CRA20120058_1130-5thAveS_SeavueCondos.pdf
CITY OF EDMONDS
th
121 5Avenue 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
Critical Areas File NumberCRA20120058
DeterminationStudy Required
Site Location1130 5 th Ave S, Edmonds (Seavue Condos)
Tax Account Number00691200120000
Property OwnerSeavue HOA
ApplicantJay Grant
Critical Areas PresentGeologically Hazardous Areas
Erosion Hazard Areas
Streams
Site Description
During review and inspection of the subject site, it was found that the site may contain (or be adjacent to) critical
Geologically Hazardous Areas (Erosion Hazard Area), pursuant to Chapter 23.40 of
areas, including a Stream and
the Edmonds Community Development Code (ECDC). Cited sections of the Edmonds Community Development
www.EdmondsWA.gov.
Code (ECDC) can be found on the City of Edmonds website at
The LiDAR map (inset right) indicates that the site is generally comprised of a rolling slope of 14.9% (42/289) across
the entire property rolling from east to west. Soils on the property are identified as Everett gravelly sandy loam
series (0-8% slopes), which does not classify the site as a potential erosion hazard. However, what appears to be a
stream or creek covered
in blackberries was
observed directly
adjacent to the site just
south of the chain link
fence in the public right of
way (SR-104). It is
possible that this is now a
“drainage ditch” or it
could be a tributary of
Willow Creek – additional
information is needed to
determine if the City
would consider it a
“stream” and thus take
steps to preserve its buffer.
Allowed Activities & Exempt 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). 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 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.
Streams
Willow Creek or its tributary appears to be directly adjacent to the subject property. Willow Creek is considered an
anadromous fish bearing stream.
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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Determination: Study Required
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. 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).
Gina Janicek, Associate Planner August 23, 2012
Name, TitleSignatureDate
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