CRA20120100 determination.pdf(12c. IV59V
1215 th 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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II Critical Areas File Number
CRA20120100
Determination
Study Required
Site Location
18514 79th Place West
Tax Account Number
00471000000400
Property Owner
Tim Byrd
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), 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 is fairly level at 79th Place West,
through the central area of the parcel where development is currently located, and along the
north boundary of the parcel. The parcel falls off somewhat to the east where there is a
rockery approximately 8 feet high and along the south where there is a short slope down to the
adjoining parcels (the southern slope is almost entirely on the adjoining parcels). The parcel
falls off quickly near the western edge of the site near 80th Avenue West where approximately
16 feet of elevation is lost over 35 feet (45% slope). Soils on the eastern half of the site are
identified as Alderwood Urban land complex (2% - 8% slope) while the western half of the site is
Alderwood Urban land complex (8% - 15% slope). As a result, the slopes along the east and
south in excess of 15% are classified as a potential erosion hazards and the portion of slope
near the western boundary that exceeds 40% is a potential landslide hazard area.
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. 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
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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
provided 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.
D •n: Study Requirej
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
December 27, 2012
Signature Date
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