CRA20120027_16508-76_Chilelli.pdf
CITY OF EDMONDS
th
121 5Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.EdmondsWA.gov
DEVELOPMENT SERVICESDEPARTMENT •PLANNING DIVISION
Critical Areas Reconnaissance Report
Critical Areas File NumberCRA20120027
DeterminationStudy Required
Site Location16508 76 th Ave W, Edmonds
Tax Account Number00513109700501
Property OwnerDonna Chielli
ApplicantDwight Steele / Steele Home Service, Inc.
Critical Areas PresentGeologically Hazardous Areas
Landslide Hazard Areas
ESLHA
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 a Geologically Hazardous Areas (Erosion Hazard Area or Landslide Hazard Area, as well as within
the buffer of the Earth Subsidence and Landslide Hazard Area “ESLHA”), 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.EdmondsWA.gov.
The LiDAR map (inset) indicates that there is a steep
slope (approximately 48%) just north of the house.
ESLHA
The site is generally comprised of a rolling slope of
30% across the entire property rolling from west to
east. 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’
require a
setback from the critical area) may not
geotechnical report to address critical areas issues
(of course, other departments may require a report
to address their codes).
Allowed Activities & Exempt Proposals
Certain activities are allowed in or nearcritical 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.
Landslide Hazard 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.
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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 May 10, 2012
Name, TitleSignatureDate
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