Loading...
1020 Bell St.pdfOV EJ3Af DEVELOPMENT ELOPMENT R Y I W COMMITTEE liE J MEETING REQUEST FORM Location: Development Services Department 2"d Floor City Hall —121 5t" Ave. N. �n c96 Edmonds, WA 98020 Phone: 425.771.0220 Fax: 425.771.0221 TODAY'S DATE: June 4th 2015 FEE: NONE REQUIRED SUBMITTAL REQUIREMENTS Please submit this information ONE WEEK PRIOR TO Please submit 6 COPIES EACH of the following: REQUESTED MEETING DATE to: 1. Site Plan Building Division — Permit Coordinator 2. Vicinity Map 2nd Floor -City Hall 3. Copies of this completed form 121 Fifth Avenue North 4. Pertinent background information Edmonds, WA 98020 Meetings are held on Thursday afternoons at 1:30 and 3:00 p.m. for approximately 45 minutes. Please indicate your preference below. DATE: June 11 th 2015 I TIME: 1 :30pm PLEASE FILL IN INFORMATION REQUIRED BELOW APPLICANTICONTACT.Arne Gaenz PROPERTY Landed Gentry Custom Home Grp ADDRESS: PO Box 1478 Edmonds, WA 98020 ADDRESS: n/a CONTACTPHONE: (425) 478-6057 CONTACTPHONE: n/a E-MAILADDRESS. a_gaenZ@msn.Com IE -MAIL ADDRESS: n/a Please note that the Development Review Committee is an informal opportunity for you and/or your representative to meet with staff and discuss your preliminary ideas and concepts for your project. The intent of the meeting is to help to identify the major code requirements that will need to be addressed and any significant site development issues that may relate to the project. The intent is for the meeting to occur prior to considerable investment in plans and/or design work. You may wish to have your design professional (s) accompany you to the meeting. This meeting is an informal session to share information and does not constitute a review or tacit approval of the project. V icinity and Zoning 5 I-- CO.00' P/0 c 23 NN� D16 (D 1"Immommov -�y L (E) STRUCTURE - TO BE REMOVED EXISTING HOUSE FF -263A 50 POOT b,' V r- V 11, IE; FOOT 5tAIL,-.D#vq lav -w, I M 42 GR PA sil To LO Lo 1-0 a A B D c A\ M/ PF CENTER OF\ RIGHT OF WAYlam) P f <( DATUM PqINT P[ '-Op OF 9AS VAULT BELLSTREE -1-264 7-' E t""'T p . o . ...... . . SITE PLAN N -;CAl 1 n' )o, zi.n' 1020 Bell Street Review After extensive review of the lots located at 1020 Bell Street, we have reduced the number of questions about development down to 3 areas. We are hoping to answer the following 3 remaining questions that have come up: Wetlands Category Based on a 2005 study, the wetlands are a category 3 which requires a 50' Buffer and 35' setback. The rating was a "50" on a scale from 30-50. My concern is that the rating is subjective and if the rating moves to a "51" the buffer increases to 100'. In reviewing the including wetlands study there were two worksheets completed, one for the City of Edmonds in 2001 where the rating was 34, then again in 2005 when the rating was 50. What is the risk of the ratings and the possibility of pushback from the City that the rating is above 50 pushing this to a Category 2? Storm -water Drainage Jeff Treiber (LSA Engineering — Civil Engineer) and Steve Avril (Earth Solutions NW — Geo Tech) reviewed the site data in preparation for handling the storm -water drain. Due to the steepness of the lots they concluded that an option for onsite infiltration does not exist. The following options were suggested: 1) Pump all storm water to a holding tank located under the driveway (in front of garage). After treatment of the water, tight -line the outflow to the south west corner of the property allowing the overflow to drain into the wetlands/Shell creek. 2) Pump all storm water to a holding tank located under the driveway (in front of garage). After treatment of the water, tight -line storm to the catch basin located on the Northwest corner of 1020 Bell St. This catch basin has an outflow pipe that drains onto the City of Edmonds parcel (00434204000100) that also flows down the slope into the wetlands/Shell creek. 3) Reduce overall storm water by filtering the storm water and using the water as gray water inside each home. This will reduce the amount of water pushed into the storm -drain and wetlands, but it will not remove all drainage in the event of heavy rains. Does the city of Edmonds have current provisions for using Rain Barrels for repurposing storm water? Water Lines to Support 2 homes A concern was raised by LSA around the supply water to the site. The existing data shows that the water main in front of 1020 Bell St is a 4" pipe. It only supplies a few homes at the end of the street, and did supply 1020 Bell St before the home was condemned. 1) If the proposed homes that are built are above 3000 square feet which requires fire -sprinkler systems, will the 4" main provide enough water for the increased requirement? CITY OF EDMONDS CRITICAL AREA STUDY 1020 Bell St. (Two Parcels) L �r #0043204000600 #0043420000800 p 1?005 PREPARED FOR:�;1 Kendall Gentry 504 E. Fairhaven Burlington, WA 98233 PHONE: 360-755-9021 FAX: 360-755-9029 PREPARED BY: B&A INC. 330343 RD STREET NW GIG HARBOR, WA 98335 PHONE: 253-858-7055 FAX 253-858-2534 EMAIL: ajb@wa.net September 8, 2005 3303 43rd St. NW - Gig Harbor, WA 98335, USA - 253.858.7055 a Fax: 253.858.2534 ATTACHMENT 7 INTRODUCTION This report follows section 23.40.090 of ECDC for requirements of critical areas reports. The code sections are cited and responded to in the paragraph below. A 2001 report of the wetland performed by Wetland Resources, Inc. had access to the wetland and provides on-site details. From what I observed the condition have not changed. This report follows the new code and provides and updated rating of the wetland per code. For a description of the wetland and surrounding areas please refer to the previous report. 23.40.090D. Minimum Report Contents. At a minimum, the report shall contain the following: 1. The name and contact information of the applicant, a description of the proposal, and identification of the permit requested; Kendall Gentry 504 E. Fairhaven Burlington, WA 98233 PHONE: 360-755-9021 FAX: 360-755-9029 The proposal is to construct a single family residence on each of the two existing lots. See the building application for a complete list of permits requested. 2. A copy of the site plan for the development proposal including: a. A map to scale depicting critical areas, buffers, the development proposal, and any areas to be cleared; and The attached figure combines the wetland map from the 2001 Wetland Resources, Inc. Report of the wetland with the map for the proposed houses. b. A description of the proposed storm water management plan for the development and consideration of impacts to drainage alterations; See the house plans. As this is single family lots the stormwater is covered under that design. 3. The dates, names, and qualifications of the persons preparing the report and documentation of any fieldwork performed on the site; AJ Bredberg evaluated the site on June 6, 2005. His resume is at the end of the report. Data sheets accompany. 4. Identification and characterization of all critical areas, wetlands, water bodies, shorelines, and buffers adjacent to the proposed project area; A single wetland and stream area off-site to the southwest. The system is described in detail in the attached report from 2001 prepared by Wetland Resources, Inc. The conditions have not changed from the report. 5. A description of reasonable efforts made to apply mitigation sequencing pursuant to ECDC 23.40.120, Mitigation sequencing, to avoid, minimize, and mitigate impacts to critical areas; not applicable as all activities are outside the buffer and wetland. 6. Report requirements specific to each critical area type as indicated in the corresponding chapters of this title. Following the special study requirements for Wetlands section. 23 50 030 Special study and report requirements — Wetlands. B. Critical areas report requirements for wetlands may be met in "stages" or through multiple reports. The typical sequence of potentially required reports that may in part or in combination fulfill the requirements of this section include: 1. Wetland reconnaissance report documenting the existence and general location of wetlands in the vicinity of a project area; completed and copy attached 2. Wetland delineation report documenting the extent and boundary of a jurisdictional wetland per RCW 36.70A.175; The wetland is entirely off-site and covered in the attached Wetland Resources report. 3. Wetland mitigation report documenting potential wetland impacts and mitigation measures designed to retain or increase the functions and values of a wetland in accordance with ECDC 23.50.050 and the general provisions of this title. There will be no wetland or buffer impacts. C. A wetland critical areas report may include one or more of the above three report types, depending on the information required by the director and the extent of potential wetland impacts. The field of wetland science and with experience preparing wetland reports. Pursuant to ECDC 23.40.090(A), applicants may choose one of the qualified technical consultants on the city's approved list in preparing critical areas reports for wetlands, or may utilize an alternative consultant. Critical areas studies and reports developed by an alternative consultant shall be subject to independent review pursuant to ECDC 23.40.090(B). Edmonds development services director maintains the authority and discretion to determine which report(s) alone or combined are sufficient to meet the requirements outlined below and to waive report requirements based upon site conditions and the potential for project impacts. If additional informatin is needed we will be pleased to provide it. D. Preparation by a Qualified Professional. A critical area report for wetlands shall be prepared by a qualified professional who is a certified professional wetland scientist or a noncertified professional wetland scientist with a minimum of five years of experience in the AJ Bredberg is a Professional Wetland Scientist certification #886 and on the list of approved City consultants. E. Area Addressed in Critical Area Report. The following areas 3. All shoreline areas, water features, floodplains, and other critical areas, and related buffers within 200 feet of the project area. The location and extent of wetlands and other critical areas existing outside of the project area or subject parcel boundary may be shown in approximation as practical and necessary to provide an assessment of potential project effects. Locations of the off-site wetland and stream are shown. Shell Creek is off-site within the wetland. L F. Wetland Analysis. In addition to the minimum required contents of ECDC 23.40.090, Critical areas reports — Requirements, a critical areas report for wetlands shall contain an analysis of the wetlands, including the following site- and proposal - related information at a minimum: 1. A written assessment and accompanying maps of the wetlands and buffers within 200 feet of the project area, including the following information at a minimum: the following information is provided in the attached report and found to be accurate. a. Wetland delineation and required buffers; see map of off-site wetland shall be addressed in a critical area report for wetlands: 1. The project area of the proposed activity; the project area is the two lots as shown on the accompanying site plan. 2. All wetlands and recommended buffers within 200 feet of the project area; and a single wetland and stream are within 200 feet of the project and the subject of this study. b. Existing wetland acreage; unknown as the wetland is off-site c. Wetland category; The wetland is Category 3 based on the City rating form. The stream is 100 feet from the property and not fully reviewed for a category. it is not a Category S or shoreline of the state. Buffers Category 3 wetlands have 50 foot buffers. Since the stream is not a Type S it will not have a buffer over 100 feet and the stream is 100 feet from the property, plus there is another 50 foot wetland buffer onto the site. Thus, the stream is protected with the highest rating possible in the city. d. Vegetative, faunal, and hydrologic characteristics; in the attached report e. Soil and substrate conditions; in the attached report f. Topographic elevations, at two -foot contours; and see map g. A discussion of the water sources supplying the wetland -and documentation of hydrologic regime (locations of inlet and outlet features, water depths throughout the wetland, and evidence of recharge or discharge, evidence of water depths throughout the year: drift lines, algal layers, moss lines, and sediment deposits). The location, extent and analyses of wetlands not contiguous with the subject parcel existing outside of the immediate project area may be described in approximation as practical and necessary to provide an assessment of potential project effects and hydrologic/ecological connectivity to on-site wetlands and other critical areas. This above information is in the attached Wetland Resources report. 2. A discussion of measures, including avoidance, minimization, and mitigation, proposed to preserve existing wetlands and restore any wetlands that were degraded prior to the current proposed land use activity. There will be no impacts to the wetlands, buffer or stream. 3. A habitat and native vegetation conservation strategy that addresses methods to protect and enhance on-site habitat and wetland functions. The buffer will be maintained as natural area. 4. Functional evaluation for the wetland and adjacent buffer using a local or state agency staff -recognized method and including the reference of the method and all data sheets. Attached is the WSDOT rating system 5. Proposed mitigation, if needed, including a written assessment and accompanying maps of the mitigation area, including the following information at a minimum: not needed 6. A scale map of the development proposal site and adjacent area. A discussion of ongoing management practices that will protect wetlands after the project site has been developed, including proposed monitoring and maintenance programs. Attached map shows the areas Buffers will be maintained as natural. 7. A bond estimate for the installation (including site preparation, plant materials and installation, fertilizers, mulch, and stakes) and the proposed monitoring and maintenance work for the required number of years. (Ord. 3527 § 2, 20041. Not applicable s�® poi l r `�§------ A §aPyqt ' 55UH r RIJAD ------ = ; ' " © TOP CENTER OF UO BE'. USCO AS BENCHMARK rn ASSUMED EL - 267.39 r N007. r -R06 JJ ENC \r589 J6't! f Id12U-00_ ' ' 60.00 - 60.00 - X%. / I - /.. ♦/// / I /-i2Qt} 1 g 6 ?E I / / / i / ! I I / / / �� - .17 t t� 't ♦ t ♦ a ♦ ♦ ♦ ♦ ♦ ♦ , S ^� EXISTING H;i, GARAGE E N.-INrFF-26J. 40 / I / / / / / / / / / i H a/\/♦ t` /♦� i a! /a/ \/\/tom t ♦ a ` ` % % ?� -- gas 7:-- 7Z- IN, -- t\ ♦\♦. t ♦\ aI \t\ o.- ti ♦ / / r / / / / / / / / at t♦tija\\\ ♦\t♦ t♦\\, �� `' z, 71t7£A60�SF ♦ \ ♦ ♦ >zll',*ll<,4,�/ .. r . I♦ 1 I i i i0 X I/ i / / ON 04 ♦ `�`�` ?OB ORY 2 37 AND 14--- \ -:i�- - 36 k 6LW j �We�1Al.)� v FIGURE 1 : SITE MAP GENTRY HOME V iii. :iii City of Edmonds Wetland Field Data Form Name of wetland (if known) Location: SEC TWNSHPRNGE 3 6-'- (attach map of wetland to form) Person(s) Rating Wetlan �z Affiliation: 9-;F/e Project Name/Description: S (4, e hA,-Pl, Date of Site Visit: --: 1� - Category Based on Comb* d Total Score for Functions Assessments 7IV Total Score for Water Quality Functions Assessment e� Total Score for Hydrologic Functions Assessment /6 Total Score for Habitat Functions Assessment q? Combined Total Score for Functions Assessment -REQ Q- g� Determine wetland hydrogeomorphic class based upon criteria provided on page 2. Complete water quality, hydrologic and habitat functions assessment as directed for the class of wetland being rated and enter scores as indicated above. Final wetland category is based upon a total (combined) score for functions assessment per the score criteria provided above. or Category I or II Based on Criteria in ECDC 20.50.010(B) I II Specific Criteria wetland field data forin.doc/rev.2004.12.20 Page 1 19th Avenue S.E. Suite 106 lashington 98208 (425) 337.3174 x (425) 337-3045