CRA20040069.PDF"
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CITY OF EDMONDS
12151h Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
Critical Areas Reconnaissance Report Update
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Critical Areas File -Number a , CRA' 00400069��
. r .... _ .__.. �....,
Determination Studv Reauired
Tax Account Number 00513106000900
�P_roperty Owner ��."' ,4 ��aPaul�8c Jenelle Dentx< ,-r
THIS PARCEL WAS PREVIOUSLY IDENTIFIED AS A'WAIVER' IN
• 2004. HOWEVER, THE CRITICAL AREAS CODE UPDATE OF,
2005 REQUIRES REASSESSMENT OF THE ORIGINAL
DETERMINATION.
Site Description
During review and inspection of the subject site, it was found that the site may contain (or be adjacent to) critical
areas, including Geologically Hazardous Areas (Erosion and/or Landslide Hazard Areas), pursuant to Chapters
23.40.and 23.80 of the Edmonds Community Development Code (ECDC). Geologically hazardous areas include
areas susceptible to erosion, land sliding, earthquake, or other geological events. They pose a threat to the health
and safety of citizens when incompatible development'is sited in areas of significant hazard. Such incompatible
development may not only place itself at risk, but also may increase the hazard to surrounding development and
use. Cited sections of the Edmonds Community Development Code can be found on the City of Edmonds website
at www.edmondswa.eov.
The associated LiDAR map indicates that the subject parcel slopes east — west from 75`h Place West toward Puget
Sound. Topography on the parcel is variable but near the eastern edge of the parcel slopes range from 25% - 35%.
Soils on the eastern half of the property are identified Alderwood Gravelly sandy loam (15% - 2S% slope) while the
• western half of the site is underlain by Alderwood-Everett Gravelly sandy loams (25%- 70% slope). The entire site
is located within the mapped North Edmonds Earth Subsidence and Landslide Hazard Area (ESLHA). In sum, the
• variable slopes on the site in excess of 15% are classified as a potential erosion hazards while the entire site is
within the ESLHA.
Allowed Activities & Exempt 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 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 submit the entire study with your specific development application. Please review
the minimum report requirements for all types of Critical Areas which 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 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.
Erosion Hazard Areas
Erosion Hazard areas include Alderwood and Everett series soils on slopes of 15 percent or greater, among others.
Landslide Hazard Areas are further defined in ECDC 23.80.020.A. In addition to the general requirements for
Critical Areas reports referenced above, specific Critical Area report requirements for Erosion Hazard Areas (which
are one of the Geologically Hazardous Areas) are provided in ECDC 23.80.050.
Note that Stable Erosion Hazard Areas may have limited report requirements at the director's discretion. At a
minimum an erosion and sediment control plan prepared in compliance with the requirements in ECDC Chapter
18.30 shall be required.
Development is restricted within an Erosion Hazard Area and must meet additional 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 Geotechnical
Engineer or other qualified professional. Note that it is important for the report to be prepared by a qualified
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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.
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. Geologically hazardous areas include areas susceptible
to erosion, land sliding, earthquake, or other geological events. They pose a threat to the health and safety of
citizens when incompatible development is sited in areas of significant hazard. Such incompatible development
may not only place itself at risk, but also may increase the hazard to surrounding development and use.
The criteria that are applied depend on the amount that the buffer is reduced. The buffer can be reduced to a
minimum of ten (10) feet (with an additional 15' building setback per ECDC 23.40.280) if alreport is prepared that
meets the standards listed in ECDC 23.80.050). The alteration must also meet the requirements listed 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. 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. Projects within
the North Edmonds Earth Subsidence and Landslide Hazard Area are subject to the requirements of ECDC 19.10.
Determination: Study Required
This review applies to the entire subject parcel. Depending on the location and project proposed relative to the
identified critical areas, certain studies and reports may be required. Please contact the Planning Division at
425.771.0220 if and when you have a specific development proposal for this site in order to discuss the various
permits that will be required.
Mike Clugston, Associate Planner
Name, Title
May 1, 2013
Signature 0 Date
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• a
Critical Areas Checklist CA File No:
Site Information (soils/to``p__ ography/hydrology/v/ege�tation)
•1. Site Address/Location: �1�� 3 7 P1 5W r �,�to.1 �S. ',� A
. O'0 5131 0� O O� o d
2. Property Tax Account Number: �p.� ,
3. Approximate Site Size (acres or square feet): !
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).
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 wate�te)
Approx. Depth:
7. Site contains areas of seasonal standing water: ; Approx. Depth:
What season(s) of the year? • _
8. Site is in the floodway J6 — floodplain of a water course.
9. Site conta' creek or an area where water flows across the grounds surface? Flows are year-round?
Flows are.seasonal? (What time of year? ).
10. S' 's rimaW : forested ; meadow ; shrubs ; mixed
ban landscaped (lawn, s ru �
11. Obvious wetland is present on site: 0
For City Staff Use Only
1. Plan Check Number, if applicable?
2. Site is Zoned? � 2 O
3. SCS snapped soil t)pe(s).
4. Critical r s inven o A16 . nl is chks rittictl Area on site? �� �Al, 1,4 1 .' L .. 1 1 [...
5. Site within designated earth subsidence landslide hazard area',
Pdt`� s�1�13 DETERMINATION
l M e t•y slar , STUDY REQUIRED
Reviewed bv:
WAIVER
ate: S— 2 /' —O4 .
ME
Critical Areas Check]ist.doc/4.22.2003
City of Edmonds
Development Services Department
Planning Division
Phone: 425.771.0220
Io!'g90 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, cr
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: S 0 SL
City Receipt #: C /?
Critical Areas File #:6000(09
Critical Areas Checklist Fee: 135.00
Date Mailed to Applicant: f—Z5-O�-E-
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 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 'deration cn the processing of the application agrees
to release, indemnify, defend and hold the City of Edmopdsha ess from any and all damages, including reasonable
attorney's fees, arising from any action or infractio M ase in whole or part upon false, misleading, inaccurate or
incomplete inform -,-+inn furnished by the applicant, h' ie, h agents or employees. •
By my signature, I certify that the information nd hibits rewit submitted are true and correct to the best of my
knowledge and that I am authorized to file this ication the be if of the owner as listed bel w.
SIGNATURE OF APPLICANT/AGENT r `� _ DATE /v n
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 D05Wig attendant to thapplic 'on.
SIGNATURE OF OWNER DATE !3-0 1 =0-4
_
PLEASE FR1,14T CLEARLY
Ozer/Applica t:
Name
St eet Address
City State Zip
Telephone
Email address (optional)-
Y `' f Zti,�
Critical Areas Checklist.doc/4.22.200
Applicant Repres to ive:
Name
PI S�
Street Address
V--OVJ3
City State Zip
Telephone: l -7, — 5:St I
Email Address (optional): PE
1 •
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1�1
Of E DA,
do Critical Area Map
File #: CRA-2004-0069 update 1 inch = 75 feet
16330 75th Place West