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121 5"' Avenue North, Edmonds WA 98020
Phone: 425.771.0220 ® Fax: 425.771.0221 ® Web: vv\v\N,. ,a{_ , ( 1i,€ �;�va.
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DEVELOPMENT SERVICES DEPARTMENT a PLANNING DIVISION
Critical Areas � \'econi'iaissance Report
"riticol Areos File Aturrrber
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CriticalAreas Present
Site Description
C."RA2012 d"l0.14
Stu(ly Required
18007 Visto 1:1e1Mar Drive
1109.142000011200
Janette 1?eam:1uiilo
Scutt .Schrieber.
10 Geologically fµlazur(Jot,rs Arenas
0 Erosion Hazard Amos
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During review and inspection of the subject site, it was found that the site contains critical areas,
including Geologically Hazardous Areas (Erosion Hazard Area and Landslide Hazard Areas), pursuant to
Chapters 23.40 and 23.80 of the Edmonds Community Development Code (ECDC). 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. Cited sections of the Edmonds
Community Development Code (ECDC) can be found on the City of Edmonds website at
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The associated LiDAR map indicates that the lot is largely level but contains a short, steep slope that falls
off toward Puget Sound near the western property boundary. This western slope has a steepness
ranging from approximately 20% near Olympic View Drive, increasing northward to 50%, and finally
ending up as a retaining wall at the northern extent of the slope which supports Vista Del Mar Drive.
Soils on the property are identified as Alderwood gravelly sandy loams (15% -25% slopes). The physical
characteristics of the western slope qualify the area as a potential erosion and landslide hazard area.
Allowed i Iti & Exempt Proposals
Certain activities are allowed in or near critical area buffers without submitting a critical areas report as
specified in ECDC 23.40.220. Similarly, certain development proposals may be exempt from Critical
Areas requirements altogether (ECDC 23.40.230). However, it is much more likely that an alteration to a
critical area or buffer will require some form of City oversight and approval. According to ECDC
23.40.320:
"Alteration" means any human -induced action which changes the existing conditions of a critical
area or its buffer. Alterations include, but are not limited to: grading, grading, filling; dredging,
draining; channelizing, cutting, pruning, limbing or topping, clearing, relocating or removing
vegetation; applying herbicides or pesticides or any hazardous or toxic substance; discharging
pollutants; paving, construction, application of gravel, modifying for surface water management
purposes, or any other human activity that changes the existing landforms, vegetation,
hydrology, wildlife or wildlife habitat value of critical areas.
If you have any questions about whether your proposed development qualifies as an allowed or
exempt activity, please contact a Planner.
Gei,ieralReportReqUirernents
Critical areas reports identify, classify and delineate 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 specific development proposals. If a specific development proposal results in an alteration to a
critical area, the critical areas report must contain a mitigation plan. General mitigation requirements
for all critical areas are described in ECDC 23.40.110 through 23.40.140.
Critical area reports are most commonly submitted when applying for a building permit or land use
development application (although they can be submitted at any time). The minimum requirements for
all critical area reports 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.
Erosion ! ard Areas
Development is regulated within Erosion Hazard Areas and must meet specific 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. Report
requirements and development standards for alterations within erosion hazard areas are found in ECDC
23.80.050 through 23.80.070.
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Development is restricted but not prohibited within Landslide Hazard Areas and their associated buffers.
There are standard required setbacks from landslide hazard areas (per ECDC 23.80.070 and ECDC
23.40.280); however, these setbacks may be reduced or eliminated with the submission and City
approval of a geotechnical report produced by a licensed geotechnical engineer. Specific report
requirements for landslide hazard areas and design criteria are found in ECDC 23.80.050 through
23.80.070.
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 42.5.771.0220 if and when you have a specific development proposal for this
site in order to discuss the various permits that may be required.
Mike Clugston, AICP, Associate Planner
Name, Title
Signature
March 28, 2012
Date