CRA20110095_16624-72ndAveW.pdf
CITY OF EDMONDS
th
121 5Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
DEVELOPMENT SERVICESDEPARTMENT •PLANNING DIVISION
Critical Areas Reconnaissance Report
Critical Areas File NumberCRA20110095
DeterminationStudy Required
Site Location16624 72 nd Avenue West, Edmonds
Tax Account Number00513100010502
Property OwnerPaul Rucker
Applicant(same)
Critical Areas PresentGeologically Hazardous Areas
Erosion Hazard Areas
Site Description
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 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. 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 LiDAR map (inset) indicates that there is a
slope (approximately 27%) south and east of the
house (50’/180’), as well as a slope
(approximately 20%) west of the house (16’/77’).
The site is generally comprised of a rolling slope
of across the entire property rolling from east to west. 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 +
require a geotechnical report to address critical areas issues (of course,
15’ setback from the critical area) may not
other departments may require a report to address their codes).
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. 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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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).
Gina Coccia, Associate Planner October 5, 2011
Name, Title Signature Date
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