20150810163744.pdfSean Conrad
Associate Planner
City of Edmonds
RE: PLAN REVIEW COMMENTS FOR BUILDING PERMIT #BLD2015-0278 AND BLD2015-0279
NEW RESIDENCE AND DETACHED GARAGE AT 7317 LAKE BALLINGER WAY
Dear Mr. Conrad,
Below is our response to the planning/ critical areas section of the review for the above
project. We have included the original comments and added our response below. If you have any
questions please contact us.
Critical Areas: 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).
a. The New residential structure has been raised so the floor is above the
expected flood plain. And, all site work is designed to mitigate any flood
hazard. See attached flood hazard study.
Proposed rain garden in the wetland and wetland buffer: A rain garden and associated
landscaping is shown within the Category IV wetland and the associated buffer per Grading
Plan, Storm water 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 isfeasible; and
ii. The location and function of such facilities will not degrade the
functions or values of the wetland.
a. We have removed the rain garden from the buffer and have worked with our
civil engineer for another solution. See the submitted revised site and civil
drainage plans.
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 storm water
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 storm water 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.
a. See the attached proposed mitigation plans proposed by Altmann Oliver
Associates, wetland biologists and landscape architects.
Wetland buffer reduction: The wetland report notes that a Category IV wetland is present
on the property with an associated buffer of35 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 1/2, 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.
a. See amended report by Altmann Oliver Associates,
4. Height Calculations: Indicate the location and elevation of the datum point used for the
height calculations on your site plan. Also, please connect 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
a. Maximum height of garage has been changed to 15 feet on plans. See sheet
A1.0
5. Lot Coverage: 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.
a. Total ground area coverage is broken down per use. See sheet A1.0
6. Setbacks: Edmonds Community Development Code Section 16.20.040.0 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. Plans have been amended accordingly. See Sheets: A1.0, A2.0, A2.1,
A3.0.
A portion of the north wall of the detached garage is shown on and slightly within the IS
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.
a. Plans have been amended accordingly. See Sheets: A1.0, A2.0.
If there are any questions on these comments please feel free to contact us at Gabbert
Architects Planners, 425.482.7987