CA-08-0120 Erosion-Landslide.pdfCITY OF EDMONDS
CRITICAL AREAS RECONNAISSANCE REPORT
Site Location: 7300 213th Place SW Tax Acct, Number: 00580700000202
Determination: Study Required Determination #: CRA -2008-0120
Applicant: Ron Healey Owner: Park 212 Apt LLC
BACKGROUND
During review and inspection of the subject site, it was found that the site contains and/or
is adjacent to Erosion and Landslide Hazard areas pursuant to Chapters 23.40 and 23.80
of the Edmonds Community Development Code (ECDC).
The northwestern and southwestern boundaries of the site are characterized by short,
steep slopes falling inward towards the site with grades ranging between 30%-70%,
according to the City's LIDAR data. The extreme northwestern corner of the parcel is
bounded by a vertical retaining wall/slope approximately 30 feet high. These slopes are
classified as erosion and landslide hazard areas.
This report applies to the entire subject parcel. Depending on the location and type of
project proposed relative to the identified critical areas, certain additional studies and
reports may be required.
ALLOWED ACTIVITIES AND EXEMPT DEVELOPMENT 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).
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.
Please 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
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.
• 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 23.80.050.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.
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 23.80.020.8.
• 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.
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• 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 in 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.
If you have any questions about this determination, please contact a Planner for more
information.
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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