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Update CRA19970003 description.pdf~»c. lS9» 121 5"' Avenue North, Edmonds W/\9802O Phone: 425.77l.0220,Fax: 42l77}.022|°Web: DEVELOPMENT SERVICES DEPARTMENT , PLANNING DIVISION Criti��~�~�� .�� cal � ��n ��~� ��°nxx��~� Report UPDATE �� xn��~ ��"�^ Critical Areas File Number Determination Site Location Tox/\cCount/Vurnber PrDpBrty()w/Ver Applicont Critical Areas Present S�� Description � °��~��N�� ~ � ion NOTE: A 'CONDITIONAL WAIVER' WAS ORIGINALLY ISSUED FOR THIS PARCEL ON JANUARY 10, 1997. THIS DETERMINATION WAS UPDATED ON MARCH 14, 2004, TO INDICATE THE PRESENCE OFA 'STEEP SLOPE HAZARD AREA/. HOWEVER, SINCE THE TIME OF THE 2004 RECONNAISSANCE, IT WAS DETERMINED THAT THE PROPERTY CONTAINS AND IS ADJACENT TO SLOPES THAT ARE STEEP ENOUGH TO BE CONSIDERED EROSION AND LANDSLIDE HAZARD AREAS. THEREFORE, THE ORIGINAL DETERMINATION HAS BEEN CHANGED, AND THE CURRENT CRITICAL AREAS DETERMINATION FOR THE PROPERTY|S"STUDYREOiU|RED"DUETOTHEPRESENCE{)FERO@ONANDLANDGL|DEHAZARDAREAS. During review and inspection ofthe subject site, itwas 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 inareas ofsignificant hazard. Such incompatible development may not only place itself atrisk, but also may increase the hazard tosurrounding development and use. Cited sections ofthe Edmonds Community Development Code (ECDC) can be found on the City of Edmonds website at www.edmondsvva The associated UDAR map indicates that the subject lot is located at the top of large hill that slopes steeply off tothe west and north. Soils inthe area consist ofA|derwxond'Evene11gravelly sandy |oems /25%-7O%slopes) and some AJderumodUrban land complex /296 8% slope). The physical characteristics of the steep slope qualify this site as a potential erosion and landslide hazard. Allowed Activities & Exempt Proposals Certain activities are allowed in or near critical area buffers without submitting a critical areas report as specified inECDC23.48.22O. Similarly, certain development proposals may beexempt from Critical Areas requirements altogether /ECDC23.4O.230\. However, kismuch more likely that analteration tua critical area or buffer will require some form of City oversight and approval. According to ECDC "Altemtion"means any human -induced action which changes the existing conditions ofocritical area mits buffer. Alterations include, but are not limited to: grading, grading; filling, g; draining; chonne6zingJ 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 londforms, vegetation, hydrology, wildlife orwildlife habitat value ofcritical areas. exempt activity, please contact a Planner. General Report �� ° t . Critical areas reports identify, classify and delineate areas on or adjacent to the subject property that may qualify ascritical areas. They also assess these areas and identify any potential impacts resulting from specific development proposals. |faspecific development proposal results inanalteration Loe critical area, the critical areas report must contain a mitigation plan. General mitigation requirements for all critical areas are described inECDC2I4U.110through 23.4O.14O. Critical area reports are most commonly submitted when applying for abuilding permit orland use development application (although they can besubmitted atany iime). The minimum requirements for all critical area reports are listed inECDC23.4O.09O.D. There are additional report requirements for different types ofcritical areas (see be|ow). Note that itioimportant for the report tobeprepared bya qualified professional as defined in the ordinance. There are options on how to complete a critical areas study and anapproved list ofconsultants that you may choose from. Please contact the Planning Division for more information. Erosion °�� l �� r�^� � 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 ofthe City ofEdmonds. |nareas where the slope stability isnot suitable, projects vvithinEnosionHazard 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.O0.U50through 23.8U.U7O. L d N� �l Hazard Areas 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 �� ° �� ° �� N��N�� UHNWr�� ~ ^ 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 site in order to discuss the various permits that may be required. Mike Clugston, AICP, Associate Planner Name, Title Signature January 27,2Ol2