CA-08-0101 Erosion-Landslide, Randall.pdf
CITY OF EDMONDS
CRITICAL AREAS RECONNAISSANCE REPORT
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Site Location:Tax Acct. Number:
22208 93 Place West 00544300000200
Determination: Determination #:
Study Required CRA-2008-00101
Applicant:Owner:
Donna M. Randall Donna M. Randall
CRITICAL AREAS RECONNAISSANCE REPORT:STUDY REQUIRED
During review and inspection of the subject site, it was found that the site contains and/or is adjacent to
critical areas, including Geologically Hazardous Areas, pursuant to Chapters 23.40 and 23.80 of the
Edmonds Community Development Code (ECDC).
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The subject property is shaped like a bowl. The property slopes in at approximately 22% from 93 Place
and the northern property line, and there is a vertical rock wall on the southern property line that is more
than 10 feet in height. Given the steepness of the slope and the height of the rock wall and these areas
qualify as erosion hazard and possibly landslide hazard areas.
This review applies to the entire subject parcel. Depending on the location and type of project proposed
relative to the identified critical areas, certain studies and reports may be required.
ALLOWED ACTIVITIES AND EXEMPT DEVELOPMENT PROPOSALS
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 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 to submit the entire study with your
specific development application.
Please review the minimum report requirements for all types of Critical Areas that are listed in
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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
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ordinance. There are options on how to complete a critical areas study, and there is 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
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23.40.140.
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STUDY REQUIREMENT EROSION HAZARD AREA
It appears that this property contains or is adjacent to an Erosion Hazard Area. Erosion Hazard Areas
include:
Those areas with Alderwood and Everett series soils on slopes of 15 percent or greater.
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Any area with slopes of 15 percent or greater and impermeable soils interbedded with granular soils
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and springs or ground water seepage.
Areas with significant visible evidence of ground water seepage, and which also include existing
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landslide deposits regardless of slope.
DEVELOPMENT PROPOSALS ASSOCIATED WITH EROSION HAZARD AREAS
Development within an Erosion Hazard Area must meet additional criteria.
For erosion hazard areas with suitable slope stability, the only critical area study needed is an
erosion and sediment control plan prepared in compliance with the requirements set forth in Chapter
18.30 ECDC as part of the construction documents. This option is at the directors discretion, per
Edmonds Community Development Code section 20.80.050.G.
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.
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
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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.
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In addition to the general requirements for Critical Areas reports referenced above, specific Critical
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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.
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The criteria that are applied depend on the amount that the buffer is reduced.
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The buffer can be reduced to a minimum of ten (10) feet (with an additional 15 building setback per
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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
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standards listed in ECDC 23.80.070.A.3.
Kernen Lien, Associate Planner September 11, 2008
Name Signature Date
NOTE: Cited sections of the Edmonds Community Development Code (ECDC) can be found on the City of
Edmonds website at www.ci.edmonds.wa.us
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