CA-06-112 Erosion Hazard Area.doc
CITY OF EDMONDS
CRITICAL AREAS RECONNAISSANCE REPORT
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Site Location:
Southeast Corner of Intersection at 200 St SW & 88 Ave W
Tax Acct. Number:
27041900206100
Determination: Determination #:
Study Required CRA-2006-0112
Applicant:Owner:
Lee Michaelis for Russ Fill David and Melody Kroeger
CRITICAL AREAS RECONNAISSANCE REPORT:STUDY REQUIRED
During review and inspection of the subject site, it was found that the site may contain critical
areas, including Geologically Hazardous areas, pursuant to Chapters 23.40 and 23.80 of the
Edmonds Community Development Code (ECDC).
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 to submit the entire study with your specific
development application.
Please review the minimum report requirements for all types of Critical Areas that 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 there is 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:
Those areas with Alderwood and Everett series soils on slopes of 15 percent or
greater.
Any area with slopes of 15 percent or greater and impermeable soils interbedded with
granular soils and springs or ground water seepage.
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Areas with significant visible evidence of ground water seepage, and which also include
existing landslide deposits regardless of slope.
DEVELOPMENT PROPOSALS ASSOCIATED WITH EROSION HAZARD AREAS
Development within an Erosion Hazard Area must meet additional criteria.
For erosion hazard areas with suitable slope stability, the only critical area study
needed is an erosion and sediment control plan prepared in compliance with the
requirements set forth in Chapter 18.30 ECDC as part of the construction documents.
This option is at the director’s discretion, per Edmonds Community Development Code
section 20.80.050.G.
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.
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.
Jennifer Witzgall, Planner August 15, 2006
Name Signature Date
NOTE: 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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