06-101_1141-SeaVistaPlace.pdf
CITY OF EDMONDS
CRITICAL AREAS RECONNAISSANCE REPORT
Site Location:Tax Acct. Number:
1141 Sea Vista Place 00568300000100
Determination:Determination #:
Study Required CRA-2006-0101
Applicant:Owner:
Ben Holt Ben Holt
CRITICAL AREAS RECONNAISSANCE REPORT:STUDY REQUIRED (CRA-2006-0101)
During review and inspection of the subject site, it was found that the site may contain or be adjacent to
critical areas, including a Landslide Hazard Area and Erosion Hazard Area, pursuant to Chapter 23.40 of
the Edmonds Community Development Code (ECDC).The LIDAR map (attached) indicates erosion and
landslide hazard potential, as the site slopes down from east to west. The general slope is approximately
15%, however there is a rockery along the west side that supports a slope of approximately 100%. The
top and toe of the contours as measured on the LIDAR map are approximately 41% to 57%.
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.
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.
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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.
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.
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.
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, Planner August 1, 2006
Name, Title Signature Date
NOTE: Cited sections of the Edmonds Community Development Code (ECDC) can be found on the City
www.ci.edmonds.wa.us.
of Edmonds website at
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