24106-102nd_CRA-09-45.pdf
CITY OF EDMONDS
th
121 5 Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
CRITICAL AREAS RECONNAISSANCE REPORT
nd
Site Location: 24106 102 Place West Tax Acct. Number: 00555000003800
Determination: STUDY REQUIRED *Determination #: CRA-2008-0045
Applicant: Mark Lowe / Chermak Const. Owner: Kent Short
CRITICAL AREAS DETERMINATION:STUDY REQUIRED (CRA-2008-0045)
During review and inspection of the subject site, it was found that the site may contain (or be adjacent to) critical
areas, including a Geologically Hazardous Area (Landslide Hazard Area), pursuant to Chapter 23.40 of the
Edmonds Community Development Code (ECDC).
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.
The LiDAR map (attached) indicates that there is a steep slope (approximately 52%) adjacent to the western edge of
the property. The site is relatively flat and has a rolling slope of approximately 10%. See map for approximate top
of slope. Projects proposed further than 65’ from the top or toe of the slope (50’ buffer + 15’ setback from the
critical area) will not require a geotechnical report to address critical areas issues (of course, other departments may
require a report to address their codes, depending on the scope of work proposed).
ALLOWED ACTIVITIES
Certain activities are allowed in or near critical area buffers as specified in ECDC 23.40.20. If you have any
questions about whether your proposed development qualifies as an allowed activity, please contact a Planner for
more information.
EXEMPT DEVELOPMENT PROPOSALS *
Certain development proposals may be exempt from Critical Areas Requirements (ECDC 23.40.230). If you think
that a specific development proposal may be exempt, contact a Planner for more information.
Page 1 of 2
GENERAL CRITICAL AREAS 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.
STUDY REQUIREMENT – LANDSLIDE HAZARD AREA
It appears that this property contains or is adjacent to a Landslide Hazard Area.
A Landslide Hazard Area is any area with a slope of forty percent (40%) or steeper and with a vertical relief of
ten (10) or more feet (except areas composed of consolidated bedrock).
Landslide Hazard Areas are further defined and illustrated in ECDC 23.80.020.B.
In addition to the general requirements for Critical Areas reports referenced above, specific Critical Area report
requirements for Landslide Hazard Areas are provided in ECDC 23.80.050.
DEVELOPMENT PROPOSALS ASSOCIATED WITH LANDSLIDE HAZARD AREAS
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.
Gina Coccia, Associate Planner June 17, 2009
Name, Title Signature Date
Cited sections of the Edmonds Community Development Code (ECDC) can be found on the City of Edmonds
website at www.ci.edmonds.wa.us.
Page 2 of 2
073