CRA20090092.PDF#P20
Critical Areas Checklist CA File No: 2DD� OQq 2
Site Information (soils/ topography/ hydrology/ vegetation)
• Site Address/Location: %'7c�d� Di�(/�/��C' �/��'/ �� r
2. Property Tax Account Number: 0 O 5131 0 001 (o S
3. Approximate Site Size (acres or square feet):
4. Is this site currently developed? 6f�es; no.
If yes; how is site developed? D`1-.e /5,0WI.�
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: .0"ID Approx. Depth:
Site contains areas of seasonal standing water: �,pprox. Depth:
What Y
) s season( of theear?
_8: -� Siteds 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, shrubs etc)
11. Obvious wetland is present on site:
1.
2.
3.
4.
5.
Plan Check Number, if applicable?
Site is Zoned?',. R,S. a .
SCS mapped soil type(s)?
:lto
' Reviewed b
Critical Areas Checklist/4.15.2009
For City Staff Use Only
or C.A.,map indicates Critical Area on site? yet7 : 'y ?2b'/. S1DM 61CXDS5
SITE DETERMINATION
_STUDY REQUIRED
. WAIVER
Date: %D U 9
#P20
0 V EoAf°� City of Edmonds
Development Services Department
Planning Division
Phone: 425.771.0220
!„C 8qo 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: i 2.14. ZO 0 1
City Receipt 55 1 a43
Critical Areas File #: L12A ZDQq O 0 q Z
Critical Areas Checklist Fee: $155.00
Date Mailed to Applicant: % : -- a o/ U
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 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 partupon false, misleading, inaccurate or
incomplete information furnished by the applicant, his/her/its agents or employees.
By my signature, I certify that the information and exhibits herewith submitted are true and correct to the best of mo
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 su4ec propertyfor the
purposes of inspection and posting attendant to this application.
L��:.� •
SIGNATURE OF OWNER /7 Q� DATE $ / � / 4, w:
Owner/Applicant:
Name
1'2,P06 do —
Street Address =
City State / Zip
Telephone: ' r'2� %�� �3 i`o
Email address (optional):
n
Applic t.Repre sentatve �h... °•{' '� .
Name' z
Street Address k ,„
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City °State y " - Lip
Telephone:
Email Address. (optional)
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•
CITY OF EDMONDS
121 5ch Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
`nC. 189v
CRITICAL AREAS RECONNAISSANCE REPORT
Site Location: 17806 Olympic View Drive Tax Acct. Number: 00513100016105
Determination: STUDY REQUIRED File Number: CRA20090092
Owner: Hasim Mujkanovic Applicant: Same
Background...
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 Hazard Area and Landslide Hazard
Area), pursuant to Chapter 23.40 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.
The LiDAR map (attached) indicates that there is a steep slope (approximately 41 %) just east of the house
(10724'). The site is comprised of a rolling slope of 26-27% across the entire property rolling from west to
east. The western half of the property is primarily forested with mature evergreens, which should enhance
slope stability. Soils on the property are identified as Alderwood gravelly sandy loam series, which
classifies the site as a potential erosion hazard. The slopes present above 15% qualify as potential
"geologically hazardous areas."
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/when you have a specific development proposal for this
site to discuss the various permits that will be required, including a tree cutting permit.
Mr. Mujkanovic asked about the possibility of removing trees in the back yard in order to build a smoke
house for curing meats as part of a proposed home occupation.
Please be aware that building permits are required for building an accessory building. A home occupation
permit (business license) is required by the City Clerk's office for running a home -based business. The
home occupation code does not allow customers or employees to visit the property. Also, home
occupations shall not produce odors or smoke or other impacts adverse to a residential area. Please
review the attached home occupation handout (ECDC 20.20) for further details.
Please be aware that tree removal on sites containing a critical area require a tree cutting permit prior to
removal. Also, a tree cutting permit would be required due to the large size of the property per ECDC
• 18.45.030.A (0.65 acres in the RS-8 zone). As part of a tree cutting permit, a licensed geotechnical
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engineer would need to determine that the slope would remain stable if the trees were removed and
discuss the potential for replacement trees. Below you will find the specific critical areas code that must be •
complied with regarding removal and replacement of trees in critical areas (ECDC 23.40.220.C.7.B).
The City's Comprehensive Plan contains goals and policies for vegetation that will be considered with any
tree cutting proposal. Below you will find some goals and policies related to tree removal and tree
retention in Edmonds.
ECDC 23.40.220.C.7.b. The removal of trees from critical areas and buffers that are.hazardous, posing a
threat to public safety, or posing an imminent risk of damage to private property; provided, that:
i. The applicant submits a report from an ISA- or ASCA-certified arborist or registered landscape architect
that documents the hazard and provides a replanting schedule for the replacement trees;
ii. Tree cutting shall be limited to pruning and crown thinning, unless otherwise justified by a qualified
professional. Where pruning or crown thinning is not sufficient to address the hazard, trees should be
removed or converted to wildlife snags;
iii. All vegetation cut (tree stems, branches, etc.) shall be left within the critical area or buffer unless
removal is warranted due to the potential for disease or pest transmittal to other healthy vegetation or
unless removal is warranted to improve slope stability; .
iv. The land owner shall replace any trees that are removed with new trees at a ratio of two replacement
trees for each tree removed (two to one) within one year in accordance with an approved restoration plan.
Replacement trees may be planted at a different, nearby location if it can be determined that planting in the
same location would create a new hazard or potentially damage the critical area. Replacement trees shall
be species that are native and indigenous to the site and a minimum of one inch in diameter at breast
height (dbh) for deciduous trees and a minimum of six feet in height for evergreen trees. as measured from
the top of the root ball;
v. If a tree to be removed provides critical habitat, such as an eagle perch, a qualified wildlife biologist shall
be consulted to determine timing and methods of removal that will minimize impacts; and
vi. Hazard trees determined to pose an imminent threat or danger to public health or safety, to public or
private property, or of serious environmental degradation may be removed or pruned by the land owner
prior to receiving written approval from the city; provided, that within 14 days following such action, the land
owner shall submit a restoration plan that demonstrates compliance with the provisions of this title; -
Comprehensive Plan (Land Use Element)
• "The removal of trees should be minimized particularly when they are located on steep slopes or
hazardous soils. Subdivision layouts, buildings and roads should be designed so that existing trees
are preserved."
• "Natural vegetation should be preserved wherever possible to reduce erosion and stabilize slopes,
particularly on the downhill property line."
• "Woodlands help stabilize soils on steep slopes, and act as barriers to wind and sound. Natural
vegetation provides habitat for wildlife. Plants replenish the soil with nutrients. They generate oxygen
and clean pollutants from the air."
• "Grading should be restricted to building pads and roads only. Vegetation outside these areas should
be
For all of the reasons above, tree removal on this property is not encouraged.
0
•
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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 are 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.
•
Study Requirement for Erosion Hazard Areas...
It appears that this property contains or is adjacent to an Erosion Hazard Area.
• 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.
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Development Proposals associated with Erosion Hazard Areas...
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 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 for Landslide Hazard Areas:::
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.
• 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 a report 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.
Planner
Name, Title
Signature
Date
0,
Cited sections of the Edmonds Community Development Code (ECDC) can be found on the City of Edmonds website at www.ci.edmonds.we.us. i
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