PLN20160032_StaffReport_withAttachments.pdfCITY OF EDMONDS
L2L 5th Avenue North, Edmonds WA 98020
Phone: 425.77I.0220 . Fax: 425.77L.O221 . Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT . PLANNING DIVISION
Project:
File Number:
Date of Report:
Reviewed By:
Owner:
Applicant
PLANNING DIVISION
REPORT & RECOMMENDATION TO THE HEARING EXAMINER
Woodway Court 2 Five-Lot Subdivision
PLN20160023
5,2016 o
Lien,Planner
Preferred Funeral Services
I.
Select Homes
INTRODUCTION
The applicant is proposing to subdivide a 54,913 square foot property located at 23800 -
104th Avenue West into five lots (Attachments 1- 5). The site is located within a Single-
Family Residential (RS-8) zone. The proposed lot layout is shown on the preliminary
plat map (Attachment 3).
A. Application
1. Owner: Preferred Funeral Services
2. Applicant: Select Homes
3. Contact: Craig Pierce
4. Site Location: 23800 - 104th Avenue West, Edmonds
Tax Parcel 004527 00000500
5. Request: To divide one lot with a total area of 54,913 square feet into five lots in a
Single-Family Residential (RS-8) zone.
6. Review Process: Preliminary formal plats are Type III-B decisions pursuant to
ECDC 20.01.003 with the Hearing Examiner making the decision following a
public hearing.
B. Application Materials: The subject application was submitted on May 10,2016
(Attachments 1 - 2). The application was determined to be complete on lune 7,2016
pursuant to ECDC 20.02.002. However, additional information was found to be
necessary in order for staff to complete its review, and a request for additional
information was included in the letter of completeness issued on June 7,2016. In
response to the request for additional information, the applicant submitted a revised
preliminary plat map (Attachment 3), preliminary development plans (Attachment 4),
and preliminary storm drainage report (Attachment 5), a draft access easement
(Attachment 6) and a revised title report (Attachment 7). The initial application
materials also included the Edmonds Utilities Consortium form (Attachment 8).
il. FINDINGS OF FACT AND CONCLUSIONS
A. Setting:
The site is located within a single-family residential neighborhood in southwest
Edmonds. Refer to Attachment 9 for azoningand vicinity map indicating the zoning
of surrounding properties. The subject property and the surrounding area are zoned
RS-8 (single-family residential; 8,000 square foot minimum lot size). The subject
property is mostly undeveloped with only the maintenance sheds for the Restlawn
Cemetery being located on the property. Restlawn Cemetery is just north of the site.
The remainder of the area is developed with single-famity residences.
B. Topography and Vegetation:
The subject property is relatively level. Over the years, the site has been used to
stockpile dirt from cemetery operations. Three stock pile areas are identified on the
preliminary engineering plan in Attachment 4. These stockpiled areas of dirt are
identified for removal. Most of the site is current covered in blackberries with the
survey (Attachment 3) identifying 12 trees on the site and a hedge. All the trees and
hedge are located where the access road is proposed and thus will all be removed.
C. Environmental Assessment
1. Critical Area: The subject property was reviewed and inspected for critical areas
as def,rned by ECDC 23.40 under CR420160049, and it was determined that there
were no critical areas on or adjacent to the subject property and a waiver was
issued (Attachment 1 0).
2. Shoreline: The subject property is not located within shoreline jurisdiction.
3. SEPA: Review under the State Environmental Policy Act (SEPA) is required for
formal subdivisions. The applicants completed SEPA checklist is included as
Attachment 11).
A Determination of Nonsignif,rcance (DNS) was issued on June 2I,2016 for the
formal subdivision (Attachment 12). The DNS was posted, mailed to adjacent
property owners and published in accordance with ECDC 20.03.004 (Attachment
16). No appeals of the SEPA determination were received. Comments received
Woodway Court 2 Five-Lot Subdivision
File No. PLN20160023
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during the comment period are addressed below in section II.D.2 of this staff
report.
D. Comments
1. Departmental Review:
This project was reviewed by Snohomish County Fire District No. 1 and the City
of Edmonds' Building and Engineering Divisions.
Snohomish County Fire District No. 1 noted that the fire access road and hydrant
spacing was adequate. The Fire District also indicated that fire lane markings
andlor signs are required and request a condition be added to require fire lane
markings andlor signs. A proposed condition has been added regarding fire lane
markings and/or signs (Attachment 13).
The Building Division had no comments on the proposed subdivision
(Attachment 14).
The Engineering Division has found the information provided indicates general
engineering feasibility; project-specific design, including final utility system
design and location, as well as Title 18 Edmonds Community Development Code
compliance, will be reviewed during the civil construction phase of this project.
The proposed subdivision is subject to the Engineering Requirements for the plat
included in Attachment 15.
2. Public Notice and Comment:
ECDC 20.03 provides the City's regulations for public notice requirements. A
"Notice of Application and SEPA Determination" dated June 21,2016 with a
comment period running through July 5, 2016 was posted at the subject site,
Public Safety Complex, Development Services Department, and Library as well
as mailed to property owners within 300 feet of the site and published in the
Everett Herald Newspaper on June 21,2016. Documentation of compliance with
the public notice requirements for the Notice of Application and SEPA
Determination is included as Attachment 16.
The Notice of Public Hearing was published in the Everett Herald, mailed to
property owners within 300 feet of the site, and posted at the subject site, Public
Safety Complex, Development Services Department, and Library on September
27,2016. The notice was also mailed to property owners within 300 feet of the
site on September 27, 2016 using a mailing list provided by the applicant.
Documentation of compliance with the public notice requirements for the Notice
of Public Hearing are included as Attachment 17.
Following the issuance of the June 21, 2016 Notice of Application and SEPA
Determination, the City received three written comments regarding the proposed
subdivision. To date, no additional comments have been received following the
issuance of the September 27, 2016 Notice of Public Hearing. The comments
received are summarized below:
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File No. PLN20160023
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Washington State Department of Archeology: The City of Edmonds received a
letter from the Washington State Department of Archeology and Historic
Preservation (DAHP) which noted their records indicated the subject property was
within the Restlawn Memorial Park Cemetery and requested additional
information regarding the location of the project (Attachment 18).
Staff Response: Upon providing DAHP with the Superior Court's orders and
decrees removing the property from cemetery dedication (Attachments 19 and
20), DAHP rescinded their request for additional information and indicated they
had no fuither comments on the project (Attachment 21).
Snohomish County PU: Snohomish County Public Utilities District No. 1
submitted a letter noting there is sufficient electric system capacity to serve the
proposed development. Snohomish County PUD also noted their policies require
a lO-foot easement and 8-foot clearance between any buildings/structures and
transformers on the property (Attachnent22).
Staff Response: The proposed subdivision contains a 1S-foot drainage and utility
easement in Tract 999 and the northern portion of the lots. Development plans
will be reviewed during the civil review and with the individual building permits
when the lots are developed.
Forest Glen Neighborhood: A single letter by a number of residents in Forest
Glen Neighborhood on the southem side of the development was submitted with a
list of questions (Attachment 23). The questions and staff responses are provided
below.
l. This parcel of land should be graded to the same level as the cemetery and the
adjacent alley (fire utility access lane) on the south side of the properties.
Staff Response: As noted below in section II.F.1.b of this staff report, one of the
review criteria is that the proposal shall be designed to minimize grading by using
shared driveways and by relating the street, house site and lot placements to the
existing topography. The proposal calls for removing the stockpiles of dirt from
the cemetery operations, but no extensive grading beyond the removal of the
stockpiles. The proposal is consistent with the criterion to minimize grading.
This grading concern may be stormwater management which is addressed in
questions below.
2. Grading and other means should be taken to avoid water runoff into any
adjacent properties and into the alley. According to the plot plan for Select
Homes, there is an easement for water drainage into a drain along the south side
of the parcel. Where does the water go after entering the drain? The residents in
Forest Glen are concemed with excess water runoff from this parcel of land so
that it will not affect their properties.
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Staff Response: The proposal is required to be consistent with the City's
stormwater requirements as detailed in Chapter 18.30 ECDC. Stormwater
management regulations are intended to control all stormwater impacts related to
a development on site. A preliminary storm drainage report is included as
Attachment 5 of this staff report. A storm system designed for the 5O-year storm
event (2%o chance of occurrence in any given year) will be located in Tract 999.
The emergency overflow is not connected to any other storm system.
Engineering will require the overflow to be moved further away from the property
line during civil review to provide the overflow opportunity to infiltrate
preventing runoff from the development.
3. A plan for rat extermination needs to be addressed prior to the removal of
trees, brush and blackbenies from this parcel of land. We, as residents, are
concerned with an influx of rats on our properties. Is there a plan in place to
handle this problem?
Staff Response: There are no provisions in the Edmonds City Code that requires
an extermination plan prior to development. An electronic search of the City's
code reveals the vermin are only mentioned under ECC 6.20.042 which states that
breeding grounds or other areas that serve as an attraction for vermin are
considered health and safety nuisances. Development of the site will likely help
minimize the habitat potential of the site for rats.
4. It is our understanding (according to City of Edmonds's resolution No. 1005)
that there will be no vehicle access to the alley for the new residents in the
proposed development by Select Homes. In keeping with this understanding, we
would like to see a single solid fence along the entire parcel property line,
adjacent to the alley. (This could be similar to the fence built for the new
development that is adjacent to Hickman Park.)
Staff Response: Resolution No. 1005 (Attachment 24) limits access to private
properties from the alley only to the extent that such access was established on or
before the recorded date of Treasurer's Deed No. 5358. The alley may also be
used for utilities and emergency access. None of the proposed lots would take
access from the alley. All access is proposed from Tract 999 on the north side of
the development. A proposed condition of approval prohibits access to the alley
based on Resolution No. 1005. The Hearing Examiner may consider adding
another condition requiring the installation of a fence.
5. We are concerned about the amount of "wear and tear" on the alley that will
take place due to construction and how the alley surface will be repaired or
replaced. In addition, will there still be access in the alley for the residents of
Forest Glen during the time of construction? If not, how will we be notified that
we can or cannot use the alley on a daily basis?
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Staff Response: Construction access for development of the subdivision will
primarily be through the access tract on the north side of the development. There
will be some work in the alley to connect to the water and sewer mains which
may limit access at that time. A proposed condition of approval has been added
that will require a week's notice prior to any development activity in the alley that
may limit access. Any impact to the alley caused by the development of the site
will be repaired by the developer.
6. The southern border of the parcel appears (in the plot plan for the Select
Homes Development) to encroach on the alley roadway in some areas. Will the
developer have to widen the alley in those spots to allow enough width for
emergency vehicles or utility vehicles? And if it needs to be widened, is there
enough room to do so without impacting existing homes/property on the south
side of the alley in Forest Glen?
Staff Response: An access easement is being provided to the City of Edmonds for
that portion of the alley that encroaches onto parcel 00452700000500
(Attachment 6). There are no plans to widen the alley.
7. According to the plot plan for the Select Homes development, the water meters
are located on the south side of the property line along the alley. Are these meters
located inside or outside of the property line? We are under the assumption that
water meters are to be located on public property. If so, will that encroach on the
alley thereby lessening the width of the alley that is usable for it's stated purpose?
And if so, how will that be resolved?
Staff Response: The location of the water meters will be determined by Olymprc
View Water and Sewer district during civil review of the construction plans.
Where there is room between the property line and the alley, the water meters will
be installed on public property. In places where the alley encroaches onto the
subject property and there is no room between the alley and private property, the
meters will be located on private property. There will be no impact to the width
of the alley.
8. Has the parcel for Select Homes been properly surveyed so as not to affect the
alley? Our concern is that in some places, along the southern border of the parcel,
it encroaches on the alley, which was in existence long before any development.
Can the Select Homes property legally encroach on the alley?
StaffResponse:Therc has been a survey ofthe property conducted by a surveyor
licensed in the State of Washington. An easement will be granted to the City of
Edmonds for that portion of the alley that encroaches onto parcel
004527 000005 00 (Attachment 6).
9. In the plot plan for the Select Homes development, there is a drainage
easement indicated between lots 1 and 2. Again, we are concerned about water
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run off - where the water in that easement will go and how or if that will affect the
alley and the residents on the south side of the alley in Forest Glen. Additionally
we would be concerned that there be no access to the alley in that easement.
Staff Response: The proposal is required to be consistent with the City's
stormwater requirements as detailed in Chapter 18.30 ECDC. Stormwater
management regulations are intended to control all stormwater impacts related to
a development on site. A preliminary storm drainage report is included as
Attachment 5 of this staff report. A storm system designed for the 50-year storm
event (2Yo chance of occurrence in any given year) will be located inTract999.
The emergency overflow is not connected to any other storm system.
Engineering will require the overflow to be moved further away from the property
line during civil review to provide the overflow opportunity to infiltrate
preventing runoff from the development. The easement is a utility easement not
an access easement for the alley.
10. The sewer and water lines for the Select Homes development are located on
the south side of the parcel. Are they new lines or existing lines? If they are new,
what or where do they connect to old existing lines? If they connect to existing
lines are those older existing lines up to code to handle the additional capacity?
Staff Response: The subject property is within the Olympic View Water and
Sewer district. Olympic View Vy'ater and Sewer District were notified of the
development and certified capacity via the Edmonds Utility Consortium form.
Olympic View Water and Sewer District will also review the civil construction
plans for the development. Questions concerning the conditions of the water and
sewer lines should be directed toward Olympic View'Water and Sewer District.
E. ECDC 20.75.080 General Findings
A proposed subdivision may only be approved if all the general findings listed in
ECDC 20.75.080 can be made for the proposal as approved or as conditionally
approved. Staff s findings in regard to ECDC 20.7 5 .080 are detailed below.
1. Subdivision Ordinance. The proposal is consistent the purposes of this chopter
(as listed in ECDC 20.75.020) and meets all requirements of this chapter.
The proposed five lot subdivision is consistent with ECDC 20.75.020 and all the
requirements of the ECDC 20.75. The proposed subdivision will not negatively
impact public health, safety or general welfare, will not negatively impact
congestion on streets and highways, will have adequate access to water, utilities,
sewerage, storm drainage and will provide proper ingress and egress as well as be
uniformly monumented.
2. Comprehensive Plan. The proposal is consistent with the provisions of the
Edmonds Comprehensive Plan, or other adopted city policy, snd is in the public
interest.
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The subject property is located within the Single Family Urban 1 comprehensive
plan designation. The Comprehensive Plan has the following stated goals and
policies for Residential Development that apply to this project.
Residentisl Development
B. Goal. High quality residential development which is appropriate to the
diverse lifestyle of Edmonds residents should be mqintøined and
promoted. The options available to the City to influence the quality of
housing for all citizens should be approached realisticølly in balancing
economic and aesthetic consideration, in accordance with the þllowingpolicies:
8.1. Encourage those building custom homes to design and construct
homes with architectural lines which enable them to harmonize
with the sumoundings, odding to the community identity and
desirability.
8.3. Minimize encroachment on view of existing homes by new
construction or additions to existing structures.8.4. Support retention and rehabilitation of older housing within
Edmonds whenever it is economically feøsible.
8.5. Protect residential areas from incompatible land uses through the
careful control of other types of development and expansion based
upon the following principles:
8.5.b. Trffic not directly accessing residences in a neighborhood
must be discouraged.
8.5.d. Private property must be protected fro* adverse
environmental impacts of development including noise,
drainage, trffic, slides, etc.
8.6. Require thqt new residential development be compatible with the
natural constraints of slopes, soils, geologt, vegetøtion and
drainage.
Compliance with the Residential Development goals and policies: The proposed
subdivision will allow the construction for five new single-family residences. No
views will be impacted by the development. Traffic impact fees consistent with
Chapter 18.82 ECDC are collected with building permits for each individual lot to
mitigate traffic impacts. The overall proposal should not cause any adverse
impacts and appears to be consistent with the residential development goals and
policies of the Comprehensive Plan.
Ve g e t at io n an d Wild life
B. Goal. The city should ensure that its woodlands, marshes and other areas
containing natural vegetation are preserved, in accordance with the
following policies:
8.2. The removal of trees should be minimized particularly when they
are located on steep slopes or hazardous soils. Subdivision
Woodway Court 2 Five-Lot Subdivision
File No. PLN20160023
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layouts, buildings and roads should be designed so that existing
trees are preserved.
8.3. Trees that are diseased, damaged, or unstable should be removed.
8.4. Grading should be restricted to building pads and roads only.
Vegetation outside these areas should be preserved.
Compliance with Vegetation and V/ildlife goals and policies: For the purposes of
the subdivision, tree retention will be reviewed with the civil improvement plans
with the subdivision. As noted above in section II.B of this staff report, all of the
trees on the subject property are located where the access road for the
development will be located. The remaining of the property consists mostly of
blackberries which will ultimately be cleared for construction of the single-family
residences. The location of the road lines up with an access road from an earlier
short subdivision to the east. Resolution No. 1005 (Attachment 24) prohibits new
access from the alley to the south, so there is no other feasible access for the
property in order to save trees.
Therefore, staff finds that the proposal is consistent with the Comprehensive Plan.
3. Zoning Ordinance. The proposal meets all requirements of the zoning ordinønce,
or a modificqtion has been øpproved as providedfor in this chapter.
The subject property is located in the RS-8 Single-Family Residential zone and is
subject to the requirements of ECDC 16.20. Pursuant to ECDC 16.20.030
development standards of the RS-8 zone are as follows:
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.
Minimum Lot Area:
areas are as follows:
The subject site is 54,913 square feet. The proposed lot
Net lot area excludes the area ofany vehicular ingress/egress easements.
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Zone
Minimum
Lot Area
(Sq. Ft.)
Maximum
Densityr
Minimum
Lot Width Minimum
Street
Setback
Minimum
Side
Setback
Minimum
Rear
Setback
Maximum
Height
Maximum
Coverage
Parking
RS-8 8,000 5.5 70'25 7.s',l5'25',35%2
Proposed
Net Arear (sq. ft.)
Required
Lot Area
Proposed
Gross Area (sq. ft.)
8.000 9.854 9,854Lot I
8.236Lot28,000 8,236
8.000 8.380 8,380Lot 3
Lot 4 8,000 8,289 9,289
8.039 8,039Lot 5 8,000
Tract 998 0 1,03I 1,038
11.077 0Tract 999 0
As proposed, all five lots proposed for construction of single-family residences
exceed the minimum required net area of 8,000 square feet per lot, which is
compliant with the lot area requirements. Tract 998 is an open space and utilities
track and Tract 999 is a private access road. These tracts are not required to meet
the minimum required lot area.
Density: At 54,913 square feet, a total of 6 dwelling units may be developed on
the subject property (1.26 acres.5.5 dwelling units per acre). The applicant is
proposing to develop the site with five single-family dwellings which is compliant
with the density requirements.
Minimum Lot Width: Pursuant to ECDC 2I.55.050,Iot width is the minimum
diameter of a lot width circle that must fit within alot (70 feet in this instance). A
7O-foot diameter lot width circle fits into each of the four proposed lots
(Attachment 3); therefore the proposal is consistent with the lot width
requirement.
Corner Lots: None of the lots will be considered corner lots.
or Interior Lot None of the lots will be considered flag lots
Tract 999 meets the definition of street in ECDC 21.90.010 since it will serve
more than five lots.
Setbacks: Based on the development standards for the RS-8 zone, setbacks for
the proposed lots should be as follows:
Lot 1: Street Setback (25 feet):
Side Setbacks (7.5 feet):
Rear Setback (15 feet):
Lot2: Street Setback (25 feet):
Side Setback (7.5 feet):
Rear Setback (15 feet):
Lot 3: Street Setback (25 feet):
Side Setback (7.5 feet):
Rear Setback (15 feet):
Lot 4; Street Setback (25 feet):
Side Setback (7.5 feet):
Rear Setback (15 feet):
From Tract999.
From eastern and western property lines.
From the southern property line.
From Tract999.
From eastern and western property lines.
From southern property line.
From Tract999.
From eastern and western property lines
From southern property line.
From Tract999.
From eastern and western property lines.
From southern property line.
Lot 4: Street Setback (25 feet): From Truct999.
Side Setback (7.5 feet): From eastern and western property lines.
Rear Setback (15 feet): From southern property line.
The two maintenance structures on Lot 5 would not be compliant with the
required zoning setbacks. The two structures are noted to be removed on the
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File No. PLN20160023
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preliminary plat map. A recommended condition of approval requires the
structures to be removed prior to submitting for final plat approval.
Setback compliance for new structures will be determined at the time of building
permit review. If setbacks are to be shown on the final plat, a note should be
added to the plat map noting the setbacks are shown for references purposes only
and vest no right. This has been added as a recommended condition of approval.
Lot Coverage of Existing Buildings on Proposed Lots: V/ith the demolition of the
maintenance structures on Lot 5, there will be no structures on the subject
property, so coverage after the proposed subdivision would be 0o/o on all the lots.
Compliance with the coverage requirements will be evaluated with future building
permits.
Parking: Single-family residences are required to provide two off-street parking
spaces. Compliance with this standard will be reviewed with future building
permits for the proposed lots.
With proposed conditions, staff finds the proposal is consistent the zoning
requirements for the RS-8 zone as contained in ECDC 16.20.
4. Flood Plain Mønøgement. The proposal meets all requirements of the Edmonds
Community Development code relating toflood plain management.
The proposed project is not located within a designated flood plain management
area,.
F. ECDC 20.75.085 - Review Criteria. Pursuant to ECDC 20.75.085, the following
criteria shall be used to review proposed subdivisions:
1. Environmental.
a. Where environmental resources existing, such as trees, streams, ravines or
wildlife habitats, the proposol shall be designed to minimize significant
adverse impacts to resources. Permanent restrictions may be imposed on the
proposal to avoid impact.
Most of the site is current covered in blackberries with the survey (Attachment
3) identifying 12 trees on the site and a hedge. No streams, ravines or other
environmental resources are present on the site.
The City promotes the retention of as many trees as practicable and
encourages the location of building areas with the goal of retaining as many of
the trees as possible. For the purposes of the subdivision, tree retention will
be reviewed with the civil improvement plans with the subdivision. As noted
above in section II.B of this staff report, all of the trees on the subject property
are located where the access road for the development will be located. The
remaining of the property consists mostly of blackberries which will
ultimately be cleared for construction of the single-family residences. The
location of the road lines up with an access road from an earlier short
subdivision to the east. Resolution No. 1005 prohibits new access from the
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File No. PLN20160023
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alley to the south, so there is no other feasible access for the property in order
to save trees.
Therefore, staff finds that the proposed subdivision is consistent with this
criterion.
b. The proposal shall be designed to minimize grading by using shared
driveways and by relating street, house site and lot placement to the existing
topograplry.
Apart from removing the areas of dirt stockpiles from cemetery operations,
the proposal minimizes grading because the development proposes a shared
access tract and the proposed lots placement of future home sites appear to
conform to the exiting topography.
Therefore, staff finds that the proposed subdivision is consistent with this
criterion.
c. Where conditions exist which could be hazardous to the future residents of the
land to be divided, or to nearby residents or property, such as flood plains,
steep slopes or unstable soil or geologic conditions, a subdivision of the
hazardous land shqll be denied unless the condition can be permanently
corrected, consistent with paragraphs A(l) and (2) of this section (Section
II.F.1.a and II.F.1.b of this staff report).
No known hazardous conditions, such as flood plains, steep slopes, or
unstable soil or geologic conditions exist at this site.
Therefore, staff finds that the proposed subdivision is consistent with this
criterion.
d. The proposal shall be designed to minimize offsite impøcts on drainage,
views and so forth.
The proposed development must be designed to meet current code and
minimize stormwater impacts. All new impervious surfaces must be
connected to an onsite storm system as required by the Engineering
Requirements (Attachment I 5).
The maximum height for a new house in the RS-8 zone is 25 feet from
average original grade, which serves to minimize the negative impact to
existing views in the vicinity. Aside from the height limits, the Edmonds
Community Development Code does not contain specific regulations
regarding private view protection within single-family zones.
Therefore, staff finds that the proposed subdivision is consistent with this
criterion.
2. Lot andStreet Layout.
a. Lots shall be designed to contain a usqble building area. If the building area
would be dfficult to develop, the lot shall be redesigned or eliminated, unless
special conditions can be imposed on the approval which will ensure that the
lot is developed properly.
woo dwav "** I il ï,î3ï.ïåi1iåui
Page 12 oflS
All five lots of the proposed subdivision have been designed to accommodate
single-family residences within the required setbacks for the RS-8 zone. The
subject property is relatively level and should not be difficult to develop.
Based on a review of the project and the analysis in this section, staff agrees
that a five-lot plat may be developed consistent with this requirement.
Therefore, staff finds that the proposed subdivision is consistent with this
criterion.
b. Lots shall not front on highways, arterials or collector streets unless there is
no other feasible access. Special access provisions, such as shared driveways,
turnarounds or frontage streets may be required to minimize trffic hazards.
None of the proposed lots will front on a highway, arterial, or collector street.
Therefore, staff finds that the proposed subdivision is consistent with this
criterion.
c. Each lot shall meet the applicable dimensional requirements of the zoning
ordinance.
The subject property is located within the RS-8 zone. See Section II.E.3 for a
discussion of compliance with the zoning standards. All proposed lots contain
at least 8,000 square feet and are at least 70 feet in width and thus compliant
with the dimensional requirements of the RS-8 zone.
Therefore, staff finds that the proposed subdivision is consistent with this
criterion.
d. Pedestrian wallcs or bicycle paths shall be provided to serve schools, parlrs,
public facilities, shorelines and streams where street access is not adequate.
The subject parcel is primarily served by three area schools: Sherwood
Elementary, College Place Middle School, and Edmonds Woodway High
School. The site is within one mile of Sherwood Elementary which means it is
not served by a school bus. The Edmonds School District provides a
suggested *ulking route north along 104th Avenue'West to 106th Avenue West
and Sherwood Elementary (Attachment 23). Along this suggested walking
route, there is exists a wide shoulder which provides safe pedestrian travel to
106th Avenue West where a sidewalk is present on the east side of the road to
Sherwood Elementary. The bus stop for College Place Middle school is
located on the .o*.i of 104th Avenue West and 23Jth Place SW with safe
walking route along the shoulder to the bus stop. The bus stop for Edmonds
Woodway High School is located at Firdale Avenue and l00th Avenue'West.
The City of Edmonds recently installed sidewalks along 238th Street SW, so
there is also a safe walking route to the Edmonds Woodway High School bus
stop.
Therefore, staff finds that the proposed subdivision is consistent with this
criterion.
3. Dedications
Woodway Court 2 Five-Lot Subdivision
File No. PLN20160023
Page 13 of l8
a. The city council may require dedication of land in the proposed subdivision
for public use.
b. Only the city council may approve a dedication of park land to satis.fy the
requirements of ECDC 20.75.090. The council may request a review and
written recommendationfrom the planning advisory boord.
c. Any approval of a subdivision shall be conditioned on appropriate dedication
of land þr streets, including those on the fficial street map and the
preliminary plat.
Per the City Engineering Division requirements (Attachment 11), no dedications
are required. See Section II.G below regarding the dedication of park land.
4. Improvements.
a. Improvements which may be required, but are not limited to, streets, curbs,
pedestrian walks and bicycle paths, sidewall<s, street landscaping, water lines,
sewage systems, drainage systems and underground utilities.
b. The person or body approving a subdivision shall determine the improvements
necessary to meet the purposes and requirements of this chapter, and the
requirements of:
i. ECDC Title 18, Public Works Requirements;ii. Chapter 19.75, Fire Code, as tofire hydrants, water supply and access.
This determination shall be based on the recommendations of the
community development director, the public worlcs director, and the fire
chief.
The subject project was reviewed by Snohomish County Fire District 1 and
the Engineering Division. Improvements required in conjunction with the
subject proposal are included in Attachment 15.
Therefore, staff hnds that the proposed subdivision is consistent with this
criterion.
c. The use of septic systems may be approved if all of the following conditions
are met:
i. It is more than 200 feet, multiplied by the number of lots in the proposed
subdivision, from the nearest public sewer main to the neqrest boundary of
the land to be divided.ii. The land to be divided is zoned RS-6.iii. The public works director and city heqlth officer determine that soil,
drainage and slope conditions are satisfactory for septic use and that all
requirements of WAC 248-96-090 are met.
There are no septic systems included as part of the proposed project.
5. Flood Plain Management. All subdivisions shall comply with the criteria setforth
in the Edmonds community Development code for flood plain management.
The subject property is not located within a Flood Plain Management area.
vy'oodwav
" "* å,T li;3tiii1iåäi
Page 14 of l8
G. ECDC 20.75.090 - Park Land Dedication. According to ECDC 20.75.090, before
or concurrent with the approval of the final plat of any subdivision, the subdivider
shall dedicate land, pay a fee in-lieu of dedication, or do a combination of both, for
park and recreational purposes. With the adoption of Ordinance 3934 in 2013, park
impacts are now addressed through the assessment of park impact fees in accordance
with Edmonds City Code (ECC) Chapter 3.36. No park dedication or fees are
required with the subdivision. Park impact fees will be assessed with issuance of the
future building permits on the new lots consistent with ECC 3.36.
III. DECISION ON SUBDIVISION
Based upon the Findings of Fact, Conclusions, and Attachments to this staff report, staff
recommends the Hearing Examiner APPROVE the application for a five-lot plat on the
property located at 23800 - 104th Avenue West subject to the following conditions:
1. This application is subject to all applicable requirements contained in the Edmonds
Community Development Code (ECDC). It is the responsibility of the applicant to
ensure compliance with all applicable requirements.
2. The applicant is responsible for obtaining all local, state, andlor federal permits or
approvals applicable to the proposal.
3. The cemetery maintenance structures located on the property must be demolished
prior to submitting for final approval of the subdivision.
4. In accordance with ResolutionNo. 1005, none of the lots can provide access to the
alley on the south side of the subdivision.
5. The developer must notice property owners that have access of the alley on the south
side of the development at least one week prior to beginning any work in the ally the
would limit access to those properties.
6. Prior to recording, the applicant must complete the following requirements:
a. Civil plans must be approved prior to recording. In completing the civil plans, the
following must be addressed:
i. Complete the Engineering Division conditions listed "Required as a
Condition of Subdivision" on Attachment 15.
ii. Tract 999 shall be striped and/or signed no parking to provide fire access
as determined by the fire marshal.
b. Make the following revisions to the plat:
i. Indicate the locations of all new easements, and provide easement
descriptions and maintenance provisions for all new easements.
ii. If setbacks are to be included on the plat, confirm that setbacks are shown
consistently with Section II.E.3 of this report and add the following
statement to the face of the plat: "Setbacks shown are for reference only
and vest no right."
iii. Indicate the gross and net areas of each lot on the final plat.
Woodway Court 2 Five-Lot Subdivision
File No. PLN20160023
Page 15 of 18
iv. Include on the plat all required information, including owner's
certification, hold harmless agreement, Development Services and Public'Works director's approval blocks.
c. Make sure all documents to be recorded meet the Snohomish County Auditor's
requirements for recording.
7. Submit an updated copy of the title report (plat certificate) with the documents
proposed to be recorded. The title report must be prepared within 30 days of
submittal for final review.
8. Submit two copies of the documents to be recorded for the Planning Division and
Engineering Division's approval. Once approved, the documents must be recorded
with the Snohomish County Auditor's office.
9. After recording the plat, the applicant must complete the following:
a. Complete the Engineering Division conditions listed "Required as a Condition of
Building Permit" in Attachment 15.
IV. APPEAL
Pursuant to ECDC 20.07.004, a party of record may submit a written appeal of a Type
III-B decision within 14 days after the date of issuance of the decision. The appeal shall
be made in writing and shall include all required information stated in ECDC
20.07.004.D as well as the applicable fee. The appeal would be heard at a closed record
hearing before the City Council according to the requirements of ECDC Chapter 20.07.
V.LAPSE OF APPROVAL
Section 20.75.100.A states, "Approval of a preliminary plat shall expire and have no
further validity at the end of the time period established under RCV/ 58.17.I40, unless
the applicant has acquired final plat approval prior to the expiration date established
under RCW 58.17.140;' RCW 58.17.140.3(a) provides:
Except as provided by (b) of this subsection, a final plat meeting all requirements of
this chapter shall be submitted to the legislative body of the city, town, or county for
approval within seven years of the date of preliminary plat approval if the date of
preliminary plat approval is on or before December 31, 2014, andwithinfive years of
the date of preliminary plat approval if the date of preliminary plat approvol is on or
after Jønuary I, 2015.
Since preliminary approval (if approved by the Hearing Examiner) will be after January
1,2015, this preliminary plat approval shall be valid for five years from the date of the
issuance of the Hearing Examiner's decision, or in the event that the decision of the
Hearing Examiner is appealed to the Edmonds city council andlor Snohomish County
superior court, the time period shall commence upon the date of final confirmation of the
preliminary plat decision by the city council or judiciary.
Woodway Court 2 Five-Lot Subdivision
File No. PLN20160023
Page 16 of l8
VI. NOTICE TO COUNTY ASSESSOR
The property owner may, as a result of the decision rendered by the staff, request a
change in the valuation of the property by the Snohomish County Assessor's Office.
VII. PARTIES OF RECORI)
Citv of Edmonds
l2l - 5th Avenue North
Edmonds, WA 98020
NW Preferred Funderal Services
James Letson
405 - 5'h Avenue South
Edmonds, WA 98020
Janet Robertson
t0523 -240th Pt SW
Edmonds, V/A 98020
Pritam Potts and Eric Morris
10509 -240th Pt SW
Edmonds, V/A 98020
Marse Pemberton
to6ô'5 _ 24oth Pl sw
Edmonds, V/A 98020
Robin and Pattv Filosr
t0715 _ 240rh Él sw
Edmonds, V/A 98020
Department of Archaeology &
Historic Preservation
PO Box 48343
Olympia, WA 98504-8343
VIII. ATTACHMENTS
1. Land Use Application
2. Applicant Cover Letter
3. Preliminary Plat Map
4. Preliminary Development Plans
5. Preliminary Storm Drainage Report
6. Draft Easement for Alley
7. Title Report
Select Homes
Crais Pierce
I 653"1 13th Avenue West, Suite A107
Lynnwood, WA 98037
Robert and Sheila Nelson
10619 -240th Pl SV/
Edmonds, V/A 98020
Linda and John Carter
10531 _ 240th Pl SW
Edmonds, WA 98020
Marcia and Delwin Fisher
10503 _240th Pt SW
Edmonds, WA 98020
Patty and Charlie Tomsett
10613 -240fh Pl SW
Edmonds, WA 98020
Karen and Kenny Miller
t0627 -240th Pl SV/
Edmonds, V/A 98020
Snohomish County PUD No. I
Mark Oens
PO Box 1107
Everett, WA 98206-1107
Woodway Court 2 Five-Lot Subdivision
File No. PLN20160023
Page 17 of l8
8. Edmonds Utility Consortium Form
9. Zoning and Vicinity Map
10. Critical Area File Number CR420160049
11. SEPA Checklist
12. SEPA Determination of Nonsignificance
13. Snohomish County Fire District No. I Comments
14. Building Division Comments
15. Engineering Memorandum of Compliance and Requirements for Plats
16. Public Notice Documentation for Notice of Application and SEPA Determination
17. Public Notice Documentation for Public Hearing
18. July 5,2016 Department of Archeology & Historic Preservation Letter
19. July I,2016 Order and Decree Removing Real Property from Cemetery Dedication
20. October 29,2015 Order and Decree Removing Real Property from Cemetery
Dedication
21. September20,20l6Department of Archeology & Historic Preservation Letter
22. June 29,2016 Snohomish County PUD No. I Letter
23. Forest Glen Neighborhood Letter
24. City of Edmonds Resolution No. 1005
Woodway Cotrt 2 Five-Lot Subdivision
File No. PLN20160023
Page l8 of l8
RECtrfi"#ffi*r
City of Edrnonds MAY t 0 Züîü
Land Use Application DËvELoPMËI.¡T€ËRV¡cES
HEARING DATE-
iì STAFF i'] PB -.ì ADB :. CC
FILE #
¡fn
DATE Ç-ro-lt
FEE {\Øu REC'D BY
RECEIPT #
I,J ARCHITECTURAL DESICN REvIEw
i.I COMPREHENSIvEPLANAÀ4ENDMENT
-I CoNDITIoNAL UsE PERT,Í IT
J HOMEOCCUPATION
El FoRMAL SU¡otv¡srolt
E sHoRTsuBDrvrsroN
il LOT LÍNE ADTUSTMENT
N PLANNEDRESIDENTIÅLDEVELOPMENT
-:.] OFFICIAL STREET MÀPAMENDMEM
:.1 STREETVACATION
i.¡ REzoNE
¡ SH0RELINEPERMIT
:] V.ARIANCE/REÀSONABLE USE EXCEPTION
J OTHER:
. PLEÅSE NOTE THAT ALL INFùnMATIùN CQNTAINED IVITHIN îTTE APPLICAT,0N IS Ã PUBLTC RECORD .
PROPIRTV ADDRESS OR LOC¿r¡Ou 23800 1041h Ave W, Edmonds
PRoJECT NAME (IF APPLICABLE)Woodwây Court d L
PR0PERTY OWNER NW Prefe¡red Funeral Servlcves, lnc,PHoNE#426-870-2465
ADDRESS 99 Woodhaven Pl, Woodway, WA 98020
E.MAIt Jim@becksfuneralhome.com Fnx#
TAxAccouNr# 00452700000500 .._ - Sec, s Twp. 2IL.... _nNa. LE
DEscRrpïoN oF PRoJEcr oR PRoposED usE (Ar-rAcH covcR TETTER As Nrcessanv¡ -S-g?.-attached
DEscRTBE How rHE pRoJEcr MEErs AppLTcABLE coDEs (AfiAcH coveR LEïrER A$ NEcEssARvl tgg ¡ltachg{
APPLTCANT Select Homes Puo¡¡e #425-299-2600
ADDRESS 16531 l3th Ave W Ste Al07 Lynnwood, WA 98037
E.MAIL cbpierce@comcast.net FAX#
CoNTACT PERS0N/AÕENT Craig Pierce s 42s299-2600
ADDRESS 16531 f 3th Ave W Ste 4107 Lynnwood, WA 98037
E.MAIL cbpierce@comcast.net FAx #
The undersigned applicant, and his/her/its heirs, and assigrg ín consideration on lhe processing of the application agrees to
relmse, indcmniS, dcfEnd and hold the City of Edmonds harurless front any and all damages, including reasonable allorney's
misleading, iuccurate or inconrplete informationfees, arísing frotn any action or ínfraction based in upon false,
fumished by the applicanl, his/lter/its agenls or etnplol'ecs.
By nry signfiure, I certi$ that
arü lhat I anr authorizcd to file
the inforrnation and exhibi¡s subnritted are lruc a¡xl coff€ct to the best of my knorvledge
this on the behalfof as listed belou
SIöNATURE oF APPLICANT/AGENT DATE t
Property Olncr's Authorization
I,James D. Letson of
the ts tho
subject
subject
land use applioation, and
property for the attendant to this applica(ion.
SICNATUREoF May 5, 201ö
Questions? Crll (4251 77 l -0220.
of inspection
DATE
the
Rcvlsell on ll. 22! I 2 B - Løul Use Applicarittn Pagc I <{ I
Attachment 1
AND ESOLUTTONS
RE#ffi8Wffiffi
fv{Ay 10 Ztf$
O EVEI-O PN4Ë {rd T.S Ëft W O 85,LAND USE CONSULTANTS
Ðesign . Planning . Management
3605 Colby Avenue - Everett, WA 98201
tele (425) 258-4438 - fax (425) 258-1616
landuse@nwlink.com
April S,2016
City of Edmonds
I2l 5'h Avenue North
Edmonds, Washington 98020
Re: Woodway Court
To Whom It May Concern:
Please find the enclosed package as the formal submittal for a two lot short subdivision of a0.49-acre site,
currently zonedRS-8. Included for your review are the following materials:
1) Cover Letter - 1 copy
2) Adjacent Property owners list & notarized affidavit (P2). - 1 copy
3) Title Report - I copy
4) Legal Description - on the face of the short plat.
5) Preliminary Short Plat - 5 copies plus 1 reduction
6) Preliminary Development Plan - 3 copies plus I reduction
7) Edmonds Utilities Consortium (#828) - 5 copies
8) Land Use Application - Original signed
9) Critical Areas Checklist
The applicant is proposing to divide the site into two single family detached lots. The plans and
documents included in this package adequately demonstrate this projects compliance with Edmonds
Municipal Code. All lots meet the minimum lot size for the zone to which they belong. Adequate lot
width, building setbacks and access have been provided in conformance with code. No critical areas are
located on the subject site.
If you have any questions or comments concerning this application or project, feel free to contact me at
(425)258-4438 office.
Sincerely,7j e'n\
Ry McDuffy
2014-105
Attachment 2
Attachment 3
Attachment 4
Attachment 4
Attachment 4
Attachment 4
Woodway Gourt
5-Lot PIat
23800 104th Ave W
Edmonds, WA 98020
Preliminary Storm Drainage Report
Prepared for:
Select Homes
Date: March 25,2016
Revised: August 23, 2016
g/23/201-ê
Prepared by: Rob Long, PE
16531 13th Ave W, Suite 4108, Lynnwood WA 98037
(425) 678-6960 RAMengineeringinc.com
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Job No. 16-008
Attachment 5
Woodway Court
S-Lot Plot
tntroduction: This preliminary evaluation report provides site design information for a five lot
single family plat by Select Homes. This report includes storm drainage analysis to support permit
review and approval. The property is located west of 104th Ave W and north 240th St SW along the
south boundary of the Restlawn Memorial Park Cemetery; generally located in the southwest 1/4
of Section 36,T 27 N, R 3 E, W.M.
Revisîon August 23,2076: Revised infiltration preliminary design rate to 2in/hr; and revised
infiltration trench to224'xLO'x3' due to reduced design infiltration rate.
Site Address: 23800 1-04th Ave W
Edmonds, WA 98020
Tax Parcel Number: 004527-000-005-00
SECTION
Applicant:
TABLE OF CONTENTS
Select Homes
L6513 13th Ave W, Suite 4108
Lynnwood WA 98037
Contact: Craig Pierce
(42s)742-6044
PAGES
A. Project Summary
B. Parcel (Vicinity) Map.........
C. Site Development Plans.....
D. Aerial Photo
E. Stormwater Control System Summary and Calculations
F. Drainage Basin Description and Maps ..
G. Grading & Erosion Control Summary and Soils Map ........
H. Operation and Maintenance Guidelines
L Geotechnical Engineering Report
3
1.
3
L
8
3
4
5
20
RAM Engineering, lnc.
Preliminary Engineering and Drainage Report
RAM No.16-008
Woodway Coutt lLot Plat
August 23, 2016
Page i
Attachment 5
A. PROJECT SUMMARY:
This report provides engineering information for the proposed construction of a single family residence 5-
lot plat; the project is located at 23800 1O4th Ave W in the City of Edmonds. The subject site is an existing
parcel located along the south boundary of the Restlawn Memorial Park Cemetery.
Existing Conditions. The total site is about 54,913 sf (1.261 acres) in size; the site is currently utilized by the
Memorial Park cemetery for maintenance and storage for the cemetery operation. Two existing buildings
are located near the northeast corner of the site. The site is predominately covered by blackberry brush
and has a few mature trees. Current access to the subject site is provided through the cemetery's access
along L04th Ave w.
The site is bordered by Restlawn Memorial Park cemetery along the north, single family lots (plat of
Woodway Meadows) to the west, a restricted access tract owned by the City along the south boundary, and
a large undeveloped parcel (proposed Woodway Court short plat 20150001)to the east. See attached aerial
photo- section D.
The site is generally flat with an average slope across the site of approximately 0-8%. No stream or wetlands
were discovered on or immediately adjacent to the site. Run-off from the site sheet flows in a
westerly/southwesterly direction; runoff flows appearto disperse/infiltrate into the ground priorto leaving
the site. Minimal drainage runoff from or to the site are expected due to the well-draining underlying
outwash soils in the area (see additionalsoils discussions in section G.) Additional discussion of the local
drainage basin and downstream path is discussed in section F of this report.
Developed Conditions. The proposed project includes removal of the existing trees in the development
area and constructing five new single family residences and driveways. lnfrastructure improvements
include a driveways; walkways; patios; stormwater collection, conveyance and infiltration trench systems
to control stormwater runoff; and connection of the typical utilities (water, sewer, gas, electric, and
commu nication services).
Existing trees will be cleared during site grading activities in the development area adjacent to the proposed
houses; landscaping and lawn around the new houses will stabilize the site upon building construction.
Storm drainage infiltration trench system will be installed for the proposed single family residences and the
shared driveway impervious surfaces. All disturbed pervious (lawn and landscape) areas will preserve or
restore the health and water-holding capacity of the soils by compost-amending (Per DOE BMP T5.13: Post-
Construction Soil Quolity and Depth). See section E for additional evaluation of the storm drainage control
systems.
RAM Engineering, lnc.
Preliminary Engineering and Drainage Reporf
RAM No. 15-008
Woodway Court 5-Lot Plat
August 23, 2016
Page A-1 Attachment 5
Summary of Minimum Requirements for Lorge Site Proiects:
4.7 Minimum Requirement #7 - Preparotion of Stormwater Site PIan
The proposed site development consists of disturbing the entire site (L.261 ac.) and creating/replacing
about 31,500 sf of impervious surface (9,000 sf Tr. 999 shared driveway + 5 lots @ 4,500 sf ea.); see
additional discussion in MR#7. The project proposes to exceed one acre of land disturbing actives, thus
classifying the project as a "large site project" per City of Edmonds development standards. The civil site
development plans have been prepared and reduced copies of the plans are included in section C of this
report.
4.2 Minimum Requirement #2 - Construction Stormwoter Pollution Prevention Plan
A construction Stormwater Pollution Prevention Plan (SWPPP) has be incorporated into the site
development plans. A summary of the site's erosion control measures that evaluates the typical 13
elements of a SWPPP are included in section G. The totalsite disturbance area of the project is greaterthan
one acre, thus a formal Notice of tntent application for NPDES coverage will be made to the Department of
Ecology, The grading quantities are estimated to be 1,800 CY of cut and 200 CY of fill (includes removal of
existing cemetery stock piles onsite).
4.3 Minimum Requirement #3 - Source Control ol Pollution
Specific source controls are not required for single family residential sites. General requirements for these
sites include preventing the discharge of pollutants to the City's storm drainage system per Edmonds City
Code Chapter -1.200 (lllicit Discharges). This includes common household items such as pesticides,
herbicides, fertilizers, detergents and fluids from vehicle maintenance.
4.4 Minimum Requirement #4 - Preservøtion of Natural Drainage Systems and Outlalls
The site does not have a defined discharge locations and due to the underlying outwash soils it is believed
a majority of the stormwater runoff dissipates/infiltrates prior lot leaving the site. The proposed project
will utilize an infiltration trenches to mitigate new impervious surfaces, no outfall discharge point is
proposed.
4.5 Minimum Requirement #5 - Onsite Stormwoter Monogement.
LID measures include compost amended soils (BMPT5.13) for all disturbed pervious surface areas.
Additionally flow control will be provided onsite with infiltration trenches. See section E for summary of
flow control.
4.6 Minimum Requirement #6 - Runoff Treatment. The project proposes to create/replace about 14,000
sf of pollution-generation impervious surface (9,000 sf Tr. 999 shared driveway + 5 lot driveways @ +/-1-,000
RAM Engineering, lnc.
Preliminary Engineering and Drainage Report
RAM No. 15-008
Woodway Courf S-Lot Plat
August 23, 2016
Page A-2 Attachment 5
sf ea.) onsite; thus exceeding the 5,000 sf threshold to provide basic water quality treatment. During final
design the organic content of the proposed infiltration trenches underlying soils will be evaluated to confirm
they are adequate; if the underlying soils lack the required organic content (cation exchange capacity > 5%),
the soils will be amended to meet the water quality treatment standard.
4.7 Minimum Requirement #7 - Flow Conuol. On-site flow control will be provided by on-site infiltration
facility. The shared driveway serving the project and the individual lot impervious surfaces will be collected
and routed to an infiltration trench near the westerly end of the proposed shared driveway. Flow control
(storm water infiltration) designs and sizing calculations are provided in section E. Stormwater Control
System Summory and Calculations.
4.8 Minimum Requirement #8 - Wetlqnd Protection. No wetlands are known to exist on or adjacent to the
site.
4.9 Minimum Requirement #9 - Operation and Mqintenance. An operation and maintenance summary is
provided in section H.
4.70 Minimum Requirement #70 - Offsite Anolysis and Mitigation. See section F. Droinoge Bosin
Description ond Mops for a qualitative analysis.
4.77 Minimum Requirement #77 - Financial Liability. Cost estimates and bonds will be provided by the
applicant during final construction permit approval.
RAM Engineering, lnc.
Preliminary Engineering and Drainage Report
RAM No. 15-008
Woodway Court 5-Lot Plat
August 23, 2016
Page A-3 Attachment 5
B. PARCEL (VrCrNrW) MAP
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Preliminary Engineering and Drainage Report
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Woodway Court 5-Lot PIat
August 23, 2016
Page B-1 Attachment 5
C. PRELIMINARY SITE DEVELOPMENT PLANS
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Preliminary Engineering and Drainage Report
RAM No. 15-008
Woodway Coutf 5-Lot PIat
August 23, 2016
Page C-1 Attachment 5
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Preliminary Engineering and Drainage Reporf
RAM No. 15-008
Woodway Court 5-Lot Plat
August 23, 2016
Page C-4 Attachment 5
D. AERIAL PHOTO
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RA M F-ngi nee riitg, I n c.
Preliminary Engineering and Drainage Report
RAM No. 15-008
Woodway Coutf S-Lot Plat
August 23, 2016
Page D-1 Attachment 5
E. STORMWATER CONTROL SYSTEM SUMMARY AND CALCUIATIONS:
The project proposes to create and/or replace approximately 31-,500 sf of impervious surface with the
complete site development (9,000 sf Tract 999 private access driveway + 5 lots @ 4,500 sf/ea). To
mit¡gate the development of the site, a stormwater infiltration trench systems will be installed to control
the drainage runoff (flow control). All of the on-site impervious surfaces shall be collected and routed to
the infiltration trench onsite,
A site specific geotechnical evaluation was made to assess the use of infiltration and LID measures onsite.
The preliminary evaluation determined infiltration is feasible onsite and recommends a long term
infiltration design rate of 10,0 in/hr; however for preliminary design a conservative2in/hr has been used
to size the system. During final design field infiltration testing in accordance with City standards will
confirm the finaldesign infiltration rate. See geotechnicalevaluation attached in section I of this report.
lnfiltrotion Trench System Design
The infiltration trench will be located at the westerly end of the proposed Tract 999 shared access
driveway. As stated above the infiltration trench will be designed for the ultimate impervious surface for
the complete build out of the site under the proposed 5-lot plat; the total impervious surface created will
be 31,500 sf (0.723 ac). The proposed trench will be 10' wide, 3' deep and 224' long; and filled with L-%"
to %" washed drain rock (35% voids). The below calculations demonstrate that a 224' x L0' x 3' trench will
fully (100%) infiltrate 31,500 sf (0.723 ac) impervious areas.
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RAM Engineering. lnc.
Preliminary Engineering and Drainage Report
RAM No. 15-008
Woodway Coutf 5-Lot Plat
August 23, 2016
Page E-1 Attachment 5
WI^]HM2 012
PROJECT REPORT
Project Name: 16008 .loint system - 2 ip}:r
Slte Name: Vúoodway CourtSite Address: 104th
City : Edmonds
Report Date: 8/23/20L6
MGS Regoín : Puget East
Data Start : l90I / 1,0 / 1
Data End z 2058/09/30
DOT Data Number: 03
Version Date: 2016/02/25
Version : 4.2,1-2
Low Flow Threshold for POC 1 : 50 Percent of the 2 Year
High Flow Threshold for POC 1: 50 year
PREDËVELOPED LAND UStr
Name : Basin 1
Bypass: No
Ground!üater: No
Pervious Land Use
A B, Forest, Steep
Pervious Total
Impervious Land Use
Impervious Totaf
Basin Total
acre
-a)
U. IZJ
acre
0
0.123
Element Flows To
Surface lnterflow Groundwater
MIT]GATED LAND USE
Name : Basin 1
Bypass: No
GroundWater: No
Pervíous Land Use
Pervious Total
acre
0
Impervious
ROOF TOPS
DRIVEÏ/üAYS
S T DEVIALKS
Impervious
Land Use
FLAT
FLAT
FLAT
Totaf
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0.723Basin Total
RAM Engineering, lnc.
Preliminary Engineering and Dra¡nage Report
RAM No. 15-008
Woodway Cou¡t í-Lot PIat
August 23, 2016
Page E-2 Attachment 5
Element Flows To:
Surface
Gravef Trench Bed 1
Interflow
Gravel Trench Bed 1
Groundwater
Name : Gravel Trench Bed 1
Bottom Length: 224.00 ft.
Bottom l^7idth: 10. 00 ft.
Trench bottom slope l-: 0 To 1
Trench Left side slope 0: 0 To 1
Trench right side slope 2: 0 To 1
Material thickness of first layer: 3
Pour Space of material for first layer: 0.35
Materiaf thickness of second layer: 0
Pour Space of material for second layer: 0
Materiaf thickness of third layer: 0
Pour Space of material for third layer: 0
InfiÌtration On
Infiftration rate: 2
Infiftration safety factor: 1
Total Volume Infiltrated (ac-ft.l: 273.903
Total Vofume Through Riser (ac-ft.): 0
Totaf Volume Through Facilíty (ac-ft.): 213.903
Percent Infiltrated: 100
Totaf Precip Applied to Facility: 0
Total Evap From Facility: 0
Discharge Structure
Rlser Height: 0 ft.
Riser Diameter: 0 in.
Element Fl-ows To:
Outfet 1 Outlet 2
Gravel Tren
Area (ac. )
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ch Bed Hydraulic Tabfe
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0.002
0.003
0.003
0.004
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0.005
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0.006
0.007
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0.009
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RAIY Prn¡reer¡ng, lnc.
Preliminary Engineering and Drainage Report
RAM No. 15-008
Woodway Court í-Lot Plat
August 23, 2016
Page E-3 Attachment 5
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0.103
0.103
0.103
0.103
0.103
0.103
0.103
0.103
0.103
0.103
0.103
0.103
0.103
0.103
0.103
0.103
0.103
0.103
0.103
0.103
0.103
0.103
0.103
0.103
0.103
0.103
0.103
0.103
0.
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
.000
0
0
0
0
0
0
0
0
0
RAM Engineering, lnc.
Preliminary Engineering and Drainage Report
RAM No.15008
Woodway Coutt í-Lot Plat
August 23, 2016
Page E-4 Attachment 5
2.3667
2.4000
2 .4333
2 .4661
2.5000
2 .5333
2.5661
2.6000
2 .6333
2 .6667
2.'7000
2.7333
2 .1661
2.8000
2.8333
2.8661
2.9000
2 .9333
2 .9661
3.0000
.0s1-
.0s1
. 051
. 051
.0s1
.051
.051
.051
.051
.051
.051
.051
.051
. 051
.051
.051
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.000
0.103
0.103
0.103
0.103
0.103
0.103
0.103
0.103
0.103
0.103
0.103
0.103
0.103
0.103
0.103
0.103
0.103
0.103
0.103
0.103
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
051
0 51-
0s1
051
0.042
0.043
0.043
0.044
0.045
0.045
0. 04 6
0.046
0 .041
0.048
0.048
0.049
0.049
0.050
0.051
0.051
0.052
0.052
0. 053
0.0s4
ANALYSTS RESULTS
Stream Protection Duration
Predeveloped Landuse Totafs for POC #1
Totaf Pervious Area:0.123
Total Impervíous Area:0
Mj-tigated Landuse Totafs for POC #1
Totaf Pervious Area:0
Total Impervious Area:.0.723
Flow Frequency Return Periods for Predeveloped.
Return Períod Flow(cfs)2 year 0.0003615 r¡aar 0.00048
10 year 0.000547
25 year 0.000574
50 year 0.000576
100 year 0.000579
POC #1
Flow Frequency Return Periods for Mitigated. POC #1
Return Period Flow(cfs)
2 vaar 0
6 r¡o:r 0J fvq!10 year 0
25 year 0
50 year 0
100 year 0
Stream Protection Duration
RAM Engineering, lnc.
Preliminary Engineering and Drainage Reporf
RAM No. 15-008
Woodway Court í-Lot Plat
August 23, 2016
Page E-5 Attachment 5
Annuaf Peaks for Predeveloped and Mitigated.
Year Predeveloped Mitigated
L902 0 . 000 0. 0001903 0 . 000 0. 000L904 0.000 0.0001905 0.000 0.0001906 0.000 0.000190? 0. 000 0. 0001908 0. 000 0. 0001909 0 - 000 0. 0001910 0. 000 0.0001911 0.000 0.000r9L2 0 . 001 0. 0001913 0 . 000 0. 0001914 0 . 001 0. 0001915 0.000 0.0001916 0.000 0.000r9t1 0.000 0.0001918 0.000 0.0001S19 0.000 0.000]-920 0. 000 0. 000t92r 0. 000 0. 000L922 0. 000 0. 0001923 0. 001 0,000L924 0. 000 0. 000t925 0 . 000 0. 000t926 0. 000 0. 000t92't 0.001 0.0001928 0 . 000 0. 0001929 0.000 0.0001930 0.000 0.0001931 0.000 0.0001932 0 . 000 0. 0001933 0.000 0.0001934 0. 001 0. 0001935 0.000 0.0001936 0.000 0.0001931 0. 000 0. 0001938 0. 000 0. 0001939 0.000 0.0001940 0.000 0.0001947 0.001 0.0001942 0 . 000 0. 0001943 0.000 0.0001944 0 . 001 0. 0001945 0.000 0.0001946 0. 000 0. 000794't 0.000 0.0001948 0.000 0.0001949 0. 000 0. 00019s0 0.000 0.00019s1 0.000 0.000t952 0 . 001 0. 0001953 0.001 0.0001954 0.000 0.0001955 0 . 000 0. 0001956 0 . 000 0. 0001957 0. 000 0. 0001958 0. 001 0.00019s9 0. 000 0.0001960 0. 000 0. 0001961 0.001 0.0001962 0 . 000 0. 0001963 0.000 0.0001964 0.000 0.000196s 0.001 0.0001966 0 . 000 0. 000t96't 0.001 0.0001968 0 . 000 0. 000L969 0 . 000 0. 00019?0 0.000 0.000!91I 0.001 0.0001972 0.001 0.00079?3 0.000 0.000
19'7 4 0. 000 0. 0001975 0.001 0.0001916 0.000 0.00079't'1 0.000 0.0001978 0.001 0.0001919 0.000 0.0001S80 0-000 0.000
Predeveloped
0.000
Mitigated
0. 000
0. 000
0. 000
0. 000
0. 000
0. 000
0. 000
0. 000
0.000
0.000
0. 000
0. 000
0. 000
0. 000
0. 000
0. 000
0. 000
0. 000
0.000
0.000
0.000
0. 000
0. 000
0. 000
0. 000
0. 000
0. 000
0. 000
0. 000
0.000
0.000
0.000
0. 000
0. 000
0. 000
0. 000
0. 000
0. 000
0. 000
0. 000
0.000
0.0000.000
0. 000
0. 000
0. 000
0. 000
0. 000
0. 000
0.000
0.000
0.000
0.000
0. 000
0. 000
0. 000
0. 000
0. 000
0. 000
0. 000
0.000
0.000
0 .000
0. 000
0. 000
0. 000
0. 000
0. 000
0. 000
0. 000
0. 000
0.000
0.000
0. 000
0. 000
0. 000
0. 000
0. 000
POC #1
Year
19 81
L9B2
198 3
198 4
198 5
198 6
198 7
198 B
198 9
1990
19 91
't 992
199 3
L994
199s
7996
1,99'7
1998
L999
2000
2001"
2002
2003
2004
2005
2006
200'1
2008
2009
201,O
201"1
20L2
20r3
20L4
20)"5
201,6
20t7
20L8
20L9
2020
202).
2022
2023
2024
2025
2026
202'7
2028
2029
2030
203L
2032
2033
2034
2 035
2036
203't
2038
2039
2040
2047
2042
20a3
204 4
2045
2046
204'7
2048
2049
205 0
205L
2052
2 053
2054
2 055
2056
205'1
2058
000
000
000
000
000
001
001
001
000
000
001
000
000
000
000
000
000
000
000
000
000
000
000
000
000
000
000
001
000
000
000
000
000
001
000
000
000
000
000
001
000
000
000
000
000
000
000
000
001
000
000
000
000
000
000
000
000
000
000
000
001
000
000
000
000
000
000
000
000
000
000
000
000
000
000
000
000
RAilil Engineering, lnc.
Preliminary Engineering and Drainage Report
RAM No.15-008
Woodway Coutt 5-Lot Plat
August 23, 2016
Page E-6 Attachment 5
Stream Protection Duration
Ranked Annuaf Peaks for Predeveloped and Mitigated
Rank Predeveloped Mitigated
0. 0004
0. 0004
0. 0004
0. 0004
0.0003
0. 0003
0 . 0003
0 . 0003
0. 0003
0. 0003
0. 0003
0. 0003
0. 0003
0. 0003
0. 0003
0. 0003
0. 00030.0003
0 . 0003
0. 0003
0. 0003
0. 0003
0. 0003
0. 0003
0. 0003
0. 0003
0. 0003
0. 00030.0003
0 . 0003
0 . 0003
0. 0003
0. 0003
0. 0003
0. 0003
0. 0003
0. 0003
0. 0003
0. 0003
0. 0003
0. 0003
0 . 0003
0. 0003
0. 0003
0. 0003
0. 0003
0. 0003
0. 0003
0. 0003
0. 0002
0 . 0002
0 . 0002
0.0002
0. 0002
0. 0002
0. 0002
0. 0002
0. 0002
0. 0002
0. 0002
0. 0002
0 . 0002
0 . 0002
0.0002
0.0002
0. 0002
0. 0002
0. 0002
0. 0002
0. 0002
0. 0002
0, 0002
0 . 0002
0 . 0002
0.0001
0. 0001
0. 0001
0. 0001
Mitigated
0.0000
0. 0000
0. 0000
0. 0000
0. 0000
0. 0000
0.0000
0.0000
0.0000
0. 0000
0. 0000
0. 0000
0. 0000
0. 0000
0. 0000
0. 0000
0. 0000
0. 0000
0. 0000
0.0000
0.0000
0.0000
0. 0000
0. 0000
0. 0000
0. 0000
0. 0000
0. 0000
0. 0000
0. 0000
0. 0000
0. 0000
0.0000
0.0000
0.0000
0. 0000
0. 0000
0. 0000
0. 0000
0. 0000
0. 0000
0. 0000
0. 0000
0. 0000
0.00000.0000
0.0000
0. 0000
0. 0000
0. 0000
0. 0000
0. 0000
0. 0000
0, 0000
0. 0000
0. 0000
0. 0000
0.0000
0.0000
0. 0000
0. 0000
0. 0000
0. 0000
0. 0000
0. 0000
0. 0000
0. 0000
0. 0000
0. 0000
0. 0000
0.0000
0. 0000
0. 0000
0. 0000
0. 0000
0. 0000
0. 0000
0. 0000
1
2
3
4
5
6't
B
9
10
11
L2
13
L4
15
16
L't
18
19
202l
22
23
24
26
21
28
29
30
31
32
33
34
35
36
37
38
39
40
4L
42
43
44
45
46
47
4B
49
50
51
52
53
54
55
56
5'1
58
59
60
61
62
63
6A
65
66
67
6B
69
70
1L
'12
13'14
15'16
1'1
?8'79
0. 0006
0. 0006
0. 0006
0. 0006
0. 0006
0. 0006
0. 0006
0. 0006
0.0006
0.0006
0.0006
0.0006
0.0006
0. 0006
0. 0006
0. 0005
0. 000s
0. 0005
0. 0005
0. 0005
0. 0005
0. 0005
0. 000s
0. 0005
0.0005
0.0005
0.0005
0.0005
0.0005
0.000s
0. 0005
0. 000s
0. 0005
0. 0005
0. 0005
0. 0005
0. 0005
0. 000s
0. 0005
0. 0004
0.0004
0.0004
0.0004
0.00040.0004
0. 0004
0. 0004
0. 0004
0. 0004
0. 0004
0. 0004
0. 0004
0. 0004
0. 0004
0. 0004
0. 0004
0. 0004
0.0004
0.0004
0. 0004
0. 0004
0. 0004
0. 0004
0. 0004
0. 0004
0. 0004
0. 0004
0, 0004
0. 0004
0. 0004
0. 0004
0.0004
0.0004
0.0004
0.0004
0 . 0004
0. 0004
0. 0004
0. 0004
00 00
00 00
00 00
0000
0000
0000
0000
0000
0000
0000
0000
POC #1
Rank
80
81
B2
83
B4
B5
86
B'1
88
B9
90
9t
92
93
94
95
96
9'7
9B
99
100
101
L02
103
104
105
106
107
108
109
110
111
t1"2
113
114
115
116
1,17
118
119
1,20
L21,
L22t23t24
1"25
1,26
1.21
1,28
729
130
131
L32
133
l_3 4
13s
136
1,3'1
138
139
140
L47
t42
143
t44
145
1,46
L4'1
148
r49
150
151
L52
153
154
155
156
15'7
Predeveloped
0000
00 00
00 00
00 00
00 00
00 00
0000
0000
00 00
0000
0000
0000
0000
0000
0000
0000
00 00
00 00
00 00
00 00
00 00
0000
0000
0000
0000
0000
0000
0000
0000
0000
00 00
00 00
00 00
0000
00 00
000 0
0000
0000
0000
0000
0000
0000
0000
00 00
00 00
00 00
00 00
00 00
0000
0000
0000
0000
0000
0000
0000
0000
00 00
00 00
00 00
00 00
00 00
0000
0000
0000
0000
0000
0000
0000
RAM Engineer¡ng, lnc.
Preliminary Engineering and Dra¡nage Repoft
RAM No. 15-008
Woodway Court 6Lot Plat
August 23, 2016
Page E-7 Attachment 5
stream Protection Duration
Poc #1
The Facifity PASSED
0.0002
0.0002
Ffow (cfs)Predev Mi4573 044L0 04255 04091 03961_ 0382L 0
3666 0
3526 03385 03272 0
313s 02989 02904 02790 02702 02630 02531 0
2455 02373 02219 022L0 0
21L5 02048 0L979 0l_869 0180L 0L731 01b5b u
L579 0L499 014L0 0
1336 0
L292 0L225 0LL82 01138 0L092 01059 01007 0
956 0924 0884 0
856 083L 0807 0
782 0758 0733 0708 0674 0
625 0603 0579 0
526 0
501 0486 0
416 0446 0424 0406 0
t Percentage Pass/faiÌ
PaS s
Pas s
Pas s
Pas s
Pas s
Pas s
Pas s
Pas s
Pas s
Pas s
Pass
Pas s
PaS S
Pas s
Pas s
Pas s
Pas s
Pas s
Pas s
Pas s
Pas s
Pass
Pas s
Pas s
Pas s
Pas s
Pas s
Pas s
Pas s
Pas s
Pas s
Pas s
Pas s
Pas s
Pas s
Pas S
Pas s
Pas s
Pass
PaS s
Pas s
Pas s
Pas s
Pas S
Pas s
Pas s
Pas s
Pass
Pas s
Pas s
Pas s
Pas s
Pas s
Pas s
Pas s
Pas s
Pas s
Pass
Ffow (cfs )
0.0004
0.0004
0.0004
0.0004
0.0004
0.0004
0.0004
0.0004
0.0005
0.000s
0.000s
0.0005
0.0005
0.0005
0.0005
0.000s
0.000s
0.0005
0.0005
0.000s
0.0005
0.0005
0.0005
0.0005
0.0005
0.0005
0.0005
0.0005
0.0005
0.0005
0.0005
0.0005
0.0005
0.0006
0.0006
0.0006
0.0006
0.0006
0.0006
0.0006
Predev
394
377
354
340
326
311
306
299
284
266
246
242
235
227
2L2
L97
188
186
178
168
160
145
L27
L26
120
116
100
96
9l-
78
74
59
56
49
47
37
30
22
L2
3
Percentage Pass/EailMit
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
0
Pas s
Pas s
Pas s
Pas s
Pass
Pas s
Pas s
Pas s
Pas s
Pas s
Pas s
Pas s
Pas s
Pas s
Pas s
Pas s
Pas s
Pas s
Pas s
Pas s
Pas s
Pas s
Pass
PaS S
PaS S
Pas s
Pas s
Pas s
Pas S
Pas s
Pas s
Pass
Pas s
Pas s
PaS S
Pas s
Pas s
Pas s
Pas s
0.0002
0.0002
0.0002
0.0002
0.0002
0.0002
0.0002
0.0002
0.0002
0.0002
0.0002
0.0002
0.0002
0.0002
0.0002
0.0003
0.0002
0.0003
0.0003
0.0003
0.0003
0 - 0003
0.0003
0.0003
0.0003
0.0003
0.0003
0.0003
0.0003
0.0003
0.0003
0.0003
0.0003
0.0003
0.0003
0.0003
0.0004
0.0004
0.0004
0.0004
0.0004
0.0004
0.0004
0.0004
0.0004
0.0004
0.0004
0 - 0004
0.0004
0.0003
0.0003
0.0003
0.0003
0.0003
0.0004
0.0004
0.0004
0.0004
RAM Engineer¡ng, lnc.
Preliminary Engineering and Drainage Repoft
RAM No. 15-008
Woodway Court í-Lot PIat
August 23, 2016
Page E-8 Attachment 5
F, DRAINAGE BASIN DESCRIPTION:
The site is located in the South west Edmonds Á watershed basin. The Southwest Edmonds A basin is a large
urban basin that collects stormwater runoff from residential areas in the southern portion of the City (see
watershed map in previous section).
An evaluation of the topography in the area reveals that stormwater runoff from the site that does not
infiltrate on-site would sheet-flow to the southern portion of the site and flows in a westerly direction along
the north side of the existing restricted City access drive adjacent to the south property boundary. There is
no public or private storm drainage infrastructure along the restricted access drive. Along its drainage path
to the west, runoff naturally infiltrates into the sandy soils (no define downstream system was observed).
The majoritv of the downstream system consists of a natural ground infiltration. No apparent flooding or
system inadequacies within a % mile downstream of the site were discovered during research of the
downstream system.
See the Watershed Map in the previous section and Downstream Drainage Exhibit on the following page for
the local downstream path.
RAM Engineering, lnc.
Preliminary Engineering and Drainage Report
RAM No.15-008
Woodway Court 5-Lot Plat
August 23, 2016
Page F-1 Attachment 5
F-2. Watershed Basin Map
,É.¡¡tI
t¡I
SITE
#rl6uRE B-1
CITY OF EDMOTìlÞS
WATTRSHÊDS
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RAM Engineering, lnc.
Preliminary Engineering and Drainage Repoft
RAM No.11008
Woodway Coutt í-Lot Plat
August23,2016
Page F-2 Attachment 5
F-3. Downstream Drainage Facility Map
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RAM Engineering, lnc.
Preliminary Engineering and Drainage Report
RAM No. 15-008
Woodway Court 5-Lot Plat
August 23, 2016
Page F-3 Attachment 5
G. GRADING & EROSION CONTROL SUMMARY:
This project will require grading to construct the proposed shared driveway, buildings and utilities (including
the stormwater infiltration system). Standard erosion control measures are proposed to be used during
construction. The primary erosion and sediment control BMP during construction will be proper soil
stabilization methods. Exposed soils shall be stabilized by application of effective BM Ps that protect the soil
from the erosive forces of raindrops, flowing water, and wind. Applicable practices include, but not limited
to, temporary and permanent seeding, sodding, mulching, plastic covering, erosion control fabrics, matting,
soil application of polyacrylamide (pam), the early application of gravel base on areas to be paved, and dust
control. The contractor shall select a soil stabilization method best suited for the particular situation. Stock
piles must be stabilized and protected with sediment trapping measures. ln addition, site containment of
exposed soils shall be sustained by using silt fence barriers along the down-slope boundaries of the site's
disturbance areas. See the site development plan for details.
Soils; ln accordance with the NRCS Web Soil Survey the on-site soils consist of Everett gravelly sand loam,
O%to8o/o (soil#17). Everett soils are somewhat excessively drained soilfound on terraces and outwash
plains, and are categorized as a hydrologic group A soil (see full description attached). The Everett outwash
soils are typically suitable for infiltration of stormwater.
Construction Stormwater Pollution Prevention Plon (SWPPPI: The following is a summary of the site's
erosion control measures that evaluates the typical DOE 13 elements of a SWPPP:
Element L: Mark Ctearing Limits: Clearing limits have been delineated on the engineering site development
plans.
Element 2: Estoblish Construction Access: A construction access has been delineated on the engineering
site development plans.
Element 3: Control Flow Rotes: Due to the underlying outwash soils no flow controlsystem (ie: temporary
pond)isproposed. Duringconstructionsiltfencingwillprovideattenuationofsiterunoffand
upon project completion and stabilization (established lawns and landscape of exposed soils),
the infiltration storm system will provide flow control.
Element 4: lnstall Sediment Controls: Filter fabric fence has been delineated and detailed on the
engineering site development plans. At a minimum, silt fence will be installed along the down
gradient perimeter of the disturbed area that will receive sediment-laden runoff.
Element 5: Stobilize Soils: Soils will be stabilized per the TESC notes listed on the engineering site
development plans.
Element 6: Protect Slopes: Exposed slopes shall be stabilized per the TESC notes listed on the engineering
site development plans.
Element 7: Protect Droin tnlets: Drain inlet protection will be installed on all catch basins that will receive
sediment-laden runoff. See the engineering site development plans for locations and detail.
RAM Engineering, lnc.
Preliminary Engineering and Drainage Report
RAM No. 15-008
Woodway Court í-Lot Plat
August 23, 2016
Page G-1 Attachment 5
Element 8: Stobilize Chonnels and Outlets: This element is not applicable since there are no temporary
channels or outlets proposed.
Element 9: Control Pollutonts: Pollutants shall be managed as described in the TESC notes listed on the
engineering site development plans.
Element 1.0: Control De-Wotering: Highly turbid or contaminated de-watering water shall be handled
separately from stormwater. The water from all de-watering systems for trenches and
foundations shall be treated or disposed prior to discharging from the site.
Element 1L: Mointain BMP's: BMPs shall be maintained and removed at the end of the project as follows:
¡. All temporary and permanent erosion and sediment control BMPs shall be inspected,
maintained and repaired in accordance with the Drainage Manual or as approved or
required by the City to assure continued performance of their intended function in
accordance with BM P specifications.
ii. The applicant may remove temporary BMPs when they are no longer needed.
iii. All temporary erosion and sediment control BMPs shall be removed within 30 days after
construction is completed and the City has determined that the site is stabilized.
Element 12: Manoge the Project: The owner of the site is responsible for managing the installation and
maintenance of the site BMPs.
Element L3. Protect Low tmpact Development BMPs: During construction the proposed infiltration trench
systems areas shall be protected from sediment accumulation, sediment-laden runoff and
soils, and compaction from construction equipment. Soils restoration and/or replacement
may be needed if soils are compacted or contaminated with sediment.
Gradinq Quantitv Approximation: The below listed grading quantities have been estimated using the
AutoCAD 3D modeling of the site; estimated quantities are for permitting purposes only.
Estimated grading site development quantities:
Cut: 1",800 CY (includes removal of existing cemetery stock piles onsite)
Fill: 200 CY
Conclusion: The final site development construction plans will include specific grading and drainage
improvement notes and details. With proper installation, maintenance and inspections of the proposed
construction the project should have minimal impact to the surrounding environment.
RAM Engineering, lnc.
Preliminary Engineering and Drainage Reporf
RAM No. 15-008
Woodway Cou¡f í-Lot Plat
August 23, 2016
Page G-2 Attachment 5
G-3 Soils Map
Figure B-2
City of Edmonds
Soil Map Units (SCS 1983)
LEGEND
-- Clly ot Edríonds Boundary
So[ ilrp Unlt!
SOIL-NAI'E
AldeÌ,,.,/ood Gråvelly sandy loam, 2.8 % slopet
AldeMood Gravêlly iåndy loam. &15 9t slopes
Atdeo¡ood Gravelly sandy þam, l$25 % glopes
Atderv¡ood Uröan þnd colriplêx, 2-8 % slopcs
æ AJder'¡¡ood UÈan þnd complex, &15 96 slopes
Alderïrcod.Everea Gravelty 3andy loãms. 25.70
Custårfinê lo¡m
I Eveßtt gravelly sand loem. 1$25 96 sloÞês
Fluvaquenls, t¡dal
K¡lsâp s¡lt loåm. 0'8 lı slopes
K¡tsap sift loem. 8-25 % slopesI Md(enna gravelly sin bam, O€ % slop€sI Muktteo mudrIPils. Urþan lånd
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RAM Engineering, lnc.
Preliminary Engineering and Drainage Report
RAM No. 15-008
Woodway Coutt lLot Plat
August23,2016
Page G-3 Attachment 5
SOIL SURVEY OF
SNOHOMISH COUNTY AREA, WASHINGTON
UNITED STATES DEPARTMENT OF AGRICULTURE,
SOI L CONSERVATION SERVICE
Everett Series- Gravelly Sandy Loam, 0 to 8 percent slopes (soil#17- Hydrologic Group "4"
This very deep, somewhat excessively drained soil is on terraces and outwash plains. lt formed in glacial outwash. Areas
are longand narrow and are oriented in a northwest to southeast direction. They at 10 to 40 acres in size. The native
vegetation is mainly conifers. Elevation is near sea level to 500 feet. The average annual precipitation is about 40 inches,
the average annual air temperature is about 50 degrees F, and the average frost-free season is about 170 to 1 90 days.
Typically, the surface layer, where mixed to a depth of about 6 inches, is dark brown gravelly sandy loam. The subsoil is
dárk brown very gravelly sand loam about '12 inches thick. The upper part of the substratum is brown very gravelly sand
about 5 inches thick. The lower part to a depth of 60 inches or more is dark brown extremely gravelly sand. ln some areas
the substratum is weakly cemented.
lncluded in this unit are small areas of Alderwood soils on till plains, lndianola soils on terraces and outwash plains, and
Ragnar soils on outwash plains. lncluded areas make up about 15 percent of the total acreage.
Permeability of this Everett soil is rapid. Available water capacity is low. Effective rooting depth is 60 inches or more.
Runoff is slow, and the hazard of water erosion is slight.
This unit is used mainly as woodland. lt is also used for urban development and for hay and pasture.
Douglas-fir is the main woodland species on this unit. On the basis of a 1O0-year site curve, the mean site index is 14'1 .
On tñe basis of a Sg-year site curve, the mean site index is 1 11. The mean annual increment at culmination (CMAI) for
Douglas- fir age 65 is 146 cubic feet per acre. Among the trees of limited extent are western hemlock, western red cedar,
anO red aldei. The common forest understory plants are salal, brackenfern, red huckleberry, common rose, and
Oregon-grape.
This unit is ted to year-round logging. Logging roads require suitable surfacing for year round use. Rock for road
construction is readily available on this unit.
Seedling mortality is the main limitation in the production of timber. Reforestation can be accomplished by planting
Douglas-fir seedlings. High soil temperature and low soil moisture content during the growing season cause a high
mortãtity of seedlings. When openings are made in the canopy, invading brushy plants, if not controlled, can delay the
estaþlishment of seedlings.
lf this unit is used for hay and pasture, the main l¡mitations are slope, low available water capacity, and low soil fertility.
Rotation grazing, proper stocking rates, weed control, and fertilizer are need for maximum quality forage. Supplemental
irrigation is also needed. Periodic mowing and spreading of the droppings help to maintain uniform growth and discourage
selective grazing. Fertilizer is needed for optimum growth.
The main limitation for homesites and septic tank absorption fields is steepness of slope. lf the density of housing is
moderate to high, community sewage systems may be needed to prevent contamination of water supplies as a result of
seepage. Septic tank absorption lines should be installed on the contour.
This map unit is capability subclass Vls.
RAM Engineering, lnc.
Preliminary Engineering and Drainage Repoft
RAM No. 15-008
Woodway Courf í-Lot Plat
August 23, 2016
Page G-4 Attachment 5
H. OPERATION AND MAINTENANCE GUIDELINES:
These guidelines are intended to provide operation and maintenance instructions forthe project's storm
drainage control facilities. The owner is responsible for maintenance of storm drainage facilities within
the property (private property owner system); the owner is not responsible for maintenance within the
public right-of-way (City system).
Privote Property Owners: Private property owners are responsible for properly maintaining the stormwater
infrastructure on their property to ensure it operates as designed. The City has developed an inspection
program to ensure private property owners are properly maintain¡ng their stormwater systems.
City System: City crews perform maintenance activities on the entire storm drainage system, including
inspection and cleaning of catch basins, street sweeping, emergency flooding response, creek
maintenance, inspection and monitoring of private stormwater detention systems.
Operation and Maintenance Requirements for pr¡vate property owner system:
This manual is not comprehensive; although it explains the intended operation of the various
components of the drainage system, and suggests a routine of inspection and maintenance, it cannot
anticipate every problem. Once a historical record of maintenance is established, it may be prudent to
alterthe routine. lt is recommended that maintenance records be kept, and thatthe records be
reviewed periodically.
Concept of Operation: The drainage design is shown and described in the site development engineering
plans and report. The approved site development plans and report should be retained by the owner and
used as a reference to identify drainage facilities outlined in this manual.
Stormwoter tnfiltration Trench System. The onsite infiltration trench system consist of excavated trench
filled with drain rock per the City Standard detail (Handout #E72 B, Figure A-3). The infiltration trench
system has been designed to infiltrate most storm even| if an extraordinary event was to occur or
multiple backto back large storm events occurred the upstream catch-basins may overtop and overflow
into the street system. lf regular overtopping of the catchbasin is experienced the system shall be
thoroughly cleaned and inspected. Over a period of time siltation of the infiltration bed can occur
(especially if the system and upstream catchbasin are not inspected and cleaned regularly) and
replacement of the rock in the infiltration system may be required.
The following pages outline standard general maintenance criteria for the project's drainage facilities.
For additional and updated maintenance information visit the Washington State Department of
Ecology's web-site at: http ://www.ecy.wa.gov/progra ms/wq/wq home. htm I
RAM Engineering, lnc.
Preliminary Engineering and Drainage Report
RAM No. 15-008
Woodway Courf 5-Lot Plat
August 23, 2016
Page H-1 Attachment 5
MAINTBNANCE RBQUIREMBNTS
ECDC Section I 8.30.090 requires privately-owned
stormwater nì¿ìrìagement facilitie.s, st¡ch as LID
BMPs be properly maintained. The owner of the
property is the responsible party for such
rnai¡rtenance. The systenì mu¡it be kept in good
working o¡der. The entire system should be
inspected once per year. An improperly maintained
BMP may cause private propeny oï strcet f]<toding,
Contact the City Engineering Division for
maintenance information.
The City may make periodic inspections of BMPs to
ensurc they are operating properly. ECDC Section
18.30.100 contains the e¡rtbrcement provisions the
City can use to ensure the system is properly
maintained.
General I nJiltratíon Maíntenance Criteria
Provision should be made for regular and perpetual maintenance of the infiltration basin/trench, including
replacement and/or reconstruction of the any media that are relied upon for treatment purposes.
Maintenance should be conducted when water remains in the basin or trench for more than 24 hours after
the end of a rainfall event, or when overflows occur more frequently than planned. For example, ofÊline
infiltration facilities should not have any overflows. Infiltration facilities designed to completely infiltrate
all flows to meet flow control standards should not overflow'
Removal of accumulated debris/sediment in the basin/trench should be conducted every 6 months or as
needed to prevent clogging, or when water remains in the pond for greater than 24 hours after the end of a
rainfall event.
RAM Engineering, lnc.
Preliminary Engineering and Drainage Report
RAM No. 15-008
Woodway Coutt S-Lot Plat
August 23, 2016
Page H-2 Attachment 5
No. 2 - lnfittration
llllaintenanceComponent
Defect Conditions When Maintenance ls
Needed
Results Expecred When
f$a¡ntenance ls
Performed
Gene¡al Trash & Debns $ee
"Detention Ponds'(No. l).See'Detenlion Ponds"
(No. l).
PoisonousNoxiqus
Vegetation
See "Delention Ponds'tNo" l).See "Detention Ponds"(No.1).
Conlaminanls and
Pollution
See'Detention Ponds- {No. 1).SeÊ "Detenlion Ponds"
tNo. 1).
Rodenl Holes See'Detention Ponds' (No. l).See "Þetenlion Ponds"
(No.1)
Storage Area Sedinrent Water ponding in infiltration pond after
rainfall ceases and aooropriate tinle
allowed for infi ltratiori.'Trdatment Lrasins
should inliltrale Water Qualitv Desiqn Slom
Volunre wilhin 48 hours, and'entpty-within
24 houn añercessation ofmosl rain
evenls.
lA oercolalion lest oit or test of facilitv
indìcates facility is irnly *orking al 9Ú% of
its desioned cao¡bilities. Tesl everv 2 to 5
years. lf two indhes or more sedinlent is
present, remove).
Sediment is removed
and/or facilitv is cleaned
so that inlihr͡tion system
works according lo
design.
Filter Bags (if
applícat¡fe)
Filled wilh
Sedinlenl and
Oet¡ris
Sedinlenl and del¡ris lill bag more than l2 Filter bag is replaced or
systenr is redesigned
Rock FiÌlers Sedinrent and
Del¡ris
Bv visual inspecüon. litlle or no waler Ro$s
lhrough filter'during heavy rain storms.
Gravel in rock filter is
replaced.
Side Slopes of
Pond
Erosion See'Delention Ponds' (No. t).See -Detention Ponds-
(No. 1).
Emeroencv
Overf[ow Spiltway
and Elemrs over 4
feet in height.
Tree Growlh See'Detention Ponds' {No. 1).See "Detention Ponds"
{No. 1}.
Piping See'Detenlion Ponds' {No. 1).See "Detenlion Ponds'(No 1)
Enrergency
Overflow Spilhuay
Rock Missing See
"0etention Ponds'(No. l).See "Detenlion Ponds"
{No. l)"
Erosion See "Detenlion Ponds" (No. l).See "Detenlion Ponds'
(No.1).
Pre-settling
Ponds and Vaults
Facility or sump
lilled with Sediment
andlor det¡ris
6" or designed sediment lrap deplh of
sedimenl.
Sedinenl is renoved.
Irolune Y* Rmtqf Tt'eannefi BMPs * December 2014
4-i5
RAM Engineer¡ng, lnc.
Preliminary Engineering and Dra¡nage Repoft
RAM No.15-008
Woodway Court S-Lot Plat
August23,2016
Page H-3 Attachment 5
No.5-Catch Basins
Maintenance
Component
Defect conditions When Ma¡ntenance is Needed Results Expected When
Maintenance is
performed
General Trash &
Debris
Trash or debris lrhich is located immediately
in front of the catch basin opening or is
blocking inletting capacity of the basin by
more than 109o.
No Trash or debris located
immediately in front of
catch basin or on grâte
opening.
Trash or debris (in the basin) that exceeds 60
percent of the sump depth as measured from
the bottom of basin to invert of the lovtæst
pipe into or out of the basin, but in no case
les€ than a min¡mum of six inches clearance
from the debris surface to the invert of the
lovræst pipe.
No trash or debris ín the
catch basin.
Trash or debris in any inlet or outlet pipe
blocking more than 1/3 of its height.
lnlet and outlet pipes free
of trash or debris.
Dead animals or vegetation that could
gëfieral.e odors [Jral coul<J cause cotrtplairtLs
or dangerous gases (e.9., methane).
No dead animals or
vegetät¡oil FrreseilL within
the catch basin,
Sedinrent Sediment (in tre basin) that exceeds 60
percent of the sump depth as npasured from
the bottom of basin to invert of the lov\¡est
pipe into or out of the basin, but in no case
less than a minimum of 6 inches clearance
from the sedinrent surface to the invert of the
lou,est pipe.
No sediment in the catch
basin
Structure
Damage to
Frame and/or
Top Slab
Top slab has holes larger than 2 square
inches or cracks wider than 1/4 inch
(lntent is to make sure no material is running
into basin).
Top slab is free of holes
and cracks.
Frame not sitting flush on top slab, i.e.,
separation of more than 3/4 inch of the frame
from the top slab- Frame not securely
attached
Frame is sitting flush on
the riser rings or top slab
and firmly attached.
Fractures or
Cracks in
Basin Walls/
Bottom
Maintenance person judges that structure ¡s
unsound.
Basin replaced or repaired
to design standards.
Grout fillet has separated or cracked wider
than 112 inch and longer than 1 foot at ihe
joint of any inleUoutlet pipe or any evidence of
soil particles entering catch basin through
cracks.
Pipe is regrouted and
secure at basin ruall.
SettlemenV
Misalignment
lf failure of basin has created a safety,
function, or design problem.
Basin replaced or repaired
to design standards.
Vegetation Vegetation growing across and blocking more
than 107o ofthe basin opening.
No vegetation blocking
opening to basin.
Vegetation growing in inleVoutlet pipe joints
that ls more than six inches tall and less than
six inches apart.
No vegetat¡on or root
growth present.
Contamination
and Pollution
See "Detention Ponds' (No. 1).No pollution present.
[/olume V- RunoffTreqtment BMPs - December 2014
4-38
RAM Engineer¡ng, lnc.
Preliminary Engineering and Drainage Report
RAM No. 15-008
Woodway Coutt í-Lot Plat
August 23, 2016
Page H-4 Attachment 5
No.5-Catch Basins
No. 6 - Debris Barriers (e.9., Trash Racks)
llohme V - Runoff Treatment BMP s - Deceruber 20 I 4
4-39
Maintenance
Component
Defect Cond¡t¡ons When Maintenance is Needed Results Expected When
Maintenance is
performed
Catch Basin
Cover
Cover Not in
Place
Cover is missing or only partially in place.
Any open catch basin requires maíntenance.
Catch basin cover is
closed
Locking
Mechanism
Not Working
Mechanism cânnot be opened by one
maintenance person with proper tools. Bolts
into frame have less than 112 inch of thread.
Mechanism opens with
proper tools.
Cover Difficult
to Remove
One maintenance person cannot remove lid
after applying normal lifting pressure.
(lntent is keep cover from sealing off access
to maintenance.)
Cover can be removed by
one maintenance person.
Ladder Ladder Rungs
Unsafe
Ladder is unsafe due to missing rungs, not
securely attached to basin qãll,
misalignment, rust, cracks, or sharp edges.
Ladder meets design
standards and allovts
maintenance person safe
access.
Metal Grates
(lf Applicable)
Grate opening
Unsafe
Grate with opening wider than 7/8 inch.Grate opening meets
design standards.
Trash and
Debris
Trash and debris that is blocking more than
207o of grate surface inletting capacity.
Grate free of trash and
debris.
Damaged or
Missing.
Grate missing or broken membe(s) of the
grate.
Grate is in place and
meets design standards.
Ma¡ntenance
Components
Defec't Condition When Ma¡ntenance is
Needed
Results Expected When
Maintenance is Performed
General Trash and
Debris
Trash or debris that is plugging more
lhan 2Oo/o of the openings in the barrier
Barrier cleared to design flow
capacity.
Metal Damaged/
Missing
Bars.
Bars are bent out of shape more than 3
inches.
Bars
than
in place with no bends more
34 inch.
Bars are missing or entire barrier
missing.
Bars in place accord¡ng to design
Bars are loose and rust is causing 5070
deterioration to any part of barrier.
Barrier replaced or repaired to
design standards.
lnleVOutlet
Pipe
Debris barrier missing or not attached to
ptpe
Barrier firmly attached to pipe
RAM Engineerìng, lnc.
Preliminary Engineering and Drainage Repoft
RAM No. 15-008
Woodway Court 5-Lot Plat
August 23, 2016
Page H-5 Attachment 5
I. GEOTECHNICATENGINEERINGREPORT
ass0
earth
ciated
scienees
:¡
March 23, 2û16
Project No. K81404584
Select Homes, lnc.
6531 13th Avenue west, Suite A-107
Lynnlvood, Washington 98037
Attention:
Subject:
Mr. Craig Pierce
Preliminary Design lnfiltration Rate
woodway Couft s-Lot Plat
Parcel No. 00452700000500
Edmonds, Washington
Dear Mr. Fierce:
ln our January 6, 2015 letter-report titled "Geotechnícal Report Addendum, Beck Property -
Restlawn Park," w€ recommended a preliminary stormwater ínfiltration rate of 2 inches per
hour (iph) for the subject proj€ct. This recommendation was based on a textural analysis of the
underlying advance outwash sedinrents.
Associated Earth Sciences, lnc. {AESI} recently completed field infiltration testing o¡r the
adjacent parcel to the east {Parcel No. 27033600303000). The infiltration testing was
conducted in accordance with the small-scale Pilot lnfiltration Test {PlT} as described in the
2005 Washington State Departûlent of Ecology Stormwater Monagement Manuol for Western
Washíngtan, as referenced in the Eclnronds code. The findings of our infiltration testing rvere
provicled in our report titled "Subsurface Exploration and lnfiltration Tesling, Woodway Court,"
dated February 12, 2O16. Based on the results of the field infiltration testing, a design
infiltration rate of 10 iph was recommended for the area adjoining the subject parcel to the
east.
Given the símílarity of tlre natural outwash sediments encountered on the subject site to the
outwash encountered ín the area of the recent infiltration testing, it is our opinion that the
1O iph clesign infiltration rate recommended for the adjoining parcel to the e¿st may also be
assumed for the subject parcel for preliminary design purposes, provided thaì tltis value is
verified by field infiltration testíng prior to firral clesign and construction'
K¡rkland Office | 911 Fifth Avenue I l{irkland, WÀ98033 P I 425.82?.7701 Fl 425.827.5424
EverettOffice I 29ll.XHÊwÌnAv€nussuitÊ2 I ÊvÊr€tt,WA99201P | 425.259'0522t 1425'8275424
r¿com¡ office I 1.552 Comm€rce stre€t, su¡te 102 | Tãcoma wA 9Mo2? | 253.722'7992F | 253.722.2991
www.ðe8eo.com
RAM Engineering, lnc.
Preliminary Engineering and Drainage Repoft
RAM No. 15-008
Woodway Court 5-Lot Plat
August23,2016
Page l-1 Attachment 5
We appreciate this opportunity to have been of service to you with your project. Should you
have any guest¡ons, or require additional information, please do not hesitate to call.
Sincerely,
ASSOCTATED EARTH SCIENCES, lNC.
Kirkland, Washington
N"
Timothy l. Peter, L.Ë.G., L.Hg.
Senior Project Geologist
ttPtV,
fÊt¿¡o¡sgÀ7
Prq.dsUor4æ58UE\wP
Jon N. Sondergaard, L.6., L.E.G.
Senior Princípal Engineering Geologist
2
Jon N.
RAM Engineering, lnc.
Preliminary Engineering and Drainage Report
RAM No. 15-008
Woodway Coutt lLot Plat
August 23, 2016
Page l-2 Attachment 5
associated
eârth sciences
:
January 6, 2015
Project No. KE1404584
Select Homes, lnc.
6531 13th Avenue west, Suite A-107
Lynnwood, Washington 98û37
Attentíon; Mr. Craig Pierce
Subject:Geotechnical Report Addendu m
Beck Property - Restlawn Park
Edmonds, Washington
Dear Mr. Pierce:
This letter-reporl presents the results of the subsurface exploration and limited geÕtechnical
engineering study recently completed for the subject proiect. Our rvork has been completed in
general accordance with generally accepted geotechnical engineerinE practices for the
exclusive r¡se of Select Homes, lnc., and their authorized agents, for specific application to this
project. No other worrınty, express or implied, is made.
PROJECT AND SITE DESCR¡PTION
Tlre subject property consists of an irregularly shaped site of approximately 1 acre that consists
of some or all of Snohomish County Tax P¿rcel No. 00452700000500. The site is located
adjacent to the south side of Restlawn Memorial Park cemetery and approximately 350 feet
west of 104th Avenue West in Edmonds, Washington (Figure 1). The easte.n portion of the site
is relatively flat and ís occupied by a maintenance building associated with the adjacent
cemetery. The western portion of the site is elevated approxímately 4 to 5 feet above the
eãstern portion of the site and contains areas of hummocky topography, interpreted to consist
of stockpiled soil. Similar, mound-like topography is also present along tl¡e southern portion of
the eastern part of th€ property. The majority of the soil stockpiles are heavily overgrown by
thick brush {mostly blackberries), but a large, bare soil stockpile is located in the north'central
portion of the site. Scattered areas of coniferous trees are located along the northern site
margin.
K¡rklend Ofl¡c€ | 911 Fifth Aveoue I Kirkland. WA 98033 P I 425.827.7701 tl 425'827'5424
Êverett Office I 2911
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HÊwitt Avenue, Suite 2 | EvÊrett, W498201 P | 425.259.0522 F | 425.252'3r¡08
lacoma Office | 1552 Commerce Street, Suite 102 | Tacoma, wA 98402 Þ I 253.722.2992 Ë I 253.722'2993
r¡t ww.3e5geo.com
RAM Engineering, lnc.
Preliminary Engineering and Drainage Report
RAM No. 15-008
Woodway Court í-Lot Plat
August 23, 2016
Page l-3 Attachment 5
Eeck Propeûy - Restlawn Pa¡k
Edmonds, Washingtan Geatechnicot Reaort Addendum
It is our unclerstanding that curre¡ìt plans include denrolitiotr of the ex¡stirl8 structure and
subdividing the property into several, single-family residential lots. Access to tlìe pro¡:osed
development lvill be provided by an improved roadr,vay to be construclecl within the right-of-
way bordering the site to the toutlì.
Associatecl Earth Sciences, lnc. {AESI} previously prepared a geotechnical engineering study for
a 1-acre pareel tlrat borclers llre srrbject site 1o the ea$t. Tlre findings of our ¡rrevious study
were presented in our report titled, "sr.rbsurface Exploration, Geologic Haearcl, and
Geotechnical €ngineering Report, Beck Property * Restlawrl Park," prepared for Select Hontes,
lnc., dated Septenrber t6,2A14, lt is our u¡rderstandilrg that development on the subject site
rvill be an extensior¡ of a similar developnrent planned for the adjoining property to the east'
This letter-report lras been pre¡rarecl as an addendum to ûur previous, September 16, 2014
report, to address site conditions on the subject parcel.
SUBSURFACE CONÐITIONS
Suþsurface exploratiorr for ot¡r present study consisted of four exploration pits excavated at the
subject site rrsing a srnall, track-nrounted excavator provided by tlre client. The pits permitted,
clirert, visual observation of subsurface conclitions, Materials encountered in the exploration
pits rvere studiecl and classified in the field by an engineering geologist fron¡ ot¡r firtn.
Disturbed soil sarnples rvere collectecl from the píts, placed in moisture-tight contair'ìers, and
transported to our laboratory for furtl¡er visual classification and testing. After logginS' tlre
exploration pits rvere backfilled lvith the excavated soil and l¡glìtly tâmped lvith the excavator
bucket"
Descriptions of sediments erìcÕuntered in the exploration pits are provided in tlre following
section, organized fronr the shallolvest {youngest) to the deepest (oldest} sedintent type'
Oetailecl descriptions of the sediments encountered in each exploration pit are provided on the
exploration logs included in A¡:pendix A. The locations of our explorations are depicted orl tlìe
Site and Exploration Plan, Figr.rre 2.
Stratitraphy
The seclinrents encountereel i¡r ot¡r explorations gerrerally cortsisted of natural, granular glacial
secliments overlain in most areas of the site by existing fill. The follorvín8, more detailed
clescriptíons of the geologic urrits encountered in our explorations are organizecl front tlte
shallolvest {youngest} to cleepest (oldest} sedinrenl type.
Jonuory 6, 2015
îJ P/p< - tl8 14øt5&\3 - FólÊ{u t¡0¡.íô1581ÀãilvF
ASSQCIATED EARTH SC'Ã'VCf'
'fVC.Page 2
RAM Engineering. lnc.
Preliminary Engineering and Drainage Repoft
RAM No. 15-008
Woodway Courf S-Lot Plat
August 23, 2016
Page l-4 Attachment 5
Seck Prope$y - Restlown Park
Edmonds, woshinqton G eotech n ic o t Re po rt Addend unt
Fill
Fill soils {tlrose not naturally placed) were encountered at the locations of exploration pits EP-2
tlrrough EP-4. The fill generally consistecl of loose, brown to grayish tan, gravelly sand rvith
variable silt content, scattered cobbles, lvith trace to moderate quantities of debris {brick,
cûncrete, plastic, rvíre, and v;ood). An organic topsoil horizott wð5 encountered at the base of
the fill at all three exploratiorr locations. At the locations of exploration pits EP-2 and EP-4, the
topsoil horizon r,¿as discontinuous, indicating that a portion of it lrad been renroved. At the
south encl of exploration pit ËP-4, a l¡uried concrete slab rvas en{ounterecl at the base of the fíll'
Where encountered in our explorations, tlre existittg fill ranged i¡t tlricktress fronr approxirnately
4 to 5 feet. Balecl or'¡ our findíngs and observatio¡rs, it appears likely that tlre
elevated/humnrocky topography observed in the western and southern portions of the site
likely is ctue to the presence of existírrg fill in these areas. The existing fill soil is not su¡table for
founclatiorr support.
Topsoil
A surficial orgarric topsoil lrorizorr rvâs encor¡Ìllered at the location of exploratiorr pit EP-1,
locatecl in tlre easterrr portiorr of tlre site. The organic topsoil lrorizon at this location rvas
a¡:proximately 6 inches thick. As ¡rreviously nrentiorred, an orgattic topsoil lrorizolr was also
encountered at the base of the fill in the otlrer three explorations adv¿nced for our study. The
topsoil is not considerecl suitable for foundatiorì support or for use in a structural fìll
Vaslron Adl'ance Outrvash
Natural seclinre¡rts encou¡rtered below the fill and topsoil generally consiçtecl of loose to
mecliunr clense, recldish brown, gravelly sand v¡ith ntoderãte to high quantities of :ilt anrl
scartered cobbles. r\pproxímately 1to 2.5 feet below the fill/topsoil horizon, tlrese sedimerrts
Secame medium clerrse to dense ¡nd tän to gray rvitlr mirror quantities of silt. We interpret
these secliments lo be representative of Vaslron aclvalrce outtvàsh. The Vashon advance
ogtlvash consists of sediments that were deposited by meltrvater streams tlìðt emanoted from
tlre ¿dr,a¡rcing glacial ice during the Vaslron Stade of the Fraser Glaciation, approximately
12,500 to 15,0Õ0 years ago. The high relative density characteristic of the Vaslron advance
outlvash is due to its consolidation by tlre nrassive r,veight of tlre glacial ice tlrat overran tlrese
secliments subsequent to their depositiorr. The reduced clensity ancl redctish brorv¡r color
observed in tlre trpper 1to 2.5 feet of tlris unit is interpreted to be dt¡e to weatlrerin6. The
Vasþon aclvãtlce ot¡twash extelrded beyoncl the ntaxinlulrr depths explorecl of approxinrately
I to 10 feet.
Review of the regional geologic rì1ap titled Conrposite Geologic Map o! the Sno'King Area,
Central Ptrget Lowland, Washìngton prepared by Booth, Cox, Tt'oost, and Slrinrel for the Seattle-
lonuary 6, 201.5
fJ F/E - x€ t4O15443 - P¡o¡'c<r¡l?gl4Ol581 rf, l!?P
Ásso{rAruD EAßIH 5C/F'VCf' t¡/C
Page 3
RAM Engineering, lnc.
Preliminary Engineering and Drainage Report
RAM No. 15-008
Woodway Court 5-Lot Plat
August 23, 2016
Page l-5 Attachment 5
Seck Prcperty - Restlown Paú
Edmonds, Wosh¡nqton Geotechnical Reoart Addendum
Area Geologic Map¡ring Progranr, University of \{ashirrgton (2004) indicates that the area of lhe
suSject site is underlain by Vachon äclvänce outwash. Our interpretation of the sediments
encountered in oqr exploratíorrs is in general âgreenlerìt with the regional geologic map.
Hydrology
Gror¡nd lvåter seepåge wðs nôl encôuntered in any of the explorations adv¿nced for our stucly'
It shor¡ld be note<l that the occurrence and level of ground wðter seepage below the site ntay
vary in response to SUch factors as changes in season, precipitation, and site use.
GEOLOGIC TIAZARDS AND DESIGN RECOMMENDATIONS
lntroduction
Subsurface co¡rclitions on tlìe subject site were generally sintilar to those encountereel on tl¡e
adjoining property to the east. Consequently, the geotechtrical reconrtnendations provided in
our Septenrber 2û14 report are generally applicable to tlre subject site. The prinrary difference
betr¡¡een the trvo parcels is tlre tlrickness ôtìcl distribution of the existíng fill' Existing fill soils
encounterecl o¡ì the acljoining site to the east v¿ere lirnited to a 1-foot-tlrick layer in exploration
pit Ep-3 (rvestern portion of site). [xistirrg fill soils appear to unclerlie tlre majority of tlre
subject property, lvith fill thicknesses encountered in our exploration pits ranging fronr
approximately 4 to 5 feet. The presence of the existing fill could impact project planning
regarcling site preparation/gradirrg, foundatiott and floor slab support, and stornl water
infiltration, Geotechnical col':siderations regarcling each of these ítetns are discussed belolnr'
Site Preparation
As previously cliscr.rssecl, stock piles of the existing fill soil unclerlie most areai of the site, This
has resulted in locally oversteeperìed areas. Permaner¡t cut ancl fill slopes at the site shor¡ld not
exceed 2H:1V (Horizontal:Vertical).
Portions of the existing fill soils that are free of organic clebris {topsoil, wood, etc'}, oversized
pieces of concrete, and any other deleterious mðterials are sr¡itable for re-use as structt¡ral flll
proviclecl tlrat tlrey are ãt a moisture eontent suitable for achieving the ¡nilrinlr.¡nr com¡:actiot't
specifiecl in or¡r September 2014 geotÊclrnical report. Altlrouglr muclr of the existing fill
contåins only minor quantitíes of silt and is considered to be nroclerãtely lnoisture sensitive,
portiorrs of the fill do contain signifieant quantities of sílt and are colrsidered to be lrighly
¡¡oistt¡re sensitive. Subgrade sedinrents containing sigrrificant qtrantities of silt rvill be highly
sensitive to clisturbance rn¡hen wet and should be protected as described in our September 2014
report.
lonuary 6,2A1.5 AS S O C t Ar E O E ARIH SC,FNCfS t¡VC-
Page 4úP/#*t(ËI.?G|5SA3 * P.o.,'ffi !?OrlO¡581,(EllvP
RAM Engineering, lnc.
Preliminary Engineering and Drainage Report
RAM No. 15-008
Woodway Coutf 5-Lot Plat
August 23, 2016
Page l-6 Attachment 5
Beljf Propeñy - Restlown Potk
Edmonds, woshincton Geotechnicol Reoo¡t Addendum
We recorrrmend thåt the existing fill soil be removed from belotv all pavement, foundation, and
floor slab areas. Alternatively, the existing fill could remain belo',v foundation areas provided
that a deep foundation systenr is used that transfers building loads through the fill to the
unclerlying, competent, natural glacial sediments. Recommendations for pipe píle foundations
are provided belolv.
Foundations
Founclation support could be provided by conventional spread footings founded on either the
competent advance outwash sedimerrts, or on structural fill placed over these materials as
recommended in our Seplember 2O14 report. As previously díscussed, the existing fill soilr are
not suitable for foundation support, As an alternative to spread footings, a deep foundation
system consisting of small-diameter pipe piles (also knorvn as "pin" piles) could be used in areas
where the presence of large thicknesses of existing fill soils nlake the r.rse of spreacl-footing
for¡trclations intpractical, Allolvable axial capacíties for small-diameter driven pipe piles are
provided below in Table 1.
Table 1
Small-Diameter Pipe Pile Recommendations
Norninal Pipe
Dianreter
Mirrin¡um Wall
Thickness
M¡nimum
Hammer Sire
Allowable Axial
caDâc¡ty
Dr¡ving T¡me
lseconds/inch)
2-inch Schedul€ 80 90 Lb. Jackhammer 6 kips 60
3-inch Schedule 40 850 Lbs.12 kips lo
4-inch Schedule 40 1100 Lbs.20 kips t0
6-¡nch schédule 40 3000 Lb'^30 k¡ps 6
lþ. = pound
lbr. : f'ounds
tn order for the statecl pile capacities to apply, the pipe piles slrould be driven to refusat, which
is defíned as less tlran 1 inch of penetration during the specified period of continuous driving.
The piles must also fully penetrate the existing fill soils and be completed lvithin tlre underlying
natural, outlvash sediments. This nray reqr.rire over-driving the piles. No lateral capacity would
be provided by vertically installecl pin piles. Lateral capacity could be attained tltrough the use
of batter piles or passive resistance over tlìe buried portions of the grade be¡nrs. Files may be
battered up to 15 degrees to develop additional lateral capacity. Lateral capacity of battered
piles may be taken as the horizontal conrponent of the axial pile load. Battered piles inclinecl
up to 15 degrees should be designed lvitlì an allorvable axial compressive capacity equal to that
used for vertical piles. Pile spacing, locations, splicirrg details, fot¡nclation connection details,
gracle beâm design, and any otlìer structural design recomfl¡endâtions should be deterntined by
a structural engineer.
lonuary 6,2015
û P/F - )rE líOlJsxt - Fæ¡'æì2OI{ô1581,ff I !|P
ASSOCIATED EARTH sC,E¡VCfs, ,,VC.
Page 5
RAM Engineer¡ng, lnc.
Preliminary Engineering and Dra¡nage Repoft
RAM No. 15-008
Woodway Court lLot Plat
August 23, 2016
Page I-7 Attachment 5
Becl< Property - Resttawn Park
Edmonds. washinaton G eotec hn ¡co I Re po rt Adde nd unt
Load testing i¡r accordance rvitl¡ the Anreriron Societyfor ïestirrg ond Moterìals (A5TM) Quick
Load Test {ASTM Dl143} is reconrnrended for piles larger than 2 inches in dianteter. For eacl'r
structure, load testing slrould be conducted on a nrinimum of 3 percent of the piles {1 pile
mininrum, 5 píles nraximunr) to 200 percent of the allolvable pile capac¡ty.
lnstallation and loacl testing of the piles should be observed by an AESI representative to verify
llrat the refrrsal, er¡rbeçlnrent, and loacl testirrg criteria are met and that maîerials, eqr.ri¡:ment,
and procedt¡res corrfornr with our recomnle¡rdations. Tlris may also be required l¡y the City of
Ëdmondl.
Slab-On-Grade Floors
Recommendations regarding support of floor slabs on competent rtatural sediments, or
structural fill r,vere provided in our September 2014 reporl. For those areas wlrere tlre existirrg
fill soils will be left in place below floor slab areas, lve reconìmend that thÈ floor slabs be
supported on snrall-dia¡rreter driven pipe piles. The pipe pile design reconrnrendations
provieled in tlre "For¡ndatiolrs" section of this report may also be t¡sed for floor su¡lport. Tl'ìe
spacing of the pipe piles woulcl be deternrined by a structural engineer based on the amount of
reinforcen¡e¡lt included in the floor-slab design and tlre ânìount of acceptable settlement for
deflection of the slab.
Storm Water lnfiltration
Tlre urtveatlrered advance outr,vaslr sediments underlying the site 8enerally colttain only nrinor
quantitiÈs of silt and appear to be suitable receptor soils for on-site storm water infiltration. ln
orcler to ft¡rther evahtate the suitability of tlrese secliments for storm lvater infiltration,
laboratory sieve analysÊs lvere conducted on tlvo santples of the unlveôthered ådvance
outlvash collected fronr our explorations. Copies of tlre sieve analysis results are included in
Appenclix B,
Based on tlre sier.'e data, a prelinrinary infiltration rate of 2 inches per hour {iph} may be
assunred for infiltration into the clean, unr,veathered Vashon advance outwash. Dependin6
upon the type of infiltration facilities to be used and the size of lhe area fronr rvlrich storm
rvater runoff r,víll be collectecl, field infiltration testing in accordance rvith the Pilot lnfiltration
Test (PtT) nlethocl nray be reconrmended by AESI, or required under the City's adopted storm
water nranual. Ëield infiltration testinB in accordance lvith tlre PIT r¡retlrod nray resr.rlt in a
design infiltratio¡l râte higher tlran tlre prelimirtary, 2 iph rate.
Janudry 6,2015
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pssocr4ïEo ÊARÍH SC//ENCÍ' tNC.
Page 6
RAM Engineering, Inc.
Preliminary Engineering and Drainage Report
RAM No. 15-008
Woodway Cou¡f 5-Lot Plat
August23,2016
Page l-8 Attachment 5
geck Propefty - Bestlawn Paîk
Edmond¡ Woshinqton G eotech n icø I Re oort Add en d um
CLOSURE
We appreciate this opportun¡ty to have been of service to you with your project. Should you
have any quest¡ons, or require additional information, please do not hesitate to call.
Sincerely,
ASSOCIATED EARTH SCIENCES, INC.
Kirkland, Washlnglon
TTmothy
Senior P
.G., L.Hg.
lon N.l.G., [.8.G,Matthew A. fi4iller, P.E
Princlpal EngineerEngineering Geologist
Attachments:
I
Figure 1;
Figure 2:
Appendix A:
Appendix B:
Vicinity Map
Site and Exploration Plan
Exploration Logs
Sieve Analyses
tan.tory 6,zots
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Page 7
RAM Engineering, lnc.
Preliminary Engineering and Drainage Repoft
RAM No. 15-008
Woodway Coutt úLot Plat
August 23, 2016
Page I-9 Attachment 5
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VICINITY MAP
BECK PROPERTY - RESTLAWN PARK
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RAM Engineer¡ng, lnc.
Preliminary Engineering and Drainage Repoft
RAM No. 15-008
Woodway Coutt úLot PIat
August 23, 2016
Page l-10 Attachment 5
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APPENÐIX A
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RAM Engineering, lnc.
Preliminary Engineering and Drainage Report
RAM No. 1.5.008
Woodway Coutt lLot Plat
August 23, 2016
Page l-12 Attachment 5
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ållt. sanoy sllt. g'avelly slli
s:lt lrira saea or griìvel
Clay ol lorv to medluil'r
plasliciry: silty. sand̡. or
gravclly clay, lean clay
Õrganic clay or silt o, h',v
plåstlclty 8b\r's,'û'Õ¡
Ët.iiôn or 6tSam¡rlcr
Ty¡r*
?,{P TI)
S¡!l:-Socon
Ii.rc'pler
¡(ì!Ì Ì i
Sulk:umpL:
Symbols
qa¡Êdûf Tvoè
Descrlpùon
tcff:ii irs.lsd¡æ jsal
!5¡l;"i:eso¡l
llllù' tif.l \!ll!,
blff { ierhg
sr:'i.:6
5c¡È*r:t* crl¿i'rl
rìl llvd 5 lt:
'rll¡ ill u' r¿c.
€.d tJ)
3,0 i)t SpfiþSfroÕn Sampler
3.25r OD Sírlh-SÞot', .qin$ liânlpkrÌ
3.O'(J0 Inlrr\\'¡ll ïubû Srìtìrl¡r
iifñl.lsii,o Srclby luia)(irab Sarn¡!r
Ponion no: rêcûrilÉc
hlarlic sili clayey sill, srlr
wlih r:lcaceou: or
dia:om¡c:ous Jine sand or
cllt
Clay of nign rrlaslicity,
sandy cr grävclly clay. fal
clay with sard or gravel
Orgãn¡Ç clåy oî silì o'l
rncrjl¡.¡rn 1o irlqh
plasllclly
ial Dq)lh ol çro',td ü,â:fr
* AlO = A: tlr:rc ol <i4ilrvi
l3 Slðilc \ò,.rler ll'\'el idâ:ei
!t: uçr¡blne<l U$çs symþcls çs€.Ç ior
llncs btl'r,tÎn SiÉ atd :29i
'll Ferceliage by dr! "lelglìlia (SFIj Slrnctard FÉ..'{-ìl'åtlorì Tesl
{ÂST¡!4 D.1596):l' h ßcnerai Ácco¡da¡co vriih
5til'ldard P¡Í'Çlicc f or ll¡scriptiOn
a¡.¡l lrjcnilllca:lon ol Sollb iÂS-lM ü.?498Ì
å'å "Fåã
ãä
#I PT
Psåi, muck ånd Õlrrer
highly organic soils
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plâ$thlty êsthråtô$ 6nd shrlld ñÍ b6 câôôrù6d ts fiûly lôH cr lðbrrÈtrry lô31h0 unlèó6 9rûisnted l'er¡ln. Vbualnr¡rl¡l andrt. lnþÐrâlory clâis[kâtljn
rsrhsds ol AStrrl È248? rñd O-2498 wåis usçd ss rn ldenjllc¡ìlln gùld6 le. lhð L,nltl¡d $dl O¡rsllc¡llgl Sysloñ,
assoclalsd
rflrth sclr:nces
I r. í. ;: t: ":¡ : ì, al
EXPLORATION LOG KEY FIGURE A1
RAM Engineering, lnc.
Preliminary Engineering and Drainage Report
RAM No. 15-008
Woodway Coutf 5-Lot Plat
August 23, 2016
Page l-13 Attachment 5
r*---=--€
10
l't -
't2
13
14-
15
16-
17
18-
19
Àôô
LOG OF EXPLORATION PIT NO. EP.1
Topsoll - -
Wea$ercd Vaehon Advance Outreagh
reddish brown,silty, s reyg!ry-9AN D- (9Il:__- - våÊhoñAdváäðeout¡nasrr
I
2
3
4
5
6
7
I
Medium dense, moist, grayish tan, gravelly wetl graded SAND, trace silt; conþins thin disconlinuous
lenses (< I inch lhick) of silty sand, scaltered cobbles (SW).
Scettered roots 0 to 4 feet
Becomes medium dense to dense, gray, no s¡lty lenses below 4 feet'
Botlom of expþrållon pit at d€pth l0 læt
Nosoepago. Nocâvlng.
9-
--€0-I
È
¡
Àg*
s;Lu
Loggodby: TJP
Approvedby: JNS
Beck Propefi - Restlawn Parlt
Edmonds, WA
âs8oclåt€d
earlh sciences
incarpcr¡tod
Pro¡€c-t l,¡o. K81404584
1A11n4
RAM Engineering, lnc.
Preliminary Engineering and Drainage Repoñ
RAM No. 15-008
Woodway Coutt 5-Lot Plat
August 23, 2016
Page l-14 Attachment 5
5ôoo d,Wf $Jffit$ïffi TfiËilffi dtr*nffi Firi?&,,frt?ffi qffi fl ffi Hrs"
LOG OF EXPLORANON PIT NO. EP.z
DESCRIPTION*-T¡iÍ-
Looss, moist, brown, gravelly, s¡lty SANO, scattered debris (brick, wire, pieces of concrele) (SM).
D¡scontinu0us hor¡zon åt bâse.
wsaii¡ersd vaCtron l¿-vãnce Ourrvaıh
Medium dense, msisl, redd¡sh þrown, grevelly SAND, some silt (SW/SM).
AdvanceOulrræh
Mediurn dense to dense, moist, grây, gravelly SAND, trace sil[ scâttered cobbles (sw].
Contains rusty streaks, some sill 6 to 7 feet.
Botlom of cxptcrðt¡on pit åt d6pth l0 feêt
No s€opago. No cavlng.
I
2
3
4
5
b
7
I
I
10
11
12
13
14
15
16 -'
17
i
i
I
'18
19
åÉgô
At'di
ÀÞu
Beck Property - Restlawn Park
Edmonds, WA
Lôggêd by: TJP
þproved by: JNS
asaociâted
earth sciences ProjectNo. KE140t58l\
1Ann4
RAM Engineering, lnc.
Preliminary Engineering and Drainage Reporf
RAM No. 15-008
Woodway Court 5-Lot Plat
August 23, 2016
Page l-15 Attachment 5
LOG OF EXPLORATION PIT NO. EP.3
c
tooô
*3r#J,g?tål'h'"ffi3[fËr¿*J,¿,l"fiJåH,ã'ilfi'1lH*J&';ffit'ffiff,i3Hfü#,frÊ0,å[äld",h"
kìñË àiËiìrÄúeiö,i.-éîï;úiääi6ñAífñî riÈl'c¡ürìi¡ã ãt thil pcatioñ tutih'thð p6aóas€ ot t¡mo. rh€ d¡ta prôs€nlod are
r 3lrîplôcålion ot Scluál conditions sncountotBlt.
*-:*1T?n"Fill
Loose, mo¡st, grayish tân to tãn, gravelly SAND, trace to some silt, hâce plastic and organic debds,
scattered cobbles (SWSM).
Buried lopsoil horizon at base,
l¡rtæth€rod Vashon Advânceouluã8h
Medium dense, moist, reddish brown, gravelly SAND, some silt (SW/SM).
--ffi n ¡i¡úà nııır¡t¡'varitr
Medium dense to dense, moist, tan to gray¡sh tan, very gravelly SAND, trace silt, scattored cobbles
{sw).
Conlains rusty streaks with some silt 6.5 to 7 feel.
Becomes gray, fine to medium SAND, no gravel (SP).
Bottorñ ol è,eloration pit åt deplh t 0 fÉot
No3åepâg€. Nocaving
I
IIi
1
2
3
4
5
Þ
7
I
I
10
11
12
13
14
15
16
1?
18
19
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l
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ãÈtq
tnf Logged by: TJP
Apptovcd by: JNS
Beck Property - Restlawn Park
Edmonds, WA
âssoclat€d
êarth sciences
incorp0¡åled
ProJect No. KEI{I¡¡1584
1U11114
RAMEngineering, lnc.
Preliminary Engineering and Drainage Report
RAM No. 15008
Woodway Coutt lLot Plat
August 23, 2016
Page l-16 Attachment 5
LOG OF EXPLORATION PIT NO. EP4
ê
t
CIocl w ffiïtffi"'tïffi
1
2
3
4
5
6
7
I
9
10
11
12
DESCruPNON' Fm-
Loose, moist, brot\rn, gravelly SAND, some silt, scattered debris (p¡eces of brick and concfete'
plastic, moderate quântity of wood) (SM).
Buried topsoil horizon åt basc.
ügled_co!gl9!9,.9!e! preseû.?t base of fill ql qp!,lElgggi!
Wealhorsd Vashon AdYanco Outw"sh
Medium dense, moisl, reddish brown, gravelly, silty SAND (SM)-
Vashon Advance Outtúash
Medium dense to dense, moist, grayish ten with rusty streaks, gravelly SANO, trace silt, scallered
cobbles (SW).
Boilom of èxplon¡uon p¡t ål dêpth I h€t
Nö3Þ,0p89e. Noc¿vlño.
13-
14-
15-
l6
17
't8
19
I*€&
LoggÊd by: TJP
Approved by: JNS
RAlltl Engi neering, I nc.
Preliminary Engineering and Drainage Report
RAM No. 15-008
Beck Property - Restlawn Park
Edmonds, WA
oarth sciences
irlcotp0rat€d
Projec't No. KEl40¿1684
l2l1tt14
Woodway Coutt 5-Lot Plat
August 23, 2016
ãó
¡
5¡
Es
$
Page l-17 Attachment 5
GRAIN SIZE ANALYSIS . MECHANICAL
Date Sampled
12110t2014
Projecl
Beck Properly
Project No.
KEr40458A
SoilDescription
Gravelly sand trace silt
Tested By
MS
Locâtlon
Onsite
EBiEF No
EP.I
Depth
2-3'
Wt. of moislure v/el samplo - Tare 308.2r Tolal Sample Tare 467.57
Wl. ol môislúrÉ Crv SernDle ' Tarc 258.7 Tolal Sâmple vd + lâre 1510.48
Wt. rl Tsrê 99.74 Total $ample Wt 1042 S
þVt. of mo¡stufo Drv Samolg 19ç.96 Trtål sâmolå OrY W 985.3
¡¿ôislurû %60k
S¡eve No. D¡am. {mrn)Wt. Reta¡ned (s)Minimum Mâximum
't 76.1 o,'1o0.0
2q ô4 o.0 .t00.0
2 5û.8 0.0 100.)
1.5 38 1 0.0
,|25.4 0.100.o
3t4 1g o.(1f )
3t8 951 98.21 1().
#4 4.76 176.29 17S
#8 2.38 22t.51 22.¿77.6
#10 2 230.51 23.4 76.
fr¿a 085 345.87 35.1 64.9
#40 ô 4?,732.46 74.3 2l 7
#6C 025 897.97 s tt_
#10û 0 t49 935.27 94.9 5.1
#200 0_074 952.44 !lti.3,3
#274 0.053 958.32 97 -1 2.
3'3l/4"
US STANOASD SIEVE NOs.
fçû.4 NO 16 l{o,43 NO.2æ
(,Êlt
t,gùt-
l0û
80
Ê0
40
20
Il0
1ù0 001tc10.1
Graln Slzo, mm
I
Gravcl Sand Silt and Clay
{ìr¡trse l-'inc Colrsr'ñlcdir¡rn l:ine
ASSOCIATED EARTH SC'EruCES,
'ruC.g 1 1 5Ìh .{16.. Sui{e'100 Kirkrand. WÅ 98û33 425.827.??0f FÀX 425.ô2f -5424
RAM Engineering, Inc.
Preliminary Engineering and Drainage Report
RAM No. 15-008
Woodway Court 5-Lot Plat
August 23, 2016
Page l-19 Attachment 5
GRAIN SIZE ANALYSIS - IUIECHANICAL
Dâte Sarnpled
1il14t2014
Project
Beck Property
Projecl No.
KEl40458A
Soil Description
Verv Gravellv sand trace silt
Tested By
MS
Location
Onsite
EB/EP No
EP.3
Depth
7€',
wl of mûisluaó v/ot gamolo r Tate 384.76 Tolal SamplB Tars 452.82
Wl ot móisture drv Samûle + late 371.74 Tolâl Sðmple wt + lare 1452.99
Wl of Tere 10û.47 Tolal Sample Wt r000.2
Wt ol moisture Þry Sample 271.27 Tolal samole DfY !ryÎ 954.4
Moìsture o/¡5%
Sieve No-Diam. {mm)Wt. R€lained (q)% Relained % Passinq Minimurn Maximum
3 76.1 0.0 100.0
2.5 64 0.0 r00 0
z 50.8 0.0 100.0
1.5 38 1 0.0 100.0
1 23.4 0.o f 00.0
3t4 f9 19.92 2.1 s7.9
3t8 s5l ?24.75 23,6 76.4
fr1 4.76 387.22 40.6 59.4
#8 2.38 500,22 52"4 47.6
#10 2 523.05 54.8 45.2
#20 0.85 654.'t4 68,5 31.5
#40 o"42 850.26 89.1 10.9
f60 o,25 924.{¡8 s6.8 3.2
#100 o.1 49 s35.S8 98.1 1.9
#200 0.07r 941.44 98.6 14
il?70 0.053 942.6 s8.8 '1.2
3¡4'
US STANDARÞ SIEVE NOS.
NO.,ê NO_16 NÕ.,19 NO 20û
100
80
60
40
?a
o
ü
couoo.
l
100 10 01 û.01
Grain Sizo, mm
\
Gravel Sand Silt and Clay
Co:rn;e lii¡le C{'arss lvletiiunr I:ir¡e
,ASSOCIATED EARTH SC'EruCES,
''VC,91 1 5rh /ìvû . Sú1ê 100 Kr'lônd. ylA 98033 425 8?7"7701 FAX 425427-542.1
RAM Engineering, lnc.
Preliminary Engineering and Drainage Report
RAM No. 15-008
Woodway Court S-Lot PIat
August23,2016
Page l-20 Attachment 5
EXHIBIT ..A''
LEGAL DESCRIPTION FOR STREET EASEMENT
THAT PORTION OF PARCEL "C'OF CITY OF EDMONDS BOUNDARY LINE ADJUSTMENT
NUMBER PLN-20150040, ACCORDING TO THE BOUNDARY LINE ADJUSÏMENT
RECORDED UNDER AUDITOR'S FILE NUMBER 201603165008, BEING A PORTION OF
MEDITATION IN RESTLAWN MEMORIAL GARDENS, ACCORDING TO THE PLAT
THEREOF RECORDED IN VOLUME 45 OF PLATS, PAGES 51 AND 52, RECORDS OF
SNOHOMISH COUNTY, WASHINGTON, DESCRIBED AS FOLLOWS:
COMMENCING AT THE SOUTHWEST CORNER OF SAID PARCEL "C", BEING A POINT ON
THE NORTH MARGIN OF 24OTH STREET S.W.;
THENCE SOUTH 88" 06'47" EAST, ALONG THE SOUTH LINE OF SAID PARCEL "C', SAID
LINE ALSO BEING THE NORTH MARGIN OF 24OIH STREET S.W., A DISTANCE OF 33.77
FEET TO THE POINT OF BEGINNING;
THENCE NORTH 89" 12'16" EAST, A DISTANCE OF 45.75 FEET;
THENCE SOUTH 88" 09' 18" EAST, A DISTANCE OF 48.54 FEET;
TI-iENCE SOUTH 87' 14'08" EAST, A DISTANCE OF 49.83 FEET;
THENCE SOUTH 86" 13' 30' EAST, A DISTANCE OF 42,90 FEET TO THE SOUTH LINE OF
SAID PARCEL "C', SAID LINE ALSO BEING THE NORTH MARGIN OF 24OTH STREET S.W,;
THENCE NORTH 88" 06 47" WEST, ALONG THE SOUTH LINE OF SAID PARCEL "C', SAID
LINE ALSO BEING THE NORTH MARGIN OF 24OTH STREET S.W., A DISTANCE OF 186.95
FEET TO THE POINT OF BEGINNING.
SITUATE IN THE COUNTY OF SNOHOMISH, STATE OF WASHINGTON
Attachment 6
Parcel name: ESMTST
North: 288897.138 East : 1261451.244
Line Course: N 89-12-16 E Length: 45.75
North: 288897.773 East: 1261496.990
Line Course: S 88-09-18 E Length: 48.54
North: 288896.21 East : 1261545.505
Line Course: S 87-14-08 E Length: 49.83
North: 288893.807 East: 1261595.277
Line Course: S 86-13-30 E Length: 42.90
North: 288890.983 East : 1261638.084
Line Course: N 88-06-47W Length: 186.95
North: 288897.139 East : 1261451 .235
Perimeter: 373.97 Area:273 sq.ft.0.01 acres
Mapcheck Closure - (Uses listed courses, radii, and deltas)
Error Closure: 0.009 Course: N 87-1-54 W
Error North: 0.0005 East : -0.0093
Precision 1:41,552.22
Parcel name: ESMTSTLEAD
North: 288898.250 East : 1261417.497
Line Course: S 88-06-47 E Length: 33.77
North: 288897.138 East : 1261451.249
Line Course: N 48-40-29 W Length: 44.15
North: 288926.292 East: 1261418.093
Line Course: S 01-12-44W Length: 28.05
North: 288898.248 East : 1261417.500
Perimeter: 105.96 Area:473 sq.ft. 0.01 acres
Mapcheck Closure - (Uses listed courses, radii, and deltas)
Error Closure: 0.003 Course: S 54-56-18 E
Error North: -0.0020 East : 0.0028
Precision 1:35,323.33
Attachment 6
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SUBDIVISION
lssued By:
G uarantee/Certificate N um ber:
50002921 I
Update 6
æ
CHICAGO TITLE INSURANCE COMPAI.TY
CHICAGO TITLE INSURANCE COMPANY
a corporation, herein called the Company
GUARANTEES --*,'ü;,,-fii:#J:*,.
Orca Surveying
herein called the Assured, against actual loss not exceeding the liability amount stated in Schedule A which the Assured
shall sustain by reason of any incorrectness in the assurances set forth in Schedule A.
LIAB¡LIW EXCLUSIONS AND LIMITATIONS
1. No guarantee is given nor liability assumed with respect to the identity of any party named or referred to in
Schedule A or with respect to the validity, legal effect or priority of any matter shown therein.
2. The Company's liability hereunder shall be limited to the amount of actual loss sustained by the Assured because of
reliance upon the assurance herein set forth, but in no event shall the Company's liability exceed the liability amount
set forth in Schedule A.
Please note carefully the liability exclusions and limitations and the specific assurances afforded by this guarantee. lf you
wish additional liability, or assurances other than as contained herein, please contact the Company for further information
as to the availability and cost.
Chicago Title lnsurance Gompany
By:
Ghicago Title Company of Washington
3002 Golby Ave., Suite 200
Everett, WA 98201
President
Countersigned By:Attest:
ffitrüffiËwffin¡
[wW^
{".-. &¿p
Authorized Officer or Agent Secretary
l.F(
åü*n
Page 1 wA-cT-FNRV-021 50.624691 -SPS-l -'l 6-50002921 1
Attachment 7
CHICAGO TITLE INSURANCE COMPANY
GUARANTEE/CERTIFICATE NO. 50002921 1
UPDATE 6
ISSUING OFFICE
Title Officer: Builder Unit
Chicago Title Company of Washington
3002 Colby Ave., Suite 200
Everett, WA 98201
Fax (866)827-8844
Main Phone: (425)259-8223
Email: evebuilder@ctt.com
SCHEDULE A
Effective Date: July 5,2016 at 08:00 AM
The assurances referred to on the face page are:
That, according to those public records which, under the recording laws, impart constructive notice of matter relative
to the following described property:
SEE EXHIBIT "A" ATTACHED HERETO AND MADE A PART HEREOF
Title to said real property is vested in:
Northwest Preferred Funeral Services, lnc., a Washington corporation
subject to the matters shown below under Exceptions, which Exceptions are not necessarily shown in the order cf their
priority.
END OF SCHEDULE A
Liability Premium Tax
$1,000.00 $250.00 $23.00
Page 2 wA-cT-FNRV-021 50.624691 -SPS-l -l 6-50002921 IAttachment 7
EXH¡BIT'A'
Legal Description
FoTAPN/Parcel lD(s): 004527-000-002-00, 004527-000-005-00 and 270336-003-030-00
Parcel C of City of Edmonds Boundary Line Adjustment No. PLN-20150040, according to the Boundary Line Adjustment
recorded under Auditor's File No. 201603165008, being a portion of Meditation in Restlawn Memorial Gardens, according
to the plat thereof recorded in volume 45 of Plat(s), Page(s) 51 and 52, records of Snohomish County, Washington;
All Situate in the County of Snohomish, State of Washington
Page 3 WA-CT-FNRV-02150.62469'|-SPS-1-1 6-50002921 I
Attachment 7
CHICAGO TITLE INSURANGE COMPANY
GUARANTEE/CERTIFICATE NO. 50002921 I
UPDATE 6
SCHEDULE B
GENERAL EXCEPTIONS
A. Rights or claims of parties in possession, or claiming possession, not shown by the Public Records.
B. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would
be disclosed by an accurate and complete land survey of the Land.
C. Easements, prescriptive rights, rights-of-way, liens or encumbrances, or claims thereof, not shown by the
Public Records.
D. Any lien, or right to a lien, for contributions to employee benefit funds, or for state workers' compensation, or
for services, labor, or material heretofore or hereafter furnished, all as imposed by law, and not shown by the
Public Records.
E. Taxes or special assessments which are not yet payable or which are not shown as existing liens by the
Public Records.
F. Any lien for service, installation, connection, maintenance, tap, capacity, or construction or similar charges for
sewer, water, electricity, natural gas or other utilities, or for garbage collection and disposal not shown by the
Public Records.
G. Unpatented mining claims, and allrights relating thereto,
H. Reseruations and exceptions in United States Patents or in Acts authorizing the issuance thereof.
L lndian tribal codes or regulations, lndian treaty or aboriginal rights, including easements or equitable
servitudes.
J. Water rights, claims or title to water
K. Defects, liens, encumbrances, adverse claims or other matters, if any, created, first appearing in the Public
Records, or attaching subsequent to the effective date hereof but prior to the date the proposed lnsured acquires
of record for value the estate or interest or mortgage thereon covered by this Commitment.
Page 4 WA-CT-FNRV-021 50.624691-SpS-1-l 6-50002921 1Attachment 7
CHICAGO TITLE INSURANCE COMPANY
GUARI\NTEE/CERTIFICATE N O. 50002921 1
UPDATE 6
SCHEDULE B
(continued)
SPECIAL EXCEPTIONS
No search has been made as to property taxes and assessments. Property taxes and assessments will be
searched upon request.
2. Easement(s) for the purpose(s) shown below and rights incidental thereto, as granted in a document:
1
Granted to:
Puipose:
Recording Date:
Recording No.:
Affects:
Puget Sound Power & Light Company
Electric transmission and/or distribution line
March 18, 1931
496845
Portion of Said premises and other property
3.
4
5.
6.
Govenants, conditions, restrictions, recitals, reseruations, easements, easement provisions, dedications, building
setback lines, notes, statements, and other matters, if any, but omitting any covenants or restrictions, if any,
including but not limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital
status, disability, handicap, national origin, ancestry, or source of income, as set forth in applicable state or
federal laws, except to the extent that said covenant or restriction is permitted by applicable law, as set forth on
plat of Garden of Prayer in Restlawn Memorial Gardens:
Recorded: Volume 15 of Plats, page 115
Covenants, conditions, restrictions, recitals, reseruations, easements, easement provisions, dedications, building
setback iines, notes, siatements, and other matters, ii any, but omitting any covenants or restrictions, if any,
including but not limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital
status, disability, handicap, national origin, ancestry, or source of income, as set forth in applicable state or
federal laws, except to the extent that said covenant or restriction is permitted by applicable law, as set forth on
the plat of Garden of Meditation in Restlawn Memorial Gardens:
Recording No: 8404175002 and Volume 45 of Plats, pages 51 and 52
Covenants, conditions, restrictions, recitals, reservations, easements, easement provisions, dedications, building
setback lines, notes and statements, if any, but omitting any covenants or restrictions, if any, including but not
limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital status, disability,
handicap, national origin, ancestry, or source of income, as set forth in applicable state or federal laws, except to
the extent that said covenant or restriction is permitted by applicable law, as set forth on Survey:
Recording No: 200705215142
Covenants, conditions, restrictions, recitals, reservations, easements, easement provisions, dedications, building
setback lines, notes, statements, and other matters, if any, but omitting any covenants or restrictions, if any,
including but not limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital
status, disability, handicap, national origin, ancestry, or source of income, as set forth in applicable state or
federal laws, except to the extent that said covenant or restriction is permitted by applicable law, as set forth on
Record of Survey for The Amended Garden of Meditation:
Recording No: 201411065005
Note: said instrument was not executed by the City of Edmonds.
Su bdivision Guarantee/Certifi cate
Page 5
Printed: 07.12.16 @ 05:00 PM
wA-cT-FNRV-021 50.624691 -SpS-1 -l 6-50002921 1Attachment 7
CHICAGO TITLE INSURANCE COMPANY
GUARANTEE/CERTIFICATE NO. 50002921 I
UPDATE 6
7
SCHEDULE B
(continued)
Order and Decree Removing Real Property from Cemetery Dedication including the terms, covenants and
provisions thereof
Recording Date
Recording No.:
November 2,2015
201511020483
8.Covenants, conditions, restrictions, recitals, reservations, easements, easement provisions, dedications, building
setback lines, notes, statements, and other matters, if any, but omitting any covenants or restrictions, if any,
including but not limited to those based upon race, color, religion, sex, sexual orientation, familial status, marital
status, disability, handicap, national origin, ancestry, or source of income, as set forth in applicable state or
federal laws, except to the extent that said covenant or restriction is permitted by applicable law, as set forth on
City of Edmonds Boundary Line Adjustment No. PLN-20150040: :
Recording No: 201603165008
9. A deed of trust to secure an indebtedness in the amount shown below,
Amount: $3,400,000.00Dated: November 29,2006
Trustor/Grantor: Northwest Preferred Funeral Services, lnc., a Washington corporation, and Letson Properties
LLC, a Washington Limited Liability CompanyTrustee: Rainier TitleBeneficiary: Ellsworth D. Purdy and Elenora W. Purdy, Trustees of the Ellsworth & Elenora Purdy
Revocable Trust
Recording Date: November 30, 2006
RecordingNo.: 200611301287Affects: Parcels B and C and other property
l0 The Company's liability for this report is limited to $1,000.00. This report is based on the company's property
records, and no liability is assumed for items misindexed or not indexed in the public records, or for matters
which would be disclosed by an inquiry of the parties in possession or by an accurate survey or inspection of the
premises. This report and the legal description given herein are based upon information supplied by the applicant
as to the location and identification of the premises in question, and no liability is assumed for discrepancies
resulting therefrom. This report does not represent either a commitment to insure title, an examination of, or
opinion as to the sufficiency or effect of the matter shown, or an opinion as to the marketability of title to the
subject premises.
END OF SCHEDULE B
Subdivision Guarantee/Certificate
Page 6
Printed: 07.12.16 @ 05:00 PM
wA-cT-FNRV-021 50.624691 -SPS -1 -1 6-50002921 1Attachment 7
cusÍot{ER Euc
CONTACT
Form
A coordinated utiliþ environment which maximizes joint utility opportunities to provide qualiþ service for the citizens of Edmonds
EUC
.;lECElvlår,
l'lAY 23 2016
PLA$IT'III'¡G DEPT.
FMsUtilitiæCm$orium
YOU WILL BE GIVEN A CONFIRMATION NUMBER BY EA.CHUTILITY ONCE
YOU HAVE INFORMED THEM OFYOURPROJECT.
SITE 800 - ttl4-tt^ -Åve, W U,^xn
M"ry
¡rÁrto PIZoJ*Z
¡¡s+tr 37bYZ1
will need to provide PIID with a site plan and a completed New Serviceou
Questionnaire.
- 1.888-321.77?9
Call to verifu gas availability and to coordinate service irutall. You will need to
provide parcel number, contâct phone number and mailing address.
# 1Lt"7g
ffi.
Jeremy Fallt - 425-2634024
You will need to provide Frontier with the location of your project, total line
requirement, and the date in which service is required. A copy o{ your
# ,L{[
c0mc0st
Mike
You will need to provide Comcæt with the location of your project, a copy of
your development and site plan (digitat copy if available.) The date in which
service is required and a list of contact names, phone numbers & mailing
# cr + t15S ll
0
#W"t- $flfl;fuçH,itf;%,
You will need to provide OVWSD with the survey map of your site and
cornplete a development information fotm.
Steve Dunphy - 475-774-77ó9 ext.
For customers in Olymplc View
THIS FORM MUST BE COMPLETED AND GIVEN TO DEVELOPMENT
SERVTCES STAFF AT THE TIME OF PERMIT SUBMITTAL ¡.ev.1o/r/13Attachment 8
10234
2
3
9
0
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Project Location
Zoning and Vicinity MapPLN20160023Woodway Court 2Five-Lot Subdivision 1 inch = 250 feetScale
Attachment 9
EQ ruq-; h:ï' i;i.f' ffi '
.$'3
#P20
r4A,{ 1 0 City of Edmonds
Development Services ÐePartment
Planning Divisiort
Phone: 425.771.0220
Fax: 425.771.0221c
k,Date Recelved
Glty RecelPt
CrltlcalAreas Flle
CrltlcalAreas
Date Malled to
ICAL AREAS CIIECKLISTCRI'f
The Critical Areas Checklist containcd on ttris fornr is to
be filled out by âny pçrson preparing a Development
Permit Applicaiion foi the City of Edmonds prior to
his/her subruittal of the application to the City.
The purpose of the Checklist is to enable City staff to
determine whelher any potential Critical Areas are' or
may be, pres€nt on the subject property' The-information
n""¿ø io cornplete the Checklist should be easily
available from oúservations of the site or data available at
City Hall (Critical areas inventories, maps, or soil
surveys).
A property owner, or his/her authorizctl representåtiv€'
*ult nff out thc cltecklist, sign and date it, and submit it
to the City. The City will review the chccklist, make a
pr"cutsory site visit, and make a determination of the
iubsequent steps necessary to cottrplete a developnrenr
permit application'
Pleasc submit a vicinity map, along with ths signed copy
of this form to assist City stàff in finding and locating the
specifrc piece of property described.on this fonn' In
uddition,- the applicant shall include other pertinent
informaiion (e.g.- site plan, topography map, etc') o-t-
studies in conjuñction wlth this chccklist to assistant sraff
in oompleting their pretiminary assessment of the site'
The undersigned aPPlieant,and his/her/its heirs, and assigns,in consideration on the processing of
and all danragcs,
the application sgre€s
to release, indemnifY, defend and hold the City of Edmonds harmless fi'ont anY including reasonable
attomey's fees, arising ftom anY action or infraction based in whole or part upon false, nrisleading, inaccurate or
incomplete information fl¡mished bY the agents or employees.
By my signaturc,I certify that the and herewirh submitted are true and correct to the best of rny
knowledge and that I arn authorized to $lç. ti¡is on the bchalf of the owneras listed below
í'¡
SIONATURE OF APPLICANT/ACENT
Property Owner's Authoriz¡tlon
By nry signature,I certify that I have authorized
and grant my pennission for the public offrcials and
purposes of insPection and Posting
S¡cNtruRg or
Owner/Ä.pplic¡nt:
above Applicânt/Agent to apply for the subject.land use applicatior'
rf,u ,tuff of tfre Citfof Edrnonds to enter the subject property for the
DATE
DATE st
Applicant RePresentative:
application
Seleot Hom es - Craig Pierce
PLEASE PRINT CLEARLY
NW Preferred Funeralservices, lnc.
Name
99 Woodhaven Pl
Name
16531 13th Ave W Ste A-10
Street AddressStreet Address
Woodway, WA 98020 LYnnwood , wA 98037
City State
425-299-2600
zip
City State
Telephone ,426-870-2459
zip
Email addrEss:,cÊt Email Address:
Revised on 12/ 16/1 2
i¡
P20 - Critical Areos Checklísl
cbpierce @comcast.net
Pagc I of2
Attachment 10
1.
2,
3.
^
#P20 cA Fne uo'J ßA>¿'/ b ao I f
Critical Areas Checklist
Site Information (soils / top o gr aphy / hy drolog y / v egetation)
Site Address/ Location:23800 104th Ave W wA 98026
Property Tax Account Number:00452700000500
Approximate Site Size (acres or square feet):1.26 Acres
Isthissitecurrentlydeveloped?Ely*r-no.. ,, ..
If yes; how is site develoPecl?Two existing structures and concrete slab
5. Describe the general site topograplry' Check all that aPply.
Flat: less than S-feet elevation change over entire site'
Rolling: slopes on site generally less than 75% {a vertical rise of l0-feet over â horizontal
distance of 6ó-feet).
Hilly:slopes present on site of more than L57o and less than 30% (a vertical rise of L0-feet
over a horizontal distance of 33 to 66-feet).
Steep: grades of greater than 30% present on site (a vertical rise of l0-feet over a horizontal
distance of less than 33'fee$.
Other (please describe):
6.Sitecontains areas of year-round standing water: NIA ; Approx' Depth:
Site contains areas of seasonal standing water: NIA ' ; Approx' Depth:7
8.
L
10.
n.
What season(s) of the Year?
Site is in the flooclway N/A floodPlain
-
of a water course'
Site contains
N/A
a creek ot an ârea where water flows acro5s the grounds surface? Flows are year-round?
Flows are seasonal?
-
(What tirne of yeat? _-j'
shrubs mixed .. -;Siteisprimarily: forested N/A :meadow
urban landscaped (lawn, shrubs etc)
Obvious wetland is present on site:N/A
For Ctþ Ëtaff Use OnlY-----
Plan CheckNumbet, if aPPlicable?
critical Areas inventory or c,A. map indicates critical fuea on site?
site within designated earth subsidence landslide hazard area?
WAIVER
Revlewed
rÂ
1.
2.
3.
4.
5.
SCS mapped soil tYPe(s)?
Site is Zoned?
Rcviscd on lz/Wl2 P20 - Critical tlrcas Checklist Page 2 of2
Attachment 10
'..r.r
i,'
'ìr .- è .t,
r -t¡ $:.
R
a
Critical Areas Map
cRA20160049
23800 - 104th Avenue West
r
Scale
1 inch = 70 feet
9c. 18 $Attachment 10
DA Zone I 003
Woodway23505 23424
10723
23515 High L¡bÉry 23404
PL
1 0626 Baseball 23414
23520 23-42
10716 10630 23530
23610 q 23605 23606
""su
'ü6-d,tç o
Edmonds School
District Property
23700
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ST
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21103 24104
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243RD PL 2431 9918
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IFÐo
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24324
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't 0014
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24119 24120
24127 24128
24201 24202
21207 24208
10608
24229
24215 24216
24222
24305
N
A
City of Edmonds
Address Book, November 2002
s.w. 1t4, sEc. 36T.27N., R.3 E.W.M.Attachment 10
AND
ESOLUTIOIVS
LAND USE CONSULTANTS
Design " Planning' Management
3605 Colby Avenue - Everett, WA 98201
tele (425) 258-4438 - fax (425) 258-1616
Ianduse@nwlink,com
City Of Edmonds
ENVIRON[NENTAL CHECKLIST
FOR
WOODWAY COURT
Applicant:
Select Homes, lnc.
16531 13th Avenue W, A{07
Lynnwood, WA 98037
Prepared By:
Land Resolutions
3605 Colby Avenue
Everett, WA 98201
425-268-4438
Attachment 11
A. BACKGROUND
1. Name of proposed project, if applicable:
Woodway Court
2. Name of Applicant: Select Homes, lnc.
3. Address and phone number of applicant and contact person:
APPLICANT:Select Homes, lnc.
16531 - 13rh Avenue West, A107
Lynnwood, WA 98037
OWNER:Northwest Preferred Funeral Services
11923 Prenick Lane860 Casper Street
Mukilteo, Washington 9827 5
CONTACT PERSON Land Resolutions
3605 Colby Avenue
Everett, WA 98201
425-258-4438
4. Date checklist prepared:
June 5, 2016
5. Agency requesting checklist
City of Edmonds
6. Proposed timing or schedule (including phasing, if applicable):
As soon as all approvals have been received, summer, fall 2015, This development shall be
Developed as one phase.
7. Do you have any plan for future additions, expansion, or further activity retated to or
connected with this proposal? !f yes, explain.
Plans for future additions, expansion, or further activity related to or connected with this proposat do nat
exist at this time; however, ce¡tain potential improvemenfs associated with this property could include,
but may not be limited to drainage, roadway improvements, utitity improvements, water and sewer line
construction, within the project and along both 240th Sfreeú SW and 104th Avenue West, as determined
by the city's staff.
Woodway Coutí
SEPA Checklist
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Attachment 11
8. List any environmental information you know about that has been prepared, or will be
prepared, directly related to this proposal.
\ê"V-t- e-bÀ*.'n^'Targeted Ðrainage Plans
Drainage Report
Preliminary plat map
\ @,/'\.(M,-,Ç 11C,{
9. Do you know whether applications are pending for government approvals of other proposals
directly affecting the property covered by your proposal? lf yes, explain.
None known
10. List any government approvals or permits that will be needed for your proposal, if known.
Formal Plat approval
Land Disturbing Permit application approval
Grading perrnit
Utility permits
Demo permit
HPA or NPDES permit
Right-of-way Use Permit approval
Construction approval permits
Final Plat approval Building permits
11. Give briel complete description of your proposal, including the proposed uses and the size
of the project and site. There are several questions later in this checklist that ask you to
describe certain aspects of your proposal. You do not need to repeat those answers on this
page. (Lead agencies may modify this form to include ad{itiona\sPecriJic information on
brıjeci descriÞtion). A
/t^^^"\ (\'ù -We''Ç-t L
The instant application is a request for approval of a dnort plat in order to create 5 single-family lots
on a 1 .2}-acie property located at North of 240th Street NW and West of 1041h Avenue West -
Edmonds Washington.
12. Location of the proposal. Give sufficient information for a person to understand the precise
location of your proposed project, if known. lf a proposal would occur over a range of area,
provide the range or boundaries of the site(s). Provide a legal description, site plan, vicinity
map, and topographic map, if reasonably available. while you should submit any plans
required by the agency, you are not required to duplicate maps or detailed plans submitted
with any permit applications related to this checklist.lD{*
The site is located North of 240th Street NW and West of 1041th Avenue West - Edmonds,
Washington 98020, in Snohomish County. Being a portion of the NW % of the SW % of Sec. 36,
Twp. 27 N., Rge 3 Ê., and a portion of tai parcei number 004527A0O00500H.
B. ENVIRONMENTAT ELEMENTS
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SEPA Checklist
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Attachment 11
1. Earth
a. General description of the site (underline one):
f!g! rolling, hilly, steep, slopes, mountainous, other
b. What is the steepest slope on the site (approximate percent slope)?
Approximately 7-9%. Generally running from east to west.
c. What general types of soils are found on the site (for example, clay, sand, gravel, peat,
muck)? lf you know the classification or agricultural soil, specify them and note any
prime farmland.
According to the report by RAM Engineering subject site includes the following soiltypes:
l3ffisï' rirr' vashon Ad'*f
i, &"'$i\,"_"i% ::k,
*ï.*"i11 {-
d. Are there surface indications or history of'unstable soils in tné ìm\medíaiäí¡ciri¡tv? lf so,
describe.
None
e. Describe the purposê, typê, and approximate quantities of any filling or grading
proposed. lndicate source of fill.
Site development would include minimizing cut and fill where possible. The construction of the
house foundations, plat improvements and roadways will require some excavalion. Any soils
removed for the construction of the proposed development will be exporled to a site approved to
receive fill material. Preliminary estimates for cut and fill yardage are as follows: 3,500 cubic
yards of cut and 3,500 cubic yards of fill. The cuts and fill for this project should be balanced on-
site.
f. Could erosion occur as a result of clearlng, construction, or use? lf so, generally
describe.
There could be a short{erm increase in potentialfor onsite erosion where soils are exposed
during site preparation and construction. Construction plans for the proposed project will be
desígned to include Best Management PracticeslLlD provisions in order to minimize erosion and
sedimentation potential. The project has been designed to limit the amount of the site that is
opened through grading, instead choosing to maintain the existing vegetative cover untíl
individual homes are built on the finished building sites. See plans prepared by RAM
Engineering, with this application
g. About what percent of the site will be covered with impervious surfaces after project
construction (for example, asphalt or buildings)?
Approximately 32% of the total site area
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Attachment 11
h, Proposed measures to reduce or control erosion or other impacts to the earth, if any
Best management practices provisions and LID techniques and recommendations from the
Erosion Control Specialist employed to monitor the construction, will be utilized during the
construction phase. See plans and reports from RAM Engineering
2. AIR
a. What types of emissions to the air would result from the proposal (i.e., dust, automobile,
odors,-industrialwood smoke) during construction and when the project is completed? lf
any, generally describe and give approximate quantities, if known.
Short-term emissions, dust, and odors would be from construction equipment and site
preparation. These impacts will be minimal and of short duration.
Long{erm impacts could result from increased vehicle traffic to the site. Automobile emissions
conðist primarily of carbon monoxide, nitrogen oxides, hydrocarbons, and photochemical
oxidants. The residential unit proposed may produce pollutants, after they are occupied. There
impacts are not expected to be significant.
b. Are there any off-site sources of emissions or odor that may affect your proposal? if so,
generally describe.
Vehicle emissions from traffic along public roadways. Air quality within the vicinity of the site is
good and is expected to remain in that range.
c. Proposed measures to reduce or control emission or other impacts to air, if any:
Conformance with the Washington State Clean Air Act, requires the use of all known, available
and reasonable means of controlling air pollution, including dust, All activities on the project site
will conform with WSCAA.
3. WATER
a. Surface:
t ¡ ts ttrere any surface water body on or in the immediate vicinity of the site (including year-
round and seasonal streams, saltwater, lakes, ponds, wetlands)? lf yes, describe type
and provide names. lf appropriate, state what stream or river it flows into.
There are no critical areas on the subject site or within the regulated area off-site of the subject
property.
2) W¡ll the project require any work over, !n, or adjacent to (within 200 feet) the described
waters? lf yes, please describe and attach available plans.
None.
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Attachment 11
3) Estimate the amount of fill and dredge material that would be placed in or removed from
surface water or wetlands and indicate the area of the site that would be affected,
Indicate the source of fill material.
No permanent fill is proposed.
4) W¡ll the proposal require surface water withdrawals or diversions? Give general
description, purpose, and approximate quantities, if known.
No.
5) Does the proposal lie within a 100-year floodplain? lf so, note location on the site plan
The site is not located within the 1O0-year floodplain.
6) Does the proposal involve any discharges of waste materials to surface waters? lf so,
describe the type of waste and anticipated volume of discharge.
The proposed development includes â storm water discharge to an existing roadside storm
system near the northwest of the subject site. This follows the natural drainage patterns of the
area. See RAM Engineering reports and drawings for additional information
b. Ground:
f ) Wi¡l ground water be withdrawn, orwillwater be discharged to ground water? Give
general description, purpose, and approximate quantities, if known.
The only water to be discharged into existing groundwater is that which would infiltrate through
the ground. Quantities cannot be determined at this time.
2) Describe waste material that will be discharged into the ground from septic tanks or
other sources, if any (for example: Domestic sewage; industrial, containing the following
chemicals: agricultural, etc.). Describe the general size of the system, the number of
such systems, the number of houses to be served (if applicable), or the number of
animals or humans the system(s) is (are) expected to serve.
The proposed development includes the extension of public sewer and water to the subject site.
Therefore, this proposal is not expect to add any discharge from septic tanks or other sources
into the ground,
c. Water Runoff (includinq storm water):
l) Describe the source of runoff (including storm water) and method of collection and
disposal, if any (include quantities, if known). Where will this water flow? Will this water
flow into other waters? lf so, describe.
All drainage from the project will be directed to the onsite storm water system. Please see the
attached report and plans by RAM Engineering for details relating to storm water improvements
and quantilies of runoff expected. The above report is incorporated herein by reference.
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Attachment 11
2l Could waste materials enter ground or surface waters? lf so, generally describe.
Oils, grease, and other pollutants from the additional paved areas could potentially enter the
ground water or downstream surface waters through surface water runoff.
3) Does the proposal alter or otherwise affect drainage patterns in the vicinity of the site? lf
so, describe.
Shrubs:
Grass
Pasture
crop or grain
Orchards, vineyards or other permanent crops
wet soil plants: cattail, buttercup, bulrush, skunk cabbage, sedge,
t-
4.
Woodway Court
SEPA Checklist
water plants, water lily, eelgrass, milfoil, other
other types of vegetation: ornamental landscapinq Þl ,$o'*"1
b. What kind and amount of vegetation will be removed or altered?
No significant trees are located on the subject site. Existing trees consist of alder andior
ornamental landscaping and shrubbery. Clearing will be completed during the construction
phase of this proposal. Landscaping will be installed as directed by the City of Edmonds.
c. List threatened or endangered species known to be on or near the site.
None known
d. Proposed landscaping, use of native plants, or other measures to preserve or enhance
vegetation on the site, if any.
Front yards to be landscaped by the builder, street trees to be installed per City of Edmonds
codes.
Page 7
Attachment 11
e. List all noxious weeds and invasive species known to be on or near the site.
None known. Any noxious weeds or invasive species found on the site during construction will
be removed in accordance with the reguirements of state law.
5. ANIMALS
a. Underline any birds and animals which have been observed on or near the site or are
known to be on or near the site:
birds: bg.L, heron, eagle, sonqbirds, other:
mammals: deer, bear, elk, beaver, other:
Fish: bass, salmon, trout, herring, shellfish,
other:
b. List any threatened or endangered species known to be on or near the site.
None known.
c. ls the site part of a migration route? lf so, explain.
City of Edmonds is located within the Pacific Flyway.
d. Proposed measures to preserve or enhance wildlife, if any:
No specific mitigation measures are proposed to enhance wildlife in this area
e. List any invasive animal species known to be on or near the site.
None known.
6. ENERGYAND NATURAL RESOURCES
a. What kinds of energy (electric, natural gas, oil, wood stove, solar) will be used to meet
the completed project's energy needs? Describe whether it will be used for heating,
manufacturing, etc.
Electricity is used for lighting. Electricity andior natural gas are used for heating,
b. Would your project affect the potential use of solar energy by adjacent properties? lf so,
generally describe.
No
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Attachment 11
c. What kinds of energy conservation features are included in the plans of this proposal? List
other proposed measures to reduce or control energy impacts, if any:
The requirements of the lnternational Building Code (lBC) would be satisfied in the construction
of the new buildlngs.
7. ENVIRONMENTAL HEALTH
a, Are there any environmental health hazards, including exposure to toxic chemicals, risk
of fire and explosion, spitl, or hazardous waste, that could occur as a result of this
proposal? lf so, describe.
This proposalwill not create any environmental health hazards.
1) Describe any known or possible contamination at the site from present or past uses.
None known
2) Describe existing hazardous chemicals/conditions that might affect project development
and design. This includes underground hazardous liquid and gas transmission pipelines
located within the project area and in the vicinity.
None known.
3) Ðescribe any toxic or hazardous chemicals that might be stored, used, or produced
during the project's development or construction, or at any time during the operating
life of the project.
No toxic or hazardous chemicals are expected to be stored, used or produced during the
construction of this residential plat.
4l Describe special emergency services that might be required.
No specialemergency services will be necessary.
5) Proposed measures to reduce or control environmental health hazards, if any:
None proposed.
b. NolsE
1) What types of noise exist in the area which may affect your proiect (for example: traffic,
equipment, operation, aircraft, other)?
Traffic on existing roads near the site would be audible'
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Attachment 11
2) What types and levels of noise would be created by or associated with the project on a
short-term or a long-term basis (for example: traffic, construction, operation, other).
lndicate what hour noise would come from the site.
Short-term noise impacts would result from the use of construction equipment
during daylight hours. At 200 feet from the area of construction, Leq would be
approximately the following:
Activitv
Clearing
Excavation
Foundations
Building Erection
Finishing
Leq (in decibels)
71-72
59-77
65
60-72
62-77
$rÞJ
.r./
¡ 11 erd'4'lo
nI*'út-$
rf
3) Proposed measures to reduce or control noise impacts, if any: ,/t
Construction activities would comply with the Washington State law with regard to noise levels.
The residential use is expected to generate typical residential noises.
8. LAND AND SHORELINE USE
a. What is the current use of the site and adjacent properties? Will the proposal affect
current land uses on nearby or adjacent properties? lf so, describe.
Undeveloped/Residential. Adjacent land uses are as follows:
Residential- Cemetery
Residential - South
Residential- Ëast
Residential - West
Little effect on the nearby owner
b. Has the project site been used as working farmlands or working forest lands? lf so,
describe. How much agricultural or forest land of long-term commercial significance will be
converted to other uses as a result of the proposal, if any? lf resource lands have not been
designated, how many acres in farmland or forest land tax status will be converted to
nonfarm or nonforest use?
Commercial agriculture and working forestry have not been known to take place on the subject
site,
1) W¡ll the proposal affect or be affected by surrounding working farm or forest land normal
business operations, such as oversize equipment access, the application of pesticides,
tilling, and harvesting? lf so, how:
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SEPA Checklist
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Attachment 11
No,
c. Describe any structures on the site.
Shed-garage
d. Will any structures be demolished? lf so, what?
All structures located onsite will be removed.
e. What is the current zoning classification of the site?
RS-B
f. What is the current comprehensive plan designation of the
Single Family Urban -1
g. lf applicable, what is the current shoreline master program
site?
designation of the site?
.(à"-{"t--...\Idf ì'^ e\^"--L^< 'Ju;
m, Proposed measures to ensure the proposal is compatiblç with
land uses and plans, if any: - \ n *_ ì\_(arns å+¿^^"-1
none ì , o,L l-€-ôJ ^J cC
Woodway Coutt Page 11
SEPA Checklist
Not applicable.
h. Has any part of the site been classified as an "environmentally sensitive" area? lf so, \ -.< \specify. r.l .ocl ..49rflg0
No portion of the subject site has been classified as an "environmentally sensitive" "r"". iç ife***
i. Approximatety how many people would reside or work in the completed project? U rw
5 new families, Approximately 12-17 people will reside on the project site.
¡. Approximately how many people would the completed project displace?
None.
k. Proposed measures to avoid or reduce displacement impacts, if any:
The proposal does not include any measures to avoid or reduce displacement
because no displacement will result from this proposal.
l. Proposed measures to ensure the proposal is compatible with existing and projected
land uses and plans, if any:
The proposal has been designed in accordance with the proposed zoning and applicable
cornprehensive plans.
ar\q
existing and projected
élt^.- *t)t u^{-
Ç Ìt. *aøv\
Attachment 11
9, HOUSING
a. Approximately how many units would be provided, it any? lndicate whether high, middleor low income housing.
Five single-family residential housing units Middle to High income will be provided.
b. Approximatelytrow many units, if any, would be eliminated? lndicate whether high,middle, or low-income housing.
no residences will be eliminated,
c. Proposed measure to reduce or control housing impacts, if any:
The instant proposal does not include any measures to reduce or control housingimpacts,
10. AESTHETICS
a. What is the tallest_height of any proposed structure(s), not including antennas; what isthe principal exterior building material(s) proposed?
Ïhe height of any and all structures will meet the height limitations as ouilined in City ofEdmonds MMc. The exteriors will be principally wood and masonry.
b. What views in the immediate vicinity would be altered or obstructed?
The fínished development would not-obstruct any surrounding views, however, the views maybe altered due to the development of the site.
c. Proposed measures to reduce or controt aesthetic impacts, if any:
None are proposed.
,II. LIGHT AND GLARE
a. What type of tight or glare will the proposal produce? What time of day would it mainlyoccur?
Light and glare.will be produced by exterior and interior residential líghting, as well as vehicleheadlights, during evening hours.
b. Could light or glare from the finished project be a safety hazard or interfere with views?
No
c. what existing off-site sources or light or glare may affect your proposal?
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SEPA Checklist Page 12
Attachment 11
None are expected.
d. Proposed measures to reduce or control light and glare impacts, if any:
The proposal does not include any measures to reduce or control light and glare.
12. RECREATION
a. What designated and informal recreational opportunities are in the immediate vicinity?
Surrounding local schools provide recreationalfacilities and activities in the evenings after
school hours and on weekends. Public park facilities are also available for use by the
community.
b. Would the proposed project displace any existing recreational uses? lf so, describe.
No
c. Proposed measures to reduce or control impacts on recreation, including recreation
opportunities to be provided by the project or applicant, il any:
None.
I3. HISTORIC AND CULTURAL PRESERVATION
a. Are there any buildings, structures, or sites, located on or near the site that are over 45
years old listed in or eligible for listing in national, state, or local preservation registers
located on or near the site? lf so, specifically describe.
None known
b.
c.
d.
required.
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Attachment 11
lf any archaeological artifacts were discovered during construction, activity in that area would be
halted and the State Historic Preservation Officer would be contacted.
14. TRANSPORTATION
a. ldentify public streets and highways serving the site, and describe proposed access to
the existing street system. Show on site plans, if any.
The site is located at North of 24}tn Street SW access will be taken from 104th avenue West via
access easement.
b. ls site currently served by public transit? lf not, what is the approximate distance to the
nearest transit stop?
Public transit stops was not noted in the vicinity of the proposal bus stop approximately 114
Mile from project
c. How many parking spaces would the completed project have? How many would the
project eliminate?
The proposed home will have parking for two cars in the garage and two cars in the driveway,
for a total of 20 stalls, No parking will be eliminated.
d. W¡ll the proposal require any new or improvements to existing roads, streets, pedestrian,
bicycle or state transportation facilities, not including driveways? lf so, generally describe
(indicate whether public or private).
No Frontage improvements are anticipated with this project. No new public roads are proposed
with this application. All of the proposed lots will take access from the private easement access
off of 104th Avenue West.
e. Will the project use (or occur in the immediate vicinity of) water, rail, or air
transportation? lf so, generally describe.
No
f. How many vehicular trips per day would be generated by the completed project? lf
known, indicate when peak volumes would occur and what percentage of the volume would
be trucks (such as commercial and nonpassenger vehicles). What data or transportation
models were used to make these estimates?
9.57 daily trips per lot are assumed, which equals approximately 47.85 daily trips (5 new SFR *
e.57).
g. Will the proposal interfere with, affect or be affected by the movement of agricultural and
forest products on roads or streets in the a¡ea? lf so, generally describe.
No.
h. Proposed measures to reduce or control transportation impacts, if any:
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SEPA Checklist
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Attachment 11
9.57 daily trips per lot9.57). ._ï
15. PUBLIC SERVICES
Electricity,
Water.......
Sewer... ...
Telephone
Gas.,. .....,
Cable... ...
wh heq
-'$
uals approximately
t o¡9
47,.85 dailv trins 15 new SFR *
'+--q ;\- vLÞL if , I >tc
a. Would the project result in an increased need for public services (for example: fireprotection, police protection, health care, schools, other)? lf so, generally describe.
The instant proposal will increase the number of residential housing units to be served by public
servíce entities. However, the addition of five residentíal units in this area is not expected to
cause a significant impact of public services.
b. Proposed measures to reduce or control direct impacts on public services, if any:
None.
16. UTILITIES
a. Underline all utilities currently available at the site: electricitv; natural qas; water;
refuse service: telephone; sanitarv sewer; septic system; other.
b. Describe the utilities that are proposed for the project, the utility providing the service,
and the general construction activities on the site or in the immediate vicinity which
might be needed.
snohomish countv PUD , r) ifl ,\=. k Ç"-ê
Sili :l EH:î:fi Pt t4* tr o
Verizon
PSE
Comcast
Utility extensions would be the responsibility of the applicant.
C. SIGNATURE
The above answers are true and complete to the best of my knowledge. I understand that the
lead agency is relying on them to make its decision.
Signature
L uffy
Date prepared: June 7,2016
$*-."t
Woodway Coutt
SEPA Checklist [-r,t -l[Page 15
Attachment 11
Attachment 11
CITY OF EDMONDS
12',t sTH AVENUE NORTH, EDMONDS, WA 98020 (42s1771-0220
WAC 197-11-970 Determination of Nonsignificance (DNS)
DETERMINATION OF NONSIGNIFICANCE
Description of proposal: Select Homes is proposing to subdivide a 1.26 acres parcel into five lots for
residential development. Access to the proposed development will be taken off 104"'Avenue West via a
private access easement through the adjacent property directly to the east. Formal subdivision
applications are Type lll-B decisions, which require a public hearing and decision on preliminary approval
by the Hearing Examiner. The site is located within the RS-8 zone (Single-family Residential; 8,000 sq. ft.
minimum lot size). File Number P1N20160023.
Proponent: SelectHomes
Location of proposal, including street address if any: 23800 - 104th Avenue West, Edmonds, WA,
Tax Parcel Number 00452700000500
Lead agency: City of Edmonds
The tead agency has determined that the requirements for environmental analysis and protectíon
have been adequatety addressed in the development regulations and comprehensive plan adopted
under chapter 36.70A RCW, and in other applicable local, state, or federal laws or rules, as
províded by RCW 43.21C.240 and WAC 197-11-158 and/or mítigating measures have been applied
that ensure no significant adverse impacts will be created.
An environmental impact statement is not required under RCW 43.21C.030(2)(c). This decision was
made after review of a completed environmental checklist and other information on file with the lead
agency. This information is available to the public on request.
There is no comment period for this DNS.
XX This DNS is issued under 197-1l3a0Q); the lead agencywill notacton this proposallor 14
days from the date below. Comments must be submitted by Julv 5. 2016 .
Project Planner: Kernen Lien, Senior Planner
Responsible Official: Rob Chave, Planning Manager
Contact lnformation: City of Edmonds | 121 sth Avenue North, Edmonds WA 98020 | 425-771-0220
Date ' ')-t> t Signature
You may appeal this determination to Robert Chave, Planning Manager, at 121 Sth Avenue
North, Edmonds, WA 98020, by filing a written appeal citing the specific reasons for the
appeal with the required appeal fee, adjacent property owners list and notarized affidavit form
no later than Julv 12, 2016 . You should be prepared to make specific factual objections.
Contact Rob Chave to read or ask about the procedures for SEPA appeals.
XX Posted on June 21, 20'16 , at the Edmonds Public Library and Edmonds Public Safety
Building. Published in the Everett Herald. Emailed to the Department of Ecology SEPA
Center (SEPAunit@ecy.wa.gov). Mailed to property owners within 300 feet of the site.
XX Distribute to "Checked" Agencies below.
The SEPA Checklist, project plans, location map, and DNS are available at www.EdmondsWa.gov through the
Permits Online link. Search for file number PLN20160023. These materials are also available for viewing at the
Planning Division - located on the second floor of City Hall: 121 lth Avenue North, Edmonds WA 98020.
XX
SEPA DETERMINATION.DOC
ó/15/t6.SEPA
Page 1 of2
Attachment 12
Notice Mailed to the following:
COMCASTOutsideflant Engineer, North Region
152575"'St. SW Ste 200
Everett, WA 98203
XX Tulalip Tribal Council
6700 Totem Beach Road
Marysville, WA 98270
XX Snohomish County Fire District No. I
Headquarters Station No. 1
Attn.: Director of Fire Services
12310 Meridian Avenue South
Everett, WA 98208-5764
XX
Community TransitAttn.: Kate Tourtellot
7100 Hardeson Road
Everett, WA 98203
Olympic V.jew Water & Sewer District
8128 228'', St. SW
Edmonds, WA 98026
Puget Sound Energy
Attn: David Matulich
PO Box 97034, M/S BOT-1c
Bellevue, WA 98009-9734
david. matulich@pse.com
Select Hon1gs, Attn: Craig Pierce
16531 - 13th Ave W, Ste:4107
Lynnwood, WA 98037
XX
XX
XX
xx
xx
XX
XX
Attachments
pc: File No.
SEPA Notebook
City of Shoreline
Attn.: Permit Services Manager
17500 Midvale Avenue North
Shoreline, WA 981 33-4905
Town of Woodway
Attn. : Clerk-Treasurer
239201131h Place West
Woodway, WA 98020
Olympia, WA 98504-0917
Edmonds School District No. 15
Attn.: Stephanie Hall
20420 68th Avenue West
Lynnwood, WA 98036-7400
M.L. Wicklund
Snohomish Co. PUD
PO Box 1 107
Everett, WA 98206-1107
Department of Archaeology & Historic
Preservation
P.O. Box 48343
Olympia, WA 98504-8343
sepa@dahp.wa.gov
SEPA DETERMINATION.DOC
6/15/l6.SEPA
Page2 of2
Attachment 12
E Pw-¡ngineerins N
Cr¡ f OF EDMONDS - PLANNING DlVl¡rON
COMMENT IORM
Fire E pw - Mointenonce E porks & Rec. E gu¡¡a¡r,g
ProjecT Nu
E] E"onornic Dev. tf pqrts Mointenonce
Pr Nror ¿ooot3
Appliconl's No WÔÔDWÀY COURT 2 / NW PREFERR FIINFPÂI SFPVI(:FS IN(:
Property Locotion 23800 204TH AVE W
Dote of Applicoiion: 05.10.1ó Dote Form Routed : 05.13.16
Zoning . RS-8
Project Description : 5 LOT PLAT
**PER ECDC 20.02.005 AtL co,\it¡t¡tENTsMUST BES|TBMTTTED WITHIN t5 DAYS OF THE DATE
DUE\BV ßI}A'2AITTHIS TORM WAS
lf you hove ony questions or need clorificotion on this project, pleose contoct
Resp onsible Stoff: KERNEN tlEN Ext . 1223
:t<******t<***<t<**********<J.****{<*******{t****x************
Nome of lndivid 4
********** ** ***** *** ***** ** ***
Title
uolSubmittìno Con1L
fl I r,ou. reviewed this tand use proposo/
for my deportment ond hove
concluded thot fi WOULD NOT AFFECT
MY DEPARTMENIi so lhove no
commenfs. My deportment moy olso
revtew thrs project during fhe building
permit process (if opplicoble) ond
reserves fhe right to provide odditionol
commenls of fhot fime.
Comme oftoch if ol is needed)'r-
The following conditions should be ottoched to this permit to ensure complionce with the
requirements this d ment (pleose ch memo if odditionols poce is needed):
Stars
Mjf,oue reviewed this lond use proposol' for my deportmenf ond hove
concluded thot lT WOULD AFFECT MY
DEPARTMENT, so / hove provided
commenfs or conditions be/ow or
ottoched.
Dote:ß- l-tþ
Signotu
Phone/E-moil:
Attachment 13
C¡ I f OF EDMONDS ' PLANNING DIVI¡¡ON
COMMENT FORM
E Pw-¡ngineering E r¡r" E pw - Mointenonce E ports
" *""rftruitding
E E"onornic Dev. E ports Mointenonce
Project Num Pr Ntoråooor3
Applicont's Nome WÔC)DWAY COURT 2 / NW PREFERR FIINFPAI SFPVI(ÌFS IN(:
Property Locotion 23800 2O4IH AVE W
Dote of Applicotion: 05.'10.tó Dole Form Routed : 05.13.16
Zoning : RS-8
Project Description 5 TOT PLAT
*{,PER ECDC 2O.O2.OO5 Att COMMENTS MUST BE SUBMITTED WITHIN I5 DAYS OF THE DATE
THIS IORM WAS ROUÏED . DUE BY à/0à12016
lf you hove ony questions or need clorificotion on this projecl, pleose contoct:
Respo nsible Stoff: KERNEN tlEN Ext . 1223
*** **** r< * ** *<******** *<*t< ** *t **** ****{< *** *{.*** ** {.*
Nome of lndividuol Submitting Comments:W Øiorhr*L
*** *** * * r<**<i<**t<:t*{< t<** * **r<*{.r<{< {<****x* *** *x **x ** ***
Title J
concluded thof lT WOULD AFFECT
E I f'oue revtewed fhis lond use proposo/
for my deportmenf ond hove
concluded thot lT WOULD AFFECï MY
DEPARÏMENT, so / hove provided
comments or conditions'be/ow or
offoched.
MY DEPARTMENT, so / hove no
comrnenfs. My deportmenf moy olso
review this project during the building
permit process (if opplicoble) ond
reserves fhe right to provide additionol
cornments of thot time.
Comments (pleose ottoch memo if odditionolspoce is needed):
The following conditions should be ottoched to this permit to ensure complionce with the
requirements of this deportmenl (pleose ottqch memo if oddilionolspoce is needed):
Dote
Signoture
ffi nou. reviewed this ionduse proposo/I lor my deportment ond hove
Phone/E-moil
Attachment 14
City of Edmonds
Date: September 26, 2016
To: Kernen Lien, Senior Planner
From: JoAnne Zulauf, Engineering Technician
Subject:
PLN20160023, Woodway Court 2, 5-lot Plat 23800 104th Ave W
Engineering has reviewed the preliminary plat application for the Select Homes Woodway
Court 2 property at 23800 104th Ave W. The information provided indicates general
engineering feasibility; project-specific design, including final utility system design and location, as well as Title 18 Edmonds Community Development Code compliance, will be reviewed during the civil construction phase of this project. Preliminary approval shall not be
interpreted to mean approval of the improvements as shown on the preliminary plans.
Please find attached the Engineering Requirements for the subject development. The
applicant will be required to satisfy these requirements as a condition of plat approval.
Once the Hearing Examiner has approved the preliminary plat, the applicant will be required
to submit revised civil engineering plans addressing all plat conditions. Plans are to be
submitted to the Engineering Division. A civil plan review fee is to be paid at the time of
submittal. At this time, the review fee is $3,920.
The following information is provided in an effort to assist with preparation of the civil construction plans:
1) Civil plan sheets shall include an approval block similar to that provided on the City
website.
2) Please title plans “Woodway Court 2” or some other title to differentiate it from the Woodway Court short plat.
3) Olympic View Water and Sewer District shall have their own approval block on pages
specific to their review and approval. The applicant will be required to obtain
OVWSD project approval prior to final approval of the civil plans by the City.
4) Provide utility purveyor information. 5) Update General Notes to reference current codes/standard specifications.
6) Include in the construction sequence the phasing of work and protection of areas
where low impact development techniques will be used to meet stormwater
management requirements.
Thank you.
MEMORANDUM
Attachment 15
Copy of ENGR RQMNTS - 5 Lot Plat-Woodway Court 2.xlsx
form revised Dec.2014
1 of 3
printed 10/5/2016
Planning Division PLN20160023
JoAnne Zulauf, Engineering Technician
Engineering Division
Date:September 26, 2016
Woodway Court 2 -- 5 Lot Plat
Address:23800 104th Ave W
Required as a
Condition of
Subdivision
Requirement
Already
Satisfied
1.Right-of Way Dedication for Public Streets:
a)
2.
a)
3.
a)
X
b)
X
c)
c)X
4.
a)X
5.
a)X
b)X
c)X
6.
Easements
(City utilities, private access, other utilities):
N/A
PUBLIC WORKS DEPARTMENT - ENGINEERING DIVISION
REQUIREMENTS FOR PLATS
Lots 1 through 5 shall take access from 104th through private access
easement crossing the adjacent Woodway Court short plat to the east and
off private access road, Tract 999.
Individual driveway access points shall meet sight distance requirements
set forth by the American Association of State Highway and
Transportation Officials (AASHTO).
Provide asphalt or concrete driveway approaches on each lot per City
Code.
N/A
N/A
i. Private access road shall be paved to 20-feet in width, plus 18" asphalt
thickened edge or 6-inch concrete extruded curb may be used to direct
storm flows.
Provide all easements as required - access, utility, etc.
CITY OF EDMONDS
File Number:
From:
Project:
Required as a
Condition of
Building Permit
Public Street Improvements & Access
(Asphalt, curb, gutter and sidewalks):
121 - 5TH AVENUE NORTH, EDMONDS, WA 98020
Private Access Requirements & Improvements:
Street Turnaround:
To:
N/A
Street Lights:
iii. Cross slope of private access road shall not exceed 2%
ii. Slope of driveway shall not exceed 14% and shall be noted as such on
the civils.
Provide on-site turnaround between Lot 1 and Lot 2 to Fire Dept.
standards.
Provide all easements for access, utilities etc. crossing the adjacent
Woodway Court sp to the east.
Provide easement to City of Edmonds for the portion of Fire Access Road
encroaches on Lots 1 and 2.
Attachment 15
Copy of ENGR RQMNTS - 5 Lot Plat-Woodway Court 2.xlsx
form revised Dec.2014
2 of 3
printed 10/5/2016
Required as a
Condition of
Subdivision
Requirement
Already
Satisfied
Required as a
Condition of
Building Permit
7.
a)
8.
a)X
b)X
c)X
d)X
e)X
9.
a)X
b)X
c)X
10.
a)
X
b)X
c)
X
d)X
11.
a)X
12.
a)X
b)
13.
a)X
14.
a)
15.
a)X
16.a)X
XConnect all new impervious surfaces to storm system as required.
X
ii. Construction of storm facility may be deferred to coincide with
construction of a single family residence on each lot if the required short
plat improvements create less than 2000sf of impervious surface area and
the site disturbs less than one acre. If applicant chooses to defer
construction of the stormwater management system, the stormwater
system will need to be designed to the code in effect at the time of
building permit application.
Water System Improvements ):
Manage stormwater on site where feasible.
Submit grading plan for foundations with building permit.
Construct privately owned and maintained stormwater management
system sized to provide adequate capacity for proposed future single
family dwellings, and associated impervious areas in accordance with
ECDC 18.30.
Stormwater System Improvements:
X
X
X
X
Submit a grading plan as part of engineered site plan.
Applicant must meet requirements set forth by the Olympic View Water &
Sewer District for connection to public water system.
Planting Strip:
Public hydrant spacing shall meet requirements of ECDC 19.25.
Sanitary Sewer System Improvements :
Connect to public sewer system.
Provide a Stormwater Management Report and Site Plan that shows
compliance with ECDC 18.30, Stormwater Supplement and 2005
Department of Ecology Stormwater Manual.
i. Stormwater management system to be located on private property.
Applicant must meet requirements set forth by the Olympic View Water &
Sewer District for connection to public sewer system.
Provide new side sewers stubs to all lots with a cleanout at property line.
X
Provide fire and aid address signage.
Other Requirements:Plat showing lots, easements, legals, survey information
N/A
Provide an as-built drawing of all street and utility improvements both in
electronic format as well as a hard copy.
Survey Monumentation (per Ord., Sect. 12.10.120):
As-built Drawings (per City Engineer):
X
Connect to public water system.
Install storz adapter on existing fire hydrant, as required.
Required for all new services.
Underground Wiring (per Ord. 1387):
Excavation and Grading (per IBC)
X
Signage and Striping (per City Engineer):
N/A
Provide water service stub to all Lots
X
Attachment 15
Copy of ENGR RQMNTS - 5 Lot Plat-Woodway Court 2.xlsx
form revised Dec.2014
3 of 3
printed 10/5/2016
Required as a
Condition of
Subdivision
Requirement
Already
Satisfied
Required as a
Condition of
Building Permit
b)X
c)X
d)X
e)X
f)X
g)
17.
a)Storm system development charge (each new lot)$799.00 *
b)Storm system development charge (short plat imps)per ESU *X
b)OVWSD *
c)OVWSD *
d)OVWSD *
e)$1,196.33 *
f)Per Ord. 3934
g)$3,920.00 *X
h)TBD X
i)TBD X
X
X
Legal documents for each lot
Inspection fees
Engineering Fees:
X
X
XTraffic Impact Fee Analysis
Mailbox location per Postmaster
Field stake utility stubs at property lines
Maintenance agreements
* Fees provided are an estimate only and reflect rates current as of the date of this document. Actual fees to be
paid will be reflective of those in effect at time of civil plan submittal and/or approval and building permit
issuance.
Water meter fee X
Traffic mitigation fee per each new SFR X
Sewer connection fee (each new lot)
Formal Plat civil plan review fee
Right-of-Way Construction Permit
Water connection fee
Parks impact fees
Field stake lot corners (by professional surveyor)
Attachment 15
FILE NO.: PLN20160023
Applicant: SelectHomes
DECLARATION OF MAILING
On the 2lst day of June, 2016, the attached Notice of Application and SEPA Determination was
mailed by the City to property owners within 300 feet of the property that is the subject of the
above-referenced application. The names of which were provided by the applicant.
I, Denise Nelson, hereby declare under penalty of perjury under the laws of the State of
Washington that the foregoing is true and correct this 21st day of June, 2016, at Edmonds,
V/ashington.
Signed
{ BFP747887.DOC; 1\00006.900000\ }Attachment 16
Fl[E NO.: PLN2OIó0023
Applicont Selecl Homes
DECLARATION OF POSTING
On the 2lst doy of June, 2016, the ottoched Notice of Applicotion ond SEPA
Determinotion wos posted of the subject property, Civic Holl, Librory ond Public
Sofety buildings.
l, Kernen Lien, hereby declore under penolty of perjury under the lows of the
Stote of Woshington thot the fo
2016, of Edmonds, Woshington.
regoing is true ond t this 2lst doy of June,
Signed
0
{BFP747893.DOC; l\00006.900000\ }Attachment 16
Notice of Application and SEPA Determination - File
Number PLN20160023
c. l8
NOTICE OF APPLICATION
Description of Proposal: Select Homes is proposing to subdivide a 7.26 acres parcel into five lots for
residential development. Access to the proposed development will be taken off 104"'Avenue West via a
private access easement through the adjacent property directly to the east. Formal subdivision applications are
Type III-B decisions, which require a public hearing and decision on preliminary approval by the Hearing
Examiner. The site is located within the RS-8 zone (Single-family Residential; 8,000 sq. ft. minimum lot size).
Name of Applicant: Select Homes
Location: 23800 - 1041h Avenue West, Edmonds, WA, Tax Parcel Number 00452700000500
File No.: PLN20160023
Date of Application: May 10,2016 Date of Completeness: June7,2016
Date of Notice: June 21,2016
Requested Permits: Formal Subdivision Other Required Permits: None.
Required Studies: None
Existing Environmental Documents: Critical Areas Checklist and SEPA Environmental Checklist.
Comments on Proposal Due: July 5. 2016.
Any person has the right to comment on this application during the public comment period, receive notice and
participate in any hearings, and request a copy of the decision on the application. The City may accept public
comments at any time prior to the closing of the record of an open record 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 - sthAve. N, Edmonds, WA 98020. Office hours are Mondays, Tuesdays,
Thursdays and Fridays from 8:00 a.m. to 4:30 p.m., and Wednesdays from 8:30 a.m. to noon. Information can
also be viewed online through the City's website at www.edmondswa.gov through the "Permit Assistance" and
"Online Permits" links. Search for permit PLN20160023.
C ity Con ta ct : Ke rnen Lien, (425) 7 7 7 -0220, kemen. lien@edmondswa. gov
*SEPA NOTICE ON REVERSE SIDE*
Attachment 16
*NOTICE OF APPLICATION ON REVERSE SIDE*
STATE ENVIRONMENTAL POLICY ACT (SEPA) NOTICE
DETERMINATION OF NONSIGNIFICANCE
Lead Agency: The City of Edmonds is SEPA lead agency for the proposed subdivision (File No.
PLN20160023).
SEPA Determination: Notice is hereby given that the City of Edmonds has issued a l)etermination of
Nonsignificance (DNS) under WAC 197-ll-340(2) for the above project.
Date oflssuance: June 21,2016
SEPA Comments Due: July 5,2016
SEPA Appeal Deadline: Jul:t 12.2016 at 4:00 p.m. Appeals must be filed in writing citing the specific
reasons for appeal with the required fee to the City of Edmonds Planning Division, 121 - sthAve. N,
Edmonds, WA 98020.
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Attachment 16
Everett Daily Herald
Affïdavit of Publication
State of Washington )
County of Snohomish Ì 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, ìWashington 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 F'D}{706472 PLN20160023 as
it was published in the regular and entire issue
of said paper and not as a supplement form
thereof for a period of I issue(s), such
publication commencing on 0612112016 and
ending on 06/2L12016 and that said newspaper
was regularly distributed to its subscribers
during all ofsaid period.
The amount of the fee for such publication is
76
Subscribed and sworn
J( dayor
me on this
'7,
Notary Public in and for the State of
Vy'ashington.
City ofEdûonds - LEGAL ADS I l4l0l4t6
KÊRNEN LIEN
DEBRA ANN CRIGGNotory publlc
Slote of Woshtnglon
My Commlsslon Expires
Oclober Sl,2Ol7
(
Attachment 16
OF EDMONDS
to lh€ oasl.which
devslopmentaccsss
to 6ubdlv¡d6 a
Access
Avenue West
Edñonds, WA
Cr¡tical Ar€as Ch€ckllst and
during thê
¡n any
êrv¡c€s
hoursâ,m, to
pr€llmlnary
wlth¡n lhê
P€rmlts'llnks.
wAc 1 g7n 1
commsnt p
ând roqusgt a
bs v¡ewsd
Hom€6
10, 2016
comm0
Avo, N,
POLICY
of Edmonds ls
Nolics
lnlormatlonwebsit€ a'land "Onlino
a96ncy for the
Igasong
Plannlng
EDH706472 |T-
Attachment 16
FILE NO.: PLN2OIó0023
Applicont Selecl Homes
DECTARATION OF POSTING
On the 27Ih doy of September, 201ó, the ottoched Notice of Public Heoring wos
posted of the subject property, Civic Holl, Librory ond Public Sofety buildings.
l, Kernen Lien, hereby declore under penolty of perjury under the lows of the
Stote of Woshington thot the foregoing is true ond correct this 27Ih doy of
September,20l ó, of Edmonds, Woshington.
sig ned:
6
'-*
{BFP747893.DOC; 1\00006.900000\ }
Attachment 17
I, Denise Nelson, hereby declare under penalty of perjury under the laws of the State of
Washington that the foregoing is true and correct this 27ú day of September,2016, at Edmonds,
FILE NO.: PLN20160023
Applicant: SelectHomes
DECLARATION OF MAILING
On the 27th day of September,2016, 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. The names of which were provided by the applicant.
V/ashington.
Signed:
{BFP747887.DOC; l\00006.900000\ }
Attachment 17
c. 189o
PROJECÏ DESCRIPTION
PROJECT LOCATION
NAME OF APPLICANT:
FILE NO.:
REQUESTED PERMIT
COMMENTS ON
PROPOSAL DUE:
PUBLIC HEARING
INFORMATION:
CITY CONTACT:
CITY OF EDMONDS
NOTICE OF PUBLIC HEARING
Select Homes is proposing to subdivide a L.26 acres parcel into five lots for residential
development. Access to the proposed development will be taken off 104th Avenue
West via a private access easement through the adjacent property directly to the east.
Formal subdivision applications are Type lll-B decisions, which require a public hearing
and decision on preliminary approval by the Hearing Examiner. The site is located
within the RS-8 zone (Single-family Residential; 8,000 sq. ft. minimum lot size).
23800 - 104th Avenue West, Edmonds, WA.
Tax Parcel Number 00452700000500
Select Homes
P1N20160023
Formal Subdivision (Type lll-B Permit)
october L3,2Ot6
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 ofthe 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.
lnformation 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;
Wednesdays from 8:30 a.m. to noon, or online through the City's website at
www.edmondswa.gov through the Online Permits link. Search for permit
P1N20160023.
A public hearing will be held before the Hearing Examiner on October t3,20t6 at 3 p.m.
in the Council Chambers located at 250 - 5th Avenue North, Edmonds, WA 98020
Kernen Lien, Senior Planner
kernen.lien@edmondswa,gov
425-771-0220
Attachment 17
Everett Daily Herald
Affidavit of Publication
State of Washington )
County of Snohomish ì
Kathleen Landis being first duly swom, upon
oath deposes and says: that he/she is the legat
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 ìivith the Chapter 99
of the Laws of 192t, 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 EDH724002 PLN20160023 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 0912712016 and
ending on 09/27/2016 and that said newspaper
was regularly distributed to its subscribers
during all of said period.
The amount of the fee for such publication is
$70.s2.
Subscribed and sworn before on this
day of
Notary Public in and for the State of
Washington.
City ofEdnonds - LEGAL ÀDS | 14101416
KERNEN LTEN
ss
DEBRA ANN GR]GG
NotorY Public
Stote of Woshington
My Commission Expires
October 3l , 20'17
Attachment 17
23800
NAME
Edmonds, WA.
Homês
DUE:
Formal Pormlt)
durlng
closlng
or, if no
and requost a
121 sth
Wednosdays
opment Servi98020 bêlwe€n
through the
Examlngr on
localed at 250
vi'
Attachment 17
State of Washington • Department of Archaeology & Historic Preservation
P.O. Box 48343 • Olympia, Washington 98504-8343 • (360) 586-3065
www.dahp.wa.gov
July 5, 2016
Robert Chave
Senior Planner
City of Edmonds
Planning Division
121 5th Ave. N
Edmonds, WA 98020
In future correspondence please refer to:
Project Tracking Code: 2016-07-04747
Property: DNS for Select Homes 5-lot Plat
Re: Archaeology - Survey Requested, More Information Needed
Dear Mr. Chave:
Thank you for contacting the Washington State Historic Preservation Officer (SHPO) and Department of
Archaeology and Historic Preservation (DAHP) and providing documentation regarding the above
referenced project. The project parcel appears to be within the Restlawn Memorial Park Cemetery.
Please be aware that RCW 68.50 protects human remains from disturbance. Violations may result in both
criminal and civil penalties. We request either a survey prior to any ground disturbance and/or additional
information regarding the actual location of the project in case the documents we received provided
incorrect information.
Should you have any questions, please feel free to contact me.
Sincerely,
Gretchen Kaehler
Assistant State Archaeologist, Local Governments
(360) 586-3088
gretchen.kaehler@dahp.wa.gov
cc. Dr. Guy Tasa, State Physical Anthropologist, DAHP
Attachment 18
I
2
a3
4
5
6
7
8
9
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t2
t3
t4
15
t6
t7
18
19
20
2l
22
23
24
25
26
27
28
29
30
pg&trffi
",{,ftr_ u r i$?$
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IN THE SUPERIOR COURT OF THE STATE OF WASHINGTON
IN AND FOR THE COUNTY OF SNOHOMISH
In Re:
THE GARDEN OF MEDITATION iN
RESTLAWN MEMORIAL GARDENS,
) NO. 1s-2-04239-2
)
) ORDERANDDECREE
) REMOVING REAL PROPERTY
) FROM CEMETERY DEDICATION
The Court having entered Findings of Fact and Conclusions oflawherein, it is hereby
ORDERED, ADJLIDGED and DECREED that Petitioner's motion for an order
removing the specified real property from dedication for cemetery pulposes shall be and the
same is hereby granted, and pursuant to the provisions of RCW 68.24, thé real property
described below is hereby removed from dedication for cemetery pu{poses;
The east 41 feet of Tracts A and G of the Garden of Meditation in
Restlawn Memorial Gardens, as amended by the Record of Survey for
the Amended Ga¡den of Meditation, dated November 6,2014, recorded
under Snohomish County Auditor's file number 201411065005, which
real property is also legally described as follows:
THE EAST 41.00 FEET OF TIIE SOUTHWEST QUARTER OF THE
SOUTHEAST QUARTER OF T}IE NORTHWEST QUARTER OF TÏ{E
sourHwËsT QUARTER OF SECTION 36, TOWNSHIP 27 NORTH, RANGE 3
EAST, WILLAMETTE MERIDIAN, IN SNOHOMISH COUNTY,
WASI{INGTON.
EXCEPT THE NORTI{ I8O.OO FEET T}IEREOF.
ALSO EXCEPT THE SOUTH 2O.OO FEET THEREOF.
and it is firther,
ORDER AND DECREE REMOVING
REAL PROPERTY FROM CEMETERY
DEDICATION - 1
RTCHARÞ D. Wunognr¡H
ATTORNEY AT LAW
A PRoFESSIONAL SERv¡cE CORP9ilIION
32O Þ^noN, SurE I Ol
EDMoxDs, wasHrNsroN 98O2O'lÉL(42Ar771.4230 Fax (42ı) 670- t31
Attachment 19
I
2
J
4
5
6
7
I
9
10
l1
t2
13
l4
l5
16
t7
t8
t9
20
2l
22
23
24
25
26
27
28
29
30
ORDERED, ADruDGED and DECREED that any restrictions on the use ofthe above
described real property that may have existed as a result of its dedication for cemetery purposes
are hereby terminated, and of no further force or effect, and it is further
ORDERED, ADJUDGED and DECREED that until further order of this Court, all
other real property of Garden ofMediøtion in Restlawn Memorial Gardens shall remain private
cemetery properly, subject to and regulated by the provisions of RCS/ 68.20, and it is further
ORDERED, ADruDGED and DECREED that Petitioner shall be permiued to record
a copy ofthis order in the office of the Snohomish County Auditor, and to take any other action
consistent with this order.
DONE IN OPEN COURT tn¡s -!ÏAay of July,2015.
ËIIDA C. KRES!
ruDGE
Presented by:
RICHARD D. TVURDEMAN, WSBA#9455
Attorney for Petitioner
ORDER AND DECREE REMOVING
REAL PROPERTY FROM CEMETERY
DEDICATION - 2
RIGH.ARD D. \/VURDEMAN
ATToRNIYAT LAw
A PRoFEtSIO¡¡AL SERVIGE CoRFoRATIoNEzODaYfoNr SUITE lot
EDMoNÞ9, WÆHrxoToH 98O2OîÊL. (42ı) 77 l. 8290 F^x (428) 670- r3t l
Attachment 19
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Fll.tÐ
OtI ¿s Agts
,'#sFfü,'r"4-,ffiiädll+
IN THE SUPERIOR COURT OF THE STATE OF V/ASHINGTON
IN AND FOR THE COLINTY OF SNOHOMISH
InRe
THE GARDEN OF MEDITATION iN
RESTLAWN MEMORIAL GARDENS,
ORDER AND DECREE REMOVING
REAL PROPERTY FROM CEMETERY
DEDICATION - 1
) NO. 15-2-04239-2
)
) ORDERANDDECREE
) REMOVING REAL PROPERTY
) FROM CEMETERY DEDICATION
The Court having entered Findings of Fact and Conclusions of Law herein, it is hereby
ORDERED, ADJUDGED and DECREED that Petitioner's motion for an order
removing the specified real property from dedication for cemetery purposes shall be and the
same is hereþ granted, and pursuant to the provisions of RCW 68.24, the real properly
described below is hereby removed from dedication for cemetery purposes:
TRACTS 2 AND 3, GARDEN OF MEDITATION IN RESTLAWN MEMORIALGARDENS,
ACCORDING TO THE PLAT THEREOF RECORDED IN VOLUME 45 OF PLAT' PAGES 51 AND 52,
RECORDS OF SNOHOMISH COUNTY, WASHINGTON;
EXCEPT THE EAST 41.00 FEEÏ OF SAID TRACT 3;
ALSO EXCEPT THAT PORTION OF SAID TRACTS 2 AND 3 LYING NORTHERLY OF THE
FOLLOWING DESCRIBED LINE;
COMMENCING ATTHE SOUTHEAST CORNER OF THE NORTHWEST QUARTER OF THE
SOUTHWEST QUARTER OF SECTION 36, TOWNSHIP 27 NORTH, RANGE 3 EASÏ, W.M.;
THENCE NO1'11'27"E, ALONG THE EAST LINE OF SAID SUBDIVISION, 152,78 FEET TO THE
POINT OF BEGINNING;
THENCE N88'09'57'W, 37 2.37 FEET ;
THENCE N88'46'32"W, 164.7 t FEET ;
THENCE N88"09'57''W TO THE WEST LINE OF TRACT 2 OF SAID GARDEN OF MEDITATION IN
RESTTAWN MEMORlAL GARDENS AND THE TERMINUS OF THE L¡NE HERE]N DESCRIBED.
SITUATE ¡N COUNTY OF SNOHOMISH, STATE OF WASHINGTON.
and it is firther,
RIGHÀRD D. WURDEMAN
ATToRNHTAT LAW
A PRoFEaSIoNAL SERVICE CoRÞORAÍION
I 26 - 3Þ avÉNuE So¡rrH, SurrE I O I
EDMoNÞs, WASHINGTON E8O2O.rÉL. 142E', 77 l.azÊO FÀx (42Ð 670- l3l tAttachment 20
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ORDERED, ADruDGED and DECREED that any restictions onthe use ofthe above
described real property that may have existed as a result of its dedication for cemetery purposes
are hereby terminated, and of no further force or effect, and it is further
ORDERED, ADruDGED and DECREED that tmtil ñrther order of this Court, all
other real property of Garden of Meditation in Restlawn Memorial Gardens shall remain private
cemetery property, subject to and regulated by the provisions of RCW 68.20,and it is further
ORDERED, ADJUDGED and DECREED that Petitioner shall be permitted to record
a copy ofthis order in the office ofthe Snohomish County Auditor, and to take any other action
consistent with this order.
DONE IN OPEN COURT fln, Aqffiof October, 20t5.
¿LSüË i;,frIålû iì{. &lgGg
JUDGE
Presented by:
RICHARD D. TWURDEMAN, $/SBA#9455
Attorney for Petitioner
ORDER AND DECREE REMOVING
REAL PROPERTY FROM CEMETERY
DEDICATION.2
RICHA.RD D. WURDEMAN
ATTORNEYATLAW
A PRoFESSronAL t3ERwcE ConFoRATroN
t ¿6 -3æAVENUE gOUrH, suffE tot
EDMoNDS, WasHtNoToN 98O2Ofá-.142ôr't:lt -4230 Fax(4zðgto. t3i IAttachment 20
State of Washington • Department of Archaeology & Historic Preservation
P.O. Box 48343 • Olympia, Washington 98504-8343 • (360) 586-3065
www.dahp.wa.gov
September 20, 2016
Mr. Kernen Lien
Planner
City of Edmonds
Planning Division
121 5th Ave N
Edmonds, WA 98020
In future correspondence please refer to:
Project Tracking Code: 2016-07-04747
Property: DNS for Select Homes 5-lot Plat
Re: Request for Professional Archaeological Survey Rescinded
Dear Mr. Lien:
Thank you for contacting the Washington State Department of Archaeology and Historic Preservation
(DAHP). We rescind our request of July 5, 2016 for a professional archaeological survey based on
receipt of documents that have removed the cemetery dedication for the Select Homes 5-lot Plat project
area. We have no further comments on this project.
Thank you for the opportunity to review. If you have any questions, please contact me.
Sincerely,
Gretchen Kaehler
Assistant State Archaeologist, Local Governments
(360) 586-3088
gretchen.kaehler@dahp.wa.gov
cc. Dr. Guy Tasa, State Physical Anthropologist, DAHP
Attachment 21
TT Providing quality water, power and service at a competitive price that our customers
June29,2016
Kernen Lien
City of Edmonds
I2Isth Avenue North
Edmonds, WA 98020
Dear Mr. Lien:
Reference Number: PLN20160023 Woodway Court2
District DR Number: 16-lII
The District presently has sufficient electric system capacity to serve the proposed
development. However, the existing District facilities in the local area may require
upgrading. Any removal or relocation of District facilities necessitated by this project shall be
at the expense of the project developer. Please include any utility work in all applicable
permits.
Cost of any work, new or to upgrade, existing facilities that are required to connect this
proposed development to the District electric system shall be in accordance with the applicable
District policies. The District policy requires the developer to provide a lO-foot easement and
an 8-foot clearance between any building/structures and transformers/switch cabinets upon its
property for underground electrical facilities that must be installed to serve the proposed
development. 'We recommend contact with the District prior to design of the proposed project.
For information about specific electric service requirements, please call the District's
Plat Development Team at (425)783-4350.
Sincerely,
Mark A. Oens
Senior Manager
Planning, Engineering, & Technical Services
-.,,:*uç6
vu,r,v,No:
:r::,
PUBLIC UTILITY D¡STRICT NO. 1
1802 - 75th Street S.W. . Everett, WA o 98203 / Mailing Addre,ss.' P.O. Box 1107 . Everett, WA r 98206-1107
425-783-4300 o Toll-free in Westem Washington at 1-877 -783-1000, ext. 4300 ¡ www.snopud.comAttachment 22
TO
RE:
Kernen Lien
Senior Planner, City of Edmonds
RECEIVËÞ
JUN 3 0 2010
PLANNING DEPT
FR: Residents of Forest Glen
Select Homes Development on 23800 104th Ave. West
Tax Parcel 004527 00000500
A group of Forest Glen residents met on fune 28,2016 to discuss our concerns for
the above named development. A separate list of those residents is included with
this letter. All people named on the list would like to be considered as a "person of
record" for all proceedings relating to the above stated property development.
The following are concerns of residents in Forest Glen, regarding the proposal of
new homes to be developed ont.26 acres of land at 23800 104th Ave. West [Tax
Parcel 004527 000 00500).
In the following list of concerns, when we reference "the alley", we are referring to
the fire and utility lane leading from 104th Ave. West along the south side of the new
Select Homes parcel and to the north of the HK Schroders Forest Glen plot.
Concerns:
This parcel of land should be graded to the same level as the cemetery
and the adjacent alley (fire and utility access lane) on the south side of the
properties.
Grading and other means should be taken to avoid water run off into any
adjacent properties and into the alley. According to the plot plan for
Select Homes, there is an easement for water drainage into a drain along
the south side of the parcel. Where does the water go after entering the
drain? The residents in Forest Glen are concerned with excess water run
off from this parcel of land so that it will not affect their properties.
A plan for rat extermination needs to be addressed prior to the removal
of trees, brush and blackberries from this parcel of land. We, as residents,
are concerned with an influx of rats on our properties. Is there a plan in
place to handle this problem?
It is our understanding (according to City of Edmonds's resolution No.
1005J that there will be no vehicle access to the alley for the new
residents in the proposed development by Select Homes. In keeping with
this understanding, we would like to see a single solid fence along the
entire parcel property line, adjacent to the alley. fThis could be similar to
the fence built for the new development that is adjacent to Hickman
Park.)
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2
3.
4.
Attachment 23
5.We are concerned about the amount of "wear and tear" on the alley that
will take place due to construction and how the alley surface will be
repaired or replaced. In addition, will there still be access in the alley for
the residents of Forest Glen during the time of construction? If not, how
will we be notified that we can or cannot use the alley on a daily basis?
The southern border of the parcel appears (in the plot plan for the select
Homes DevelopmentJ to encroach on the alley roadway in some areas.
will the developer have to widen the alley in those spots to allow enough
width for emergency vehicles or utility vehicles? And if it needs to be
widened, is there enough room to do so without impacting existing
homes/property on the south side of the alley in Forest Glen?
According to the plot plan for the Select Homes Development, the water
meters are located on the south side of the property line along the alley.
Are these meters located inside or outside of the property line? We are
under the assumption that water meters are to be located on public
property. If so, will that encroach on the alley thereby lessening the
width of the alley that is usable for it's stated purpose? And if so, how
will that be resolved?
Has the parcel for Select homes been properly surveyed so as not to affect
the alley? Our concern is that in some places, along the southern border
of the parcel, it encroaches on the alley, which was in existence long
before any development. Can the Select Homes property legally encroach
on the alley?
In the plot plan for the Select Homes developmen! there is a drainage
easement indicated between lots 1 and2. Again, we are concerned about
water run off - where the water in that easement will go and how or if
that will affect the alley and the residents on the south side of the alley in
Forest Glen. Additionally we would be concerned that there be no access
to the alley in that easement.
The sewer and water lines for the Select Homes development are located
on the south side of the parcel. Are they new lines or existing lines? If
they are new, what or where do they connect to old existing lines? If they
connect to existing lines are those older existing lines up to code to
handle the additional capacity?
7
6.
10
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Robert and Sheila Nelson
t0619 240th Pl SW
Edmonds, WA 98020
nelsons2@comcast.net
The following residents of Forest Glen who assisted in compilation of the list of
concerns and who wish to be a party of record are:
Attachment 23
fanet Robertson
t0523 240th PL SW
Edmonds, WA 98020
Jr-robertsonl @hotmail,com
Linda and John Carter
10531 240th Pl SW
Edmonds, WA 98020
lindarae63@email.com
Pritam Potts and Eric Morris
10509 240rh Pl SW
Edmonds, WA 98020
mail@nritam.net
Marcia and Delwin Fisher
10503 240ù Pl SW
Edmonds, WA 98020
delmarfisher@comcast,net
Marge Pemberton
10605 240ú Pl SW
Edmonds, WA 98020
Patty and Charlie Tomsett
10613 240th PL SW
Edmonds, WA 98020
oattoms@comcast.net
Robin and Patty Filosi
70775240rh Pl SW
Edmonds, WA 98020
filosi@comcast,net
Karen and Kenny Miller
t0627 240th Pl sw
Edmonds, WA 98020
klmille19 5 00@gmail.com
Robert and Sheila Nelson
t06L9 240th PL SW
Edmonds, WA 98020
nelsons2@comcast,net
Attachment 23
Attachment 24
Attachment 24
Attachment 24