CRA-13-0087 Erosion-Landslide.pdf.nc. I S9.,
121 5th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 ® Fax: 425.771.0221 ® Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT ® PLANNING DIVISION
,ritical Areas Reconnaissance Report
Critical Areas File Number CRA20130087
Determination Studv Reauired
Tax Account Number 00554800100101
Property Owner Tarek Hanna
Applicant Aziz Makari
During review and inspection of the subject site, it was found that the site may contain (or be adjacent to)
critical areas, including Geologically Hazardous Areas (Erosion Hazard Areas and Landslide Hazard Areas),
pursuant to Chapters 23.40 and 23.80 of the Edmonds Community Development Code (ECDC). Cited sections
of the Edmonds Community Development Code (ECDC) can be found on the City of Edmonds website at
www.edmondswa.gov.
Although the eastern portion of the site is relatively level, the western side of the site slopes upwards steeply
onto the adjacent property to the west. This slope exceeds 40% according to City LiDAR data. Due to the
degree of the slope on and/or adjacent to the western side of the site, it was found that the site contains
and/or is adjacent to a slope that is steep enough to be considered both an Erosion Hazard Area (over 15%
slope) and a Landslide Hazard Area (over 40% slope).
AllowedActivitiespProposals
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). If you have any
questions about whether your proposed development qualifies as an allowed or exempt activity, please
contact a Planner for more information.
General Report Requirements
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.
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 18.30 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 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.
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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' 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 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.
Determination: Studw Required
1;
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 47.5.771.0220 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).
Jen Machuga, Associate Planner
Name, Title
Signature
August 30, 2013
Date
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