CRA-2014-0058 Recon Report.pdf'»m. \S9'
�� ��l� �
����m 'm x�'w, m�����m���nmv��
121 5"'Avenue North, Edmonds W/\9882O
Phone: 425.77l.O220,Fax: 425J7\.022l °lVob:vvp/"/.odnonndmpa.gov
DEVELOPMENT SERVICES DEPARTMENT ° PLANNING DIVISION
�"�~�°����� �������� ��������������°������»��� ����������
�������� ��n �=��~� ��������unn����~�~���on���� Repart
u ����n
���� �������"U�~����°����
���� ����_»��u �������ou
During review and inspection ofthe subject site, itwas found that the site may contain (or beadjacent to) critical
areas, including Geologically Hazardous Areas (Erosion Hazard Area and/or Landslide Hazard Area) and a Stream,
pursuant to Chapters 23.40 and 23.80 of the Edmonds Community Development Code (ECDC). Cited sections of
the Edmonds Community Development Code (ECDC) can be found on the City of Edmonds website at
Shel|abarge/Creek islocated at/near the eastern property line ofthe site, and the site slopes down steeply from
the east side ofthe house tothe creek. According toCity UDARdata, this slope drops from onelevation ofabout
116 feet at the eastern wall of the house to about 110-112 feet in the stream channel.
According to the US Natural Resources Conservation Service, soils on the site are Alderwood Urban land complex
(2-8percent slope) which may experience significant erosion. Due tothe steepness nfthe slope and the presence
of these soils, the site contains and/or is adjacent to a slope that is considered an Erosion Hazard Area (over
1Spercent u|ope).
A110wed ��t°v°t°es Exer�'i"'i�[,-xt
Certain activities are allowed inornear critical area buffers asspecified inECn[Z3/0.22U Similarly, certain
development proposals may be exempt from Critical Areas requirements (ECDC 23.40.230). Vyou have any
questions about whether your proposed development qualifies as an allowed or exempt activity, please contact
mPlaonerYormore information.
Critical Areas Reports identify, classify and delineate any areas onoradjacent tothe subject property that may
qualify oscritical 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 amitigation plan. You have the option nfcompleting 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 ofCritical Areas which are listed in ECDCZ9.40.09O.D. There are
additional report requirements for different types of critical areas (see below). Note that itisimportant for the
report to be prepared by a qualified professional as defined in the ordinance. There are options onhow 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.
E° KU
���U(") �� 2-1", 13 A r c��l c;
Kappears that this property contains and/or isadjacent Uz an Erosion Hazard Area. Geologically hazardous areas
include areas susceptible to erosion, land sliding, earthquake, or other geological events. They pose athreat 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.
Erosion Hazard areas include Alderwood and Everett series soils on slopes of 15 percent or greater, among others.
Landslide Hazard Areas are further defined inECDC23.8O.O20.A. |naddition tothe general requirements for
Critical Areas reports referenced abnve 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. Ato
minimum an erosion and sediment control plan prepared in compliance with the requirements in ECDC
Chapter 18.30 shall be required.
Development isrestricted wkhin 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 with 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. |nareas where
the slope stability is not suitable, projects within Erosion Hazard Areas will require a report by licensed
Geotechnical Engineer orother qualified professional. Note that itisimportant for the report tobeprepared bya
qualified professional as defined inthe ordinance. Report requirements are given in ECDC 23.80.050, and more
generally inE[DCZ3.4O.O9O.D. Development standards are given inECD[2l8O.OGOand Z3.8U.O7O.
��� ����� �� �
�)�n�_��onn~�
Shel|abaqgerCreek islocated generally atthe eastern property line ofthe subject property. 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.I. The minimum
buffer widths for streams vary depending on the type of stream and are listed in ECDC 23.90.040.D.I. 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 ECDC23.90.O2O.A toCand additional technical
information requirements for streams are listed in ECDCZ3.9O.OZ0.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 abuffer can bereduced through buffer enhancement is5OY&. Abuffer may also bemodified through a
process called buffer averaging. The criteria applied tobuffer averaging are listed in23.9O.O4O.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 o/aReasonable Use Exception. |fyou think that you have aproposal that may require one
ofthese processes, please contact aPlanner for more information.
Det��rr"u~ni",11t°����~ ��t0Ud Y e qKJ~8�ed
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 nt
425.771,0220 ifand when you have ospecific development pmposalforthis site inorder todiscuss the various
permits that will 6erequired. Please note that tree removal onsites containing critical areas may first require u
tree cutting permit, and the illegal removal mf trees may result /npenalties and steep fines /ECDC18.45.070,
ordinance #3828).
Kevin Garrett, A|CP,Planner
Name, Title
Signature
June 34,2O14