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04-144_7418-169thPl.pdf CITY OF EDMONDS CRITICAL AREAS RECONNAISSANCE REPORT th Site Location:Tax Acct. Number: 7418 169 Place SW 00765800000300 Determination:Determination #: Study Required CA-2004-0144 Applicant:Owner: Bruce O’Neill Art & Peggy Gerdes CRITICAL AREAS RECONNAISSANCE REPORT:STUDY REQUIRED (CA-2004-0144) This site was reviewed in 2004 and a “waiver” was issued, indicating that no critical areas were found to be on or adjacent to the subject site. However, during review and inspection of the subject site for State Environmental Policy Act (SEPA) review, it was found that the site slopes down from east to west at enough of a slope to qualify for both erosion hazard potential and landslide hazard potential. These are two types of critical areas, pursuant to Chapter 23.40 of the Edmonds Community Development Code (ECDC). The LIDAR map (enclosed) indicates that the general slope across the property is roughly 27%, while there are also slopes of 34% and 45% on the property, there is also a slope of 60% adjacent to the property. Study materials (geotechnical report) will be required with building permit review to ensure the safety of the proposed development. 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. STUDY REQUIREMENT – EROSION HAZARD AREA It appears that this property contains or is adjacent to an Erosion Hazard Area. 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. 1 Note 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 18.30 shall be required. DEVELOPMENT PROPOSALS ASSOCIATED WITH EROSION HAZARD AREAS Development is restricted within an Erosion Hazard Area. Projects that will intrude into these areas will require a report by a licensed Geotechnical Engineer or other qualified professional. 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. 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. Gina Coccia, Planner June 21, 2006 Name, Title 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. 2 642 2 03 022 291 881 481