Loading...
application materials for PLN20120047.pdfCity of Edmonds RECEIVED DEC 2 11 Land Use Application I I ARCHITECTURAL DESIGN REVIEW ®' I I COMPREHENSIVE PLAN AMENDMENT I I CONDITIONAL USE PERMIT FILE # �L r IrFa tfZ,ONE a �c�✓ yy ,_ i ❑ HOME OCCUPATION DATE i e6� � �""'" 1 -- REC'D BY �- t�v" d""°-^w.. CI FORMAL SUBDIVISION I 1 SHORFSUBDIVISION FEE: o RECEIPT# l LOT LINE ADJUSTMENT HEARING DATE ❑ PLANNED RESIDENTIAL DEVELOPMENT ❑ OFFICIAL STREET MAP AMENDMENT I I HE STAFF PB ADB I CC STREET VACATION REZONE SHORELINE PERMIT VARIANCE / REASONABLE USE EXCEPTION OTHER: ® PLEASE NOTE THAT ALL INFORKATION CONTAINED® IVITIIIN THE APPLICATION IS A PUBLIC RECORD PROPERTY ADDRESS OR LOCATION 15500 7-; tb `L 4/ E®MDpQS/ wA • 78026V PROJECT NAME (IF APPLICABLE) (9 " P" A6'r/06W1:%r_ PROPERTY OWNER GrO. �a/yaEk pe spAl ',APFIONE#*Or_ 33 /" �d'0r- ADDRESS _ 3"� ? IPPOO AL - t! 116 & F i% kW, ?,�y X tP? E-MAIL �j IP P1rt n & �d�9C�37%Ij�/ FAX# qh V TAXACCOUNT# ®�/�3 SEC. 05- TWP. 2-7AW RNG. 4 F DESCRIPTION OF PROJECT OR PROPOSED USE (�A, TTACH COVER LETTER AS NECESSARY) 1 6dil��„ y RAa �iG� i/711e� ebPN3n�/� r �vr /eui0w- DESCRIBE HOW THE PROJECT MEE S APPLICABLE CODES (ATTACH COVER LETTER AS NECESSARY) AAA/ieet HP14 a- vim-,'nIc& - ha/'/'a Y1,14 a"rhaa/ IMAIANCC Fat 6-AIYAy ,®Aar--tagpm C r i.l° A APPLICANT 1,'9M6T 7NO%044,9 /AVMiMV7- PHONE# ADDRESS "L,,LL��/ I%P1-97% .41/VE,"MTr, %r�l ' 9�'A®% E-MAIL TA.Pimti r R atrrA-DIPS/ n /)G? FAX# A/4 CONTACT PERSON/AGENT 'rnme PHONE# ADDRESS E-MAIL FAX # The undersigned applicant, and his/her/its heirs, and assigns, in consideration on the processing of the application agrees to release, indemnify, defend and hold the City of Edmonds harmless from any and all damages, including reasonable attorney's fees, arising from any action or infraction based 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 information and exhibits herewith submitted are true and correct to the best of my knowledge and that 1 am authorized to file this application on the behalf of the owner as listed below. SIGNATURE OF APPLICANT/AGENT �l/!/���"" DATE /2- -/7" ?- a/2-- Proper y Owner's Authoriza(lon "Y, '�_A"')'Cn certify under the penalty of perjury under the laws of the State of Washington that the following is a true and correct statement: I have authorized the above Applicant/Agent to apply for the subject land use application, and grant my permission for the public officials and the staff of the City of Edmonds to enter the subject SIGNATURE OF OWproperty for 1NERpurposes zinspectionz� and posting ,2� , ' leis applicatio r DATE r 7 Questions? Call (425) 771-0220. Revised on 8 22'12 13 - Land Use Application Poke l of I RECEIVED 2012 DEVELOPMEN-f SERVICES ARCHITECTURAL DESIGN ASSOCIATES, PS 12-17-2012 City of Edmonds Community Development 121 5t" Ave.N, Edmonds, WA. 98020 Project Name: Olson Variance Narrative Criteria for Entry Drive ands Stairs In front setback APPLICATION # 1 Plan Check No. BLD20120858 Dear Sir or Ms., Pursuant to our 12-17-2012 applications for 3 separate variances concerning the property at 15500 75t" PI W., Edmonds, WA. 98026, Please find below the Narrative for each of the required Criteria for this first variance request. 1. Special Circumstances. Explain how special circumstances related to the property would deprive the owner of the rig and paytleesperm/tted to other properties in the vicinity. What special circumstances such as lot size, shape, topography, stream location, wetland location or other unusual problem are causing an impact, which would Require a variance? This property is located within the North Edmonds Earth Subsidence and Landslide Hazard Zone. Slopes within the site are steep to moderately sloped. The majority of the lot is also subject to Shoreline Master Program and a 200' setback from the ordinary high water mark. See Figure 1. which shows the minimum impact building area. Although Owner built residences are exempt from a Shoreline Substantial Development Permit, grading activities within the 200' setback are limited for appurtenances to assist protection of the nearby Puget Sound. These circumstances, not necessarily present on properties built in the even recent past, formulated the current design concept which will require a variance for the portions of the stairs and driveway structures within the front 25' setback. Additionally, this property lies on the northern property line next the County Park which remains in it's primarily natural state which reduces the impact on neighboring residential occupants. See criteria # 6 for a further explanation of this last point. The driveway approach to the site is from the south only, due to the steep slope at the north end of the property which at the road side is 45-60%. This approach would require the rebuilding of an existing 6-7' ECOblock wall and subsequent construction of a 5-6' retaining wall on the down slope side of a new driveway. Also, 75th PI W is a narrow, infrequently traveled road which would disallow a left hand turn at the north end due it's 12-14' width, too narrow to make the turnaround and head south, the only way out of this area. Since the southern approach is less steep, a conventional 20' radius descending driveway could be built to a garage at the north end of the lot. We tried this first .See 2221 EVERETT AVENUE SUITE #201 - EVERETT, WA 98201 Phone: (425) 259-0661 - Fax: (425) 252-6911 - www-arch-design.net Figure 2. However this driveway approach would require the Owners to back out up the 20% grade to 751h PL W. Backing up a driveway turning at 20% grade would create an unsafe condition, particularly for guests at night unfamiliar with the driveway. A turnaround area as shown in Figure 2 would avoid backing up the length of the driveway but would require a 5'-7' cut for a retaining wall. This conventional approach would require about 70 yards of cut and fill from the natural grade, as these walls require a 4' min cut behind the wall to place the wall plus 2' of structural fill ( quarry spalls ) to support the foundation, driveway and turnaround area. See Figure 3, a portion of the original design soils report from Nelson Geotechnical Associates describing the requirements for this wall. Additionally, this approach exposes the unstable soils to an increased erosion hazard during construction particularly. These facts lead this firm to re-evaluate the approach to the site in an effort to create a lowered impact design that would reduce the exposure of the site to potentially increased erosion hazard, rather than the typical cut -fill approach. The current design is of an elevated ( above the dropping grade but essentially level with the adjacent roadway ) straight bridge driveway supported by piers below. See Figure 2a.This also makes it significantly less dangerous to enter and exit the parking area which is a privilege permitted to other properties as regulated by the engineering requirements of the City of Edmonds. These special circumstances created the current design which allows normal parking and access. The current design also protects this portion of the site from excess cut and fill placement and exposure to potential additional landslides during construction while maintaining the natural integrity of site to highest degree possible. As Nelson Geotechnical Associates have stated in their report, the soils on this site should have a low to moderate hazard for erosion ( and consequently less likely to fail ) in areas that are not disturbed and where the vegetative cover is not removed. The elevated driveway achieves this goal. Architectural Design Associates as made this minimum disturbance the primary goal when designing the current driveway approach, placement of the residence on the site and the foundation design. It is the opinion of Architectural Design Associates these special circumstances on this property actually assisted the creation of this better design which requires a variance for the portions of the driveway and stairs structures that are within the setback. 2. Special Privilege, Explain why the proposal is not a grant of special privilege. Is the proposal something that is allowed to other property owners In the vldnlly, but would be disallowed on your property? If the variance is denied? This proposal is an effort to provide a safe and simple driveway approach without damaging any more of the vulnerable site to excess cut and fill activities as described in the Geotechnical report. Many homes in the area, in the past, have been faced with burden of driving safely in and out of down sloping properties. The 25'setback itself does not preclude a safe approach and driveway. This variance request is particular to this site with it's unique and challenging ft M Vs No - [till 1"gliggirms] 1-1, 114 DI WWW1 MIGP �o WIN 91 _JJr.J- 1W 2221 EVERETT AVENUE SUITE #201 - EVERETTWA98201 Phone: (425) 259-0661 - Fax: (425) 252-69 11 - wwwarch-design,net a guardrail that is very rational and thoughtful but requires a variam:L� in the front setback In light of the recent advances and awareness in ecological management practices as highlighted by the adoption of Shoreline Master Program, it is the responsibility of design professionals to make every attempt to create minimum impacts in their designs, particularly on highly sensitive properties such this. Although there is a alternate method of accessing the garage avid parking, as described above that was more common for development such as this in the past, granting this variance is not a special privilege but rather a sincere effort to allow a safe and simple parking and driveway with minirnurn impact to the site using a portion of front setback for this function only. 3. Comm-h-ensime Plan Explain how the PrOPOSC71 is COIISis&,'17t with /-/7(,? G()1)7P1_0h(16'1V(? PINT, The Comprehensive Plan designation is residentia I .-resource. This proposed develo ment meets the hi 2221 EVERETT AVENUE SUITE #201 EVERETT, WA 98201 2"59-OGG) 1 - I max: (4;1,5) www 4. honing Ordinance Explain how the proposal /,s, co1?s15j"(-?17t W//'/r the purposes of the Zoning Orclil7-717c"? with the Zone DIStrict in which the property is located, Residential development is allowed on this as a Permitted Primary Use per ECDC 16.20.010. The property is zoned RS-20 and the proposed residence meets the development standards as per ECDC Table 16.20.030 except for the variances for which we are currently submitting. This application for variance is for allowing the proposed driveway and entry stairs to be within the 25'front setback. Under separate applications, we are also applying for 2. A variance to allow the proposed maximum height to be 3'-0" above the allowed 25'from average grade and 3. A variance to allow a 3'-0"floor area within the required 25'north side setback. S. Not Detrimental EXPla'n how the PI-OPOSal is not detrimental. cl 7tal, Will the pottl6n Of YOWPMPOS'al for which you seek a variance cause a loss of proper-ty valtle, Scel?ic vlew Or use of the sul touncling I)l'opel-lies? Will -'r njurious or hal-17 flyl to c7 ly The portion of the project for which you seek a variance b(-' PhYSICallY 7 pelSO17 0/7 yarn- property 0/- SUI-11OU17CAng properties ? This proposed variance will cause no harm or be detrimental to either the people or property. Firstly, the purpose of this variance is to provide a safe and simple driveway for access to the garage and parking as defined in the criteria regarding Special Circumstances above. The gently sloped, guardrail protected, elevated driveway allows for easy access and avoids the curves and steep slopes of the alternative driveway we explored and have shown in Figure 2. The driveway and stairs are both protected by a sturdy metal guardrail built to last and per building code requirements. We feel this safe and simple driveway will actually increase the value of this property as it appeals to those of limited mobility. The driveway is a gentle slope arid the stairs have 2 intermediate landings which is beyond code requirements. Secondly, as has been stated before, the concept driving this proposal is to also do our best to help maintain public health and welfare by keeping the residence within the low impact building zone which assists the overall protection of both the site and theresidential occupants of the proposed residence. The proposed residence has little affect on scenic view as the neighbor to the north is the county park, the neighbor to the south's view is not affected and the neighbor to the east's floor and deck area are well upslope and only partially in sight, see Figure #4. 6. Minimum Variance Explainhow the proposed variance is theI771n#nult? r7eracled to jjc 7o cony I (Jate the plopose(I t-ojy PI'OjeCtIMOrCW17Ytl7el'01,5'170altel-li,�itivc,ot,-ti(��l�tl7atie7v,�)1-1,;,inc(,�llior(.It-l�tocol�71)lc-1,�-?thl,51 0 OA— )t, This proposed variance, as explained in the text of Criteria #1 Special Circumstances, is requested to provide a safe and simple driveway and parking area for the occupants and guests of the proposed residence. Although another way to provide a curving and steep driveway can be accornplished, it is our opinion this steep & curving driveway takes to great a toll on the site and is less safe. 2221 EVERETT AVENUE SUITE #201 - EVERETT, WA 98201 Fax: Given that fact this site is extremely sensitive both in terms of the ultimate safety to the occupants and the greater issues of the surrounding environment, we feel thi's minimum encroachment into the front setback is why this variance helps to mitigate, in particular, the hazards and potential for a landslide occurring during construction and throughout the life of the residence. Respectfully submitted, James A. Thomas, Architect Architectural Design Associates, PS 2221 Everett Ave # 101, Everett , WA. 98201 0: 425-259-0661 C: 425-681-7731 2221 EVERETT AVENUE SUITE #201 EVERETT, WA 98201 P110110: ('125) 259-OGG'I .. [:jx (42f,.) I I I WWW;)n"l) deiqmlwt mmunummulumnR I 6 avom HOMO �7 77' 77777777-7'7177 �07 o AWYO)i 11V1,kW ky (No 811T ta IH- /"'00 25'FRONT SETBACK MINIMUM IMPAC T BUILDING'AREA 200'SHORELINE SETBACK o Ov QO il P. N �9 cy Oak AU 60 01' AS. 3111aA V VOVA Ov Rf 0. 0.4 I 5ps- P., FIGURE 2 ORIGINAL DRIVEWAY DESIGN w 9, ON 50 GY08 Ho-ino saw ky*GyOH 17YHdW Nh oot III 001 AN as 09 n i Ep 7 0 0 60 of, oz till=I I I TI TF-rT—TT-Tr--R -]]IS VVId T)N-IdldjJ NfOSIO Revised Geotechnical Engineering Report Olson Residence 15500 — 75`" Place West Edmonds, Washington July 15, 2011 NGA File No. 8342B I 1 Page 13 FIGUIZE RETAINING WALLS STRUCTURAL. FILL FOUNDATION SUPPORT DEVELOPMENT SERVICES review all plans for grading on this project. We do not recommend grading on steep slopes, or placing irrigation systems near the slopes. Foundation Support Current plans indicate that the entire residence will be supported on 16- to 24-inch reinforced concrete piers, extending a minimum of 25 feet below existing ground surface. An open -hole drilling method will likely be feasible based on our field observations, however, if caving conditions are encountered, pile casing will be required. 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. For piers installed successfully as described above, we recommend using a design axial compression capacity of 25 and 40 tons for 16- and 24-inch piers, respectively. Lateral resistance on the piers could be calculated based on an equivalent fluid density of 200 pounds per cubic foot (pef) applied to two pile diameters. The upper 15 feet should be neglected for the purpose of calculating the lateral resistance. Structural Fill General: Fill placed beneath foundations, pavements, and other settlement -sensitive structures, or behind retaining walls 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 geotechnieal 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 prepared as outlined in the Site ]Preparation and Grading subsection of this report. Sloping areas to receive till should be benched prior to fill placement. The benches should be level and at least four feet wide. 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 Revised Geotechnical Engineering Report Olson Residence 15500 — 75"' Place West Edmonds, Washington July 15, 2011 NGA File No. 8342E I I Page 14 the U.S. 3/4-inch sieve), We do not anticipate placement of significant volumes of structural fill for this project. The on -site soils consist of moisture -sensitive silty materials and slide debris. We recommend that the on -site material not be used as structural fill. We should be retained to evaluate the suitability of proposed structural fill materials at the time of construction. 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. Retaining Walls We understand that retaining walls up to nine feet high will be incorporated into project plans. We recommend that retaining walls be kept as short as possible. 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, the inclination of the backfill, and other possible surcharge loads. 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 pef for yielding (active condition) walls, and 60 pef for non -yielding (at -rest condition) walls. Revised Geotechnical Engineering Report Olson Residence 15500 — 75 h Place West Edmonds, Washington July 15, 2011 NGA File No. 8342B11 Page 17 of the piles. A 50 percent reduction of this value can be applied for the purpose of designing the wall lagging. The passive resistance could be calculated based on a 100 pef equivalent fluid density acting on two effective pile diameters below the base of the exposed portion of the wall, This value incorporates a factor of safety of 2. The below -grade portion of the wall should not be shorter than twice the wall stick- up height. The soldier pile wall should be installed by a shoring contractor experienced with this type of system. Although we anticipate that an open -hole drilling method will be adequate for installing the soldier piles in the on -site soils, the shoring contractor should be capable of casing the holes as sloughing and/or water seepage may be encountered. It might be prudent to perform one or more "test" holes to confirm installation conditions prior to finalizing work plans. Any sloughing or water that may collect in the drilled holes should be removed prior to pouring grout. Grout should be readily available on site at the time the holes are drilled. The holes should not be left open for any length of time, as that may increase the potential for caving and water seepage to impact wall installation. If groundwater seepage is encountered, we recommend that the concrete be trerni.ed from the bottom of the excavations to displace the groundwater to the surface. Extra Portland Cement may also be placed in the bottom of the excavations to reduce the effects of seepage. The spoils from the soldier pile excavations are expected to be moisture -sensitive materials and should be removed from the site. We should be retained to monitor on site activities during the soldier pile wall installation on a full-time basis. The wall should be lagged using pressure -treated timber or concrete panels. Adequate gaps should be maintained between the lagging elements to allow water flow through the face of the wall. Also, all wall backfill should consist of 2-inch clean drain rock. It is imperative that water not be allowed to pool behind the wall, therefore extreme care should be taken not to contaminate the drain rock with silt or organics. In wet conditions, it might be necessary to use a filter fabric along the back of the drainage layer. Pavement Subgrade Pavement subgrade preparation should be completed as recommended in the Site Preparation and Grading and Structural Fill subsections of this report. Depending on the tolerance to pavement Revised Geotechnical Engineering Report Olson Residence 15500 -- 75h Place West Edmonds, Washington July 15, 2011 NGA File No. 8342B 11 Page 18 cracking, we recommend that the upper two feet of the existing material be reproved and replaced with structural fill. The pavement subgrade should be proof -roiled with a heavy, rubber -tired piece of equipment, to identify soft or yielding areas that may require repair prior to placing any structural fill and prior to placing the pavement base course. We should be retained to observe the proof -rolling and recommend repairs prior to placement of the asphalt or hard surfaces. If the existing soil is left in place, the pavement section should be thickened to further reduce the effects of settlement. Repairs of Recent Landslide For the landslide that was recently experienced on the steep slope on the property, we recommended that the exposed soil be covered with heavy duty erosion control matting such as Tensar C350 Turf Reinforcement Mat, or equivalent. Prior to placing the matting, any areas of loose soils should be removed to expose dense native soil. The matting should be staked at the top of the slope with two to three rows of two- to three-foot long metal rebar that is either bent at the end or has a metal "T" welded to the end. The mat should be laid flush to the slope and staked to the exposed soil on the slope a minimum of every five feet. The slide debris that accumulated behind the small retaining wall should be cleaned out. After the matting netting is placed, we recommended that deep-rooted vegetation be planted on the slope and grass seed be planted to re-establish vegetation growth. All surface water flow should be permanently directed away from the slide area. We should be retained to monitor the repairs of the landslide. Site Drainage Surface Drainage: The finished ground surface should be graded such that stormwater is directed to at), appropriate stormwater collection system. Water should not be allowed to collect in any area where footings, slabs, or retaining walls are to be constructed. Final site grades should allow for drainage away from the structure and away from the steep slopes. We suggest that the finished ground be sloped at a minimum gradient of three percent, for a distance of at least 10 feet away from the structure and slopes. Surface water should be collected by permanent catch basins and drain lines, and be discharged into an appropriate discharge system. Under no circumstances should water be allowed to flow uxtcontrolled over the site slopes or excavation walls. A new resi(lellec 11,1S j)CCII 1),jilt of] this lot Since tile 111ap w;ls Cl'c; Soorce; 'SlIolJoIllisil (,'()tlllty SCO SITE LOCATION OF 111IM110SIA) OLSON RE'SIDENCE,