CRA20000137 update description.pdf'rrC. l F,9v'
CITY OF EDMONDS
1215 1h Avenue North, Edmonds WA 98020
Phone: 425.771.0220 * Fax: 425.771.0221 ® Web: r \nr µg lrxio-iii s.wa:g cry
DEVELOPMENT SERVICES DEPARTMENT ® PLANNING DIVISION
Critical Areas Recwinaissai'ice Report o
C,r°ificol At't" os File ftrY7ber
C7e errrtirio ion
Site Locotion
Tox Account Nur-neer
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C;riticol Are(xs Preser)
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Study Requir'ecl
723 Hanno foot*
27032400209600
Nelson
Erik
orne
I Geologically I azorclous Areos
FA- Erosion / lozot-el Arecr.s
( Loandslide k1ozord Areus
T[TIS PARCEL WAS PREVIOUSLY IDENTIHED AS' I S I I
2000. HOWEVIG: O ,.. . W Rff1C "AS CODE UPDATE OF
2005 REQ0RES REASSESSMEN T OF T1 1E ORIGINAL
DETE[0AI NATION.
Site Descriptiori
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 and/or Landslide Hazard Areas), pursuant to Chapters
23.40 and 23.80 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. Cited sections of the Edmonds Community Development Code can be found on the City of Edmonds website
at .w.ww.._e-dJ' ..o.t..-ds.w<f,[ qy,.
The associated LiDAR map indicates that the parcel is basically level from Hanna Park Road west towards Puget
Sound. At the western parcel boundary, however, the site quickly slopes down to the BNSF railroad tracks with
grades in excess of 70%. Soils on the property are identified as Alderwood Urban land complex (2%- 8% slope). As
a result, the slopes in excess of 15% are classified as a potential erosion hazards and the portion that exceeds 40%
is a potential landslide hazard area.
Allowed iies & Exempt 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 Report Requirer nents
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.
Erosion eC'
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 discretion. At a
minimum an erosion and sediment control plan prepared in compliance with the requirements in ECDC Chapter
13.30 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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Landslide 1����Iazard 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. 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 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. 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.
Determination: S -
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
425.771.0220 if and when you have a specific development proposal far this site in order to discuss the various
permits that will be required.
Mike Clugston, Associate Planner
Name, Title
May 7, 2012
Signature / Date
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