CRA20130128 determination and map.pdf411 C. 1 S91
1215 1h Avenue North, Edmonds WA 98020
Phone: 425.771.0220 ® Fax: 425.771.0221 ® Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT ® PLANNING DIVISION
Critical Areas File Number CRA20130128
Tax Account Number 270326001013000
Property Owner City of Edmonds
Applicant City of Edmonds
e
During review and inspection of the subject parcel, it was found that the site may contain or be
adjacent to critical areas, including a Wetland, Geologically Hazardous Areas (Seismic Hazard
Area), and a Fish and Wildlife Habitat Conservation Area including a Stream, pursuant to
Chapters 23.40, 23.50, 23.80 and 23.90 of the Edmonds Community Development Code (ECDC).
Cited sections of the Edmonds Community Development Code (ECDC) can be found on
the City of Edmonds website at www.edmondswa.gov.
The subject parcel is the site of City Park and an associated Parks Department maintenance
facility. The 14 acre parcel is an identified Fish and Wildlife Habitat Conservation Area
associated with a portion of Edmonds Marsh on the east side of SR -104. The parcel slopes
down gradually from southeast to northwest at about an 8% grade. Nearly the entire site is
underlain by Everett gravelly sand loam soils (0 — 8% slope) except for the extreme northwest
corner which sits on Mukilteo muck. It is in this same area that a potential seismic hazard exists
due to the composition of the Mukilteo muck soils. Just north of this area, off the subject
parcel, is a portion of the eastern part of Edmonds Marsh, a known wetland. Through this
eastern portion of Edmonds Marsh runs Shellabarger Creek, a known anadromous fishbearing
stream.
Allowed Activities & Exempt Proposals
01
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 more likely that an alteration to a critical area or buffer will
require some form of City review 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,
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.
If you have any questions about whether your proposed development qualifies as an
allowed or exempt activity, please contact the Planning Division.
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; 2) 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.
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
Page 12
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.
A portion of the eastern extent of the Edmonds Marsh wetland lies to the north of the subject
site. 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 rated
according to their size, condition, function, and vegetation into four (4) different categories
described in ECDC 23.50.010 as determined by a qualified consultant. 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 above, there are
specific report requirements for wetlands provided in ECDC 23.50.030.
Development proposals that encroach into wetlands or their buffers may be allowed in some
circumstances. The width of a wetland buffer may be reduced through buffer enhancement if
the criteria in ECDC 23.50.040.F.3 can be met but the maximum amount that a buffer can be
reduced through 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 propose encroachments into buffers beyond
what is allowed through the above methods require a Critical Areas Variance in accordance
with ECDC 23.40.210.
Any time a development proposal requires an alteration to a wetland or buffer, 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.
Page 13
l•�
The extreme northwest corner of the site is underlain by Mukilteo muck soils and so is
identified as a seismic hazard area. Seismic hazard areas are areas subject to severe risk of
damage as a result of earthquake -induced ground shaking, slope failure, settlement, soil
liquefaction, lateral spreading, or surface faulting. Settlement and soil liquefaction conditions
occur in areas underlain by cohesionless, loose, or soft -saturated soils of low density, typically
in association with a shallow ground water table. Development within a Seismic Hazard Area
must meet additional criteria.
A report by a licensed Geotechnical Engineer is required for applicable projects within Seismic
Hazard Areas. Note that it is important for the report to be prepared by a qualified professional
as defined in the ordinance. Geotechnical reports within Seismic Hazard Areas must address
liquefaction. Specific report requirements are provided in ECDC 23.80.050 and any activities
proposed to be located in seismic hazard areas must meet the development standards of ECDC
23.80.060 and 23.80.070.
Fish it life Habitat Conservation
and Streams
The whole of City Park is an identified Fish & Wildlife Habitat Conservation Area associated with
the eastern portion of Edmonds Marsh. The area of the Marsh north of the subject site is fed
by Shellabarger Creek, a known fish -bearing stream.
Streams are areas where surface waters produce a defined channel or bed which demonstrates
clear evidence of the passage of water but need not contain water year-round. Streams are
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. 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
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. Development
proposals that encroach into streams or their buffers may be allowed through the approval of
certain processes.
Page 14
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 what is allowed
through the above methods require a Critical Areas Variance in accordance with ECDC
23.40.210.
illi •o 11• '
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 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 7itc
Name, Title
Signature
December 16, 2013
Date
Page 1 5
z "This map displays LIDAR data at approximate 10-foot contour
rueintervals. This map is for information purposes only and should not
A&InFr
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 is any
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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,
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irrespective of the nature of the cause of the claim, demand or
action, arising out of any use or possession of this map."
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Critical Area Map Vicinity Map N
File #: CRA20130128
600 3rd Avenue S 1 inch = 250 feet
ED
:� of 0,Clity of Edmonds Date Received:
v Receipt :
Development Services Department City
Planning Division Critical Areas File #: %
Phone: 425.771.0220 Critical Areas Checklist Fee: $155.00
g90 Fax: 425.771.0221 Date Mailed to Applicant:
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).
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 snap, 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 part upon 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 my
knowledge and that I am authorized to file this applicaon the behalf of the owner as listed below.
SIGNATURE OF APPLICANT/AGENTr���"° 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 tht subject property for the
purposes of inspection and posting attenda Ito this application.
SIGNATURE OF OWNER d� w t" DATE I
Owner/Applicant:
I' :.
Name
Street Address ( p
City State Zip
Applicant Representative:
Name
,. r 4-, - s z...
Street Address
City State Zip
Telephone° t .,.:.
Telephone: t Z
Ercall address: ea Email Address:
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Revised on 12/18/12 P20 - Critical Areas Checklist Page I of 2
Critical Areas Checklist
Site Information/s«ils/topography/ hydrology/ vegetation)
�~� ~
_. Site Address/ Location:
2. Property Tax Account Number: ^' .
3. Approximate Site Size (acres orsquare fcet):
4. lathis site currently developed? X-yes;no.
lfyes; how iusite developed?
5. Describe the general site topography. Check all that apply.
Flat: less than 5-{ectelevation change over entire site.
Rolling: slopes on site generally leas than 15% (m vertical rise of 10'6eet over u horizontal
distance o(66-fee8.
BUh: slopes present cmsite o{more than 15% and less than 3O%6vertical rise uflO-fee
over ahorizontal distance of33to66-6ee8.
Steep: grades ofgreater than 30% present on site (a vertical rise u[1O-feetover a horizontal
distance ofless than 33'6eeU.
Other (please describe):
6. Site contains areas n( standing water: _A( ; Approx.I)enth:
7. Site contains uceoa of seasonal standing water: t e;,,_ � Approx. Depth:
What ofthe year?
8. Site iabuthe 800dwavovc:2`_ floodplain o�J'G)_ufawater course.
Y. Site contains a creek or an area where water Uovva across the grounds surface? F1uvva are year-round?
0
Flows are seasonal? (What time ofyear? ).
10. Site iyprimarily: forestedooexdopvshrubs mixed >e
urban landscaped U~'' ^ ` ^~ ~ `
b b ���
,^
11 Obvious wetland iypresent onsite:
�
1. Plan Check Nurn er, if applicable?
2. Site is Zoned i
1 SCS mapXed soil type(s)? t �W'e
4. Critical Areas inventory or C. A. map indicates Critical r e"a on site�
5. Site within designated earth subsidence landslide hazard area?
SITE DETERMINATION
STUDY REQUIRED WAIVER
Revised oii 12118112 r20 Critical Areas Checklist Page J*O