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CRA-2014-0054 Recon Report.pdfCITY�J�l� � ��' ��m��cv121 5"' Avenue North, Edmonds WA 98020 Phone: 42l77l.O220°Fax: 425.77L022| °Web: DEVELOPMENT SERVICES DEPARTMENT ° PLANNING DIVISION �� r��a.s ~ Critical Areas File Numbet CRA20240054 De/cn'ri/MQbo8 Stu(lu1?8quired Site Location 25911 14~t'/, N{ 7'axAcC0unt/Vuniber 00523,300003,201 Property[")N/ner I eroySouMde/s App//Cunt 1'ob/-tsDh/bCoyDpD3y—LjWreyTo6/Qson Cr/t/ca/,4yeQs Present 0 Geo/og/co//y//�w0(doWs Ar(?as @ErQ5k)ll tlozardAre(n 01.Qnclslicie/kizoni Areas 0Fish & Wfildlift., I labdo/Conservation Arms Site Descr=pt°ot"i During review and inspection ofthe subject site, itwas found that the site may contain (or beadjacent to) critical areas, including aFish and Wildlife Habitat Conservation Area, anEarth Subsidence and Landslide Hazard Area, and Geologically Hazardous Areas (Erosion Hazard Area orLandslide Hazard Area), pursuant to Chapters 23.40 thm2l9Oofthe Edmonds Community Development Code (ECDC). Cited sections ofthe Edmonds Community Development Code (E[DC)can befound wnthe City ofEdmonds website at . The site generally slopes steeply down from east towest, asdomost ofthe surrounding properties. The central portion of the site is relatively level, with steep slopes in the eastern and western portions of the site . According to City LiDAR data, the high point on the property is the northeast corner, with an elevation of about 162 feet. The low point isatthe southwest corner, with unelevation ofabout 94feet. The overall gradient across the site is about 25 percent; however, slopes in the eastern portion of the site and the adjoin property to the east are steeper, with gradients uptoo/inexcess of7O-75percent. According tqthe USNatural Resources Conservation Service, soils onthe site are from the A|derwnod-Eve/ettGravelly sandy loam series andA|dewvnod Gravelly loam series, which may experience significant erosion. Due tothe steepness ofthe slope and the presence of these soils, the site contains and/or isadjacent toslopes that are considered both an Erosion Hazard Area (over I6percent slope) and Landslide Hazard Area (over 4Opercent dope). The site is also mapped as within a Fish and Wildlife Conservation area and in an Earth Subsidence Hazard Area. 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. , jeneral e or R a 'u i re ro'ri e 1"' w 1 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. I x r1l ia,zlL, aµ E 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. (Vote 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. I -or erosion hazard areas with suitable slope stability, an erosion and sediment control plan prepared in compliance ECDC 18.30 will be considered tomeet 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. |nareas where the slope stability is not suitable, projects within Erosion Hazard Areas will require report by licensed Geotechnical Engineer o/other qualified professional. Note that itioimportant for the report tobeprepared byaqualified professional asdefined inthe ordinance. Report requirements are given inECDC23.8O.O5O,and more generally in ECDC23.4O.U9U.D. Development standards are given inECDCZ3.8U.OG0and 2I8U.U7O. (";-|La n d�N ~ dE! 1-1 a zca�d A �e a .(";- It appears that this site contains and/or is adjacent to a Lands tappeaothatLhbsiteoontainsand/orisudjucenttoaLands |ideHazard Area. Geologically hazardous areas include areas susceptible to erosion, land sliding, earthquake, orother geological events. They pose o threat tothe 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. Development is restricted within a Landslide Hazard Area and its buffer. Projects that will intrude into these areas will require report by licensed Geotechnical Engineer. Geologically hazardous areas include areas susceptible to erosion, land sliding, earthquake, or other geological events. The criteria that are applied depend unthe amount that the buffer isreduced. The buffer can bereduced too minimum of ten (10) feet (with an additional 15 -foot building setback per ECDC 23.40.280) if a report is prepared that meets the standards listed inECDC23.8O.05U. The alteration must also meet the requirements listed ECD[23.8U.O6O. 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. Risks associated with earth subsidence also pose a substantial hazard to life and property.Because this site b located in or near the North Edmonds Earth Subsidence and Landslide Hazard Area (Landau Associates, 2007), any development on this site will be required to comply with the provisions of ECDC Chapter 19.10. Fish �� ~Q~��J�~. Habitat �� ° �� U�� kN��8�� U�� 8��K�� rea.s Since the sight bwithin amapped eagle habitat area (or other regulated xpeces),this portion ofthe critical areas study requires you to contact the State Department of Fisheries and Wildlife. The Washington State Department of Fish and Wildlife has strict regulations for the development of properties within 800 feet of an active and/or recent eagle nest site. Therefore the approval of any building permits for this site shall be subject to the requirements ofthe State Department nfFish and Wildlife. The applicant must show written evidence of compliance with the requirements of the Washington State Department of Fish and Wildlife prior to or with the submittal of any building permits or other development permits for this site. Your contact atthe Department ofFish & Wildlife is: Jay Shepherd, Threatened and Endangered Species Biologist Washington Department of Fish and Wildlife 16O18Mill Creek Blvd. Mill Creek, WA 98012 Office: 425.379.2301 1 Fax: 425.379.2323 1 Email: Mr. Shepherd will need to see a site plan with proposed actions, and a tree cutting plan. Review under the State Environmental Policy Act (SEPA) may be required with a building permit submittal at the discretion of the Washington State Department ofFish and Wildlife orthe City ofEdmonds. Since the site is within a mapped fish and wildlife habitat conservation area, the City would like to preserve as much of the native vegetation as possible. The applicant must submit a clearing/tree cutting plan with any development permit. Tree cutting and clearing of native vegetation shall be limited to the footprint of development. Please note that a separate tree cutting permit may berequired, depending onthe scope ofwork. �� .� �� ° .� ��U��N��° ��&�� NUU�� _ �~ o u w w * n o �� n o ~ ~_ �� ~= � �� » n �� 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 berequired. Please contact the Planning Division ut 425.771.0220 ifand when you have ospecific development proposal for this site in order to discuss the various permits that w06erequired. Please note that tree removal onsites containing critical areas may first require o tree cutting permit, and the illegal removal of trees may result in penalties and steep fines (ECDC 18.45.070, ordinance #3828). Kevin Garrett, A|CP,P|anner �{l DD"( ' June 13,2O14 Name, Tide