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12-0883 Plan Review Comments 2.pdf^' CITY OF EDIVIONDS ® 121 5" AVENUE NORTH ® EDMONDS, WA 98020 PHONE: 425.771.0220 • FAX: 425.771.0221 • WEB: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT: PLANNING • BUILDING November 30, 2012 Theresa Neal theresaneal@comcast.net RE: PLAN REVIEW COMMENTS #2 FOR PLAN CHECK # 2012-0833 DECK REMODEL/EXPANSION AT 16116 72ND AVE. W Dear Ms. Neal, Thank you for submitting the updated landscaping plan on October 31. 1 apologize for the delay in my response but as we discussed at the site on October 15, there were other issues I was concerned with that are related to the deck permit. Specifically, I had indicated that there were conditions of approval from the Sequoia Ridge short plat and the associated environmental impact statement that I was looking at to make sure the parcel was still in compliance with that approval. I was not sure at that point whether the features at the site today would fit under the intent of the old approvals. However, after reviewing the updated landscaping plan you provided as well as the short plat and the original building permit materials for the development of your lot, I have determined two aspects of your lot are currently out of compliance with those approvals. I now seek your assistance in bringing the site back into compliance. It is understood that these changes may have occurred prior to your ownership of the parcel. As a result, the City will provide what assistance it can in helping you to bring your site back into compliance by streamlining permitting and the like. However, because the City became aware of the issues during review of your stop -worked deck, the broader changes to your parcel must also be addressed now. In the end, your deck permit cannot be issued until these other concerns are resolved and the lot is brought back into compliance. If you would like to schedule a meeting to work on a timeline for achieving compliance, please contact me at (425) 771-0220 or michael.clugston@edmondswa.gov. Otherwise, please provide responses to the following items by December 20, 2012. 1. 15-foot native non -disturbance area. A condition on the face of the Sequoia Ridge short plat (PLN19980108) requires that a 15-foot native non -disturbance area be maintained between the top of the steep slope and the western edge of your house. This is also mentioned on page 3 under "Use Restrictions" of the associated Conditions, Covenants, and Restrictions that were filed as part of the short plat development (File # 200008180552). The restrictions state that "each lot owner shall maintain the non -disturbance area in a native growth manner with lawns being prohibited." When I was at the site on October 15, 1 confirmed the presence of lawn grass and other features in the required native non -disturbance area. In order to bring this portion of the site into compliance, the lawn grass, garden, any unpermitted retaining walls or rockeries, and any sprinkler system in that area must be removed and the 15' native non -disturbance area replanted. To do this, you will need to submit to the City the following information for review and approval prior to doing any work: a. Apply for a grading permit from the Building Division (see Handout B37 - http://www.edmondswa.gov/services/permits-development/handouts- forms/handouts-bv-number.html). Because the site is located in the North Edmonds Earth Subsidence and Landslide Hazard Area (ESLHA), the plan must be prepared by a civil engineer licensed in Washington State. b. As part of the grading permit, submit a landscaping plan prepared by a landscape architect registered in the State of Washington. The plan should show what native species are to be installed and include the items identified in ECDC 20.13.010 and 20.13.015. Along with the plan, a cost estimate for the landscaping (including all materials and labor) must be submitted pursuant to ECDC 20.13.040 c. A letter for wet season work from your geotech pursuant to ECDC 19.10.080. The City will review the grading permit materials to ensure that the site will comply with the requirements noted on the face of the Sequoia Ridge short plat. Conditions and special inspections will likely be required to make sure the work is done in accordance with the grading permit. 2. Steps, path and planter. There are terraced landscape steps to the north of the house which lead down to a path along the east of the house that runs into a large retaining wall adjacent to the driveway. These features are located in areas which were approved for landscaping as part of the original building permit for the house (BLD20010776). Since the original building permit was issued, however, the City has not approved any requests to alter the originally approved landscape plan or permit the retaining wall or any other features. As a result, these features must also be addressed at this time. Options for resolution include: a. Removal of all three features and re-establishment of the vegetation described in the 2001 landscape plan. If this option is selected, you could indicate the removal of the features on the grading permit referenced in #1 above. The plantings shown on the 2001 landscaping plan would then need to be re- established under the direction of your landscape architect as in #1b above. b. Bringing the features as they exist today into compliance. This work could be reviewed under the same permit as outlined in #1 above. For this portion of the project, the retaining wall would have to be reviewed and its design approved by your geotech. The updated landscape plan you submitted on October 31 would also have to be reviewed and approved by a landscape architect to indicate that the species and locations are appropriate. For example, you have shown 'Butterfly bush' on the updated landscape plan but butterfly bush is a Class B noxious weed on the Washington State Noxious Weed List. It is recommended that butterfly bush be removed and replaced with native species appropriate for the location if possible. I look forward to working with you to resolve these issues. It should be noted that once these issues are resolved, I will be able sign off on your deck permit. Thank you in advance for your cooperation. Sincerely, Mike Clugston, AICP Associate Planner Enclosures Clugston, Michael From: Clugston, Michael Sent: Friday, November 30, 2012 3:41 PM To: 'theresaneal@corn cast. net' Subject: RE: deck and landscape plan Attachments: HE decisions S-98-108, V-98-109 & AP-99-185.pdf; approved landscaping plan BLD20010766.PDF; Sequoia Ridge short plat map.pdf; Sequoia Ridge CCRs.pdf; 12-0883 Plan Review Comments 2.pdf Hi Theresa, I want to apologize first for the fact that my review has taken so long but it turns out that your area is not only quite beautiful but also quite unique as well. As we had discussed at my site visit in October, my concerns then were less about the deck itself and more about whether other parts of your site were still in compliance with previous permit approvals, particularly with the requirements of the Sequoia Ridge short plat. After researching that and the original building permit (BLD20010776) in more detail, I have concluded that there are two issues at your site that need to be brought into compliance before I can move forward with the deck permit - the 15' native non -disturbance area to the west of your house as well as the steps, path and retaining wall on the north and east. These features were changed or added without City approval and so must be brought into compliance. The attached letter describes how we can work toward compliance with both of these issues. I have also attached several pieces of background material that I reference in the letter or provide context for obtaining compliance: 1) The Hearing Examiner's decision approving the Sequoia Ridge short plat which requires the 15' native growth non -disturbance area (see page 14, # 13) 2) A copy of the conditions, covenants and restrictions for the parcel which also references the 15' area (see page 3, #4) 3) A copy of the Sequoia Ridge short plat map (see Sheet 1, Setbacks notes #2 and #3) 4) A copy of the approved landscape plan associated with the original building permit (BLD20010776) As I had mentioned previously, I had hoped that the changes I saw in October could somehow meet the intent of the previous approvals so we could avoid further expense of both time and money. Unfortunately, it is clear that the 15' buffer has not been maintained in accordance with the 1998 short plat approval and so must be restored in order to return your lot to compliance with that approval. The steps, path and retaining wall are a similar story but in that case it could be possible to retain those with submission of appropriate documentation as is outlined in the letter. Please take a look at the attached information. If you have any questions, please let me know. I look forward to working with you to get these issues straightened out so you can enjoy your new deck as soon as possible. Mike From: theresaneal@comcast.net [mailto:theresaneal@comcast.net] Sent: Thursday, November 22, 2012 7:14 AM To: Clugston, Michael Subject: Re: deck and landscape plan Thank you! ----- Original Message ----- From: Clugston; Michael To: 'theresaneal(o-)comcast.net' Sent: Wednesday, November 21, 2012 2:25 PM Subject: deck and landscape plan Hi Theresa, I wanted to let you know that I have been working on your permit but I'm not quite through with my review. I will do my best to get you something next week. I apologize for the delay. Have a great Thanksgiving! ?' 4e, Michael D. Clugston, AICP Associate Planner City of Edmonds Development Services Department P: 425-771-0220 1 F: 425-771-0221 michael.cluaston@edmondswa.gov