REVIEWED PLN_BLD2022-1025+Critical_Area_Study+8.3.2022_8.09.12_AM+3029361ENVIRONMENTAL CONSULTING
RECEIVED
Aug 10 2022
CITY OF EDMONDS
July 15, 2022 BLD2022-1025 DEVELOPMENTP SERVICES
Brian and Nancy Duffy
23511 741h Ave W
Edmonds, WA 98026
---------------
Reviewed by
City of Edmonds ;
,
Planning Division
L______________
RE: Addendum to the Wetland Determination Report for Snohomish County Tax
Parcel 27043200200100
INTRODUCTION
This addendum is intended to clarify the buffer width requirements discussed in the September
21, 2017, Wetland Determination Report and also demonstrate compliance with ECDC
23.50.040(F)(1)(e), (f), and (g). The wetland boundary and associated category have not changed
since the original 2017 delineation.
Wetland Resources, Inc. (WRI) performed site visits on August 22, 2017, and September 5, 2017, in
order to locate and evaluate jurisdictional wetlands on and in the vicinity of the .5-acre site located at
23511 74th Ave W. Until recently a single-family residence (SIR) and associated residential
improvements were located on the site. The SIR was removed in preparation for the construction of
a new residence. Surrounding land use is primarily high intensity residential (> 1 unit/acre), shoreline
and a public park. Lake Ballinger is considered a Shoreline of the state due to its large physical size
(>20 acres).
CRITICAL AREAS AND BUFFER REQUIREMENTS
One lake fringe wetland was delineated on the eastern portion of the site immediately adjacent to the
lake. This boundary is clearly defined by topography and the boundary of the historic fill and is
similarly depicted on the City of Edmonds on-line GIS and the National Wetland Inventory. The
wetland unit, as depicted on the attached map, was rated utilizing the Washington State Wetland Rating
System for Western Washington, 2014 as a Category III with a low habitat score. Per EDMC
23.50.040(F)(1)(e), Category III wetlands with low habitat scores located within shoreline jurisdiction
are designated 60-foot protective buffers from their delineated boundary if measures to minimize
impacts to wetlands identified in EDMC 23.50.040(F)(1)(f) are provided. The following table describes
the proposed mitigation measure to comply with 23.50.040(F)(1)(f):
9505 191h Avenue SE, Suite 106, Everett, WA 98208 425.337.3174 www.wetlandresources.com
Disturbance
Required measures to minimize impact
Response
Lights
• Direct lights away from wetland
• No lights are installed in the
buffer zone. Homeowner will
install standard outside lights
which will be directed down and
not from house shining into buffer
zone.
Noise
• Locate activity that generates noise
• Property is utilized as a single -
away from wetland
family residence. Noise is
• If warranted, enhance existing
generated from normal family
buffer with native vegetation
living inside of the house and
plantings adjacent to noise source
seasonal use of outside for a short
• For activities that generate relatively
duration. The homeowner does
continuous, potentially disruptive
not play loud music or have
noise, such as certain heavy industry
activities that creates noise outside
or mining, establish an additional
of normal activities.
10' heavily vegetated buffer strip
• No speakers will be used in the
immediately adjacent to the wetland
homeowner's yard.
buffer
• No heavy industry or mining,
therefore not applicable.
Toxic runoff
• Route all new, untreated runoff
• No untreated runoff will be
away from wetland while ensuring
located in buffer
wetland is not dewatered
• Homeowner does not use
• Establish covenants limiting use of
pesticides within the buffer zone.
pesticides within 150 feet of wetland
• Soils are such that runoff does not
• Apply integrated best management
reach wetland off the ground.
Surface water processed through
topsoil infiltrates prior to reaching
the buffer. BMP is to filter water
through soils.
Stormwater
• Retrofit stormwater detention and
• Lake Ballinger directly receives
runoff
treatment for roads and existing
stormwater runoff from the
adjacent development
existing City of Edmonds storm
• Prevent channelized flow from
drains.
lawns that directly to the buffer
• Stormwater collected on property
• Use Low Impact Development
meet or exceed City of Edmonds
techniques (per PSAT publication
engineering standards as outlined
on LID techniques)
in homeowners building permit
• BMPs applied per the western
Washington stormwater manual
of 2019 if feasible.
Change in water
• Infiltrate or treat, detain, and
• Homeowners structure is setback
regime
disperse into buffer new runoff from
66+ feet from buffer zone
impervious surfaces and new lawns
allowing rain to naturally infiltrate
into ground.
• The contributing basin for Lake
Ballinger and its associated
wetlands is extremely large and
therefore the proposed
development of this site will not
impact the water regime
Wetland Resources, Inc. Duf SRF Lake Ballinger
July 15, 2022 2 WRI # 17009
Pets and human
• Use privacy fencing OR plant dense
• Property is utilized as a single -
disturbance
vegetation to delineate buffer edge
family residence. Human
and to discourage disturbance using
disturbance is minimal.
vegetation appropriate for the
• Homeowners utilize an invisible
ecoregion
fence system to keep pets from
• Place wetland and its buffer in a
entering the wetland and associate
separate tract or protect with a
buffer.
conservation easement
Dust
• Use best management practices to
• Property in the buffer zone is
control dust
vegetated and does not include
bare dirt
• The immediate area outside of
the buffer zone is also vegetated
with lawn which will remain.
• During construction, contractor
has installed silt fence. Contractor
will use water to control any dust
and cover dirt piles as necessary.
Replanting of areas following
excavation will be done
expeditiously.
In addition, EDMC 23.50.040(1)(1)(d) states "The buffer widths in subsection (1�(1)(e) and (1)(1)(g)
of this section assume that the buffer is vegetated with a native plant community appropriate for
the ecoregion. If the existing buffer is unvegetated, sparsely vegetated, or vegetated with invasive
species that do not perform needed functions, the buffer should either be planted to create the
appropriate plant community, or the buffer should be widened to ensure that adequate functions
of the buffer are provided. A large portion of the enjoyment and value of this waterfront property
is the direct view and access to Lake Ballinger. These would both be impacted by planting the
yard area with dense native vegetation. Therefore in lieu of enhancing the existing buffer, the
applicant is proposing to increase the buffer from 60 feet to 75 feet. This 25 percent buffer increase
will ensure adequate buffer functions of the buffer are provided. The 75-foot buffer is consistent
with what would typically be required for a low habitat Category I or II wetland with applied
mitigation measures identified in 23.50.040(r(1)(f .
PROPOSED DEVELOPMENT ACTIVITY
A SIR is proposed roughly in the existing footprint of the existing house and approximately 121 feet
away from the wetland and well outside of the increased 75-foot buffer and the floodplain associated
with Lake Ballinger. An existing nonconforming shed, gravel pad, and municipal sanitary sewer line
are located within the increased 75-foot buffer. These features will not be altered as part of this
development activity. No impact to Lake Ballinger, it's floodplain, the on -site lake fringe wetland, or
its associated buffer will occur as part of this development activity. See the attached site plan prepared
by Puget Sound Planning.
USE OF THIS REPORT
This addendum to the Critical Area Determination Report is supplied to Brian and Nancy Duffy,
as a means of determining the presence of on -site and nearby critical areas. This report is based
largely on readily observable conditions and, to a lesser extent, on readily ascertainable conditions.
No attempt has been made to determine hidden or concealed conditions.
Wetland Resources, Inc. Duf SRF Lake Ballinger
July 15, 2022 3 WRI # 17009
The laws applicable to critical areas are subject to varying interpretations and may be changed at
any time by the courts or legislative bodies. This report is intended to provide information deemed
relevant in the applicant's attempt to comply with the laws now in effect.
This report conforms to the standard of care employed by ecologists. No other representation or
warranty is made concerning the work or this report and any implied representation or warranty
is disclaimed.
Scott Brainard
Principal Ecologist
Professional Wetland Scientist
Wetland Resources, Inc. Duf SRF Lake Ballinger
July 15, 2022 4 WRI # 17009
PROJECT CONTACTS
PROPERTY OWNER:
BRIAN & NANCY DUFFY
23511 74TH AVE W
EDMONDS, WA 98026
PLAN PREPARER:
PUGET SOUND PLANNING, LLC
ATTENTION: LEE A. MICHAELIS
6100 219TH ST SW, SUITE 480
MOUNTLAKE TERRACE, WA 98036
(425) 830-1046
LEE. MICHAELIS®PUGETSOUNDPLANNING.COM
DESIGNER:
THE LEREN COMPANY, INC.
ATTN: TOM LEREN
P.O. BOX 12863
MILL CREEK, WA 98082
(206) 954-4145
ICI
RIM EL-298.20'
((S, 10' GOING
N. 10' GONG)
I( I
T-2
31' EE
CLUSTER I
T-3
3T MAP
CLUSTER
T-3.A
IfR 33' MAPIE-r
CLUSTER
ASPHALT
I
f I
f
I
k � I
i
I2
k
IT_
LAU7
CLUST.
IIT-4
HO 1Y 8'
f /
f
I
mf�
I
I{� I
I ta.s
CONTRACTOR:
ENCORE CONSTRUCTION, LLC
M:IMITRI ATDLOKHMATOV
7910 123RD AVE NE
LAKE STEVENS, WA 98258
(425) 359-9896
STATE CONTRACTOR LICENSE:
ENCORCL857K6
UBI: 603 507 820
CITY ENDORSEMENT NR-026079
SITEDATA
SITE ADDRESS: 23511 74TH AVE W
PARCEL NUMBER: 27043200200100
SITE AREA: ±25,976 SF
ZONING: RSW-12
SETBACK:
FRONT: 15 FEET
REAR: 35 FEET
SIDE: 10 FEET
MAXIMUM BUILDING HEIGHT: 25' ABOVE
ABE
MAXIMUM LOT COVERAGE: 35 PERCENT
MINIMUM PARKING SPACES: 2 PARKING
SPACES
PROJECTNOTES
1. NEAREST FIRE HYDRANT IS 35' WEST
OF NORTHWEST PROPERTY CORNER ON
THE WEST SIDE OF 74TH AVE W.
2. THE PROPERTY CONTAINS THE
FOLLOWING CRITICAL AREA:
2.G. CATEGORY III WETLAND
2.b. FLOODPLAIN ZONE A
2- SHORELINE RESIDENTIAL /I/
2.d. GEOLOGICALLY HAZARDOUS AREAS.
3. LOT SLOPE IS APPROXIMATELY 8.5
PERCENT.
DRIVEWAY SLOPE IS APPROXIMATELY 3.7
PERCENT
LEGAL DESCRIPTION
BEGINNING ON THE WEST BANK OF LAKE
BALLINGER, ALSO KNOWN AS LAKE
MCATEER, 240 FEET NORTH OF THE
SOUTH LINE OF GOVERNMENT LOT 5,
THENCE SOUTH 120 FEET, THENCE WEST
TO THE EAST LINE OF PACIFIC NORTHWEST
TRACTION CO. RIGHT OF WAY, THENCE
NORTH 120 FEET; THENCE EAST TO POINT
OF BEGINNING. TOGETHER WITH
SHORELANDS OF SECOND CLASS
ADJOINING THERETO.
SITUATE IN THE COUNTY OF SNOHOMISH,
STATE OF WASHINGTON.
TESCNOTE
INSTALL AND MAINTAIN ALL TESC
MEASURES ACCORDING TO APPROVED
PLANS, CITY OF EDMONDS STANDARD
DETAILS, AND ALL OTHER MEASURES THAT
MAY BE REQUIRED DURING CONSTRUCTION.
SIDE SEWER NOTE
SEPARATE SIDE SEWER PERMIT WILL BE
REQUIRED IF EXISTING SIDE SEWER IS
LOCATED.
E% SSIIH:
RIM EL=288.]0'
CHANEL: CONC ' (W & (W SE, 24' CONCJ
I a GB: T-1. W/GRT
RIM EL=299.15'
IE-295.05 (S. 10' CONC)
IE=294.85 (NW, 10' CONC)
S88°11
200 SHORELYrE
I
JURISDICTION
BOUNDARY
/
6' WOOD FNC
GAS
DOWNSPOUT
(lYP)
29.0'
�AIETER�w
4.2
_
O. _
1
I 1�
�ppllpI
EX.,.GRA
1SF
'O
(1,412 SSF SF
TOR)
I EXISTING FOUNDATION
TO REMAIN
i NEW d4SEMEM 1,515
+Lf 9
NEW
SF
OR.844 5
3 0
GARAGE
INEW
r
tO�
I
lA
C-)
Ds.
�-
I
NEW EIM
f
I GRAVEL
t1,197 SF
95 SF
I\ (�) I t
I D
92
^7\ I
50
_ L
8' GOING,
} +FJ
STEM WALL
I
BSBL ,
I
I .
+.
_F15.0'
SET MAG NAIL
\ B
I
I
i 1206.00-
BUBDRJGHEIGHTCALCIILA7TONS
LOTCOVERAGE CALCULA7TONS
POINT ELEVATION POINT ELEVATION
GROSS LOT AREA: 25,976 SQUARE FEET
A 290.6' C 299.7
BUILDING FOOTPRINT: 2,644 SQUARE FEET
B 291.2' D 299.3'
299.3'
COVERED PORCH: 113 SQUARE FEET
SUM OF ELEVATION
COVERED DECK: 796 SQUARE FEET
TOTAL LOT COVERAGE AREA: 3,553
AVERAGE EXISTING GRADE
295.20'
SQUARE FEEL
OF LOT AREA: =13.7 PERCENT
ACTUAL BUILDING HEIGHT
319.50'
MAXIMUM BUILDING HEIGHT
320.20'
EXISTING ROOF OUTLINE:2,536 SQUARE FEET
*VERTICAL DATUM:
NEW ROOF LINE: 1,082 SQUARE FEET
T TRM 1: FOUND REBAR WITS CAP% 22936 AT
SOUTHEAST
NEW PORTION OPEN DECK:255 SQUARE FEET
PROPERTY CORNER, AS SHOWN ON MAP. ELEV-
283.22'
EXISTING DRIVEWAY: 2.667 SQUAREEXISTING DRIVEWAY: SQUARE FED
MA 88
TOTAL IMPERVIOUS SURFACE,6,540 SQUARE FEET
TREEINVENTORY
TREE If SPECIES DBH
SIGNIFICANT
REMOVE
1 Acer macrophylloum 41"
YES
NO
2 Acer macrophylloum 31"
YES
NO
3 AC- macrophylloum 33"
YES
NO
3.A Acer macrophylloum 33"
YES
NO
3.B Pru— lauroceracis 18"
YES
NO
4 Ilex aquafolli.m B"
YES
NO
5 Tsuga heterophylla 24"
YES
NO
6 Tsuga heterophylla 24"
YES
NO
NO TREES TO BE REMOVED AND NO NEW
TREES TO BE PLANTED. PER
ARBORIST REPORT DATED JUNE 28, 202Z
NO TREE PROTECTION
MEASURES ARE REQUIRED TO PROTECT THE
TREES.
PETER cw
END REBAR_& CAP
I BASE FLOOD
EL 286.14
2
LS 22936"
5: x W:0 �\
NAVD88
82'
EL 282fi5 (7/2) 2)�
1
_$
GRA
34A1WSF
10' BSBL
I
4� SILT FENCE
I SEE DETAIL
L! - 15HDED
I I I '
I THIS SHEET
7
-. REMAIN
I:
I
HEAVES
IN ASPHALT. EL' 299.84
rc _ U YARD DRAIN: 14" SO.
I zh x 1369 \ RIM IFr298.08 ow \
o I.
(N. 4" GONG. PLASTC) a� 1
EX. ASPHALT \ R\ 2& BASE F
j i I 694 BE EL. 2
TO REMAIN 'ice NA
a e ,
I \ GRAVEL
i I I L GRA
I ry LAUREL HEDGE 1 F I\
I % 11 I 6' WOOD FNC
CAI 11I 1 $ I FND REBAR & LS CAP CA
LS ABA"
S:0.2', :0.1' (17/22) T-6
EL 301.37' (N. EDGE OF WM) T-5 FIR 28"
IM FIR 26'
,I I II EX CB: T-1. I /GRT
RIM EL=300.51' R#CHARDAHOLLYCHUNG
IE=298.51' (N, 10" CONIC) TPN. gy
A Tr
NORTH LINE OF SOUTH 240' OF GOUT LOT 05 - CITY LIMITS
VICINTTYMAP
1" = 2,000'
ll
I
r
i i
I
I
I
I
/
I
I
!
/
/
FIRE PIT
TO REMAIN I
!
y EXISTING FOOTING DRAINS
/ CURRENTLY DRAIN TO YARD
' NEW FOOTING DRAIN TO
/
/
PICK UP EXISTING DRAIN
\ AND TO BE TIGHTUNED TO
\ DOWNHILL GRADE WITH
\WASHED ROCK DISCHARGE POINT
V
/
I
i
I
SWR ES ESM'T
Al, 1560698
i i 1
I I I
I � I
11
\\
10' BSBL \
I I
Ix
1 ll
II II
111
�
11
„ N88°16'26"W 200.00'
I I
�
I I I
I T
I
Lid
I
I
! V
Lu l
D
\
- I /
Y
•
N
A-4
'. 27043200200100
125,434 SQ.FT.
\\ N
I
11
Q 1!
44
! 1
d
I !! Q
!1 V
EXPANDED
WE11AIyD BUFFEp
11\I
� !
-I'F
(
I
+I
'
I
IL
I
!
t
I
1.
NFND IP
: 0.02' OF PLINE
(7/22)
♦FND REBAR & LS CAP ..RTH LINE OF SOUTH 120' OF GOV'T LOT #5
S 22936"
EL:283.22 (7/22)
SCALE 1"=30
0' 10' 15' 20' 30'
27/26/2022
DRAWN B:
LAM
CHECKED 6Y.
TL
POP PROJECT NO.
2021-30
SHEEP NAME
SITE
PLAN