CRA20120077 determination.pdfEnn_
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 CRA20120077
Determination Study Required
Site Location 21909 93rd Ave. W
Tax Account Number 00373600701406
Property Owner Tom Parks
Applicant Same
Critical Areas Present Q Geologically Hazardous Areas
0 '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 Areas),
pursuant to Chapters 23.40 and 23.80 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 slopes gradually downward from
east to west toward 93rd Avenue. The parcel has been graded previously into several terraces
and there are several rockeries onsite supporting cuts of between approximately 3' and 6.
Soils throughout the property are identified as Alderwood Urban land complex (2% - 8% and 8%
- 15% slopes). As a result, the slopes in excess of 15% are classified as potential erosion
hazards.
Allowed Activities is 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.
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.
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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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
Name, Title
Sign
September 24, 2012
Date
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