CRA-10-0085 Landslide-Erosion-Stream-Fish and Wildlife.pdfCITY OF EDMONDS
CRITICAL AREAS RECONNAISSANCE REPORT
Site Location: 16740 — 76" Ave. W Tax Acct. Numbers: 00693100001200
Determination: Study Required Determination #: CRA20100085
Owner: Neil Siecke Applicant: Bruce O'Neill mood
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 Landslide Hazard and Erosion Hazard Areas, a Stream, and a mapped Fish and
Wildlife Habitat Conservation Area, pursuant to Chapters 23.40 through 23.90 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.
STUDY REQUIREMENT — EROSION HAZARD AREA
It appears that this property contains and/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.
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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 and/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 23.80.020.6.
• 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.
REPORT REQUIREMENTS — STREAMS
It appears that the subject property contains and/or is adjacent to a stream.
• 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.
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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 and adjacent to 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.
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 Mach
Name
October 13. 2010
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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