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CRA-2014-0050 Recon Report.pdf'4c. \09" CITY ITm OF EDMONDS 121 5"'Avenue Noulh,Edmonds WA9802O Phone: 425.77l.022O~Fax: 425.77\.022l ,VVeb:vvv/*'.ednnonduvvo.gov DEVELOPMENT SERVICES DEPARTMENT ^ PLANNING DIVISION ��~�°��U � �� °��u� ��U�� n i�i�� o ��_x ��nnuo��~m~o��nn�� n � Oltica//4remsFile Number {IC420240058 Oetet7r/notio/ Sh/lv[?ecpuire(J SiteLoc�Jtjor 8509244"'�t'SN/ ToxAccount- yVun7bry 00463,303200303 Ppmperty{]m,Iier Gursh'PGrhn(?r37/P—Roy Gur9// Applicant Steve Bornefbrne/sion8Arch/lecturo/Grp, 0-ft/ca/AreaspreS8nf 0 GeD/Og/ca//yHkrzancloUs /reas ZErosion Hoz�vncl AreuS � Lonuslide/lazoi-dAnroo �� ° U � e�� U�11:.') i o i�"i 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 and/or Landslide Hazard Area), pursuant to Chapters 23.4Uand Z3.8Oofthe Edmonds Community Development Code (ECDC). Cited sections nfthe Edmonds Community Development Code (ECDC) can be found on the City of Edmonds website at . The site generally slopes down from the western property line (approx. 460-462 feet elevation) to the western property line (approx. 442-444 feet elevation), with more level areas at the two structures. Just east ofthe eastern property line is a steep slope that drops down to a more -level area at the building on that property. According to City UDARdata, the gradient ofthis slope exceeds 40percent. Also, asteep slope islocated just east ofthe access drive; the gradient ofthis slope also exceeds 4Opercent. According tuthe USNatural Resources Conservation Service, soils on the site are Alderwood Urban land complex (2-8 percent slope) which may experience significant erosion. Due to the steepness of the slope and the presence of these soils, the site contains and/or is adjacent to a slope that is considered both an Erosion Hazard Area (over 15 percent slope) and Landslide Hazard Area (over 40 percent slope). AUUo w e d Ac t°v°t i e s E��")t Pr o p o "a', Us 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 mexempt activity, please contact mP6znner}ormore information. ��.�� o n�_o �� noo�~u Critical Areas Reports identify, classify and delineate any areas on or adjacent to the subject property that may qualify escritical 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 amitigation 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 itinimportant for the report to be prepared by a qualified professional as defined in the 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 E[DC23.4U110through ZS.4O.140. � ��E �� J A �e a:: � |tappears that this property contains and/or is adjacent to an Erosion Hazard Area. Geologically hazardous areas include areas susceptible tu erosion, land sliding, earthquake, o/other geological events. They pose 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 ECDC23.80.02U.A. In addition tothe 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 1&3Dshall berequired. 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. |nareas where the slope stability io not suitable, projects within Erosion Hazard Areas will require report by licensed Geotechnical Engineer o/other qualified professional. Note that it is important for the report to be prepared by qualified professional as defined in the ordinance. Report requirements are given in ECDCZ3.8O.0SO, and more generally in ECDC2S.4O.09O.D. Development standards are given in ECDC23.8O.060and 23.80.070. L a n ds I i d Ba?� i s z(w) r d A r am Baa s 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. r"i t °� �,.� a�� ,�� i� w w a 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, AICP, Planner Name, Title Signature June 2, 2014 Date P�qo 1