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CRA-11-0110 Erosion-Landslide.pdf
CITY OF EDMONDS th 121 5 Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION CriticalAreasReconnaissanceReport CriticalAreasFileNumberCRA20110110 DeterminationStudyRequired th SiteLocation23726107PlaceWest,Edmonds TaxAccountNumber00689500003200 PropertyOwnerJeanneandEvgeniyGoussev ApplicantSameasowner CriticalAreasPresentGeologicallyHazardousAreas ErosionHazardAreas LandslideHazardAreas SiteDescription Duringreviewandinspectionofthesubjectsite,itwasfoundthatthesitemaycontain(orbeadjacentto) criticalareas,including GeologicallyHazardousAreas(ErosionHazardAreasandLandslideHazardAreas), pursuanttoChapters23.40and23.80oftheEdmondsCommunityDevelopmentCode(ECDC).Citedsections oftheEdmondsCommunityDevelopmentCode(ECDC)canbefoundontheCityofEdmondswebsiteat www.edmondswa.gov. Althoughthemajorityofthesiteisrelativelylevel,thereisasteepslopeonand/oradjacenttothewestern sideofthesite,particularlynearthenorthwesterncornerofthesite,whereitslopesuptotheadjacent propertiestothewest.Thisslopeispartiallysupportedbyarockery.Theslopeisinexcessof40%,which qualifiesasbothanErosionHazardAreaandaLandslideHazardArea. Thus,thesitecontainsand/orisadjacenttoaslopethatissteepenoughtobeconsideredbothanErosion HazardAreaandaLandslideHazardArea. AllowedActivities&ExemptProposals CertainactivitiesareallowedinornearcriticalareabuffersasspecifiedinECDC23.40.220.Similarly,certain developmentproposalsmaybeexemptfromCriticalAreasrequirements(ECDC23.40.230).Ifyouhaveany questionsaboutwhetheryourproposeddevelopmentqualifiesasanallowedorexemptactivity,please contactaPlannerformoreinformation. GeneralReportRequirements CriticalAreasReportsidentify,classifyanddelineateanyareasonoradjacenttothesubjectpropertythat mayqualifyascriticalareas.Theyalsoassesstheseareasandidentifyanypotentialimpactsresultingfrom yourspecificdevelopmentproposal.Ifaspecificdevelopmentproposalresultsinanalterationtoacritical area,thecriticalareasreportwillalsocontainamitigationplan.Youhavetheoptionofcompletingthe portionofthestudythatclassifiesanddelineatesthecriticalareasandwaitinguntilyouhaveaspecific developmentproposaltocompletethestudy.Youmayalsochoosesubmittheentirestudywithyourspecific portrequirementsforalltypesofCriticalAreas developmentapplication.Pleasereviewtheminimumre whicharelistedinECDC23.40.090.D.Thereareadditionalreportrequirementsfordifferenttypesofcritical areas(seebelow).Notethatitisimportantforthereporttobepreparedbyaqualifiedprofessionalas definedintheordinance.Thereareoptionsonhowtocompleteacriticalareasstudyandanapprovedlistof consultantsthatyoumaychoosefrom.YoumaycontactthePlanningDivisionformoreinformation. GeneralMitigationRequirementsforallCriticalAreasarediscussedinECDC23.40.110through23.40.140. ErosionHazardAreas ItappearsthatthispropertycontainsorisadjacenttoanErosionHazardArea.Geologicallyhazardousareas includeareassusceptibletoerosion,landsliding,earthquake,orothergeologicalevents.Theyposeathreat tothehealthandsafetyofcitizenswhenincompatibledevelopmentissitedinareasofsignificanthazard. Suchincompatibledevelopmentmaynotonlyplaceitselfatrisk,butalsomayincreasethehazardto surroundingdevelopmentanduse. ErosionHazardareasincludeAlderwoodandEverettseriessoilsonslopesof15percentorgreater,among others.LandslideHazardAreasarefurtherdefinedinECDC23.80.020.A.Inadditiontothegeneral requirementsforCriticalAreasreportsreferencedabove,specificCriticalAreareportrequirementsfor ErosionHazardAreas(whichareoneoftheGeologicallyHazardousAreas)areprovidedinECDC23.80.050. NotethatStableErosionHazardAreasmayhavelimitedreportrequirementsattheķźƩĻĭƷƚƩƭdiscretion. Ataminimum,anerosionandsedimentcontrolplanpreparedincompliancewiththerequirementsin ECDCChapter18.30shallberequired. DevelopmentisrestrictedwithinanErosionHazardAreaandmustmeetadditionalcriteria.Forerosion hazardareaswithsuitableslopestability,anerosionandsedimentcontrolplanpreparedincomplianceECDC 18.30willbeconsideredtomeettheCriticalAreasͻ{ƷǒķǤwĻƨǒźƩĻķͼdetermination.Thedeterminationof ͻƭǒźƷğĬƌĻslopeƭƷğĬźƌźƷǤͼwillbemadebyboththePlanningandEngineeringdivisionsoftheCityofEdmonds. Inareaswheretheslopestabilityisnotsuitable,projectswithinErosionHazardAreaswillrequireareportby alicensedGeotechnicalEngineerorotherqualifiedprofessional.Notethatitisimportantforthereportto bepreparedbyaqualifiedprofessionalasdefinedintheordinance.ReportrequirementsaregiveninECDC 0,andmoregenerallyinECDC23.40.090.D.DevelopmentstandardsaregiveninECDC23.80.060 23.80.05 and23.80.070. Page|2 LandslideHazardAreas ItappearsthatthispropertycontainsorisadjacenttoaLandslideHazardArea.Geologicallyhazardousareas includeareassusceptibletoerosion,landsliding,earthquake,orothergeologicalevents.Theyposeathreat tothehealthandsafetyofcitizenswhenincompatibledevelopmentissitedinareasofsignificanthazard. Suchincompatibledevelopmentmaynotonlyplaceitselfatrisk,butalsomayincreasethehazardto surroundingdevelopmentanduse. DevelopmentisrestrictedwithinaLandslideHazardAreaanditsbuffer.Projectsthatwillintrudeintothese pendonthe areaswillrequireareportbyalicensedGeotechnicalEngineer.Thecriteriathatareappliedde amountthatthebufferisreduced.Thebuffercanbereducedtoaminimumoften(10)feet(withan additionalЊЎbuildingsetbackperECDC23.40.280)ifareportispreparedthatmeetsthestandardslistedin ECDC23.80.050.ThealterationmustalsomeettherequirementslistedECDC23.80.060.Inaddition, proposalstoreducethebuffertolessthanten(10)feetmustcomplywiththedesignstandardslistedin ECDC23.80.070.A.3. Determination:StudyRequired Thisreviewappliestotheentiresubjectparcel.Dependingonthelocationandprojectproposedrelativeto theidentifiedcriticalareas,certainstudiesandreportsmayberequired.PleasecontactthePlanning Divisionat425.771.0220ifandwhenyouhaveaspecificdevelopmentproposalforthissiteinorderto discussthevariouspermitsthatwillberequired.Pleasenotethattreeremovalonsitescontainingcritical areasmayfirstrequireatreecuttingpermit,andtheillegalremovaloftreesmayresultinpenaltiesand steepfines(ECDC18.45.070,ordinance#3828). JenMachuga,AssociatePlannerDecember15,2011 Name,TitleSignatureDate Page|3