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CRA-12-0083 Erosion-Stream.pdf121 5"' Avenue North, Edmonds WA 98020 Phone: 425.771.0220 ® Fax: 425.771.0221 ® Web ww ecfi7l,c r ds;ya � v DEVELOPMENT SERVICES DEPARTMENT ® PLANNING DIVISION Critical Areas Reconnaissance Report Critical Areas f=ile Number tc,rivinotion Site Location 7 -ox Account Nt.rrrrber Property Owner Applicant "ritical Areas Present Site n ww i, Study t?equirecl 73.9 Om Place, E(Yrr),o (Is, %1(J642.20 (00.0600 Dick & Shade O`Driscoll Joe 2'irr n'ier. .) Geologically l hvorr.Jous Areas 0 E'r°osion Hoz rr;l,rlreas Ed Streams During review and inspection of the subject site, it was found that the site may contain (or be adjacent to) critical areas, including a Stream and a Geologically Hazardous Area (Erosion Hazard Area), pursuant to Chapters 23.40 through 23.90 of the Edmonds Community Development Code (ECDC). Cited sections of the Edmonds Community Development Code (ECDC) can be found on the City of Edmonds website at vw!r;vw,ed_rrl_ondsw".j,: c1y. A stream is located near the western boundary of the subject site. The exact location of the western property line is unknown, so the stream may be located on and/or adjacent to the site. Additionally, the subject site slopes downwards gradually from east to west at an overall slope of approximately 24%, according to City LiDAR data. Since the overall slope exceeds 15%, it qualifies as an Erosion Hazard Area. A portion of the slope is supported by a rockery near the western side of the site; however, the rockery itself supports less than a 10 -foot change in elevation and does not qualify as a Landslide Hazard Area. Thus, the site contains and/or is adjacent to a Stream and an Erosion Hazard Area. Allowed ti ities & ExemptProposals 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 Reporte i re 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. It appears that this property contains or is adjacent to an Erosion Hazard Area. Geologically hazardous areas include areas susceptible to erosion, land sliding, earthquake, or other geological events. They pose a threat to the health and safety of citizens when incompatible development is sited in areas of significant hazard. Such incompatible development may not only place itself at risk, but also may increase the hazard to surrounding development and use. Erosion Hazard areas include Alderwood and Everett series soils on slopes of 15 percent or greater, among others. Landslide Hazard Areas are further defined in ECDC 23.80.020.A. In addition to the general requirements for Critical Areas reports referenced above, specific Critical Area report requirements for Erosion Hazard Areas (which are one of the Geologically Hazardous Areas) are provided in ECDC 23.80.050. Note that Stable Erosion Hazard Areas may have limited report requirements at the director's discretion. At a minimum, an erosion and sediment control plan prepared in compliance with the requirements in ECDC Chapter 18.30 shall be required. Development is restricted within an Erosion Hazard Area and must meet additional criteria. For erosion hazard areas with suitable slope stability, an erosion and sediment control plan prepared in compliance ECDC 18.30 will be considered to meet the Critical Areas "Study Required" determination. The determination of "suitable slope stability" will be made by both the Planning and Engineering divisions of the City of Edmonds. 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. Page d 2 Strearns A stream is located on or near the western side 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 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 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 if 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. Determination: ReqLflred This review applies to the entire subject parcel. Depending on the location and project proposed relative to the identified critical areas, certain studies and reports may be required. Please contact the Planning Division at 425.771.0220 if and when you have a specific development proposal for this site in order to discuss the various permits that will be required. Please note that tree removal on sites containing critical areas may first require a tree cutting permit, and the illegal removal of trees may result in penalties and steep fines (ECDC 18.45.070, ordinance #3828). Jen Machuga, Associate Planner Name, Title Signatu October 12, 2012 Date