CA-07-0022 Landslide-Erosion-Stream-Wildlife Habitat.pdf
CITY OF EDMONDS
CRITICAL AREAS RECONNAISSANCE REPORT
Site Location:Tax Acct. Number:
19915 Maplewood Drive 00506200001500
Determination:Determination #:
Study Required CRA-2007-0022
Applicant:Owner:
Mike Parrent Michael Rusbashan
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, a Stream, and Fish and Wildlife
Habitat Conservation Areas pursuant to Chapters 23.40 of the Edmonds Community Development
Code (ECDC).
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.
REPORT REQUIREMENTS – STREAMS
A stream is located adjacent to the subject property, on the properties directly east of 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
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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 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.
STUDY REQUIREMENT – FISH AND WILDLIFE HABITAT CONSERVATION AREAS
Since the site is located within a mapped fish and wildlife habitat conservation area, the City would
like to preserve as much of the native vegetation as possible.
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.
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.
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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.
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.
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.
Jennifer Machuga, Planner February 9, 2007
Name 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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