CRA19990266 update and map.pdf'11 C. 1S9.,
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1215 1h Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 ® Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
ReconnaissanceCritical Areas • •Update
Site Location 7414 Soundview Drive (vacant
Property Owner Gregory & Lydia O'Connor
Possible Critical Areas Present Q Geologically Hazardous Areas
Q Erosion Hazard Area
Q Landslide Hazard Area
Q Stream
Q Wetland
THIS PARCEL WAS PREVIOUSLY IDENTIFIED AS A
'CONDITIONAL WAIVER' IN 1999. THE CRITICAL AREAS CODE
�.
During review and re -inspection of the subject site, it was found that the site may contain or be
adjacent to critical areas, including geologically hazardous areas (Erosion Hazard Area or
Landslide Hazard Area) and possibly a stream and fringe wetland, pursuant to Chapter 23.40 of
the Edmonds Community Development Code (ECDC).
The associated LiDAR map indicates a steeply declining east -west slope across nearly the entire
parcel with a grade in excess of 40%. Soils throughout the site are identified as Alderwood
Gravelly sandy loam (15% - 25% slope). As a result, the larger slope that exceeds 40% is a
potential landslide hazard area while the slopes in excess of 15% are classified as potential
erosion hazards.
Near the western boundary of the lot runs an upstream reach of Perrinville Creek. Perrinville
Creek is a known anadromous fishing bearing stream west of the subject site but it is unknown
whether fish passage is possible at the subject site. Wetlands may also be associated with the
stream.
Determination: Study Required
This review applies to the entire subject parcel. When you have a specific development
proposal for this site, contact the Planning Division at 425.771.0220 to determine whether a
critical area report is required for the project.
Mike Clugston, Associate Planner �.•�,
Name, Title
Signature
July 15, 2015
Date
Cited sections of the Edmonds Community Development Code (ECDC) can be found on
the City of Edmonds website at www.edmondswa.gov.
Streams are areas where surface waters produce a defined channel or bed which demonstrates
clear evidence of the passage of water. Regulated as types of Fish and Wildlife Habitat
Conservation Areas, streams are classified according to whether they run year round and
whether they support fish populations according to the classification system listed in ECDC
23.90.010.A.1.
Development proposals that encroach into streams or their buffers may be allowed through the
approval of a critical area report. In addition to the general requirements for critical areas
reports, specific report requirements for Fish and Wildlife Habitat Conservation Areas are
provided in ECDC 23.90.020.A to C with additional requirements for streams in ECDC
23.90.020. D.
The minimum buffer widths for streams vary depending on the type of stream and are listed in
ECDC 23.90.040.D.1. The width of a stream buffer may be reduced through buffer
enhancement if 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
buffer averaging. The criteria applied to buffer averaging are listed in ECDC 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
Page 12
what is allowed through the above methods require a Critical Areas Variance in accordance
with ECDC 23.40.210.
The site investigation has shown that the site may contain a wetland. Wetlands are areas
inundated or saturated by ground or surface water that support, under normal circumstances,
vegetation adapted for life in saturated soil. Wetlands are generally rated according to their
size, condition, function, and vegetation types into four (4) different categories described in
ECDC 23.50.010. Buffer widths for wetlands vary depending on the category of the wetland as
listed in ECDC 23.50.040.F. In addition to the general requirements for Critical Areas reports
referenced below, there are specific Critical Areas report requirements for wetlands that are
provided in ECDC 23.50.030.
Development proposals that encroach into wetlands or their buffers or building setbacks may
be allowed through the approval of certain processes. The width of a wetland buffer may be
reduced through buffer enhancement if the criteria described in ECDC 23.50.040.F.3 can be
met. 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 ECDC 23.50.040.F.4. The maximum amount that the buffer width
can be reduced at any single location through buffer averaging is 50%. Development proposals
that proposed encroachments into buffers beyond what is allowed through the above methods
require a Critical Areas Variance. If you think that you have a proposal that may require one of
these processes, please contact a Planner for more information. Any time a development
proposal requires an alteration to a wetland, a mitigation plan is required as part of the Critical
Areas report. In addition to the General Mitigation requirements referenced above, mitigation
requirements specific to wetlands are provided in ECDC 23.50.050. Note that there are specific
performance standards for the subdivision of lands in wetlands and wetland buffers. These are
listed in ECDC 23.50.060.
Development is regulated within Erosion Hazard Areas and must meet specific criteria. For
erosion hazard areas with suitable slope stability, an erosion and sediment control plan
prepared in compliance ECDC 18.30 will be considered to meet the critical areas "Study
Required" determination. The determination of "suitable slope stability" will be made by both
the Planning and Engineering divisions of the City of Edmonds. In areas where the slope
stability is not suitable, projects within Erosion Hazard Areas will require a report by a licensed
Page 13
geotechnical engineer or other qualified professional. Report requirements and development
standards for alterations within erosion hazard areas are found in ECDC 23.80.050 through
23.80.070.
Development is restricted but not prohibited within Landslide Hazard Areas and their
associated buffers. There are standard required setbacks from landslide hazard areas (per
ECDC 23.80.070 and ECDC 23.40.280); however, these setbacks may be reduced or eliminated
with the submission and City approval of a geotechnical report produced by a licensed
geotechnical engineer. Specific report requirements for landslide hazard areas and design
criteria are found in ECDC 23.80.050 through 23.80.070.
General Report Requirements
Critical areas reports identify, classify and delineate 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 specific development proposals. If a specific development
proposal results in an alteration to a critical area, the critical areas report must contain a
mitigation plan. General mitigation requirements for all critical areas are described in ECDC
23.40.110 through 23.40.140.
Critical area reports are most commonly submitted when applying for a building permit or land
use development application but they can be submitted at any time. The minimum
requirements for all critical area reports are listed in ECDC 23.40.090.D. There are additional
report requirements for specific 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.
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). However, it is much more likely that an alteration to a critical area or buffer
will require some form of City oversight and approval. According to ECDC 23.40.320:
"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, grading;
filling, dredging, draining; channelizing; cutting, pruning, limbing or topping, clearing,
Page 14
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.
Unpermitted alteration of a critical area (such as tree cutting or dumping yard waste) can
lead to enforcement action and fines. If you have any uncertainty about whether an action
qualifies as an allowed or exempt activity, please contact the Planning Division.
MW re. M • MOT,
Unless otherwise provided, buildings and other structures must be set back a distance of 15
feet from the edges of all critical area buffers or from the edges of all critical areas, if no buffers
are required. The following may be allowed in the building setback area: 1) landscaping; 2)
uncovered decks; 3) building overhangs, if such overhangs do not extend more than 30 inches
into the setback area; and 4) impervious ground surfaces, such as driveways and patios;
provided, that such improvements may be subject to water quality regulations as adopted in
the current editions of the International Residential Code and International Building Code, as
adopted in ECDC Title 19.
Page ( 5
"This map displays LIDAR data at approximate 2 -foot contour
intervals. This map is for information purposes only and should not
be relied upon for any action. Actual topography should be verified
in the field by survey for accuracy. This map is provided with all
faults on an "as is" and "as available" basis. No warranty of any
kind is given. Users of this map agree to indemnify and save
harmless the City of Edmonds, its officials, officers, employees
and/or agents from and against any claim, demand or action,
irrespective of the nature of the cause of the claim, demand or
action, arising out of any use or possession of this map."
I i ►
1 inch v 100 feet
CITY OF EDMONDS GARY HAAKENSON
MAYOR
121 5TH AVENUE NORTH - EDMONDS, WA 98020 - (425) 771-0220 - FAX (425) 7710221
DEVELOPMENT SERVICES DEPARTMENT
Inc Planning - Building ® Engineering
. 1 .8 ()"1
January 25, 2000
Mr. Barry Tharp
17121 — 67"' Ave. W.
Edmonds, WA 98026
Dear Mr. Tharp:
You had requested a critical areas determination on a site at 7414 Sound View Drive. I
had issued that with the determination being a waiver of study.
Since then I have been telephoned by a potential buyer of the property wondering what
studies and setbacks are needed for the small creek and steep areas on the site. After
revisiting the site and examining the topography on our aerial maps, I have determined
that the site will require a critical areas study so I am reissuing the critical areas
determination. Please see the attached determination for the required studies.
Sorry for any confusion this may have caused. If you have any questions, please call me
on Monday, Tuesday (afternoon), or Thursday at (425) 771-0220.
Sincerely,
Meg Prulwell
Planner
cc: Owners: Peter R. and Jean E. Ferguson
Listing Agent: Kim Tornow
Potential Buyer: Jamie Schwartz
CA -99-266
0 Incorporated August 11, 1890 0
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).
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
p p ,
best of my knowledge (fill out the appropriate column below).
Owner/Applicant: Applicant Representative:
&-q —A r'4
Name Name
Olal 674 a- t J
Street Address Street Address
City State Zip City State Zip
Telephone Telephone
Signature Signature
a
Date Date
(over)
c:reception\jana\caddoc
CA FILE NO. '7 `I — Z_ E' {
Critical
--------------------------------------------------------------
Site Information (soils/topogr p /hydrology/vegetation) ��
1. Site Address/Location: %7 /\ 'S E'• CCt,, , U 1'e 0 Z) ('-
2.
2. Property Tax Account Number: 5 13� ono oil o 10
3. Approximate Site Size (acres or square feet):
3 15-
4. Is this site currently developed? yes; _.�_ no.
If yes; how is site developed?
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).
�teep: 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: NQ ; Approx. Depth:
7. Site contains areas of seasonal standing water: k ; 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 meadow ; shrubs ; mixed
urban landscaped (lawn,shrub etc)
11. Obvious wetland is present on site: /tip,
--------------=-- ----- ---= ---- --:For City Staff Use Only - �� -- -- -- --------------------
Site is Zoned?
3.`; V�etlarid<inventory or C A map indicates wetland present on situ. /Vn
Critical Areas inventory ;or C A :map in;, cates Cr�ticaI Area on
5 Site within des>gnated earth subsidenceaandshde hazard area? N0.
Site designated on the Env�ronmentally:Sensitive Areas Map?!
�I:I. STUDY REQUIRED
CONDITIONAL VAiUER
WAIVER SS
^ca_chk.doc; Rev 10/03/97
City of Edmonds
Critical Areas Determination
Applicant: Barry Tharp Determination #: CA -99-266
Project Name: Permit Number:
Site Location: 7414 Sound View Drive Property Tax Acct #: 5136 000 0110102
Project Description:
Non -Project Specific
Determination: RE -ISSUED --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 Wetland/Stream and Steep Slope Hazard Area pursuant to Chapter 20.1513
of the Edmonds Community Development Code (ECDC).
Based on these findings, prior to submission of any development permit, you will be required
satisfy the requirements of ECDC 20.15B by completing the following:
Wetland/Stream
My site investigation has shown that on the site or adjacent to it is an unclassified creek and a
wetland. Based on the above findings, a Critical Areas Study is required to determine the
hydrology of the area and to delineate the approximate boundaries of any wetland or stream and
identify their buffers.
To determine the wetland location and required buffers and the classification of the stream you
will need a qualified critical areas consultant, who must be a specialist in botany, fisheries,
wetland biology, and/or hydrology with a minimum of two years' field experience with wetlands
and/or streams in the Pacific Northwest. All critical areas studies shall be performed as three
party agreements with the city selecting the consultant and the property owner or applicant
paying the fees.
For the creek, submit a survey prepared by a Licensed Land Surveyor delineating the top of the
stream bank, required buffer, and 15 -foot setback to any proposed development. This stream
flows into Puget Sound, therefore, the applicant must contact the Department of Fish & Wildlife,
have them review the site and submit a letter determining the impacts of development on this site
and, if necessary, recommend mitigation measures to ensure protection of the habitat/stream. If
culverting or redirecting the stream is proposed for development of the site, please have
Department of Fish & Wildlife address this matter as well.
If the results of the Critical Areas Study determine that the lot may not be developed, the
applicant may apply for a Reasonable Use Exception and Variance pursuant to ECDC
20.1513.180A and 20.15B.040C).
0
Steep Slope Hazard Area
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 of
40% or more with at least 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 steep slope 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:
1. For development proposals which will occur within the 50 -foot buffer, but no closer than
25 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, except those done by a
licensed geotechnical engineer, must be completed under a three -party contract where the
City hires the professional required, and the applicant pays for the study (pursuant to
ECDC Section 20.15B.150).
2. If development must occur within the critical area, buffer, and/or buffer setback, and is
not identified as an exception per ECDC Chapter 20.1513, a Reasonable Use Exception
and Variance must be obtained pursuant to ECDC 20.15B. 170A and 20.1513.040C.
The site is also in an area designated on the Critical Areas inventory as Slopes with Erosion
Potential. All proposed development must have an erosion control plan approved by the City of
Edmonds Engineering Department.
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.
M.E. Meg Oruwell /� <�" JanuM 24
Name S ature Date
01