CRA20150056 map and determination.pdfCITY OF EDMONDS
1215 th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 ® Fax: 425.771.0221 • Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
Critical Areas Reconnaissance Report
Determination Study
Tax Account Number 00565600201100
Applicant PWC Construction (Jordann Smith)
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).
Cited sections of the Edmonds Community Development Code (ECDC) can be found on
the City of Edmonds website at www.edmondswa.gov.
The associated LiDAR map indicates that the eastern third of the subject site slopes gradually
downward from east to west. The western two-thirds of the parcel falls away steeply to the
railroad tracks below at a grade of approximately 100%. Soils throughout the site are identified
as Alderwood-Everett gravelly sandy loams (25% - 75% slope). As a result, the slopes in excess
of 15% are classified as a potential erosion hazards and the western slopes that exceeds 40% is
a potential landslide hazard area.
Certain activities are allowed in or near critical areas or 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
Page 12
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 similar qualified professional. Report requirements and development
standards for alterations within erosion hazard areas are found in ECDC 23.80.050 through
23.80.070.
• • ' . . • M '
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.
This review applies to the entire subject parcel. Depending on the location and project
proposed relative to the identified critical areas, certain 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 reports that will be required.
Mike Clugston, Associate Planner
Name, Title
June 9, 2015
Signature Date
Page 13
'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. Na 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,
irreaptioni�arising oute of the ture of of anythe use cause of or possess onhe laof this demand or
s map���1
Critical Area Map 2012 Aerial Photo N
96306 Olympic View Drive
CRA20150056 1 inch = 100 feet
3uTr"20 CA File No
Critical Areas Checklist V
Site Information (soils/topography/hydrology/vegetation)
1. Site Address/ Location: I Q&WCQ O ly hn jqi*G VlCW D ✓• ► 0drnv lS , WA 'I eQ 2-0
2. Property Tax Account Number: ®O SUS(gooL ®1 \ W
3. Approximate Site Size (acres or square feet): , -32.
4. Is this site currently developed? ✓yes; no.
If yes; how is site developed? i a �
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): aA" w I 6ffog of ovi %ik c)
6. Site contains areas of year-round standing water: N1 A ; Approx. Depth:
7. Site contains areas of seasonal standing water: N A ; Approx. Depth: _
What season(s) of the year?
8. Site is 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.
For City Staff Use Only
Plan Check Number, if applicable?
Site is Zoned? (
SCS mapped soil type (s)? '+ICW' ✓y=)el
4. Critical Areas inventory or C.A. map indicates Critical Area on site?
5. Site within designated earth subsidence landslide hazard area? / V ✓
I --2 (/, .
SITE DETERMINATION
TUDY R UIRED WAIVER
Reviewed b : 1 Date:
Revised on 12118112 P20 - Critical Areas Checklist Page 2 of 2