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CRA20150048 Wurdeman.pdf1) c. 116`x" CITY OF EDMONDS 121 5`h Avenue North, Edmonds WA 98020 Phone: 425.771.0220 ® Fax: 425.771.0221 m Web: DEVELOPMENT SERVICES DEPARTMENT ® PLANNING DIVISION i �; is a lA ra�� cnnai s saric°' s rrtical Areas File ly urriber. L)eterrrrlrrcrtion Site I..o aC;ion ToxAf.°r;°:aunt, Mirnber Property Owner '1ppfi(,,ro nt. ritical Areas Present ,,.)fte Description Study Require,j 70717.11 Main`ttr.eei,, rlrr oruls 00434208703300 Rick and .I..roci Wur(Jetrran Allunson Ea Geologically t..tazordous Areos 2 Erosion sion l..lozarrl Areas Z Laruislide Fla,zarVAreas During review and inspection of the subject site, it was found that the site contains and is adjacent to critical areas, including Geologically Hazardous Areas (Erosion Hazard Area and Landslide Hazard Area), pursuant to Chapter 23.40 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 www.cwc).r�c�u�,ds a,gpy. ......_.......... The City's parcel information for this area indicates that there are steep slopes (greater than 40%) on the north and south sides of the existing house. Soils on the property are identified as Alderwood urban land complex. The City's development code classifies this soil type as a potential erosion hazard and is identified in the development code as "geologically hazardous areas." Further development on this lot will require a geotechnical report to address critical areas issues (of course, other departments may require a report to address their codes). 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). 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. 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. w i w a rd A w 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. Landaclide Hazard" ais 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. Determitiori: Study Rhe equire(l] 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. 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