CRA20120029 description.pdfCITY OF EDMONDS
12151h Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
C. 1890
Critical Areas File Number
CRA20120029
Determination
Study Required
Site Location
1751376 th Ave. W
Tax Account Number
00513100014112
Property Owner
Hyun J. Kim
Applicant
Tom Bannister
Critical Areas Present
0 Geologically Hazardous Areas
Q Erosion Hazard Areas
0 Landslide Hazard Areas
Q Streams
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 Geologically Hazardous Areas (Erosion and/or Landslide Hazard Areas) and
a Stream, pursuant to Chapters 23.40, 23.80 and 23.90 of the Edmonds Community Development Code
(ECDC). Cited sections of the Edmonds Community Development Code can be found on the City of
Edmonds website at www.edmondswa.gov.
The associated LiDAR map indicates that the subject parcel slopes gently from east to west toward 76th
Avenue West. However, the parcel is located at the bottom of a steep slope immediately to the
northeast. This slope has a grade in excess of 50%. Soils throughout the property are identified as
Alderwood Gravelly sandy loam (15%- 25% slope). As a result, the slopes in excess of 15% are classified
as a potential erosion hazards and the portion that exceeds 40% is a potential landslide hazard area.
A narrow channelized water feature runs along the eastern bound of the property and then turns west
and runs along southern bound. Based on topography and current watershed maps, this feature is likely
a disturbed part of an original headwater tributary flowing from east -west known as Terrace Creek (or
Talbot Park Creek). The feature appears to discharge into a small wetland to the southwest of the
subject parcel and is then piped under 76th Avenue West. The associated photographs taken May 18,
2012 show a feature that is fairly overgrown and it appears that one or more stormwater drainage pipes
flow directly into it.
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.
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 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
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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.
m 0 e ral M V We �.
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 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
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
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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: StudT 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.
Mike Clugston, Associate Planner
Name, Title
Signatu
May 24, 2012
Date
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