Loading...
CRA20150091 determination and map.pdf.rt)C' 189., CITY OF EDMONDS 121 51h Avenue North, Edmonds WA 98020 Phone: 425.771.0220 * Fax: 425.771.0221 * Web: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT * PLANNING D .I.m..._O�..�_w IVISION Critical Areas Reconnaissance Report Critical Areas File Number Site Location Tax Account Number Property Owner Applicant Critical Areas Present Site Description CRA20150091 1600775 th Place West, Edmonds 00513105800400 Lynn Nguyen John Trang Q Streams Q Geologically Hazardous Areas Q Erosion Hazard Areas Q Landslide Hazard Areas (ESHLA) During review and inspection of the subject site, it was found that the site may contain or be adjacent to critical areas, including a possible Stream and Geologically Hazardous Areas (Erosion Hazard Area or Landslide Hazard Area), pursuant to Chapters 23.40, 23.80 and 23.90 of the Edmonds Community Development Code (ECDC). The subject parcel is located within the mapped North Edmonds Earth Subsidence and Landslide Hazard Area (ESHLA). The associated LiDAR map indicates that the parcel slopes gradually downward from east to west at a grade of between 15% and 20%. Soils throughout the site are identified as Alderwood Gravelly sandy loams (15% - 25% slope). As a result, the slopes in excess of 15% are classified as a potential erosion hazards. A narrow water feature runs east -west across the parcel to the north, approximately 25 feet from the northern parcel boundary of the subject site. It is unknown whether this is regulated stream; a report from a qualified biologist would be required to make that determination. 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. tA— Mike Clugston, AICP, Associate Planner �0 m� September 1, 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 drrion mm wa�.gp . 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 'be reduced through buffer, enhan ernent 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. Erosion Hazard Areas 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 Page 12 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 similar qualified professional. Report requirements and development standards for alterations within erosion hazard areas are found in ECDC 23.80.050 through 23.80.070. Landslide Hazard Areas Development is restricted but not prohibited within Landslide Hazard Areas and their associated buffers. There are standard required buffers and setbacks from landslide hazard areas (per ECDC 23.80.070 and ECDC 23.40.280); however, these buffers and setbacks may be reduced or eliminated 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. 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 Arca reports are p ost o, manly ubmitted hen applying fora building permit or'l 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: Page 13 "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 14 "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 16007 75th Place W CRA20150091 2012 Aerial Photo 1 inch = 50 feet #P20 City of Edmonds Development Services Department Planning Division Phone: 425.771.0220 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 #: �! Critical Areas Checklist Fee: $166.00 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 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 die, 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 on the behalf of the owner as listed below. ��� a,,,,d - SIGNATURE OF APPLICANT/AGENT DATE �KProperty Owner's r s Aut riz ation application,, e ct land use e , r the subject fo s eraf to a l J_ 1?p the.al�oyo_pp................g . ....�pp..` ... , ... and grant my permission for the public officials and the staff of the City of Edmonds to enter the subject property fox the ......... purposes of inspection and posting attendant to this application. �C SIGNATURE OF OWNER_ �( Owner/Applicant: N Name 116 661 Street Address be City State _ Zip Telephone: Email address: Revised on 12/18/12 O � � /� ATE )( Applicant Representative: Name Street Address City� Iv °c_ State 14� Zip q el 5--s- 2 S-2 e o ton Email Address: OPT P20 - Critical Areas Checklist Page 1 of 2 #P20 CA File No: CV,0,tmr0000 Critical Areas Checklist Site Information (soils/topography/hydrology/vegetation) Site Address/ Location: 0 2UZ� Property Tax Account Number: Approximate Site Size (acres or square feet): Is this site currently developed? Ayes; no. If yes; how is site developed? Describe the general site topography. Check a 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). 1. 2. 3. 4. 5. 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:11 OJ4 ; Approx. Depth: 7. Site contains areas of seasonal standing water: no" -e— Approx.'Depth: , What season(s) of the year? 8. Site is in the floodway floodplain of a water course. 9. Site contains a creek or an area where water flows across the grounds surface?s are year-round? TIMM arelsez on i : ( at,.tbue of -year?"', ) 10. Site is primarily: forested ; meadow shrubs ; mixed urban landscaped (lawn, shrubs etc) 11. Obvious wetland is present on site: For City Staff Use Only 1. Plan Check Number, if applicable? 2. Site is Zoned? Z� 3. SCS mapped soil type(s)? r : wv o.. 14. Critical Areas inve tory or C.A. map indicates Critical Area on site? "S 5. Site within designated earth subsidence landslide hazard area? (=� HL,415 �T 9"' SITE DETERMINATION 11� STUDY REQUIRED 3eviewed bv: A ' Date: WAIVER Revised on 12/18112 P20 - Critical Areas Checklist Page 2 of 2