CRA20140036 determination and map.pdf4-11C. IONJ
CITY OF EDMONDS
1215 1h Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 ® Web: www.edmondswa
DEVELOPMENT SERVICES DEPARTMENT ® PLANNING DIVISION
Determination Study Required
Site Location 810 Northstream Lane
Tax Account Number 00532500001500
Property Owner Rodney Jackson
Applicant Rodney Jackson
Site Description
During review and inspection of the subject parcel, it was found that the site may contain or be
adjacent to critical areas, including a Stream and possible Wetlands as well as Geologically
Hazardous Areas (Erosion and Landslide Hazard Areas), pursuant to Chapters 23.40, 23.50,
23.80 and 23.90 of the Edmonds Community Development Code (ECDC).
the City of Edmonds welbsite at www.edmondswa.go
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The associated LiDAR map indicates that the subject site slopes gently from east to west toward
Puget Sound. At the southern edge of the site, the parcel falls away more steeply toward
Northstream Creek. Soils throughout the site are identified as Everett gravelly sand loam (8% -
15% slope). The slopes in excess of 15% near the creek are classified as potential erosion
hazards and the portion that exceeds 40% is a potential landslide hazard area.
Northstream Creek is a known nonanadromous fishbearing stream (possible Type F or Np)
which may have small associated wetlands adjacent to the stream bed.
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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.
,3eneral 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
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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.
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.
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.
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
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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.
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
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 buffers and setbacks from landslide hazard
areas (per ECDC 23.80.070 and ECDC 23.40.280); however, these buffers and setbacks may be
reduced or eliminated with the submission and City approval of a geotechnical report produced
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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.
#eterrni nation: 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 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
April 10, 2014
Name, Title Signature Date
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"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 verifibd
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
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'.".
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Critical Area Map 2012 Aerial Photo
810 North trearn Leas
RA 0140036 1 inch = 75 feet
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of EDCity of Edmonds Date Received:,
Development Services Department City receipt
Planning Division Critical Areas File
Phone: 425.771.0220 Critical Areas Checklist Fee:155.00
r�iC, r 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 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 rnap, 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 fll this application on the behalf of the owner as listed below.
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SIGNATURE OF APPLICANT/AGENT DATE S
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 ping attendant to this pplication.
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SIGNATURE OF OWNER 4.6"'1( q�'. DATE
Owner/Applicant:
Name
Street Address
City State Zip
Telephone: � 1 1 �. °f
Applicant Representative:
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Namer
Street Address
City State Zip
Telephone:
Email address:�< ��'- F. ",�`rf y��r �,�` ,�� �� Email Address:
Revised on 12/18112 P20 - Critical Areas Checklist
Page 1 of 2
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Critical
'f^| Areas Checklist
Site Information (soils/ topography/ hydrology/ v
1. Site Location:
2. Property Tax Account Number: � l-
3. Approximate Site Size (acres orsquare 6set\:
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4. ����� ��yes; no.
If yes; how is site developed? I c t,
5. Describe the general site topography. Check all that apply.
Flat less than 5-6yt elevation change over entire site.
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uknpea on site generally less than 15% (u vertical rise oflO-feetover u horizontal
distance of 66 -feet).
}JiDv: slopes present on site of more than 15% and less than 30% (a vertical doe o{IU'feet
over ahorizontal distance of33to66-fee8.
Steep: grades ofgreater than S0% present oosite /a vertical rise o[1O-feetover ahorizontal
distance of less than 33 -feet).
Other (please describe):
6' Site contains areas --/--- ----------`^vater:--/------'rr---.]enth-'
--------
7. Site contains areas of seasonal standing water: ��_u� /\opxox. Depth:
What aeaeoo(s)ofthe year?
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8. Site iubwn
ztbe800dav�`l/
_�,'",,_ 8006nlainofawater course.
9. Site contains acreek or anarea where water flows across the grounds surface? Flows are year-round?
Flows are seasonal? (What time o[year? \
10. Site ioprimarily: forested rnoadovv_;shrubs ooixed______�
urban landscaped Oann,shrubs etc) .
11. Obvious wetland iapresent onsite:
1.
2.
� 3.
Plan Check Number, if applicable?
Site is Zoned?
SCS mapped s
For City Staff Use Only
4. Critical Areas inventory or C.A. mav in icatVs Critical Area on site? 0
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5. 'Site within designated earth subsidence landslide hazard area?
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siTE DETERMINATION
STUDYREQJJIRED WAIVER
Reviewed bvr: Date.
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