CRA20120028 determination.pdf'Iro. 1 S9I
1215 1h Avenue North, Edmonds WA 98020
Phone: 425.771.0220 e Fax: 425.771.0221 o Web: rww.f���ru� >u�c�.sw :)v
DEVELOPMENT SERVICES DEPARTMENT ® PLANNING DIVISION
Critical Area Reconnaissance ,u
Critical Areas bile )Vurralwr
Deterrninotion
.Site Locotioa
1.u)c,4c:c;crunt Number
Property Owner
Applicant
Critical Areas Present
Site Description
Study Required
07 yc°, Avenue S
00484500700101
Curol Jr.au C"lraudler
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1_0 Erosion Hazard
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During review and inspection of the subject site, it was found that the site may contain (or be adjacent to) critical
areas, including Geologically Hazardous Areas (Erosion Hazard Area) and a stream, pursuant to Chapters 23.40,
23.80, and 23.90 of the Edmonds Community Development Code (ECDC). Cited sections of the Code can be found
on the City of Edmonds website at
The associated LiDAR map indicates that the parcel slopes gradually east -west toward 7th Avenue. Soils on the
property are identified as Alderwood Urban land complex (8% - 15% slope). As a result, the portions of the parcel
with slopes in excess of 15% are classified as potential erosion hazards.
A portion of a headwater tributary to Shellabarger Creek is located on the subject property. The stream is open as
it flows east -west across the eastern half of the parcel and is then culverted on the western half of the parcel.
According to a December 13, 2011 study completed by Landau Associates, the stream is a type Np (Non -fish
bearing perennial) stream. A copy of the Project Area Map associated with the Landau study is attached.
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.
w n H a, za rd Area s
Erosion Hazard areas include Alderwood and Everett series soils on slopes of 15 percent or greater, among others.
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.
S t re
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
Page I z
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.
nation:Determl Study ww ire
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
42.5.771.0220 if and when you have a specific development proposal for this site in order to discuss the various
permits that will be required.
Mike Clugston, Associate Planner
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Name, Title
May 17, 2012
Signature _// Date
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