CRA20150089 determination and map.pdfCITY OF ED ONDS
1215`" Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: wvwvw,edmondswwa. ov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
Critical Areas Reconnaissance Report
Critical Areas File Number
Site Location
Tax Account Number
Property Owner
Applicant
Critical Areas Present
Site Description
CRA20150001
8p I
18707 78`x' Place W, Edmonds
00517700001000
Kizzie Jones
Champion Window
B Geologically Hazardous Areas
m Erosion Hazard Areas
® Landslide Hazard Areas
During review and inspection of the subject site, it was found that the site may contain or be
adjacent to critical areas, including Geologically Hazardous Areas (Erosion Hazard Area or
Landslide Hazard Area), pursuant to Chapters 23.40 and 23.80 of the Edmonds Community
Development Code (ECDC).
The associated LiDAR map indicates that the subject site is basically level. However, a large
steep slope falls away near the eastern property line with a grade of approximately 50%. Soils
on the flatter portion of the^site are identified as Alderwood Urban land complex (2%-8%
slope) while the soils on the slope to the east are Alderwood-Everett Gravelly sandy loams (25%
- 70% slope). For this site, the slopes in excess of 15% are classified as potential erosion hazards
while the slope that exceeds 40% is a potential landslide hazard area.
Determination: Study Required
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, AICP, Associate Planner
Name, Title
Signature
September 1, 2015
Date
Cited sections of the Edmonds Community Development Code (ECDC) can be found on
the City of Edmonds website at www.edmondswa.gov.
Erosion Hazard Areas
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.
Landslide Hazard Areas
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.
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.
Allowed Activities & Exempt Proposals
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 much more likely that an alteration to a critical area or buffer
will require some form of City oversight 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 are uncertain about whether an action qualifies
as an allowed or exempt activity, please contact the Planning Division.
Building Setbacks
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."
0
" Critical Area Map
18707 78th Place W
CRA20150089
2012 Aerial Photo
1 inch= 100 feet
#P20
Cit of Edmonds
Development Services Department
Planning Division
Phone: 425.771.0220
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).
' je3 —Zak -5 1 10'1
Date Received: 6
City Receipt :
Critical Areas File :�_�
Critical Areas Checklist Fee: 1166.4
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_
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 file this application on the behalf of the owner as listed below.
SIGNATURE OF APPLICANT/AGENT
Property Owner's Authorization
and grant my permission for the public officials and the s
purposes of inspection and po ting attend e�t to this a pl i
X
SIGNATURE OF 0WNER
Owner/Applicant: Owner/Applicant:
f
V "�" ,.� -b r1,p-5
Nattie 1R,
'Street Address
M 5
City State Zip
Telephone:
Email address: 1Z
P20 - Critical Areas Checklist
;aff of the City of Edmonds to enter the subject property for the
,ation,.
DATE 15—
Applicant Representative:
Name
cgyry. 6� S
Street Address
K P °ice �Z
City State Zip
Telephone:�a7 o
Email Address: �1Ck7R ebCISM
Revised on 12/18/12
Page 1 of 2
#P20
Critical Areas Checklist
CA File No:
Site Information (soils/ topography/'hyoology/vegetation)
1. Site Address/ Location: weS'f CJ►"'Y v5
2. Property Tax Account Number: hr) K1'n DaP6 160
3. Approximate Site Size (acres or square feet):
4. Is this site currently developed? _ yes; o,
If yes; how is site developed? b
5. Describe the general site topography. Check all that apply.
IQ 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:
7. Site contains areas of seasonal standing water: _ `� , Approx. Depth:
What season(s) of the year?
8. Site is in the floodway floodplain _ of a water course.
9. Site coil iris a creek or an area where water flows across the grounds surface? Flows are year-round?
Flows -a e 'c asonal?`
10. Site is primarily: forested meadow ;shrubs ; mixed ;
urban landscaped (lawn, shrubs etc)
11. Obvious wetland is present on site: C� .
For City Staff Use
1. Plan Check Number, if applicable?
2. Site is Zoned? ` a
3. SCS mapped sail type(s)? 0 „ ' �/� 4
a � � � �
4.Critical a e inventory or C.A. map indicates Critical Area on site?
5. Site within designated earth subsidence landslide hazard area?
AP-,Sks-- k[ -a5G
Reviewed
Revised on 12118112
SITE DETERMINATION
ID's" ISE IiED WAIVER
late:
P20 - Critical Areas Checklist Page 2 of 2