2007-34_23708-104th_Burnstead.doc
CITY OF EDMONDS
CRITICAL AREAS RECONNAISSANCE REPORT
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Site Location:Tax Acct. Number:
23708 104 Avenue West 27033600303200
Determination: Determination #:
Study Required CRA-2007-34
Applicant:Owner:
The Blueline Group Burnstead Construction
Nicole Hernandez, PE Tiffany Brown
CRITICAL AREAS RECONNAISSANCE REPORT:STUDY REQUIRED (CRA-2007-34)
During review and inspection of the subject site, it was found that the site may contain or be
adjacent to critical areas, including a Fish and Wildlife Habitat Conservation Area and
Landslide Hazard Area, pursuant to Chapter 23.40 of the Edmonds Community Development
Code (ECDC).
Specifically, the LiDAR map indicates that there is a slope of approximately 54% in the NW
corner of the parcel that is adjacent to the north. Steep slopes (geologically hazardous areas
with slopes over 40%) have associated buffers. It is unknown at this time if the proposed
project will be impacted by the neighboring parcel’s slope and buffer. A geotechnical report
may be required to determine a buffer and/or to alter the slope.
Also, it appears that the same parcel to the north of the site (public land), contains a “fish and
wildlife habitat conservation area.” In this case there is no associated stream (so, no fish) but
the wildlife habitat conservation area designation means that the trees are encouraged to be
preserved. Because these trees are adjacent to this site, it is not likely that they will be
proposed to be removed with this project, so no impact is anticipated.
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.
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STUDY REQUIREMENT – LANDSLIDE HAZARD AREA
It appears that this property contains or is adjacent to a Landslide Hazard Area.
A Landslide Hazard Area is any area with a slope of forty percent (40%) or steeper and
with a vertical relief of ten (10) or more feet (except areas composed of consolidated
bedrock).
Landslide Hazard Areas are further defined and illustrated in ECDC 23.80.020.B.
In addition to the general requirements for Critical Areas reports referenced above, specific
Critical Area report requirements for Landslide Hazard Areas are provided in ECDC
23.80.050.
DEVELOPMENT PROPOSALS ASSOCIATED WITH LANDSLIDE HAZARD AREAS
Development is restricted within a Landslide Hazard Area and its buffer.
Projects that will intrude into these areas will require a report by a licensed Geotechnical
Engineer.
The criteria that are applied depend on the amount that the buffer is reduced.
The buffer can be reduced to a minimum of ten (10) feet (with an additional 15’ building
setback per ECDC 23.40.280) if a report is prepared that meets the standards listed in
ECDC 23.80.050). The alteration must also meet the requirements listed ECDC 23.80.060.
In addition, proposals to reduce the buffer to less than ten (10) feet must comply with the
design standards listed in ECDC 23.80.070.A.3.
STUDY REQUIREMENT – FISH AND WILDLIFE HABITAT CONSERVATION AREAS
If the site is within a mapped fish and wildlife habitat conservation area, the City would like to
preserve as much of the native vegetation as possible.
This site does not appear to be located within the conservation area, it appears to be located
on the adjacent parcel to the north.
DEVELOPMENT PROPOSALS ON A SITE WITH FISH AND WILDLIFE HABITAT
CONSERVATION AREAS
The applicant must submit a clearing/tree cutting plan with any development permit. Tree
cutting and clearing of native vegetation shall be limited to the footprint of development.
However, because this parcel does not appear to contain a “conservation area,” a tree cutting
permit is not required at this time.
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 March 20, 2007
Name, Title Signature Date
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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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