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20081120110142.pdfCITY OF EDMONDS CRITICAL AREAS RECONNAISSANCE REPORT Site Location: 18416 High Street Tax Acct. Number: 00565600100200 Determination: Study Required Determination #: CRA -2008-0119 Applicant: Geoffrey McMahon Owner: Geoffrey McMahon CRITICAL AREAS RECONNAISSANCE REPORT: STUDY REQUIRED During review and inspection of the subject site, it was found that the site contains and/or is adjacent to critical areas, including Geologically Hazardous Areas and Fish and Wildlife Conservation Areas, pursuant to Chapters 23.40, 23.80 and 23.90 of the Edmonds Community Development Code (ECDC). The eastern portion of the parcel is fairly level but the western portion of the property near the property boundaries slopes off in the westerly direction at more than 40% according to the City's LIDAR data. This qualifies the slope as an erosion hazard and portions toward the southwest corner of the parcel as a possible landslide hazard. The parcel is also in an identified Bald Eagle habitat area. This study applies to the entire subject parcel. Depending on the location and type of your particular project relative to the identified critical areas, certain studies and reports may be required. ALLOWED ACTIVITIES AND EXEMPT DEVELOPMENT 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). If you have any questions about whether your proposed development qualifies as an allowed or exempt activity, please contact a Planner for more information. 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 to submit the entire study with your specific development application. • Please review the minimum report requirements for all types of Critical Areas that 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 there is 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: Those areas with Alderwood and Everett series soils on slopes of 15 percent or greater. • Any area with slopes of 15 percent or greater and impermeable soils interbedded with granular soils and springs or ground water seepage. • Areas with significant visible evidence of ground water seepage, and which also include existing landslide deposits regardless of slope. DEVELOPMENT PROPOSALS ASSOCIATED WITH EROSION HAZARD AREAS Development within an Erosion Hazard Area must meet additional criteria. • For erosion hazard areas with suitable slope stability, the only critical area study needed is an erosion and sediment control plan prepared in compliance with the requirements set forth in Chapter 18.30 ECDC as part of the construction documents. This option is at the director's discretion, per Edmonds Community Development Code section 20.80.050.G. • In areas where the slope stability is not suitable, projects within Erosion Hazard Areas will require a report by a licensed Geotechnical Engineer or other qualified professional. Note that it is important for the report to be prepared by a qualified professional as defined in the ordinance. • Report requirements are given in ECDC 23.80.050, and more generally in ECDC 23.40.090.D, • Development standards are given in ECDC 23.80.060 and 23.80.070. 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 in ECDC 23.80.060. 2 • 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 Your parcel is within 800 feet of an active and/or recent eagle nest site. According to ECDC 23.90.040.3, "Bald eagle habitat shall be protected pursuant to the Washington State bald eagle protection rules (WAC 232-12-292). Whenever activities are proposed within 800 feet of a verified nest territory or communal roost, a habitat management plan shall be developed by a qualified professional. The director shall verify the location of eagle management areas for each proposed activity. Approval of the activity shall not occur prior to approval of the habitat management plan by the Washington Department of Fish and Wildlife." DEVELOPMENT PROPOSALS ON A SITE WITH WILDLIFE HABITAT The applicant must show written evidence of compliance with the requirements of the Washington State Department of Fish and Wildlife prior to or with the submittal of any building permits or other development permits for this site. The contact at the Department of Fish & Wildlife is: Jay Shepard Threatened and Endangered Species Biologist Washington Department of Fish and Wildlife 16018 Mill Creek Blvd. Mill Creek, WA 98012 425.379.2301 eagle4@dfw.wa.gov Mr. Shepard will need to see a site plan showing the proposed action, and a tree cutting plan, if applicable. Depending on the particular project, SEPA may be required with building permit submittal at the discretion of the Washington State Departrrient of Fish anoWildlife or the City of Edmonds. Name Signature' --J 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.