CRA-2011-0007 erosion.pdf'11c. 1 Sy'i
CITY OF EDMONDS
121 5`h Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ei.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
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Critical Areas File Number
CRA20110007
Determination
Study Required
Site Location
2303975th Place West
Tax Account Number
00488800200404
Property Owner
Marion Joy
Applicant
Marion Joy
Critical Areas Present
Q Geologically Hazardous Areas
Q Erosion Hazard Area
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), 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 (ECDC) can be found on the City of Edmonds website at
www.ci.edmonds.wa.us.
The associated UDAR map indicates the subject parcel slopes down from west to east. Immediately east of 75th
Place, the parcel quickly drops down with slopes ranging between 20%-35% and then levels off in the middle and
eastern portions of the parcel. Soils on the property are identified as Alderwood gravelly sandy loam series, which
classifies the site as a potential erosion hazard.
Projects proposed further than 65' from the top or toe of the slope (50' buffer + 15' setback from the critical area)
may not require a geotechnical report to address critical areas issues (of course, other departments may require a
report to address their codes).
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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, . •
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 include Alderwood and Everett series soils on slopes of 15 percent or greater, among others.
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.
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 may
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
similar 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.
We ' ation: Study Required
This determination 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.
Mike Clugston, AICP
Name
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February 23, 2011
Date
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