CRA20120076 description.pdfQn CITY OF EDMONDS
12151h Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
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Critical Areas File Number
CRA20120076
Determination
Study Required
Site Location
16900 76th Ave. West
Tax Account Number
27040700101000
Property Owner
Steven Fisher
Applicant
Same
Critical Areas`. Present
Q Geologically Hazardous Areas
0.Erosion Hazard Areas
0 Landslide Hazard Areas
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 and/or Landslide
Hazard Areas) and a Stream, pursuant to Chapters 23.40, 23.80 and 23.90 of the Edmonds
Community Development Code (ECDC). Cited sections of the Edmonds Community
Development Code can be found on the City of Edmonds website at www.edmondswa.gov.
The associated LiDAR map indicates that the subject parcel is fairly level at 76th Avenue West
and slopes gently to the west over the bulk of the site. The parcel falls off near the western
edge of the site and there is a steeper section adjacent on the southwest. Soils on the eastern
2/3 of the site are identified as Alderwood Urban land complex (8% - 15% slope) while the
western 1/3 of the site is Alderwood-Everett gravelly sandy loams (25% - 70% slope). As a
result, the slopes in excess of 15% are classified as a potential erosion hazards and the portion
that exceeds 40% is a potential landslide hazard area.
Allowed Activities i, 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.
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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. 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
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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.
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.
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.
Mike Clugston, Associate Planner R September 24, 2012
Name, Title Signature Date
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