CRA20100007.pdf
CITY OF EDMONDS
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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
CRITICALAREASRECONNAISSANCEREPORT
CRITICALAREASRECONNAISSANCEREPORT
Site Location: 1101 12 Ave N Tax Acct. Number: 00548900001911
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Determination: STUDY REQUIRED *File Number:CRA20100007
Owner: Mark Jackson Applicant:Same
Background…
Background…
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 Hazard Area or 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 50%) just south of the
house. The site slopes down substantially from the NE corner of the site (294’ elevation) down to the SW
corner of the site (260’ elevation). Soils on the property are identified as Alderwood gravelly sandy loam
series, which classifies the site as a potential erosion hazard. These slopes qualify as potential
“geologically hazardous areas.” 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).
Thisreviewappliestotheentiresubjectparcel.Dependingonthelocationand
Thisreviewappliestotheentiresubjectparcel.Dependingonthelocationand
projectproposedrelativetotheidentifiedcriticalareas,certainstudiesandreports
projectproposedrelativetotheidentifiedcriticalareas,certainstudiesandreports
mayberequired.PleasecontactthePlanningDivisionat425.771.0220if/whenyou
mayberequired.PleasecontactthePlanningDivisionat425.771.0220if/whenyou
haveaspecificdevelopmentproposalforthissitetodiscussthevariouspermits
haveaspecificdevelopmentproposalforthissitetodiscussthevariouspermits
thatmayberequired.
thatmayberequired.
AllowedActivitiesandExemptDevelopmentProposals…
AllowedActivitiesandExemptDevelopmentProposals…
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.
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GeneralCriticalAreasReportRequirements…
GeneralCriticalAreasReportRequirements…
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.
StudyRequirementforErosionHazardAreas…
StudyRequirementforErosionHazardAreas…
It appears that this property contains or is adjacent to an Erosion Hazard Area.
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.
DevelopmentProposalsAssociatedwithErosionHazardAreas…
DevelopmentProposalsAssociatedwithErosionHazardAreas…
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
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Development standards are given in ECDC 23.80.060 and 23.80.070.
StudyRequirementforLandslideHazardAreas…
StudyRequirementforLandslideHazardAreas…
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.
DevelopmentProposalsAssociatedwithLandslideHazardAreas…
DevelopmentProposalsAssociatedwithLandslideHazardAreas…
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 February 10, 2010
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.
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