CRA20160047 determination.pdf111 C. 189"J
CITY OF EDMONDS
1215 1h Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: ww_w.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
AT it .
Critical Areas Reconnaissance Report
Critical Areas File Number
Site Location
Tax Account Number
Property Owner
Applicant
Critical Areas Present
Site Description
CRA20160047
1051 Glen Street, Edmonds
00548900001604
Cougan
Hanson
Q Stream
During review and inspection of the subject site, 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).
Near the southwest corner of the lot runs a 30 foot section of an unnamed upstream tributary
to Hindley Creek. The daylight stream exits a stormwater pipe at the edge of the subject
property and runs east -west through a modified channel before being piped again under the
driveway for the house to the west. The stream reach was classified as Type 4 by the
Department of Fish and Wildlife in 2000 (letter attached). The stream (Type Np using the
current classification terminology from the Department of Ecology) has a 50' standard buffer,
which can be reduced in accordance with ECDC 23.90 through buffer enhancement.
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"'xe A ril 25, 2016
L.,
Name, Title
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
what is allowed through the above methods require a Critical Areas Variance in accordance
with ECDC 23.40.210.
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
Page 12
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.
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 verff'ied
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 ally
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 Map
1051 Glen Street
CRA20160047
Oc I %
2012 Aerial Photo
1 inch = 50 feet
S A7'
SEP 1 200,0
State of Washington P =:ti,4 : a CPT.
DEPARTMENT OF FISH AND WILDLIFE
Region 4 Office: 16018 Mill Creek Boulevard - Mill Creek, Washington 98012 - (425) 775-1311
September 18, 2000
City of Edmonds, Development Services Department
ATTENTION: Chanda Earhart
12151 Avenue North
Edmonds, Washington 98020
Fax: 425-771-0221
Dear Ms. Earhart:
SUBJECT: Classification of stream; your request for determination regarding the watercourse
at 1055 (sic) Glen Street, Property Tax Acct # 5489 000 016 0506
Please confirm that the address 1055 Glen Street is a typographic error. I expect the address of the parcel
is really 1045 Glen Street. The parcel I inspected is to the west of 1051 Glen Street, and I do not think
there is a parcel where the number 1055 would be fitting. The place where the address would be about
1045 is the only place I could find which would cause your request for information about a stream to
make sense.
The stream on this parcel comes out of a pipe from the south, runs west about 50 feet in the daylight, and
goes back into a pipe for a long way under residential developments to the west. That 50 -foot reach in
the daylight (and the piped reaches too) is Type 4 waters of the state. It meets that definition because it
is a distinct channel with ordinary high water marks, is less than two feet wide, does not support fish,
would not be inhabited by fish even if all the barriers to migration downhill were removed, and flows
year round. I inspected it on September 15, 2000, and the flow appeared to be high quality spring water.
It was supporting aquatic vegetation on site, and no doubt supporting other aquatic organisms too.
Streams channels such as this function to purify water and thus improve the water quality of bigger
streams below them in the watershed. They also export fish food to bigger streams below them.
Thank you for the opportunity to provide this information. If you have any questions, please contact me
at (425) 379-2303.
Sincerely,
'D4 I.4*wd
Douglas G. Hennick
Area Habitat Biologist
#x"20
a
Cit? of Edmonds Date Received:
City Receipt :
Development Services Department
Planning Division Critical Areas File #: t
Phone: 425.771.0220 Critical Areas Checklist Fe(
Fax: 425.771.0221 Date Mailed to Applicant:„
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).
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 n the behalf of the owner as listed below. y�
�
SIGNATURE OF FLIt"A°0" "E DATE"
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 inspection and post at ,lant to this application.
SIGNATURE OF k'�4"1'�I;II"� " _ - �� DATE
O ner/A pplicanit:
Vol
'LEASE PRINT CLEAR
�lev1
Street Address
tD,"NT? 6 g Zr�
City State Zi
"elephone:
Email address:
Applicant Representative:
-11
Name
Street Address
City State Zip
Telephone
Email Address:
Revised on 12118112 P20 - Critical Areas Checklist Page 1 of 2
#2� CA File i4aIf A-7
Z((
Critical Areas Checklist
Site Information (soils/topography/hydrology/vegetation)
1. Site Address/Location:/o s"46qj5P" 6tLV t J
2. Property Tax Account Number: 00 49/ 1 Or 00 1&04-
3.
&0Q--'3. Approximate Site Size (acres or square feet): _71' 0 *
4. Is this site currently developed? yes; no.,
If yes; how is site developed? IV10-
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):
6. Site contains areas of year-round standing water: ; Approx. Depth:
7. Site contains areas of seasonal standing water: N ; Approx. Depth:
What season(s) of the year?
8. Site is in the flood'way. � floodplain of a watercourse.
9. Site contains creek or an area where water flows across the grounds surface? Flows are year-round?
Qb 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
Site is Zoned? 0
SCS mapped soil type(s)?
Critical ?areas in ent��ry, or C.A. map indicates Critical Area on site?
�1110
Site within designated earth subsidence landslide hazard area?
SITE DETERMINATION
UDY ,R� D ED
WAIVER
Reviewed b jt"gate Z S
Revised on 12118/12 P20 - Critical Areas Checklist Page 2 of 2