CA-08-0033 Landslide-Erosion-Fish and Habitat.pdf
CITY OF EDMONDS
CRITICAL AREAS RECONNAISSANCE REPORT
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Site Location: 7414 181 Place SW Tax Acct. Number: 00477600002300
Determination: Study Required Determination #: CRA-2008-0033
Applicant: David Kim Owner: David Kim
CRITICAL AREAS RECONNAISSANCE REPORT: STUDY REQUIRED
During review and inspection of the subject site, it was found that the site contains and/or is
adjacent to critical areas, including Geologically Hazardous Areas and Fish and Wildlife Habitat
Conservation Areas, pursuant to Chapters 23.40, 23.80 and 23.90 of the Edmonds Community
Development Code (ECDC). Slopes on the parcel vary but the southern one-third of the parcel
slopes steeply downward with grades in excess of 60%. This same area appears to be a portion
of upland habitat associated with Perrinville Creek and the Southwest County Park Area.
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
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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
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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
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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.
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Any area with slopes of 15 percent or greater and impermeable soils interbedded with
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granular soils and springs or ground water seepage.
Areas with significant visible evidence of ground water seepage, and which also include
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existing landslide deposits regardless of slope.
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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
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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
directors 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
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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
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23.40.090.D.
Development standards are given in ECDC 23.80.060 and 23.80.070.
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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
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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.
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In addition to the general requirements for Critical Areas reports referenced above, specific
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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
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Engineer.
The criteria that are applied depend on the amount that the buffer is reduced.
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The buffer can be reduced to a minimum of ten (10) feet (with an additional 15 building
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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 in ECDC
23.80.060.
In addition, proposals to reduce the buffer to less than ten (10) feet must comply with the
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design standards listed in ECDC 23.80.070.A.3.
STUDY REQUIREMENT FISH AND WILDLIFE HABITAT CONSERVATION AREAS
Since the site is located within a mapped fish and wildlife habitat conservation area, the City would
like to preserve as much of the native vegetation as possible.
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DEVELOPMENT PROPOSALS ON A SITE WITH FISH AND WILDLIFE HABITAT
CONSERVATION AREAS
The applicant must submit a clearing/tree cutting plan with any development permit. Tree cutting
and clearing of native vegetation shall be limited to the footprint of development.
ALLOWED ACTIVITIES
Certain activities are allowed in or near critical area buffers as specified in ECDC 23.40.220. 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.
UNAUTHORIZED CRITICAL AREA ALTERATIONS AND ENFORCEMENT
According to ECDC 23.40.240:
When a critical area or its buffer has been altered in violation of this title or the provisions
of Chapter 7.200 ECC, all ongoing development work shall stop and the critical area shall
be restored. The director shall have the authority to issue a stop work order to cease all
ongoing development work, and order restoration, rehabilitation, or replacement measures
at the owner's or other responsible party's expense to compensate for violation of the
provisions of this title. The director may also require an applicant or property owner to take
immediate action to ensure site stabilization and/or erosion control as needed.
If you have any questions about this determination, please contact a Planner for more information.
Michael Clugston, Planner April 15, 2008
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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