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CRA-2010-0086 erosion.pdfCITY OF EDMONDS CRITICAL AREAS RECONNAISSANCE REPORT Site Location: 7011 174th Street SW Tax Acct. Number: 00539100000300 Determination: Study Required Determination #: CRA -2010-0079 Applicant Rep: Cozy Homes Corp. Owner/Applicant: Robert Rixmann BACKGROUND 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, pursuant to Chapters 23.40 and 23.80 of the Edmonds Community Development Code (ECDC). The subject parcel is fairly level on the southeastern one-third of the parcel then slopes down gradually toward the northwest. According to the City's LIDAR data, the steepness of the slope varies from approximately 15% to 35% which qualifies the slope as an erosion hazard. This study applies to the entire subject parcel. Depending on the location and type of project proposed relative to the identified critical areas, certain 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). If you have any questions about whether your proposed development qualifies as an allowed or exempt activity, please contact a Planner for more information. DEVELOPMENT PROPOSALS ASSOCIATED WITH EROSION HAZARD AREAS Development within an Erosion Hazard Area must meet certain criteria. • For projects within erosion hazard areas with suitable slope stability, the only critical area report needed is an erosion and sediment control plan prepared in compliance with the requirements set forth in Chapter 18.30 ECDC. This option is at the director's discretion, per ECDC 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 Edmonds Community Development Code. • Report requirements are specified in ECDC 23.80.050, and more generally in ECDC 23,40.090.D. • Development standards are identified in ECDC 23.80.060 and 23.80.070. 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 must also contain a mitigation plan. 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. If you have any questions about this determination, please contact a Planner for more information. RMIMIUMA Name Sig October 4. 2010 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. 2