CRA20160114 determination.pdff1)C. 1,69V
CITY OF EDMONDS
1215 1h Avenue North, Edmonds WA 98020
Phone: 425.771.0220 * Fax: 425.771.0221 » Web: www.edmondswa. civ
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
Critical Area Determination (CRA20160117)
Based on a review and inspection of the subject site, staff has determined that one or more
critical areas are located on or adjacent to the site. Critical areas are ecologically sensitive or
hazardous areas that are protected in order to maintain their functions and values.
Site Location 9125, 9109 & 9105 240" St. SW
Tax Account Number 00463301300400, 00463301300301, 00463301300303 &
00463301200403 (unaddressed)
Property Owner Wilkins
Applicant Lyon
Critical Area(s) Present ® Wetlands (ECDC 23.50)
❑ Frequently Flooded Areas (ECDC 23.70)
® Geologically Hazardous Areas (ECDC 23.80)
® Erosion Hazard Areas
® Landslide Hazard Areas
❑ Seismic Hazard Areas
® Fish & Wildlife Habitat Conservation Areas (ECDC 23.90)
® Streams
Site Description
The subject site is immediately southeast of the Madrona K-8 school site. Three houses
currently exist on the four parcels but previous development has not been intensive and the
site is well treed. Physically, the site is a small plateau with edges that slope down in all
directions. Underlying soils consist of Alderwood Urban land complex (8%-15% slope) on the
southwest half of the site with Alderwood Urban land complex (2%-8%) on the northeast half of
the site. The southern slope near 2401h Street is short but steeper than the other sides. That
location would qualify as a potential landslide hazard area, the remaining slopes greater than
15% would be potential erosion hazards.
On the Madrona K-8 site, there is a known Category 3 wetland that was delineated in a report
by Shannon & Wilson dated May 18, 2016. It is a long linear feature laying nearly parallel to the
western property boundary of the site. In a letter from John Altmann of Altmann Oliver
Associates, LCC dated October 26, 2016, it is presumed that the required 60' buffer and 15'
building setback from the Category 3 wetland will not extend onto the subject site. That will
need to be verified and mapped in critical area report produced in accordance with ECDC 23.50.
There is a small depression near the northern extent of the subject site. Topography would
indicate that it may have originally been connected to the wetland to the west. However, an
old dirt road now cuts the depression off from the wetland. Mr. Altmann verified that the three
indicators for a wetland were not present in that area —the City concurs that there is no
wetland present in that location today.
However, there is a wetland and water feature south of the subject site across 2401h Street SW.
This area will need to be evaluated to determine the extent and type of watercourse, and any
associated wetland, along with appropriate buffers which may impact the subject site. It is
possible that due to the presence of the street that activities on the subject parcel could be
allowed in accordance with ECDC 23.40.220.C.4 but that would have to be determined by a
qualified critical area consultant.
What does this mean?
The critical area regulations are only triggered when an alteration is proposed to a critical
area or its buffer. However, once an alteration in or near critical area is proposed, critical
area studies and City review and approval may be required.
What is an 'Alteration'?
According to Section 23.40.005 of the Edmonds Community Development Code (ECDC):
Page 12
"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, 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.
Mike Clugston, AICP
Name, Title
October 31, 2016
Signarre Date
Cited sections of the Edmonds Community Development Code (ECDC) can be found at
http://www. codepublishing. com/WA/Edmonds
Environmentally Critical Areas General Provisions (ECDC 23.40)
Wetlands (ECDC 23.50)
Frequently Flooded Areas (ECDC 23.70)
Geologically Hazardous Areas (ECDC 23.80)
Fish and Wildlife Habitat Conservation Areas (ECDC 23.90)
City of Edmonds GIS map tool with approximate location of critical areas:
http://maps. edmondswo. gov
Page 13
3UnIn
The purpose of this checklist is to enable City staff to A property owner, or an authorized representative, must
determine whether ,any critical areas and/or buffers are fill out the checklist, sign and date it, and submit it to the
located on or adjacent to the subject property. Critical City. Staff will review the checklist, conduct a site visit,
areas, such as wetlands, streams and steep slopes, are and make a determination of whether there are critical
ecologically sensitive or hazardous areas that are areas and/or critical area buffers on or near the site. If a
regulated to protect their functions and values. The City's "CriticalArea Present" determination is issued, a report
critical area regulations are contained within Edmonds addressing the applicable critical area requirements of
Community Development Code (ECDC) Chapters 23.40' ECDC Chapters 23.40 'through 23.90 may be required
through 23.90. depending on the scope of the proposed activity.
Property Owner's Authorization
By my signature, I certify that the information and exhibits herewith submitted are true and correct to the best of my
knowledge and grant my permission for the public officials and the staff of the City of Edmonds to enter the subj ect
property for the purposes bf inspection attendant to this application. The undersigned owner, 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. "
SIGNATURE OF OWNER DATE 0 —42"
Owner Applicant/Agent:
Name Name
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St et ss Street Address
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City Ste Zip City State Zip
Telephone: ... 4 2—, Telephone. q25- oo53
Email address: " )c' ] Email Address: -'TaKr (±P- r RI DryE4/raCF-s4e-c . c -c
Revised on 619116 P20 - Critical Areas Checklist - 2016 Update.docx Page 1 of 2
CA File Now #P20
Critical Areas Checklist
Site Information
1. Site Address/ Location:
2.
3
4.
5.
Cm i S 0&1
Property Tax Account Number: 00&qggy
1001633Q Ir� ;y To r►c�
Approximate Site Size (acres or square feet): 2.44'
Is this site currently developed? kYes ❑ No
If yes, how is the site developed? 3 SiN6ur' FAM u_y Jk.ti.Es
Describe the general site topography. Check all that apply.
❑ Flat to Rolling: No slope on/ adjacent to the site or slopes generally less than 15% (a vertical.
rise of 10 -feet over a horizontal distance of 66 -feet).
Moderate: Slopes present on/adjacent to site of more than 15% and less than 40% (a vertical
rise of 10 -feet over a horizontal distance of 25 to 66 -feet).
❑ Steep: Slopes of greater than 40% present on/ adjacent to site (a vertical rise of 10 -feet over a
horizontal distance of less than 25 -feet).
6. Have there been landslides on or near the site in the past? ❑ Yes XNo
If yes, please describe:
7. Site contains areas of year-round standing water? ❑ Yes,(approx. depth: ) _ No
8. Site contains areas of seasonal standing water? ❑ Yes (approx. depth: ) No
If yes, what season(s) of the year?
9. Site is in the floodway or floodplain of a water course? ❑ Floodway ❑ Floodplain
10. Site contains a creek or an area where water flows across the grounds surface? ❑ Yes ;<No
If yes, are flows year-round or seasonal? ❑ Year-round ❑ Seasonal (time of year: )°
11. Obvious wetland is present on site? ❑ Yes KNo
1 .. _
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Zoning:,
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3. Crr "ct� Areas inVeutaary orC.A.�a} imdi esil°i1 Asea onmw: amk "
4. Site witlmtn designated North Edmonds Earth Subsidence and Landslide Hazard Area (ESHLA)? IV"'
DETERMINATION
TICAL ALFAS PRESENT WAIVER
o
Reviewed Nay: Date;
Revised on 619116 P20 - Critical Areas Checklist - 2016 Update.docx Page 2 of 2
"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 Map 2012 Aerial Photo NI
9125 240th St. SW
CRA20160117 1 inch = 100 feet
Altmann Oliver Associates, LLC AOA
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October 26, 2016
AOA -5299
Jake Lyon
Pride Ventures LLC
320 Dayton Street, Suite 101
Edmonds, WA 98020
SUBJECT: Wetland and Stream Reconnaissance for:
Parcels 00463301-300400, -300301, -300303, and -200403
Edmonds, WA
Dear Jake:
On October 25, 2016 1 conducted a wetland and stream reconnaissance on the
subject property utilizing the methodology outlined in the May 2010 Regional
Supplement to the Corps of Engineers Wetland Delineation Manual: Western
Mountains, Valleys, and Coast Region (Version 2.0). No wetlands or streams were
identified on the property during the field investigation.
The site is currently developed with several single-family residences, with the
undeveloped portions of the site consisting primarily of an upland coniferous forest
dominated by a canopy of Douglas fir (Pseudotsuga menziesil) and an understory
that included Himalayan blackberry (Rubus armeniacus), English holly (Ilex
aquifolium), English ivy (Hedera helix), trailing blackberry (Rubus ursinus), and
sword fern (Polystichum munitum). No hydrophytic plant communities were
observed.
Borings taken throughout the site revealed high chroma, non -hydric, soils and there
was no evidence of ponding or prolonged soil saturation anywhere on the property.
Off -Site Wetland to West
A recent wetland delineation was conducted by Shannon & Wilson, Inc. on the
school property to the west of the subject site. As part of this delineation, a
Category III wetland (Wetland B) was delineated in the eastern portion of the school
site. Per Shannon and Wilson, Wetland B requires a standard 60 -foot buffer
according to the current City of Edmond's critical area regulations. This 60 -foot
buffer does not encroach into the subject property.
Jake Lyon
October 26, 2016
Page 2
Northwest Depression
During the site reconnaissance, a small depression was observed near the northwest
corner of the property. This depression appears to have been historically disturbed
through grading associated with construction of the berm/old road that traverses the
west property line. Vegetation in the depression consisted of a mix of more mesic
species such as red elderberry (Sambucus racemosa), trailing blackberry, and bracken
fern (Pteridium aquilinum) and only marginally hydrophytic species such as
salmonberry (Rubus spectabilis) and lady fern (Athyrium filix-femina) that are also
commonly found in uplands.
Soil profiles throughout the bottom of the depression were heavily disturbed and only
marginally hydric in places. Since no saturation or evidence of wetland hydrology was
observed following a month of precipitation that is well above average, it appears likely
that the soils are indicative of historic movement during grading. The non -wetland
determination associated with the depression is further corroborated by: 1) the fact that
the area is located along the eastern border of the school property and was not
identified as a wetland by Shannon & Wilson during their study and 2) Wetland B on
the school property was completely inundated at the time of the October 25th site
review while soils within the depression on the subject property were not saturated.
If you have any questions regarding the reconnaissance, please give me a call.
Sincerely,
ALTMANN OLIVER ASSOCIATES, LLC
John Altmann
Ecologist