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Planning Review Comments #1 BLD20170578.pdfof ED& CITY OF EDMONDS PLAN REVIEW COMMENTS PLANNING DIVISION Inc, l 89� 425.771.0220 DATE: May 12, 2017 TO: Kyle Bannister, BHD Construction Kdb annister 13 kgmail. com FROM: Michele Q. Szafran, Planner michele. szafrangedmondswa. gov RE: Plan Check BLD20170578 744 Elm Pl. Single Family Residential Deck/Addition On behalf of the Planning Division, I have reviewed the above building permit application. During review of the subject submittal it was found that the following information, corrections, or clarifications need to be addressed. Please respond to the following items, so that review may continue: Plans: It is difficult to tell what is being proposed on the plans submitted for the building permit application as the site plan does not appear to accurately depict current and proposed development. Please update the site plan to clearly show new verse proposed area. Additionally, also provide information regarding the decking, is the decking pervious (slotted) or impervious. Impervious decking on the second level deck would serve as a roof to the lower level and height calculations will be required. The site is zoned RS-6 with a maximum building height of 25 feet. 2. Critical areas determination: A critical areas determination was completed by staff on April 6, 2017 which identified that a critical areas study may be required (see attached letter). As a result of the critical areas determination a stream and erosion hazard had been identified at the site. Willow Creek is a known anadromous fish bearing stream so the buffer may be between 75' and 100' per ECDC 23.90.040.D plus a 15' building setback per ECDC 23.40.280. It's possible that if the work does not expand the existing legal footprint, a critical area report may not be necessary. If you have any questions, feel free to contact me at 425.771.0220 ext. 1778. Please make all submittals to a Development Services Permit Coordinator, Monday, Tuesday, Thursday, and Friday between 8:00 am 4:30 pm or Wednesday 8:30 am to 12:00 pm. CITY OF EDMONDS 121 5t" Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT a PLANNING DIVISION ,,,C. 18y,, Critical Area Determination (CRA20170037) Based on a review and inspection of the subject site, staff has determined that one or more critical areas are located on or near the site. Critical areas are ecologically sensitive or hazardous areas that are protected in order to maintain their functions and values. Site Location Tax Account Number Property Owner Applicant Critical Area(s) Present Site Description 744 Elm Place 00642200000700 Barry and Bernadette Somers Bernadette Somers ❑ Wetlands (ECDC 23.50) ❑ Frequently Flooded Areas (ECDC 23.70) ® Geologically Hazardous Areas (ECDC 23.80) © Erosion Hazard Areas ❑ Landslide Hazard Areas ❑ Seismic Hazard Areas • Fish & Wildlife Habitat Conservation Areas (ECDC 23.90) ® Streams During review and inspection of the subject site, it was found that the site contains critical areas, including Streams and Geologically Hazardous Area (Erosion Hazard), pursuant to Chapter 23.80 and 23.90 of the Edmonds Community Development Code (ECDC). The associated LiDAR map indicates that a southwest -facing slope runs across the eastern portion of the subject site. The slope drops approximately 12-feet over a horizontal distance of 44.5-feet, a 27.6% grade. Soils on the site are identified as Alderwood gravelly sandy loams, 15- 25%. Slopes in excess of 15% grade are categorized as potential Erosion Hazard Areas. The combination of the underlying soil types and grade of slope classify the site as a potential Severe Erosion Hazard. During site inspection, it was confirmed that Willow Creek seeps from the hillside where the perched water table outcrops at the surface. What does this mean? The critical area regulations are only triggered when an alteration is proposed to a critical area or its buffer. However, once an alteration in or near critical area is proposed, critical area studies and City review and approval may be required. What is an 'Alteration'? According to Section 23.40.005 of the Edmonds Community Development Code (ECDC): "Alteration" means any human -induced action which changes the existing conditions of a critical area or its buffer. Alterations include, but are not limited to: grading, filling; dredging; draining; channelizing; cutting, pruning, limbing or topping, clearing, relocating or removing vegetation; applying herbicides or pesticides or any hazardous or toxic substance; discharging pollutants; paving, construction, application of gravel; modifying for surface water management purposes; or any other human activity that changes the existing landforms, vegetation, hydrology, wildlife or wildlife habitat value of critical areas. Brad Shipley, Associate Planner Name, Title April 6, 2017 ignatur4 Date Cited sections of the Edmonds Community Development Code (ECDC) can be found at http://www. codepublishing. com/WA/Edmonds Environmentally Critical Areas General Provisions (ECDC 23.40) Wetlands (ECDC 23.50) Frequently Flooded Areas (ECDC 23.70) Geologically Hazardous Areas (ECDC 23.80) Fish and Wildlife Habitat Conservation Areas (ECDC 23.90) City of Edmonds GIS map tool with approximate location of critical areas: http.-Ilmaps.edmondswa.gov Page 12 1 City of Edmonds 744 Elm Place `W Y WGS_1984_Web—Mercator—Auxiliary—Sphere © City of Edmonds This map is a user generated static output from an Internet mapping site and is for reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTION Legend _ Creeks Seismic Hazard Areas Earth Subsidence and Landslide / r— L ! Minimum Buffer Adjacent to Hat .� Wetlands Wetlands Boundary — - Welland Boundaries Not Completel Wetland Known Extents Floodplains 13 ReZones PRD RoW Contour Lines 2 10; 50 100 Landslide Hazard Area 40% ❑ severe Erosion Hazard 15%-40% ❑ Erosion Hazard Areas 15%-40% ArcSDE.GIS.STREET_CENTERLI NE: <all other values> 1 2 5; 4 9; 71; 7;8 Notes