15-0278 Lake Ballinger Planning Comments.doc
CE
ITY OF DMONDS
th
• 1215 AN•E,WA98020
VENUE ORTH DMONDS
P: 425.771.0220 • F: 425.771.0221 • W: www.edmondswa.gov
HONEAXEB
DSD: P•B
EVELOPMENT ERVICES EPARTMENTLANNING UILDING
April 7, 2015
Gabbert Architects Planners
c/o David Pagel
rd
18422 103 Ave NE
Bothell, WA 98011
RE: PLAN REVIEW COMMENTS FOR BUILDING PERMIT #BLD2015-0278 AND
BLD2015-0279
NEW RESIDENCE AND DETACHED GARAGE AT 7317 LAKE BALLINGER
WAY
Dear Mr. Pagel
I have reviewed the above building permit application for the Planning Division, and it was
found that the following information, corrections, or clarifications need to be addressed before
review can continue:
Critical Areas
1. : The project site abuts Lake Ballinger. The critical area checklist
associated with the address (CRA-2015-0016) noted this and indicated the possible
presence of wetlands adjacent to the lake. In addition, there is a mapped Zone A
flood hazard at the subject location according to FIRM Map Panel 1315. As a result,
critical area studies are required as part of this development project. While a wetland
report was included with the building permit application several items are absent from
the report that are required by code. In addition to the wetland report a flood hazard
study prepared according to Chapter 23.70 Edmonds Community Development Code
(ECDC).
Proposed rain garden in the wetland and wetland buffer
2. : A rain garden and
associated landscaping is shown within the Category IV wetland and the associated
buffer per Grading Plan, Stormwater Site Plan and Landscape Sheets submitted to the
City on March 3, 2015. According to ECDC 23.50.040.F.8.c:
Storm water management facilities, limited to outfalls, pipes and conveyance
systems, storm water dispersion outfalls and bioswales, may be allowed within
the outer 25 percent of a standard or modified buffer for Category 3 or 4
wetlands only; provided, that:
i. No other location is feasible; and
ii. The location and function of such facilities will not degrade the functions or
values of the wetland.
Rain gardens are not a permitted use within the wetland or wetland buffer. The rain
garden location will need to change with the exact location determined by your
engineers and approved by the City’s Engineering Division of Public Works. If a
stormwater facility will be located in the wetland buffer with landscaping, the
associated Wetland Delineation Report completed by Altmann Oliver Associated,
LLC will need to address the potential stormwater facilities and any associated
landscaping. Please have the consultant review any proposed stormwater plans and
landscaping that would occur in the wetland buffer and provide an addendum to their
December 28, 2011 report describing the impact of the stormwater on the wetland in
accordance with sub (ii) referenced above. If the functions and values of the wetland
would be degraded by the location of an allowed stormwater facility, the consultant
will need to propose mitigation based on the requirements of ECDC Section
23.50.050 and Sections 23.40.110 – 130.
Wetland buffer reduction:
3. The wetland report notes that a Category IV wetland is
present on the property with an associated buffer of 35 feet. A 15-foot building
setback is required in addition to the wetland buffer per ECDC 23.40.280. The site
plan submitted with the building permit notes a 17 ½ foot wetland buffer with an
associated 15-foot building setback. A reduction in the standard 35-foot wetland
buffer is permitted in ECDC 23.50.040.F.3. However, the wetland report does not
address any of the criteria required for the wetland reduction. Please amend the
report to address the requirements of ECDC 23.50.040.F.3 or adhere to the standard
35-foot buffer.
Height Calculations:
4. Indicate the location and elevation of the datum point used for the
height calculations on your site plan. Also, please correct the maximum height allowed
for the garage, 15 feet instead of the 25 feet as noted on the site plan. In addition to
amending the site plan, please verify the height calculations (average grade, actual height,
and maximum height) are accurately reflected on the house and garage elevations.
Lot Coverage:
5. Lot coverage is defined as the total ground coverage of all buildings or
structures on a site measured from the outside of external walls or supporting members
excluding a maximum of 30” of eaves. Please provide a breakdown of the lot coverage
amount shown on the site plan.
Setbacks:
6. Edmonds Community Development Code Section 16.20.040.C permits
uncovered and unenclosed porches, steps, patios, and decks into a required setback not
more than one-third of the required setback, or four feet, whichever is less; provided that
they are no more than 30 inches above ground level at any point. A portion of the front
entry to the house is located within the front yard setback and is covered by the second
story roof. The portion of the porch within the setback may be covered by eaves up to 30
inches in width, however, the site plan shows a portion of the porch covered in the
building setback beyond the permitted 30 inches. Please amend the site plan and other
relevant building pages accordingly to comply with the above cited code section.
A portion of the north wall of the detached garage is shown on and slightly within the 15-
foot building setback from the wetland buffer. Pursuant to ECDC 23.40.280 the wall of a
building is not permitted within the setback. Please amend the site plan and garage detail
plans accordingly to comply with the cited code section.
Please Note: Additional comments from the Building Division and Engineering Division
may require additional changes to the site plan beyond those discussed above. A revised
site plan addressing the above cited issues should be completed once you have received
comments from the other reviewing divisions.
Please submit three copies of your revised site plan (including one reduced copy) and two copies
of any revised building plan sheets to a Development Services Permit Coordinator. Our office
hours are Mondays, Tuesdays, Thursdays, and Fridays between 8:00am and 4:30pm, and
Wednesdays between 8:00am and noon. If you have any questions, feel free to contact me at
(425) 771-0220.
Sincerely,
Development Services Department - Planning Division
Sean Conrad
Associate Planner