CRA20140039 determination and map.pdfI",C. 189"
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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
Critical Areas File Number CRA20140039
Determination Study Required
Tax Account Number 00507000000300
Property Owner TomTertocha%Gail Court
Applicant Keil Johnson (DJC General Contractors)
During review and inspection of the subject parcel, it was found that the site may contain or be
adjacent to critical areas, including Geologically Hazardous Areas (Erosion Hazard Areas),
pursuant to Chapters 23.40 and 23.80 of the Edmonds Community Development Code (ECDC).
Cited sections •. Edmonds CommunityDevelopment ••- 1 be found on
the City of Edmonds website at www-edmondswa.go .
The associated LiDAR map indicates that the subject site slopes gradually downward from east
to west with a grade of approximately 25%. Soils throughout the site are identified as
Alderwood gravelly sandy loam (15%- 25% slope). As a result, the slopes in excess of 15% are
classified as potential erosion hazards.
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.
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.
Page 12
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
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 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 / j' May 6, 2014
Name, Title
Signature a Date
Page 1 3
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Critical Areas Uieckfist
Site Information (soils/ toy,:)ograp y / hyd rol ogy/ v e e ta tion)
1. Site Address/ Location:
2. Property Tax Account Number: oV)l:,x-(.4.,)Oo(����c) - tY
3. Approximate Site Size (acres or sgaar•e feet):
4. is this site currently developed? '/` yes, no.
if y cs lxow is site deve.lope.cl.. �f: Lu,
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 vise of 10 -feet over a horizontal
distance of 66 --feet).
Hilly: slopes present, ork site of snore than 15% and less than 30°x, (a -a vertical rise of `104e(t
over a horizontal distance of 33 to 66 -feet).
Steep: grades of greater than 30% present oil site (a vertical rise of 1.0 -.feet over a horizontal
distance of less than 33 -feet).
Other (please describe):
6. Site contains areas of yeas -round standing water: Approx, l-)epth:
%. Site contains areas of seasonal standing water:'_ _ ; Approx. Depth:
What season(s) of tl1.e, year?
8. Site is in. the floodway %`�',��: _ floodplain---'—" -of_.g,water course.
c ._ -. � across the grounds surface? Flows are year-rot.rnd?
� Site contains a cr•c.el� or an arca where water ._
1�_... Flows arc.. ,seasonal r flows (What txrne of year ).
10. Site is primarily: forested..,.
shrubs _ _; mixed
�
urban landscape l (lawn, shrubs
:1.1. Obvious wetland is present oxa site
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--------------------- -1-- -------------------_____-______ For City Staff Use Only--
1. Plan Check Naar -mer, if applicable?
2.
Site is Zarxed.
3. SCS rmapped soil type(s)? ;, � c r '._ I ? s, ref (i )`T , 7
-I al /err a inventory or C.A. map indica[es Critical Area oo site? _. `' r576, li_. r'J" rx r<r� ._. ��� " ! lc
5. Site withiaa designated earth subsidence landslide hazard. area?
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SITE DE ERMIP4ATIO _ ^
y�r ....
Reviewed &r Date*
Rovlsed on I2118112 P20 - Critical Checklist Pag(, 2 e�f7.