The URL can be used to link to this page

CRA20140044 Report.pdf'«o. \6q» 121 5"'Avenue North, Edmonds W/\9802U Ph000:425.77|.0220°Fax: 42I77|.022| ~ Web: vvpo*.edmuoduvva.gov DEVELOPMENT SERVICES DEPARTMENT " PLANNING DIVISION ��~�"��U �� °�� u ��U J��n ��~� ��ononu��~�~*��nx�� ~��n � 0itfCo/Areas File /Vun1b8r /}e&zr/n/notion Site Locobon Tox/\CCoVotyVurnber Pro47er(yQaner App//con/ 0-/t/co/AyooJPr8se0t �� U�°��'�=�� _~��n ��ou (" ,BA20.24O844 Study Required 22,31892^~Av£.0/ 00544300001800 PebzrTi2/Mo /efft,evTi-e/ber,Lovell -SauetImnd&Assoc. 0G8u/UWCo//y1/azcrdoUSA/eciI 2 Fyos/D8Ho,undArcus During review and inspection ofthe subject site, itwas found that the site may contain (or beadjacent to) critical areas, including Geologically Hazardous Areas (Erosion Hazard Area), pursuant to Chapters 23.40 and 23.80 of the Edmonds Community Development Code (E[D[). Cited sections ofthe Edmonds Community Development Code (ECD[)can befound onthe City ofEdmonds website at The site slopes up gently from 92 nd Ave W. and then becomes level in the area to the east of and under the eastern portion of the existing residence. The high point on the site (about 406 feet) is near the eastern part of the north property line. The western portion of the site slopes down from the house to the rear (western) yard and to 224`^St. SW. The lowest point ofthe site ioatthe southwest corner (about 384feet). The slope down from the residence extends into the right-of-woyfor 224^h St SW. Portions ofthis slope are between ZOpercent and 23 percent, according to City LiDAR data. According to information from the US Natural Resources Conservation Service, soils at the site include Alderwood Urban land complex (2-8 percent and 8-15 percent slopes). Due tothe steepness of the slope and the type of soil, the site contains and/or is adjacent to slopes that are considered Erosion Hazard Areas (over 15percent dope). Allowed Ac".-t°v"t°es & Exen"ipt 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 whether your proposed development qualifies as an allowed or exempt activity, please contact a Plannerfor more information. ��°�� x �~noo��n x�°� Critical Areas Reports identify, classify and delineate any areas on or adjacent to the subject property that may qualify aocritical 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 ofcompleting the portion ofthe 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 itisimportant for the report tobeprepared byaqualified professional andefined inthe ordinance. There are options onhow 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 ECDC23.40.11Othrough J3.40.140. 8� �� ~� 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 inECDC23.8O.02O�� |naddition tothe general requirements for Critical Areas reports referenced above specific Critical Area report requirements for Erosion Hazard Areas (which are one ofthe Geologically Hazardous Areas) are provided inECDC2lOO.O5O. Note that Stable Erosion Hazard Areas may have limited report requirements at the director's discretion At minimum an erosion and sediment control plan prepared in compliance with the requirements /nECDC Chapter 1&3Dshall berequired. Development isrestricted 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. |nareas where the slope stability is not suitable, projects within Erosion Hazard Areas will require report by licensed Geotechnical Engineer orother qualified professional. Note that itisimportant for the report tobeprepared bya qualified professional asdefined inthe ordinance. Report requirements are given inECDC2l80.050,and more generally inE[DCZ3.4U.O9O.D. Development standards are given inECDCZl80.060and 23.D0.O70. 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 #3828). Kevin Garrett, AICA, Planner Name, Title Signature May 20, 2014 Date Ngv 1 31