CRA19980168CITY OF EDMONDS
CRITICAL AREAS RECONNAISSANCE REPORT
UPDATE
Site Location:
18607 Olympic View Drive
Tax Acct. Number:
00434600300701
Determination:
Study Required
Determination #:
CRA-1998-0168
Applicant:
Craig Reimer
Owner:
Craig Reimer
THIS PARCEL WAS PREVIOUSLY IDENTIFIED AS A STUDY REQUIRED' IN 1998.
HOWEVER, THE CRITICAL AREAS CODE UPDATE OF 2004 REQUIRES
REASSESSMENT OF THE ORIGINAL DETERMINATION.
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 Geologically Hazardous Areas and Fish and Wildlife
Conservation Areas, pursuant to Chapters 23.40, 23.80 and 23.90 of the Edmonds Community
Development Code (ECDC).
The parcel slopes gradually from east -west with slopes ranging between 15% and 40% according
to the City's LIDAR data. The western edge of the parcel adjacent to Olympic View Drive has a
grade in excess of 40%. This qualifies the majority of the slope as an erosion hazard and the
areas near Olympic View Drive as a possible landslide hazard. The parcel is also in an identified
Bald Eagle habitat area in that it is approximately 600 feet from Hutt Park.
This study applies to the entire subject parcel. Depending on the location and type of your
particular project relative to the identified critical areas, certain studies and reports may be
required.
ALLOWED ACTIVITIES AND EXEMPT DEVELOPMENT PROPOSALS
Certain activities are allowed in or near critical area buffers as specified in ECDC 23.40.220.
Similarly, certain development proposals may be exempt from Critical Areas Requirements (ECDC
23.40.230). If you have any questions about whether your proposed development qualifies as an
allowed or exempt activity, please contact a Planner for more information.
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. You may 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.
STUDY REQUIREMENT — EROSION HAZARD AREA
It appears that this property contains or is adjacent to an Erosion Hazard Area. Erosion Hazard
Areas include:
•. Those areas with Alderwood and Everett series soils on slopes of 15 percent or greater
• Any area with slopes of 15 percent or greater and impermeable soils interbedded with
granular soils and springs or ground water seepage.
• Areas with significant visible evidence of ground water seepage, and which also include
existing landslide deposits regardless of slope.
DEVELOPMENT PROPOSALS ASSOCIATED WITH EROSION HAZARD AREAS
Development within an Erosion Hazard Area must meet additional criteria.
• For erosion hazard areas with suitable slope stability, the only critical area study needed is
an erosion and sediment control plan prepared in compliance with the requirements set
forth in Chapter 18.30 ECDC as part of the construction documents. This option is at the
director's discretion, per Edmonds Community Development Code section 20.80.050.G.
• In areas where the slope stability is not suitable, projects within Erosion Hazard Areas will
require a report by a licensed Geotechnical Engineer or other qualified professional. Note
that it is important for the report to be prepared by a qualified professional as defined in the
ordinance.
• Report requirements are given in ECDC 23.80.050, and more generally in ECDC
23.40.090. D.
• Development standards are given in ECDC 23,80.060 and 23.80.070.
STUDY REQUIREMENT — LANDSLIDE HAZARD AREA
It appears that this property contains or is adjacent to a Landslide Hazard Area.
• A Landslide Hazard Area is any area with a slope of forty percent (40%) or steeper and
with a vertical relief of ten (10) or more feet (except areas composed of consolidated
bedrock).
• Landslide Hazard Areas are further defined and illustrated in ECDC 23.80.020.B.
• In addition to the general requirements for Critical Areas reports referenced above, specific
Critical Area report requirements for Landslide Hazard Areas are provided in ECDC
23.80.050.
DEVELOPMENT PROPOSALS ASSOCIATED WITH LANDSLIDE HAZARD AREAS
Development is restricted within a Landslide Hazard Area and its buffer.
• Projects that will intrude into these areas will require a report by a licensed Geotechnical
Engineer.
4
• The criteria that are applied depend on the amount that the buffer is reduced.
• The buffer can be reduced to a minimum often (10) feet (with an additional 15' building
setback per ECDC 23.40.280) if a report is prepared that meets the standards listed in
ECDC 23.80.050. The alteration must also meet the requirements listed in ECDC
23.80.060.
• In addition, proposals to reduce the buffer to less than ten (10) feet must comply with the
design standards listed in ECDC 23.80.070.A.3.
STUDY REQUIREMENT — FISH AND WILDLIFE HABITAT
Your parcel is within 800 feet of an active and/or recent eagle nest site. According to
ECDC 23.90.040.3, "Bald eagle habitat shall be protected pursuant to the Washington
State bald eagle protection rules (WAC 232-12-292). Whenever activities are proposed
within 800 feet of a verified nest territory or communal roost, a habitat management plan
shall be developed by a qualified professional. The director shall verify the location of
eagle management areas for each proposed activity. Approval of the activity shall not
occur prior to approval of the habitat management plan by the Washington Department of
Fish and Wildlife."
DEVELOPMENT PROPOSALS ON A SITE WITH WILDLIFE HABITAT
The applicant must show written evidence of compliance with the requirements of the
Washington State Department of Fish and Wildlife prior to or with the submittal of any
building permits or other development permits for this site. The contact at the Department
of Fish & Wildlife is:
Jay Shepard
Threatened and Endangered Species Biologist
Washington Department of Fish and Wildlife
16018 Mill Creek Blvd.
Mill Creek, WA 98012
425.379.2301
eagle4@dfw.wa.gov
Mr. Shepard will need to see a site plan showing the proposed action, and a tree cutting
plan, if applicable.
Depending on the particular project, SEPA may be required with building permit submittal
at the discretion of the Washington State Department of Fish and Wildlife or the City of
Edmonds.
Flu ston Planner �/aOctober:
Name Signa re 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.
CA FILE NO. qU " 1 & g
`4 v Critical Areas Checklist
--------------------------------------------------------------
Site Information (soils/topography/hydrology/vegetation)
1. Site Address/Location: Nsw) \)aVi U .
2. Property Tax Account Number: '15'116 UI
3. Approximate Site Size (acres or square feet):
4. Is this site currently developed? 'T, yes; _
If yes; how is site developed? & � ),
no.
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: (gyp ; Approx. Depth:
7. Site contains 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? (\(I Flows are seasonal? (\% (What time of year? ).
10. Site is primarily: forested meadow ; shrubs ; mixed
urban landscaped (lawn,shru s etc)
11. Obvious wetland is present on site: �Q
^ca_chk.dm; Rev 10/03/97
City of Edmonds
�W CRITICAL AREAS CHECKLIST
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 a development
permit 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).
DECEIVED
J U N 2 3 1998
PLANNING DEPT.
An applicant, or his/her 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 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 assist staff in completing their preliminary
assessment of the site
I have completed the attached Critical Areas Checklist and attest that the answers provided are factual, to the
best of my knowledge (fill out the appropriate column below).
Owner/Applicant:
Name
Street Address
City State Zip
T hone
Sign ture
GO*
Date
c: reception\j ana\cac I. doe
Applicant Representative:
Name
Street Address
City State Zip
Telephone
Signature
Date
(over)
City of Edmonds
Critical Areas Determination
Applicant: Craig Reimer Determination CA-98-168
Project Name: Permit
Number:
Site Location: 18607 Olympic View Drive Property Tax Acct 4346 003 007 01
Project
Description:
Non -Project Specific
Determination: Study Required:
During review and inspection of the subject site, it was found that the site appears to
contain and/or is adjacent to a Steep Slope Hazard Area pursuant to Chapter 20.15B of the
Edmonds Community Development Code (ECDC). To determine if a Steep Slope Hazard
Area does exist, a topographic survey prepared by a Licensed Land Surveyor delineating
Steep Slope Hazard Areas must be completed. Any slope over 40% with more than 20 feet
of rise will be classified as a Steep Slope Hazard Area. A 50 foot buffer is required from
both the top and toe of the slope. A 15 foot building setback is required from the 50 foot
buffer.
For development of any kind which is proposed within the critical area, 50 foot buffer or 15
foot buffer setback, it must be shown that the development will not adversely impact the
Critical Area or its buffer, by doing one or possibly both of the following depending on the
outcome of the study:
For development proposals which will occur within the 50 foot buffer, but no closer
than 10 feet from the top or toe of the slope, the 50 foot buffer requirement may be
reduced to 10 feet if a study is completed by a licensed geologist or geotechnical
engineer which clearly demonstrates that the proposed buffer alteration will have no
adverse impact upon the site, the public or any private party. All Critical Area
Studies must be completed by a licensed Geotechnical Engineer (as defined in
ECDC 20.15B.020.Y) or under a three party contract where the City hires the
professional required, and the applicant pays for the study (pursuant to ECDC
Section 20.1511.140).
2. If development must occur within the critical area, buffer, and/or buffer setback,
and is not identified as an exception per ECDC Chapter 20.15B, a Reasonable Use
t_ l
Exception and Variance must be obtained pursuant to ECDC 20.15B.170A and
20.15B.040C.
All proposed development of the subject lot must meet the requirements of Chapter 19.05
(Building Permits - Earth Subsidence and Landslide) of the Edmonds Community
Development Code.
If the property owner wishes to apply for a specific development permit which they feel
would not impact the Critical Areas located on the site, they may submit their proposal to
the Planning Department for review. If the Planning Department finds that the proposed
development permit will not adversely impact a Critical Areas or its buffers, a conditional
waiver may be issued on a project by project basis.
Jason Tourtellot �_ ,✓ June 29 19�
Name Signature Date
FA