CRA20150114 determination.pdf"11e. 189`"
CITY OF EDMONDS
1215 1h Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edm,ondswa.gov
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
CRA20150114
9131184 th St. Sw
27041800201100/00565600101700
Jim Bagby
Same
Q Possible Stream
Q Geologically Hazardous Areas
Q Erosion Hazard Areas
Q 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 a possible Stream and Geologically Hazardous Areas
(Erosion Hazard Area and Landslide Hazard Area), pursuant to Chapters 23.40, 23.80 and 23.90
of the Edmonds Community Development Code (ECDC).
The associated UDAR map indicates that the eastern third of the subject site slopes gradually
downward from east to west at a grade of approximately 30%. The middle third, where the
existing structures are located, is fairly level. The western third of the parcel falls away more
steeply to the west at a grade of approximately 40%. 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 and the western slope that exceeds 40% is a potential
landslide hazard area.
In addition to the slopes, a very small water feature was running near the southwest boundary
of the site on the day of inspection. The feature was largely covered by leaf litter but in two
locations where it was visible, it did appear to show evidence of sorting. The information
provided by the applicant about when water ran was initially inconclusive — it was subsequently
confirmed that water only runs after large precipitation events, not even all winter or spring
(the day of the staff inspection on November 19 was after more than a week of rainfall totaling
more than 3 inches). Based on this information, staff is unable to determine whether the
subject water feature is collection area where stormwater runoff occasionally runs (and is
therefore unregulated) or whether it is in fact a stream (possibly Type Np). Additional
evaluation by a qualified professional is needed.
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
November 23, 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
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
Page 12
what is allowed through the above methods require a Critical Areas Variance in accordance
with ECDC 23.40.210.
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 13
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 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."
Mb Critical Area Map
9131 184th St. SW
C RA20150114
2012 Aerial Photo
1 inch = 100 feet
#P2O
City, 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).
Date Received: t
City Receipt #:
Critical Areas File #: tis l w
Critical Areas Checklist Fee: 116i
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 undersignedapplicant, 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 I fik this aplflc�tion on the behalf of the owner as listed below.
. .
SIGNATURE OF APPLICANT/AGENT DATE
Property, Owner's Authorization
By my signature, I certify that I have au 11 rived 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 inspection and lsim attenclan,o this application.
SIGNATURE OF OWN
Owner/Applicant:
Name
Street Address
City State Zip
Telephone: mm.
Email address: tv f° t 'L h µ
(0
Revised on 12/18/12
DATE It " 12-- , z!
Applicant Representative:
Name
Street Address
City State Zip
Telephone:
Email Address:
P20 - Critical Areas Checklist
Page 1 of 2
#P20 CA File No 4AZ'o 15 b ((`�-�
Critical Areas Checklist
Site Information (soils/ topography/ hydrology/ vegetation)
1 Site Address/ Location:
2 Property Tax Account Number;/2 612L)' "" �% ,w o® ®/ "7C7®
3. Approximate Site Size (acres or square feet)a 3 17
4. Is this site currently developed? Zyes; no.
If yes; how is site developed? 9 , IN "n., e,67
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: r 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: D Approx. Depth:
What season(s) of the year?'
8. Site is in the floodway A 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? "m' (What time of year? w n
10. Site is primarily: forested ; meadow ; shrubs ; mixed
urban landscaped (lawn, shrubs etc)
11. Obvious wetland is present on site:
- For City Staff Use Only -
1. Plan Check Number, if applicable?
2. Site is Zoned?
3. SCS mapped soil type(s)? 5' 101"01'etN
4. Critical Areas inventory or C.A. map indicates Critical Area on site? PO f
5. Site within designated earth subsidence landslide hazard area?
STUDY REQUIRED WAIVER
Reviewed by- K
bate:
Revised on 12118112 P20 - Critical Areas Checklist Page 2 of