07-0733 Plan Review Comments1 CA only.pdf
CE
ITY OF DMONDS
PLANREVIEWCOMMENTS
PLANNINGDIVISION
425.771.0220
DATE: August 14, 2007
TO: Heidi & Pete Kirk
16912 Talbot Rd
Edmonds, WA 98026
FROM: Kathleen Taylor, Associate Planner
RE: PLAN CHECK # 2007-0733
ADDITION AT 16912 TALBOT RD
CRITICAL AREAS REVIEW ONLY
On behalf of the Planning Division, I have reviewed the above building permit
application. This is not a complete review. It is only in response to the required critical
areas study for the subject property.
The survey submitted with the application appears to exclude the topographic lines west
of the 152-foot contour. In 2002 the City issued a ‘Critical Areas Determination’ for the
site requiring a critical areas study. Please have the surveyor continue the contours
westerly; provide the top and toe of the slope, and the percentage slope between the two.
Pursuant to Edmonds Community Development Code (ECDC) 23.80.020, slopes greater
than 25%, are defined as an Erosion Hazard Area, and slopes greater than 40%, are
defined as a Landslide Hazard Area.
If the surveyor determines that the slope is an Erosion Hazard Area, there will not be a
required buffer. If however, the surveyor determines the slope to be a Landslide Hazard
Area, the required buffer will be 65 feet from the top of slope (50-foot buffer + 15-foot
building setback). If the proposal will not any closer than 65-feet from the top of slope,
NO ADDITIONAL information will be required by the Planning Division.
If the proposal will be located within the buffer area, the geotechnical engineer must
submit a letter complying with ONE of the following:
a.ECDC 23.80.070A1b. Buffer Reduction. The buffer may be reduced to a
minimum of 10 feet \[+15-foot building setback\] when a qualified professional
demonstrates to the satisfaction of the director that the reduction will adequately
protect the proposed development, adjacent developments and uses and the
subject critical area. \[‘Subject critical area’ refers to the slope.\] OR
b.ECDC 23.80.070A2. Alterations. Alterations of an erosion or landslide hazard
area and/or buffer may only occur for activities for which a hazards analysis is
submitted and certifies that: (a) The development will not increase surface water
discharge or sedimentation to adjacent properties beyond predevelopment
conditions; (b) The development will not decrease slope stability on adjacent
properties; and (c) Such alterations will not adversely impact other critical areas.
Submit 3 copies of the revised site plan identifying the top and toe of the slope, buffer
and building setback. Include at least one reduced copy – letter or legal size at a scale
of 1 inch = 20 feet. Also submit 3 copies the geotechnical report, only if the proposal
will be closer than 65 feet from the top of slope.
For your surveyor and geotechnical engineer’s information: Refer to Edmonds
Community Development Code 23.80. The Critical Areas Study requirements are
contained in Chapter 23.
Please make all submittals to a Development Services Permit Coordinator, Monday
through Friday, 9:00 am to noon or 1:00 pm to 4:00 pm. If you have any questions,
feel free to contact me at 425.771.0220 ext 1223. I work a part-time schedule. If I
am not available, please ask to speak with the planner on duty.