06-072_717-Alder.doc
CITY OF EDMONDS
CRITICAL AREAS RECONNAISSANCE REPORT
Site Location:Tax Acct. Number:
Between 715 and 721 Alder 00434209002900
Determination: Determination #:
Study Required CA-2006-0072
Applicant:Owner:
AD Shapiro Architects Same?
CRITICAL AREAS RECONNAISSANCE REPORT:STUDY REQUIRED (CA-2006-0072)
During review and inspection of the subject site, it was found that the site may contain or be
adjacent to critical areas, including a Wetland and Erosion Hazard Area, pursuant to Chapter
23.40 of the Edmonds Community Development Code (ECDC). The LIDAR map indicates
erosion potential, as the site slopes down from east to west (approximate 23-percent slope).
Also, upon inspection, a possible creek or wetland runs across the back yard on the north side
of the property. Water flows down hill from east to west. There is a shallow channel that is
approximately three feet wide and is soggy - horsetails were observed.
GENERAL CRITICAL AREAS REPORT REQUIREMENTS
Critical Areas Reports identify, classify and delineate any 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 your specific development proposal. If a specific development
proposal results in an alteration to a critical area the critical areas report will also contain a
mitigation plan. You have the option of completing the portion of the study that classifies and
delineates the critical areas and waiting until you have a specific development proposal to
complete the study. You may also choose submit the entire study with your specific
development application.
Please review the minimum report requirements for all types of Critical Areas which are
listed in ECDC 23.40.090.D. There are additional report requirements for different 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. There are options on how to complete a critical areas study and an
approved list of consultants that you may choose from. You may contact the Planning
Division for more information.
General Mitigation Requirements for all Critical Areas are discussed in ECDC 23.40.110
through 23.40.140.
REPORT REQUIREMENTS – WETLANDS
The site investigation has shown that the site may contain a wetland. Wetlands are areas
inundated or saturated by ground or surface water that support, under normal circumstances,
vegetation adapted for life in saturated soil.
Wetlands are generally rated according to their size, condition, function, and vegetation
types into four (4) different categories described in ECDC 23.50.010 and by use of the
“City of Edmonds Wetland Field Data Form” by the critical areas consultant.
Buffer widths for wetlands vary depending on the category of the wetland as listed in
ECDC 23.50.040.F.
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In addition to the general requirements for Critical Areas reports referenced above, there
are specific Critical Areas report requirements for wetlands that are provided in ECDC
23.50.030.
DEVELOPMENT PROPOSALS ASSOCIATED WITH WETLANDS
Development proposals that encroach into wetlands or their buffers or building setbacks may
be allowed through the approval of certain processes.
The width of a wetland buffer may be reduced through buffer enhancement if the criteria
described in ECDC 23.50.040.F.3 can be met. The maximum amount that a buffer can be
reduced through buffer enhancement is 50%.
A buffer may also be modified through a process called buffer averaging. The criteria
applied to buffer averaging are listed in ECDC 23.50.040.F.4. The maximum amount that
the buffer width can be reduced at any single location through buffer averaging is 50%.
Development proposals that proposed encroachments into buffers beyond what is allowed
through the above methods require a Critical Areas Variance, or a Reasonable Use
Exception. If you think that you have a proposal that may require one of these processes,
please contact a Planner for more information.
Any time a development proposal requires an alteration to a wetland, a mitigation plan is
required as part of the Critical Areas report. In addition to the General Mitigation
requirements referenced above, mitigation requirements specific to wetlands are provided
in ECDC 23.50.050.
NOTE: There are specific performance standards for the subdivision of lands in wetlands
and wetland buffers. These are listed in ECDC 23.50.060.
STUDY REQUIREMENT – EROSION HAZARD AREA
It appears that this property contains or is adjacent to an Erosion Hazard Area. The LIDAR
map shows that there is an approximate 23-percent slope across the property.
Erosion Hazard areas include Alderwood and Everett series soils on slopes of 15 percent
or greater. among others.
Landslide Hazard Areas are further defined in ECDC 23.80.020.A.
In addition to the general requirements for Critical Areas reports referenced above, specific
Critical Area report requirements for Erosion Hazard Areas (which are one of the
Geologically Hazardous Areas) are provided in ECDC 23.80.050.
Note that Stable Erosion Hazard Areas may have limited report requirements at the
director’s discretion. At a minimum an erosion and sediment control plan prepared in
compliance with the requirements in ECDC Chapter 18.30 shall be required.
DEVELOPMENT PROPOSALS ASSOCIATED WITH EROSION HAZARD AREAS
Development is restricted within an Erosion Hazard Area.
Projects that will intrude into these areas will require a report by a licensed Geotechnical
Engineer or other qualified professional.
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Development standards are given in ECDC 23.80.060 and 23.80.070.
ALLOWED ACTIVITIES
Certain activities are allowed in or near critical area buffers as specified in ECDC 23.40.20. If
you have any questions about whether your proposed development qualifies as an allowed
activity, please contact a Planner for more information.
EXEMPT DEVELOPMENT PROPOSALS
Certain development proposals may be exempt from Critical Areas Requirements (ECDC
23.40.230). If you think that a specific development proposal may be exempt, contact a
Planner for more information.
Gina Coccia, Planner May 26, 2006
Name, Title Signature Date
NOTE: Cited sections of the Edmonds Community Development Code (ECDC) can be found
on the City of Edmonds website at www.ci.edmonds.wa.us.
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