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2019-03-14 Hearing Examiner Agenda
�+ 0� L1UM0 Agenda Edmonds Hearing Examiner RNA COUNCIL CHAMBERS 250 5TH AVE NORTH, EDMONDS, WA 98020 MARCH 14, 2019, 3:00 PM CALL TO ORDER PUBLIC HEARING 1. The applicant is proposing demolishing the existing residence located approximately 5 - 6 feet from the top of a bluff and construct a new residence 35 feet from the top of a bluff. The subject property at 17901 Vista Del Mar is located within shoreline jurisdiction and subject to the requirements of the City of Edmonds' Shoreline Master Program as codified in Title 24 Edmonds Community Development Code (ECDC). The shoreline designation of the property is Shoreline. (File No. PLN20180071). ADJOURNMENT Edmonds Hearing Examiner Agenda March 14, 2019 Page 1 2.1 Hearing Examiner Agenda Item Meeting Date: 03/14/2019 The applicant is proposing demolishing the existing residence located approximately 5 - 6 feet from the top of a bluff and construct a new residence 35 feet from the top of a bluff. The subject property at 17901 Vista Del Mar is located within shoreline jurisdiction and subject to the requirements of the City of Edmonds' Shoreline Master Program as codified in Title 24 Edmonds Community Development Code (ECDC). The shoreline designation of the property is Shoreline. (File No. PLN20180071). Staff Lead: Kernen Lien Department: Planning Division Prepared By: Kernen Lien Background/History See narrative. Staff Recommendation Approve with conditions. Narrative The applicant is proposing demolishing the existing residence located approximately 5 - 6 feet from the top of a bluff and construct a new residence 35 feet from the top of a bluff (Attachments 1 - 5). The subject property at 17901 Vista Del Mar is located within shoreline jurisdiction and subject to the requirements of the City of Edmonds' Shoreline Master Program as codified in Title 24 Edmonds Community Development Code (ECDC). The shoreline designation of the property is Shoreline Residential I (Attachment 12) which requires a 50 foot bluff setback pursuant to ECDC 24.40.090. Due to the lot's configuration, which was originally designed for a 30-foot bluff setback when it was created with the Vista Del Mar plat (Attachment 11), the 50-foot bluff setback significantly restricts development of the site. Pursuant to RCW 58.17.170(3)(a), a subdivision shall be governed by the terms of approval of the final plat, and the statutes, ordinances, and regulations in effect at the time of approval for a period of ten years after final plat approval. Since more than 10 years have passed since approval of the Vista Del Mar plat, the lot is no longer vested to the 30-foot setback identified on the plat. The applicant has applied for a shoreline variance to construct the foundation of the new residence 35 feet from the top of the bluff and an associated patio would extend five feet further west to 30 feet from the top of the bluff and the proposed house includes a six foot overhang. Shoreline variance applications are Type III -A decisions according to ECDC 20.01.003.A. The Hearing Examiner's decision on shoreline variances are submitted to the Department of Ecology for review in accordance with WAC 173-27-200. Ecology will render the final decision on the shoreline variance and may approve, approve with conditions, or disapprove the permit within thirty days of the date of submittal by the City of Edmonds. Attachments: PLN20180071 Staff Report with Attachments Packet Pg. 2 2.1.a 0,rrc. 1 g`}" CITY OF EDMONDS 121 51h Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION PLANNING DIVISION REPORT & RECOMMENDATION TO THE HEARING EXAMINER Project: Hitchens Shoreline Variance File Number: PLN20180071 r Date of Report: M 6, 2019 C9 From: Kernen Lien, Erivirm7r4ntal Programs Manager Public Hearing: March 14, 2019 at 3:00 P.M. Edmonds Public Safety Complex: Council Chambers 250 - 5th Avenue North, Edmonds, WA 98020 I. SUMMARY OF PROPOSED ACTION The applicant is proposing demolish the existing residence located approximately 5 - 6 feet from the top of a bluff and construct a new residence 35 feet from the top of a bluff (Attachments 1- 5). The subject property at 17901 Vista Del Mar is located within shoreline jurisdiction and subject to the requirements of the City of Edmonds' Shoreline Master Program as codified in Title 24 Edmonds Community Development Code (ECDC). The shoreline designation of the property is Shoreline Residential I (Attachment 12) which requires a 50 foot bluff setback pursuant to ECDC 24.40.090. Due to the lot's configuration, which was originally designed for a 30-foot bluff setback when it was created with the Vista Del Mar plat (Attachment 11), the 50-foot bluff setback significantly restricts development of the site. Pursuant to RCW 58.17.170(3)(a), a subdivision shall be governed by the terms of approval of the final plat, and the statutes, ordinances, and regulations in effect at the time of approval for a period of ten years after final plat approval. Since more than 10 years have passed since approval of the Vista Del Mar plat, the lot is no longer vested to the 30-foot setback identified on the plat. The applicant has applied for a shoreline variance to construct the foundation of the new residence 35 feet from the top of the bluff and an associated patio would extend five further west to 30 feet from the top of the bluff and the proposed house includes a six foot overhang. Shoreline variance applications are Type III -A decisions according to ECDC 20.01.003.A. The Hearing Examiner's decision on shoreline variances are submitted to the Department of Ecology for review in accordance with WAC 173-27-200. Ecology will render the final decision on the shoreline variance and may approve, approve with conditions, or disapprove the permit within thirty days of the date of submittal by the City of Edmonds. Packet Pg. 3 2.1.a ATTACHMENTS 1. Land Use Application 2. Applicant Project Description 3. Applicant Variance Criteria Statement 4. Site Plans 5. Landscape Plan 6. Contour Map 7. Site Cross Section 8. Aerial Photos 9. December 20, 2018 Nelson Geotechnical Report 10. February 1, 2019 Nelson Geotechnical Memorandum regarding Vegetation Management 11. Vista Del Mar Plat 12. Shoreline Environmental Designation Map 13. Zoning and Vicinity Map 14. Notice of Application Documentation 15. Notice of Public Hearing Documentation 16. South County Fire Comment Form 17. Building Division Comment Form 18. Engineering Division Memorandum of Compliance 19. Critical Area Determination CRA20180212 20. Dana Graves Email including MOU recorded under AFN 200006220188 21. Catherine Nguyen Email Ill. GENERAL INFORMATION 1. Owner: Steven & Irinka Schwimer Family Trust 2. Applicant: Garth Hitchens 3. Location: 17901 Vista Del Mar Drive (Attachment 13) 4. Tax Parcel Number: 00914200001100 5. Zoning: The subject property is zoned RS-12 (Single-family Residential with a 12,000 square foot minimum lot size). 6. Reguest: The applicant is requesting a shoreline variance to construct the foundation of the new residence 35 feet from the top of the bluff and an associated patio would extend five further west to 30 feet from the top of the bluff and the proposed house includes a six foot overhang. 7. Review Process: Shoreline variance applications are Type III -A decisions according to ECDC 20.01.003.A. The Hearing Examiner's decision on shoreline variances are submitted to the Department of Ecology for review in accordance with WAC 173-27-200. Ecology will render the final decision on the shoreline variance and may approve, approve with conditions, or disapprove the permit within thirty days of the date of submittal by the City of Edmonds. 8. Major Issues: a. Compliance with Chapter 16.20 ECDC RS-Single Family Residential Hitchens' Shoreline Variance Application PLN20180071 Page 2 of 17 Packet Pg. 4 2.1.a b. Compliance with Chapter 20.80 ECDC Geologically Hazardous Areas c. Compliance with Title 24 ECDC Shoreline Master Program d. Compliance with ECDC 24.80.060 Variance Permit Criteria 9. Lot Size: The project site is approximately 22,200 square feet. 10. Existing Use: There is currently an 897 square feet residence on the property that was constructed in 1922 according to the Snohomish County Assessor's webpage. IV. SEPA THRESHOLD DETERMINATION The subject development is exempt from SEPA review pursuant to WAC 197-11-800(1), minor new construction, since only one house is being proposed and variance requests base on special circumstances are exempt from SEPA review pursuant to WAC 197-11-800(6)(e). V. PUBLIC NOTICE A "Notice of Application" was published in the Herald Newspaper, posted at the subject site, as well as the Public Safety Complex, Community Development Department, and the Library on January 31, 2019. This notice was also mailed to property owners within 300 feet of the site using an adjacent property owners list provided by the applicant on January 31, 2019. The comment period for the Notice of Application ran for 30 days and ended on March 2, 2019. Notice of application documentation is provided in Attachment 14. A "Notice of Public Hearing" was published in the Herald Newspaper, posted at the subject site, as well as the Public Safety Complex, Community Development Department, and the Library on February 26, 2019. Notice of the public hearing was also mailed to property owners within 300 feet of the site. Notice of public hearing documentation is provided in Attachment 15. The City has complied with the noticing provisions of Chapter 20.03 ECDC and ECDC 24.80.080 VI. TECHNICAL COMMITTEE This application was reviewed and evaluated by South County Fire, Building Division, and the Engineering Division. Neither South County Fire nor the Building Division had any comments on the proposal (Attachments 16 - 17). The Engineering Division preliminarily approves the design of the proposed development noting the information provided is consistent with the Engineering standards of Title 18 ECDC. Compliance with Engineering Division standards will be verified during the building permit process (Attachment 18). VII. NATURAL ENVIRONMENT 1. Topography: The property slopes to westward towards Puget Sound. The eastern half of the property has an elevation change of approximately 20 feet from the northern property boundary to the top of the bluff with a slope of approximately 19%. The property then drops Hitchens' Shoreline Variance Application PLN20180071 Page 3 of 17 Packet Pg. 5 2.1.a off at 70 — 119 percent down to the railroad right-of-way. The overall height of the bluff is approximately 130 —140 feet. See Attachment 6 for a contour map of the site. 2. Soils: According to the Soil Survey of Snohomish County Area, Washington, the soils on the site consist of "Alderwood-Everett Gravelly Sandy Loams." The geotechnical report in Attachment 9 provides a more detailed description of soils on the subject property. 3. Critical Areas: A critical areas determination was made under File No. CRA2018212 for the parcel containing the proposed development site (Attachment 19). Due to the extent of the slopes on the property, the critical area determination found the site to contain geologically hazardous areas including potential erosion and landslide hazard areas. 4. Wildlife: Wildlife associated with the property is typical of an urban environment. The site may be visited by song birds and small mammals. 5. Ve;etatiar: There is little vegetation on the eastern portion of the property which consists primarily of lawn and a gravel parking area. The western bluff is heavily vegetated with alder and maple trees as well as various bushes and ground cover. 6. Shoreline: The subject site is located within the Shoreline Residential I shoreline designation of the Shoreline Master Program (Attachment 12). Due to the project's location within 200 feet of the shoreline, the proposal is subject to the requirements of the City's Shoreline Master Program (Title 24 ECDC). Vill. NEIGHBORHOOD CHARACTERISTICS The subject property is Lot 11 of the Vista Del Mar plat recorded under Auditor File Number 200010195002 (Attachment 11). All the other lots of the Vista Del Mar plat have been developed and this is the last lot of the plat to be developed. The site and surrounding properties are all zoned RS-12 (Single-family residential; 12,000 square foot minimum lot size) and developed with single family residences. IX. COMPREHENSIVE PLAN The subject site is located within the "Single Family - Resource" designation of the Comprehensive Plan. The Comprehensive Plan has the following stated goals and policies for Residential Development that apply to this project. 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. Hitchens' Shoreline Variance Application PLN20180071 Page 4 of 17 Packet Pg. 6 2.1.a A.S. Protect residential areas from incompatible land uses through the careful control of other types of development and expansion based upon the following principles: A.S.b Traffic not directly accessing residences in a neighborhood must be discouraged. A.S.d. Private property must be protected from adverse environmental impacts of development including noise, drainage, traffic, slides, etc. A.6. Require that new residential development be compatible with the natural constraints of slopes, soils, geology, drainage, vegetation and habitat. Compliance with the Residential Development goals and policies: This application will allow for the development of a new custom home that will harmonize with the rest of the homes in the Vista Del Mar development. Zoning height restrictions and topography will minimize potential view impacts. Regarding Goal A.S.b, the subject property is currently accessible via Vista Del Mar Drive and a private road known as Maple Manor. The private drive is a substandard road (does not meet the width requirements of ECDC 18.80.010 for the number of residences served). A comment submitted by Dana Graves (Attachment 20) provided a recorded Memorandum of Understanding regarding access to the subject property from the private drive which notes in part that upon conveyance of Lot 11 to a third party access right to the Maple Manor private road shall be relinquished. Vista Del Mar Drive is constructed to City standards and since the subject property is part of the Vista Del Mar plat, sole access to the property should be via Vista Del Mar Drive. A condition to this matter has been proposed for the Hearing Examiner's consideration. The proposed development is consistent with the natural constraints of the site. The proposal should not cause any adverse impacts and appears to be consistent with the residential development goals and policies of the Comprehensive Plan. Soils and Topography Goal B. Development on steep slopes or hazardous soil conditions should preserve the natural features of the site, in accordance with the following policies: B.1 Grading and Filling. B.1.a Grading, filling, and tree cutting shall be restricted to building pads, driveways, access ways and other impervious surfaces. B.1.b Grading shall not jeopardize the stability of any slope, or of an adjacent property. B.1.c Only minimal amounts of cut and fill on hillsides should be permitted so that the natural topography can be preserved. Fill shall not be used to create a yard on steeply sloped property. B.1.d Fill and excavated dirt shall not be pushed down the slope. B.2. Building Construction. B.2.a Buildings on slopes of 15 percent or greater shall be designed to cause minimum disruption to the natural topography. B.2.b Retaining walls are discouraged on steep slopes. If they are used they should be small and should not support construction of improvements which do not conform to the topography. B.2.c Water detention devices shall be used to maintain the velocity of runoff at predevelopment levels. B.3. Erosion Control. B.3.o Temporary measures shall be taken to reduce erosion during construction. Hitchens' Shoreline Variance Application PLN20180071 Page 5 of 17 Packet Pg. 7 2.1.a B.3.b Natural vegetation should be preserved wherever possible to reduce erosion and stabilize slopes, particularly on the downhill property line. B.3.c Slopes should be stabilized with deep rooted vegetation and mulch, or other materials to prevent erosion and siltation of drainage ways. Compliance with the Soils and Topography goals and policies: The proposed development is designed to minimize disruption to the natural topography and sediment\erosion control as well as stormwater management will be required consistent with Chapter 18.30 ECDC. Geotechnical reports review the proposed development and vegetation management and determined slope stability will not be deteriorated by the development. 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.1 Critical areas will be designated and protected using the best available science (BAS). 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. Compliance with Vegetation and Wildlife goals and policies: All of the vegetation on the bluff will be preserved with this development. Additionally, new vegetation will be planted above the slope to help with erosion control and further strengthen slope stability. The geotechnical reports for the property have been developed using best available science consistent with the report requirements of ECDC 23.80.050. Staff finds that the proposal is consistent with the City of Edmonds Comprehensive Plan. X. PUBLIC COMMENTS Two written comments have been received as of the writing of this staff report (Attachments 20 and 21). The comments from Dana Graves and Catherine Nguyen both request a barrier be installed at the end of the private drive known as Maple Manor so that the subject property may only be accessed via Vista Del Mar Drive. Graves' email provided a recorded Memorandum of Understanding regarding access to the subject property from the private drive which notes in part that upon conveyance of Lot 11 to a third party access right to the Maple Manor private road shall be relinquished. Graves also expressed concern about the proposed development's impact on slope stability. Staff Response: The subject property is currently accessible via Vista Del Mar Drive and a private road known as Maple Manor. The private drive is a substandard road (does not meet the width requirements of ECDC 18.80.010 for the number of residences served), while Vista Del Mar Drive has been constructed to City standards. Since the subject property is part of the Vista Del Mar plat, sole access to the property should be via Vista Del Mar Drive. A condition to this matter has been proposed for the Hearing Examiner's consideration. Regarding slope stability, development within erosion and landslide hazard areas must meet the development standards in ECDC Hitchens' Shoreline Variance Application PLN20180071 Page 6 of 17 Packet Pg. 8 2.1.a G 23.80.060 and 23.80.070. In part, these development standards are to ensure the proposed development will not decrease the slope stability on the subject property or adjacent properties beyond predevelopment conditions. The geotechnical report in Attachment 9 determined the proposed development will meet the general requirements and specific hazards development standards detailed in ECDC 23.080.060 and 23.80.070. APPLICABLE CODES 1. Chapter 16.20 ECDC Single -Family Residential A. The subject property is located with the RS-12 single-family residential zone. Pursuant to ECDC 16.20.030, development standards for the RS-12 zone are as follows. Minimum Minimum Minimum Minimum Minimum Sub Maximum Maximum District Lot Area Lot Street Side Rear Height Coverage (Sq. ft.) Width Setback Setback' Setback RS-12 12,000 80' 25' 10, 25' 25' 35% B. The subject property was created with the Vista Del Mar plat and is consistent with the dimensional requirements of the RS-12 zone. C. The proposed residence (Attachment 4 & 7) complies with the setback, height, and coverage requirement of the RS-12 zone. 2. Chapter 23.40 ECDC Environmentally Critical Area General Provisions A. ECDC 23.40.160 Review criteria. Any alteration to a critical area, unless otherwise provided for in this title, shall be reviewed and approved, approved with conditions, or denied based on the proposal's ability to comply with all of the following criteria: 1. The proposal minimizes the impact on critical areas in accordance with ECDC 23.40.120, Mitigation sequencing, 2. The proposal does not pose an unreasonable threat to the public health, safety, or welfare on or off the development proposal site, 3. The proposal is consistent with the general purposes of this title and the public interest; 4. Any alterations permitted to the critical area are mitigated in accordance with ECDC 23.40.110, Mitigation requirements, 5. The proposal protects the critical area functions and values consistent with the best available science and results in no net loss of critical area functions and values, and 6. The proposal is consistent with other applicable regulations and standards. Hitchens' Shoreline Variance Application PLN20180071 Page 7 of 17 Packet Pg. 9 2.1.a The geotechnical reports prepared in association with the proposed development (Attachments 9 and 10) have demonstrated compliance with ECDC 23.40.160. B. Chapter 23.80 ECDC — Geologically Hazardous Areas. As noted above, the western bluff on the property is considered a potential landslide hazard area. A geotechnical report consistent with the requirements of ECDC 23.80.050 has been submitted with the application (Attachment 9). C. Minimum Building Setback— ECDC 23.80.070.1 Pursuant to ECDC 23.80.070.1, the size of the setback from landslide hazard areas shall be determined by the director consistent with recommendations provided in the geotechnical report to eliminate or minimize the risk of property damage, death, or injury resulting from landslides caused in whole or part by the development, based upon review of and concurrence with a critical areas report prepared by a qualified professional. The geotechnical report prepared by Nelson Geotechnical in Attachment 9 has recommended that any proposed structure be set back at least 35 feet from the top of the bluff. Additionally, the geotechnical report also review the proposal to include a patio extending five feet off the western portion of the residence and found the patio to be feasible if the recommendations of the geotechnical report are followed. D. Landslide Hazard Development Standards — ECDC 23.80.060 and 23.80.070. Development within erosion and landslide hazard areas must meet the development standards in ECDC 23.80.060 and 23.80.070. In part, these development standards are to ensure the proposed development will not decrease the slope stability on the subject property or adjacent properties beyond predevelopment conditions. The geotechnical report in Attachment 9 determined the proposed development will meet the general requirements and specific hazards development standards detailed in ECDC 23.080.060 and 23.80.070. Staff finds the proposal is consistent with the City's critical area regulations. XII. TITLE 24 ECDC EDMONDS SHORELINE MASTER PROGRAM The subject site is located within the Shoreline Residential I shoreline designation of the Shoreline Master Program (Attachment 12). Due to the project's location within 200 feet of the shoreline, the proposal is subject to the requirements of the City's Shoreline Master Program (Title 24 ECDC). 1. General The Shoreline Management Act recognizes the construction of a single-family residence as a priority shoreline use (RCW 90.58.020). Typically, single-family residences are exemption from shoreline permitting requirements (ECDC 24.80.010.B.6), although the development must comply with the requirements of Shoreline Master Program. In this instance, the proposal is to construct the single-family residence 35 feet from the top of a shoreline bluff. ECDC 24.40.090, Shoreline bulk and dimensional standards, establish a 50-foot setback from bluffs within the Shoreline Residential I shoreline environment. Pursuant to ECDC 24.80.010.A.3, when a development or use is proposed that does not comply with the bulk, dimensional and performance standards of the master program, such development or use can only be authorized by approval of a variance. This section evaluates the proposals compliance with the City's Shoreline Master Program including relevant policies and Hitchens' Shoreline Variance Application PLN20180071 Page 8 of 17 Packet Pg. 10 2.1.a development regulations. An evaluation of the shoreline variance permit criteria is provided in Section XIII of this staff report. 2. Chapter 24.20 ECDC Goals and Policies for the Edmonds Shoreline Master Program A. ECDC 24.20.050 Shoreline Use Element ECDC 24.20.050.8 Shoreline Use Goals 1. Allow for a diversity of uses within the shoreline area consistent with the dramatically different character of the various shorelines within the city, and to preserve and enhance the natural and aesthetic quality of important shoreline areas while allowing for reasonable development which meet the goals and policies of the Shoreline Management Act. 5. Ensure that proposed shoreline uses are distributed, located and developed in a manner that will maintain or improve the health, safety and welfare of the public. 6. Ensure that proposed shoreline uses do not minimize the rights of others or infringe upon the rights of private ownership. 11. Ensure that residential development in the shoreline area is compatible with adjacent uses and minimizes impacts to shoreline processes and functions. ECDC 24.20.050.0 Shoreline Use Policies 1. "Environmentally critical areas" are to be protected and regulated consistent with the city's environmental review and critical areas regulations contained in Chapters 20.15A and 23.40 through 23.90 ECDC, less the exceptions listed in ECDC 24.40.020(C). 6. Uses in shoreline areas should not degrade water quality and land disturbances (land covered by water and the land area adjacent to the ordinary high water mark) should be the minimum necessary. 9. Shoreline use should be compatible with its site, in harmony with adjacent uses, and consistent with long-range comprehensive planning for waterfront use. Staff Findings: The proposed single-family residence is a priority shoreline use which is particularly suited to the Shoreline Residential I shoreline environment and compatible with other development within the Shoreline Residential I environment. The geotechnical report provided in Attachment 9 provides an evaluation of the proposal consistent with the City's critical area regulations. 3. Chapter 24.30 ECDC Shoreline Environments A. ECDC 24.30.060 Shoreline Residential ECDC 24.30.060.A Purpose. The purpose of the shoreline residential environment is to accommodate residential development and appurtenant structures that are consistent with this chapter. An additional purpose is to provide appropriate public access and recreational uses. Hitchens' Shoreline Variance Application PLN20180071 Page 9 of 17 Packet Pg. 11 2.1.a ECDC 23.30.060.B.1 Designation Criteria. General. These are areas typified by residential development in areas where topography, transportation systems, and development patterns make it extremely unlikely that more intensive use would be appropriate. ECDC 23.30.060.B.2 Designation Criteria. Shoreline Residential 1. This designation is appropriate for shoreline areas with larger lot residential development along the marine shoreline. ECDC 23.30.060. D Management Policies 4. Steep slopes shall be protected per the requirements of Chapter 23.80 ECDC, the building code, and this SMP. 5. Any new development or redevelopment should utilize low impact development techniques where feasible and appropriate. 6. Standards for density or minimum frontage width, setbacks, lot coverage limitations, buffers, shoreline stabilization, vegetation conservation, critical area protection, and water quality shall be set to assure no net loss of shoreline ecological functions, taking into account the environmental limitations and sensitivity of the shoreline area, the level of infrastructure and services available, and other comprehensive planning considerations. Staff Findings: The proposed development of a new single-family residence consistent with the purpose of the Shoreline Residential shoreline environment. A geotechnical report prepared consistent with the requirements of Chapter 23.80 ECDC has found the proposal will not impact slope stability. The proposed development is consistent with the zoning requirements for setbacks, coverage, and will comply with the City's storm water management regulations. The development will result in no net loss of shoreline ecologically functions and values. 4. Chapter 24.40 ECDC General Policies and Regulations A. ECDC 24.40.020 Critical Areas The Shoreline Master Program adopts the City of Edmonds' critical area ordinance, as codified in Chapters 23.40 through 23.90 ECDC (dated May 3, 2016, Ord. 4026), except for the specific subsections identified in ECDC 24.40.020.C. None of the exceptions in ECDC 24.40.020.0 apply to the subject project. See the discussion on critical areas above in Section X1.2 of this staff report regarding critical area regulations compliance. Staff Findings: The geotechnical report in Attachment 9 determined the proposed development will meet the general requirements and specific hazards development standards detailed in ECDC 23.080.060 and 23.80.070. B. ECDC 24.40.050 Shoreline Vegetation Conservation ECDC24.40.050.A.3 Where new developments and/or uses are proposed, native shoreline vegetation should be conserved to maintain shoreline ecological functions and/or processes and mitigate the direct, indirect and/or cumulative impacts of shoreline development, where feasible. Important functions of shoreline vegetation include, but are not limited to: Hitchens' Shoreline Variance Application PLN20180071 Page 10 of 17 Packet Pg. 12 2.1.a d. Stabilizing banks, minimizing erosion, and reducing the occurrence of landslides. ECDC 24.40.050. B 1. Alteration of native shoreline vegetation shall only be allowed as set forth below: a. Landscaping or maintenance associated with an existing legal use or new permitted shoreline use or development. The use of native plant species shall be encouraged. d. Restoration activities conducted in accordance with an approved plan designed to improve ecological functions and values. 2. The removal or disturbance of existing vegetation and the alteration of topography shall be limited to the minimum necessary to accommodate approved shoreline development. 3. Exposed soils shall be immediately developed or revegetated to prevent erosion. 4. Revegetation must be planted such that complete coverage of exposed soils is attained within one growing season. 5. In all cases where clearing is followed by revegetation, native plants shall be preferred. Staff Findings: All of the vegetation on the bluff will be retained with the development. The location of the existing residence will be revegetated to prevent erosion and provide additional slope stability and the plantings are predominately native species with the exception of a small lawn area on the west side of the residence (Attachment 5). C. ECDC 24.40.060 Water quality, storm water, and nonpoint pollution ECDC 24.40.060. B Regulations. 1. An erosion and sedimentation control plan shall be submitted with a permit application for activities that involve the removal of vegetation, stockpiling of earth or other materials, or any activity that could result in shoreline erosion or siltation. Said program shall conform to the city of Edmonds' stormwater code requirements, engineering design standards and shall at a minimum utilize best management practices (BMPs) to prevent shoreline erosion and siltation. 3. All development approved under this shoreline master program shall be designed and maintained consistent with the city's stormwater comprehensive plan, all codes related to stormwater, and engineering design standards. 4. New development is encouraged to employ low impact development principles and practices such as setbacks, retaining land cover, and reducing impervious areas, and using special caution to avoid infiltration of stormwater in shoreline areas along marine bluffs. Staff Findings: Attachment 5 includes a sediment and erosion control plan. The proposal is required to comply with the City's storm water regulations as detailed Chapter 18.30 ECDC which will ensure the proposal complies with the provisions of ECDC 24.40.060. Stormwater compliance will be verified with the building permit application review. The Engineering Division has reviewed the subject application and found the information provided to be consistent with Title 18 ECDC and Engineering Standards (Attachment 18). Hitchens' Shoreline Variance Application PLN20180071 Page 11 of 17 Packet Pg. 13 2.1.a D. ECDC 24.40.080 Shoreline development permitted by area designation ECDC 24.40.080 identifies the allowed uses in the various shoreline area designations. Detached single-family residences are permitted within the Shoreline Residential I shoreline environment. E. ECDC 24.40.090 Shoreline bulk and dimensional standards The bulk and dimensional requirements for commercial development within the Shoreline Residential I shoreline environmental in ECDC 24.40.090 are detailed in the table below: Shore Building Buffer Bluff Maximum Minimum Maximum Maximum Setback Setback Setback Height16 I Lot Area Density' Coverage N/A N/A N/A 1 50 feet 25 feet Varies" Varies12 35% 6 "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. 11 Varies between 12,000 and 20,000 square feet per site depending on the underlying zoning. iz Varies between 2.2 and 3.7 dwelling units per acre depending on the underlying zoning. "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. 16 The maximum height limit shall be determined by the underlying comprehensive planning document and zoning designation. Height limits greater than 35 feet shall be supported by view analysis and structures designed to minimize impacts on public views. Staff Findings: The proposed residence is less than 25 feet tall and covers approximately 15% of the lot (Attachments 4 and 7). The subject lot was created via the Vista Del Mar plat and is consistent with the minimum lot area and density requirements of the RS-12 zone. The proposal is to place the foundation of the new residence 35 feet from the top of the bluff. Given ECDC 24.40.090 requires a 50-foot bluff setback, a shoreline variance is required for the proposed placement of the home. Analysis of the shoreline variance criteria is provided below in Section XIII of this staff report. 5. Chapter 24.50 ECDC General Modification Policies and Regulations A. ECDC 24.50.010 General Modification Policies ECDC 24.50.010.A.1 Locate and design all new development in a manner that prevents or minimizes the need for shoreline modifications. Staff Findings: According to ECDC 24.50.000, shoreline modification activities are structures or actions that permanently change the physical configuration or quality of the shoreline, particularly at the point where land and water meet. The proposed development is on the east side of railroad right-of-way along the outer extent of the 200- foot shoreline jurisdiction in an area where no shoreline modifications will be required. Hitchens' Shoreline Variance Application PLN20180071 Page 12 of 17 Packet Pg. 14 2.1.a 6. Chapter 24.60 ECDC Specific Use Policies and Regulations A. ECDC 24.60.070 Residential Development ECDC 24.60.070.A. Applicability. Residential development refers to one or more buildings, structures, lots, parcels, or portions of parcels that are used or intended to be used to provide a dwelling for human beings. Residential development includes single-family residences, duplexes, other detached dwellings, multifamily residences, apartments, townhouses, mobile home parks, group housing, condominiums, subdivisions, planned unit developments, and short subdivisions. Residential development also includes accessory uses and structures such as garages, sheds, tennis courts, swimming pools, driveways, parking areas, fences, cabanas, saunas, and guest cottages, when allowed by the underlying zoning. Single-family residential development is identified as a priority use in the shoreline area when developed in a manner consistent with control of pollution and prevention of damage to the natural environment. A substantial development permit is not required for construction of a single-family residence by an owner, lessee, or contract purchaser for his own use or the use of his family. However, such construction and all normal appurtenant structures must otherwise conform to this master program. In addition, when applicable, all residential development is subject to the variance and conditional use requirements of this master program. ECDC 24.60.070. B. Residential Development Policies. 1. Discourage residential structures or accessory structures in areas waterward of the ordinary high water mark, within nearshore management areas, or within wetlands, habitat conservation areas, flood hazard areas or their respective buffers. 2. Allowable density of new residential development should comply with applicable comprehensive plan goals and policies, zoning restrictions, and shoreline area designation standards. The density of development should be appropriate to the local natural and cultural features. 3. Structures or development for uses accessory to residential use should preserve shoreline open space, be visually and physically compatible with adjacent shoreline features, be reasonable in size and purpose, and result in no net loss of shoreline ecological functions and processes. 4. New residential development should be planned and built in accordance with the policies and regulations in ECDC 24.50.020 and to minimize the need for shoreline stabilization and flood hazard reduction measures. 5. Measures to conserve native vegetation along shorelines should be required for all residential development. Vegetation conservation may include avoidance or minimization of clearing or grading, restoration of areas of native vegetation, and/or control of invasive species. 6. Consider additional design features for new planned residential developments, subdivisions and short subdivisions that: a. Cluster dwelling units in order to preserve natural features, minimize physical impacts, and provide for public access to the shoreline. Hitchens' Shoreline Variance Application PLN20180071 Page 13 of 17 Packet Pg. 15 2.1.a b. Maintain usable waterfront areas for the common use of all property owners with the development. 7. Encourage joint use of shoreline facilities, including access stairs. Staff findings: The proposed development is a single-family residence consistent with the requirements of the RS-12 zone requirements in Chapter 16.20 ECDC (see Section X1.1 above). The proposal does not require shoreline stabilization and will preserve all of the vegetation on the bluff and includes reestablishing vegetation on top of the bluff where the existing residence is currently located. There is no access to the shoreline from the subject property given the bluff and railroad right-of-way separating the property from the Puget Sound. ECDC 24.60.070. C. Residential Development Regulations. 1. Clearing and grading associated with a single-family residence may be exempted from the shoreline substantial development permit requirement, provided the following conditions are met: a. The clearing and grading activity is confined to the construction site, and b. Grading does not exceed 250 cubic yards. 2. New overwater residences, including floating homes, are prohibited. 3. Residential development shall be: a. Located and designed to avoid the need for structural shore defense and flood protection works in the foreseeable future. b. Designed to minimize potential conflicts with the use of adjacent public lands and areas of public access. This may include providing a physical separation to reinforce the distinction between public and private space, achieved by providing adequate space, through screening with landscape planting or fences, or other means. Staff Findings: While single-family residences are typically exempt from shoreline permitting requirements, the subject project requires a shoreline variance due to the proximity of the residence to the bluff. Clearing and grading is limited to the construction site. No overwater structures are proposed and the development does not require structural modifications to the shoreline. There are no public lands adjacent to the property, so there will be no conflicts with public access. XI11. ECDC 24.80.060 VARIANCE PERMIT CRITERIA A shoreline variance may be granted if the variance permit criteria of ECDC 24.80.060 are met. The applicant has submitted an analysis of how they believe the proposal satisfies the criteria of ECDC 24.80.060 which is provided as Attachment 3. Below is staff's evaluation of how the proposal complies with the shoreline variance permit criteria. ECDC 24.80.060.A The purpose of a variance permit is strictly limited to granting relief from specific bulk, dimensional or performance standards set forth in this master program where there are extraordinary circumstances relating to the physical character or configuration of property such that the strict implementation of this master program will impose unnecessary hardships on the Hitchens' Shoreline Variance Application PLN20180071 Page 14 of 17 Packet Pg. 16 2.1.a applicant or thwart the policies set forth in RCW 90.58.020, Variances from the use regulations of this master program are prohibited. Staff Findings: The variance application is limited to the granting relief from the 50-foot bluff setback requirement of ECDC 24.40.090 for structures within the Shoreline Residential I shoreline environment. The request is due to the physical configuration of the property which was legally created via the Vista Del Mar plat prior to the requirement the 50-foot bluff setback in the City's Shoreline Master Program. ECDC 24.80.060.8. Variances will be granted in circumstances where the denial of the permit would result in a thwarting of the policy enumerated in RCW 90.58.020. In all instances the applicant must demonstrate that extraordinary circumstances exist and that the public interest shall suffer no substantial detrimental effect. Staff Findings: Single-family residences are identified as a priority shoreline use in RCW 90.58.020. The applicant has submitted an analysis of how they believe the proposal satisfies the criteria of ECDC 24.80.060. Public interest should be served by approval of the variance through the removal of an existing residence that is located as close as 5 to 6 feet from the top of the bluff and located over a public sewer easement (as seen in Attachment 11). ECDC 24.80.060. C. Variance permits for development and/or uses that will be located landward of the ordinary high water mark (OHWM) may be authorized provided the applicant can demonstrate all of the following: 1. That the strict application of the bulk, dimensional or performance standards set forth in the applicable master program precludes, or significantly interferes with, lawful, reasonable use of the property, Staff Findings: A strict application of the 50-foot setback significantly interferes with reasonable use of the property. The subject property is Lot 11 of the Vista Del Mar Plat (Attachment 11) which was designed to accommodate a single-family residence within zoning setbacks and 30 feet from the top of the bluff. The 50-foot bluff setback requirement was added during the 2017 comprehensive update of the City's Shoreline Master Program. For a site were the development was already restricted, the additional requirement of the 50-foot bluff setback significantly interferes with the reasonable use of the property. 2. That the hardship described in subsection (C)(1) of this section is specifically related to the property, and is the result of unique conditions such as irregular lot shape, size, or natural features and the application of this master program, and not, for example, from deed restrictions or the applicant's own actions or those of a predecessor in title, Staff Findings: The hardship is solely related to the shoreline bluff on the subject property and the application of the required 50-foot bluff setback within the Shoreline Residential I shoreline environment. 3. That the design of the project is compatible with other authorized uses within the area and with uses planned for the area under the comprehensive plan and shoreline master program and will not cause adverse impacts to the shoreline environment, Hitchens' Shoreline Variance Application PLN20180071 Page 15 of 17 Packet Pg. 17 2.1.a Staff Findings: The proposal to construct a single-family residence is compatible with other authorized uses in the area. The zoning (RS-12), comprehensive plan designation (Single Family - Resource) and shoreline environment (Shoreline Residential 1) are all intended to support the development of single-family residences. The proposed development will not adversely impact the shoreline environment. The geotechnical report prepared for the development certifies the proposed residence will not impact slope stability and the top of the bluff will be revegetated to provide erosion control and additional slope stability. The proposal is also subject to the City's stormwater regulations and will not impact water quality. 4. That the variance will not constitute a grant of special privilege not enjoyed by the other properties in the area, Staff Findings: The variance will not constitute a grant of special privilege. The other lots of the Vista Del Mar plat were constructed prior to the adoption of the 50-foot bluff setback and most of the residences on the bluff side of the development are constructed closer than 50 feet of the top of the bluff, as are the vast majority of residences within the Shoreline Residential I shoreline environment. 5. That the variance requested is the minimum necessary to afford relief, and Staff Findings: The subject lot was originally designed with a 30-foot setback from the top of the bluff. The applicants have pushed the residence as far east as possible to the 10-foot setback from the eastern property line. Proposed setback of 35 feet for the foundation of the residence is greater than the 30-foot setback envisioned by the Vista Del Mar plat. The proposed variance appears to be the minimum necessary to afford relief and allow reasonable development similar to other properties in the area. 6. That the public interest will suffer no substantial detrimental effect. Staff Findings: The public will not suffer any detrimental effect with approval of the variance application. As has been noted, development of a single-family is consistent with the comprehensive plan, zoning, and shoreline designation. The geotechnical report for the development found the proposed development will not decrease the slope stability on the subject property or adjacent properties beyond predevelopment conditions. Public interest would be served with the removal of the existing residence located over a public sewer easement and within five to six feet of the top of the slope. Further revegetation of the top of the slope will also serve the public interest. ECDC 24.80.060.E In the granting of all variance permits, consideration shall be given to the cumulative impact of additional requests for like actions in the area. For example if variances were granted to other developments and/or uses in the area where similar circumstances exist the total of the variances shall also remain consistent with the policies of RCW 90.58.020 and shall not cause substantial adverse effects to the shoreline environment. Staff Findings: The cumulative impact of granting similar variances with the Shoreline Residential I shoreline environment will not cause substantial adverse effects to the shoreline environment. Hitchens' Shoreline Variance Application PLN20180071 Page 16 of 17 Packet Pg. 18 2.1.a Any development within 50 feet of a landslide hazard area must meet the development standards in ECDC 23.80.060 and 23.80.070. In part, these development standards are to ensure the proposed development will not decrease the slope stability on the subject property or adjacent properties beyond predevelopment conditions. Since development must not decrease slope stability beyond predevelopment conditions, there would be no adverse cumulative impact of granting similar variances within the Shoreline Residential I shoreline environment. XIV. CONCLUSION AND RECOMMENDATION Based on the analysis within and the attachments included with this report, staff finds the proposal is consistent with the policies and regulations of the City of Edmonds Shoreline Master Program as codified in Title 24 ECDC and the shoreline variance permit criteria in ECDC 24.80.060. Staff recommends that the Hearing Examiner APPROVE the shoreline variance permit granting allowance for the single-family residence to be constructed 35 feet from the top of the bluff with allowances for a five feet patio and six foot roof overhang with the following conditions: 1. Recommendations in the December 20, 2018 geotechnical report prepared by Nelson Geotechnical Associates, Inc. must be implemented (Attachment 9 and 10). 2. In accordance with the Memorandum of Understanding recorded under Auditor File Number 200006220188 access to the subject property shall solely be by Vista Del Mar Drive. A barrier shall be constructed at the terminus of the Maple Manor private drive to prevent access to the subject property. The barrier may consist of fencing, landscaping, and/or other methods the prevent access. XV. APPEALS Appeals of a final decision of the city of Edmonds or the Department of Ecology shall be filed within 21 days of the date of filing of the final permit and shall be heard by the shorelines hearings board pursuant to the procedures and timelines of RCW 90.58.180. The "date of filing" for a shoreline conditional use permit or a shoreline variance shall mean the date the permit decision rendered by the Department of Ecology is transmitted by the Department to the city of Edmonds and the applicant/proponent. XVI. PARTIES OF RECORD City of Edmonds 121— 5th Avenue N Edmonds, WA 98020 Robin Kearsley 6631 Norma Beach Road Edmonds, WA 98026 Dana Graves 9211 Olympic View Drive Edmonds, WA 98020 Garth Hitchens 3380 126th Ave NE Bellevue, WA 98005 Schwimer Steven & Irinka Family Trust 6655 Wildlife Road Malibu, CA 90265 Catherine Nguyen 9209 Olympic View Drive Edmonds, WA 98020 Hitchens' Shoreline Variance Application PLN20180071 Page 17 of 17 Packet Pg. 19 2.1.a City of Edmonds Land Use Application Alwill 11:C-111RAI D --sl(-A RC\-11 X\ COVIpRI.I II:AS1VL PI AN A\]l NlAI1,:A1' COMAHO\Al. USV P1:R\IJ1- I10\I1.O(('l' ATIO\ FORVlr11. St+RD14�Is1O\ SI IORT St-BT)lvISloN LO'I` LI\I: AI)JUS-I MFNT Pl.;\\\ -1 Rl.srDtN Dl,� I:1.O1'\II;\-I 01TWIAI S I-RI.LAr Nl.v A\tl:\DMI:NT S-I RFFT VACATION Rr-/O\I. ✓ SIIORI.I.I\r. PI.RMIT ✓ V:ARI:A\CL: % Rl:,rAsOA:11�;1 I. (`SE EXC'l P7 fi)\ U'rl II:R: EC7 IVED G-C 2 ;y 2010 ')F` L--OP= v,ENT SERVICES COUNTER tj ) %O\I:. R1.0n BY 1" 1=1.1�. � R1.Clalal # HFARl\(i D.\-I'I. ffIE STAIT PB ADB CC 0 PLEASE.VOTE T11AT ILL I.VFOR-lf4 T1O.\' CO.VTa LVED id7THLY THE APPLICATION IS, I PUBLIC RECORD i PROPFRTN- ADDRH.SS OR Loc .,tl'JON 17901 VISTA DEL MAR DR . E©MONO WA 8026 PRO,)E(`r N tN]E (Ir Api,1.f('\sI:F.) ITCKENS R IDENCE PROPEWIN OWNER SCHW[MiLR STI VEN & 1R1NKA FAMILY TRMTN'l: � 310 924-0026 ADTA SS, 6655 WILDLIFE RD, MALIBU- CA90265 ( MAII barlkwest�steve@ mail.com emai TAX A('("Ot7N r Parcel# 00914200001100 Sl.(-. 07 Tv I,_ 27 R\(,_ 04/03 DI-:s('Rll'-I ION Or PI:OJG('1 OR PROPOSr.I) l.)si* (A'r1 :\('11 COV1,R I,1-.I-1-GR .\S \1=.(:I=,SS,VZI') l)Fti('RIIII: l IOW Tl IV PRO.1VCT 1IF.1'1 s AITI WABI.r. CODES (A ITAC! I COVFR H-T11:R AS \I-CTSS:\RY) See Attached "Analysis of Variance Permit Criteria" Garth Kitchens 425 882 9524 AI)I)Rl SS 3380 126th Ave NE Bellevue, WA 98005 1 M:v!l ghitchens9me.corn F..vx CONT.-WI- PERSON/ACENT >� ift—S fl Plic)�t. Y �.5 ` � L The undersigned applicant. and his.'heriis heirs. and assigns. in consideration on the processing of the application agrees to release. indenili. defend and hold the Cite of Edmonds harmless from am' and all damages- including reasonable attorneys m fees. arisin, from anv action or infraction rased in whole or part upon false, misleading. inaccurate or incomplete information furnished by the applicant- his her its agents or employees. By my signature- I certify that the inf6rination and exhibits herewith submitted are true and correct to the best ofmy' km)%\lydue and that I am authorized to file this application on the behalf of the ow ls:r as listed be low. S1(;\:\ 11'RL.OIs AI'I'1 1('ANT/A(it.\'r DA11. Dec 20, 2018 Property 0-miner's Authorization I. Steen .3GY1u3►W►�e�.— ---= certify' under the penalty of perjur\ under the laws o file State of Wash in_toil that the following is a true and correct statement: i have authorized the above ApplicantaAgent to apply- for the subject land use application. and grant my permission liar the public oflicials and the start of the Cit. of Ednurnds to enter the subject property for the purposes of in�4etion and posting attendant to this application. SIG\ATI ARI 01: U\v\l;it - QLtestions° Call (425) 771-U'_2O. RLrisu•d IM h' 12 B - i and f "Ve _ I pplkzaairnI Attachment 1 Packet Pg. 20 2.1.a WED Project Description Applicant desires to build .a single family home on Lot 11 of Vista Del Mar, the sole remaining lot in this development. Given lot 11's shape, topography, and limited size, a strict application of the new shoreline master program's 50 foot bluff setback significantly interferes with reasonable use of the property. A variance permit is requested to reduce the proposed foundation setback to 35 feet. As per attached drawings, an additional 5' patio area and 6' roof overhang for shade .are requested. Property as it now exists Subject property is located on a high bank bluff comprised mostly of a sloping hillside above the railroad and a small gradually sloping buildable area east of the top of the existing slope. The existing hillside is well vegetated, has no apparent history of slides, and the attached geotechnical report shows stable soils in the buildable part of the lot. The property has an existing small structure built in 1922 which is in ill repair, located quite close to the top of slope, and directly on top of an active sewer easement. The home is considered an eyesore by current neighbors in Vista Del Mar. Proposed Development Applicant proposes removing the existing structure, building a new single family home significantly further from the bluff, and clear of easements. Due to the unique nature of the property, feasibility of this plan depends on obtaining relief from the 50" bluff setback requirement imposed by the new shoreline master program. The attached geotechnical analysis supports a 35' foundation setback, allowing development of a footprint and home that is smaller than, but in character with, the neighboring homes. Alternatively, the existing home could be retained, remodeled, and expanded eastward We consider this a far less favorable option for all concerned due to ongoing negative impact on the bluff due to proximity, continued sewer easement encroachment, and a resulting home that is not likely to be stable long term, nor in character with the other homes in the neighborhood. Hitchens Residence Project Description 1/2 Attachment 2 Packet Pg. 21 2.1.a Property -Related Hardship The subject lot is shaped as a wedge that narrows significantly eastward toward the buildable area east of the bluff such that increased setback requirements cause a disproportional reduction of buildable footprint. The lot was originally dimensioned assuming a 30 foot setback from top of slope as noted on the plat maps recorded with City of Edmonds. The newly imposed 50 foot shoreline -based setback constrains the footprint to the narrowest end of the lot where the buildable area becomes disproportionally small. The existing topography dictates the placement of the garage at the east end. Other factors,fheight restrictions, garage to street angle) make it restrictive to place living area below or above the new garage. This only allows the main floor plan to be developed west of the garage and east of the bluff setback. The existing usable area for a main floor plan, garage and outside deck area is not adequate for a reasonable house in this neighborhood if the 50' bluff setback is applied. Requested Relief, Analysis, and Mitigation Plan Subject lot 11 was planned assuming a 30 foot setback according to the original plat documents, shown on page 1, notes 1,2,3. That would be ideal, however a variance allowing a 35 foot foundation setback would provide the minimum relief to still allow a feasible footprint and living area given the constraints imposed by the lot topography and geometry. The attached report by Nelson Geotechnical supports the viability of a 35 foot foundation setback from the bluff for this properly, with additional patio and roof area. Removing the existing house and placing a new house further back at 35 feet would positively impact both the neighborhood and shoreline. The attached Analysis of Variance Criteria provides detailed information addressing the criteria outlined in ECDC 24.80.060 (Variance permit criteria) Hitchens Residence Project Description 2/2 Attachment 2 Packet Pg. 22 2.1.a RECEIVED Analysis of Variance Permit Criteria pry :J0 8 F. ari G l::, An analysis of ECDC 24.80.060 (variance permit criteria) seems to indicate the requested variance meets all the stated variance criteria. 1. STRICT APPLICATION OF THE DIMENSIONAL STANDARDS SIGNIFICANTLY INTERFERES WITH REASONABLE USE OF THE PROPERTY • The usable area for a main floor plan, garage and outside deck area is not adequate for a reasonable house in this development if the 50' bluff setback is applied. ■ The county's appraised value of the lot warrants a reasonable size house similar to other housesin Vista Del Mar. 2. THE HARDSHIP IS SPECIFICALLY RELATED TO THE PROPERTY, AND IS THE RESULT OF UNIQUE CONDITIONS SUCH AS IRREGULAR LOT SHAPE, SIZE, NATURAL FEATURES, AND THE APPLICATION OF THIS MASTER PROGRAM * The entire lot is shaped as a wedge that narrows significantly to the east of the bluff, such that increased setback requirements cause a disproportional reduction of buildable footprint. • The existing topography of this lot dictates the placement of the garage at the east end. Other factors make it restrictive to place living area below or above the new garage location. This only allows the main floor plan to be developed west of the garage and east of the bluff setback. A 50' setback would severely limit a reasonable size main floor plan for this house compared to what other houses in this development were allowed to build. ■ This lot has the smallest available buildable footprint of any lot in Vista Del Mar. All other bluff lots allow for larger 'houses. The'lot was originally drawn for a 30 foot setback, as per the attached plat map. All other houses along the bluff in this development will be taller than this house because of the additional square foot area of land that the other lots have. The formula used by the City of Edmonds for allowable height is dependent on the slope and amount of land east of the bluff. This particular property has the least amount of usable area east of the top of the bluff. ■ The existing east required side yard setback for this property is 10'. We are proposing a 2 car garage starting at this 10' setback instead of a 3 car garage. Most of the other houses in this development have 3 car garages including over 5,000 square feet of living, area and outside deck areas. The CC&R's state that the minimum main floor area is to be 2,500 Hitchens Residence Analysis of Variance Permit Criteria 1/3 Attachment 3 Packet Pg. 23 2.1.a square feet or larger. Since the garage will be located at the east side of the property away from the view, a 50' setback for the rest of the living area would severely limit a reasonable main floor plan and outside deck area. 3. THE DESIGN OF THE PROJECT WILL NOT CAUSE ,ADVERSE IMPACTS TO THE SHORELINE ENVIRONMENT ■ New native -species erosion control plants will be planted along the entire edge of top of the slope and over time will stabilize the soils. There are currently very few erosion control plants at top of slope. ■ Runoff water from a new house will be collected and diverted to the existing storm drain system in Vista Del Mar creating less water reaching the hillside than in the current situation. ■ Anew house at 35' foundation setback will cause far less impact than the existing house being remodeled that is within 10' of the top of slope. ■ The existing hillside is well vegetated. A new house will have no impact on the existing vegetation or future growth of plants on the hillside. ■ The proposed foundation to support a 35' setback will make use of piling similar to other houses built along the bluff. The proposed depth of the piling will be sufficient to allow for a long term stable foundation. The depth of piling will need to be determined by the Geotechnical Engineering company and approved by the City of Edmonds building department. 4. THE VARIANCE WILL NOT CONSTITUTE A GRANT OF SPECIAL PRIVILEGE NOT ENJOYED BY THE OTHER PROPERTIES IN THE AREA ■ Other; properties along the bluff in this development have been developed with larger main floor plans and larger outside deck areas. Granting of the 35' setback does not allow for any special view that others are not allowed to enjoy. With the variance, a new house on this lot will still be no larger than any other house in the development, and will have a 2 car garage instead of a 3 car garage. Hitchens Residence Analysis of Variance Permit Criteria 2/3 Attachment 3 Packet Pg. 24 2.1.a 5. THE VARIANCE REQUESTED IS THE MINIMUM NECESSARY TO AFFORD RELIEF ■ The original development plans for Vista Del Mar specified a 30' setback from top of slope (see attached ,plat .map) in order to provide a usable footprint for on the rather constrained lot topology. While we would ideally like to buildup to this originally specified 30' setback, we feel that a 35' foundation setback is the minimum relief necessary to develop a reasonable floor plan. ■ If a 35' foundation setback is not allowed, an alternate option would be to do a limited remodel and eastward expansion of the existing house which is within 10' of the existing top of slope. This is certainly not an ideal situation, as it would keep the existing house on top of the existing 10' sewer line easement. ■ The City of Edmonds Engineering department would like to see the existing house demolished and a new house built east of the existing 10' sewer line easement. 6. THE PUBLIC INTEREST WILL SUFFER NO SUBSTANTIAL DETRIMENTAL EFFECT We see various ways that the variance would benefit the public interest, and no obvious detriments to existing property owners or other public :interest. Benefits include: ■ Anew house with a 35' foundation setback can be slightly lower than one with a 50' setback, due to the details of height calculation, which will help preserve the neighborhood view corridor. ■ A new home with a 35' foundation setback would be more in keeping with the neighborhood design than either a remodeled/expanded existing home or a new, narrow home with a 50' setback. it A new house on this lot with a 35' foundation setback allows the City of Edmonds Engineering department access to the existing sewer line: for maintenance: or repair, which would not be possible if the existing home is retained and/or remodeled. ■ A new house would have a net positive impact on the shoreline environment compared to remodeling the existing home, as impervious water management and erosion control measures will help to stabilize the bluff, reducing the chance of a future slide. Hitchens Residence Analysis of Variance Permit Criteria 3/3 Attachment 3 Packet Pg. 25 DEX&L.O M®- TES RV1 r� i i 9�. O�'G air Q�� OQ� O \ / QQ 0,0 OQ� r� O � � p�✓ � j \ ,Q�,� , s:o, ��� QQ, Q� G 7 �'Q` QO \\ / Q 19� i 0�'O O i 40F 96, 's / OQQ` / Al BEDROOM RECREATION ROOM � 93 0, G E(� OOTP BEDROOM �� BATHROOM �OPERTy kCINE \ / \ � MECHANICAL. PROPOSED LOWER FLOOR PLAN 12i20/18 �\ 00 SCALE 1 " = 10'-0" / GARAGE ABOVE LOWER FLOOR 2200 FT2 / OUTSIDE DECK AREA 404 FT2 /\\ o o r2 FOOTPRLNT STREET SETB -. ACK LINE00 � CV o i I L il If - - i PROPERTY LINE -- -r 45.00 Attachment 4 Packet Pg. 26 / / / 70, 0, QUO ' O ' O � ' �v PO C6 / 4 Cr' �Z'� 4QZ/ QP / Q� f , Al f o 4 00 ' o f f� / f Q4c, / A�° O ,z / / Az / , f LOT 11 1,�00Qj ,A �PCj `,Ogj AFTER EXCAVATION OF HOUSE, THE EXISTING f CONTOURS TO REMAIN AS APPROXIMATE FINISH GRADE -PROPOSED CUT APPROX. 80 YD3 -PROPOSED BACKFILL APPROX. 30 YD3 / CRITICAL AREA FROM TOP OF SLOPE TO WEST PROPERTY LINE / -NO VEGETATION REMOVAL ALLOWED IN THIS AREA y -PROVIDE FILTER FABRIC FENCE & STRAW WATTLE FOR EROSION APf A ELEVATION 148' f / CONTROL AT TOP OF SLOPE -PR VIDE EROSION CONTROL PLANTS SUCH AS SALAL OR OREGON / GRAPE AT TOP OF SLOPE ONCE HOUSE I ° AVERAGE GRADE: A ELEVATION + B ELEVATION + C ELEVATION + D ELEVATION = 148'+ 149'+ 160'+ 163'/ 4 = 155' ALLOWED BUILDING HEIGHT = 155' + 25' = 180' o / \ A9, / Q°� �O O�'� i lo°'`'o ` COVERED DECK �� ,10��,� ' ' DINING ROOM �: 0 `�}� STUDY GREAT ROOM rS,' LAUNDRY / O'XII / f , \ �93' KITCHEN &u 0� / \ / �� NG o \ � C U FOO?__ S/ B ELEVATION 149' MASTER CLOSET 1 Q) MASTER BEDROOM AND BATHROOM - ry , / ENTRY 0„ PROPOSED MAIN FLOOR PLAN 12/20/18 PROP— OpI o K�!N/� r / SCALE 1 = 10'-0" ! �� r/too, NORTH GARAGE f MAIN FLOOR 2490 FT2 j \\ m Cn t � GARAGE 730 FT2 �8 _ o„ OUTSIDE DECK AREA 404 FT2 / fDRIVEWAY AND WALKWAY 560 FT2 / ROOF OVERHANG 730 FT2 / / \ \ �\ BUILDING FOOTPRINT ; / TOTAL IMPERVIOUS AREA 4914 FT2 (allowed impervious area from plat creation is 5,000 ft2) / / / \\i I STREET SETE3 LINE 00 CV o ��rRvaAS, rhl/�. q�o2� I / DRIVEWAY '� C ELEVATIOf� 160' PROPERTY LINE ���. f Attachment 4 ELEVATION 162' % D ELEVATION 163' ELEVATION 164' 2.1.a RECOVED CEO 27 20e DEVELOPMENT SERVa `:' COUNTER Packet Pg. 27 II / / / / O Q� CRITICAL AREA FROM TOP OF SLOPE TO WEST PROPERTY LINE \ O -NO VEGETATION REMOVAL ALLOWED IN THIS AREA Qom' -PROVIDE FILTER FABRIC FENCE & STRAW WATTLE FOR EROSION CONTROL AT TOP OF SLOPE \ -FUTURE YARD WASTE, GRASS CLIPPINGS OR ANY OTHER WASTE MATERIAL OR HOUSEHOLD TRASH SHALL NOT BE CAST OVER THE SLOPE. \ A -ALL DRAINPIPES ASSOCIATED WITH A NEW RESIDENCE SHALL BE TIGHTLINED TO AN APPROPRIATE STORMWATER MANAGEMENT SYSTEM. /� RoA 3s, 0 LOT 11 � � ,`O vHill EROSION CONTROL / VEGETATION MANAGEMENT PLAN: �r awl �l�ii -AREAS OF EXPOSED SOILS BELOW AND TO THE WEST OF THE RESIDENCE SHOULD BE COVERED WITH EROSION CONTROL MATTING SUCH AS TENSAR %/ o /li\ ,moo C350 TURF REINFORCEMENT MAT OR EQUIVALENT -STAKE AT A MINIMUM OF 5 FEET ON CENTER USING 2' TO 3' LONG METAL STAKES WITH A "T" WELDED TO THE END. -PROVIDE AMENDED SOIL USING ORGAINIC MATERIALS AND PEAT TO HELP '%/II\\`` �o WATER RETENTION OF THE SOIL. -PLANTING TO BE COMPLETED BY LICENSED LANDSCAPE SUB- ��� CONTRACTOR SUCH AS EVERGREEN CONCEPTS, INC. WITH EXPERIENCE IN / �e� COVERED DECK HILLSIDE WORK. /,\vll/�i, -PLANT SPECIES AND LOCATION OF PLANTS TO BE VERIFIED AT TIME OF / o� PLANTING BY NELSON GEOTECHNICAL. e � /I lim pROpFRTy\ \ F r2,r o0 / / PROPOSED LANDSCAPING PLAN 2/7/19 / NORTH SCALE 1 " = 10'-0" / PLANT LEGEND: SNOBERRY (SYMPHORICARPOS ALBUS) NOOTKA ROSE (ROSA NUTKANA) OCEAN SPRAY (HOLODISCUS DISCOLOR) OREGON GRAPE (MAHONIA NERVOSA) SALAL (GAULTHERIA SHALLON) GREAT ROOM �1°Q�Ci 00 � KITCHEN O / " MASTER CLOSET MASTER BEDROOM AND BATHROOM *M/ O 00 80 N\i O � Q Al Q�J o Al Q'�P OJ O O \ ?DINING ROOM O O POW DER / BATH O V 24' _ 0„ 41 GARAGE O / to 00 ENTRY -61 DRIVEWAY PROPERTY LANE 5 STUDY DRY 2.1.a PERENIALS Attachment S Packet Pg. 28 1 � I � /! jr � ( � ! 1~ V f.�s i 8 h� L + . W+�►.. e- r . c c F. STULRECEIVED ���d - 2.1.a r•F� � r F i `� LANCE � % MlC6a/A�l :. 1p I lL70t�1 N! 'iERVIG15 ti. ' Ivp ' � 1°� ff 1 :i i f � ` ■! I .• .! 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' i ,F,•0�' -• r � N�-- _ . _ ram:' -_ _ !. ... ILff�j i •� �.� r� _ -. -ram 2.1.a NGA Main Office 17311 135" Ave NE, A-500 WoodinNille, WA 98072 (425) 486-1669 FAX (425) 481-2510 December 20, 2018 Mr. Garth Hitchens 3380 — 126" Avenue NE Bellevue, WA 98005 Wiftchens@ine.com me.com NELSON GEOTECHNICAL ASSOCIATES, INC. GEOTECHNICAL ENGINEERS & GEOLOGISTS Geotechnical Engineering Evaluation - REVISED Hitchens Residence Development 17901 Vista Del Mar Drive Edmonds, Washington NGA File No. 1065318 Dear Mr. Hitchens: Engineering -Geology Branch 5526 Industry Lane, 42 East Wenatchee, WA 98802 (509) 665-7696 FAX (509) 665-7692 RECESVED SERVICU We are pleased to submit the attached report titled "Geotechnical Engineering Evaluation — Hitchens Residence Development — 17901 Vista Del Mar Drive — Edmonds, Washington." This report summarizes our observations of the existing surface and subsurface conditions within the site, and provides general recommendations for the proposed site development. Our services were completed in general accordance with the proposal signed by you on October 15, 2018. The site is currently occupied by a single-family residence within the east -central portion of the parcel. The upper eastern portion of the parcel is relatively level to gently sloping from east to west. Just to the west of the existing residence a steep west -facing bluff slope descends to the BNSF railroad tracks. Vegetation within the upper portion of the site generally consists of grass -covered yard areas and landscaping plants, while the slope below and to the west of the residence is generally heavily vegetated with young to mature trees and underbrush. An existing sewer line easement runs north -south along the top of slope area within the central portion of the site. We understand the proposed developments within the site will consist of removing the existing site structures and constructing a new single-family residence with an attached patio area along the western portion of the house. At the time this proposal was prepared, specific construction plans were not available. We explored the site subsurface soil conditions throughout the site with three geotechnical borings using a limited access track -mounted drill rig. Our explorations indicated that the site was underlain by competent, native outwash soils at relatively shallow depths, below a surficial layer of topsoil and/or undocumented fill. It is our opinion that the proposed residence development within the site is feasible from a geotechnical standpoint, provided that our recommendations are incorporated into the design and construction of this project. We have recommended that the new structures be founded on medium dense or better native glacial soils for bearing capacity and settlement considerations. It is also our opinion that the soils that underlie the site and form the core of the site slope should be stable with respect to deep-seated earth movements, due to their inherent strength and slope geometry. However, there is a potential for shallow sloughing and erosion events to occur on the steep slope below the proposed development area. We recommend that any proposed structures be set back at least 35 feet from the top of the steep west -facing Attachment 9 Packet Pg. 36 2.1.a Geotechnical Engineering Evaluation - REVISED Hitchens Residence Development Edmonds, Washington NGA File No. 1065318 December 20, 2018 Summary - Page 2 bluff slope. In addition to the proposed setback, we recommend that the downhill western structure foundations be supported on drilled piers extending down a minimum of 30 feet below the existing grade. In the attached report, we have included recommendations for site grading, foundation support, and site drainage. We should be retained to discuss our recommendations with your design team, and to review final plans prior to construction. We also recommend that NGA be retained to provide monitoring and consultation services during construction to confirm that the conditions encountered are consistent with those indicated in the explorations, to provide recommendations for design changes should the conditions revealed during the work differ from these anticipated, and to evaluate whether or not earthwork and foundation installation activities comply with contract plans and specifications. We appreciate the opportunity to provide service to you on this project. Please contact us if you have any questions regarding this report or require further information. Sincerely, NELSON GEOTECHNICAL ASSOCIATES, INC. rllmi(w Khaled M. Shawish, PE Principal Attachment 9 Packet Pg. 37 2.1.a TABLE OF CONTENTS INTRODUCTION............................................................................................................. 1 SCOPE............................................................................................................................... 1 SITECONDITIONS......................................................................................................... 2 SurfaceConditions....................................................................................................... 2 Subsurface Conditions.................................................................................................. 2 Hydrogeologic Conditions........................................................................................... 3 SENSITIVE AREA EVALUATION............................................................................... 4 SeismicHazard ............................ .............................................................................. 4 ErosionHazard............................................................................................................. 4 Landslide Hazard/Slope Stability................................................................................. 5 CONCLUSIONS AND RECOMMENDATIONS.......................................................... 6 General......................................................................................................................... 6 Erosion Control and Slope Protection Measures......................................................... 7 Site Preparation and Grading....................................................................................... 8 StructureSetbacks........................................................................................................ 9 Temporary and Permanent Slopes............................................................................... 9 FoundationSupport.................................................................................................... 10 RetainingWalls.......................................................................................................... 12 StructuralFill.............................................................................................................. 13 Slab-on-Grade............................................................................................................ 13 Pavements................................................................................................................... 14 Utilities....................................................................................................................... 14 SiteDrainage..................................................................................... ...................... 14 CONSTRUCTION MONITORING............................................................................. 16 USEOF THIS REPORT................................................................................................ 16 LIST OF FIGURES Figure 1 — Vicinity Map Figure 2 — Site Plan Figure 3 — Cross -Section A -A' Figure 4 — Soil Classification Chart Figures 5 and 7 — Boring Logs A "LEI OEOTECHNICAL ASSOCIATES Packet Pg. 38 2.1.a Geotechnical Engineering Evaluation - REVISED Hitchens Residence Development 17901 Vista Del Mar Drive Edmonds, Washington INTRODUCTION This report presents the results of our geotechnical engineering investigation and evaluation of the planned Hitchens Residence Development project in Edmonds, Washington. The project site is located at the address of 17901 Vista Del Mar Drive, as shown on the Vicinity Map in Figure 1. The purpose of this study is to explore and characterize the site's surface and subsurface conditions and to provide geotechnical recommendations for the planned site development. The site is currently occupied by a single-family residence within the east -central portion of the parcel. The upper eastern portion of the parcel is relatively level to gently sloping from east to west. Just to the west of the existing residence a steep west -facing bluff slope descends to the BNSF railroad tracks. Vegetation within the upper portion of the site generally consists of grass -covered yard areas and landscaping plants, while the slope below and to the west of the residence is generally heavily vegetated with young to mature trees and underbrush. An existing sewer line easement runs north -south along the top of slope area within the central portion of the site. We understand the proposed developments within the site will consist of removing the existing site structures and constructing a new single-family residence. At the time this proposal was prepared specific construction plans were not available. Final development and stormwater plans have not been developed at the time this report was written. The existing site layout is shown on the Site Plan in Figure 2. SCOPE The purpose of this study is to explore and characterize the site surface and subsurface conditions, and provide general recommendations for site development. Specifically, our scope of services included the following: Review available soil and geologic maps of the area. 2. Explore the subsurface soil and groundwater conditions within the vicinity of the proposed residence with up to three, as deep as 40-foot geotechnical borings. Drill rig was subcontracted by NGA. 3. Map the conditions on the slope below the proposed addition, perform hand -tool excavations, and evaluate current slope stability conditions. 4. Provide recommendations for foundation support for the proposed residence. 5. Provide recommendations for deep foundation support, as needed. 6. Provide recommendations for structure setback from the steep slope. AlWkA( ( ¢EOTECHNICAL ASSOCIATES Packet Pg. 39 2.1.a Geotechnical Engineering Evaluation - REVISED Hitchens Residence Development Edmonds, Washington NGA File No. 1065318 December 20, 2018 Page 2 7. Provide recommendations for earthwork. 8. Provide recommendations for temporary and permanent slopes. 9. Provide recommendations for slab subgrade preparation. 10. Provide recommendations for drainage improvements. 11. Provide recommendations for long-term slope protection and maintenance. 12. Document the results of our findings, conclusions, and recommendations in a written geotechnical report. SITE CONDITIONS Surface Conditions The site consists of an irregular -shaped parcel covering approximately 0.53 acres. The site is currently occupied by a single-family residence structure situated within the eastern portion of the property. Topography within the eastern portion of the site consists of relatively level to gently sloping ground. A steep west -facing bluff slope descends from the central portion of the site to the BNSF railroad tracks near the western property line at gradients in the range of 35 to 50 degrees (70 to 119 percent) as shown in Cross Section A -A' in Figure 3. The overall height of the steep slope below the upper bench area is approximately 130 to 140 feet. The site is generally vegetated with grass -covered yard areas and landscaping plants within the developed portions of the property and forested areas within the steep bluff area. The site is bound to the north, south, and east by existing residential properties, and to the west by the BNSF railroad tracks and the Puget Sound. We did not observe any surface water during our site visit on October 31, 2018. We also did not observe any groundwater emitting from the site slopes or indications of recent slope movement. Subsurface Conditions Geology: The geologic units for this site are shown on Geologic map of the Edmonds East and part of the Edmonds West -quadrangles, Washington by Minard, J.P. (USGS, 1983). The site is mapped as recessional outwash (Qvr). Recessional outwash deposits were derived from the stagnating and receding Vashon glacier (Fraser Glaciation). The deposit is generally described as stratified sand and gravel with minor silt and clay layers, but include unstratified to poorly stratified ablation and melt -out deposits, all of which lie on older sediments. Our explorations within the property generally encountered sand and gravel with varying amounts of silt, consistent with the description of recessional outwash soils at depth. Explorations: The subsurface conditions within the site were explored on October 31, 2018 by drilling three geotechnical borings to depths in the range of 14.0 to 25.3 feet below the existing ground surface. The approximate locations of our explorations are shown on the Site Plan in Figure 2. A geologist from NGA was present during the explorations, examined the soils and geologic conditions encountered, obtained samples of the different soil types, and maintained logs of the explorations. AiW&S l OEOTECHNICAL ASSOCIATES Packet Pg. 40 2.1.a Geotechnical Engineering Evaluation - REVISED NGA File No. 1065318 Hitchens Residence Development December 20, 2018 Edmonds, Washington Page 3 A geologist from NGA was present during the explorations, examined the soils and geologic conditions encountered, obtained samples of the different soil types, and maintained logs of the explorations. A Standard Penetration Test (SPT) was performed on each of the samples during drilling to measure soil consistency at depth. The SPT consists of driving a 2-inch outer -diameter, 18 Inches long, split -spoon sampler using a 140-pound hammer with a drop of 30 inches. The number of blows required to drive the sampler the final 12 inches is referred to as the "N" value and is presented on the boring logs. The N value is used to evaluate the strength and density of the deposit. The soils were visually classified in general accordance with the Unified Soil Classification System, presented in Figure 4. The logs of our borings are attached to this report and are presented as Figures 5 through 7. We present a brief summary of the subsurface conditions in the following paragraphs. For a detailed description of the subsurface conditions, the logs of the borings should be reviewed. At the surface of Borings 1, 2, and 3 we generally encountered approximately 4.0 to 5.0 feet of very loose to loose, orange -brown to gray, fine to coarse sand with silt and varying amounts of roots, iron -oxide staining, and gravel, which we interpreted as undocumented fill soils. Underlying the undocumented fill soils we generally encountered orange -brown to gray -brown, fine to coarse sand with varying amounts of silt, gravel, and iron -oxide staining, which we interpreted as native outwash deposits. Borings 1, 2, and 3 terminated at respective depths of 14.0, 21.5, and 25.3 feet below the existing ground surface, respectively. Hydrogeologic Conditions Groundwater seepage was not encountered within our soil explorations. If groundwater is encountered during construction we would interpret this water to be perched water. Perched water occurs when surface water infiltrates through less dense, more permeable soils and accumulates on top of a relatively low permeability material. Perched water does not represent a regional groundwater "table" within the upper soil horizons. Perched water tends to vary spatially and is dependent upon the amount of rainfall. We would expect the amount of perched groundwater to decrease during drier times of the year and increase during wetter periods. AtN QN�QEOTECHNICAL ASSOCIATES Packet Pg. 41 2.1.a Geotechnical Engineering Evaluation - REVISED NGA File No. 1065318 Hitchens Residence Development December 20, 2018 Edmonds, Washington Page 4 SENSITIVE AREA EVALUATION Seismic Hazard The 2018 International Building Code (IBC) seismic design section provides a basis for seismic design of structures. Since medium stiff to hard soils were generally encountered underlying the site at depth, the site conditions best fit the IBC description for Site Class D. Table 1 below provides seismic design parameters for the site that are in conformance with the 2018 IBC, which specifies a design earthquake having a 2% probability of occurrence in 50 years (return interval of 2,475 years), and the 2008 USGS seismic hazard maps. Table 1— 2018 IBC Seismic Design Parameters Site Class Spectral Acceleration Spectral Acceleration Site Coefficients Design Spectral at 0.2 sec. (g) at 1.0 sec. (g) Response Ss S 1 Parameters Fa F,, SDs SDI D 1.290 0.506 1.00 1.500 0.860 0.506 The spectral response accelerations were obtained from the USGS Earthquake Hazards Program Interpolated Probabilistic Ground Motion website (2008 data) for the project latitude and longitude. Hazards associated with seismic activity include liquefaction potential and amplification of ground motion. Liquefaction is caused by a rise in pore pressures in a loose, fine sand deposit beneath the groundwater table. It is our opinion that the competent glacial material interpreted to underlie the site has a low potential for liquefaction or amplification of ground motion. The glacial soils interpreted to form the core of the steep slopes within the site are considered stable with respect to deep-seated slope failures. All steep slopes have the potential for shallow sloughing failures during seismic events. Such events should not affect planned developments provided that the foundations are designed with the recommended setback values, and the slope and drainage systems are maintained as described in this report. Erosion Hazard The criteria used for determination of the erosion hazard for affected areas include soil type, slope gradient, vegetation cover, and groundwater conditions. The erosion sensitivity is related to vegetative cover and the specific surface soil types, which are related to the underlying geologic soil units. The Soil Survey of Snohomish County Area Washington, by the Natural Resources Conservation Service (NRCS), was reviewed to determine the erosion hazard for the surficial soils found within the subject site. A 4$ 0EOTECHNICAL ASSOCIATES Packet Pg. 42 2.1.a Geotechnical Engineering Evaluation - REVISED NGA File No. 1065318 Hitchens Residence Development December 20, 2018 Edmonds, Washington Page 5 The erosion hazard within the property is listed as Alderwood-Everett gravelly sandy loams for 25 to 70 percent slopes. The erosion hazard rating is listed as severe, however, based on our experience in the area and our observations in the field, it is our opinion that the site would have a slight to moderate erosion hazard for areas where the soils are exposed. It is our opinion that the erosion hazard for site soils should be low in areas where vegetation is not disturbed. Landslide Hazard/Slope Stability The criteria used for evaluation of landslide hazards include soil type, slope gradient, and groundwater conditions. The steep slopes descend from the relatively level to gently sloping upper yard area within the eastern portion of the property to the BNSF railroad tracks on the western property line at inclinations ranging from 35 to 50 degrees (70 to 119 percent). The overall height of the steep slope below the residence is approximately 130 to 140 feet. We did not observe evidence of significant slope instability within the immediate vicinity of the property during our investigation, such as deep-seated landsliding. We also did not observe groundwater seepage or signs of erosion or sloughing on the slope at the time of our visit. The site slopes are inferred to generally consist of sandy material. Slopes with a gradient of up to approximately 50 degrees exist in the western side of the property. It is our opinion that there is not a significant potential for large-scale, deep-seated slope instability within the development portion of this site under the current conditions. However, steep slopes are naturally prone to surface sloughing and even sizeable landslides over time. Slope activity results from weathering conditions and seasonal surface saturation, especially after large storm events. The potential for these events could be reduced by proper erosion and drainage control. The direct impact of the slope events on the proposed development should be low if the building setback, site preparation and grading, surface water management, and long- term slope maintenance are established as recommended in this report. It is our understanding that the structure will be setback approximately 35 feet from the top of the steep slope. This setback distance should be adequate provided that all the recommendations for site development and slope protection found in this report are incorporated in the design and implemented during construction. We observed that the existing house (which will be removed) appears to be setback as close as approximately 5 to 6 feet from the slope and seems to be supported on conventional shallow footings. Additionally, we observed some of the roof downspouts were disconnected, which during rainfall will discharge water within the near vicinity to the top of bluff. As detailed in this report we have provided recommendations that are intended to reduce the impact of the proposed development on slope stability and protect the future residence from any natural recession of the slope within the lifespan of the structure. Based on our observations of the existing conditions around the house and on the bluff slope below, and thorough review of the proposed plans, it is our opinion that the proposed developments, A 4$,@{N !PEOTECHNICAL ASSOCIATES, Packet Pg. 43 2.1.a Geotechnical Engineering Evaluation - REVISED NGA File No. 1065318 Hitchens Residence Development December 20, 2018 Edmonds, Washington Page 6 which will be setback further away from the slope and result in no discharge onto the slope, should not adversely impact the steep slopes within the property or in the near vicinity and will meet the general requirements and specific hazards detailed in the Edmonds Community Development Codes 23.80.060 and 23.80.070. CONCLUSIONS AND RECOMMENDATIONS General It is our opinion that the planned residence is feasible from a geotechnical standpoint. Our explorations and observations indicate that the site is underlain by dense to very dense glacial soils at depth. These glacial soils should provide adequate support for foundation, slab, and pavement loads. To protect the structure against potential failures on the slope and to limit impact to the slope, we recommend that the western foundation line along with the western 10 feet of the northern and southern foundation lines be supported on drilled piers. The piers should extend a minimum of 30 feet below existing grade to achieve the recommended capacities. The piers should consist of a minimum of 16-inch diameter cast -in place reinforced concrete piles. We recommend that the remaining foundations be designed utilizing shallow foundations. Footings and slabs -on -grade should extend through any loose surficial soil or undocumented fill and be founded on the underlying competent native bearing soils or structural fill extending to these soils. These soils should be encountered roughly two to five feet below the existing ground surface. However, deeper areas of unsuitable soils and/or undocumented fill could be encountered in the unexplored areas of the site. Recommendations for design and installation of the deep and shallow foundations are presented in the Foundation Support subsection of this report. It is also our opinion that the soils that underlie the site and form the core of the site slope should be stable with respect to deep-seated earth movements, due to their inherent strength and slope geometry. However, there is a potential for shallow sloughing and erosion events, and even smaller scale slides, to occur on the steeper portions of the slopes as we have recently observed. Proper erosion and drainage control measures as recommended in this report should reduce this potential. We understand that the residence is planned to be setback 35 feet from the top of the steep west -facing slope. Based on our site observations and the soils encountered, it is our opinion that the setback distance along with supporting the western portion of the residence on drilled piers should be adequate. We also understand a proposed patio will extend 5 feet off the western portion of the residence. This should also be feasible given the recommendations in this report are followed closely. A light weight patio setback of approximately 30 feet from the top of bluff should not adversely impact the existing slope stability conditions. We should be retained to review the final plans. A&RA # §;EOTECHNICAL ASSOCIATES Packet Pg. 44 2.1.a Geotechnical Engineering Evaluation - REVISED NGA File No. 1065318 Hitchens Residence Development December 20, 2018 Edmonds, Washington Page 7 All grading operations and drainage improvements planned as part of this development should be planned and completed in a matter that enhances the stability of the steep slopes, not reduces it. Excavation spoils associated with the building excavations should not be stockpiled near the slopes or be allowed to encroach on the slopes. Also, runoff generated within the site should be collected and routed into a permanent discharge system and not be allowed to flow over the slopes. Future vegetation management on the slope should be the subject of a specific evaluation and a plan approved by City of Edmonds. In general, vegetation removal below the top of slope is not recommended unless specifically evaluated and addressed by NGA. Selective pruning and/or thinning of vegetation, along with removal of unhealthy trees, may be allowed as part of a specific evaluation. The slope should be monitored on an ongoing basis, especially during the wet season, for any signs of instability, and corrective actions promptly taken should any signs of instability be observed. Lawn clipping and any other household trash or debris should never be allowed to reach the slope. The soils encountered on this site are considered moisture -sensitive and will disturb easily when wet. To lessen the potential impacts of construction on the steep slope and to reduce cost overruns and delays, we recommend that construction take place during the drier summer months. If construction takes place during the rainy months, additional expenses and delays should be expected. Additional expenses could include the need for placing erosion control and temporary drainage measures to protect the slopes, the need for placing a blanket of rock spalls on exposed subgrades and construction traffic areas prior to placing structural fill, and the need for importing all-weather material for structural fill. Under no circumstances should water be allowed to flow over or concentrate on the site slopes, both during construction, and after construction has been completed. We recommend that stormwater runoff from the roof and yard drains be collected and tightlined to an approved discharge point. The slopes should be protected from erosion. We recommend that all disturbed areas be replanted with vegetation to re-establish vegetation cover as soon as possible. Specific recommendations for erosion control are presented in the Erosion Control and Slope Protection Measures subsection of this report. With all of the recommendations provided in this report being followed, the planned site improvements will meet the ECD 23.80.060 and 23.80.070 codes. Erosion Control and Slope Protection Measures The erosion hazard for the on -site soils are interpreted to be severe for exposed soils, but the actual hazard will be dependent on how the site is graded and how water is allowed to concentrate. Best Management Practices (BMPs) should be used to control erosion. Areas disturbed during construction should be protected from erosion. Erosion control measures may include diverting surface water away from the stripped or disturbed areas. Silt fences and/or straw bales should be erected to prevent muddy water from leaving the site or flowing over the slope. Stockpiles should be covered with plastic sheeting during wet AtR�f+1$@{l !PEOTECHNICAL ASSOCIATES Packet Pg. 45 2.1.a Geotechnical Engineering Evaluation - REVISED NGA File No. 1065318 Hitchens Residence Development December 20, 2018 Edmonds, Washington Page 8 weather and stockpiled material should be kept at least 50 feet away from the top of the steep slopes. Disturbed areas should be planted as soon as practical and the vegetation should be maintained until it is established. The erosion potential for areas not stripped of vegetation should be low. Protection of the setback and steep slope areas should be performed as required by City of Edmonds. Specifically, we recommend that the setback area and the top of slope not be disturbed or modified through placement of any fill or removal of the existing vegetation. No additional material of any kind should be placed on the slope or be allowed to reach the slope, such as excavation spoils, lawn clippings, and other yard waste, trash, and soil stockpiles. Vegetation should not be removed from the slopes. Replacement of vegetation should be performed in accordance with City of Edmonds code. Under no circumstances should water be allowed to concentrate on the slopes. Site Preparation and Grading After erosion control measures are implemented, site preparation should consist of removing loose soils, topsoil, and any undocumented fill from foundations, slab, and pavement areas, to expose medium dense or better native bearing soils at depth. The stripped soil should be removed from the site or stockpiled for later use as a landscaping fill. Based on our observations, we anticipate native, medium dense or better soil to be encountered at approximately four to five feet across the site, but this depth could increase in unexplored areas of the site. After site preparation, if the exposed subgrade is deemed loose, it should be compacted to a non -yielding condition and then proof -rolled with a heavy rubber -tired piece of equipment. Areas observed to pump or weave during the proof -roll test should be reworked to structural fill specifications or over -excavated and replaced with properly compacted structural fill or rock spalls. If loose soils are encountered in the foundation areas, the loose soils should be removed and replaced with rock spalls. If significant surface water flow is encountered during construction, this flow should be diverted around areas to be developed, and the exposed subgrades should be maintained in a semi -dry condition. If wet conditions are encountered, alternative site grading techniques might be necessary. These could include using large excavators equipped with wide tracks and a smooth bucket to complete site grading, and covering exposed subgrade with a layer of crushed rock for protection. If wet conditions are encountered or construction is attempted in wet weather, the subgrade should not be compacted, as this could cause further subgrade disturbance. In wet conditions, it may be necessary to cover the exposed subgrade with a layer of crushed rock as soon as it is exposed to protect the moisture sensitive soils from disturbance by machine or foot traffic during construction. The prepared subgrade should be protected from construction traffic and surface water should be diverted around areas of prepared subgrade. A ki$Q# §;EOTECHNICAL ASSOCIATES Packet Pg. 46 2.1.a Geotechnical Engineering Evaluation - REVISED NGA File No. 1065318 Hitchens Residence Development December 20, 2018 Edmonds, Washington Page 9 Structure Setbacks Uncertainties related to building along steep slopes are typically addressed by the use of building setbacks. The purpose of the setback is to establish a "buffer zone" between the structure and the top of the slope so that ample room is allowed for normal slope recession during a reasonable life span of the structure. In a general sense, the greater the setback distance, the lower the risk of slope failures impacting the structure. From a geological standpoint, the setback dimension is based on the slope's physical characteristics, such as slope height, surface angle, material composition, and hydrology. Other factors such as historical slope activity, rate of regression, and the type and desired life span of the development are important considerations as well. We understand the proposed structure foundations will be set back 35 feet from the top of the steep west - facing slopes with a cantilevered roof overhang of approximately 5-feet. Additionally, we understand a 5- foot wide patio is to be constructed adjacent to the west side of the proposed residence. The proposed foundation setback of 35 feet and patio setback of 30 feet from the top of bluff should be feasible given that the western downhill foundation lines will be supported on drilled piers extending to a depth of 30 feet below the existing ground surface and the patio is constructed following the recommendations in the site preparation and grading subsection of this report. We should be retained to review final residence location and to observe foundation excavations prior to placing forms. Any proposed development within the setback area, should be the subject of a specific geotechnical evaluation. Under no circumstances should water be allowed to concentrate on the slopes, during or after construction. Temporary and Permanent Slopes Temporary cut slope stability is a function of many factors, including the type and consistency of soils, depth of the cut, surcharge loads adjacent to the excavation, length of time a cut remains open, and the presence of surface or groundwater. It is exceedingly difficult under these variable conditions to estimate a stable, temporary, cut slope angle. Therefore, it should be the responsibility of the contractor to maintain safe slope configurations at all times as indicated in OSHA guidelines for cut slopes. The following information is provided solely for the benefit of the owner and other design consultants and should not be construed to imply that Nelson Geotechnical Associates, Inc. assumes responsibility for job site safety. Job site safety is the sole responsibility of the project contractor. For planning purposes, we recommend that temporary cuts in the upper undocumented fill soils be no steeper than 2 Horizontal to 1 Vertical (2.01-1:1 V). Temporary cuts in competent, native glacial soils at depth should be no steeper than 1.5H:IV. If significant groundwater seepage or surface water flow were encountered, we would expect that flatter inclinations would be necessary. We recommend that cut slopes be protected from erosion. The slope protection measures may include covering cut slopes with AlWhAWPEOTECHNICAL ASSOCIATES Packet Pg. 47 2.1.a Geotechnical Engineering Evaluation - REVISED NGA File No. 1065318 Hitchens Residence Development December 20, 2018 Edmonds, Washington Page 10 plastic sheeting and diverting surface runoff away from the top of cut slopes. We do not recommend vertical slopes for cuts deeper than four feet, if worker access is necessary. We recommend that cut slope heights and inclinations conform to appropriate OSHA/WISHA regulations. Permanent cut and fill slopes should be no steeper than 2HA V. However, flatter inclinations may be required in areas where loose soils are encountered. Permanent slopes should be vegetated and the vegetative cover maintained until established. Foundation Support Drilled Piers: We recommend that the western foundation line along with the western 10 feet of the northern and southern foundation lines and all interior foundations found within this zone be supported on 16- to 24-inch diameter reinforced concrete piers, extending a minimum of 30 feet below existing ground surface. The remainder of the foundations should be supported on native, competent bearing material or structural fill extending to that material. Our explorations did not advance the entire recommended depth of the drill piers; however, an open -hole drilling method will likely be feasible based on our field observations and prior experience with the overall site. If caving conditions are encountered, pile casing will be required. If large obstacles are encountered or refusal is met before the minimum recommended pile depths, NGA should be contacted to evaluate the existing conditions and provide alternative recommendations. The holes should be cleaned of any slough or water prior to pouring concrete. We recommend that the concrete be readily available on site at the time of drilling. The holes should not be left open for any extended period of time, as sloughing debris and/or groundwater seepage into the excavations may hamper pier installation. In the following table, we present design friction, end bearing, and total axial compression capacities for 16-, 18- and 24-inch drilled piers, installed as recommended above. The friction component should be used to resist uplift forces only. The provided values do not include the weight of the piles. If the piles weight will be utilized to resist uplift forces, the buoyant unit weight and adequate safety factors should be used. Pile Diameter (Inches) Total Pile Depth (Feet) Design Friction (Tons) Design End Bearing (Tons) 16 30 15 25 18 30 17 30 24 30 23 50 Lateral resistance on the piers could be calculated based on an equivalent fluid density of 200 pounds per cubic foot (pcf) applied to two pile diameters. The upper two feet should be neglected for the purpose of calculating the lateral resistance. We should be retained to review pier design and observe drilled pier installation. ANRLSON OEOTECHNICAL ASSOCIATES, Packet Pg. 48 2.1.a Geotechnical Engineering Evaluation - REVISED NGA File No. 1065318 Hitchens Residence Development December 20, 2018 Edmonds, Washington Page 11 Shallow Foundations: For the portions of the structure supported on shallow spread footings, these footings should be placed on native medium dense or better soils, or structural fill extending to these soils. The foundation subgrade should be prepared as described in the Site Preparation and Grading subsection. If footings are supported on structural fill, the fill zone should extend outside the edges of the footings a distance equal to one-half of the depth of the over -excavation below the bottom of the footings. The transmission zone from pile -supported grade beams to regular foundations should be heavily reinforced. Footings should extend at least 18 inches below the lowest adjacent finished ground surface for frost protection and bearing capacity considerations. Minimum foundation widths of 18 and 24 inches should be used for continuous and isolated spread footings, respectively, but footings should also be sized based on anticipated loads and allowable soil bearing pressure. Standing water should not be allowed to accumulate in footing trenches. All loose or disturbed soil should be removed from the foundation excavation prior to placing concrete. For foundations constructed as outlined above, we recommend an allowable design bearing pressure of not more than 2,000 pounds per square foot (psf) be used for the footing design for footings founded on the medium dense or better glacial soils or structural fill extending to the native competent material. The foundation bearing soil should be evaluated by a representative of NGA. We should be consulted if higher bearing pressures are needed. Current International Building Code (IBC) guidelines should be used when considering increased allowable bearing pressure for short-term transitory wind or seismic loads. Potential foundation settlement using the recommended allowable bearing pressure is estimated to be less than one inch total and 1/2 inch differential between adjacent footings or across a distance of about 30 feet, based on our experience with similar projects. Lateral loads may be resisted by friction on the base of the footing and passive resistance against the subsurface portions of the foundation. A coefficient of friction of 0.35 may be used to calculate the base friction and should be applied to the vertical dead load only. Passive resistance may be calculated as a triangular equivalent fluid pressure distribution. An equivalent fluid density of 200 pcf should be used for passive resistance design for a level ground surface adjacent to the footing. This level surface should extend a distance equal to at least three times the footing depth. These recommended values incorporate safety factors of 1.5 and 2.0 applied to the estimated ultimate values for frictional and passive resistance, respectively. To achieve this value of passive resistance, the foundations should be poured "neat" against the native medium dense soils, or compacted fill should be used as backfill against the front of the footing. We recommend that the upper one foot of soil be neglected when calculating the passive resistance. Frictional resistance should be neglected for footings supported on drilled piers. q 4APAY PEOTECHNICAL ASSOCIATES Packet Pg. 49 2.1.a Geotechnical Engineering Evaluation - REVISED NGA File No. 1065318 Hitchens Residence Development December 20, 2018 Edmonds, Washington Page 12 Retaining Walls Specific grading plans for this project were not available at the time this report was prepared, but retaining walls may be incorporated into project plans. In general, the lateral pressure acting on subsurface retaining walls is dependent on the nature and density of the soil behind the wall, the amount of lateral wall movement which can occur as backfill is placed, wall drainage conditions, and the inclination of the backfill. For walls that are free to yield at the top at least one thousandth of the height of the wall (active condition), soil pressures will be less than if movement is limited by such factors as wall stiffness or bracing (at -rest condition). We recommend that walls supporting horizontal backfill and not subjected to hydrostatic forces, be designed using a triangular earth pressure distribution equivalent to that exerted by a fluid with a density of 40 pcf for yielding (active condition) walls, and 60 pcf for non - yielding (at -rest condition) walls. These recommended lateral earth pressures are for a drained granular backfill and are based on the assumption of a horizontal ground surface behind the wall for a distance of at least the subsurface height of the wall, and do not account for surcharge loads. Additional lateral earth pressures should be considered for surcharge loads acting adjacent to subsurface walls and within a distance equal to the subsurface height of the wall. This would include the effects of surcharges such as traffic loads, floor slab loads, slopes, or other surface loads. We could consult with the structural engineer regarding additional loads on retaining walls during final design, if needed. A seismic design loading of 8H in psf should also be included in the wall design where "H" is the total height of the wall. The lateral pressures on walls may be resisted by friction between the foundation and subgrade soil, and by passive resistance acting on the below -grade portion of the foundation. Recommendations for frictional and passive resistance to lateral loads are presented in the Foundations subsection of this report. All wall backfill should be well compacted as outlined in the Structural Fill subsection of this report. Care should be taken to prevent the buildup of excess lateral soil pressures due to over -compaction of the wall backfill. This can be accomplished by placing wall backfill in 8-inch loose lifts and compacting the backfill with small, hand -operated compactors within a distance behind the wall equal to at least one-half the height of the wall. The thickness of the loose lifts should be reduced to accommodate the lower compactive energy of the hand -operated equipment. The recommended level of compaction should still be maintained. Permanent drainage systems should be installed for retaining walls. Recommendations for these systems are found in the Subsurface Drainage subsection of this report. We recommend that we be retained to evaluate the proposed wall drain backfill material and observe installation of the drainage systems. A ttA 9fi !PEOTECHNICAL ASSOCIATES Packet Pg. 50 2.1.a Geotechnical Engineering Evaluation - REVISED NGA File No. 1065318 Hitchens Residence Development December 20, 2018 Edmonds, Washington Page 13 Structural Fill General: Fill placed beneath foundations, pavement, or other settlement -sensitive structures should be placed as structural fill. Structural fill, by definition, is placed in accordance with prescribed methods and standards, and is monitored by an experienced geotechnical professional or soils technician. Field monitoring procedures would include the performance of a representative number of in -place density tests to document the attainment of the desired degree of relative compaction. The area to receive the fill should be suitably prepared as described in the Site Preparation and Grading subsection prior to beginning fill placement. Sloping areas to receive fill should be benched using a minimum 8-foot wide horizontal benches into competent soils. Materials: Structural fill should consist of a good quality, granular soil, free of organics and other deleterious material, and be well graded to a maximum size of about three inches. All-weather fill should contain no more than five -percent fines (soil finer than U.S. No. 200 sieve, based on that fraction passing the U.S. 3/4-inch sieve). Some of the more granular on -site soils may be suitable for use as structural fill depending on the moisture content of the soil during construction. We should be retained to evaluate all proposed structural fill material prior to placement. Fill Placement: Following subgrade preparation, placement of structural fill may proceed. All filling should be accomplished in uniform lifts up to eight inches thick. Each lift should be spread evenly and be thoroughly compacted prior to placement of subsequent lifts. All structural fill underlying building areas and pavement subgrade should be compacted to a minimum of 95 percent of its maximum dry density. Maximum dry density, in this report, refers to that density as determined by the ASTM D-1557 Compaction Test procedure. The moisture content of the soils to be compacted should be within about two percent of optimum so that a readily compactable condition exists. It may be necessary to over - excavate and remove wet soils in cases where drying to a compactable condition is not feasible. All compaction should be accomplished by equipment of a type and size sufficient to attain the desired degree of compaction and should be tested. Slab -on -Grade Slabs -on -grade should be supported on subgrade soils prepared as described in the Site Preparation and Grading subsection of this report. We recommend that all floor slabs be underlain by at least six inches of free -draining gravel with less than three percent by weight of the material passing Sieve #200 for use as a capillary break. We recommend that the capillary break be hydraulically connected to the footing drain system to allow free drainage from under the slab. A suitable vapor barrier, such as heavy plastic sheeting (6-mil minimum), should be placed over the capillary break material. An additional 2-inch-thick moist sand layer may be used to cover the vapor barrier. This sand layer is optional, and is intended to be used to protect the vapor barrier membrane and to aid in curing the concrete. A 4 §;EOTECHNICAL ASSOCIATES, Packet Pg. 51 2.1.a Geotechnical Engineering Evaluation - REVISED NGA File No. 1065318 Hitchens Residence Development December 20, 2018 Edmonds, Washington Page 14 Pavements Pavement subgrade preparation and structural filling where required, should be completed as recommended in the Site Preparation and Grading and Structural Fill subsections of this report. The pavement subgrade should be proof -rolled with a heavy, rubber -tired piece of equipment, to identify soft or yielding areas that require repair. The pavement section should be underlain by a minimum of six inches of clean granular pit run or crushed rock. We should be retained to observe the proof -rolling and recommend repairs prior to placement of the asphalt or hard surfaces. Utilities We recommend that underground utilities be bedded with a minimum 12 inches of pea gravel prior to backfilling the trench with on -site or imported material. Trenches within settlement sensitive areas should be compacted to 95% of the modified proctor as described in the Structural Fill subsection of this report. Trenches located in non-structural areas should be compacted to a minimum 90% of the maximum dry density. Trench backfill compaction should be tested. Site Drainage Surface Drainage: The control of surface water and near -surface groundwater is very important for the long-term stability of the site slopes. We recommend that temporary and final site grading be designed to direct surface water away from the structures and away from the steeper site slopes. Roof drains should be installed around the site structures. The roof drains should consist of gutters and downspouts to collect stormwater runoff from the roof. The downspouts should connect with 4-inch diameter, rigid PVC tightline pipes to the main catch basin. The footing and roof drains should be routed in separate tightlines into catch basins/cleanouts. Stormwater from the driveway and yard drains should also be collected and directed through tightlines into the main catch basin and then through the controlled drainage system. In our opinion, due to the steep slopes and high erosion susceptibility of the onsite soils interpreted to underlie the site, stormwater infiltration is not considered feasible for this project. Likewise, dispersion of stormwater near the top of slopes may increase surface flow over the steep slope and is not considered a feasible alternative for this project. In our opinion it may be most practical to install a tightline pipe down the surface of the site slopes to direct runoff to an energy dissipator along the toe of the steep slope near the western property line. AWR&WH §;EOTECHNICAL ASSOCIATES, Packet Pg. 52 2.1.a Geotechnica) Engineering Evaluation - REVISED NGA File No. 1065318 Hitchens Residence Development December 20, 2018 Edmonds, Washington Page 15 Runoff from proposed structures should be led through tightline pipes to catch basins. Water collected in the footing drains of the structure should be separately tightlined to the catch basin. The footing drain system should have a minimum of 12 inches of vertical fall before it is connected to the roof drain system. The yard areas and any proposed driveway areas should be sloped to allow collection of runoff in yard and driveway drains, and this water should be directed into the main catch basin via tightline pipes. The number and locations of catch basins, cleanouts, and downspouts may be determined during site design, and altered during construction provided the intent of the drainage mitigation system design is not changed. The water collected from the roof drains, footing drains, driveway and yard drains should be routed via buried 4- to 6-inch minimum diameter PVC tightline pipes into catch basins. The outflows from these catch basins are then routed to the main catch basin. The main catch basin should be anchored into competent, native material. From the main catch basin, the outfall pipe should be connected and constructed to maintain positive water flow. We recommend a 4-inch minimum diameter solid HDPE pipe installed over the steep slope and down to the toe of the slope near the western property line. The HDPE pipe should be anchored to the main catch basin. The HDPE pipe should also be anchored with a flange encased in a concrete deadman. The HDPE pipe draining the main catch basin should emerge from the slope and extend down the surface of the site slopes to a suitable discharge point at the toe of the slope. The pipe should lie directly on the ground surface and be anchored to minimize lateral movement. The anchors should be placed at locations selected for optimum performance, preferably near the top and toe of slope. A diffuser tee should be placed at the outfall of the HDPE drainpipe at the toe of the steep slope. The diffuser tee is used to slow and spread out the flow from the HDPE drainpipe to dissipate the energy and erosion potential of the flow. The diffuser tee should drain onto a diffuser pad constructed from 8- to 12- inch rock spalls or into a level -spreader dispersion trench to further disperse the flow from the outlet, armor the toe of the slope, further minimize erosion effects, and to hold the diffuser tee in place. We should be retained during construction to provide consultation on the specific location of the diffuser tee and outfall of the HDPE pipe. Subsurface Drainage: If groundwater is encountered during construction, we recommend that the contractor slope the bottom of the excavation and collect the water into ditches and small sump pits where the water can be pumped out of the excavation and routed into an approved outlet. We recommend that all existing and future down spouts and footing drains be tightlined to an approved discharge location at the bottom of the slope or within the street. Stormwater systems within this site should be designed in accordance with City of Edmonds regulations. ANEW OEOTECHNICAL ASSOCIATES Packet Pg. 53 2.1.a Geotechnical Engineering Evaluation - REVISED NGA File No. 1065318 Hitchens Residence Development December 20, 2018 Edmonds, Washington Page 16 We recommend the use of footing drains around the structure foundations. Footing drains should be installed at least one foot below planned finished floor elevation. The drains should consist of a minimum four -inch -diameter, rigid, slotted or perforated, PVC pipe surrounded by free -draining material wrapped in a filter fabric. We recommend that the free -draining material consist of an 18-inch-wide zone of clean (less than three -percent fines), granular material placed along the back of walls. Washed rock is an acceptable drain material, or a drainage composite may be used instead. The free -draining material should extend up the wall to one foot below the finished surface. The top foot of soil should consist of low permeability soil placed over plastic sheeting or building paper to minimize the migration of surface water or silt into the footing drain. Footing drains should discharge into tightlines leading to an appropriate collection and discharge point with convenient cleanouts to prolong the useful life of the drains. Roof drains should not be connected to wall or footing drains. Under no circumstances should runoff be allowed to flow over the steep slope. CONSTRUCTION MONITORING We should be retained to provide construction monitoring services during the earthwork phase of the project to evaluate subgrade conditions, temporary cut conditions, fill compaction, and drainage system installation. USE OF THIS REPORT NGA has prepared this report for Mr. Garth Hitchens and his agents, for use in the planning and design of the development on this site only. The scope of our work does not include services related to construction safety precautions and our recommendations are not intended to direct the contractors' methods, techniques, sequences, or procedures, except as specifically described in our report for consideration in design. There are possible variations in subsurface conditions between the explorations and also with time. Our report, conclusions, and interpretations should not be construed as a warranty of subsurface conditions. A contingency for unanticipated conditions should be included in the budget and schedule. We recommend that NGA be retained to provide monitoring and consultation services during construction to confirm that the conditions encountered are consistent with those indicated by the explorations, to provide recommendations for design changes should the conditions revealed during the work differ from those anticipated, and to evaluate whether or not earthwork and foundation installation activities comply with contract plans and specifications. We should be contacted a minimum of one week prior to construction activities and could attend pre -construction meetings if requested. A IkWN CEOTECHNICAL ASSOCIATES, Packet Pg. 54 2.1.a Geotechnical Engineering Evaluation - REVISED NGA File No. 1065318 Hitchens Residence Development December 20, 2018 Edmonds, Washington Page 17 All people who own or occupy homes on hillsides should realize that landslide movements are always a possibility. The landowner should periodically inspect the slope, especially after a winter storm. If distress is evident, a geotechnical engineer should be contacted for advice on remedial/preventative measures. The probability that landsliding will occur is substantially reduced by the proper maintenance of drainage systems at the site. Therefore, the homeowner should take responsibility for performing such maintenance. Consequently, we recommend that a copy of our report be provided to any future homeowners of the property if the home is sold. Within the limitations of scope, schedule, and budget, our services have been performed in accordance with generally accepted geotechnical engineering practices in effect in this area at the time this report was prepared. No other warranty, expressed or implied, is made. Our observations, findings, and opinions are a means to identify and reduce the inherent risks to the owner. A kAQN §;EOTECHNICAL ASSOCIATES Packet Pg. 55 2.1.a Geotechnical Engineering Evaluation - REVISED Hitchens Residence Development Edmonds, Washington NGA File No. 1065318 December 20, 2018 Page 18 It has been a pleasure to provide service to you on this project. If you have any questions or require further information, please call. Sincerely, NELSON GEOTECHNICAL ASSOCIATES, INC. Alex B. Rinaldi, GIT Staff Geologist II Khaled M. Shawish, PE Principal ABR:KMS:dy Seven Figures Attached AN941$Q if §;EOTECHNICAL ASSOCIATES, Packet Pg. 56 2.1.a 2.1.a .r f�4x.4. A . ject Numbe 1065318 Vista Del Mar Drive Residence Development Figure 2 1 Schematic Site Plan Q C U C (6 > U f!) N N � I N L ❑ L O L V/ LG r O- a a Q [] * r I% Z Lb ' a r r � o 0 00 . a as e 4 J .� a d r E N f Q �• C C E I Q Ca _ R t � y L 4 R O a =-.. aai t � C } ~ • a fn ram. E r iCID •i,1 � y xx O a 00 Q p) f0 E O r k r Q C Co OL V O C L N J N ea} a+. _ t Q EN Q OL t ? + a W O aL z U C _ U O C < J awt Q ear 4� Q a NELSON GEOTECHNICAL No. Date Revision By CK ASSOCIATES, INC. NGA 1 11/8/18 Original DPN ABR GEOTECHNICAL ENGINEERS & GEOLOGISTS Wootl lnvllle Office East Wenatchee Office _ 17311-1351h Ave NE, A-500 55261ntlust, Lane, 02 ootlinville, A90072 Easl Wenatchee, WA 96B02 (42 w nelson9eolech — (509) 6657696/ Fax 665-7692 Packet Pg. 58 2.1.a F a -r cv a� CO C14 0 CD 0 0 M tCOO N CC) C) O T T 0 (1991) 1.1011ena13 fuej}Igay C) 00 N C) It N O O N O N T n O dw Project Number NELSON GEOTECHNICAL 1065318 Vista Del Mar Drive NGA ASSOCIATES, INC. Residence Development GEOTECHNICAL ENGINEERS & GEOLOGISTS Cross -Section A -A' Ww Inv111e Omce East Wenatchee Office Figure 3 17311-1351h Ave NE, A-500 55261ndaslry Lane, M2 Woodinville, W(� 99072 Eeal Wenatchee, WA 99B02 (425A*" %F}'a( P9�1;I,,l t v% nelson9eelech com (509) 665-76961 Fax: 665-7692 C a� a� (D m > N � N E p rn Q O aB — C C N O C_ cnCz Q p 0 I6 U D Qf L N � 0 Q C 0i o ,v_ w as � p 4h m Z to +_ LJ K O N 7 N N Z E C�. I } O 41 } O i y r N f0 W u /n T H C O U N O fn N C O U M (A rn J c O ago om U U CM3 w 5 X cOi C O) O O` C co aCia C7p No. Date Revision By CK 1 11/8/18 Original DPN ABR Packet Pg. 59 1 2.1.a UNIFIED SOIL CLASSIFICATION SYSTEM GROUP MAJOR DIVISIONS GROUP NAME SYMBOL CLEAN GW WELL -GRADED, FINE TO COARSE GRAVEL COARSE- GRAVEL GRAVEL GP POORLY -GRADED GRAVEL GRAINED MORE THAN 50 % GRAVEL GM SILTY GRAVEL OF COARSE FRACTION RETAINED ON SOILS NO.4 SIEVE WITH FINES GC CLAYEY GRAVEL SAND CLEAN SW WELL -GRADED SAND, FINE TO COARSE SAND SAND SP POORLY GRADED SAND MORE THAN 50 % RETAINED ON IN MORE THAN 50 NO. SIEVE OF COARSE FRACTION SAND SM SILTY SAND PASSES NO. 4 SIEVE SC CLAYEY SAND WITH FINES FINE - SILT AND CLAY ML SILT INORGANIC CL CLAY GRAINED LIQUID LIMIT LESS THAN 50 % ORGANIC OL ORGANIC SILT, ORGANIC CLAY SOILS SILT AND CLAY MH SILT OF HIGH PLASTICITY, ELASTIC SILT INORGANIC MORE THAN 50 % PASSES LIQUID LIMIT CH CLAY OF HIGH PLASTICITY, FAT CLAY NO. 200 SIEVE 50 % OR MORE ORGANIC OH ORGANIC CLAY, ORGANIC SILT HIGHLY ORGANIC SOILS PT PEAT NOTES: 1) Field classification is based on visual SOIL MOISTURE MODIFIERS: examination of soil in general accordance with ASTM D 2488-93 Dry - Absence of moisture, dusty, dry to the touch 2) Soil classification using laboratory tests Moist Damp, but no visible water is based on ASTM D 2488-93. 3) Descriptions of soil density or Wet - Visible free water or saturated, consistency are based on usually soil is obtained from interpretation of blowcount data, below water table visual appearance of soils, and/or test data. Project Number NELSON GEOTECHNICAL No. Date Revision By CK Vista Del Mar Drive ASSOCIATES, INC. G 1065318 N A Residence Development GEOTECHNICAL ENGINEERS & GEOLOGISTS 1 11/8/18 Original DPN ABR Figure 4 Soil Classification Chart Woodinville or°ce East Wenatchee Otrlce 17311-135th Ave NE, A-1W 5526lnduslry Lane, W2 dinville, W 96°72 Easl Wenalchee, WA 966°2 W (425) nelsongeolech— (5°9)665-7696/Fax 665-7692 E Packet Pg. 60 ■■ Q 2.1.a BORING LOG B-1 Approximate Ground Surface Elevation: ?? Soil Profile Sample Data Penetration Resistance (Blows/foot - /) Zn Piezometer 10 20 30 40 50 504 � Installation - Description a rn = a 3 � C (D n •2 Z m Ground Water Data Moisture Content m O J o E o m UCU E r, (Percent (Depth in Feet) C� O cn 0 10 20 30 40 50 504 m Topsoil Gray, fine to coarse sand with silt (very loose, moist) F( ILL) 2 -becomes medium dense, with iron -oxide staining, wood 5 5 debris, and organics 21 Orange -brown, fine to coarse sand with silt, gravel, and iron -oxide staining (medium dense, moist) 16 -becomes gray -brown, dense, with no iron -oxide staining SP-SM 40 10 ....... .... .. . ...... ......--... .. -10 -no recovery 47 Boring met refusal on a cobble below existing grade at 14.0 feet on 10/31 /18 Groundwater seepage was not 15 - 15 encountered during drilling 20 20 25 - 25 LEGEND Solid PVC Pipe Concrete M Moisture Content Slotted PVC Pipe Bentonite A Atterberg Limits Depth Driven and Amount Recovered G Grain -size Analysis with 2-inch O.D_ Split -Spoon Sampler �I Monumentf Cap Native Soil DS Direct Shear to Piezometer PP Pocket Penetrometer Readings, tons/ft Depth Driven and Amount Recovered Q Silica Sand P �c Liquid Limit P Sample Pushed with 3-inch Shelby Tube Sampler + Plastic Limit = Water Level T Triaxial NOTE: Subsurface conditions depicted represent our observations at the time and location of this exploratory hole, modified by engineering tests, analysis and judgement They are not necessarily representative of other times and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this log Project Number NELSON GEOTECHNICAL No. Date Revision By CK Vista Del Mar Drive ASSOCIATES, INC. G 1065318 Residence Development Log N A GEOTECHNICAL ENGINEERS & GEOLOGISTS East Wenatchee OMce , 111811B Original DPN ABR Figure 5 Boring WcoC lnvllle Office 17311-1351h Ave NE, A-500 5526 Industry Lane 02 dlnville W 90072 Page 1 of 1 (4ZSWc mrn nOwngeulech wra (509)6665-7a696/F xv 665--7 92 Packet Pg. 61 ■■ ti O O 00 0 CV Z J d to c d E t .-1 a 3 L O Q N� (n r ti O O Go O N Z J d a+ C d E t v tv r Q 2.1.a BORING LOG B-2 Approximate Ground Surface Elevation: ?? Soil Profile Sample Data Penetration Resistance (Blows/foot - 6) c •N Piezometer 10 20 30 40 50 504 a) Installation - r a o c c a) n c Z c Ground Water Data Moisture Content Description a c' J � M o 8 o c 0 Inv - „ t (Percent - ■) O (Depth in Feet) c� U) J d 10 20 30 40 50 50,1 coo J Topsoil Light brown, fine to medium sand with silt and trace roots (loose, moist) F( ILL) 9 --- — — — — — — — — — — — — -- light brown, fine to coarse sand with silt, gravel, and trace — ;.; :. -.' — 5 •• •• ••• • •••••••• •• 5 organics (medium dense, moist) 16 ' 33 -becomes orange -brown, medium dense, with iron -oxide 19 ' 10 ............... ....................... 10 staining •. SP-SM 15 ...... ........ ............... 15 -becomes dense 1:¢: , , :; 49 20 .. .... -20 -becomes very dense - 83 Boring met refusal on a cobble below existing grade at 21.5 feet on 10/31/18. Groundwater seepage was not encountered during drilling. I I 25 ........ ......... ......... ........ ........... ... 25 LEGEND ❑ Solid PVC Pipe 1,;,I Concrete M Moisture Content Slotted PVC Pipe Bentonite A Atterberg Limits Depth Driven and Amount Recovered p G Grain -size Analysis with 2-inch O.D. Split -Spoon Sampler Monument/ Cap Native Soil DS Direct Shear to Piezometer PP Pocket Penetrometer Readings, tons/ft Depth Driven and Amount Recovered * Liquid Limit Silica Sand P Sample Pushed with 3-inch Shelby Tube Sampler + Plastic Limit Z Water Level T Triaxial NOTE: Subsurface conditions depicted represent our observations at the time and location of this exploratory hole, modified by engineering tests, analysis and judgement. They are not necessarily representative of other limes and locations We cannot accept responsibility for the use or interpretation by others of information presented on this log. Project Number NELSON GEOTECHNICAL No. Date Revision By CK Vista Del Mar Drive ASSOCIATES, INC. G 1065318 Residence Development Boring Log N A GEOTECHNICAL ENGINEERS &GEOLOGISTS Office East Wenatchee office17311-1351h „/ena Original DPN ABR Figure 6 Waaalnvllle Ave NE A-500 55261nduslry Lane 42 diA72nville, WA Page 1 of 1 (425Wo elsontieolech om 509,1665-7696/Fa 665-7692 E s Packet Pg. 62 ti 0 0 0 0 N Z J a C E t V Q t �3 0 a w N 0 0 0 T_ 0 N Z J IL r c m E z c� to a 2.1.a BORING LOG I B-3 Approximate Ground Surface Elevation: ?? Soil Profile Sample Data Penetration Resistance (Blows/foot - 0) 0' N Piezometer 10 20 30 40 50 504 Installation - Description r o a o o n Z 2 `� Ground Water Data Moisture Content n m J o f o Inv E m c� L Percent - ( �) o (Depth in Feet) 0 CO � d 10 20 30 40 50 50• J Topsoil Orange -brown, fine to coarse sand with silt, gravel, and iron -oxide staining (loose, moist) F( ILL) 8 Orange -brown, fine to coarse sand with gravel, silt, and 5 5 iron -oxide staining (medium dense, moist) :'. SP-SM 15 --------------- Orange-brown, fine to coarse sand with gravel and r iron -oxide staining (medium dense, moist) 20 ' 10 -10 -becomes orange -brown to gray -brown, dense 43 SP +• 15 -15 -'1 p •. 48 ' .r• Orange -brown, fine to coarse sand with silt, gravel, and iron -oxide staining (very dense, moist) ;::.. . 50-6 SP-SM ;- 50-6 25 .............. ............... - 25 Boring met refusal on a cobble below existing grade at 25.3 feet on 10/31/18. Groundwater seepage was not encountered during drilling. LEGEND L] Solid PVC Pipe [m?� Concrete M Moisture Content 0 Slotted PVC Pipe Bentonite A Atterberg Limits Depth Driven and Amount Recovered G Grain -size Analysis with 2-inch O.D. Split -Spoon Sampler Monument/ Cap Native Soil DS Direct Shear to Piezometer PP Pocket Penetrometer Readings, tons/ft Depth Driven and Amount Recovered * Liquid Limit 0 Silica Sand P Sample Pushed with 3-inch Shelby Tube Sampler + Plastic Limit Z Water Level T Triaxial NOTE: Subsurface conditions depicted represent our observations at the time and location of this exploratory hole, modified by engineering tests, analysis and judgement They are not necessarily representative of other limes and locations. We cannot accept responsibility for the use or interpretation by others of information presented on this log Project Number NELSON GEOTECHNICAL No. Date Revision By CK Vista Del Mar Drive ASSOCIATES, INC. G 1065318 Residence Development Boring Log N A GEOTECHNICAL ENGINEERS &GEOLOGISTS Wo dln�nleanoe- ea Iwe�al�Neeonme a„a Original DPN ABR FI 7 g ure 17311-1351h Ave NE A-500 5526 Industry Lane, R2 W 98072 Wenatchee.. Page 1 of 1 425Woodinville, ne�sonp.Il h— '509�16f&1(665-76692 E Packet Pg. 63 ti 0 0 ao 0 N Z J a fn C O t v to Q s �3 O Il IY N 0 0 o 0 N Z J IL r c m E z c� to a 2.1.a NELSON GECTECHNICAL NGA ASSOCIATES, INC. GEOTECHNICAL ENGINEERS & GEOLOGISTS Main Office Engineering -Geology Branch 17311 — 13511 Ave NE, A-500 5526 Industry Lane, #2 Woodinville, WA 98072 East Wenatchee, WA 98802 (425) 486-1669 • FAX (425) 481-2510 (509) 665-7696 - FAX (509) 665-7692 MEMORANDUM DATE: February 1, 2019 TO: Mr. Garth Hitchens c/o Robin Kearsley — Kearsley Homes FROM: Khaled M. Shawish, PE �� A•i. S I WA -� Alex B. Rinaldi, GIT RE: Bluff Setback Vegetation Management 5215 ` Hitchens Residence Development '�.r r--� °C' A, Edmonds, Washington y ;.. NGA File No. 1065318 This memorandum presents our recommendations for slope protection and vegetation management within the gently sloping setback areas to the west of the proposed residence. Erosion Control/Vegetation Management Areas of exposed soils below and to the west of the residence should be covered with erosion control matting, and then planted with deep -rooting plants. We recommend that the exposed soil be covered with heavy duty erosion control matting such as Tensar C350 Turf Reinforcement Mat, or equivalent. The erosion control matting should be staked to the surface at a minimum of 5 feet on center using 2- to 3-foot long metal stakes with a "T" welded to the end. After the matting is placed, we recommended that deep- rooted vegetation be planted and grass seed be placed to re-establish vegetation growth. For shrubs, we recommend a mixture of 25% each of the following species: Snowberry (Symphoricarpos albus), Nootka rose (Rosa nutkana), Ocean Spray (Holodiscus discolor), and Oregon -grape (Mahonia nervosa). New vegetation should be maintained until established. No material of any kind should be placed on the slope or be allowed to reach the slope. Any future proposed activities on or near the slope should be the subject of a specific geotechnical evaluation. Under no circumstances should water be allowed to concentrate on the slope either during construction or on a permanent basis after construction has been completed. Attachment 10 Packet Pg. 64 2.1.a Bluff Setback Vegetation Management Memorandum Hitchens Residence Development Edmonds, Washington NGA Project No. 1065318 February 1, 2019 Page 2 Future yard waste, grass clippings, or any other waste material or household trash should never be cast over the slope. Such activity could lead to slope instability. Additionally, drainpipes associated with the new residence, should all be tightlined to an approved stormwater management system. Closure We recommend that we be retained to review final plans and monitor repairs during construction. We should also work with your other team members and contractors on finalizing project plans. We trust that this memorandum should satisfy your needs at this time. Please do not hesitate to contact us should you require anything further. AttachmeS�l CPEOTECHN/CAL ASSOCIATES, / Packet Pg. 65 2.1.a • - - • =---, SITUATED IN THE SOUTHWEST QUARTER OF SECTION 7 AND THE` NORTHWEST QUARTER OF SECTION 16, 14 -"f0WNS111P- •27-'NORTH, RANGE 4 EAST, AND A PORTION OF T140 NORTHEAST QUARTER OF SECTION 13 ANID--r""S(AJTHEAST QUARTER OF SECTION 12, TOWNSHIP 27 NORTH, I - DEDI CATIML IN SNOHOMISH COUNTY. WASHiNCTON KNOW ALlt FFOPLE BY TALES£ 'F; Ear INAT• Tr- OWNER IN FEE snwLF AND THE_ Lxa17£R'�i' CNED _ BE7� - :"TES THE L"O I[CREFfy PIJ1T7117, H L}£C1,�1Ri THIS T'l AT AW 7 %. - OfDl7A'eTF SANFIAmf SEYYER AHt7 iMTEB I{CR1t1 FtJI� IC. 1{iSt�fll5 WD DEDIC f "[NEKTS FOR T7iE AURF'1!$ES 5►101YrL OK INDICATED. 4- 'S >{S SmAI.F_ 13C ❑CTfnMINFD IN stCORDANCE WITH THE OP.QINANCE IN EFFECT • +•� AI`-_T31 GATE A 4'O►IFzCiEQ 9WLC{!!iC PERMIT A!'PLJGITTDN f5 TEN[]i:RCp TO TI4C CITY FOULOWIMC ORIGINAL RFASONABLf G11ADINk OF THE ROAOWAY$ _+• rIfJZEON. NQ 0"NAGE YVtATER-5 Ofd ANY LC%, ii -LA SHAIk. fi£ ONDS. SCMACKS�' AS USED HEREIN DO NOT NICLUDE OtVIELOPmENT -CC C r -•' BUFFERS IOLMIFIED IN THE EDMONDS CRITICAL AREAS ORDINANCE, EDMONDS aNE'MO OR ULOCKED I:RCM. 71tEIt NATURAL �CO17R'SE _-.O' ]LS TO . - CO4JM1 INITY DEVELOPMENT CODE. CHAPCER 20.158, CxSCF MQz UPON ANY PufluC Oft PONATE ROAD Tci- s--or r _ ' _ - 2. A RFi►�IAEF. [JS£ PERMIT PUTO Ellitl]Nf]S G JTHENITY gEvELOP4f TO HAIIPCR PROPER ROAD DRAINAGE, THE O HER QF AIC1c-tI OF E IS LPCf LOTS. PRIOR TO UMING AMY ALTIERATION IN THE aRA1NAC:E wTFt 1 _• t:o0E (r.COCj' sECrl{7N 20.158.040(C) 6 cJLwst o rD RE[Ml# THE STEEP slap£ AFTER THE RECOA MG OF THIS PLAT. MUST MAKE APPLJL ATk7bf T[7 AHD RECEIVE APPROVAL. FROM THE CITY OF FVMONR5 MR 5�L BU REp dRT MENiS OF CHAPTER 2f1.15B TO A T07AL OF 30 FEE1, MWCH Y.i L 7D f LUDE J%Ar 15 F s K FHE SUfLMNC $E7BrGK LRiE OF 13 FEEi ALTNJTAT7DH, ANY ENCLOSING OF DRAINAGE WATERS R{ CULVERTS __. -. A5 RECstJiF;Ef1 gYcd1C 13.OWy(C - UR DUNS GAT REROUTING THEREOF ACROSS ANY I.M. AS MAY-% N�TrhrjUl$YAISDIMG q4r, PRav151pN5 OF THE ADavE PLAT n0TES [ AND x, THE NOCk UMDERTAXEN By OR FOR THE OKIY£R OF ANT LOT. SHAt1. BE 0014% BY AND A7 T)tE ExPUISE OF St1CH OWNER. ......... FRCw1 T�"gLU- ALONG 71'IE 1YE$TERLY PORTION OF THE 'SUBDMSiON vES7 THE ST^TE STAVU1L UPON t •o-rmE O F+e•T1-N_ T PERIATED 6'/ 1N WTTNE $ NniEREOF, WE5>ET Ouq 1dA1JDS AND SEALS TMf'RfUbjN IN 4W PtA7 APS AFC 1EHT Ot�ELUPUENT ON THE LOTS SFf+1LJ. 19E; SUB.JCC3--h7• TW RCOuNE1rENTS OF JO FEET: £7tCEFT THAT THE DAY OF • -SIR 0RE ON LOT I't •ALAY Q{ INCRFLfSEO IN 517E OF$ O7}[TI6E REMODELED THAJ` RIG. SIWb W%Q TIE SE'7f311Ck ANY P U E Mar tnrM EiJ 0 T1" fI-QRRENTLY DOESL.I,E. IIQPOR IN Of YK, STRUCTURE S1[ALL R R 8E Ep% TO THE SLUFF THAN 'THE (Y3SMIC P[NiTI )b ' r 4. ANY MVEKPIAEI4i 11EAli Wf * {OFF -9E SUELIEC7 TO THE RECD..ENOADON, OF THE CEOTE '�1L €NM)NC IN G ROOM nLfO Wn-H THE COY OF EDMONDS r pIRFCDN UM OC-r,-CE INARSET. OR KDER AKEW R rr� TI 1C/1I GiPPROVHL OF A LER{ CT1 5 THE "15FINC 8WX CA1lAiIE WY" 7TLE ROOF Y HU)If1TRADCLfS THE M9kJUY E3= .►t- IIr-L__ WASHIN FL, LNE BE-IAiS fl +V10 iO 1+AY R[i:AIN RL VL7�E UNTIL TINE FriL1N�GE OF AG BLXL_nj � P'ER#fi FOR A NEW R£SZOENCE ON -LOT 10 OR 10E • EPARAI M OF' O*IEA Hi IP LrT Of LOTS 9 AND 10 Ws41CHEVER sFi.� l• tTRsr OC[XJR, .wf ill I1FJ F 1(1ntE .Tr SHALL SE RELO'O. a. reW WALKWAY EASFMEriTS ALJDNC Jk-EAtiSTM*-LftFS- Of -tDT5 7 Al4Q• 1 i AND THE $ "l NOO7HF'RLY AND EASTERLY UWS Of L(T-i'. AND ACRr']'SS TRAG7 -k,-SMALL or FOR TK 8ENEFTi' OF LOT i. MJI[TENANCE OF THE %V-KWAY EASEUENT,51'IA1 8&-TW-K6XpXSIT sp-M OF LOT tit on r GD WITHIN IN LOT 1.3 1� tl5in • iAll• 13A�T �f7f= - E MENT PROVISIONS 7. rArfrE srwJ_ SE NO ORWWAY AccesS OWO OLYIrPrc y, nRI. -Zai 9 3�LILLc ' r.rr..rarrr .e»a�. .r�r a.en a.m rfl..rrrn xnrc- HAW DRWWAV ACCESS OKLY ON70 IWREZ DRIVE [97n4 �L W)m ; RANGE 3 EAST, W.M. OV EDAfo U +� ?89D APPROVAL$ SURVEY DATA. STREET LAYOUT. LRT M DIDSIM. ADEtDL.ACY OF SEWAGC DISPOSAL, A M WATER SUPPLY KV VE MEN CXAMINEO AND APVROVET), s;Eiv ly es crrrwrCO CIL 0KA A�F v . 2000. EXAM NED A140 FOUND TO OE IN CONMRHANC£ wITH THE APPROVW PRE•UMINARY PLAIT AND ITS CONDIT)ONS DF A RCrVAl.. R OrwENDCD APPROVAL TO THE LDNONOS CITY COUNCIL TF+1S *j. DAY OF 200D. THE EDMONDS CXTY CO[IMCiL WiVII.IC IN RE[ttILA>t SE �lON. AppRpVED T14E PLAT OF VISTA BEL UAR ON T11E 31Q r VA,'f OF - --- 2000. TREASURER'S CERTIFICATE I HEREBY CIE)" THAT ALL STATE AND COUNTY TAXES HER£TOFQR£ LEVIED AGAINST THE PROPERTY OESCRIOEO mmr r{, ACC4RDIW TO THE BOOKS AND RECORDS OF Ars pFFICE. HAVE• ASscum7F r ' �Ci��CWD, 7000. TAY LS. CrTY OF C�L]1AMIJ5, A MUNICIPAL CORPORATION, UNDER AND 0" (CONTINUED ON Sm7 4] ---- -- = r ALL PR.•VATE '$TRCfT AND RC}AOtrAY TTtAc,"TS: AND AUSO, TO JnAk1�1Lr+• _ SUGHOWrSH CURiUrrTY PLIBLJC tJTLUTY DIS-17, Pt1CVT SOUND .._. r >"4T141!! ,� iT3 tfR R, S7+Oli0L1$H NTY eNERCY CORPIJJRI.TION, CE1[ERAL TELr7w) IE COAIPAWY Of THE NORTHWIL'S7• INC,, AND CHAMBERS C—REVISION, THEIR RESPECTW SUCCESSORS AND ASSIGNS. UHDfR AND UPON THE WERIOR TEN ( 16) FEET PARK-LIEL W'TH AND ADJOINING THE SYRTEEF FRONJTACE OF ALL LOTS AT+1iS TRACTS WITHIN WHICH TO INSTALL. LAY, CoNsTRUcr. RENcw, OPERATE AHD IAA{NTAIN UNDERICRWKI) CONOVITS. GABLES. PIPE i• MILL WIRES WrTH NEC£S5ARY 14011TIES, AND OTHER EOU:P�NT FOR THE PURPOSES OF SERVING THM SLQDA4530N AND OT14FR PROPERTY WITM SAWARY SEWER SERVICES AND OTHER UNDERGROUND UTILITY'S, TOC£THER WITH THE Ri J-fT TO ENTER UPON THE t.07'5 AND TRACTS A7 ALL TIVES FOR THE PURPOSES STATFA. LAND SURVEYOR'S CERTIFICATE I HEREBY CERTIFYTHAT TI-*S PLAT Of 'vrSTA DEL "W CS BASED VPCIN Alit ACTUAL SURVEY AFM +SUS Or SECTIONS 7 A1A0 I& MWMSHIP 77 W)RTN, RA"CIE 4 EA51', ANfl SECTK*rS 12 AND 13. TOWNSHW 27 NORTFI, RANGE J EAST. W3k. AS REOERRED BY THE STATE STATLATS, 74AT THE COURSM AAI(.'LM AND DISTANCIES ARE SN"N n<RFON 00i12REc71.Y_ 1HA7 THE UONUUIEMn SHALL BE SU MO TM 1-07, BLOCK ANO Ts A T CORNERS SHALL Ht STAKED CORRECTLY ON THE GR 040. AND THAT I HAVE: FULLY C.UYPLJM WITH P ROV151DNS OF THE STATIC AND LOCAL STATUTES AMD FTEcuJiIONS COVERHTNG Ptl.TTi11O, �fw..'i101.• AV- /1-J�0rI CA�11L*�'k 5 LiAY�^ PROFIMWONIAL LAND SURVEYOR GF-RUFOCA1TE ND. 2T364 Ew. 0-1-02 1=LiL•=al 17 ACKN OWLEDGEMENT (w am swa 4) STATE OF WASHTNGTON } ]} SS. w, {• i •1 I : D SNOH I H Cf}I &- E A �. ��s� 0OtisC COUNTY CYF ICING ON THIS I DAY OF . 70W BEFORE ALE PERSONALLY As'PFJAAED ANT{?lIItLA KAI .r> LF' AND CFpRi KAIRfI, rqut5ELF. WHD EXELY1TEU T3tE FORECCiNG txS:'RtAWtW. AND ACKNOWUDGED TFIE SAIQ IN5TRLIUf:JiI7 7C BE Uf THEIR fMEE AND VOLUNTARY ACI AND TAM FUA THE USES AND PURPOSES TMEREIN UEgnONED. AND CW OAT14 STATER? THAT THEY WERE AkrTHOMZM TO ExcCUTE THE SAiD MSTRLII►£1'PF. WIT"M5 UT FUND AND O TIMAL SCAE FIF = AFTrAM THE DAY Am YFJUI nRST ADME WIRIITTErI. 'f 4SO St.O{ ISH CC tJr4TY DATE i A UDPf.C?Ft'.S- -C r= II T.IF1 t. A•T E- ._ �LED�OR AE'CdR13A7 T]-LG•RE4l�ST'L?F MfI'ONtTiI► I[AiftF1. TM1S W%2Dc;D, • +tf _��• - �+u+un� P�tST . r,r.. N[D R£COI[DFD IN VC -UMC T� DE PLAtL•" THR�OUCIj -. ' _ . - d RECORDS TTF $NI ICOIRSH LOCI rY, *ALS>• war6j •.. •• L+ MAW PVUU C IN AJ'Q FOR THE 57ATE OF WASHNwCTON �� �� J- - _ - SNC*CM a�slow�c AT_�31(a. 1 _ DEPUTY SN EfTr ODD ExPEsw! 4AL, - ' , "'3LanVED Qr OF-VC...:f-WENT SEf7Y:S.E7 'Oili►1T���3 AZIZ F-hglpeer7i - NW )hc. 16310 NE^0rt*•Sr►UT. SqTi-74D1 K, P-d.. BON 27 M - .•' Rl:nWOND• W^-QM 3-•27W - 42s/eds-um FAx. 475/aa9_ 1,kQA ,.•r.,c,{b,..ban. Aura PRwECT Mo W511 aFim;xT 1 NX 41 Attachment 11 Packet Pg. 66 2.1.a 'r 4P PJ� LEGAC DESCPt9MQ N -~@ATlC[� Jr $EC#RI�IFIG AT A �EDtHrT NORTH ly4.a4 FEET AN0 FJ1Srt 27.a;S Fr<ET FRO�R TIOE.SOI1714EA5T R oS SE4rON 12. TOWNSHIP 27 H1RIi1TF1. RANGE; 7• FAST. Tf_.V.- RT �iIOfRI7�HLSr1 Ci?L1HTY..MASfWIOCH TtiLXCIEE NORTH! s 43' Tan' EAS°I' 173,&C FEET. THQ• SOUTH �Y S3' 46' WEST 92.67 FEET; THENCE NOtfrH R�r71' St DES✓ f r £E7: ?}if]rM SOUM _% r 22' 0Ir WEST ' 243.29 FEET; iNpiCE SOUTH 73' IQ'-•$:' EAS7.A1$D.87 FEICr.T&THL TRUE POW? OF MANNING; (ALSO KNO01 AS- TAACI 1. �E• v'0(4NEA: ►�ccor "o-1O THE UNRECOR OEO.04 AT THEREOF). .. r- .. - _ _ .. PARCEL B: EWONMAId `AT' Ft vo,wT'wFn ; ' . � -tS 6$.6 ] FED w�THI A11OsO�6 - ' / . FEET EASY OF THE SOUTH &= Cor�fR ` OF NORTH. RAwx 3 EASr, M.Y. W s•rR:T}a1.1�I,,. TR7++i►+si'r�''�7 THE94CK • •% ` NORTH 73• IOr 3r WEST 19345, FEET- - RbWE 1461W-2W 27' Or [AV 3'LAt FEET : TiIE"T.•f: SOUTH 73r 10' S.r'TiLST I5C44,FTCT: THENCF,.`k01U'HL Cr 4.3' Of WLST 50-00 FEET TO THE TRUE POW OFALSO Kkawg JW 7FtG'. =..-'' SCALE 1'- 100 It I • � r AAE*4MWG: EET NORTHERLY S FOF TRACT 7. MAKE IiANNER, Cf 0 TO •TAT 1 � • � U+aKC Rn£n PLAT TH'ER[OF). �.. ..•- fJJ �4 f , PARCEL C: THAT PORWN OF W7 6, SECTIOTI 7, U wN'SHrFF 27 r1ORIH..... ...... RANGE 4 EA5t. W.M. IN SNOH OMISH COUNITV, *A!AWGTONy OF'ScRIQGD'ALS rOLLOws! •7. BER.ODAWG AT THE SOUTHWEST ooau R OF SECTIOM TOWWSU P• 27 HOR?Lr, E 4 FJ157 w.L1. IN SHOfiC11r115H COUNTY, VsAiHIH MON; THIENCE- _ - '- } r ~ SOt7TH OW 13. 4r EAST A p1STIWt;E Of 16.05 FEET TO THE -.TRUE Pdlr{T`i* "7 � BEGINNING: T140 CE W TN r 06• MT LW 259A7 FE.IrT: THE SaLF'TH1 31' + 16• 40" WEST 92.54 FEET: THENCE NTMt'TH 1• O I' 3r EA51 z � T'E'E'I; • 1'HEN�£• .... . •"� f i�' I �� NORTH X 01' 2Cr EAST 111.36 FEET; 4W LAST 3XV0 THEWX NORTH" 3T 20' FEET; THIENCE sourH r a+ sr wFsr 62e.3e FEET. »,cE NOFrr1♦ OW-iX 41F WEST ISO Of FEET TO tM TRUE POINT OF BEGINNING; VtcfPnNG THE RFGWT •i OF WAY Of T+iE GREAT 94ORTHCAm PAFLWAY COMPANY• AND CXCU4 P'okmN TmCwrEOF. 1r ^W. LYING wrrHlN T1oc LANDS OF THE SECOND CLASS. - - -" I } PARCEL D. THAT POFtrIaN OF THRJ: ►rORTTFIMFST QUARTER OF m( rrv►rN•nWEst p4WATER OF SECTK)N 1RL. TOWNSHIP 27 NORTH" RANGE 4 EAST. WAr. W SNOIi0An5H COUNTY. WASHMTON. DESCf HED AS FOLLOWS' 9EONNVOC AT TI-C NQRTNWLS7 03RNER OF SECTION IS, TOWNSHFII* 27 NORTH, RANGE 4 EAST. W.M. iN SHOHOWSHf CWNTY, WA1SHM370N; THENCE SOUTH OF 13' Our EAST ALONG THE Hig1;M LINE OF SAID SECTION 18 A DISTANCE OF t6.06 FEET TO TILE Tf+11E POINT OF GEGINNING: 11HUNCE SOLMI ! W IX 41r EAST 18MOI FEET. THENCE 504.11r TH 01' 37' WEST 290.71 FELT - � THS LEA €F� ��C., , TO THE NORTH MARGIN OF THE LTC UMY TROAiT, THE14CE ALONd THE ARC OF A �.' p ION. CURVE TO THE LEFT HAVINO AN JWrIA COURSE OF SOUTH 4T 29. Or WENT A OFSTAWC OF 35.62 FEET: THENCE SOUTH 34' 12' 3rf WC5r 259.90 FEET; ..O � THEMa ON AN ARC Or A CURVE TO THE POW $0,25 i'EET: 1H4J rrC{ WWTHI EAST 474.26 FLEY ti m IN CASE T' 01. 3r FEET; THENCF NOWM 7' 07' 40 LAST T31.54 TO THE TRUE PONT OF BEGINNING. CENTER _ARFij__r - - r -1 E1IC£PT THrAT PD1rFH0lV S7ONYEYEp Tb uAJtK wL RR9t5CFLl AND 51iFafliE A t4fRSGF9 ro J BY 0h'ED RECORDED LINCIER RECORDINC No 200004140363; AND EXCEPT TR%T PORTION OONAYED TO "ARY LOUIMMOUARDT. A S7NOLE PERSON: LYNAM BRAUN. AQAN M. YARD AND ELANINE YARD. HIS WIFE; GRAVE-5 AND nANA GAAVES.,q.2ow ` ; PTRC:j CARSON WIRE; AND OTHER OWNERSHIP IuTERESTS KS YET iJNKNOWN. BY DaID RECORDED UNDER RECORDING No 2000O4140384. tt�� • FARM r: ALL THAT PORTIONcIF' Govmrr1MEw Lr7T 1. SECt3. � £ suSURFACE",rON / TGW'INSMP 27 NORTH. RANGE 3 EAST. W.N. IN SFI X%tlSH COUNTY, uON. TYR. a + l MIA'5FIfFlCTOft, pESGF1I9E0 A5 P9►9pM'S: w I 8EG"tNwG AT THE NOWrHEAW CORNER OF SAxD SE'cnCNm 13; THENCZ SWM Y Q1- 3r WEST ALONG THE EAST LIME OF SAID SECTION 13 A - 1F FNI R9>fiJCA 1K 9,E91 + a e 4a O*7ANCCc OF 1.50.E0 FEET TO THE TRUE POOn OF BEGINNING:. THENCE o8! I LINE 5OlrrH 1' 01' 3r WEST 474.78 +TET TO THE NORTH MARGIN OF THE CouNrY I L 1 D ROAD; UIENCE ON THE ARC OF A CURVE TO THE RIGHT ►LAVING AN INFTTAL I r COl7RSE OF SOUTH 44' G6' 5Or WEST A INSTANCE OF 65.45 FEET; THENCE a 1 NORTH 7 06' UP EAST 489.33 FEET TO THE ME POINT OF OrdWRINd. I �I (eEWC A PORtION OF I= 22, 23, AM24. GLOCK 2. PLAT OF SEAWJRST, ! j �. SHONOW75N COUNTY. WASHMM, ACCO1ROM TO ME PLAT TKWOF `� # RtomwD IN VOUILIE 9 or FLATS,, PACs 9o. R£c0>Ft0'S OF sxo coUWI'1'y. PARCEL r: SIMM raG AT W SDUP40CST CORM3111 OF Sr c MN 7. TONTiSiIiP 27 NORTH, RANGE 4 EAST, W Y. iN SNOHIOIMISH MUNTY. WASHINC'1ON; THENCE SOUTH IS SOUTH Or OW 4r EAST ALONG YK LINE SNO SECTION 7 A POINT CIISTANCE OF 19&*6 FEET To THE TRUE of BEGINNING: THENCE CO)ICrNUING ALONG THE SOUTH LINE OF SAID SECTION 7 515LF1M 89 13' 49r Ckst +6 A OHSIANa Of 6O.o1 FEVf. THENCE NO" 1'01'34r EAST 90#m47 F'ECT; THENCE SOUTHt 30 o, 20' WEST IOT.7f FEET; THENCE TTo t n rY�fi CASE F SOUTH I' TL1' 3r WEST e28.Sa rM TO THE TTRUF PO W OF BEGINNING: EXC1 M RKM OF WAY Or GREAT KVRTHL WR PJYL1WAY. PAnc a 6: THAT R'ORTIow OP TH4£ SST at wm31 Or Tw NOR'TWA%S► OLANITEI4 OF Sticnoot M TaWNSFfrP 27 NORII H. RAW-.9 4 EAST WAC IN S"OH01 1H COUNTY, WASHO CTEW, DESCIROCD A* FMIOWS BFGrNHIHG AT -THE WRTMVft3T CORNFJR OF SAM SECTION 18; THENCE souim aw 13' Mr EAST ALONR DAE NORTH LINE Cr SAID SECTION 14 A DISTANCE OF 196.5a FEET TO- THE rHRUE POWT OF BEGINNING; ?HENCE (OOFfprFIA£C1 LOWO4 RWW . . .) ev"M •AR! CITY OF f W*03 RL P-93-216 SIR-93•-Y17 �.58xt2.1�•E iaTO P.U.C. sarssrT��-. - -�° PIUI7 �a„n� FNO IHrjHf IN CASE ti r F/� RT3R/CAA I I"44. F 0-10 } I I FM ��, ❑ •• 2D'34'ur �I j R MR- 3 r3 i S 6.10. lv p.02 4 I 360-40 n 7 1 I a FHIO Ruvdw I FN[I T"ITdP. .1z I s oW W Gpi 1' L I x # I 1 �*�, 1•� \ i UOUW BAKER I SEAVUE IMA TES 1! N �� �,. I RN CASE Od qir 'IT*- PL Ow ]93.03 u �PtAF An ��� I 1 HELD FOP F'OSMON 4k DEARIi G �I �_- J r► a.DD,l a.a1 - I rs `mot % FN0 LION f FjTfl CpNQ upM pp / IN CASE .4 1- BRASS OISG FFIO R 120 S / 0.24E. 1.30N N o.60. 0.05 FNT]I 3A4, I.P, 0.21 O.fwN -_ r v1S3rlE SEC 7 --SEC FND 1[tlN SEC so IN CASE nw t :1�GL faf5CRlpTIDN cOAA`iN6NF,0 .. . �.. ,. _.SOUTH 1' 01' 37' WEST 290.71 FEET; THENCE ON THE ARC OF A CURVE HAYING AN R INlruk-£DRILLS, OF NORTHi 4r 79' Or EAST AND A RADIUS OF 157.97 FEET A pISrANGE OF 7aA4 FEET; THENCE NORTH r 01• 3r EAST 253.24 FEET. THFNCE .... • • , • • �Q Biii -R9 13' 4!} . %UST A1LOTtt. THE NOM LITRE OF S NO SECTION 08 A WSTAMGE OF 4 _--64.01 FE£HI• To iHe mm P�gINT OF R9CONN91G. PARCEL HT TI -3Qy I OF TAyB1LTf PARK. ^0000004 TO THE PLAT THEREOF FRLbOrRDED W VOLUME"12 P%AM PAGE 107. REiWDS OF THE AIAOTTOR Of 2� °,-,- SiiOFiQ�MISIR �OVKTY. WAS"GTON: CXCVq LIFE fT1LLQWIh`G OESCRISM PDWMN THFWOF: BE:GIN6t111�` AT THF_.NGKikC0QST DORHL47! 0r &NO TRACT 30: THENCE WEST ALONG THE 5 NOFiH UK Of -SAID M$CT- 700 FEET- THENCE SOUTH TO A POINT OF THE SOUTH LINE OF SAID TRO41 3ZL 21d.24 FE£7 M0111 THE SOUTHEAST CORNER- THENCE EAST 215 74 1. 1 FEC7 TO THE SOUTH�TfAST COP4i* THEAeM THENCE NORr 11 ALOM THE EAST UIN E OF SAID �j. Tp THE �F'QF B�TINM; IN CASETZ7C.Ei>TEit 11UHt I[-i10HL-+E7ttFL1lS7YE F,A 7 cT FOFI '1 GRESS. S AND UTILITIES QMA THE NOR'THH 10 F'1w[T-bF THE ifylfTNC;TIESGRIBEp: PR17PEjITY: THiAT PORTION OF'T%W-U. TIVb01 F'MK. 0Q;gRDNC 7d?HE PLAT THDRLOF RE'COlM IN VOLUME 12 OF TS, F%'4 107. RECORDS � rmE AUo;TvR OF SNOHf[3mrsm coupr[Y COUNTY. WASHINGTON AS-fMLOVS1. � • : S BEGINNING AT THE NORTHiEA!SI OF •INO �'E AX;. THENM WEST ALONG THE NORTH UNE OF SRO T %047 200� TK W �4RHT 10 A PO NT OF 'TqE SOUTH UnE !r OF SAID TRA.C7 38. 213.24 FEET F" FME' SOUYHt AST 000W&R.-.LHRENCE T 2 RR5.24 + o FEET TO THESOUTHEAST CORNER TH O REOF; TREINCE FI' ,ORTH a}.GNG 3-FTiE EIL LINE OF SAID TRACT TO THE POINT OF BET INNITJC. ar IR Cyr t �.... ;9 4 >�2337'01f ��..•� 1 �.' T f 9.39 L Rl31I'HC' surTF • 2W +� a: x arse FRO Nair MONUMENTATION REFERENCES T*v1;12. ..Rf2�i8IN CASE' 423/8a9-0432 FAX. 4$,9ww.uAwnwro AZ17 WROAlu no _se I as I Bilf ft R OF • Packet Pg. 67 2.1.a ..... .......... d13 M 14 { Ni i*•� t6E r•w R •�•• M �� � y��+► M1 4 Mar I r W 1 NM. = SHEET 4. LOT ,s ENLARocupw FOR OCGYL OF EASEUE►r15. TRACT 'A' UAWERWSIfW WITH LOTS 13• 14 & 1; EQUALLY -- - - - -- s>fit7r L tw ItvoOQ'OCff 156.49 8 NVAOWAY * E4W- F1Sfwj,iT FQR Ex. TREE PRDTECnoN LOT W L.. IW22 SF SCALE 1'- 50 f1 i ,• - ----------- - HATE NO" ---_--_ -—r----------� C i 1 � } $EC 41f tMNERft- IN 5E r} ` �f6� rs`� r_-- % 1 .r 1 T a ,x ' .ti % 4v •_ - AS. ISSN 70HOMISH COUNTY • J � ��� � -`--•� i rr ~' ����� AtJI71TQli'S +� �10.-- /'rye I � � � r •' 7++i II r -• dr • r�- ��' � i r� r4 ' �+ t •9t h^tiry1� I • r+}`r►r/+d am LOT SFI + I � ir �NJ , ■° t f �+ 1aT s I �� I ^�1� '+' 47001 SF I fr � / Y A #dG4'CRt e + ti� LOT ri " f r % 20926 St I i +!� 1�r G4] aYF i J � 1 I V EIM, 1"Q crrr or --- - : Ao & - v 1 /w1F ltl i trot,. se6� �- L[IF$A1� J. SET 19rREBAR W/CAR 96.1a - 'Ili Z�27 146.01 "AR21364 KE'D AZYZ 21 3at I • r�� �'� . L4? s+i ►i�" f'�j. a n188f^9-9' E" 'r A,� FCuNp REBAR w/ I ' �d ti hT... s �t03... .` • 7'/►`� 5 yak` j6 '■, • FOUN* SM. MD". IN CASE �t !' • = ' �'- � ■ 1 Obi' 1 F � 11 .S1 ■ I� O r �r. ..f. ►I� � - oa e 2" w rir r ^' �j LM /0 I + �a �► i2000 ss I } }pa P •;4 , , I I 1 .ate � ■' 179th PL SW TRACT I$, W COMMON OWNERNSHIP - � I 11 ' wr3 S t 7. a / supp , mE4.r At TO--'fATEbEFiT OF DiDIGATION r iNQ11ALLY D LOT 9. / T7WL�tt VRLFaAft-TRACTS EF9Y OEpICJ� '— +.0 �' •-ter AZIZ InDer tag Ilri-Inc. r P.Q. eqx-77Sa .- -'. • - -.. RE OOMD t191 9EO73-7� OAAM •2s/aft-O+a2 FAX: U;969_»qE ....e>t sn...►oa.s :CT No 9815 Attachment 11 Packet Pg. 68 2.1.a III ` J r f rrTTrAKsr •„p.r. 1 grRTM for 9 � 1 n f fa SOK- [/" UWCT ACCURACY itECTS OR �S`I$pAryi 41CUDS WAC 4n-130-090 ,av rWJ.D EOLUPuENI USED: r TnPCON GIS-301• 3 SEC. ITITALSTATC&I LiW SuRUEvm eY rwi o rwwEmu. •n,w �\VE 0 i D7 fy I I� I I� N ;,� sM F r .. 10 fT SEC 7 Srcie• J• *'i .L-DY � f i 13 : •� A by EbAro 1890 `► TRACT '4�1, IN COMMON OWNERSHI , j WITH LOTS 13. 14 AND 5 ', 1 ;� I + , A ► .i�� f . ► � . is a � , 1 ► , LOT 15 g WATER - -.-D •;- , '-, N Q T E S 1 •��T--`-��`1`'`i S p_ tHE IhCWTS. RE.SIRIC&115.,tA.[ BENEFITS CONFERRED TONG l-• - '�; - P09RCF.L 'W BY COVENAWS. COW)IhONS AND RESTRxTiONS P TRY _ ^.� _ � � �• c � T THERECIF IN L T'y I ACKNOWLEDGEMENT STATE Of All ,6&4AW_ ss. COUNTY or ioh'r14!h__ ON THS ! DAY OF J&jZ Ar_. 20M 6EfORE ACE PERSONAE 0 AAPEJ REO . lllirl[_� l�T1�1Ci fOR RACSTAR HANK. F.S.13. TO uE KNOWN 10 BE w THE OrriCwkL CARACITY Foit THAT 9Awc ASSML4,TION rOR 11At1CH 5 MINC WSAIER MME; WHO EXECUTCD IHE rC+REOWNC INSTRUuENt. AND ACKNOWLf'OCED T}fE SAID INSrRUuEN1 iO BE B'[ THEIR FREE A"o YOLuNTWY ACT ANo DEED ^NO THE FREE AND VOLUNW" ACT OF 5AfD BANK ASSQGIATTDH, . FOR T"t USES AND PURPOSES THEREIN WOMONED, AND ON OATn STATED THAI THEY WERE AUMORiiED '70 EXECUTE THE 5,-0 FNSTRUuEN1. WITNESS Lrf' RAND AND OFFICIAL SEAL HFRUO AFFIXED THE DAY AND YEAR FIRST ABOVE WRMEN, NOYAItY Pk,E11JC It D xHE TAIE OF ��!!Z ■ 4EAA RFCORA OR 3ALT3OT �ARIC, Ps,11;511ANT T4 iF/i l'LA VMUuE 12 OF PLATS, P F st1r, .RECORDS aF SNOHOhOl". COJ AWN. WA. �._..;.- •_ 5rtL F3E ITFIAINED IANO ONT,SNIf 78 APPLY TO LOT 15. I 1 g, TkE RIWIS. RESTRICTIGNS B) N£TTTS TOGETHER WITH FJISFRAENTS. i $NukuNG IN AND STING PARCELS .X AND 'Er' SWILL BE `.! R%7AJNFD IN ALL RESPl ANb "N97HUE TO APPLY TO LOT I i. AGKN9WLEl G%EMJENT JcouNry [1T $S - ON THIS ±t UAY'OE44vjf+]w_,.mt. PERSO.4A LY $ AF{fIEIfiED_ JNrI[+S 4VR WA: NA. �` ■ TO uE <Nc w N I HC IN 11�E` � f�L'� �AP►Di7Y i� 7 SMX .rrr ASSOCIATION FOR 14VIiER Wi[F E- WHO E�P1JT£O THE FOWGOING RNsMulIEpf!•'AN0 ACxttQ 'iDCEp THE SAq o WSTRIJHENT TO BE BY 7t1EIR F1;ifr Al4 VOLLWTARr ACT 40.OFtD N ■ AND Ttk f�R(E AND VOLU ACT O1'�SR 9 OANK ASSIUCIA11ON,'. FOR THE USILS ANO FURPO ES T)WIki b CWIOWW.'Xw ON OATWj � n� STATED V"AT n-rEY WERE AWH ED TO EXECUTE TNC D ' w. q AnTIIESS UY HAND AND QFTICIAL SEAL tWAt iO-FT114 AEp-ilia-eAli , ID AND YEAR FIRST PAWK WRRTEN _ wpm= t• •' .. ` ''M mold • NOTAR71' PUBLIC IF( AND FOR THE STATE'Or CAA a5 WLa_1``- - _ « � f RESIOIrvG AT OAJI�LM, ev 4-r C'Y • 7�7� RES rr AT OEen'FEA- Fin "iLt.¢[iyy�R\— __..!! mm�n�walwrc7Ci,wIY• n �.,W .. my ComMISS3ON EXPIRES: O��_¢+IY } 1 GD J _ g p�-TC r _ MY COM1e1'SSIQN I;XPIRm I IL-•�y" Ca+.r xN au'c X^llea - - .� N _ � �'� -217 A717 PROJECT Na 9.91 m $ l ac men ��vin ir.r4 K^/TA �3 ti smE?ET 4 pF Packet Pg. 69 2.1.a ��70? Aquatic l 17720 a 17748 Oa 17742 1 17802 Q'a O 17715 O^ Project Loc ion J� 17808 � 8910 17819 9110 ,0 8939 M M 17 ? 00 00 00 1- 804 CO 179TH PL SW O 1 7j9 4 M CD M M M N 9�j OS M M M M 0000 1 920) 9209 7922 17926 17966 17928 1 �X 9211 0 0 �+�� g21 0 ^ � 9001 18004 1800 M 3 ti I- Q� CD 17908 4 w c 18015 p M N N CD M O 9221 18004 � 00 �, v 9223 1800O 6 `yMQ�c ?" 9, QJO 9 104 0 0 ^ 00 "0 CA� 9225 0 99r �'�� �g105 0oo r 000 Off' 9�,09 9$, 9227 0�'� , sG 18107 18108 9 >> 9202 N r87 18207 18206 11 9118 18214 18129 18 18210 to Shoreline Environmental Designations Hitchens' Shoreline Variance PLN20180071 Scale 1 inch = 250 feet a� U c aD c L O t Cn c as x ti 0 0 CO 0 N Z J a Attachment 12 Packet Pg. 70 2.1.a FILE NO.: PLN20180071 Applicant: Hitchens DECLARATION OF MAILING On the 31 st day of January, 2019, the attached Notice of Public Application was mailed by the City to property owners within 300 feet of the property that is the subject of the above -referenced 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 31 st day of January, 2019, at Edmonds, Washington. Signed: W'"ez-, {BFP747887.DOC;1\00006.900000\ } Attachment 14 Packet Pg. 72 2.1.a File No.: PLN20180071 Applicant: Hitchens DECLARATION OF POSTING On the 31st day of January, 2019, the attached Notice of Application was posted at the subject property, Civic Hall, Library and Public Safety buildings. I, Kernen Lien, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 31st day of January, 2019, at Edmonds, Washington. C� Signed: �'�--- {BFP747893.DOC;1\00006.900000\ } Attachment 14 Packet Pg. 73 2.1.a CITY OF EDMONDS NOTICE OF APPLICATION `n C. I s"., PROJECT DESCRIPTION: The applicant is proposing to construct a new single family residence 35 feet from the top of a bluff in shoreline jurisdiction. A shoreline variance permit is required to build closer than 50 feet to a bluff in shoreline jurisdiction. The subject property is zoned RS-12 and is located within the Shoreline Resident i shoreline environment. PROJECT LOCATION: 17901 Vista Del Mar, Edmonds, WA. Tax Parcel Number 00914200001100 NAME OF APPLICANT: Garth Hitchens FILE NUMBER: PLN20180071 DATE OF APPLICATION: December 27, 2018 DATE OF COMPLETENESS: January 24, 2019 DATE OF PUBLIC NOTICE: January 31, 2019 REQUESTED PERMIT: Shoreline Variance Permit (Type III -A permit process, Hearing Examiner Decision). OTHER REQUIRED PERMITS: Building permit EXISTING ENVIRONMENTAL DOCUMENTS: Critical Area Determination, Geotechnical Report PUBLIC HEARING: Public hearing date to be determined. COMMENTS ON PROPOSAL DUE: March 2, 2019. Any person has the right to comment on this application during public comment period, receive notice and participate in any hearings, and request a copy of the decision on the application. The City may accept public comments at any time prior to the closing of the record of an open record predecision hearing, if any, or, if no open record predecision hearing is provided, prior to the decision on the project permit. Only parties of record as defined in ECDC 20.07.003 have standing to initiate an administrative appeal. Information on this development application can be viewed or obtained at the City of Edmonds Development Services Department, 121 - 5th Ave North, Edmonds, WA 98020 between the hours of 8:00 A.M. and 4:30 P.M. Monday, Tuesday, Thursday and Friday; between the hours of 8:30 AM and Noon on Wednesday; or online through the City's website at https://permits.edmonds.wa.us/citize through the Online Permits link. Search for permit PLN20180071. CITY CONTACT: Kernen Lien, Environmental Programs Manager kernen.lien@edmondswa.gov 425-771-0220 Attachment 14 Packet Pg. 74 2.1.a * �zw / . CL 0 d � Sff ■`! Attachment 14 Packet Pg. 75 2.1.a Everett Daily Herald Affidavit of Publication State of Washington } County of Snohomish } ss Maggie Boyd being first duly sworn, upon oath deposes and says: that he/she is the legal representative of the Everett Daily Herald a daily newspaper. The said newspaper is a legal newspaper by order of the superior court in the county in which it is published and is now and has been for more than six months prior to the date of the first publication of the Notice hereinafter referred to, published in the English language continually as a daily newspaper in Snohomish County, Washington and is and always has been printed in whole or part in the Everett Daily Herald and is of general circulation in said County, and is a legal newspaper, in accordance with the Chapter 99 of the Laws of 1921, as amended by Chapter 213, Laws of 1941, and approved as a legal newspaper by order of the Superior Court of Snohomish County, State of Washington, by order dated June 16, 1941, and that the annexed is a true copy of EDH843365 PLN20180071 as it was published in the regular and entire issue of said paper and not as a supplement form thereof for a period of 1 issue(s), such publication commencing on 01/31/2019 and ending on 01/31/2019 and that said newspaper was regularly distributed to its subscribers during all of said period. The amount I fah fee yforseh pub ication is $72:2a. � Subscribed and sworn before me on this r NV 0N 4) �� t A rr j a I rr ! — day of G �R� ��f: i i Al �f �Ij %>0 D r �v 114111 OF WAS Notary Public in and for the State of Washington. City of Edmonde - LEDALADS 114101416 KERNEN LUN Attachment 14 Packet Pg. 76 2.1.a Classified Proof CITY OF EDMONDS NOTICE OF APPLICATION PROJECT DESCRIPTION The a0pheanf la pfopoeing so conebucr 11 new single family rowdeac9 3333 rent from the k1P Of a doff in i M shoreline ferixdlclwn, A Awf.line uarw"a pormn M raquksd to build closer than 50 fear to a Brun in shoreline JurbrlicYon. 7ha i N at44>;ect property Is zoned RS•12 and Is located wRhq+ the ShaMlne Reside nT I sherallM! eRlwrrorunent PRWECT LOCATION: ".01 Vista DOI Mar, Edmonds, WA. — � Tax Parcel Numw 00914200001100 L. NAME OF APPLICANT: Garin }Iltchens 0 FILE NUMBER, PLN2018007i DATE OF APPLICATION December 27, 2016 DATE OF COMPLETENESS: January 24. 20113 DATE OF PUBLIC NOTICE: January 312019 REQUESTED PERMIT' Shbleitna Vahimice Permit (Type III -A M permlt}iproEsss. Hearing UninIner Decision). N EX STING ENVI RONMENTALOOCUMEN SIi Critical Ares Determination, Oeoieennical Report V PUBLIC HEARING- Public nearing dole to ad determined. COMMENTS ON PROPCSALDUE:March 2,2010- Ally parson has the flgghl 10 commenl on lNe appikallon during recdtve not" and participate in any r public common, paned, hearltraa. and request o Copy as Ina daolslon an The appustidn. r ti The Crty may accept pdbk comments at arty Ilme prior to Ina rha record of bn open record predediunn nearing, lr any, o closing of dr. if no open record prodacislon haaling re provided, prior to the Only of record as defined 0 O 0 deckeEon on Sha praJecl pormil. pudieS ECDC 20.07 003 tl&M slanlbng to initiate an edrNmstralm appeal mformitUon on trda ciovesopmoRt epplicaeon can be Vinvwad or O N obtained at the City Or Edmonds Qavel0l)"wns SefVlcas Edmonds, Z Ihihours e15:00 A.M. and 30 P.Mon MdavTuesday,Tnuraday J and Putlay: between the hours of 6:30 AM and Noon an online through this city-2 wabsrle at d ... Wednesday; or 'I moil a.edm n .cod through the Online Permits Nn1i. arch or pormll P 20t80 1. CITYCONTAC7. Kamentren. Erwironmontal Programs Manager N +r kamen.11an edmonoswa.904 4M771.02 0 Published: January 31,2012. EDH843365 C G t V M Q s r 3 0 a fy M r CO) 0 O 0 0 N Z J a r a Proofed by Boyd, Maggie, 01/31/2019 02:41:34 pm Page: 2 Attachment 14 Packet Pg. 77 2.1.a FILE NO.: PLN20180071 Applicant: Hitchens DECLARATION OF MAILING On the 26th day of February, 2019, the attached Notice of Public Hearing was mailed by the City to property owners within 300 feet of the property that is the subject of the above -referenced 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 26th day of February, 2019, at Edmonds, Washington. Signed: •C��' `�' {BFP747887BOC;1\00006.900000\ } Attachment 15 Packet Pg. 78 2.1.a File No.: PLN20180071 Applicant: Hitchens DECLARATION OF POSTING On the 26th day of February, 2019, the attached Notice of Public Hearing was posted at the subject property, Civic Hall, Library and Public Safety buildings. I, Kernen Lien, hereby declare under penalty of perjury under the laws of the State of Washington that the foregoing is true and correct this 26th day of February, 2019, at Edmonds, Washington. 0 Signed- {BFP747893.DOC;1\00006.900000\ } Attachment 15 Packet Pg. 79 2.1.a CITY OF EDMONDS NOTICE OF PUBLIC HEARING `nc. 10y PROJECT DESCRIPTION: The applicant is proposing to construct a new single family residence 35 feet from the top of a bluff in shoreline jurisdiction. A shoreline variance permit is required to build closer than 50 feet to a bluff in shoreline jurisdiction. The subject property is zoned RS-12 and is located within, the Shoreline Resident I shoreline environment PROJECT LOCATION: 17901 Vista Del Mar, Edmonds, WA. Tax Parcel Number 00914200001100 NAME OF APPLICANT: Garth Hitchens FILE NO.: PLN20180071 REQUESTED PERMIT: Shoreline Substantial Development and Design Review COMMENTS ON PROPOSAL DUE: March 14, 2019 Any person has the right to comment on this application during public comment period, receive notice and participate in any hearings, and request a copy of the decision on the application. The City may accept public comments at any time prior to the closing of the record of an open record predecision hearing, if any, or, if no open record predecision hearing is provided, prior to the decision on the project permit. Only parties of record as defined in ECDC 20.07.003 have standing to initiate an administrative appeal. Information on this development application can be viewed or obtained at the City of Edmonds Development Services Department, 121 5th Ave North, Edmonds, WA 98020 between the hours of 8:00 A.M. and 4:30 P.M. Monday, Tuesday, Thursday and Friday; between the hours of 8:30 AM and Noon on Wednesday; or online through the City's website at htt s:ll❑ermits.edmonds.wa.uslcitizen. Search for permit PLN20180071. A copy of the staff report will be available at least seven days prior to the hearing. PUBLIC HEARING INFORMATION: A public hearing will be held before the Hearing Examiner on March 14, 2019 at 3 p.m. in the Council Chambers located at 250 — 5th Avenue North, Edmonds, WA 98020 CITY CONTACT: Kernen Lien, Environmental Programs Manager kernen.lien@edmondswa.gov 425-771-0220 Attachment 15 Packet Pg. 80 2.1.a Everett Daily Herald Affidavit of Publication State of Washington } County of Snohomish } ss Dicy Sheppard being first duly sworn, upon oath deposes and says: that he/she is the legal representative of the Everett Daily Herald a daily newspaper. The said newspaper is a legal newspaper by order of the superior court in the county in which it is published and is now and has been for more than six months prior to the date of the first publication of the Notice hereinafter referred to, published in the English language continually as a daily newspaper in Snohomish County, Washington and is and always has been printed in whole or part in the Everett Daily Herald and is of general circulation in said County, and is a legal newspaper, in accordance with the Chapter 99 of the Laws of 1921, as amended by Chapter 213, Laws of 1941, and approved as a legal newspaper by order of the Superior Court of Snohomish County, State of Washington, by order dated June 16, 1941, and that the annexed is a true copy of EDH846108 PLN20180071 as it was published in the regular and entire issue of said paper and not as a supplement form thereof for a period of 1 issue(s), such publication commencing on 02/26/2019 and ending on 02/26/2019 and that said newspaper was regularly distributed to its subscribers during all of said period. The amount of the fou for such publication is -���������rrr►1► Subscribed and sworn before me on this _�� �P 4 B64y11►11 V NP jSIW4 1�i rr day of - �;��Tagy'0:rp.� l ,'��►1+ OF W ASN.�'��_ ►111\ Yffi Notary Public in and for the State of Washington. City of Ed—ds - LEGAL. ADS 114101416 KERNEN LIEN Attachment 15 Packet Pg. 81 2.1.a Classified Proof CITY OF EDMONDS •L NOTICE OF PUBLIC HFARIND M PROJECT DESCRIPTION' The applicant is proposing to eone0rueI % a new a.ingle Semliy resicientu ZO kht freln the tap M a b%M M sllorapre junsdlrtlen A shoreline variance permit ts asquired to The y build closer lhan 5o feel to a bluff m shoreline jurleckthon. subloct pMWy M Zoned RS•12 and IS IOoaied W" the •� Snomilna Resident I sharafma environment PROJECT LOCATION' 17901 Viola Del Mar. EdmMOe, WA i Tax P8rceTNumtref0091420000IIDO 0 NAIVE OF APPLICANT: Garth lido hens i FILE N0= PLN2018DO71 REQUESTED PERMIT: Shoreline Stmelantral Pavoioombnl and Design Rovlew M COMMENTS ON PROPOSAL ME: Larch 14, 201 s 0 Any person heS the righl to commerd On 1me appilc'etiim during N public: comment period, receive Noce and parnclpate in any hearings, ano request a copy or Iho declslon on Irte apicicalton. V The City may accept public comments at any time prior to the closing of lho record plan Open record prpdeCislen hearing, it any. or, if no open record prpdatislan mean" Ia prOvrdcd, prior 10 Ina OKWon on the project permll Only pamoo of raced as defined In ECDC 20.07-003 have standing m Inhale an administrative appeal. r information on this devaloomem appIcILIPon can be viewed or t` obtained at the City Of Edmonds DOvefopmenl 'Services CD DepadmenL 121 50t Ave Nodh, edmpnds. WA BS020 between the CD hours of 8*0 A M. and d-30 P M Monday, Tuesday. Thursday and 0 Frtoay. between the nova or 9.30 AM ano Noon on Wodrmiday; or online Inrough the City's vrnbsilr or na-ed nIsm chn n, Seamn for permil o (Of the a d report will be available al West N Z anven days prior to the hearing. PUBLIC HEARING INFORMATION- A pubte hewing will be held J berrom the lteaiing Examiner on March 14. 2019 at 1 p.m in the 0.Council Chambors located at 250 - 5th Avenue North, Edmonds. — WA 98070 CITY CONTACT: Kaman Lien, EnvllonmenIA Programs Manager (n Itarrion,47lrrii��QQBdmondSWa.flov 0 425.771.0730 Published: February 28, 2019. EDI-IM108 C0 G t r+ r+ Q s 3 0 a m . IY 0 0 0 T- 0 N Z J a a Proofed by Boyd, Maggie, 02/26/2019 12:26:34 pm Page; 2 Attachment 15 Packet Pg. 82 2.1.a CITY OF EDMONDS — PLANNING DIVISION STAFF COMMENT FORM 8 PW-Engineering 8 Fire ❑ PW - Maintenance ® Building Project Number: Applicant's Name: Property Location: PLN20180071 HITCHENS 17901 VISTA DEL MAR Date Application Received: 12.27.18 Zoning: RS-12 Date Application Routed: 12.28.18 Project Description: SHORELINE VARIANCE FOR SFR CLOSER THAN 50 FEET FROM TOP OF BLUFF If you have any questions or need clarification on this project, please contact: Responsible Staff KERNEN LIEN Name of Individual Submitting Comments: Karl Fitterer Title: Assistant Fire Marshal 8 i have reviewed this land use proposal for my department and I do not have any comments. My department may also review this project during the building permit process (if applicable) and reserves the right to provide additional comments at that time. Ext. 1223 Date: 01 /07/2019 ❑ 1 have reviewed this land use proposal for my department and have the following comments or conditions: Attachment 16 Packet Pg. 83 2.1.a CITY OF EDMONDS — PLANNING DIVISION STAFF COMMENT FORM ❑ PW-Engineering ❑ Fire ❑ PW - Maintenance 8 Building Project Number: PLN20180071 Applicant's Name: HITCHENS Property Location: 17901 VISTA DEL MAR Date Application Received: Zoning: RS-12 12.27.18 Date Application Routed: 12.28.18 Project Description: SHORELINE VARIANCE FOR SFR CLOSER THAN 50 FEET FROM TOP OF BLUFF If you have any questions or need clarification on this project, please contact: Responsible Staff: KERNEN LIEN Ext. 1223 Name of Individual Submitting Comments: Title: BUILDING OFFICIAL LEIF BJORBACK 8 i have reviewed this land use proposal for my department and 1 do not have any comments. My department may also review this project during the building permit process (if applicable) and reserves the right to provide additional comments at that time. Date: 1 /15/2019 ❑ 1 have reviewed this land use proposal for my department and have the following comments or conditions: a� U �L W c 0 c W x ti 0 0 00 0 N Z J a Attachment 17 Packet Pg. 84 2.1.a Date: To: From: Subject: MEMORANDUM January 8, 2019 Kernen, Lien, Planning JoAnne Zulauf, Engineering PLN20180071— Shoreline Type 3A -HE Kariez-Schwimer —17901 Vista Del Mar Dr Engineering has reviewed the subject application and found the information provided is consistent with Title 18 Edmonds Community Development Code & Engineering standards. Design of the stormwater mitigation system shall be in compliance with the 2012/14 Stormwater Manual and the prohibitions set forth in the Edmonds Stormwater Addendum, Appendix A Infeasibility Criteria. Compliance with Engineering codes and construction standards will be reviewed with the building permit application for development of the site. Approval of the design review phase of the project does not constitute approval of the improvements as shown on the submitted plans. Thank you. City of Edmonds Attachment 18 Packet Pg. 85 2.1.a CITY OF EDMONDS 121 5h Avenue North, Edmonds WA 98020 J°U Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa_pov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION 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 Tax Account Number Property Owner Applicant Critical Area(s) Present Site Description 17901 Vista Del Mar Dr., Edmonds 00914200001100 Steven & Irinka Schwimer Garth Kitchens ❑ Wetlands (ECDC 23.50) 11 Frequently Flooded Areas (ECDC 23.70) Z Geologically Hazardous Areas (ECDC 23.80) .R] Erosion Hazard Areas N Landslide Hazard Areas Seismic Hazard Areas ❑ Fish & Wildlife Habitat Conservation Areas (ECDC 23.90) Ej Streams The subject property lies in the northwest corner of Vista Del Mar Neighborhood and sits on top of a bluff overlooking Puget Sound. Soils on the subject site are identified as Alderwood Everett Gravelly Sandy Loam, 25-70%. The eastern portion of the property is relatively level where the residence sites and then the property drops off sharply towards the railroad right-of-way and Puget Sounds. This western bluff slopes off at approximately 80% according to the City's LiDAR information. Given the steepness of the slopes, the property is classified as containing potential landslide hazards pursuant to Chapter 23.80 ECDC Attachment 19 Packet Pg. 86 2.1.a Why,;: 'oes 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. ;hat 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.. Amber M Groll Planner % Name, Title Signature November27, 2018 Date Cited sections of the Edmonds Community Development Code (ECDC) can be found at 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: page ! 2 Attachment 19 Packet Pg. 87 #P20 Critical Areas File#: 00901 7cl9r2Zf �- City of Edmonds "Are,,ft Initial Determination - $100 Development Services Department y ' j� -� Planning DMI)mn Sulas quetti l ataemtre tlrzn - £t f'4 ?t,e: 11 ' .02 2) :�';; ' � r# 1 r Date Received: �wwtw rrdmamdsw�a,gaw Date Mailed to Applicant: The puq)o., c of this ch-oc'KIM is to enable City iaaff .to determine -whether any critical ,areas a.nello.r buffers are located on or adjacent to the subject property. Critical areas, such as wetlands, streams and steep slopes, are ecologitnily sellsitive or himirdaus areas that are regulaied r-n proleCt their functions and values. The City's critical area regulations are contained within Ldmonds Community. Developmr•ol C'(gdr Cltiaipter; 2146 through 23.90. Property Owner's Authorization A property ovincr, 01' all a utllorl.�Cd rt'v ti,,Nltl£iiE'. T?lift fill •out the checklist. Aign rind dare it. wid submit it to the. City. Staff will review the checklist, conduct a Site visit, and make a determination of whether there are critical areas and/or critical area buffers on or near the site, If a "Critical Area Present" determination is issued, a report addressing the applicable critical area requirements of 'BC DC C'htlptert= 23.40 through 23..90 may he regn.ired d lJen mitt on the wa(j)?e of tlie, projx)seit accivity. By my signatture., I certify that the information and exhibits, herewith submitted are trice. and correct to the hest of my kna,w'lael e aims g:rant my pecnli,+ it�a� .tor tiae paat5.lie c�i;%eia}� and .the. Mart' -7.t the Oty of 1��biio,,rcds tr, �a�tca Ox c'-) rct E. pr!"oc 'v, f'or Ihe• S�I''k�:'-as'�- Df insf, ,•.-t.`in aTtelkdari! ..• 't• �1P1?li. tri},., tt: ililiS�,lwr::n0i.'M` i�'i- .r �:� -I ..,:1C1, 4 he •,. „� assign , in consideration on the processing of the application agwas to release, indemnify, deiend and hold the City of Edmonds harmless from any and all damages, including reasonable ;tttorngy's fees, arising frost) any action or infraction based in whole or part upon false, misleading, inaccurate or incomplete information furnished by the applicant, hislherlits agents or employees. SIGNATCrRF 017 OWNER _ J�'� -.�.{�� -•- _-- _-- --__.. _ 1]A1'r _ -- Owner: SCHWIMER, STEVEN & IRiNKA (FAMILY TRUST) ;NA TIU 6655 WILDLIFE Rl) Street Address MALIBU, CA 90265 City Telephone: _ f:lt�sl,l �;rlca'�c'�a: Rchised on 114117 State Zip (310) 924-0026 j,ro: a C...,cl nn -.. Applicant/Agent: Garth Hltchene T1180 12Rth INVn hit~ Street Address Bellevue WA 98005 City State Zip Telephone: 425 941 8305 P20 - Critical Areas• 0mcklisl Page I q/ 2 Attachment 19 Packet Pg. 88 2.1.a CAFileNo: C 401- Ze; 6 o. ZIZ #p2o Critical Areas Checklist Site ZnfoTmafion 1, Site Address/Location:. �__17901 VISTA -DEL MAR DR, EDMONDS, WA 98026 _T 2, Property Tax Account Number: Rarcel# 00914200001100 _-- 3. Approximate Site Size (acres or square feet): _ 22,200 square feet 4. is this site currently developed? u Yes C No If yes, know is the site developed? � Existing 1920's residential cabinlcottage 5, Describe the general site topography, Check all that apply. © Flat to Rolling: No slope on/ to the site or slopes generally less than 15% (a vertical rise of 10-feet over a horizontal distance of 66-feet). ✓❑ Moderate: Slopes present on/adjacent to site of more than 15% and less than 40% (a vertical rise of 10-feet over a hcy-nzorital distance of 25 to i,6=oet). © Steep; Slopes of greater than 40% present on/ to site (a vertical rise of 10-,feet over a horizontal distance of less than 25-feet). 6. I --lave there been landslides on or near the site in the past? D Yes 0 No If yes, please describe: ------------_----- _--_ --- _-.-- -- i. Site contains areas of year-round s.taTILAingwatet? Yes. approx. 4 QPJZI 8, Site contains areas of seasm-tal stasldillg water? ❑ Yes (approx. depth: _ ) Q No• If yes, what season(s) of the year? 9. Site is in the floodway or floodplain of a water course? ❑ Floodway ❑ Floodplain 10. Site contains a creek or an area where water flows across the grounds surface? ❑ Yes © No if ves, are flows year-round or,seasor4-x.i? ` Fear -round 'D Seasonal (titzne ofyelar. ) 11. Obvious wetland is present on site? ❑ Yes 2 No For City Staff Use Only -- _.---_.....--------- __-------------- ------- ------ 3. 5Cr5 ma;'I'� soil type(s): ' + L `C�,'_1titiC.�l - - 3. Areas ww � �LLor C..4,� p indicates Critical Aiwa on site; 4, Site within designated Nortlt Edmonds Earth Subsidence and Landslide Hazard Area (CSHLA)? . r • . , , �,+ ?T=i - — -- - - — ,c WAIVER n Reviewed --- -- Revised on 114117 P20 - Cri.riral Areas Checkfiv Page 2 of 2 Attachment 19 Packet Pg. 89 2.1.a „■, M��a . 1 r4' l �r ��' �•l A 0 . *' Legend A ##� x > IN / l r• g� i 00 r '.a, rj�• fin:• �/ " ,� •� 04 Z 19 ,y �' , cor. . . . . . . . . . . + Ir ►I 4 , ` cn ' P '.+,�%J ; �If ' f 7i�1 II �1�i 5 LJ • r ' .5,' �.'• ti Go I` 4 Q}}" i .•.4J .i�5'��_c j`� a +� + �i._ r 4 .M•.. 79 Critical Areas Map CRA2018-0212 scale 17901 Vista Del Mar Dr, Edmonds 1 inch = 100 feet Attachment 19 R Packet Pg. 90 2.1.a MA 'PC, I ISII �I 77 I Legend Erosion Hazard Areas 15% - 40% �. Landslide Hazard Areas ' 40% and greater - c L � Y...� .• • t p � C ti O O O e J� �^ O N d r dre Critical Areas Map CRA2018-0212 17901 Vista Del Mar Dr, Edmonds Attachment 19 Scale 1 inch = 100 feet Packet Pg. 91 2.1.a Lien, Kernen From: DANA K GRAVES <danakgraves @comcast.net> Sent: Monday, February 4, 2019 3:40 PM To: Lien, Kernen Cc: danagraves@comcast.net; dana@growthpointewellness.com; Catherine S Subject: Response to NOTICE of APPLICATION -building permit 17901 Vista Del Mar Edmonds WA Attachments: 200622-Recorded MOU Kairez-Yards.pdf Dear Kernen, I am writing to you in response to the City of Edmonds NOTICE OF APPLICATION that I received via US Postal Service mail from you on February 2, 2019 in regards to Garth Hitchens' building permit request for his newly purchased property located at 17901 Vista Del Mar, Edmonds, WA 098020 Tax Parcel #: 00914200001100. This property, as you know, is adjacent to a right-of-way easement, commonly known as Maple Manor Private Road #1. I hold part ownership in this road and want to make sure that The City of Edmonds is aware of a recorded legal agreement which mandates that once the property located at 17901 Vista Del Mar in Edmonds (known as tract #11) is sold, it's rights to using the easement known as Maple Manor Private Road #1 end. I have attached a copy of this recorded agreement for your records. See Agreement Section C Page 2 This will be important to note if The City decides to move forward with approving new construction at this location. I am reaching out to you in hopes that you include a directive to the new owner, Garth Hitchens, that should he be approved for any new construction on his property, he cannot use the easement known as Maple Manor Private Road #1 to access his property. There are to be no construction vehicles or vehicles or any kind related to his property on our road. He must use Vista Del Mar to access his property for any reason. Please contact me soon if The City of Edmonds is not willing to include this directive. Beyond this request, I would ask that the City of Edmonds and it's geotechnical supervision of new construction in critical areas seriously investigate what is necessary to ensure that any new construction does not jeopardize the safety and stability of the bluff or surrounding homes. When the Kairez family demolished hundreds of trees on their property without the proper permits (later given retro permits by The City of Edmonds) to build the Vista Del Mar development, it caused sluffing slides on my family's property, my neighbor's property and the park reserve, as well as a mudslide into our property held in common and my neighbor's yard and driveway. Proper erosion barriers were only installed after the problems occurred. While I do not wish to hold up any safe construction plans for a new neighbor, I will want to see evidence that The City is seriously evaluating all potential environmental and community impacts before approving new Attachment 20 Packet Pg. 92 2.1.a construction and providing guideline requirements to the builder. Building so close to the bluff has it's risks. I will expect that appropriate safety measures are in place so that the surrounding neighbors and properties are not adversely effected as they had been in the past. I want to believe that The City of Edmonds always operates in the interest of the whole community, not just the interests of a new tax revenue source. Thank you for your time and careful attention to this matter. Feel free to contact me via phone or email in response to my request or with any questions you might have. Thank you again for serving our community. Dana Graves 9211 Olympic View Dr. Edmonds, WA 98020 wk/cell 425-359-9801 2 Attachment 20 Packet Pg. 93 2.1.a AEGtIROEIVS POFt110NSUAL1 Y1 FOR SCANNll a - ARE Po01g 0 Return Name and Address: "Ta Chr (e. � n,c-n 145So�_ i a s Iqa" P n n t a tw a 1nfom'tadon Document T1tle(s) t ffuM0randiem of 2 3. 4 UnArSal)d In(, Grantor(s) 1 Vq,i re, Z C-�,c0rrp Y 2 3 4 ❑ Additional names on page of document. Grantee(s) 1 1-i&VCAS, A I 1a'I 2. 3 4 ❑ Additional names on page of document. Legal description (abbreviatec Additional legal is on page. Reference Number(s) (Auditor ❑ Additional numbers on page Assessor's Property Taut Pars ll�Il IIIIIl�II nlll IIIN lllll IIIII IIIINlll1 IIIII N!I lill IIII III 200006220188 06/22/2000 10:36 AM Snohomish P.0012 RECORDED County i e lot, block, plat OR section, township, range, qtr /qtr ) of document lumbers] of Documents assigned or released: of document - Number ❑ Property Tax Parcel ID is not yet assigned Additional parcel numbers; on page of document T'ha AuditorlRecorder will rely on the in formation provided on the form. The staff will not read the document to verify the aG�-+ra or comoleteness of the indexing information Attachment 20 Packet Pg. 94 2.1.a MEMORANDUM OF UNDERSTANDING THIS MEMORANDUM OF UNDERSTANDING dated June, 2000 (hereinafter "MOU"), is entered into by and between the following parties A KAIREZ GEORGE P KAIREZ and ANTON KAIREZ, owners and subdividers of the Plat of Vista Del Mar Iocated within the City of Edmonds, their respective successors and/or assigns (hereinafter referred to individually and collectively as "KAIREZ"), and B YARDS ALAN YARD AND ELAINE YARD, husband and wife, the owners of property within the Maple Manor subdivision, which is located directly adjacent to the Plat of Vista Del Mar, their respective successors and/or assigns (hereinafter referred to individually and collectively as "Yards") The KAIREZ and YARDS are referred to herein collectively as the "parties " RECITALS A This MOU is entered into on a strictly voluntary basis by and between the parties identified above and referred to herein as the KAIREZ and the YARDS B The KAIREZ have obtained preliminary plat approval from the City of Edmonds for the proposed Plat of Vista Del Mar and have applied for final plat approval The Plat is legally described in the attached Exhibit A and is also referred to herein as the "KAIREZ Property " C This MOU arises from the desire of both parties to reach a comprehensive resolution of their current disputes concerning the Plat of Vista Del Mar The YARDS have filed an appeal of a Boundary Line Adjustment approved by the City of Edmonds affecting the proposed Plat of Vista Del Mar Based on their appeal and their concerns over use of the private road, the YARDS also have opposed final plat approval for the proposed Plat of Vista Del Mar D The parties desire herein to resolve the YARDS' appeal and opposition to the final plat herein. AGREEMENT In consideration of the mutual promises and covenants set forth below, and for other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, the parties acknowledge and agree to the following Pa,oe I of 6 SettlenientAgr•eemem Kcnre_/Yards Initials �— 900006220188 Attachment 20 Packet Pg. 95 2.1.a A. Upon approval of the final plat of the Vista Del Mar subdivision, as it is proposed and as it may be modified in the future, by the City of Edmonds, Washington, the KAIREZ agree that only Lot 11 of the Vista Del Mar subdivision shall have access to Maple Manor Private Road No 1, and that no other Vista Del Mar lot has any right of access to Maple Manor Private Road No 1 B The KAIREZ agree to avoid, to the fullest extent possible, personal usage of Maple Manor Private Road No i upon final plat approval of the Plat of Vista Del Mar C Tenants residing on Lot 11 in the Plat of Vista Del Mar, which address is 9203 Olympic View Drive, shall have the right to use Maple Manor Private Road No 1 until such time as the KAIREZ sell or convey any interest in Lot 11 to any third -party Prior to or simultaneous with a conveyance of any interest in Lot 11 by KAIREZ to a third party, any easement right concerning the private road for the benefit of Lot 11 shall be eliminated as a matter of record, by recording with the Snohomish County Auditor D. The parties agree and acknowledge that 15 miles per hour shall be the maximum safe and reasonable speed limit for vehicular traffic on Maple Manor Private Road No 1, and that a slower speed is appropriate when driving or other conditions require E The KAIREZ shall not permit real estate brokers or sales agents to use Maple Manor Private Road No I for real estate activities F The KAIREZ agree to terminate usage of Maple Manor Private Road No I by any and all Vista Del Mar construction vehicles, and that only vehicles required by KAIREZ for construction of utilities within existing utilities easements shall be permitted G The KAIREZ agree to mail the Yards advance notice of utilities construction within Maple Manor Private Road No 1, to be received by the Yards a minimum of three days prior to the commencement of each segment or phase of construction to occur within , which notice shall include details of any future interruption in service or access H The KAIREZ further agree to restore all road surfaces and any other features within or adjacent to Maple Manor Private Road No 1 to the equivalent or better of their condition prior to the commencement of the KAIREZ construction I As of the effective date of this Agreement, the KAIREZ agree that only Lot 11 of the Plat of Vista Del Mar shall have a right of access and use to the park reserve located within the Unrecorded Plat of Maple Manor Notwithstanding the above. nothing herein shall be construed to preclude Anton PKairez from use and enjoyment of the park reserve in the manner contemplated for the MapleCanor subdivision J The KAIREZ agree not to oppose in any manner or to assist any third party in opposing construction of a visual barrier and landscaping between the proposed cul-de-sac within the Plat of Vista Del mar and Private Road No 1 within the Unrecorded Plat of Maple Manor, Page 2 of 6 Settlement Agreement Karrez/Yards i"""i' - -- 200006220188 Attachment 20 Packet Pg. 96 2.1.a PROVIDED, the costs of construction and any necessary approvals are borne solely by the YARDS or other neighbors desiring to construct the visual barrier Any such construction shall permit pedestrian access through the barrier K Nothing herein is intended to expand any existing easement right or to acknowledge any easement right in favor of the proposed Plat of Vista Del Mar L This Agreement shall be recorded with the Snohomish County Auditor M Upon execution of this MOU, the Yards agree to dismiss their appeal of Boundary Line Adjustment No LL-00-0024, cease further opposition to the final plat approval for Vista Del Mar, and accept a quitclaim deed from KAIREZ substantially in the form of the quitclaim deed attached hereto as Exhibit B N This MOU reflects the entire understanding of the parties with respect to the subject matter hereof This Agreement may not be modified in any way unless such modification is in a writing that has been executed by all parties O This MOU constitutes a covenant running with the land for the KAIREZ Property legally described in the attached Exhibit A, and shall inure to the benefit of, and be binding upon, the undersigned parties and their respective heirs, successors and/or assigns not withstanding the foregoing, no successors in interest shall be responsible for the acts nor omissions of KAIREZ nor shall they be responsible for attorney fees or costs, except for their own violations of the terms of this agreement Nothing in the title of this document shall be construed as indicating intent on the subject of enforceability P Either party may initiate legal proceedings to enforce any aspect of this MOU, by specific performance, injunctive relief, or otherwise In the event legal proceedings are commenced, the prevailing party in such controversy, as determined by the Court, shall be entitled to an award of reasonable attorney fees and costs incurred The interpretation, construction, and enforcement of this MOU shall be governed by the laws of the State of Washington Q Each party to this MOU has read this document, understands the content thereof, and acknowledges that they have entered into this MOU on a voluntary basis in an effort to Page 3 of 6 Settlement Agreement Kairez/Yards initials a_ _ 200006220188 Attachment 20 Packet Pg. 97 resolve certain differences between the parties as property owners and neighbors IN WITNESS WHEREOF, the parties have executed this MOU effective as of the date first above written ANTONhk KAIREZ BY Id�r � ' — As Attorney -in -Fact for Antonia Kairez A LIN ALAN AND ELAINE YARD BY _ GL, 4� 41 Alan Yard AotL Elaine Yard Page-4 of 6 Settlement Agreement Kairez/Yards Initials 200006220188 Attachment 20 Packet Pg. 98 2.1.a STATE OF WASHINGTON ) + ss. COUNTY OF On this day personally appfared before me . _ e ANTON i KAIREZ,4*"w&hep, the individual that executed the within acid foregoing instrument. and acknowledged to me that :n his capacity as the Attorney -in -Fact, he was authorized to execute the wrthrn and foregoing instrument on behalf of Antonia Kairez and that said instrument was her free and voluntary act and deed for the uses and purposes therein mentioned 70A)1NV SUBSCRIBED AND SWORN TO before me by 0E6RA@E+ KAIREZ, on this '-'� --- day of „ r-e 52000 P U ID, y ' '•�rE OF vt STATE OF WASHINGTON ) ) ss COUNTY OF r,.; I) L) Print Name _ r �, A/ i'-,7 NOTARY PUBLIC in and for the State of Washin 1ton My commission expires On this )V day of June 2000, personally appeared before me, GEORGE P. KAIREZ, to me known to be the individual described in and who executed the within and foregoing instrument, and on oath GEORGE P. KAIREZ stated that he was authorized to execute the within and foregoing instrument for the uses indicated as his free and voluntary act and deed SUBSCRIBED AND SWORN TO before me by GEORGE P KAIREZ, on this % day of moo- . 2000. dg AA ,A -�x�1�iARyr.. z. � PUQL�G Seltlement Agreement Kairez/Yards (Sig urc) it - (Print Name) Notary Public. in and for the State of�G/ _, residing My Commission Expires Page 5 of 6 Initials .�/ 20000 6220188 Attachment 20 Packet Pg. 99 2.1.a STATE OF WASHINGTON ) } ss COUNTY OF Snahenn ) On this aOl" day of June 2000, personally appeared before me ALAN YARD, to the known to be the individual described in and who executed the within and foregoing instrument, and on oath ALAN YARD stated that he was authorized to execute the within and foregoing instrument for the uses indicated as his free and voluntary act and deed SUBSCRIBED AND SWORN TO before me by ALAN YARD, on this 90�' day of Tune , 2000 10 v kom F0 6 NOTARY 0 Ln PUBLIC �~rfi 8-8-2002 OP wP►s�'`� STATE OF WASHINGTON ) ss COUNTY OF11,;0, ) (Signature) Dort a Johns (Print Name) Notary Public, in and for the State ofo5hi �� , residing ati( ;w-is My Conuiiission Expires B-S-�t� On this @64h day of June 2000, personally appeared before me ELAINE YARD, to me known to be the individual described in and who executed the within and foregoing instrument, and on oath ELAINE YARD stated that she was authorized to execute the within and foregoing instrument for the uses indicated as her free and voluntary act and deed SUBSCRIBED AND SWORN TO before me by ELAINE YARD, on this a0h day of 5utIL , 2000 T�Lp JOy tQN ti (Signatuie) C #�`SgEta�e`` NOTARY (Print Name) PUBLIC x Notary Public, in and for the State cflh fl of�]ps�,r►� _, residing at r n;k IS &-8-2�2 x 4~ My Commission Expires $-$�-_ OF WL Page 6 of 6 Settlement Agreement Kairez/Yards wl0oO(i2Zo 188 Attachment 20 Packet Pg. 100 2.1.a June 20.2000 Mr Steve Bullock Senior Planner City of Edmonds 121 5th Avenue Edmonds, WA 98020 Dear Mr Bullock Please accept the following withdrawal of our appeal of the City of Edmonds Plunning Division, Findings, Conclusions, and Decision concerning a Lot Lille Adjustment, under City File Number LL-00-24 (George Kariez et al , applicant) We would appreciate your refund of our appeal fee in the amount of One Hundred Fifty and No Cents Dollars ($150,00) This withdrawal takes effect immediately upon the execution of a memorandum of understanding by us and George and Antonia Kairez That agreement resolves all remaining issues between us and the Kairez concerning the Plat of Vista Del Mar We very much appreciate the City's attention to our concerns over the past few months Please give us a call if you have any questions Signed 00 Alan Yard Date .2.0- Ae-ov Elain6ard Date Alan & Elain Yard 9209 Olympic View Dr Edmonds, WA 98020 200006220188 Attachment 20 Packet Pg. 101 2.1.a 08/21/00 15 48 FAX 425 828 0908 CARTER Q 003 Jun 21 2000 2.57PM AZIZ Engineering I1W Inc Ilu q14",' P SCHEDULE A Order No 9918275-B Parcel A. Beginning at a point North 114.84 feet and East 27.55 feet from the Southeast corner of Section 12, Township 27 North, Range 3 East, W.M in Snohomish County, Washrngton; thence North 5°43'08" East 173.84 feet; thence South 29°53'45' West 92.67 feet; thence North O'21'52" West 168.71 feet, thence South 34,,22'08" West 253.29 feet, thence South 73,010'52" East 180.67 feet to the true point of beginning, (ALSO KNOWN AS Tract 1, MAPLE MANOR, according to the unrecorded plat thereof) Parcel B The Northerly 5 feet of the following described parcel; Beginning at a point which is 68.63 feet North and 10 86 feet East of the Southeast corner of Section 12, Township 27 North, Range 3 East, W.M in Snohomish County, Washington, thence North 73*10'52" West 193.58 feet, thence North 34 0 22'08" East 51.46 feet, thence South 73° 10'52" East 168.44 feet; thence South 5a43'08" West 50 00 feet to the point of beginning; (ALSO KNOWN AS the Northerly 5 feet of Tract 2, MAPLE MANOR, according to the unrecorded plat thereof). Parcel C That portion of Lot 5, Section 7, Township 27 North, Range 4 East, W.M in Snohomish County, Washington, described as follows, Beginning at the Southwest corner of Section 7, Township 27 North, Range 4 East, W M in Snohomish County, Washington, thence South 89° 13'49" East, a distance of 16 05 feet to the true point of beginning, thence North 7006'40- East 289 07 feet, thence South 31 o16140" West 92.64 feet, thence North 1 901'37" East 240 65 feet, thence North 3001'20" East 111.36 feet; thence North 36*46'20" East 330.00 feet, thence South 1 a01'37" West 826.38 feet; thence North 89 ° 13'49" West 180 61 feet tot he true point of beginning, EXCEPTING the right of way of the Great Northern Rai!way Company, AND EXCEPT portion thereof, if any, lying within tide -lands -of the second class, �] (� Page 2-A 2000016220 188 Exhibit Attachment 20 Packet Pg. 102 2.1.a 08/21/00 15 49 FAX 425 828 0908 CARTER 1?004 ,. Jun 21 2000 1-53PM "I' tnRineti►ir, NW' !nr N° �`'h ; Parcel D: That portion of the Northwest quarter of the Northwest quarter of Section 18, Township 27 North, Range 4 East, W M in Snohomish County, Washington, described as follows - Beginning at the Northwest corner of Section 18, Township 27 North, Range 4 East, W,M in Snohomish County, Washington, thence South 89013'49" East along the North line of said Section 18 a distance of 16.05 feet to the true pant of beginning; thence South 89*13'49" East 180.61 feet; thence South 1 °01'37" West 290.71 feet to the North margin of the County Road, thence along the arc of a curve to the left having an initial course of South 47029'06" West a distance of 36 62 feet; thence South 34°12'30" West 259.90 feet; thence on an are of a curve to the right 50.25 feet; thence North 1 °01'37" East 424.26 feet; thence North 7,,07'4W East 151 54 feet to the true point of beginning, EXCEPT that portion conveyed to Mark A. Nirschl and Shaune A Nkschl by Deed recorded under Recording Number 20D004140383; and EXCEPT that portion conveyed to Mary Lou Marquardt, a single person, Lynne Braun; Alan M Yard and Elanine Yard, his wife; Carson Graves and Dana Graves, his wife: and other ownership interests yet unknown, by By Deed recorded under Recording Number 200004140384 Parcel E' All that portion of Government Lot 1, Section 13, Township 27 North, Range 3 East, W M in Snohomish County, Washington, described as follows Beginning at the Northeast corner of said Section 13, thence South 1 c01'37' West along the East line of said Section 13. a distance of 150 60 feet to the true point of beginning, thence South 1001'37" West 424 26 feet to the North margin of the County Road; thence on the arc of a curve to the right having an ►nitial course of South W08'50" West a distance of 65.45 feet, thence North 7n06'40" East 469.25 feet to the true pant of beginning; EXCEPT that portion conveyed to Mark A. Nirschl and Shaune A Nirschl by Deed recorded under Recording Number 200004140383, and EXCEPT that portion conveyed to Mary Lou Marquardt, a single person, Lynne Braun; Alan M Yard and Elanine Yard, his wife; Carson Graves and Dana Graves, his wile; and other ownership interests yet unknown, by By Deed recorded under Recording Number 200004140384 (Being a portion of Lots 22, 23, and 24, Block 2, PLAT OF SEAHURST, Snohomish County, Washington, according to the plat thereof recorded in Volume 9 of Plats, Page 90, records of said county) Page 3•A *00006220188 Attachment 20 Packet Pg. 103 2.1.a 06/21/00 15 49 F9% 425 828 0908 CARTER Q 005 Jun 21 2000 2 69PN A7I' Engineering NW Inr Nf, gtin! P 4 Parcel F Beginning at the Southwest corner of said Section 7 Township 27 North, Range 4 East, W M in Snohomish County, Washington; thence South 89a 13'49" East along the South line of said Section 7 a distance of 196.66 feet to the true point of beginning; thence continuing along the South line of said Section 7 South 89013'49" East a distance of 60 01 feet, thence North 1 001'37" East 909 47 feet, thence South 36°46'20" West 10271 feet; thence South 1 °01'37" West 826.38 feet to the true point of beginNng; EXCEPT right of way of Great Northern Railway Parcel G. That portion of the Northwest quarter of the Northwest quarter of Section 18, Township 27 North, Range 4 East, W.M. in Snohomish County, Washington, described as follows Beginning at the Northwest corner of said Section 18; thence South 89a13'49" East along the North line of said Section 18, a distance of 196 66 feet to the true point of beginning, thence South 1'01'37" West 290 71 feet, thence on the arc of a curve having an initial course of North 47029'06" East and radius of 157 97 feet a distance of 70.44 feet, thence North 1,,01'37" East 255 24 feet, thence North 89013'49" West along the North line of said Section 18 a distance of 60.01 feet to the true point of beginning. Parcel H: Tract 38, PLAT OF TALBOT PARK, according to the plat thereof recorded in Volume 12 of Plats, Page 107, records of the Auditor of Snohomish County, Washington, EXCEPT the following described portion thereof Beginning at the Northeast corner of said Tract 38, thence West along the North line of said Tract 200 feet, thence South to a point of the South line of said Tract 38, 215 24 feet from the Southeast corner, thence East 215 24 feet to the Southeast corner thereof, thence North along the East line of said Tract to point of beginning, TOGETHER WITH a non-exclusive easement for ingress, egress and utilities over the North 20 feet of the following described property, That portion of Tract 38, TALBOT PARK, according to the plat thereof recorded in Volume 12 of Plats, Page 107, records of the Auditor of Snohomish County, Washington, as follows Beginning at the Northeast corner of said Tract 38, thence West along the North line of said Tract 200 feet, Pape 4-A 200006220188 Attachment 20 Packet Pg. 104 2.1.a 06/21/00 15 50 FAX 425 828 0908 CARTER Q006 Jun 21 2000 1 E9PM AZI_' Eiilinwio& NW Ir,c Id,, j ' P thence South to a point on the South line of said Tract 38, 215 24 feet from the Southeast corner, thence East 215 24 feet to the Southeast corner thereof; thence North along the East line of said Tract, to point of beginning Abbreviated legal L A portion of the SW quarter of 7-27-4, a� A portion of the NW quarter of 18-27-4, c L A portion of the SE quarter of 12-27-3, N A portion of the NE quarter of 13-27-3, and Portion of Tract 38, PLAT OF TALBOT PARK, V 12, P 107. x END OF SCHEDULE A.. Page 5-A 200006220188 ti 0 0 00 0 N Z J d Attachment 20 Packet Pg. 105 2.1.a Lien, Kernen From: Catherine S <evergreen.-wa@hotmail.com> Sent: Monday, February 4, 2019 12:48 PM To: Lien, Kernen Subject: FW: Construction Permit Question Greetings, I am writing to inquire about this instruction permit application (see attached) that you sent to our neighborhood. We have an PaiPment concern with the new owner/buver and want to make sure that issue is addressed during this construction. Is there a way to get a copy of the development application? Our neighborhood wanted to know if we can ask to have some type of barrier between the applicant's road to our road so no construction vehicles/traffic will access our private road during this time because the applicant will not have easement right to our road per the quit claim deed. It seems the applicant had told one of our neighbors that he will not give up easement access until we all agree to give him 5 foot piece of land and rezone that easement line. Please call me if you have any questions: 206 218 6209 Catherine PROPOSAL -DUt': NuAichl ,may PLIS nn h;n ;he F'9111 I.ts Cornntent 0n this ap�A[aCOR du"T �rubt'c rL�l+ mint �r 34, rec'"t r��tete and pard►c�pte in any heorovs" Arld request ,1. Eopy of ebe dcassiop ort the Rppl1catt.o!m. They GtV may artocept pubk rr+st """IK .*! arw t�jffle Qr'iof to the efpsinp, imi thp ireculd of an eppn frc*rd #rsgdeC-f�raon h4%ar�ng 11 Ate. Of, If rto �yar�rr w�,�C�SI Pi`�K►['��iFuiv rrt��rr@r1� 1� :t€1'DWIiJ1�1'tf. �rr�nr Fri th.s� i'!�•LFsraie rsn. i.3x� �ars�yect' p�'r� I'L F_-`�`�'E 4•gr4JOr. 61 Ar!!i�IWi1 Ay s+finaNtlf AnF[' �1;i3 x4 tv� s€waft€rt r Yn�R►.y[r■.�r� a�7�,nl�ltathee itt�ai Errlars #lr r! 0ri fJ`Wa. dt �tepmr"rrt .��r�leCAr'an can yAat1M►e�d or 0htairrr at the CrFV A rxdmDn�4s Ytlo�yt�a�r► , SctrFd� � Department, 121 - 5" Ave North, £dmorrels, wA 930M bekwown lbv hourrp 406 �Par7��r ruesd % T[hurlday Jr)d Friclay, between €hir h OW16- of 8.30 AM Pnd W091% 00 nr O"Vin't 1hra"BA the fIl - w6wite of ht F5 Wa.NVOJ� ! thmugh the OnDme +Pelfflhs Unit. W-Aimkti 10 1 eMJt ftNZ 1 8W71, ;+G"��" ac'+�v� a4 Ke#-nen Liam Enk�rx�nrrrel��Il >Pr�gf �f9��g�r: kerrfen.ljen@e.dmondsWa-VW 425-771-0221D ar U c �L a� c L 0 c a� x ti 0 0 00 r N Z J LL I Attachment 21 Packet Pg. 106