The URL can be used to link to this page

CRA20030100 UPDATED Landslide and Erosion Hazard Areas.pdf.1)C Igyv CITY OF EDMONDS 121 5"' Avenue North, Edmonds WA 98020 Phone: 425.771.0220 ® Fax: 425.771.0221 ® Web <n �vdr,pondv<:�c_v DEVELOPMENT SERVICES DEPARTMENT - PLANNING DIVISION Critical Areas /Mile Number Determination Site Location "rax Account Number Property Owner Applicant Critical Areas Present ...9o - CRA20030100 .Study Required 837 Cedar St., Edmonds 00484500201000 Diane Penttila and Jack Martin Tom Leren (applicant for BLD20.150592) 0 Geologically Hazardous Areas Z Erosion Hazard Areas R1 Landslide Hazard Areas NOTE: THE ORIGINAL RECONNAISSANCE ISSUED FOR THIS PROPERTY00 DETERMINED PROPERTY D NOT CONTAIN ANY CRITICALAREAS AND A "WAIVER" FROM THE REQUIREMENT TO CONDUCT A STUDY WAS ISSUED. HOWEVER, SINCE THE TIME OF THE ORIGINAL RECONNAISSANCE, AAREAS CODE WAS UPDATED, THE THRESHOLDS FOR WHEN SLOPES ARE CONSIDERED CRITICAL ,._Y AREAS. AS k r � �� r r A A' r r A .i A� A r w� •` � �•r x Site cri to During recent review and inspection of the subject site, it was found that the site may contain (or be adjacent to) critical areas, including a Geologically Hazardous Area (Erosion Hazard Area), pursuant to Chapters 23.40 and 23.80 of the Edmonds Community Development Code (ECDC). Cited sections of the Edmonds Community Development Code (ECDC) can be found on the City of Edmonds website at www.edd"riondswa.eov. The site slopes downwards generally from east to west with a steep slope located on/adjacent to the western side of the property, which continues downwards onto the adjacent property to the west. This slope exceeds 40% according to City LiDAR data. Due to the degree of the slope on and/or adjacent to the western side of the site, it was found that the site contains and/or is adjacent to a slope that is steep enough to be considered a Landslide Hazard Area (over 40% slope). The general slope across the entire property exceeds 15%, and is, therefore, considered an Erosion Hazard Area. Allowed Activities �p ��.� ��«��U�� U�� x��U��U�~°� �� Exempt Proposals �� m�� Certain activities are allowed in or near critical area buffers as specified in ECDC 23.40.220. Similarly, certain development proposals may beexempt from Critical Areas requirements (ECD[2l4O.23O). /f you have any questions about whether your proposed development qualifies as an allowed or exempt activity, please contact mPYonncrformore information. General Report Requirements Critical Areas Reports identify, classify and delineate any areas onoradjacent 10the subject property that may qualify uscritical areas. They also assess these areas and identify any potential impacts resulting from your specific development proposal. |faspecific development proposal results inan 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 submit the entire study with your specific development application. Please review the minimum report requirements for all types of Critical Areas which are listed in ECDC 23.40.090.D. There are additional report requirements for different types ofcritical areas (see be|nvv). Note that it is important for the report to be prepared by a qualified professional as defined in the ordinance. There are options unhow to complete a critical areas study and an approved list of consultants that you may choose from. You may contact the Planning Division for more information. Gene/a| Mitigation Requirements for all Critical Areas are discussed in ECDC 23.40.110 through 23.40.140. Erosion ° Hazard � �� r��sU��K� ��z��r Areas It appears that this property contains or is adjacent to an Erosion Hazard Area. Geologically hazardous areas include areas susceptible to erosion, land sliding, earthquake, or other geological events. They pose a threat to the health and safety of citizens when incompatible development is sited in areas of significant hazard. Such incompatible development may not only place itself at risk, but also may increase the hazard to surrounding development and use. Erosion Hazard areas include AJde/wmodand Everett series soils onslopes of15percent orgreater, among others. Landslide Hazard Areas are further defined in ECDC23.O0.O20.A. In addition to the general requirements for Critical Areas reports referenced above, specific Critical Area report requirements for Erosion Hazard Areas (which are one of the Geologically Hazardous Areas) are provided inECDC2l80IBO. Note that Stable Erosion Hazard Areas may have limited report requirements at the director's requirements in ECDC Chapter 18.30 shall be required. Development is restricted within an Erosion Hazard Area and must meet additional criteria. For erosion hazard areas with suitable slope stability, an erosion and sediment control plan prepared in compliance ECDC 18.30 will be considered to meet the Critical Areas "Study Required" determination. The determination of "suitable slope stability" will be made by both the Planning and Engineering divisions of the City of Edmonds. 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. It appears that this property contains and/or is adjacent to a Landslide Hazard Area. Geologically hazardous areas include areas susceptible to erosion, land sliding, earthquake, or other geological events. They pose a threat to the health and safety of citizens when incompatible development is sited in areas of significant hazard. Such incompatible development may not only place itself at risk, but also may increase the hazard to surrounding development and use. 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 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 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. This review applies to the entire subject parcel. Depending on the location and project proposed relative to the identified critical areas, certain studies and reports may be required. Please contact the Planning Division at 425.771.0220 if and when you have a specific development proposal for this site in order to discuss the various permits that will be required. Please note that tree removal on sites containing critical areas may first require a tree cutting permit, and the illegal removal of trees may result in penalties and steep fines (ECDC 18.45.070, ordinance 4.3828). Jen Machuga, Associate Planner Name, Title BE May 14, 2015 Date Page 13