CRA20120068_Kloke.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 NumberCRA20120068
DeterminationStudy Required
Site Location19402 89 th Place West, Edmonds
Tax Account Number00683800000500
Property OwnerDouglas Kloke
ApplicantMark Larson
Critical Areas PresentGeologically Hazardous Areas
Landslide Hazard Areas
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 a Stream (Fruitdale Creek) and Geologically Hazardous Areas (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 City of Edmonds
www.EdmondsWA.gov.
website at
The LiDAR map (inset right) indicates that there is
a steep slope on the north of the site that
extends through the tract to the north and west.
Fruitdale Creek is known to run through this
adjacent tract at the bottom of the ravine. The
front yard is flat as the steep slope begins in the
back yard. Soils on the property are identified as
Alderwood urban land complex (8-15%) which
does not qualify as an “erosion hazard area.”
However, because slopes exceed 40% (rise over
run) the site qualifies as a potential “landslide
hazard area.” Projects proposed further than 65’
from the top or toe of the slope (50’ buffer + 15’ setback from the critical area) may notrequire 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.
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
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
Fruitdale Creek or its tributary is on or near the subject property (it appears to run through the adjacent tract to
the north).
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
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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 Janicek, Associate Planner September 4, 2011
Name, Title Signature Date
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