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CRA-2014-0037-Recon Report.pdf'»c. \'69° (71 121 5"' Avenue North, Edmonds YVA98020 Phone: 425.77l.0220^Fax: 425.77|.O22|°Web: v^ww'.udnioode*a.gov DEVELOPMENT SERVICES DEPARTMENT ° PLANNING DIVISION �� ~��° U �� ° � �� &_�U�8�~��U �� U�� . [Ji/icu//4r8g3File Nun7beT D8terro/Oobm/t Study Requited Sit8LQc,(jtion 741HQnnoPoyk1?d ToxAccount, 8/urnber 0027032400210300 Property Ower 6;reg& G/g//ocDbSeo App//Con/ BryonK/(Inn/tr Cril/co/Areos/tcsent 0G80/og/(ollyHazardous Ar�oS � 'J EyO,;/onHozord Areas �-� ~ ��^ U e ��U�U�� i o i""i During review and inspection nfthe subject site, iLwas found that the site may contain (urbeadjacentto)chtca| areas, including Geologically Hazardous Areas (Erosion Hazard Area and/or Landslide Hazard Area), pursuant to Chapters 23.4Oand 23.80ofthe Edmonds Community Development Code (ECDC). Cited sections nfthe Edmonds Community Development Code (ECDC) can be found on the City of Edmonds website at . Although most of the site is relatively level, a steep slope is located near the western property line. That slope drops steeply to the west down to the railroad tracks. This slope is over 90 percent, according to City LiDAR data. Due to the steepness of the slope, the site contains and/or is adjacent to slopes that are considered both Erosion Hazard Areas (over 15 percent slope) and Landslide Hazard Areas (over 40 percent slope). A U0avv ed�� c t°v°t°e s Exe rn p"t Pr o P - ". (3U(.11"; Certain activities are allowed in or near critical area buffers as specified in ECDC 23.40.220. Similarly, certain development proposals may be exempt from Critical Areas requirements (ECDC 23.40.230). (fyou have any questions about wbether your proposed development qualifies as an allowed or exempt activity, please contact 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. E °"O" i rig i r�J A�- gym%a It appears that this property contains and/or is adjacent to an Erosion Hazard Area. 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 to surrounding development and use. 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. (Vote 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 113.30 shall be required. 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 with 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. 1,q 4 x It appears that this property contains and/or is adjacent to a Landslide Hazard Area. 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 to surrounding development and use. 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 -foot 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 in 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. n et iir" u I IIS"`I ;fie: k� p �4F w , p �a ni iiia ".Ici 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 the planning Division at 425.771.0220 if and when you have a specific development proposal for this site in order to discuss the various permits that will be required. Please note that tree removal on sites containing critical areas may first require a tree cutting permit, and the illegal removal of trees may result in penalties and steep fines (ECDC 18.45.070, ordinance #.3520. Kevin Garrett, AICP, Planner( ° r'^ I-�" f ' �April 29, 2014 Name, Title Signature Date