Loading...
CRA2023-0101 DeterminationCITY OF EDMONDS 121 5ch Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa PLANNING & DEVELOPMENT DEPARTMENT • PLANNING DIVISION '17C. 1 g9\3 6/26/2023 J J\ TRICKLER-MCNULTY C R STEPHEN 1112 EXCELSIOR PL EDMONDS, WA 98020-2555 Subject: Critical Areas Determination (CRA2023-0101) Site Address: 1112 EXCELSIOR PL Dear Applicant/Owner, Please find the enclosed critical area determination for the Critical Areas Checklist you submitted to the City of Edmonds Planning Division. The critical area determination for your property is "STUDY REQUIRED." Note that this determination is a site -specific determination and not a project -specific determination. If the critical area determination is "CRITICAL AREA PRESENT," additional critical areas information or critical areas specific studies may be required for development or alteration of your property depending on the location of the activity. "WAIVER" means no further critical area review is required for development or alteration of your property. If you have any questions regarding this critical area determination, please contact the planner on duty at 425.771.0220. Regards, ROSE HAAS Planning Division Planning & Development Department Enc: Critical Area Determination CITY OF EDMONDS 121 5t" Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov PLANNING & DEVELOPMENT DEPARTMENT • PLANNING DIVISION 'nc. 1891i Critical Area Determination (CRA2023-0101) Based on a review and inspection of the subject site, staff has determined that one or more critical areas are located on or near the site. Critical areas are ecologically sensitive or hazardous areas that are protected in order to maintain their functions and values. Site Location 1112 EXCELSIOR PL Tax Account Number 00434600009104 Property Owner J J\ TRICKLER-MCNULTY C R STEPHEN Applicant JARED STEPHEN Critical Area(s) Present ❑ Wetlands (ECDC 23.50): NA ❑ Frequently Flooded Areas (ECDC 23.70): NA ❑ Geologically Hazardous Areas (ECDC 23.80) ❑ Erosion Hazard Areas: Yes ❑ Landslide Hazard Areas: Yes ❑ Seismic Hazard Areas: NA ❑ Fish & Wildlife Habitat Conservation Areas (ECDC 23.90) ❑ Mapped Fish & Wildlife Habitat: NA ❑ Streams: Yes Site DescriDtion The subject property is an approximate 17,424 square foot lot which contains multiple critical areas, including potential erosion hazards, landslide hazard areas and Northstream Creek. The parcel is also adjacent to severe erosion hazard areas, and landslide hazard areas on the east side of the property. The soils are classified as Alderwood Urban land complex, 8-15% slopes on the majority of the parcel and Alderwood-Everett Gravelly sandy loams 25-70 on a small portion of the northeast corner according to Snohomish County soils data. MAR data indicates that on across the entire parcel slopes are approximately 36%, with portions on the west boundary exceeding 40% grade and portions on the east at only approximately 25%. Slopes between 15-40% are considered erosion hazard areas, and slopes greater than 40% are considered Landslide Hazard Areas. MAR data also indicates there are slopes greater than 15% with mapped soil composition that are considered Severe Erosion Hazard Areas immediately adjacent to the site on the east side. According to the City's GIS information, Northstream Creek flows across the southern portion of the subject parcel. During inspection of the subject site, it was confirmed that the subject property steeply slopes downward from east to west, with increased grade near Northstream and the west property line. An approximate 15-foot rockery runs along the east property line between parcels, and an approximate 20- foot rockery runs along the west property line between parcels. The site visit also indicated Northstream on the south end of the property. Any land disturbing activity within 50 feet of the steep slopes will require a geotechnical report per requirements of ECDC 23.80, with specific reference to ECDC 23.80.060 and ECDC 23.80.070. Additionally, an Erosion and Sediment control plan compliant with chapter 18.30 ECDC may be required for development on sites containing erosion hazard areas, which would be reviewed as part of a building permit. Streams are considered critical areas pursuant to ECDC Chapter 23.90 and may require development buffer zones of 40ft - 150ft (ECDC 23.90.040(D)). Waterways that are confirmed to contain fish habitat by the Washington Department of Natural Resources are considered fish and wildlife habitat conservation areas within the City of Edmonds (ECDC 23.90.010(A)(1)(b)). A qualified professional will need to assess the area to determine the classifications of the potential stream and its associated fish and aquatic habitats. 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. Page 12 What is an `Alteration'? According to Section 23.40.005 of the Edmonds Community Development Code (ECDC): "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. Unpermitted alteration of a critical area or buffer (including tree trimming or topping, dumping yard waste, or application of pesticides or fertilizers) can lead to enforcement action and fines. Before undertaking any work, please contact the City to verify whether critical area studies and City review is necessary. ROSE HAAS Planner 6/26/2023 Name, Title Signature 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) Building permits — Earth Subsidence and Landslide Hazard Areas (ECDC 19.10) City of Edmonds GIS map tool with approximate location of critical areas: http://maps.edmondswa.gov Page 13 City of Y Edmonds CRA2023-0101 lit r Legend 1412 1951 : Creeks ❑ Seismic Hazard Areas Earth Subsidence and Landslide � r— L! Minimum Buffer Adjacent to Hat Wetlands N Wetlands Boundary '� O -- Wetland Boundaries Not Completel 19 520 Wetland Known Extents I j r , Floodplains ?� ® A ® AE ® VE 1 �■O f 0 � X �r Contour Lines 19 5 24 10 50100 4 ❑ Landslide Hazard Area 40% ❑ Severe Erosion Hazard 15%-40% ❑ Erosion Hazard Areas 15%-40% ArcSDE.GIS.STREET CENTERLINE: • — <all other values, 1 • 2 r 514 9;71;7;8 1324 Notes ;► 1112 Place 0 63.16 126.3 Feet 1,128 94.0 This map is a user generated static output from an Internet mapping site and is for Excelsior reference only. Data layers that appear on this map may or may not be accurate, WGS_1984_Web _Mercator _Auxiliary -Sphere current, or otherwise reliable. © City of Edmonds THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTION