CRA20140097 determination and map.pdfP, -
1215 1h Avenue North, Edmonds WA 98020
Phone: 425.771.0220 ® Fax: 425.771.0221 ® Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT ® PLANNING DIVISION
Critical Areas Reconnaissance RepomA
Determination Study
Tax Account Number 00594400008401
Property Owner Almark Corporation
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 and a Fish and Wildlife Habitat
Conservation Area (Stream), pursuant to Chapters 23.40, 23.80 and 23.90 of the Edmonds
Community Development Code (ECDC).
Cited sections of the Edmonds Community Development Code (ECDC) can be found at:
http://www.codepublishin�.com/wa/edmonds/.
The associated LiDAR map indicates that there are steep slopes across the elongate, vacant lot.
On the northern portion of the lot where development would most reasonably occur, the land
slopes down to the west at 20% — 25%. Soils in this area are identified as Everett gravelly sand
loam (15% — 25% slope). As a result, the slope on the northern portion of the lot is considered
to be an erosion hazard area.
On the southern portion of the lot, which is connected by a narrow strip of land in excess of
200' long, the land slopes steeply down to the southwest to Perrinville Creek (slopes are in
excess of 70%). Perrinville Creek is a known anadromous fishing bearing stream but it is
unknown whether fish passage is possible at the subject site. Soils on the southern portion of
the lot are also identified as Everett gravelly sand loam (15 — 25% slope). As a result, the slope
in this area is considered to be a possible landslide hazard area.
While it is unlikely that development on the northern portion of the lot will impact the southern
critical areas, they are present on the lot and thus must be addressed in this determination.
Determination: Study Requirel
This review applies to the entire subject parcel. Depending on the location and project proposed
relative to the identified critical areas, certain studies and reports may be required. Please
contact the Planning Division at 425.771.0220 when you have a specific development proposal
for this site in order to discuss the various permits that will be required.
Allowed Activities %., Exempt
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 more likely that an alteration to a critical area or buffer will
require some form of City review 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.
If you have any questions about whether your proposed development qualifies as an
allowed or exempt activity, please contact the Planning Division.
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; 2) building overhangs, if such overhangs do not extend more than 30 inches
Page 12
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.
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
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.
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 other qualified professional. Report requirements and development
standards for alterations within erosion hazard areas are found in ECDC 23.80.050 through
23.80.070.
Development is restricted but not prohibited within Landslide Hazard Areas and their
associated buffers. There are standard required setbacks from landslide hazard areas (per
ECDC 23.80.070 and ECDC 23.40.280); however, these setbacks may be reduced or eliminated
Page 13
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.
According to ECDC 23.90.010.A, Perrinville Creek is a fish and wildlife habitat conservation area
and stream where anadromous fish are known to occur. Specific standards must be met for
development in such areas pursuant to ECDC 23.90.030 and 23.90.040. Special critical area
study requirements for projects in an FWHCA must be addressed in ECDC 23.90.020.
v_
Mike Clugston, Associate Planner, October 21, 2014
Name, Title
Signature 0 Date
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Critical Area Map2012 Aerial Photo
8040 Cyrus Place
IjI CRA20140097 1 inch = 150 feet
OV FesCity
of Edmonds
_
Development Services Department
Planning Division
Phone: 425.771.0220
Ino I o
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: it
City Receipt #:
CriticalAreas
Critical Areas Checklist Fee: N
Date Mailed to
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 f l'e this applicatipn,on the behalf of the owner as listed below.
SIGNATURE OF APPLICANT/AGENT
___,Zl /,
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 tine staff of the City of Edmonds to enter the subject property for the
purposes of inspection and postin " tendant to this application.
DATE-" /°° ll /,5"'
Owner /. pylieant:
Name,
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Street Address
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City State Zip
Applicant Repr-esentative.
Name
Street Address
City State Zip
Telephone, Telephone
Email Add
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Revised on 12/18/12 P20 - Critical Areas Checklist Page 1 of 2
HP20 CA File No:
Critical Areas Checklist
Site Information (soils/topography/hydrology/vegetation)
1. Site Address/ Location:
2. Property Tax Account Number: A
3. Approximate Site Size (acres or square feet):
4. Is this site currently developed? yes; _ no._
If yes; how is site developed?
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: Approx. Depth:
What season(s) of the year?
8. Site is in the floodway floodplain o a wa er course.
9. Site contains a creek or an area where water/flows across the grounds surface? Flows are year-round?
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:
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1.
2.
3.
El
Plan Check Number, if applicable?
Site is Zoned?
SCS mapped s
For City Staff Use Only
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Critical Areas inventory or C.A. map indicates Critical Area on site? LIA') y' An 6�1? Pt- a`i/l
5. Site within designated earth subsidence landslide hazard area?
RMTn'"'M
SITE DETERMINATION
STUDY REQUIRED WAIVER
6)
Revised an 12118112 P20 - Critical Areas Checklist Page 2 of 2