9531-ForestDellDr_CRA-09-09.pdf
CITY OF EDMONDS
th
121 5 Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
CRITICAL AREAS RECONNAISSANCE REPORT
Site Location:Tax Acct. Number:
9531 Forest Dell Drive 00434600008603
Determination: STUDY REQUIRED *Determination #:
CRA-2009-0009
Applicant:Owner:
David Grout David Grout
CRITICAL AREAS DETERMINATION:STUDY REQUIRED (CRA-2009-0009)
During review and inspection of the subject site, it was found that the site may contain (or be
StreamGeologically Hazardous Areas (Erosion
adjacent to) critical areas, including a and
Hazard Area)
, pursuant to Chapter 23.40 of the Edmonds Community Development Code
(ECDC). 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.
The LiDAR map (attached) indicates that there is a slope (approximately 31%) adjacent to the
Fruitdale
eastern edge of the property. The site itself is relatively flat. There is also a stream,
Creek,
that daylights along the southwest corner of the site.
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
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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.
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 and must meet additional 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.
Note that it is important for the report to be prepared by a qualified professional as defined in
the ordinance.
Report requirements are given in ECDC 23.80.050, and more generally in ECDC
23.40.090.D
Development standards are given in ECDC 23.80.060 and 23.80.070.
REPORT REQUIREMENTS – STREAMS
Fruitdale Creek
or its tributary is on or near the 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.
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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 ON A SITE WITH A STREAM
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.
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.
Gina Coccia, Associate Planner September 23, 2009
Name, Title Signature Date
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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