1920 GRAND AVE 2016-01-01 MF Import

, STEEP SLOPE ALTERATION PORT GARDtdER BAY CONDOMINIUMS REVII k6�99 (Revision) July 3, 2001 Background: The Zoning Code classifies slopes of 40% and greater as geologically hazardous. The topography of the eastern portion of the subject site consists of a gentle slope from the edge of the sidewalk to the top of a slope. The western half of the site slopes steeply down to the west towazd the Burlington Northern railroad tracks at the basc of the slope. The slope descends at approximately SO to 100% over the full length of the site. The estimated ?ieight of the slope is approsimately 70 feet. The Applicant proposes to construct 12 condominiums in.2 buildings on the upper 12-28 feet (horizontal dimension) of the slope. Findings: The Planning Director, using Review Process II, is authorized to make an administrative determination to allow alteration of an area identified as a geologically hazardous area or the standard buffers required if the slope area is not associated with another environmental feature. EMC 37.080.0 states that the Planning Director may authorize alteration of an area identified as geologically hazardous if he/she approves a geotechnical report which demonstrates that: 1. the proposed development w�ill not create a hazard to the subject property, surrounding propenies or rights-of-way, erosion or sedimentation to off-site properties or bodies of water; and 2. the proposal addresses the existing geological constraints of the site, including an assessment of soils and hydrology; and 3. the proposed method of construction will reduce erosion potential, landslide and seismic hazard potential, and will improve or not adversely affect the stabiliry of slopes; and 4. the proposal uses construction techniques which minimize disruption of existing topography and nataral vegetation; and 5. the proposal is consistent with the purposes and provisions of this Ordinance; and 6. the proposal mitigates all impacts identified in the geotechnical report; and 7. all utilities and access roads or driveways to and within the site be located so as to require the minimum amount of modification to slopes, vegetation or geologically hazardo�s areas. A geotechnical report was completed for the proposal by David Evans and Associates in August 1998. A letter addressing a revised project description (construction of a basement below the parking level and three story construction) was submitred on March 1, 1999. A revised soils report was submitted in conjunction with the proposed building revision (Earth Consultants, Inc.—December 21, 2W 1 j The gc�technical reporqs) states that: 9 �