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CRA20150069 Erosion-Landslide.pdf,11o. \Sq" �� l� � *�u� �c �v�c m�x��*�� l2|5"'Avenue North, Edmonds WA9O020 Phone: 425.77l.O22U°Fax: 425.77l.022l"Web: DEVELOPMENT SERVICES DEPARTMENT °PL&NN0GD0[SION Critical Reconnaissance Report Critical Areas File Number Determination Site Location Tax Account Number Property Owner Applicant Critical Areas Present Site t D ° t° Study Required 18227-80"'Ave. W,,E'dmmncs 00370800201400 PhongLe, Clear Vision Homes Inc. Terry Wilson, Wilson & Neal PLLC 10Geologically Hazardous Areas ZErosion KmzDrdAreas 10 - Landslide Hazard Areas During review and inspection ofthe subject site, itwas found that the site may contain (or beadjacent to) critical areas, including Geologically Hazardous Areas (Erosion Hazard Areas and Landslide Hazard Areas), 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 The site slopes downwards gradually from west tneast ntanapproximate slope around nrslightly under 16% according toCity L\DARdata. Asteep slope, however, iolocated onand/or adjacent tothe southeastern corner of the site extending onto the adjacent properties to the south and east where the land slopes down generally from west to east at a slope in excess of 40% according to City LiDAR data. Due tothe degree ofthe slope on/adjacent to the subject site, it was found that the site contains and/or is adjacent to a slope that is steep enough to be considered both an Erosion Hazard Area (over 15% slope) and a Landslide Hazard Area (over 4096dope). Allowed Activities �� K��0�� U�� Q��~� �� nmm�� ~��U�� 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). /fyou have any questions about whether your proposed development qualifies as an allowed or exempt activity, please contact a P6annerƒ6rmore 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. You may 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 a zard Are -as It appears that this property contains and/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. Landslide Hazard Areas are further defined in ECDC 23.80.020.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 in ECDC 23.80.050. (Vote 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 15.30 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. Page 12 Landslide Hazard 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. Determination.- Required 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 N r 1 Jen Machuga, Associate Planner Name, Title Signatu July 15, 2015 Date Page 13