Describe waste material that will be discharged into the ground from septic tanks or other sources, if any (domestic sewage; industrial, containing the following chemicals...; agricultural; etc.). Describe the general size of the system, the number of such systems, the number of houses to be served (if applicable), or the number of animals or humans the system(s) are expected to serve. Wastewater will be discharged to the public sanitary sewer system (City of Edmonds). If found, any existing septic systems will be decommissioned per Health Department criteria. Any existing septic and drain -field onsite will be decommissioned per Health District requirements. c. Water Runoff (including stormwater): 1. Describe the source of runoff (including storm water) and method of collection and disposal, if any (include quantities, if known). Where will this water flow? Will this water flow into other waters? If so, describe. Through the construction of residences, roads and driveways; the existing runoff pattern would E be locally modified. Runoff from the project would be generated by building roofs, driveways, o walkways, and roadways. Runoff will be collected by the stormwater pipe system and directed to 00 an onsite stormwater detention facility. The project stormwater system will discharge to the City c stormwater system in High Street. The High Street stormwater system flows westerly to Olympic c View Drive and then south and eventually discharges to the Puget Sound. N 0 N 2. Could waste materials enter ground or surface waters? If so, generally describe. Z a Hydrocarbons from automobiles, herbicides, pesticides, and fertilizer excess from landscape areas. E 3. Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? If so, w describe. a On -site stormwater will be collected, detained(controlled), and released to the City's stormwater conveyance system in High Street that flows northerly. Existing site runoff that sheet flows north and west across neighboring properties will be reduced. The southern sub - basin drainage on the project site will be maintained. 4. Proposed measures to reduce or control surface, ground, and runoff water, and drainage pattern impacts, if any. Temporary erosion control devices would be installed during construction. After construction, storm water runoff will be collected and directed to detention/ retention (underground detention vault) facilities and water quality treatment (storm filters) by the storm drainage system. SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 6 of 15 Packet Pg. 315 1.a 4. Plants Find help answering plants questions a. Check the types of vegetation found on the site: ❑X deciduous tree: alder, maple, aspen, other ❑X evergreen tree: fir, cedar, pine, other ❑X shrubs ❑Xgrass ❑Xpasture 0 crop or grain ❑ orchards, vineyards, or other permanent crops. ❑ wet soil plants: cattail, buttercup, bullrush, skunk cabbage, other ❑ water plants: water lily, eelgrass, milfoil, other ❑ other types of vegetation b. What kind and amount of vegetation will be removed or altered? Existing vegetation (grass and trees) will be removed as necessary for roadway and building pads. c. List threatened and endangered species known to be on or near the site. None Known d. Proposed landscaping, use of native plants, or other measures to preserve or enhance vegetation on the site, if any. Urban landscaping (lawn, shrubs, trees) will be planted around the houses upon construction completion. Existing trees and native vegetation will be retained in open space areas along the west and north boundaries of the site. e. List all noxious weeds and invasive species known to be on or near the site. Himalayan blackberry. 5. Animal Find help answering animal questions a. List any birds and other animals that have been observed on or near the site or are known to be on or near the site. Examples include: • Birds: hawk heron, eagle songbirds other: • Mammals: deer, bear, elk, beaver, other: • Fish: bass, salmon, trout, herring, shellfish, other: b. List any threatened and endangered species known to be on or near the site. None Known SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 7 of 15 Packet Pg. 316 1.a c. Is the site part of a migration route? If so, explain. The Puget Sound Basin is part of the Pacific Flyway. d. Proposed measures to preserve or enhance wildlife, if any. Retention and planting of trees and landscape will provide habitat for urban wildlife upon project completion. e. List any invasive animal species known to be on or near the site. None Known 6. Fnergy And Natural Resnurces Find help answering energy and natural resource questions = 0 0 LO a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet the o completed project's energy needs? Describe whether it will be used for heating, manufacturing, c etc. 0 0 Electricity would be the primary source of heating, lighting and other household purposes N z J b. Would your project affect the potential use of solar energy by adjacent properties? If so, generally a describe. c a� E None known. w a c. What kinds of energy conservation features are included in the plans of this proposal? List other 3 proposed measures to reduce or control energy impacts, if any. The inclusion of energy conservation measures would be per the energy code and the choice of individual residents. 7. Environmental Health Find help with answering environmental health questions a. Are there any environmental health hazards, including exposure to toxic chemicals, risk of fire and explosion, spill, or hazardous waste, that could occur because of this proposal? If so, describe. 1. Describe any known or possible contamination at the site from present or past uses. a. Describe existing hazardous chemicals/conditions that might affect project development and design. This includes underground hazardous liquid and gas transmission pipelines located within the project area and in the vicinity. An accidental fuel or oil spill from construction equipment is possible, though highly unlikely SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 8 of 15 Packet Pg. 317 1.a b. Describe any toxic or hazardous chemicals that might be stored, used, or produced during the project's development or construction, or at any time during the operating life of the project. None known. c. Describe special emergency services that might be required. Only that associated with any single-family home and construction of the proposed infrastructure. d. Proposed measures to reduce or control environmental health hazards, if any. Conformance with Labor and Industries requirements and any other Health Dept. Standards. The project SWPPP as recommendation for spill prevention and control of potential hazardous materials used during construction. b. Noise o 1. What types of noise exist in the area which may affect your project (for example: c traffic, equipment, operation, other)? N 0 N Z None known. J a 2. What types and levels of noise would be created by or associated with the project on a short-term or a long-term basis (for example: traffic, construction, operation, other)? Indicate what hours E noise would come from the site)? a w a During permitted hours of work only, noise will be created by grading and excavation equipment 3 during development and saws and hammers from carpenters when building homes. There may be a increased ambient noise from the residential community by the increase in number of homes on the site. CU 3. Proposed measures to reduce or control noise impacts, if any. vn Construction work will be performed during allowed hours of operation only. Equipment will be in good working order. 8. Land and Shoreline Us' Find help answering land and shoreline use questions a. What is the current use of the site and adjacent properties? Will the proposal affect current land uses on nearby or adjacent properties? If so, describe. The site and adjacent properties are developed for residential use. Hutt Park, a small natural urban City park is located along the east boundary of the site. The proposed project will not change the current land use. SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 9 of 15 Packet Pg. 318 1.a b. Has the project site been used as working farmlands or working forest lands? If so, describe. How much agricultural or forest land of long-term commercial significance will be converted to other uses because of the proposal, if any? If resource lands have not been designated, how many acres in farmland or forest land tax status will be converted to nonfarm or nonforest use? No farming or forests uses of the site are known 1. Will the proposal affect or be affected by surrounding working farm or forest land normal business operations, such as oversize equipment access, the application of pesticides, tilling, and harvesting? If so, how? None known. c. Describe any structures on the site. One existing single family home and associated detached garage/shop. d. Will any structures be demolished? If so, what? 0 0 The detached garage/shop will be razed. c N O e. What is the current zoning classification of the site? J a RS-12 v, c a� f. What is the current comprehensive plan designation of the site? Single family - Resource a g. If applicable, what is the current shoreline master program designation of the site? None known. h. Has any part of the site been classified as a critical area by the city or county? If so, specify. There is an existing category F stream and steep slopes found on site along the south and westerly boundaries. i. Approximately how many people would reside or work in the completed project? Approximately 22 people (3.1 per household). j. Approximately how many people would the completed project displace? None, the existing house on site is proposed to remain. SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 10 of 15 Packet Pg. 319 1.a k. Proposed measures to avoid or reduce displacement impacts, if any. There are no anticipated displacements impacts. I. Proposed measures to ensure the proposal is compatible with existing and projected land uses and plans, if any. Proposal is consistent with Zone Code, Comprehensive Plan, and compatible with the existing surrounding uses. m. Proposed measures to reduce or control impacts to agricultural and forest lands of long-term commercial significance, if any. None proposed. 9. HOUSin Find help answering housing questions a. Approximately how many units would be provided, if any? Indicate whether high, middle, or low- income housing. Seven high to middle income housing units (6 net). b. Approximately how many units, if any, would be eliminated? Indicate whether high, middle, or low-income housing. None. c. Proposed measures to reduce or control housing impacts, if any. None. 10. Aesthetics Find hela answering aesthetics auestions a. What is the tallest height of any proposed structure(s), not including antennas; what is the principal exterior building material(s) proposed? The tallest height of any structure would be in accordance with the building code (current code limit is 25 feet). Exterior building materials are expected to be of wood and masonry. b. What views in the immediate vicinity would be altered or obstructed? None. c. Proposed measures to reduce or control aesthetic impacts, if any. Tree replacement planting will be provided to mitigate tree removal by the project. SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 11 of 15 Packet Pg. 320 1.a 11. Light and Glare Find help answering light and glare questions a. What type of light or glare will the proposal produce? What time of day would it mainly occur? There could be some glare from car mirrors and windows and windows from the homes Night lights on homes and from windows in homes at night would be increased. b. Could light or glare from the finished project be a safety hazard or interfere with views? None Known. c. What existing off -site sources of light or glare may affect your proposal? The same type of glare and light from the surrounding community would be seen, not likely impactful. d. Proposed measures to reduce or control light and glare impacts, if any. The types of community glare and light produced are typical to existing communities and growth and impacts are accounted for or are very marginal. 12. Recreation Find help answering recreation questions a. What designated and informal recreational opportunities are in the immediate vicinity? Hutt Park (City of Edmonds) exists on the easterly boundary of the site. Southwest County Park (Snohomish Park) is located about 0.6 miles northeast of the site. b. Would the proposed project displace any existing recreational uses? If so, describe. No existing recreation uses will be displaced. c. Proposed measures to reduce or control impacts on recreation, including recreation opportunities to be provided by the project or applicant, if any. None Known. 13. Historic and Cultural Preservation Find hela answerine historic and cultural preservation questions a. Are there any buildings, structures, or sites, located on or near the site that are over 45 years old listed in or eligible for listing in national, state, or local preservation registers? If so, specifically describe. None Known. SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 12 of 15 Packet Pg. 321 1.a b. Are there any landmarks, features, or other evidence of Indian or historic use or occupation? This may include human burials or old cemeteries. Are there any material evidence, artifacts, or areas of cultural importance on or near the site? Please list any professional studies conducted at the site to identify such resources. None Known. c. Describe the methods used to assess the potential impacts to cultural and historic resources on or near the project site. Examples include consultation with tribes and the department of archeology and historic preservation, archaeological surveys, historic maps, GIS data, etc. WISAARD website was researched for the application. d. Proposed measures to avoid, minimize, or compensate for loss, changes to, and disturbance to resources. Please include plans for the above and any permits that may be required. If any archaeological artifacts were discovered during construction, activity in that area 66 would be halted and the City would be contacted. c 0 0 N 14. Transportatic Find help with answering transportation questions z J a. Identify public streets and highways serving the site or affected geographic area and describe a proposed access to the existing street system. Show on site plans, if any. c W The site will be accessed by a new cul-de-sac road off of High Street. w b. Is the site or affected geographic area currently served by public transit? If so, generally describe. If a not, what is the approximate distance to the nearest transit stop? The closest community transit runs along Puget Drive/Olympic View Drive about one mile south of the site. c. Will the proposal require any new or improvements to existing roads, streets, pedestrian, bicycle, or state transportation facilities, not including driveways? If so, generally describe (indicate whether public or private). High Street (public) will be widened, and a new turnaround cul-de-sac street end will be constructed by the project. d. Will the project or proposal use (or occur in the immediate vicinity of) water, rail, or air transportation? If so, generally describe. SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 13 of 15 Packet Pg. 322 1.a e. How many vehicular trips per day would be generated by the completed projector proposal? If known, indicate when peak volumes would occur and what percentage of the volume would be trucks (such as commercial and nonpassenger vehicles). What data or transportation models were used to make these estimates? New trips will be generated by the six net new houses. About 47 new average daily trips; 4 new AM peak hour trips; and 6 new PM peak hour trips will be created by the new net 6 residences. AM peaks are projected to occur between 7AM and 9AM, and PM peaks are projected to occur between 4 PM and 6 PM. Less than 5% are anticipated to be trucks. ITE Trip Generation Manual was used to make these estimates. Will the proposal interfere with, affect, or be affected by the movement of agricultural and forest products on roads or streets in the area? If so, generally describe. No known affects. g. Proposed measures to reduce or control transportation impacts, if any. Traffic impact fees per City code will be paid to mitigate traffic impacts to the City's transportation system. CD 0 N O N 15 Piihlir Carvirr Find help answering public service questions z a a. Would the project result in an increased need for public services (for example: fire protection, N police protection, public transit, health care, schools, other)? If so, generally describe. E The proposal would place additional demands on public services; however, facilities are generally in place to handle these additional demands. a b. Proposed measures to reduce or control direct impacts on public services, if any. Mitigation impact fee payments for traffic, parks and utility connections will be made at building permit issuance. 16. Utilities Find help answering utilities auestions a. Circle utilities currently available at the site: electricity, natural gas water refuse service telephone sanitary sewer septic system, other: b. Describe the utilities that are proposed for the project, the utility providing the service, and the general construction activities on the site or in the immediate vicinity which might be needed. Electricity - Snohomish County PUD; Communications — Ziply and Comcast; Sanitary Sewer and Water- City of Edmonds; Natural Gas — Puget Sound Energy SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 14 of 15 Packet Pg. 323 1.a C. Signature Find help about who should sign The above answers are true and complete to the best of my knowledge. I understand that the lead agency is relying on them to make its decision. SEPA Responsible Offical Type name of signee: Rober Long, PE Position and agency/organization: RAM Engineering, Inc. Date submitted: 5/14/2024 0 0 0 N 0 N Z J a c d E w a SEPA Environmental checklist (WAC 197-11-960) January 2023 Page 15 of 15 Packet Pg. 324 1.a of EDk CITY OF EDMONDS SEPA ENVIRNMENTAL CHECKLIST COMMENTS PLANNING DIVISION Iryc. 189� 425.771.0220 IL �a DATE: January 16, 2025 E 0 FROM: Tristan Sewell, Planner Tristan. S ewell(a),Edmonds WA. gov RE: PLN2024-0040 E 18500 HIGH ST. 2 IL Preliminary Conservation Formal Plat co On behalf of the Planning Division, I have reviewed the SEPA Checklist for the proposed High a Street preliminary plat and have the following comments relative to the information provided by the applicant: o co A.6 and 7: As a preliminary plat, development of this lot into six more single-family dwellings requires future permits, which serve as project phases. Should the City approve the preliminary Q plat, the following permits would be required: civil improvements, final plat, and then associated o building and right-of-way permits. N N B. Lf, g, and h: Title 18 and Chapter 23.80 ECDC regulate erosion control requirements onsite. Z The City's Planning and Engineering divisions review for compliance. Refer to the geotechnical a report submitted to satisfy ECDC 23.40.090 for proposed erosion control. B.3.a.2: See the stream report submitted to satisfy ECDC 23.40.090. E B.4.d: See the site plan for proposed conservation areas pursuant to ECDC 20.75.048 and the tree retention and protection plan submitted pursuant to ECDC 23.10.060. a B.5.a: Both the applicant via the Environmental Checklist and public comments indicated the presence of bald eagles onsite and/or in the vicinity. The bald eagle is not on the State's list of threatened and endangered species and were removed from the federal list of endangered and threatened wildlife in 2007. However, bald eagles remain protected by the Bald and Golden Eagle Protection Act. B.5.e: As a known invasive urban species in Washington, one can presume the presence of eastern grayquirrels on or in the vicinity of the site. B.7.a. Lb: During the preliminary phase, no toxic or hazardous chemicals should be stored, used, or produced onsite. Later phases that involve physical work onsite and the ongoing residential use could expose the site to toxic or hazardous chemicals typically associated with residential development and use. B.7.b.2: Noise associated with construction activity as well as the resultant residential use are regulated by Chapter 5.30 ECC. B.8.b.1 and B.14.f. Agriculture and silviculture are not permitted uses within the vicinity. B.9.i: The City reviews the application for code compliance and will only approve a compliant Packet Pg. 325 1.a preliminary plat. As the application is not yet approved, its code compliance remains under review. B.13.a: The residence, built in 1959 per County records, is over 45 years old. ECDC 20.45.010 requires candidate structures be at least 50 years old (among other criteria), which this residence also satisfies. B.14.c: Engineering reviews the proposed right-of-way improvements to High Street, which has a 40' right-of-way, except at the corner of 183rd Pl. SW, where it widens to 50' for the length of one lot — 9228 183rd Pl. SE B.14.e: Engineering reviews traffic studies and assesses traffic impact fees on development proposals. B.15.a: The proposal must provide sufficient utilities and emergency response access, which Engineering and South County Fire review. Packet Pg. 326 1.a 4 of EDA, 0 s CITY OF EDMONDS r, goo 121 5TH AVENUE NORTH, EDMONDS, WA 98020 (425) 771-0220 DETERMINATION OF NONSIGNIFICANCE Description of proposal: Application for preliminary formal conservation subdivision. The site is zoned Single -Family Residential (RS-12). a M Proponent: Chris Lyon, High St. LLC E L Location of proposal, including street address if any: 18500 High St. Ui Lead agency: City of Edmonds The lead agency for this proposal has determined that it does not have a probable significant adverse E impact on the environment. An environmental impact statement (EIS) is not required under RCW m 43.21C.030 (2)(c). This decision was made after review of a completed environmental checklist and a other information on file with the lead agency. This information is available to the public on request. v) s The City of Edmonds has determined that the requirements for environmental analysis and protection a have been adequately addressed in the development regulations and comprehensive plan adopted under c chapter 36.70A RCW, and in other applicable local, state, or federal laws or rules, as provided by RCW Q 43.21C.240 and WAC 197-11-158 and/or mitigating measures have been applied that ensure no significant co adverse impacts will be created. c There is no comment period for this DNS. c This DNS is issued after using the optional DNS process in WAC 197-11-355. There is no c further comment period on the DNS. N z X This DNS is issued under WAC 197-11-340(2); the lead agency will not act on this proposal for a 14 days from the date below. Comments must be submitted by February 4, 2025. N Project Planner: Tristan Sewell, Planner Responsible Official: Mike Clugston, AICP, Planning Manager c� Contact Information: City of Edmonds 1 121 5th Avenue North, Edmonds WA 98020 1 425-771-0220 Q Date: January 17, 2025 Signature: XX Consistent with RCW 43.21C.495, adoption of ordinances, development regulations and amendments to such regulations, and other nonproject actions taken by a city consistent with the requirements of RCW 36.70A.680 and 36.70A.681 are not subject to administrative or judicial appeals. XX Posted on January 21, 2025, at City Hall and the Edmonds Public Safety Building. Published in the Everett Herald. Uploaded to the Department of Ecology's SEPA records portal. XX Distribute to "Checked" Agencies below. The SEPA Checklist, DNS, and any associated documents can be obtained online at httr)s://www.edmondswa.gov/services/Dublic involvement/public notices/development notices under permit number PLN2024-0040, by emailing the project planner (tristan.sewell@edmondswa.gov), or by calling the City of Edmonds at 425-771-0220. PLN2024-0040 High Street Preliminary Plat 1/17/25.SEPA Packet Pg. 327 1.a Distribution List: This DNS and SEPA checklist were distributed to the following: ❑ Applicant ❑ Parties of Record ❑ US Army Corps of Engineers ❑ US Fish and Wildlife © Puget Sound Energy © Snohomish PUD © Olympic View Water & Sewer ❑ Alderwood Water District ❑X Edmonds School District ❑ Port of Edmonds © South County Fire © Swedish Hospital © Community Transit pc: File No. PLN2024-0040 SEPA Notebook ❑X Dept. of Ecology ❑ Dept. of Ecology - Shorelands ❑X Dept. of Natural Resources ❑X Dept. of Commerce Z WSDOT ❑ WSDOT— Ferries ❑X Dept. of Fish & Wildlife ❑X Dept. of Health — Drinking Water 0 Dept. of Arch. & Historic Pres. ❑X Dept. of Parks and Rec. Commission ❑X Puget Sound Clean Air Agency ❑X Puget Sound Regional Council 0 Puget Sound Partnership 0 Tulalip Tribe ❑ City of Everett ❑X City of Lynnwood ❑X City of Mountlake Terrace ❑ City of Mukilteo ❑X City of Shoreline ❑X Town of Woodway ❑ Snohomish Co. Public Works ❑X Snohomish Co. PDS ❑X Snohomish Co. Health Dept. ❑ KingCounty-Transit ❑ King County— Environ. Planning ❑ Other PLN2024-0040 High Street Preliminary Plat 1/17/25.SEPA Packet Pg. 328