HomeMy WebLinkAbout1993.02.04 - Phillips Addition Block 14eAdy
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February 4,
1993
Mr. Haran Howard
P.O. Box 91772
Seattle, WA 98109
Dear Mr. Howard,
On Wednesday January 27th, Lisa Palazzi (wetland & soils consultant
for the City), Randy Brackett (City Engineer), and I conducted a
site visit of Block 14, Philli s Addi The site is
approximately a in size and is north of Discovery Road
between Howard and Eddy Streets.
As you know, the field investigation, as per your Advance
Determination Application 49301 -05, is to determine whether there
are any environmentally sensitive features (ESA) on your property
which would require a sensitive area permit under Ordinance #k2319,
Environmentally Sensitive Areas.
Our site invests ajtiRRnn cats that a sin f t ' n of
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the parcel. Evidence of wetland indicator species
vegetation) are present on the site. (Wetland indicator species
suggest staurated soils but not necessarily the presence of a
wetland.) In addition, there are dying trees surrounding the
perimeter of the wetter portion of the site, which indicates the
presence of saturated soils. The northern half of the block tends
to be drier, where there are more healthy standing trees, and less
evidence of wetland indicator species.
Recent drainage inventories conducted by City engineering
consultants indicate that a critical drainage corridor exists to
the north of your parcel, between Howard and Rainier Streets. Our
field investigation suggests that it is likely that this critical
drainage corridor passes through a portion of Block 14 as described
above.
Under Ordinance #2319, a critical drainage corridor is defined as
an environmentally sensitive area and development within or
immediately adjacent to a critical drainage corridor would require
a Sensitive Area Permit. A critical drainage corridor is an area
which may require more restrictive regulation than City -wide
standards afford, in order to mitigate flooding, drainage, erosion
or sedimentation problems which have resulted or may result from
the cumulative impacts of development and urbanization.
Development applications proposed within critical drainage areas
are required to contain a Floodplain Report to establish that the
proposed development will not create a hazard to the property
involved, or to other properties located within the drainage area.
Mr. Haran Howard
February 4, 1993
Page 2
The Floodplain Report must be prepared by a registered civil
engineer or hydrologist. As part of the Floodplain Report the
applicant would be required to provide a certified survey of the
drainage corridor.
In addition, development in these areas would have to be consistent
with the requirements of Frequently Flooded Areas and Critical
Drainage Corridors, Section 19.05.090, of the ESA Ordinance.
These requirements may not apply if the applicant conclusively
demonstrates to the satisfaction of the Director that the critical
drainage corridor or buffers are not actually located on site.)
I believe that there are possible development options for the site.
It appears that some of the lots within Block 14 may be located
outside of the critical drainage corridor. (This is difficult to
conclude without a field marked survey of property boundaries.)
Please note, however, that any development will be required to
provide site specific setbacks from the drainage corridor necessary
to protect property both on -site and off -site.
In summary, a Sensitive Area Permit is required for development of
Block 14. Future development of the property will depend on the
actual location of the critical drainage corridor, as surveyed, and
specific development design and construction methods involved, and
the proximity to the drainage area.
If you are contemplating development, we encourage you to schedule
a pre - application conference to discuss the ESA application process
and any additional information that may be required.
I have included a copy of the ESA ordinance for your review.
Please do not hesitate to call if you have any questions.
Sincerely,
Dave Robison
Planner
CC: file
Lisa Palazzi, Pacific Rim Soil and Water
Michael Hildt, Planning Director
Randy Brackett, City Engineer