CRA20010120 UPDATED Erosion Hazard Area.pdf189M
CITY OF EDMONDS
121 5'h Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.2ov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
CriticalAreas Reconnaissance Report
Critical Areas File Number
Determination
Site Location
Tax Account Number
Property Owner
Applicant
Critical Areas Present
CRA20010120
Study Required
22-920-102 nd Pl. W., Edmonds
00610700100500
Heather Cheeks
Robert Purser (applicant for PLN20150043)
Q Geologically Hazardous Areas
Q Erosion Hazard Areas
NOTE: THE ORIGINAL RECONNAISSANCE ISSUED FOR THIS PROPERTY ON SEPTEMBER 12, 2001
DETERMINED THAT THE PROPERTY DID NOT CONTAIN ANY CRITICAL AREAS AND A "WAIVER"
FROM THE REQUIREMENT TO CONDUCT A STUDY WAS ISSUED. HOWEVER, SINCE THE TIME OF
THE ORIGINAL RECONNAISSANCE, THE CITY'S CRITICAL AREAS CODE WAS UPDATED, REVISING
THE THRESHOLDS FOR WHEN SLOPES ARE CONSIDERED CRITICAL AREAS. AS SUCH, IT WAS
RECENTLY DETERMINED THAT THE PROPERTY CONTAINS AND/OR IS ADJACENT TO A SLOPE THAT
IS STEEP ENOUGH TO BE CONSIDERED AN EROSION HAZARD AREA. THEREFORE, THE ORIGINAL
RECONNAISSANCE HAS BEEN CHANGED, AND THE CURRENT CRITICAL AREAS DETERMINATION
FOR THE PROPERTY IS "STUDY REQUIRED" DUE TO THE PRESENCE OF AN EROSION HAZARD AREA.
Site Description
During recent 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 (Erosion Hazard Area), 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.edmondsw .go_y.
The subject site slopes downwards gradually generally from east to west. According to the Soil Survey
of Snohomish County Area, Washington, soils on the subject site consist of "Alderwood Urban land
complex, 2 to 8% slopes." According to City LiDAR data, the slopes on/adjacent to the subject site range
between approximately 20% and 25%, which qualifies as an Erosion Hazard Area. A steeper slope is
located on the adjacent property to the west; however, the subject site is out of any potential Landslide
Hazard Area buffers. Therefore, the site contains and/or is adjacent to a slope that is steep enough to
be considered an Erosion Hazard Area. No other critical areas were observed on or adjacent to the site.
Allowed Activities & 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 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.
Erosion Hazard 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 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.
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 18.30 shall be required.
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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.
Determination: Study Required
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 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
January 11, 2016
Signature Date
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