The URL can be used to link to this page

CRA20100054_Study-Stream.pdf CITY OF EDMONDS th 121 5 Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION CRITICALAREASRECONNAISSANCEREPORT CRITICALAREASRECONNAISSANCEREPORT SiteLocation:21127ShellValleyRoad TaxAcct.Number:00373600500609 Determination:STUDYREQUIRED*FileNumber:CRA20100054 Owner:RobertF.Rinehart Applicant:Same BackgroundͶ BackgroundͶ Duringreviewandinspectionofthesubjectsite,itwasfoundthatthesitemaycontain(orbeadjacentto)critical areas,includinga Stream and GeologicallyHazardousAreas(ErosionHazardArea),pursuanttoChapter23.40of theEdmondsCommunityDevelopmentCode(ECDC).Geologicallyhazardousareasincludeareassusceptibleto erosion,landsliding,earthquake,orothergeologicalevents.Theyposeathreattothehealthandsafetyofcitizens whenincompatibledevelopmentissitedinareasofsignificanthazard.Suchincompatibledevelopmentmaynot onlyplaceitselfatrisk,butalsomayincreasethehazardtosurroundingdevelopmentanduse. TheLiDARmapindicatesthatthereisaslopeofapproximately33%ΛЋЏЋ͸ΉББ͸Μnortheastoftheproperty.Thissite isgenerallyflat,however,andliesatthebaseoftheslope.SoilsonthepropertyareidentifiedasAlderwood gravellysandyloamseries,whichclassifiesthesiteasapotentialerosionhazard. Thisneighborhoodishometothebeginningof ShellCreek,whichisidentifiedasananadromousfishbearing stream.However,thereisaknownfishbarrierinYostParktothewest,sonofishareknowntoexistpastthis point.Thecreekappearstobeditchedalongthesouthportionofthesiteandpipedunderthedriveway.There wasnowaterpresentinJune,sotheflowsareseasonal.Basedontheaboveobservations,thestreamadjacentto thispropertyshouldbeclassifiedas TYPENS(aseasonalnonfishhabitatstream)pursuanttoECDC 23.90.010.A.1.d.TYPENSstreamshavearequired ЋЎ͸buffer associatedwiththem,whichistheminimum standardbufferwidthprovidedinthecode.Cedarandbuttercupswereobservedneartheopenditch. Thisreviewappliestotheentiresubjectparcel.Dependingonthelocationandprojectproposedrelativetothe Thisreviewappliestotheentiresubjectparcel.Dependingonthelocationandprojectproposedrelativetothe identifiedcriticalareas,certainstudiesandreportsmayberequired.PleasecontactthePlanningDivisionat identifiedcriticalareas,certainstudiesandreportsmayberequired.PleasecontactthePlanningDivisionat 425.771.0220if/whenyouhaveaspecificdevelopmentproposalforthissitetodiscussthevariouspermitsthat 425.771.0220if/whenyouhaveaspecificdevelopmentproposalforthissitetodiscussthevariouspermitsthat willberequired. willberequired. AllowedActivitiesandExemptDevelopmentProposalsͶ AllowedActivitiesandExemptDevelopmentProposalsͶ CertainactivitiesareallowedinornearcriticalareabuffersasspecifiedinECDC23.40.220.Similarly,certain developmentproposalsmaybeexemptfromCriticalAreasrequirements(ECDC23.40.230).Ifyouhaveany questionsaboutwhetheryourproposeddevelopmentqualifiesasanallowedorexemptactivity,pleasecontacta Plannerformoreinformation. Page 1 of 3 GeneralCriticalAreasReportRequirementsͶ GeneralCriticalAreasReportRequirementsͶ CriticalAreasReportsidentify,classifyanddelineateanyareasonoradjacenttothesubjectpropertythatmay qualifyascriticalareas.Theyalsoassesstheseareasandidentifyanypotentialimpactsresultingfromyour specificdevelopmentproposal.Ifaspecificdevelopmentproposalresultsinanalterationtoacriticalareathe criticalareasreportwillalsocontainamitigationplan.Youhavetheoptionofcompletingtheportionofthestudy thatclassifiesanddelineatesthecriticalareasandwaitinguntilyouhaveaspecificdevelopmentproposalto completethestudy.Youmayalsochoosesubmittheentirestudywithyourspecificdevelopmentapplication. PleasereviewtheminimumreportrequirementsforalltypesofCriticalAreaswhicharelistedinECDC 23.40.090.D.Thereareadditionalreportrequirementsfordifferenttypesofcriticalareas(seebelow). Notethatitisimportantforthereporttobepreparedbyaqualifiedprofessionalasdefinedintheordinance. Thereareoptionsonhowtocompleteacriticalareasstudyandanapprovedlistofconsultantsthatyoumay choosefrom.YoumaycontactthePlanningDivisionformoreinformation. GeneralMitigationRequirementsforallCriticalAreasarediscussedinECDC23.40.110through23.40.140. StudyRequirementforErosionHazardAreasͶ StudyRequirementforErosionHazardAreasͶ ItappearsthatthispropertycontainsorisadjacenttoanErosionHazardArea. ErosionHazardareasincludeAlderwoodandEverettseriessoilsonslopesof15percentorgreater,among others. InadditiontothegeneralrequirementsforCriticalAreasreportsreferencedabove,specificCriticalArea reportrequirementsforErosionHazardAreas(whichareoneoftheGeologicallyHazardousAreas)are providedinECDC23.80.050. Notethat stableErosionHazardareasmayhavelimitedreportrequirements attheķźƩĻĭƷƚƩ͸ƭdiscretion.At aminimumanerosionandsedimentcontrolplanpreparedincompliancewiththerequirementsinECDC Chapter18.30shallberequired. DevelopmentProposalsAssociatedwithErosionHazardAreasͶ DevelopmentProposalsAssociatedwithErosionHazardAreasͶ DevelopmentisrestrictedwithinanErosionHazardAreaandmustmeetadditionalcriteria. Forerosionhazardareaswithsuitableslopestability,anerosionandsedimentcontrolplanpreparedin complianceECDC18.30willbeconsideredtomeettheCriticalAreasͻ{ƷǒķǤwĻƨǒźƩĻķͼdetermination.The determinationofͻƭǒźƷğĬƌĻslopeƭƷğĬźƌźƷǤͼwillbemadebyboththePlanningandEngineeringdivisionsofthe CityofEdmonds. Inareaswheretheslopestabilityisnotsuitable,projectswithinErosionHazardAreaswillrequireareportby alicensedGeotechnicalEngineerorotherqualifiedprofessional. Notethatitisimportantforthereporttobepreparedbyaqualifiedprofessionalasdefinedintheordinance. ReportrequirementsaregiveninECDC23.80.050,andmoregenerallyinECDC23.40.090.D DevelopmentstandardsaregiveninECDC23.80.060and23.80.070. Page 2 of 3 ReportRequirementsforStreamsͶ ReportRequirementsforStreamsͶ ShellCreekisonornearthesubjectproperty. Streamsareareaswheresurfacewatersproduceadefinedchannelorbedwhichdemonstratesclearevidence ofthepassageofwater.Streamsneednotcontainwateryearround. StreamsareregulatedastypesofFishandWildlifeHabitatConservationAreas. Streamsareclassifiedaccordingtowhetherornottheyrunyearroundandwhetherornottheysupportfish populationsaccordingtotheclassificationsystemlistedinECDC23.90.010.A.1. TheminimumbufferwidthsforstreamsvarydependingonthetypeofstreamandarelistedinECDC 23.90.040.D.1. InadditiontothegeneralrequirementsforCriticalAreasreportsreferencedabove,specificCriticalAreas reportrequirementsforFishandWildlifeHabitatConservationAreasareprovidedinECDC23.90.020.AtoC andadditionaltechnicalinformationrequirementsforstreamsarelistedinECDC23.90.020.D. DevelopmentProposalsNearStreamsͶ DevelopmentProposalsNearStreamsͶ Developmentproposalsthatencroachintostreamsortheirbuffersorbuildingsetbacksmaybeallowedthrough theapprovalofcertainprocesses. ThewidthofastreambuffermaybereducedthroughbufferenhancementifthroughthereviewofaStream BufferEnhancementPlanthatmeetsthespecificrequirementsreferencedinECDC23.90.040.D.2.The maximumamountthatabuffercanbereducedthroughbufferenhancementis50%. Abuffermayalsobemodifiedthroughaprocesscalledbufferaveraging.Thecriteriaappliedtobuffer averagingarelistedin23.90.040.D.2.Themaximumamountthatthebufferwidthcanbereducedatany singlelocationthroughbufferaveragingis50%. Developmentproposalsthatproposeencroachmentsintobuffersbeyondwhatisallowedthroughtheabove methodsrequireaCriticalAreasVarianceoraReasonableUseException.Ifyouthinkthatyouhavea proposalthatmayrequireoneoftheseprocesses,pleasecontactaPlannerformoreinformation. GinaCoccia,AssociatePlannerJune8,2010 Name,TitleSignatureDate /źƷĻķƭĻĭƷźƚƓƭƚŅƷŷĻ9ķƒƚƓķƭ/ƚƒƒǒƓźƷǤ5ĻǝĻƌƚƦƒĻƓƷ/ƚķĻΛ9/5/ΜĭğƓĬĻŅƚǒƓķƚƓƷŷĻ/źƷǤƚŅ9ķƒƚƓķƭǞĻĬƭźƷĻğƷǞǞǞ͵ĭź͵ĻķƒƚƓķƭ͵Ǟğ͵ǒƭ͵ Page 3 of 3