CRA20150008 Checklist.pdf'0c� )sq»
CITY
/xu OF EDuONDS
121 5"' Avenue North. Edmonds WA9802U
Phone: 42l77l.O22O"Fax: 425.77L022]°Web:
DEVELOPMENT 8BBVlCE8 DEPARTMENT " PLANNING DIVISION
��r°t°caU Areas Report
CytiCo/Areas File Number
Determination
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CRA20150008
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During review and inspection ofthe subject site it was found that the site may contain (or beadjacent to)
critical areas, including Geologically Hazardous Areas (Erosion Hazard Areas and Landslide Hazard Areas),
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
Although the majority of the property is relatively level, the southern property boundary slopes downward
steeply toFnuhda|eCreek. This slope exceeds 4O%according toCity LiDARdata. Due tnthe degree ofthe
slope on and adjacent to the southern side of the site, it was found that the site contains slopes that are
steep enough to be considered both an Erosion Hazard Area (over 15% slopes) and a Landslide Hazard Area
Allowed
Activities & Exe�rnpt 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). /fyou have any
questions about whether your proposed development qualifies msonallowed urexempt activity, please
contact aPlanner for more information.
Critical areas reports identify, classify and delineate 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 specific
development proposals. If a specific development proposal results in an alteration to a critical area, the critical
areas report must contain a mitigation plan. General mitigation requirements for all critical areas are described in
ECDC 23.40.110 through 23.40.140.
Critical area reports are most commonly submitted when applying for a building permit or land use development
application (although they can be submitted at any time). The minimum requirements for all critical area reports
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. Please contact the Planning Division for more information.
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Development is regulated within Erosion Hazard Areas and must meet specific 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. Report requirements and development standards for alterations within
erosion hazard areas are found in ECDC 23.80.050 through 23.80.070.
Lancislide Fla, zard Areas
Development is restricted but not prohibited within Landslide Hazard Areas and their associated buffers. There
are standard required setbacks from landslide hazard areas (per ECDC 23.80.070 and ECDC 23.40.280); however,
these setbacks may be reduced or eliminated with the submission and City approval of a geotechnical report.
produced by a licensed geotechnical engineer. Specific report requirements for landslide hazard areas and design
criteria are found in ECDC 23.80.050 through 23.80.070.
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Fruitdale Creek is adjacent to the 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.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.
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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.
Sean Conrad, Associate Planner
Name, Title
February 17, 2015
Signature Date