CRA20150076 determination and map.pdfCITY OF EDMONDS
1215 1h Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 * Web: www.edmondswa
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
CRA20150076
17414 76th Avenue West, Edmonds
00378400000100
Dana & Donna Hough
Some
Q Streams
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).
The associated LiDAR map indicates that the subject site declines gently from east to west with
a slope of about 5%. Approximately 200 feet northeast of the parcel runs a portion of Outfall
Creek; this is within the 200' jurisdictional area of Outfall Creek but is outside the maximum
buffer and setback that could be applied to the Creek for any proposed development on the
subject parcel. However, approximately 40 feet southwest of the subject parcel runs a portion
of Terrace Creek. The buffers and setbacks for Terrace Creek could impact possible
development on the subject parcel and require mitigation.
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 p August 4, 2015
Name, Title
Signature
Date
Cited sections of the Edmonds Community Development Code (ECDC) can be found on
the City of Edmonds website at www.edr on sw y.
St re a s
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.
Page 12
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.
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
Critical Area Map 2012 Aerial Photo
17414 76th Ave. W
CRA20150076 1 inch = 100 feet
M'I
#P20
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City of Edmonds
Development Services Department
Planning Division
Phone: 425.771.0220
t— I ml 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: �.
City Receipt #:
Critical Areas File #: FOI '
Critical Areas Checklist Fee:
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 undersignedd applicant,
to release indemnify, and his/her/its heirs and assigns, in consideration on the processingof the application agrees
nify, defend and hold the Ci of Edmonds harmless from an 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, lils/h r/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 on the behalf oft c owner as listed below,
SIGNATURE OF APPLICANT/AGENT
� � HATE
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 'sting ; attendant to this application.
SIGNATURE OF OWNER
DATE
wner/Applic nt: Applicant x-epresentanve:
-- �
ame
_ . Name
Street Address
City State ° Zip
Street Address
City State Zip
Telephone: 'v2 - � °� a- 9 a,3 Tele hone
Email address: I o -r\ , � d u � o +^^0.�d - co #\ . Email Address:
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#P20 CA File No: � t So
Critical Areas Checklist
Site Information (soils/topography/hydrology/vegetation)
1. Site Address/ Location: j j L �' -�2 e-
2. Property Tax Account Number:" Q 1 '?
3. Approximate Site Size (acres or square feet): 1 r� t* ,w
4. Is this site currently developed? Zyes; no.
If yes; how is site developed? I k o L _S
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: N O ; Approx. Depth:
7. Site contains areas of seasonal standing water: Q O Approx. Depth:
What season(s) of the year?�'
8. Site is in the floodway UO a floodplain h ) a _ 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? (What time of year? )„
10. Site is primarily: forested ; meadow shrubs mixed
urban landscaped (lawn, shrubs etc) '(` �� c� �S Ca- i v\�
11. Obvious wetland is present on site:
--------- For City Staff Use Only----�_--------------------------
1. Plan Check Num t' if applicable?
2. Site is Zoned? _ ( Z
3. SCS mapped soil type(s)?4, 1Wei v �� : -
4. Critical Areas inve tory or C.A. map indicates Critical Area on site? 5 5 IL ft",,4ux"" ,
5. Site within designated earth subsidence landslide hazard area?
S qK- SITE DETERMINATION
STUDY REQUIRED WAIVER
Reviewed b m frti Date:
Revised on 12118112 P20 - Critical Areas Checklist Page 2 of 2