CA-08-0058 Erosion-Landslide-Eagle.pdf
CITY OF EDMONDS
CRITICAL AREAS RECONNAISSANCE REPORT
Site Location: 18401 Olympic View Drive Tax Acct. Number: 00565600100500
Determination: Study Required Determination #: CRA-2008-0058
Applicant: Ian Poll Owner: Elizabeth Poll
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 half of the parcel is fairly level but the western half slopes east-west at between 25%
and 50% according to the Citys 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
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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
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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
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through 23.40.140.
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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.
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Any area with slopes of 15 percent or greater and impermeable soils interbedded with
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granular soils and springs or ground water seepage.
Areas with significant visible evidence of ground water seepage, and which also include
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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
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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
directors 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
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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
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23.40.090.D.
Development standards are given in ECDC 23.80.060 and 23.80.070.
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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
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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.
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In addition to the general requirements for Critical Areas reports referenced above, specific
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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
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Engineer.
The criteria that are applied depend on the amount that the buffer is reduced.
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The buffer can be reduced to a minimum of ten (10) feet (with an additional 15 building
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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.
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In addition, proposals to reduce the buffer to less than ten (10) feet must comply with the
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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 Department of Fish and Wildlife or the City of
Edmonds.
Michael Clugston, Planner May 29, 2008
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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