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CRA20160023 determination.pdf,arc. 199 CITY OF EDMONDS 1215 th Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edrriondswa.gov 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 CRA20160023 2110088 th Place West, Edmonds 00373600500506 Darrin Mock Same 0 Geologically Hazardous Areas Q Erosion Hazard Areas Q Landslide Hazard Areas 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 (Erosion Hazard Area or Landslide Hazard Area), pursuant to Chapters 23.40 and 23.80 of the Edmonds Community Development Code (ECDC). The associated LiDAR map shows a large steep slope falling away from the home site at grades ranging between approximately 30% and 50%. 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 hazard and the slope that exceeds 40% is a potential landslide hazard area. 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; Name, Title Signature March 17, 2016 Date Cited sections of the Edmonds Community Development Code (ECDC) can be found on the City of Edmonds website at www.edmondswa.gov. Landslide Hazard Areas There is a 50 foot standard buffer (plus 15 foot building setback) from the edge of a potential landslide hazard area per ECDC 23.80.070 and ECDC 23.40.280. However, the buffer and setback may be reduced or eliminated through submittal 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. 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 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. 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 12 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 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. Page 13 "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 21100 88th Place W CRA20160023 2012 Aerial Photo 1 inch = 100 feet #P20 CA File No: C'.V'CI D%,C E3 Critical Areas Checklist Site Information (soils/topography/hydrology/vegetation) 1. Site Address/ Location: 2. 3. 4. 5. 6. 7, 8, 9.; 10. 11. Property Tax Account N Approximate Site Size (acres or square feet): ?6 Ae—, Rc Is this site currently developed? )�_ yes; no. If yes; how is site developed? i!_b 1 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): Site contains areas of year-round standing water: %J b ; Approx. Depth: Site contains areas of seasonal standing water: ; Approx. Depth: What season(s) of the year? Site is in the floodway I 6 floodplain of a water course. , Flows are seasonal? (What time of year? Site contai are year-round? creek or an area where water flows across the rounds surface. Flows )N Site is primarily: forested J meadow shrubs ; mixed ; urban landscaped (lawn, shrubs etc) Obvious wetland is present on site: _( _._a_.. — ------ . ._ . ..... .- _ -- For City Staff Use 1. Plan Check Number, if awlical l ? 2. Site is Zoned? " 3. SCS mapped sof f type(s)? .,, ILVvu 0 . r, � 1 5 2 4. Critical AAreas jventory or C.A. map indicates Critical Area on site? _ 0 k ea .............. _. 11 5. Site within designated earth subsidence landslide hazard area? <<�r ( 11 SITE_ DETERMINATION Sokok__STUDY REQUIRED WAIVER Reviewed b Date: Revised on 12118112 P20 - Critical Areas Checklist Page 2 of 2 #P20 CVA acD /(e V 0(5-2,3 City Of Edmonds Date Received: , ri, 111:2 Development Services Department City Receipt #:� Planning Division Critical Areas File #: Phone: 425.771.0220 Critical Areas Checklist Fee: $155.00 Fax: 425.771.0221 Date Mailed to Applicant: 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). 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 tie is application on 181 behalf of the owner as listed below, rr (f-- SIGNATURE OF APPLICANT/AGENT DATE 2-5-1l S - ( (IV 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 posting ato ' iaant;to this aDplicoon, SIGNATURE OF OWNER DATE �5 -I J - I Owner/Applicant: Applicant Representative: 1� J ko Ck —,,4\ AA � Name '' Name Street Address Street Address City State Zip City State Zip Telephone: d'00n ��� ���'� Telephone: Email address: Email Address: Revised on 12/18/12 P20 - Critical Areas Checklist Page 1 of 2