CRA20130079_Murata-18310_SunsetWay.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 NumberCRA20130079
DeterminationStudy Required
Site Location18310 Sunset Way, Edmonds
Tax Account Number27041800201800
Property OwnerMurata, LLC
ApplicantJeffrey Treiber, Lovell-Sauerland & Assoc., Inc.
Critical Areas PresentGeologically Hazardous Areas
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 a Geologically Hazardous Area (Erosion 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, right) indicates that
there is a steep slope (approximately 15-20%)
just west of the existing house. This slope is
part of a larger slope that extends west over
600’. The site is generally comprised of a
rolling slope across the entire property rolling
from east to west. The western half of the
property is primarily forested, which should
enhance slope stability. Soils on the property
are identified as Alderwood, which, along with
the slope, classifies the site as a potential
erosion hazard. Therefore, the slope on this
site qualifies as a potentially “geologically
hazardous area.”
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.
Erosion Hazard Areas
It appears that this property contains or is adjacent to an Erosion Hazard Area. 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.
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
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