CRA-2011-0092 erosion.pdf,I)C. 1 S9\J
121 5th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 m Fax: 425.771.0221 ® Web: www ci,e�r�monds,� a,us
___........_........ ...... ..................... _..-----...... ----
DEVELOPMENT SERVICES DEPARTMENT ® PLANNING DIVISION
Critical Areas Reconnaissance Report
Critical ,4reos fr'ile Number
Deterroin atiorr
Site i..a c ation
Tax Account Number
Property Owner
d1pplicont
Critical Areas Present
Site Description
CRA201.10S)
Study Required
2,3026 106"" Ave. W
00476000002300
.Tttdy & Mcrx Stuvrr.<>1 o.1'
Judy & Max stovrr= hoi
10 Geologically ally H azardou.s Area
Erosion Hazard Areas
During review and inspection of the subject site, it was found that the site may contain (or be adjacent to) critical
areas, including Geologically Hazardous Areas (Erosion Hazard Area), pursuant to Chapter 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 y�!muvyreed.ed,rr�,c?,ru,c�&,s,.,�v,a,.,.us.
The associated LiDAR map indicates the subject parcel slopes down from the west to the east toward 106`h Avenue
West. Soils on the property are identified as Alderwood urban land complex (8 —15 % slope). Those areas of the
site with slopes between 15% and 40% are classified as a potential erosion hazards.
Alloweddiv as & Exempt P sa
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.
General 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 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 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 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.
Erosion Hazard 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 Alderwood and Everett series soils on slopes of 15 percent or greater, among others.
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 in ECDC
23.80.050.
Mote that Stable Erosion Hazard Areas may have limited report requirements at the director's discretion. At a
minimum an erosion and sediment control plan prepared in compliance with the 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 provided in ECDC 23.80.060 and 23.80.070.
Determination: 15`tudv,��R� I red
This review applies to the entire subject parcel. Depending on the location and project proposed relative to the
identified critical areas, studies and reports may be required as described above. 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 that illegal removal of trees may result in penalties identified in ECDC
18.45.070.
Michael Clugston, AICD
Name, Title
SignatLii
September 22, 2011
Date
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