CRA20140073 determination and map.pdf4110. i S9 'i
114
1215 th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 ® Fax: 425.771.0221 ® Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT ® PLANNING DIVISION
AreasReconnaissance '' f 1
Determination Study Re
Tax Account Number 00461600000400
Property Owner Gough Trust
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 and Landslide Hazard
Areas), pursuant to Chapters 23.40 and 23.80 of the Edmonds Community Development Code
(ECDC).
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the City iEdmonds - • f • • .
The subject parcel is approximately 50 feet east of the buffer associated with the North
Edmonds Earth Subsidence and Landslide Hazard Area (ESLHA) but the parcel is not in the
ESHLA nor the buffer.
The associated LiDAR map indicates that the subject site sits at the top of a steep slope to the
north and west. The bulk of the site is more level but it still slopes gradually downward from
southeast to northwest. The northern slope is not tall but has grades in excess of 50% and is
supported by a rockery of varying height at its northern extent adjacent to 164th Street SW. The
western slope is more gradual, descending away from the parcel with a grade of approximately
25%. Soils throughout the site are identified as Alderwood gravelly sandy loams (8% - 15%
slope). As a result, the slopes in excess of 15% are classified as a potential erosion hazards and
the portion that exceeds 40% is a potential landslide hazard area.
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.
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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.
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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.
Page 1 2
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.
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
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.
Page 13
Mike Clugston, Associate Planner
Name, Title
Signature
July 24, 2014
Date
Page 14
"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 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 of 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 N
7309 164th Place SW
CRA20'140073 1 inch = 50 feet
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HP20 CA File No: C ("k')"
Critical Areas Checklist
site information (soils/topography/hydrology/vegetation)
i. Site Address/ Location; 7309 164th PL SW Edmonds WA 98026
2. Property Tax Account Number: 004$16 000 004 00
3, Approximate Site Sip -e (acres or square feet): 110326
4. Is this site currently developed? _ yes; _-2:nG.
If yes; how is site developed?
5. Describe tbp general site topography. Check all that apply.
Flat, less than 5 -feet elevation change over entire site.
Rolling; slopes on site generally less than 15% (a vertical rise of 10 -feet over a horizontal
distance of 66 -feet).
Hilly: slopes present on site of more than 15% and less than 30% (a vertical rise of 10 -feet
over a horizontal distance of 33 to 66 -feet).
Steep: grades of greater than 309 present on site (a vertical rise of l(l-feet over a horizontal
distance of less than 35 -feet).
Other (please describe):
6. Site contains areas of year-round standing water: -2-0; Approx. Depth;
7, Site contains arena of seasonal standing water: Approx. Depth:
What season(s) of the year?
B. Site is in the floodway R_0 floodplain — of a water course.
9. Site con taWs a creek or an area where water flows across the grounds surface? Flows are year-round?
no Flows are seasonal? _$ (What time of year? _),
jo. Site is primarily: forested meadow shrubs mixed
urban landscaped (lawn, shrubs etc)
11. Obvious wetland is present on site: nO
1. Plan check Number, if applicable?
2. Site is Zoned?
3. SCS mapped soil type(s)?_4-
14. Critical Areas
For City Staff Use
C.A. map indicates Critical Area on site?
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5, Site within designated earth subsidence landslide hazard area?
Reviewed
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'EQUIRED I
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Revised on 12/18112 P20 - Crikal Areas Checklist Page 1 of 2
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City ® Edmonds
Development Services Depatinicill
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Planning Division
I lie, 425.771.0220
gqo Fax: 425J7 1.0221
Date Received:
City Receipt 0;
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Critical Areass
File
Critical Areas Checklist Fee -
Date Mailed to Applicant:
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The Critical Areas Checklist contained on this form is to
be filled out by ony person preparing a Development
Permit Application for the City of Edmonds prior to
his/her submittal orticapplication to the City.
The purpose or the Checklist is to enable City start' to
determine whether any potential Critical Areas are, or
may be, present on (Ile subject
icet properly, The infornialion
needed to complete the Checklist should be easily
available rrorn observations or the site or data available at
City Hall (Critical areas inventories, maps, or soil
surveys).
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A property owner, or his/her authorized representative,
must 1111 Out the checklist, sign and date it. and subitill it
tb the City. The City will review the checklist, ninke a
precursory site visit, and inake ii determination of the
subsequent steps necessary to complete a development
permit application.
['lease subinil a vicinity neap, along with the signed copy
of this form to assist City staff in finding and locating the
specific piece or property described on this form. In
additron, the applicant shall include other pertinent
inrornialion (e.g. site plan, topography inap, etc.) or
Judies in conjunction witli this Checklist to assistant staff
in uallipteling, their prellmiran), assessment of.the site.
The undersigned applicant. and his/her/its heirs. and assigns, in consideration oil the processing of the zipplicalloll agrees
to release, indemnify, defend and hold the City or Edmonds harmless from any and all damages, including reasonablo
attorney's fees, arising froin any action or infraction based in whole or par( LAPOn 11015e, misleading, inaccurate or
incomplete information furnished by the applicant, his/her/its agents or employees.
By my Signature, I certify that the in fo rinQtlo�yia lid exhibits herewith submitted are true and correct to the best of my�nowl
knowledge and that I amauthorized L�,fi Ic,,d)i,6ppI icatri, 11 bell of the owner as listed below.
"IGNATIA t: OVAPPLICAN'VAGUNT
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 inspccfio�tlp a
'psng altr d t to this application.
SIGNATURC OF 0\ 1 ATE ___24qlZY--
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Owner/Applicant:
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Applicant Representative:
Nanic
Street Address
City State hili
1,-mnail Addrcss: (:`5
floom-don 1211812 P20 - Crilical AITOS Checklfsf
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