06-086_710-BrookmereDr.pdf
CITY OF EDMONDS
CRITICAL AREAS RECONNAISSANCE REPORT
Site Location:Tax Acct. Number:
710 Brookmere Drive 00397600001300
Determination:Determination #:
Study Required CRA-2006-0086
Applicant:Owner:
Betty Torrell T.G. Christopher
CRITICAL AREAS RECONNAISSANCE REPORT:STUDY REQUIRED (CRA-2006-0086)
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, and Erosion Hazard Area, pursuant to Chapter 23.40 of the Edmonds
Community Development Code (ECDC). The LIDAR map indicates erosion potential (approximate 30
percent slope) along the stream bank. The stream (Perrinville Creek) was observed flowing around the
east and south sides of the property (see attached map).
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.
STUDY REQUIREMENT – EROSION HAZARD AREA
It appears that this property contains or is adjacent to an Erosion Hazard Area.
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.
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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.
Development standards are given in ECDC 23.80.060 and 23.80.070.
REPORT REQUIREMENTS – STREAMS
Perrinville Creek or its tributary is on or near the subject property.
Streams are areas where surface waters produce a defined channel or bed which demonstrates clear
evidence of the passage of water. Streams need not contain water year-round.
Streams are regulated as types of Fish and Wildlife Habitat Conservation Areas.
Streams are classified according to whether or not they run year round and whether or not they
support fish populations according to the classification system listed in ECDC 23.90.010.A.1.
The minimum buffer widths for streams vary depending on the type of stream and are listed in ECDC
23.90.040.D.1.
In addition to the general requirements for Critical Areas reports referenced above, specific Critical
Areas report requirements for Fish and Wildlife Habitat Conservation Areas are provided in ECDC
23.90.020.A to C and additional technical information requirements for streams are listed in ECDC
23.90.020.D.
DEVELOPMENT PROPOSALS ON A SITE WITH A STREAM
Development proposals that encroach into streams or their buffers or building setbacks may be allowed
through the approval of certain processes.
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 a process called buffer averaging. The criteria applied to
buffer averaging are listed in 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 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.
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 July 3, 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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