CRA20120063 determination.pdf0 v A
un CITY OF EDMONDS
121 5th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
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Critical Areas File Number
CRA20120063
Determination
Study Required
Site Location
533 Homeland Drive
Tax Account Number
00477300001501
Property Owner
Wes Dawson
Applicant
Celina Abercrombie (Hart Crowser)
Critical Areas Present
Q Geologically Hazardous Areas
Q Erosion Hazard Areas
121 Landslide Hazard Areas
Q Streams
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 is fairly level but a portion of
Shellabarger Creek runs near the western property line. Shellabarger is identified as an
anadromous fish bearing stream (Type F stream in ECDC 23.90.010.A) although it is unknown
whether there is fish access at the subject location. The creek has downcut a channel which
has banks with slopes in excess of 40% in some places. Soils throughout the property are
identified as Alderwood Urban land complex (2% - 8% 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.
Allowed •t Proposa
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.
iAN
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
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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.
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 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
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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.
leterm i nation: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.
Mike Clugston, Associate Planner
Name, Title
Signatu
August 22, 2012
Date
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