CRA20120091_McDonalds.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 NumberCRA20120091
DeterminationStudy Required
Site Location10124 Edmonds Way, Edmonds
Tax Account Number00610700200200, 00610700200301,
00610700200504, and 00610700200501
Property OwnerBrian Mattson: McDonald’s USA, LLC
ApplicantJenelle Taflin: PACLAND
Critical Areas PresentGeologically Hazardous Areas
Landslide 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 a Geologically Hazardous Areas (Landslide 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.EdmondsWA.gov. The LiDAR
map (inset) indicates that there is a steep slope
(approximately 46%-52%) along the rear of the site
(62’/134’ and 52’/103’). The site is generally flat but lies at
the base of a steep slope. Soils on the property are
identified as Alderwood-Everett gravelly sandy loam series
(25-70% slopes). These slopes qualify as potential
“geologically hazardous areas” per ECDC 23.80.020.A.1.b.
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.
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.
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 Janicek, Associate Planner November 15, 2012
Name, Title Signature Date
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