Slope Erosion 2005.doc
CITY OF EDMONDS
CRITICAL AREAS RECONNAISSANCE REPORT
Site Location:Tax Acct. Number:
18600 Sound View Place 00 4346 002 017 01,
00 4346 002 010 00
Determination: Determination #:
Study Required CRA20060114
Applicant:Owner:
Morgan Hougland,TCA Arch. Raymond Bogaert
CRITICAL AREAS RECONNAISSANCE REPORT:STUDY REQUIRED
During review and inspection of the subject site, it was found that the site may contain
critical areas, including Geologically Hazardous areas, pursuant to Chapter 23.40 of
the Edmonds Community Development Code (ECDC).
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 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 HAZARD AREA DEFINED
It appears that this property contains or is adjacent to an Erosion Hazard Area. Erosion
Hazard Areas include:
Those areas with Alderwood and Everett series soils on slopes of 15 percent or
greater; and
Any area with slopes of 15 percent or greater and impermeable soils interbedded
with granular soils and springs or ground water seepage; and
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Areas with significant visible evidence of ground water seepage, and which also
include existing landslide deposits regardless of slope.
DEVELOPMENT PROPOSALS ASSOCIATED WITH EROSION HAZARD AREAS
Development within an Erosion Hazard Area must meet additional criteria.
For erosion hazard areas with suitable slope stability, the only critical area study
needed is an erosion and sediment control plan prepared in compliance with the
requirements set forth in Chapter 18.30 ECDC as part of the construction
documents. This option is at the director’s discretion, per Edmonds Community
Development Code 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 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.
STUDY REQUIREMENT – LANDSLIDE HAZARD AREA
It appears that this property contains or is adjacent to a Landslide Hazard Area.
A Landslide Hazard Area is any area with a slope of forty percent (40%) or
steeper and with a vertical relief of ten (10) or more feet (except areas
composed of consolidated bedrock).
Landslide Hazard Areas are further defined and illustrated in ECDC
23.80.020.B.
In addition to the general requirements for Critical Areas reports referenced
above, specific Critical Area report requirements for Landslide Hazard Areas are
provided in ECDC 23.80.050.
DEVELOPMENT PROPOSALS ASSOCIATED WITH LANDSLIDE HAZARD AREAS
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.
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ALLOWED ACTIVITIES
Certain activities are allowed in or near critical area buffers as specified in ECDC
23.40.20. If you have any questions about whether your proposed development
qualifies as an allowed activity, please contact a Planner for more information.
EXEMPT DEVELOPMENT PROPOSALS
Certain development proposals may be exempt from Critical Areas Requirements
(ECDC 23.40.230). If you think that a specific development proposal may be exempt,
contact a Planner for more information.
Meg Gruwell November 14, 2005
Name Signature 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.
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