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CRA19940162 UPDATED Seismic Hazard-Wetland-Stream.pdf,11C. 1Syv CITY OF EDMONDS 121 5`h Avenue North, Edmonds WA 98020 Phone: 425.771.0220 m Fax: 425.771.0221 ® Web NA/ -yv-w c--dn1oq(1sNV"a.g(-)v DEVELOPMENT SERVICES DEPARTMENT ® PLANNING DIVISION CriticalReport Critical Areas File Number Determination Site Location Previous lax Account Number Current Tax Account Number Property Owner Critical Areas Present CRA19940162 Study Required Current addresses include 305, 317, .345, 375, 445, 465, and 471 Admiral Way, Edmonds 23270341580005 27032300415800 Port of Edmonds 0 Geologically hazardous Areas 0 Seismic Hazard Area R1 Wetland Stream NOTE: THE ORIGINAL CRITICAL AREAS T, w , 1, E '011 , ►IARCEL OR, ! " 1994 M A THAT THE PROPERTY DIM NOT CONTAINR AREASA FROM THE REQUIREMENT w THE ORIGINAL G O . THE THRESHOLDS FOR CRITICALAREAS AND THEIR BUFFERS. IT WAS RECENTLY DETERMINED THAT THE PARCEL AND/OR k AREA, A STREAM. THEREFORE, THE ORIGINAL RECONNAISSANCE HAS BEEN CHANGED, AND THE CURRENT CRITICAL AREAS DETERMINATION FOR THE PROPERTY IS "STUDY REQUIRED" DUE TO THE PRESENCE OF A SEISMIC HAZARD AREA, WETLAND, AND STREAMON ADJACENT THE SUBJECT SITE. Site Description During recent review and inspection of the subject site, it was found that the site may contain (or be adjacent to) critical areas, including a Geologically Hazardous Area (Seismic Hazard Area), Wetland, and Stream pursuant to Chapters 23.40, 23.50, 23.80, and 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 w,rvv w,eed.mondsv,ra., L)y. The subject parcel isrelatively level, and soils onthe property are identified bvthe Soil Survey of Snohomish County Areas, Washington as#7O(Urban |and). However, the Washington State Department ofNatural Resources has mapped a"seismic hazard" area through the entire subject parcel. The parcel iaoutlined inyellow in the inset map tothe right, and the "seismic hazard" area is indicated with red hatching. Seismic Hazard Areas are subject tnthe critical areas requirements for geologically hazardous areas. The Edmonds Marsh (indicated in light blue inthe inset map tothe right), which is a Category 1 wetland, is located to the east of the subject site across the BNSF railroad tracks. Category I wetlands require a 200 -foot buffer. Therefore, the subject parcel is located within the minimum required wetland buffer from the Edmonds Marsh. Additionally, the southern portion of the subject parcel is located directly across the BNSF railroad tracks (approximately 90 to 100 feet) from Willow Creek (indicated in blue in the inset map above), which is a Type Fstream. Type Fstreams require a100'fontbuffer. The critical areas code also requires a1S-foot critical areas building setback measured from the boundary of the critical area buffer. Therefore, it appears that the southern portion of the subject parcel is located within the buffer and/or critical area building setback from Willow Creek. ��U0��.� ��~��~��~�~�� `�� N��U� Allowed Activities �� *�� Exempt Proposals n��"� �� `�� ^�`�wnw�� m�� Certain activities are allowed in or near critical area buffers as specified in ECDC 23.40.220. Simi|ady, certain development proposals may beexempt from Critical Areas requirements (ECDC2I4O.230). Pursuant to ECDC 23.80.040.13, the following activities are allowed within seismic hazard areas without the need for a critical area report: (1) construction of new buildings with less than 2,500 square feet of floor area or roof area, whichever is greater, and which are not residential structures or used as places of employment or public assembly; (2) additions to existing single -story residences that are 250 square feet orless; and (3) installation offences. /fyou have any questions about whether ymur development qualifies as an allowed or exempt activity, please contact a Plannerfor more information. m��q�~��s �� Report � �� Critical Areas Reports identify, classify and delineate any areas on or adjacent to the subject property that may qualify ascritical areas. They also assess these areas and identify any potential impacts resulting from your specific development proposal. |faspecific development proposal results inan alteration toa 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 ofCritical Areas which are listed in ECDC 23.40.090.D. There are additional report requirements for different types ofcritical areas (see be|ovv\. Note that itisimportant for the report to be prepared by a qualified professional as defined in the ordinance. There are options onhow 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 inECDC23.4O.110through 23.4U.14O. Seismic ei °��U�� Areas The subject parcel contains amapped Seismic Hazard Area. Seismic hazard areas are areas subject to severe risk of damage as a result of earthquake -induced ground shaking, slope failure, settlement, soil liquefaction, lateral spreading, or surface faulting. Settlement and soil liquefaction conditions occur in areas underlain by cohesionless, loose, or soft -saturated soils of low density, typically inassociation with ashallow ground water table. Development within aSeismic Hazard Area must meet additional criteria. w A report by a licensed Geotechnical Engineer is required for applicable projects within Seismic Hazard Areas. Note that it is important for the report to be prepared by a qualified professional asdefined inthe ordinance. 0 Geotechnical reports within Seismic Hazard Areas must address liquefaction. a Report requirements are provided in ECDC 23.80.050 and more generally in ECDC 23.40.09O.D. a Activities proposed to be located in seismic hazard areas shall meet the development standards of ECDC 23.80.060. Wetlands The subject parcel is located across the BNSF railroad tracks (approximately 90 to 100 feet) from the Edmonds Marsh, which is Category 1vvct|ond. Therefore, the site iswithin the minimum required wetland buffer from the Edmonds Marsh. Wetlands are areas inundated o/saturated bvground or surface water that support, under normal circumstances, vegetation adapted for life in saturated soil. � Wetlands are generally rated according totheir size, condition, function, and vegetation types into four (4) different categories described in ECDC 23.50.010 and by use of the "City of Edmonds Wetland Field Data Form" by the critical areas consultant. a Buffer widths for wetlands vary depending on the category of the wetland as listed in ECDC 2I50.040.F. � In addition tothe general requirements for Critical Areas reports referenced above, there are specific Critical Areas report requirements for wetlands that are provided in ECDC 23.50.030. Development proposals that encroach into wetlands or their buffers or building setbacks may be allowed through the approval of certain processes. 0 The width of a wetland buffer may be reduced through buffer enhancement if the criteria described in ECDC 23.50.040.F.3 can be met. The maximum amount that a buffer can be reduced through buffer enhancement is 50%. w Abuffer may also bemodified through aprocess called buffer averaging. The criteria applied to buffer averaging are listed inECDC2l50.O40.F.4. The maximum amount that the buffer width w Development proposals that proposed encroachments into buffers beyond what isallowed 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. w Any time a development proposal requires an alteration to a wetland, a mitigation plan is required aspart ofthe Critical Areas report. |naddition tnthe General Mitigation requirements referenced above, mitigation requirements specific to wetlands are provided in ECDC 23.50.050. NOTE: There are specific performance standards for the subdivision of lands in wetlands and wetland buffers. These are listed inE[DC23.58.O60. ° The southern portion of the subject parcel is located directly across the BNSF railroad tracks (approximately 90 to 100 feet) from Willow Creek, which is a Type F stream. Type Fstreams require a 100'fnntbuffe/. Additionally, the critical areas code requires a 15 -foot critical areas building setback measured from the boundary ofthe critical area buffer. Therefore, itappears that the southern portion of the subject parcel is located within the buffer and/or critical area building setback from Willow Creek. 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 ofFish and Wildlife Habitat Conservation Areas. Streams are classified according tnwhether or not they run year round and whether or not they support fish populations according to the classification system listed in ECDC 2390.010.A.1. The minimum buffer widths for streams vary depending on the type of stream and are listed in ECDC 23.90.040.D.I. 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 ECDC23.9O.02O.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%. Abuffer may also bemodified through oprocess called buffer averaging. The criteria applied tobuffer averaging are listed inZ3.90.040.D.2. The maximum amount that the buffer width can boreduced at any single location through buffer averaging isSO%. Development proposals that propose encroachments into buffers beyond what is allowed through the above methods require a Critical Areas Variance nraReasonable Use Exception. |fyou think that you have aproposal that may require one nf these processes, please contact aPlanner for more information. Determination: � � ° �~ Study �� ~� Required � ~ ^� �� U�� U��° �U �� UKU�� : ouxnnv��o��ou �� This review applies &mthe entire subject parcel. Depending on the location and project relative to the identified critical areas, certain studies and reports maybe required. Plemsecontact the Planning Division mt425.771.C22Q/fand when you have nspecific development prmposo/forthis site /norder todiscuss the various permits that will be required. Please note that tree removal onsites containing critical areas nvoyfrsirequire mtree cutting permit, and the illegal removal mftrees may result in penalties and steep fines (ECDC 18.45.070, ordinance #3828). Jen K4aohuQa,Associate Planner Name, Title 3' natu December 16,2O13