CRA20130037 description and map.pdf'11C. i 8y"
� k V 012411A419101
121 5th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 ® Fax: 425.771.0221 • Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
• •116 111 111 all�' • M
Critical Areas File Number CRA20130037
Determination Study Required
Tax Account Number 00741500001500
'Property Owner Darlene Stern
Applicant Some
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). 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.
This site is located in the Eagle's Nest PRD where individual home -sized building envelopes are surrounded by
common open space. The associated LiDAR map indicates that the site slopes generally down from west to east
with the subject building envelope being somewhat more level to the west where it has access from 73 d Place. To
the east of the subject parcel, however, the site quickly slopes down a ravine with grades in excess of 50%. Soils
on the property are identified as Alderwood Urban land complex (2% - 8% 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 & ExemptProposals
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.
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 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
Page 12
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. Projects within
the North Edmonds Earth Subsidence and Landslide Hazard Area are subject to the requirements of ECDC 19.10.
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.
Mike Clugston, Associate Planner
Name, Title
May 6, 2013
Date
Page 13
l < v.... Critical Area Ma
File : CRA20130037 1 inch = 50 feet
17019 73rd Flare West
HP20 CA File No:
Critical Areas Checklist
Site Information (soils/topography/hydrology/vegetation)
1. Site Address/ Location:
2. Property Tax Account Number: 00 - i I- C) 0
3. Approximate Site Size (acres or square feet):
4. Is this site currently developed? yes; no.
If yes; how is site developed? L L'' I 1\
J6
5. Describe the general site topography. Check all that apply.
Flat: less than 5 -feet elevation change over entire site.
Rolling: slopes on site generally less than 15% (a vertical rise of 10 -feet over a horizontal
distance of 66 -feet).
Hilly: slopes present on site of more than 15% and less than 30% (a vertical rise of 10 -feet
over a horizontal distance of 33 to 66 -feet).
Steep: grades of greater than 30% present on site (a vertical rise of 10-f6et over a horizontal
distance of less than 33 -feet).
Other (please describe):
6. Site contains areas of year-round standing water: Approx. Depth:
7. Site contains areas of seasonal standing water: Approx. Depth:
What season(s) of the year?
8. Site is in the floodway > floodplain I of a water course.
9. Site contains a creek or an area where water flows across the grounds surface,(Flows are year-round?
Flows are seasonal? (What time of year?
10. Site is primarily: forested meadow ;shrubs mixed
urban landscaped (lawn, shrubs etc)
11. Obvious wetland is present on site: - U (")
For City Staff Use Only
1. Plan Check Number, if applicable?
2. Site is Zoned?
3.
5.
SCS mapped soil type(s)?
Cr 7*ical Areas T'ventory or C.A. map indicates Critical Area on site? ( IfONJI 0 C, V'01 C4'Wfj' I( Clf-k
Site within designated earth subsidence landslide hazard area?
Reviewed
SITE DETERMINATION
$TUDYREQUIRED
S'
VNEVEY"t
Revised oi7 12118112 P20 - Critical Areas Checklist. doc Page 2 of