CRA-13-0012 Erosion-Landslide.pdfI , A �) N,3
" F YOFIEMMONIDS
121 5"' Avenue North, Edmonds WA 98020
Phone-, 425,?71,0220, - Rax: 425.771 M21 -Wob:
DEV E1,01"I" EM' MERV ICES IJEPAR'FIMENR'p, PLANNING DIVISION
011%b a
, ffical Areas Reconrmiss&�,':'Iice a� Fl
il"eport
n , N ca I Areas File Nurnber
Determination
,Site Locatkvi
Tax Account Nurriber
Property Owner
Applicant
("ritical Areas Pres ert t
Site Descripition
C�RA20.130012
Study Required
21321 Pioneer Way, Edinonds
0064.9900000300
Joe Halrppson
Sarrie as owner
17.1 Geologically Hazardous At ears
121 Erosion Hazard Arens
FA Londslide flazcirdAreas
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 (Eirosion Hazard Areas and Landslide Hazard Areas),
pursuant to Chapters 23,40 and 23.80 of the Edmonds Community Development Code (ECDQ. Cited sections
of the Edmonds Community Development Code (ECDC) can be found on the City of Edmonds welisfte at
wwvv.edrnondswa,F.ov.
The site slopes downwards generally from, south -to north, This slope extends onto the adjacent properties.
The portion of the slope on/adjacent to the southern side of the Subject site is in excess of 40% according to
City LiDAR data. Due to the degree of the slope on and adjacent to the setae, it was fou rid that the site
contains and is adjacent to slopes that are steep eriough to be considered both an Erosion Hazard Area (over -
15% slope) and a Landslide Hazard Area (over, 4010 dope).
Allowed Activitie[)roposals
Certain activities are allowed in or near critical area buffers as specified in LCDC 23.40.220. Similarly, certain
development proposals may be exempt from Critical Areas requirements (ECDC 23.40.230), If yogi have any
questions about wherher your proposed development qualifies as an allowed or e)(empt activity, please
contact a Plan ger' fur more information.
P.I.
(,,::ieneral Reloort Reqk.m'er,yISI (-1: r'l
r 1'r itical Areas Rel;)orts identify, clas,O'y and any areas on or adjacent to the subject pi ol]eily diaL
may qualify as critical areas, They also assess these weas and identify any potential iMp@CJS resultir1 g fromi
your specific developrilent proposal, If a specific developrilent proposal results in art alteration 'to a critk;A
avea, the cr,itical areas ret.)ort will also cont -Ain a rnitigation plan. You have the option of completing the
portion of the study that classifies and delineates the critical areas and waiting until you [lave a specific
development proposal to complete the Study. You may also choose submit the entire study with Your specific
development application. Please review the minimurri report requirements for aIl types of Critical Areas
which are listed in [CDC 23.40.090,D. There are addi-tional report requirements for different types of critical
areas (see below). Note that it is important for the report to be prepared by as 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 relay choose -from. You may contact the Planning Division for more Ili foralla Lion.
General Mitigation Requirements for all Critical Areas are discussed in F.CDC 23.40.110 through 23.40,140.
Erosion 1-lazard Areas)
It appears that this property contains 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 incornpatible 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.
Note that Stable Erosion Hazard Areas may have limited report requirements at the director's disaetion.
At cy minimum, an erosion and sediment control plan prepared in compliance witi-i the requirements in
'CDC Chapter .10.30 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 tile 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 inthe ordinance. Report requirenients are given in, ECDC
23.80.0 SGS, and more gyenerally in ECDC 23.40.090.D. Development standards are given in ECDC 23.80.060
I-at'idslide Hazard Areas
it appe a rs final: t this properly contains or is a clj ace rit to a Lands I i(le i -I a z a rd A i ea. Geo I I y haza rdoGis a reas
indlide amas siisceptible to erosion, land sliding, earthquake, or other gEological events. i"hey pose a threat
to the health at id safety of sit izens when incornpati b I e developille1r)t is sited in a reas oi'significan I, haz a rd.
Sijch incompatible &\(eJoPJrl,r
ierit rylay not ordy place itself al. risk, but ako rnay increase tile hazard to
surrOUnding development and Use.
Deveioprnent is restricted within a I_alr
. idslide Hazard Area and its buffer. Projects that will intrude into these
areas will require a report by a licensed Geotechnicall Engineer. The criteria that are applied depend on the
arnOLIlIt that the buffer is redwed. The buffer call be reduced to a MirI6IT111111 of ten (10) feet (with an
additional 15' building;, setback per l."CE)C 23.40.280) if a report is prepared that Me(.ats the sitairlclards listed in
ECSC 23,80.050. The alteration must aiso ine,et the requirements listed ECDC 23.80.060. In addition,
proposals -to reduce the buffer to lens than tell (10) -feet, rrmst cornply with the design standards listed in
FCDC 2W3.80.070. .3.
ol M C,
D e' t e', r n( wria-tioi . 13"t.,tAy ReqUired
Ihis review applies to the entire, subject parceL Depending on the location and pr(aaject proposed relative to
the identified critical areas, certain studies nand reports maybe 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; rnayfirst require a tree cuttiny permit, and the illegal removal of trees may result in penalties and
steel) fines ("CDC 18. 45.070, ordinance #38.28).
Jen Machu aa, Associate Planner
Signatilre,
March 13, 2013
Date