21102 SHELL VALLEY RD.PDF11111111111111
13041
21102 SHELL
VALLEY RD
46
TAX ACCOUNT/PARCEL NUMBER:
BUILDING PERMIT (NEW STRUCTURE): /4,!�
COVENANTS (RECORDED) FOR:
CRITICALAREAS:- DETERMINATION: OConditional Waiver Study Required E] Waiver
DISCRETIONARY PERMIT #'S:
DRAINAGE PLAN DA'
PARKING AGREEMENTS DATED:
EASEMENT(S) RECORDED
PLANNING DATA CHECKLIS'
SCALED PLOT PLAN DATED:
SEWER LID FEE $: LID #:
SHORTPLAT
SIDE SEWER AS BUILT DATED:
SIDE SEWER PERMIT(S) #:—
GEOTECH REPORT DATED:
STREET USE / ENCROACHMENT PERMIT #:
FOR:
WATER METER TAP CARD DATED:
OTHER:
LOT: BLOCK:
LATEMP\DSTs\Fomis\Street File Cheeklist.doc
PLANNING DATA
SINGLE FAMILY RESIDENTIAL
STR F1'�]
EET _,Z.E
Name:
Site Address: akkm
Date: h
Plan Check #:
Project Description: R e.&.-c, e., -.^ot
Reduced Site Plan Provided: NO)
F�v
oning:
Map Page: a05- I
Corner Lot: (YES /0
Flag Lot: (YES
Critical Areas Determination #: CM-D-CORNIG
Study Required —> 2-Are--� 'i% ere,--ZA- 14Zr-e,,A- Ap -kkne- ctoAkyx-r, e-
waiver e
SEPA Determination: -F—X"x
Exempt
Needed (for over 500 cubic yards of grading)
0 Fee El Checklist El APO List with notarized form
Required pex- ?PIZ - i C� -fls- I
Street:
Sid,: kC)
Side:
Rem-
lstck- (5) ko,
Actual Setback5
Street:
(61) aQ
to,
Sid,: (E) ko
1,1
e>Ve-. S� 0
11 Detached Structures:
El Rockeries: Not-, e, Q�MO(ZrN,
11 Fences/Trellises:
Bay Windows/Projecting Modulation:
Stairs/Deck: E�KZ:s
I&I, 09� okck or, mor*%, s-k cle- �,ou!2�e- 5Vo cz� r
&-I�J "AGC— J>C-0fC->SeXJ Height +!. 6e, s%-,z%�rN cANJ kk-.,r�
Datum Point: N/A
Datum Elevation: N /A
Maximum Height Allowed:
Actual Height:
Other
Parking Required:
[Parking Provided: NC)
Lot Area:
Maximum Lot Coverage: 35% A�sed:
Lot Coverage Calculationsu
NO -
ADU Created: (YES /&
Subdivision: 197,5— � ---> LxA- 3;L
Legal Nonconforming Land Use Determination Issued: (YES
Camment5
Plan Review
PlanniN Data Form 04-1 t-O&doc
.0c. I % 9 �
#P20
City otEdmonds
Development Services Department
Planning Division
Phone: 425.771.0220
Fax: 425.771.0221
The Critical Areas Checklist contained on this form is to
be filled out by any person preparing a Development
Permit Application for the City of Edmonds prior to
his/her submittal of the application to the City.
The purpose of the Checklist is to enable City staff to
determine whether any potential Critical Areas are, or
may be, present on the subject property. The information
needed to complete the Checklist should be easily
available from observations of the site or data available at
City Hall (Critical areas inventories, maps, or soil
surveys).
Date Received: N 1 La 10 -t-
City Receipt #: 1 1
Critical Areas File#:_ �,JQQ 7— 1
Critical Areas Checklist Fee: $135.00
Date Mailed to Applicant S-ZI - 7-22:1
A property owner, or his/her authorized representative,
must fill out the checklist, sign and date it, and submit it
to the City. The City will review the checklist� make a
precursory site visit, and make a determination of the
subsequent steps necessary to complete a development
permit application.
Please subim't a vicinity map, along with the signed copy
of this form to assist City staff in finding and locating the
specific piece* of property described on this form. In
addition, the applicant shall include other pertinent
information (e.g. site plan, topography map, etc.) or
studies in conjunction with this Checklist to assistant staff
in completing their preliminary assessment of the site.
The undersigned applicant, and his/her/its heirs, and assigns, in, consideration on the processing of the application agrees
to release, inderrinify, defend and hold the City of Edmonds harmless from any and all damages, including reasonable
attorney's fees, arising from any action or infraction based in whole or part upon false, nuisleadig, inaccurate or
incomplete information finnished by the applicant, histher/its agents or employees.
By my signature, I cer* that the information and exhibits herewith submitted are true and correct to the best of my
knowledge and that I am authorized to file this application on the behalf of the owner as listed below.
SIGNATURE OF APPLicANT/AGENT DATE
Property Owner's Authorization
By my signature, I certify that I have authorized the above Applicant/Agent to apply for the subject land use application,
and grant my permission for the public officials and the staff of the City of Edmonds to enter the subject property for the
purposes of inspection and posting attendant to this application.
SIGNATURE OF OWNECA.Q5:4�6�) DATE A)-)
I PLEASE PRINT CLEARLY
Owner/AppOcant:
-- C. I -c::5 + +.
Name
-Zito2. 5-�iett Rd
Street Address
,Q^
ed n4W 6(5 WA .9a 62- (a
city State Zip
Applicant Representative:
Name -
-7 /0 Al eF / -TS -5
Street Address
k1101246�
City State Zip
Telephone: 026) 624io- 6932-1 Telephone: ( j -zS_) "� - 240-7 S
Email address (optional): Ctoyh&p
Email Address (optional):
SD 60 M C
0 #P20 0 (4A - -
Critical Areas Checklist CA File No: (�100_7_
Site Information (soils/ topography/ hydrology/ vegetation)
L Site Address/ Location: -21102 5'H;F,6c 0A1_(_e,1 R 6 E_i�Mof%-AbS W4,
2. Property Tax Account Number: 6 0 6 q 2 9 0 Q 0 0 3 Z 0 0
3. Approximate Site Size (acres or square feet): t7
4. 1 Is this site currently developed? `�' yes; no.
If yes; how is. site developed? 14 6 Ck
5. Describe the general site topography. Check all that apply.
Flat less than 5-feet elevation change over entire site.
Rolling: slopes on site generally less than 15% (a vertical rise of 10-feet over a horizontal
distance of 66-feet).
Hilly: slopes present on site of more than 15% and less than 30% (a vertical rise of 10-feet
over. a horizontal distance of 33 to 66-feet).
Steep: grades of greater than 30% present on site (a vertical rise of 10-feet over a horizontal
distance of less than 33-feet).
Other (please describe):
6. Site contains areas of year-round standing water: &J -0 Approx. Depth:
7. Site contain:s areas of seasonal standing water: D Approx. Depth:
What season(s) of the year?
8. Site is in the floodway floodplain of a water course.
9. Site contains a creek or an area where water flows across the grounds surface? Flows are year-round?
Flows are seasonal? (What time of year?
10. Site is primarily: forested Z - meadow shrubs mixed
urban landscaped (lawn, shrubs etc)
11. Obvious wetland is present on site:
1.
2.
3.
4.
Plan Check Number, if a]
Site is Zoned? gs-9 _j
SCS mapped soil type(s)?
For City Staff Use Only
plicable? _/5 L)O 2-00 -7 0 2- - ckcL
'90tol bi--Z�"9 5-
Critical,Areas inveiltory or C.A. map indicates Critical Area on site? .265 � I Olt uo�'�kon 62-J-, 54rL04A,
N4_ ft U e& k)
5. Site within designated earth subsidence landslide hazard area?
DETERMINATION
&�� 5VCrArn _�
WAIVER
P . 0
0
CITY OF EDMONDS
CRITICAL AREAS RECONNAISSANCE REPORT
Site Location:
21102 Shell Valley Road
Tax Acct. Number:
00649900003200
Determination:
Study Required
Determination #:
CRA-2007-0116
Applicant:
Jon Torna
Owner:
Jon Torna
CRITICAL AREAS RECONNAISSANCE REPORT: STUDY REQUIRED
During review and inspection of the subject site, it was found that the site contains and/or is
adjacent to critical areas, including a Stream, pursuant to Chapters 23.40 of the Edmonds
Community Development Code (ECDC).
GENERAL CRITICAL AREAS REPORT REQUIREMENTS
Critical Areas Reports identify, classify, and delineate any areas on or adjacent to the subject
property that may qualify as critical areas. They also assess these areas and identify any potential
impacts resulting from your specific development proposal. If a specific development proposal
results in an alteration to a critical area, the critical areas report will also contain a mitigation plan.
You have the option of completing the portion of the study that classifies and delineates the critical
areas and waiting until you have a specific development proposal to complete the study. You may
also choose to submit the entire study with your specific development application.
Please review the minimum report requirements for all types of Critical Areas that are listed
in ECDC 23.40.090.D. There are additional report requirements for different types of
critical areas (see below).
Note that it is important for the report to be prepared by a qualified professional as defined
in the ordinance. There are options on how to complete a critical areas study, and there is
an approved list of consultants that you may choose from. Please contact the Planning
Division for more information.
General Mitigation Requirements for all Critical Areas are discussed in ECDC 23.40.110
through 23.40.140.
REPORT REQUIREMENTS — STREAMS
A portion of Shell Creek runs parallel to the northern boundary of the subject property across Shell
Creek Road.
• Streams are areas where surface waters produce a defined channel or bed which
demonstrates clear evidence of the passage of water. Streams need not contain water
year-round.
• Streams are regulated as types of Fish and Wildlife Habitat Conservation Areas.
• Streams are classified according to whether or not they run year round and whether or not
they support fish populations according to the classification system listed in ECDC
23.90.010.A.l.
• The minimum buffer widths for streams vary depending on the type of stream and are listed
in ECDC 23.90.040.D.l.
• In addition to the general requirements for Critical Areas reports referenced above, specific
Critical Areas report requirements for Fish and Wildlife Habitat Conservation Areas are
0
provided in ECDC 23.90.020.A to C and additional technical information requirements for
streams are listed in ECDC 23.90.020.D.
DEVELOPMENT PROPOSALS ON A SITE NEAR A STREAM
Development proposals that encroach into streams or their buffers or building setbacks may be
allowed through the approval of certain processes.
The width of a stream buffer may be reduced through buffer enhancement through the
review of a Stream Buffer Enhancement Plan that meets the specific requirements
referenced in ECDC 23.90.040.D.2. The maximum amount that a buffer can be reduced
through buffer enhancement is 50%.
A buffer may also be modified through a process called buffer averaging. The criteria
applied to buffer averaging are listed in 23.90.040.D.2. The maximum amount that the
buffer width can be reduced at any single location through buffer averaging is 50%.
Development proposals that propose encroachments into buffers beyond what is allowed
through the above methods require a Critical Areas Variance or a Reasonable Use
Exception. If you think that you have a proposal that may require one of these processes,
please contact a Planner for more information.
ALLOWED ACTIVITIES
Certain activities are allowed in or near critical area buffers as specified in ECDC 23.40.20. If you
have any questions about whether your proposed development qualifies as an allowed activity,
please contact a Planner for more information.
EXEMPT DEVELOPMENT PROPOSALS
Certain development proposals may be exempt from Critical Areas Requirements (ECDC
23.40.230). If you think that a specific development proposal may be exempt, contact a Planner
for more information.
'lug 4 -ad, J, �g�
, - ston, Planner August 2C
Name Signature Date
NOTE: Cited sections of the Edmonds Community Development Code (ECDC) can be found on
the City of Edmonds website at www.ci.edmonds.wa.us.
061
PLANNING DATA UsTREET FILE
SINGLE FAMILY RESIDENTIAL
Name: Date: 0 9)
Le-r-11CA U
___ — ____ - -_ -_ --- —_ -_ ____ -
Site Address: Q 0 Plan Check #: ?do 7-
A
Project Description: (Y/cq, C
Reduced Site Plan Provided: �DES NO) Zoning-. f S_ 4?
---
Map Page: 0 5- Corner Lot: (YES / 0 FFlaq Lot: (YES <9
Q DO
-
Critical Areas Determination ff 00 -70116
9-Study Required FI,^ #,jp g-)(wal W0,F,,tC(
11 Waiver
SEPA Determination:
A�Exempt
Needed (for over 500 cubic yards of grading)
0 Fee IJ Checklist El APO List with notarized form
RequIted Setbacks
street. 4or Sid 9W o I Rea r
ActualSetbacks
Street: Side: tr 0
Detached Structures:
Rockeries:
Fences[Trellises:
El Bay Windows/Projecting Modulation:
El Stairs/Deck:
Buildlf I ht
Datum Point: Datum Elevation:
Maximum Height Allowed: Actual Height:
Other
Parking Required:
Parking Provided:
Lot Area: -7
V 0 S�
Maximum Lot Coverage: 35% Proposed: 20
,
Lot Coverage Calculations: (7 q
ADU Created: (YES
Subdivision: 4647
Legal Nonconforming Land Use Determination Issued: (YES / 00
Cofninents
Plan Review By: * AP�
Plannuig Oata Foffn 04 -11 -06.doc
0
0
MEMORANDUM
Date: August 30, 2007
To: Street File
From: Mike Clugston, Planner
Subject: Permitted Alteration to Structures Existing Within Critical Areas or
Buffers
As part of the City's review of the Toma deck replacement at 21102 Shell Valley Road
(BLD20070842), it was noticed that there was a critical area (stream) adjacent to the
subject parcel. As a result, a study was required pursuant to Edmonds Community
Development Code (ECDC) Chapters 23.40 and 23.90.
However, according to Edmonds Community Development Code (ECDC) Section
23.40.220.C.3 — Permitted Alteration to Structures Existing Within Critical Areas or
Buffers — alteration of legally constructed structures is permitted within critical areas or
buffers as long as the action does not increase the impact to the critical area or buffer and
there is no increased risk to life or property as a result of the proposed modification or
replacement. The proposed action will not result in negative impacts to the adjacent
critical area or buffer; as a result, no further critical area studies are needed in support of
this building permit.
"Nothing in ".h.s permit appro rocesmall be
interpreted as allowing or permittin e
maintenance of any currently exietin�
nonconforming or unpermitted buildi:: ru Zone Corner Flag
or pite condition whid-, is outside the scope of the
t application, regardlew of whether such Setback
&(Lq �i[e d Actual
U structure or condition is shown on the Front /0
site Ian - I'awing. Such building, stngtyp or
conlition rri.�,iy ' he. subject of a separatery<-'-- Sides /0 10
enfbrcemeni, ion. 10
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APPROVED BY P G Height
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CITY OF EDMONDS
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OR FILL -C OF F,.ON.
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ABUIT G S RFE 51
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-nowledge tha, I have read tas 7 -
hereby acl, . and that I a-mi the e , or the duly author APPLICATION APPROVAL
formation given is correct.. ly ith city and state lalvspregu- ATTENT1014
nt of the owner. I agree to camp T11i, ap tion is not 3 permit
.
ized ag k 3%jtt.�rized thereby, no erson
Iat: constiucti0n; and in doing the %vc! - f the State of Washi,-Igtcn THIS PERMIT
-a
employed in violation 0 fhe Labor Code 0 until i,,,e the Building Offic; I Or
%vi- )e AU-T HOR1ZES his DPUI,�;I� d fees 2re paid, and
relating to NVorkmen's CornPensition Insurance. o1L1 THE an
NOTE: Fermit Limi C? Your(E,.- �DE bLITIONS and FILL Wopp* NOTrO receipt is iicknowledged in space Pro-
.- > V -
W C 'I completed in 90
PER I d.
NIITS without condi
IN b cq PIrT d in six months. tN!"PECTIO N -1,L)RE
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day si
SIG r TR, CITY OF
7?
FOMCNDS
775-2525
NOTE.- Applicant Subject t Flan (-nu ORIGINAL - rile YELLOW inspector
This Permit covem work �o be done an prilate PropdrtY ONLY,
I Any wnstruction art the public domein ("fhs, id.,jlks, dri�&WaYz, GOLD Assessor PINK Owner
rnerq.E", etc.) _ill require Sepsmtf) perr;,"mn.
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-7-17--A7 I
CITY OF EDMONDS - SIDE SEWER PERMIT
WATER-SEWFA DEPARTMENT
PERMIT "
Call 775-2525 for side sewer inspections BEFORE covering any portion of the construction.
(Inspection will be provided within 24 hours after requrt. NO Sat., Sun., or holiday ins
ADDU90 LIWA'BON OF C0N8TRUCT'0N------
pROPERTY LWAL DESCRH-MON/-�-
0111j�.,tWD/OR BU11WER ..........
. ................... . .. . ........... .......... . .. . .... . ...................
.. .......................
CONTF,ACTOWS NAME & ADDRESS ----------- 4;�`+.-::'."�.�.; ------------------------ --- - --- -------------- ---------- — --- - ------------------
. . ......... . 5 - -
for rep&w axWer connection of a sWe Sewer to 00 CHY 80NOWY mewev
I aU 1=ted ....... --------- - -- - ----------- P 19 j,
9 '� = W, with city of Edmozids ordUmnem
ATTENTION 10 CALLED To THE FOLLOWING: Sewer Contractw Must he 4-BUW*d to c0DAruft
NOTE No. 1--The owners of the property may Obtain & permit to construct sewer Inside Property line- A licensed Side
side sewer in street area. Do not cover anv portion of sewer before it has been Inspected.
MTE No. 2—All work performed in city right-of-way requires an Invasion of Right-Of-WXY Permit obtainable from the City Engineer's OfflM
NOTE No. 3--obtain fun information regarding Ordinance 11.16.030 and Regulations governing side eswers when you get permit.
NOTE, No. 4—Top of side sewer must have at least 30 inches cover%Lge at Property line and 12 inches inside property I Ins; Minimust KrU40 Of 2%- NO bQ*ds in grade
sharper than % will be permitted.
NOTE No. 5--Trenches In street must be water settled and surface of street restored to original condition. Contractors shall be responsible for tanwo 411110 to Improper
worlL which may develop within one year of completion.
NOTE No. 6—It is unlawful to alter or do any other work than is provided for in the permlt� or to do any work on the �jw sewer or it* apparkeft"ex except to isk-
sort the pipe Into the wYe.
DISAPPROVED 0 .................. ..... By ----------------
�1--17 --------------------
APPROVED Date. -A -
Remarks: ------- - -- - --- ------- . ............................
By---------------- DA48- ------ - -- - -- - -- - ------ -------- 1W
BOTH Permit Copies MUST Be Signed By Owner of Firm performing Construction PRIOR '170 Nequest; v or Lumpacuun
er installation constructed under this permit
..... .. ....... .... ... .......... ... I hereby certify that the side sew
FMI I rMm orming Construction)
r of Contracti ii P.
was Install in accordance wi all governing ordinances of the City of Edmonds.
Datedws----- 3 - - - - ----------- day of ........... 6-11 ................................... .. .... P lg?"7*
.j 4 Check R=roigic you ft for: Water [:], GAS [-I, TelePhOn's 0, Power 01 Sewer 0' Utner U .4 -V
APPLICATION
The City of Edmonds for EASEMENT No - ----------------------------------- --------
SIDE SEWER PERMIT
NEW CONSTRUCTION REPAIRS LID NO - -------- --- ..... A�MT. NO - - ----------------
OWNER --- --------------------------------- ----------------------------------- -------------------- I ------------------ ----------------------
L, - CONTRACTOR ---- PERMIT NO. ffi-:::�
JOB ADDRESS P��aEGAL DESCRIPTION: LOT NO - ----------------- -------------- BLOCK NO - --------------- - ------------------
uj
.j
Ll-
N
'kfH�ACD" 2
- - ------- -- ------------ ---------
Approved:
------------
DATE --- By
APPLICATION
Thi City of Edmonds for EASEMENT NO . ............................................
SIDE SEWER PERMIT
NEW CONSTRUCTION [:] REPAIRS R LID NO . .................. . ASMT. NO - ------------------
OWNER ... YY�� ............... --------------------- CONTRACTOR --- ... ... 0. - - — ----- PERMIT NO.
JOB ADDRESS ... �R..vk c) -- — ------------------------------------- U.C&2�. OEGAL DESCRIPTION: LOT NO - ----- D ---------------------- BLOCK NO - -------------- ---------------------
cn
............................................. .............................................................
NAME OF ADD .... I - ----------- . ......
Approved:
DATE............................................ By ............................................................
11/75
#P20
Critical Areas Checklist CA File No: a00
Site Information (soils/ topography/ hydrology/vegetation)
1.. Site Address/Location: 7 2 5'H-4�,'cc UA t (, e,/ R 6 r-.b moj,3 bs W,� ?A/,
2. Property Tix,Account Number: -6 0 6 q 2 9 0 Q 6 0 3 Z 6 0
3. Approximate Site Size (acres or square feet): -17
4. Is this site currently developed? "� yes; no.
If yes; how is. site developed?.AA 6 Ct
5. Describe the general site topography. Check an that apply.
Flat less than 5-feet elevation change over entire site.
Rolling: slopes on site generally less than 15% (a vertical rise of 10-fe'et over a horizontal
distance of 66-feet).
My: slopes present on site of more than 15% and less than 30% (a vertical rise of 10-feet
over. a horizontal distance of 33 to 66-feet).
Steep: grades of greater than 30% present on site (a vertical rise of 10-feet over a horizontal
distance of less than 33-feet).
Other (please describe):
6. Site contains areas of year-round standing water: k)a Approx. Depth:
7. Site contairL§ areas of seasonal standing water: Approx. Depth:
What season(s) of the year?
8. Site is in the floodway - floodplain of a water course.
9. Site contains a creek or an area where water flows across the grounds surface? Flows are year-round?
Flows are seasonal? (What time of year?
10. Site is primarily: forested Z - meadow ;shrubs n-dxed
urban landscaped (lawn, shrubs etc)
11. Obvious wetland is present on site:
1.
Plan Check Ni
2. Site is Zoned?
3.
SCS mapped s
—For City Staff Use Only
/,I , A _, - - — - " � I—, I- /
4. Critical eas mv,tory or C.A. map indicates Critical Area on site? Rg5 �`l b(?- 4kon 6j,L_,r_5Teq
5. Site within designated earth subsidence landslide hazard area?
DETERMINATION
4(rA/ri
Reviewed b
Date:
WAIVER
#P20
"0C. 1%9%)
City of Edmonds
Development Services Department
Planning Division
Phone: 425.771.0220
Fax: 425.771.0221
The Critical Areas Checklist contained on this form is to
be filled out by any person preparing a Development
Permit Application for the City of Edmonds prior to
his/her submittal of the application to the City.
The purpose of the Checklist is to enable City staff to
determine whether any potential Critical Areas are, or
may be, present on the subject property. The information
needed to complete the Checklist should be easily
available from observations of the site or data available at
City Hall (Critical areas inventories, maps, or soil
surveys). r-
Y
Date Received: >1 I (S- 101'
City Receipt #: B I t—c- CD
Critical Areas File #: 1�,)06-7— If 6
Critical Areas Checklist Fee:----- $135.00
Date Mailed to Applicant: B-Zl- ZL��o�
A property owner, or his/her authorized representative,
must fill out the checklist, sign and date it, and submit it
to the City. The City will review the checklist� make a
precursory site visit, and make a determination of the
subsequent steps necessary to complete a development
permit application.
Please submit a vicinity map, along with the signed copy
of this form to assist City staff in fitiding and locating the
specific piece of property described on this form. In
addition, the applicant shall include other pertinent
information (e.g. site plan, topography map, etc.) or
studies in conjunction with this Checklist to assistant staff
in completing their preliminary assessment of the site.
The undersigned applicant, and his/her/its heirs, and assigns, in consideration on the processing of the application agrees
to release, indemnify, defend and hold the City of Edmonds harmless from any and all damages, including reasonable
attorney's fees, arising from any action or infraction based in whole or part upon false, misleading, inaccurate or
incomplete information fumished by the applicant, histher/its agents or employees.
By my signature, I certify that the information and exhibits herewith submitted are true and correct to the best of my
knowledge and that I am authorized to file this application on the behalf of the owner as listed below.
SIGNATURE OF APPLicANT/AGENT
DATE
Property Owner's Authorization
By my signature, I certify that I have authorized the above Applicant/Agent to apply for the subject land use application,
and grant my permission for the public officials and the staff of the City of Edmonds to enter the subject property for the
purposes of inspection and posting attendant to this application.
SIGNATURE OF OWNECA %4�pkm(23 DATE
Owner/AppUcant:
Name
Zito2� 5�1,eki IJAL(e�i Rd
Street Address V
i�-7 CJ 44 91?02(0
city State Zip
Telephone: (9'10— 60'32/
Email address (optional): CtoyliAk
bu C
Applicant Representative:
ON Av!�Lc�qRp BFUCA05
Name
& 7 /0 eF -7,s 5 -r
Street Address
P�<;Z7" 1/2,1012�E7 t ltih- T�,T?I�s
City State Zip
Telephone: 3C,7�1� -1 2 -0-1 S
Email Address (optional): hen,� co-d L e I
&, 6 C) m C (I - --V f
CITY OF EDMONDS
CRITICAL AREAS RECONNAISSANCE REPORT
Site Location:
21102 Shell Valley Road
Tax Acct. Number:
00649900003200
Determination:
Study Required
Determination #:
CRA-2007-0116
Applicant:
Jon Torna
Owner:
Jon Torna
CRITICAL AREAS RECONNAISSANCE REPORT: STUDY REQUIRED
During review and inspection of the subject site, it was found that the site contains and/or is
adjacent to critical areas, including a Stream, pursuant to Chapters 23.40 of the Edmonds
Community Development Code (ECDC).
GENERAL CRITICAL AREAS REPORT REQUIREMENTS
Critical Areas Reports identify, classify, and delineate any areas on or adjacent to the subject
property that may qualify as critical areas. They also assess these areas and identify any potential
impacts resulting from your specific development proposal. If a specific development proposal
results in an alteration to a critical area, the critical areas report will also contain a mitigation plan.
You have the option of completing the portion of the study that classifies and delineates the critical
areas and waiting until you have a specific development proposal to complete the study. You may
also choose to submit the entire study with your specific development application.
Please review the minimum report requirements for all types of Critical Areas that are listed
in ECDC 23.40.090.D. There are additional report requirements for different types of
critical areas (see below).
Note that it is important for the report to be prepared by a qualified professional as defined
in the ordinance. There are options on how to complete a critical areas study, and there is
an approved list of consultants that you may choose from. Please contact the Planning
Division for more information.
General Mitigation Requirements for all Critical Areas are discussed in ECDC 23.40.110
through 23.40.140.
REPORT REQUIREMENTS — STREAMS
A portion of Shell Creek runs parallel to the northern boundary of the subject property across Shell
Creek Road.
• Streams are areas where surface waters produce a defined channel or bed which
demonstrates clear evidence of the passage of water. Streams need not contain water
year-round.
• Streams are regulated as types of Fish and Wildlife Habitat Conservation Areas.
• Streams are classified according to whether or not they run year round and whether or not
they support fish populations according to the classification system listed in ECDC
23.90.010.A.l.
• The minimum buffer widths for streams vary depending on the type of stream and are listed
in ECDC 23.90.040. D. 1.
• In addition to the general requirements for Critical Areas reports referenced above, specific
Critical Areas report requirements for Fish and Wildlife Habitat Conservation Areas are
provided in ECDC 23.90.020.A to C and additional technical information requirements for
streams are listed in ECDC 23.90.020.D.
DEVELOPMENT PROPOSALS ON A SITE NEAR A STREAM
Development proposals that encroach into streams or their buffers or building setbacks may be
allowed through the approval of certain processes.
The width of a stream buffer may be reduced through buffer enhancement through the
review of a Stream Buffer Enhancement Plan that meets the specific requirements
referenced in ECDC 23.90.040.D.2. The maximum amount that a buffer can be reduced
through buffer enhancement is 50%.
A buffer may also be modified through a process called buffer averaging. The criteria
applied to buffer averaging are listed in 23.90.040.D.2. The maximum amount that the
buffer width can be reduced at any single location through buffer averaging is 50%.
Development proposals that propose encroachments into buffers beyond what is allowed
through the above methods require a Critical Areas Variance or a Reasonable Use
Exception. If you think that you have a proposal that may require one of these processes,
please contact a Planner for more information.
ALLOWED ACTIVITIES
Certain activities are allowed in or near critical area buffers as specified in ECDC 23.40.20. If you
have any questions about whether your proposed development qualifies as an allowed activity,
please contact a Planner for more information.
EXEMPT DEVELOPMENT PROPOSALS
Certain development proposals may be exempt from Critical Areas Requirements (ECDC
23.40.230). If you think that a specific development proposal may be exempt, contact a Planner
for more information.
Name
o17
Signature Date
NOTE: Cited sections of the Edmonds Community Development Code (ECDC) can be found on
the City of Edmonds website at www.ci-edmonds.wa.us.
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