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CRA20150016 checklist.pdf,Ile. IS9V CITY OF EDMONDS 121 5`h Avenue North, Edmonds WA 98020 Phone: 425.771.0220 ® Fax: 425.771.0221 ® Web: www.cdm oNtaBmva l,"aov DEVELOPMENT SERVICES DEPARTMENT ® PLANNING DIVISION Critical Areas [�Ieclormaissance 1�,'�epor­t Critical Arc.os File 0°Vrrrr ber 1)eterro"rincrticon .Site t rocotic:on I crx Account lVurriber Property Owner 11pplicont_ Crit icrrl Areas Pr esen I Site Description CRA20150016 Study Required 73171 -oke Ballinger 00488800702700 Ph ong l.elC'lear VWon Homes e Gc bb(.:rrC Architects Planners Z Geologically olcogically l azardOUS,4reos Erosion 1-lozorcl , rrMos 121 Wetlonclpo ED Fish & i✓1/Yldlife 11cibital (.. onservatirori Areas Z Frequently Flooded Areas During review and inspection of the subject site, it was found that the site may contain (or be adjacent to) critical areas, including a Fish and Wildlife Habitat Conservation Area, Wetland, Frequently Flooded Areas and Geologically Hazardous Areas (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. Cited sections of the Edmonds Community Development Code (ECDC) can be found on the City of Edmonds website at www,eduo�to dswa,,g_gy. Activities Allowed 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). However, it is much more likely that an alteration to a critical area or buffer will require some form of City oversight and approval. According to ECDC 23.40.320: "Alteration" means any human -induced action which changes the existing conditions of a critical area or its buffer. Alterations include, but are not limited to: grading, grading; filling; dredging; draining, channelizing; cutting, pruning, limbing or topping, clearing, relocating or removing vegetation; applying herbicides or pesticides or any hazardous or toxic substance; discharging pollutants; paving, construction, application of gravel; modifying for surface water management purposes; or any other human activity that changes the existing landforms, vegetation, hydrology, wildlife or wildlife habitat value of critical areas. if you have any questions about whether your proposed development qualifies as an allowed or exempt activity, please contact a Planner. General Report ReqUii"&r''nei'i ts 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. Wieflarids The site investigation has shown that the site contains a wetland. Wetlands are areas inundated or saturated by ground or surface water that support, under normal circumstances, vegetation adapted for life in saturated soil. Wetlands are generally rated according to their size, condition, function, and vegetation types into four (4) different categories described in ECDC 23.50.010 and by use of the "City of Edmonds Wetland Field Data Form" by the critical areas consultant. Buffer widths for wetlands vary depending on the category of the wetland as listed in ECDC 23.50.040.F. In addition to the general requirements for Critical Areas reports referenced above, there are specific Critical Areas report requirements for wetlands that are provided in ECDC 23.50.030. Note for Lake Ballinger: See ECDC 23.50.010 regarding delineating wetlands around Lake Ballinger. Provisions for protection of Lake Ballinger shorelines not meeting criteria for jurisdictional wetlands are provided in the City of Edmonds Shoreline Master Program, which requires a 35 -foot setback from the Ordinary High Water Mark. Development proposals that encroach into wetlands or their buffers or building setbacks may be allowed through the approval of certain processes. The width of a wetland buffer may be reduced through buffer enhancement if the criteria described in ECDC 23.50.040.F.3 can be met. 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 ECDC 23.50.040.F.4. The maximum amount that the buffer width can be reduced at any single location through buffer averaging is 50%. Development proposals that proposed 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. Any time a development proposal requires an alteration to a wetland, a mitigation plan is required as part of the Critical Areas report. In addition to the General Mitigation requirements referenced above, mitigation requirements specific to wetlands are provided in ECDC 23.50.050. Note that there are specific performance standards for the subdivision of lands in wetlands and wetland buffers. These are listed in ECDC 23.50.060. It appears that this property contains portions of the property that are considered Frequently Flooded Areas. Frequently Flooded Areas are those areas identified on FEMA Flood Insurance Rate Maps as areas of special flood hazard, which include those lands in the floodplain subject to a one percent or greater chance of flooding in any given year. Frequently Flooded Areas are further defined in ECDC 23.70.010.A and B. In addition to the general requirements for Critical Areas reports referenced above, specific Critical Area report requirements for Frequently Flooded Areas are provided in ECDC 23.70.020. Development is restricted within Frequently Flooded Areas. Development standards and provisions for protection of frequently flooded areas are provided as applicable to areas of special flood hazard in the current editions of the International Residential Code and the International Building Code (ECDC 23.70.040). Conformance with the provisions for flood hazard reduction of the current editions of the International Residential Code and International Building Code shall constitute conformance with ECDC 23.40.050, Protection of critical areas, per the mandates of the Washington Growth Management Act and the purposes and objectives of the Environmentally Critical Areas Ordinance. The area along the southern property boundary is identified as an Erosion Hazard Area due to the relatively steep slope from Lake Ballinger Way to the existing house. 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. The site is located on the southern end of Lake Ballinger. Lake Ballinger is considered a Fish&Wildlife Habitat Conservation Area in accordance with ECDC 23.90. Although the associated wetlands on the banks of the lake have buffers as discussed above, specific provisions for the protection of Lake Ballinger shorelines not meeting criteria for jurisdictional wetlands are provided in the city of Edmonds shoreline master program, ECDC 23.10. Deterrnlnatiu"i: StL idy ReqLlired 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 Signature March 12, 2015 Date