CANOD.pdfCity of Edmonds
Critical Area Notice of Decision
❑ Conditional Waiver. No critical area report is required for the project described above.
1. There will be no alteration of a Critical Area or its required buffer.
2. The proposal is an allowed activity pursuant to ECDC 23,40.220, 23.50.220, and/or
23.80.040.
3. The proposal is exempt pursuant to ECDC 23.40.230.
❑ Erosion Hazard. Project is within erosion hazard area. Applicant must prepare an erosion and
sediment control plan in compliance with ECDC 18.30.
Critical;Area Report Required. The proposed project is within a critical area and/or a critical area
buffer and'a critical area report is required.. A critical area report has been submitted and evaluated
for compliance with the following criteria pursuant to ECDC 23.40.160:
1. v' The proposal minimizes the impact on critical areas in accordance with ECDC 23.40:120,
Mitigation sequencing;
2. The proposal does not pose an unreasonable threat to the public health, safety, or welfare
on or off the development proposal site;
3. The proposal is consistent with the general purposes of this title and the public interest;
4. e" Any alterations permitted to the critical area are mitigated in accordance with ECDC
23.40.110, Mitigation requirements.
5. l The proposal protects the critical area functions and values consistent with the best
available science and results in no net loss of critical functions and values; and
6. The proposal is consistent with other applicable regulations and standards.
❑ Unfavorable Critical Area Decision. The proposed project is not exempt or does not adequately
mitigate its impacts on critical areas and/or does not comply with the criteria in ECDC 23.40.1,60 and
the provisions of the City of Edmonds critical area regulations. See attached findings of
noncompliance.
Favorable Critical Area Decision. The proposed project as described above and as shown on the
attached site plan meets or is exempt from the criteria in ECDC 23.40.160, Review Criteria, and
complies with the applicable provisions of the City of Edmonds critical area regulations. Any
subsequent changes to the proposal shall void this decision pending re -review of the proposal.
❑, Conditions. Critical Area specific condition(s) have been applied to the permit number referenced
above. See referenced permit number for specific condition(s).
M'LL-
Reviewc),-�-'-
Signature
LP�--
9 10
Date
Appeals: Any decision to approve, condition, or deny a development proposal or other activity based on the
requirements of critical area regulations may be appealed according to, and as part of, the appeal procedure, if any,
for the permit or approval involved.
Revised 12/16/2010
OEM
July 28, 2015
ES -4028
Dave and Stephanie Anderson
20903 Pioneer Way
Edmonds, Washington 98026
Attention: Dave and Stephanie Anderson
Subject: Slope Buffer Consultation
20903 Pioneer Way
Edmonds, Washington
Reference: Earth Consultants, Inc.
Geotechnical Engineering Study
E-10075, dated May 14, 2002
Richard A. Okimoto Architect, Inc.
Anderson Residence Remodel
Project Plans
Sheets A-1, and A-2
Dated June 11, 2015
Dear Mr. and Mrs. Anderson:
Earth Solutions NW LLC
• Geotechnical Engineering
• Construction Monitoring
• Environmental Sciences
In accordance with your request, Earth Solutions NW, LLC (ESNW) has reviewed the
referenced site pian, geotechnical engineering study, and the applicable City of Edmonds
municipal code regarding geologically hazardous areas. We have provided geotechnical
recommendations herein, for geologically hazardous area buffer reductions for the proposed
development.
A concrete patio is present in the northern portion of the back yard of the single-family
residence at the subject site. A two-tiered rockery is present at the eastern side of the site
which ascends approximately 20 feet towards the east, and to neighboring residential
properties. The area to the east of the patio (including the rockery) is designated as a
geologically hazardous area by the City of Edmonds.
We visited the site to perform a visual reconnaissance of the rockery and slope (July 2015).
The rockery was observed in a satisfactory condition, with little to no weathering of the rock.
No signs of instability such as tension cracks, surface seeps, or down -sets were observed in
and around the sloped area on the subject site. The soil conditions in and around the rockery
were observed to be dense when tested with a 1/2 inch diameter T -probe. No signs of soil
erosion were observed in and around the rockery; and the majority of the area is vegetated.
These observations indicate the rockery and slopes surrounding the rockery are in gk stable
condition.
1805 -136th Place N.E., Suite 201 0 Bellevue, WA 98005 0 (425) 449-4704 • FAX (425) 449-4711
Dave and Stephanie Anderson ES -4028
July 28, 2015 Page 2
The existing concrete patio is set back several feet from the toe -of -rockery. The owner of the
property wishes to demolish and replace the patio with a deck constructed of Timbertech
composite decking material which would allow stormwater runoff to pass through the deck; and
create an outdoor living space. The remodel of the back yard will increase the square footage
of the existing patio surface area condition by 126 square feet. The expansion of the surface
area of the outdoor living space will be to the south; and will mimic the slope buffer of the
existing condition of the concrete patio. There is no proposed building on the slope, and
stormwater runoff from the roof of the deck will be collected with gutters and be directed to an
approved discharge point.
The City of Edmonds municipal code 23.80.060 General Requirements
Section A
In our opinion, the proposed deck construction will not increase the threat of geological hazard
to adjacent properties beyond predevelopment conditions due to the fact that there will be no
modification to the geologically hazardous area. Nor will the proposed deck construction
impact other critical areas due to best management practices being utilized for construction of
the deck. The deck construction/expansion is designed so that the hazard to the project is
mitigated to a level equal to the predevelopment conditions, due to the fact that the proposed
deck will not further reduce the slope buffer; but will be mimicking the current back yard
configuration.
The City of Edmonds municipal code 23.80.070 Specific Hazards
Section Al
Based on review of the referenced plan, underlying soil conditions in and around the subject
site described in the referenced report, and the condition of the slope and rockery on the
subject site; the proposed buffer distances are acceptable. In our opinion, the proposed buffer
reduction is in general conformance with geotechnical recommendations; and will adequately
protect the proposed development, and adjacent developments and uses and the subject
critical area.
Section A2
Based on review of the referenced documents and our site visit, the alterations to the landslide
hazard area buffer are suitable from a geotechnical standpoint because the development will
not increase surface water discharge or sedimentation to adjacent properties beyond
predevelopment conditions. Surface water will not affect the adjacent properties due to the
subject site surface elevation is lower than that of the adjacent property sited to the east, and
subsequently connected to the landslide hazard area. As a result, the proposed development
will not decrease the slope stability on adjacent properties or in other critical areas. We base
this opinion on the fact that no alterations or modifications are planned for the critical area.
Earth Solutlons NW, LLC
Dave and Stephanie Anderson
July 28, 2015
We trust this letter and plan review meet your current needs. If you have q
additional information is required, please call.
Sincerely,
EARTH SOLUTIONS NW, LLC
Stephen H. Avril
Project Geologist
CA
r
Kyle R. Campbell, P.E.
Principal
Earth Solutions NW, LLC
ES -4028
Page 3
, or if