The URL can be used to link to this page

CRA20120002 description.pdf'»o. L89» 121 s"'Avenue North, Edmonds WA98O2O DEVELOPMENT SERVICES DEPARTMENT " PLANNING DIVISION Critical Areas ReconnaissanceReport Ctdico/At�easFile NUmber Detenn/noti0o Site Location 7"oXAccount Number, Prot)ertyOm/ner App//co0t 01L/cU/,4eusPr�es8nt S~t e D e s cUr°p t°o�� CRA20120002 StQJvReqUit-ed 1Q02Dayton Sb-eet 00434203800100 lao/ce,Snn/th Fred CochreV 0Geologically Hozard0UsAreas 10 ErQs/oVHozardAreQs FA-LandslideNUz (it'd Areas 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 23.40and Z3.8Oofthe 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 in areas of significant hazard. Such incompatible development may not only place itself at risk, but also may increase the hazard tnsurrounding development and use. Cited sections ofthe Edmonds Community Development Code (ECDC) can be found on the City of Edmonds website at � The associated UDARmap indicates that there isalarge steep slope onthe northern half ofthe subject parcel that dopes down through the unopened Dayton Street right'of+waytothe north. The existing development at the site is located on the relatively level southern half of the parcel. Soils on the northern half ufthe property are identified as A|deruxood'Evenett gravelly sandy |oams (2596 70% slopes) while the southern half of the parcel is underlain by Everett gravelly sand loam soils (0% 896 slope). The physical characteristics of the northern half of the slope qualify this site as a potential erosion and landslide hazard. Allowed Activities & Exerript Proposals Certain activities are allowed in or near critical area buffers without submitting a critical areas report as specified in ECDC 23.40.220. Similarly, certain development proposals may be exempt from Critical Areas requirements altogether (ECDC 23.40.230). However, it is much more likely that an alteration to a critical area or buffer will require some form of City oversight and approval. According to ECDC 23.40.320: "Alteration" means any human -induced action which changes the existing conditions of a critical area or its buffer. Alterations include, but are not limited to: grading, grading; filling, dredging; draining, channelizing; 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 landforms, vegetation, hydrology, wildlife or wildlife habitat value of critical areas. .� R w 77077717'67 exemptplease General I'leport f1equirer"ner its Critical areas reports identify, classify and delineate 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 specific development proposals. If a specific development proposal results in an alteration to a critical area, the critical areas report must contain a mitigation plan. General mitigation requirements for all critical areas are described in ECDC 23.40.110 through 23.40.140. Critical area reports are most commonly submitted when applying for a building permit or land use development application (although they can be submitted at any time). The minimum requirements for all critical area reports 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. Please contact the Planning Division for more information. 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 f"ak:e u 2 ECDC 18.30 will be considered to meet the critical areas "Study Required" determination. The determination of "suitable slope stabi|ity" 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. Report requirements and development standards for alterations within erosion hazard areas are found in ECDC 2l8U.O50through l3.80.070. Landslide ~� �� ~� �� ~� �� Q�� 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 23.80.070. �D e t e rn~n a t~o v -i" ��tu d y R e qu°r e d 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 23,2U12