CRA20150068 determination.pdfJ,qc. 189\3
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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
111IIIiIIIIIN 11i 11i
Site Location
17206 76"' Ave. W
Tax Account Number
27040700401000
Property Owner
Tom Kincaid
Applicant
Art Mendel
Possible Critical Areas Present
Q Stream
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 pursuant to Chapters 23.40 and 23.90 of the
Edmonds Community Development Code (ECDC).
The associated LiDAR map indicates that the subject site declines gently from east to west with
a slope of approximately 5%. Near the western edge of the property runs an upstream reach of
Outfall Creek.
This review applies to the entire subject parcel. When you have a specific development
proposal for this site, contact the Planning Division at 425.771.0220 to determine whether a
critical area report is required for the project.
Mike Clugston, Associate Planner
Name, Title
July 7, 2015
Signature Date
Cited sections of the Edmonds Community Development Code (ECDC) can be found on
the City of Edmonds website at www.edmondswa.gov.
Streams are areas where surface waters produce a defined channel or bed which demonstrates
clear evidence of the passage of water. 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.
Development proposals that encroach into streams or their buffers may be allowed through the
approval of a critical area report. In addition to the general requirements for critical areas
reports, 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.
The minimum buffer widths for streams vary depending on the type of stream and are listed in
ECDC 23.90.040.D.1. 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.
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. Note that it is important for the report
to be prepared by a qualified professional as defined in the ordinance.
Page 12
Certain activities are allowed in or near critical area buffers as specified in ECDC 23.40.220
without a critical area report. 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 type 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.
Unpermitted alteration of a critical area (such as tree cutting or dumping yard waste)
can lead to enforcement action and fines. If you have any uncertainty about whether
an action 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; 3) 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 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. 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."
Critical Area MapN
2012 Aerial hotO
17206 76th Ave. W
ICRA20150068 1 inch = 100 feet
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V ED
Clity of Edmonds
Development Services Department
Street Address
Planning Division
Phone: 425.771.0220
%C. J.C)o
Fax: 425.771.0221
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).
The undersigned applicant, and his/her/its heirs, and
to release, indemnify, defend and hold the City of
attorney's fees, arising from any action or infract
incomplete information furnished bylh&`applicant, h:
By my signature, I certify that the inforr
knowledge and that I am autho4'ed to file
SIGNATURE OF APPLICANT/
Property Owner's Authorization
By my signature, I certify that,,, I have
and grant my perinis ion for th public
purposes of inspectiin acrd posti gtt
SIGNATURE OF 0
Owner/Applicant:
Name
P.
Street Address V9yp
Y,\J
City State Zip
Telephone:
Email address:
Date Received:
City Receipt #:
Critical Areas
�
Critical Areas Checklist Fee: $155.00
Date Mailed to Applicant:
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 map, etc.) or
studies in conjunction with this Checklist to assistant staff
in completing their preliminary assessment of the site.
gns, in'tonsideration on the processing of the application agrees
onds harm , les's from any and all damages, including reasonable
based in whole,or part upon false, misleading, inaccurate or
r/its agents or employees.
bits, herewith[ sul�lmitted are true and correct to the best of my
l below.
1the 1,11" 5 half of the owner as lista (
DATE
above Applicant/Ag6t)t to apply for the subject land use application,
the staff of the City of'Edmonds to enter the subject property for the
DATE
Ap cant Representative:
T rol")
Ne
Street Address
J o
City
State
Zip
Telephone:
Email Address:
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#P20 CAFile No: -
Critical Areas Checklist
Site Information (soils/ topography/ hydrology/ vegetation)
1. Site Address/ Locatii.
2. Property Tax Account Number J vv�-"'
3. Approximate Site Size (acres or sqyaj
4. Is this site currently developed? I yes; — no.
If yes; how is site developed? I y\1
5. Descripe the general site topography.'6heck 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):
6. Site contains areas of year-round standing water: Approx. Depth:
IV
7. Site contains areas of seasonal standing water: Approx. Depth:
What season(s) of the year?
8. Site is in the floodway vl""� floodplain of a water course.
9. Site contains a creek or an area where water flows across the ground, I 1AF low are year-round?
Flows are seasonal? (What time of vear.
V
10. Site is primarily: forested meadow shrubs mixed
urban landscaped (lawn, shrubs etc)
11. Obvious wetland is present on site:
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. map indicates Critical Area on site?
5. Site within designated earth subsidence landslide hazard area?
Reviewed
SITE DETERMINATION
STUDY REQUIRED WAIVER
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