CRA20110013_537-5thAveS.pdf
CITY OF EDMONDS
th
121 5Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
DEVELOPMENT SERVICESDEPARTMENT •PLANNING DIVISION
Critical Areas Reconnaissance Report
Critical Areas File NumberCRA20110013
DeterminationStudy Required
Site Location537 5 th Avenue South, Edmonds WA
Tax Account Number00477300000100
Property OwnerDon Brown
ApplicantBudget Tank Removal & Environmental Svcs.
Critical Areas PresentGeologically Hazardous Areas
Erosion Hazard Areas
Landslide Hazard Areas
Streams: Shellabarger Creek
Site Description
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 Geologically Hazardous Areas (Erosion Hazard Area and Landslide Hazard Area),
pursuant to Chapter 23.40 of the Edmonds Community Development Code (ECDC). 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. Cited sections of the Edmonds Community Development Code (ECDC) can be found on the
www.ci.edmonds.wa.us.
City of Edmonds website at
The LiDAR map (attached) indicates that there is a steep slope “landslide hazard area” (approximately 44%)
th
Avenue (32% slope) which
northeast of the site. The site is generally flat but then dips down west towards 5
qualifies as an “erosion hazard area.” Also, Shellabarger Creek runs northeast of the site along the bottom of the
landslide hazard area, but it appears to be roughly 45 feet from the property. Projects proposed further than 65’
from the top or toe of the steep slope (50’ buffer + 15’ setback from the critical area) may not require a
geotechnical report to address critical areas issues (of course, other departments may require a report to address
their codes).
Allowed Activities & Exempt 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 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 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.
Erosion Hazard Areas
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.
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. 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
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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.
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 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. 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.
Streams
Shellabarger Creekor its tributary is near the subject property–approximately 45 feet from the northeast
corner of the 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: Study Required
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).
Gina Coccia, Associate Planner March 7, 2011
Name, Title Signature Date
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