Lorian Woods.doc
CITY OF EDMONDS
CRITICAL AREAS RECONNAISSANCE REPORT
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Site Location:Tax Acct. Number:
16007 – 73 Avenue W. 00790400000200
Determination: Determination #:
Study Required CRA20060147
Applicant:Owner:
Brian & Cindy Isaacson Brian & Cindy Isaacson
CRITICAL AREAS RECONNAISSANCE REPORT:STUDY REQUIRED
During review and inspection of the subject site, it was found that the site may contain critical
areas, including Areas with Potential Wetlands, Landslide Hazard Area, Erosion Hazard Areas,
and Fish and Wildlife Habitat Conservation Areas pursuant to Chapter 23.40 of the Edmonds
Community Development Code (ECDC).
GENERAL CRITICAL AREAS 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.
REPORT REQUIREMENTS – WETLANDS
The site investigation has shown that the site may contain or be adjacent to 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.
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DEVELOPMENT PROPOSALS ASSOCIATED WITH WETLANDS
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
23.50.040.F.3
criteria described in ECDC 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
23.50.040.F.4.
applied to buffer averaging are listed in ECDC 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: There are specific performance standards for the subdivision of lands in
wetlands and wetland buffers. These are listed in ECDC 23.50.060.
STUDY REQUIREMENT – EROSION HAZARD AREA
It appears that this property contains or is adjacent to an Erosion Hazard Area.
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.
Note 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 PROPOSALS ASSOCIATED WITH EROSION HAZARD AREAS
Development is restricted within an Erosion Hazard Area.
Projects that will intrude into these areas will require a report by a licensed
Geotechnical Engineer or other qualified professional.
Development standards are given in ECDC 23.80.060 and 23.80.070.
STUDY REQUIREMENT – LANDSLIDE HAZARD AREA
It appears that this property contains or is adjacent to a Landslide Hazard Area.
A Landslide Hazard Area is any area with a slope of forty percent (40%) or steeper and
with a vertical relief of ten (10) or more feet (except areas composed of consolidated
bedrock).
Landslide Hazard Areas are further defined and illustrated in ECDC 23.80.020.B.
In addition to the general requirements for Critical Areas reports referenced above,
specific Critical Area report requirements for Landslide Hazard Areas are provided in
ECDC 23.80.050.
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DEVELOPMENT PROPOSALS ASSOCIATED WITH 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.
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.
STUDY REQUIREMENT – FISH AND WILDLIFE HABITAT CONSERVATION AREAS
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.
DEVELOPMENT PROPOSALS ON A SITE WITH FISH AND WILDLIFE HABITAT
CONSERVATION AREAS
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.
ALLOWED ACTIVITIES
Certain activities are allowed in or near critical area buffers as specified in ECDC
23.40.20. If you have any questions about whether your proposed development
qualifies as an allowed activity, please contact a Planner for more information.
EXEMPT DEVELOPMENT PROPOSALS
Certain development proposals may be exempt from Critical Areas Requirements
(ECDC 23.40.230). If you think that a specific development proposal may be exempt,
contact a Planner for more information.
Meg Gruwell November 13, 2006
Name Signature Date
NOTE: Cited sections of the Edmonds Community Development Code (ECDC) can be found
on the City of Edmonds website at www.ci.edmonds.wa.us.
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