CRA20120089 description.pdffflc. 189\3
1215 1h Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
Critical Areas File Number
CRA20120089
Determination
Study Required
Site Location
9527190th Place SW
Tax Account Number
00434600007901
Property Owner
Chris '& Merin Mione
Applicant
Chris Johnson
CriticalAreas` Present
0 Geologically Hazardous Areas
21 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).
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 can be
found on the City of Edmonds website at www.edmondswa.gov.
The associated LiDAR map indicates that the subject parcel slopes gradually east — west and
levels off near Olympic View Drive. The broader slope has a grade of approximately 30%. Soils
on the property are identified Alderwood gravelly sandy loam (15%-25% slope). As a result, the
slopes in excess of 15% are classified as a potential erosion hazards.
Allowed Activities & Exempt
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
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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.
'Ietermi nation: 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.
Mike Clugston, Associate Planner
November 2, 2012
Name, Title Signature u Date
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