The URL can be used to link to this page

CRA-13-0046 Erosion-Wetland.pdfICITY F EDMONDS 121 5"' Avenue North, Edmonds WA 98020 Phone: 425.771.0220 - Fax: 425.771.0221 ® Web: vvww,crGmouur9swa.,>�ry DEVELOPMENT SERVICES DEPARTMENT ® PLANNING DIVISION ^�uu � � � „� ��ro �m�� ,� �� pay u��ro ��,��ro w n� �� fl � �� n� Ildll t'I ,,, �� ;,� � � � r IIIc " nn �� " �I�I ;� 0-ith-al ylrcrrrs File Nrrrrr.:rc;>r.. f eteti'ninoPlno Site 1 rrcatio r Fox ,rl cc;ot. nt ivurriber, Property i,°;rw,lnet. Applr'c;ani Cr !tics/ Are('.n Present i; 11 01310(4Fra Sbwyy f�eqr.airc.,d 005,13500000600 �"p,"^�g0 Br�/rx//�y7^/(rr//ryycirpp� f:�yBr,,^^..pp., E(Jrr�rc�a�nds 0ISA 5 .,1351,�4.,�A t,.,A 00600 Fronk (,'6sto orae o,r ow1rier 10 r" eologiccr/ly / hizotdous /Ievos [:LZI wt°c:'l'1[Xn(Is During review and inspection of the subject site, it was found that the site may contain (or be adjacent to) critical areas, including Wetland(s) and a Geologically Hazardous Area (Erosion Hazard Area), pursuant to Chapters 23.40 through 23.90 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 Jnr _v_v r�� n iq d via i. tov. The subject site slopes downwards generally from east to west at an overall slope of approximately 25%, according to City LiDAR data. Since the overall slope exceeds 15%, it qualifies as an Erosion Hazard Area. Additionally, portions of the site contain standing and flowing water. This water appears to be seeping from the ground and runs downhill along the northern and western sides of the site. Horsetails were observed in these wet areas. It is possible that these wet areas meet the definition of a wetland, and additional information is needed in order to determine if the City would consider this to be a wetland and thus take steps to preserve the wetland and associated buffers. Allowed Activities ni m 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). If you have any questions about whether your proposed development qualifies as an allowed or exempt activity, please contact a Planner for more information. General [Iepart 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. It appears that this property contains or is adjacent to an 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. 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 Area's 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 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. Wetlands It appears that the site may contain and/or be adjacent to potential wetlands; this is subject to confirmation by a qualified biologist. 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. 0 Buffer widths for wetlands vary depending on the category of the wetland as listed in ECDC 23.50.040.F. 0 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. 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: There are specific performance standards for the subdivision of lands in wetlands and wetland buffers. These are listed in ECDC 23.50.060. 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 42.5.771.0220 if and when you have a specific development proposal for this site in order to discuss the various permits that will be required. Please note that tree removal on sites containing critical areas may first require a tree cutting permit, and the illegal removal of trees may result in penalties and steep fines (ECDC 18.45.070, ordinance #3828). Jen Machuga, Associate Planner Name, Title Signatur June 5, 2013 Date