0143_001.pdfENVIRONMENTAL CONSULTING
January 25, 2019
Mike and Mary Dolan
25404 Riata Street
Leavenworth, WA 98825
RE: Planning Review Comments — Wetland report (BLD20180613)
The purpose of this letter is to respond to planning review comments on the Critical Area Report
and Buffer Enhancement Plan (Wetland Resources, Inc., dated November 2, 2018). Comments
received are cited below in italics with responses in normal text.
a. Confirm the wetland habitat score, the resulting wetland category, and the appropriate wetland buffer distance per
ECDC 23.50. 040.E. [Ordinance 4026]
The wetland habitat score has been confirmed to be correct.
b. Show the standard stream buffer, wetland buffer, and the required 15' building setbacks from the edge of the
stream and wetland buffers on Appendix D.
The standard stream buffer, wetland buffer, and the required 15' building setbacks have been
added to the Critical Areas Report and Buffer Enhancement Plan Map (Appendix D).
c. The proposed location of the interrupted buffer north of the house doesn't make sense. If the house and other
existing paned areas are the interrupting features, the buffer would have to be south of those features. Please review
and revise as appropriate.
Per personal communication with Edmonds planning staff, the interrupted buffer remains on the
northern side of the house. Note that in the original submittal an area of paver patio was missing
from the Existing Conditions Map (Appendix C). This has been corrected and the interrupted
buffer and calculations of impervious areas to be removed and new impervious areas have been
adjusted accordingly.
d. Verify whether any of the proposed wort; particularly the deck and addition on the north side, is subject to
"additions to structures existing within wetlands or wetland buffers" in ECDC 23.50.040.1(and similar code
language for streams in 23.90.040.D.4) or "development within the footprint of existing development" (ECDC
23.50.040._7 and 23.90.040.D.5). Update proposed mitigation ratios as appropriate.
The proposed change to the decks on the north side of the house result in a net decrease in
impervious surface within the buffer. Therefore, ECDC 23.50.040.I and 23.90.040.D.4 do not
9505 191h Avenue SE, Suite 106, Everett, WA 98208 425.337.3174 www.wetiandresources.com
a +]�,— i'dU�
apply. No new development is proposed in the existing footprint within the wetland/stream
buffer. Therefore, ECDC 23.50.040;J and 23.90.040.D.5 do not apply.
e. Per ECDC 23.50.040.G.5.d, stormwater outfalls are only allowed in the outer 25% of a standard or modified
wetland buffer. Please revise the location of the out all shown on Appendix D accordingly.
The stormwater plan has been changed to direct stormwater down Homeland Drive to the storm
system at 51h Avenue South. Under the new site plan, no outfall is proposed within the on -site
buffer.
f. In accordance with ECDC' 23.40.130, the monitoring plan must befor 5years with progress reports due at 1,
3 and 5years. Update as appropriate, considering any changes that may result in the mitigation ratios described
above.
The monitoring plan has been updated to include five years of monitoring (see Section 5.0 of the
revised Critical Areas Report and Buffer Enhancement Plan — Revision 1 (Wetland Resources,
Inc., dated January 25, 2019).
Should you have any additional questions or concerns, please do not hesitate to contact me.
Wetland Resources, Inc.
Joie Goodman
Associate Ecologist
joie(@,wetlandresources.com
wetlandresources.com
425-337-3174
Welland Resources, Inc. 2 515 Homeland Drive
January 25, 2019 WRI # 18200