CRA20110004 Critical Area Reconnaissance Report.pdfCITY OF EDMONDS
CRITICAL AREAS RECONNAISSANCE REPORT
Site Location:
1116 2nd Avenue South
Tax Acct. Number:
00762700000100
Determination:
Study Required
Determination #:
CRA20110004
Owner:
Michael Tippie
Applicant:
Same as owner
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, pursuant to Chapters 23.40, 23.80, and 23.90 of the
Edmonds Community Development Code (ECDC).
The subject property is located just south of State Route 104 on Avenue South. The terrain surrounding the
subject property generally slopes to the west. The site where the existing residence is located relatively
level before the slope drops off towards Willow Creek which is located near the western property boundary.
Willow Creek is a fish bearing stream with anadromous fish present in the lower reaches. According to the
City's LIDAR data, the slope drops off toward Willow Creek at approximately 53%. This qualifies the
slope as a possible landslide hazard. Soils on the property are identified as the Everett gravelly sandy loam
series, which given the slopes on the subject property, also classifies the site as a potential erosion hazard.
This review applies to the entire subject parcel. Depending on the location and type of project proposed
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 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 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.
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 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.B.
• 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
• 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.
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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. I -
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 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 the approval 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. If you think that you have a proposal that may
require one of these processes, plea
yse contact a Planner for more information.
G
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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