06-111_16115-75thPlW.pdf
CITY OF EDMONDS
CRITICAL AREAS RECONNAISSANCE REPORT
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Site Location:Tax Acct. Number:
16115 75 Place West 00513105800900/01
Determination:Determination #:
Study Required CRA-2006-0111
Applicant:Owner:
Janis Hansen J. Sherman Mills
CRITICAL AREAS RECONNAISSANCE REPORT:STUDY REQUIRED (CRA-2006-0111)
During review and inspection of the subject site, it was found that the site may contain or be
adjacent to critical areas, including an Erosion Hazard Area, pursuant to Chapter 23.40 of the
Edmonds Community Development Code (ECDC).
The LIDAR map (attached) indicates erosion potential, as the site slopes down from east to
west at an approximate 19% slope. Because this slope exceeds 15% and because of the Soil
Survey mapped soil types of #3 and #4 (Alderwood gravelly sandy loam and Alderwood-Everett
gravelly sandy loams) this site qualifies as an erosion hazard critical area.
There is a narrow man-made cement-lined channel on the property that appears to be a
waterfall water feature. It flows from east to west down the slope of the property. This drainage
channel does not meet the definition of stream pursuant to ECDC 23.40.320 and is therefore not
considered a critical area.
This site is also located within the designated Earth Subsidence Landslide Hazard Area, so if
there are any known proposed development plans for this site, the applicant should first contact
the Building Official at 425.771.0220 for information on the building permit process for
properties located in this area.
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.
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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.
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 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.
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 August 14, 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.
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