CRA20140004 Erosion Hazard.pdf41 ?1
C.
CITY OF EDMONDS
121 5th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 ® Fax: 425.771.0221 ® Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT ® PLANNING DIVISION
AreasCritical o . .'Reporl
Critical Areas File Number CRA20140004
Determination Study Required
Tax Account Number 00434209601700
Property Owner Alden and Trina Hopkins
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 Chapters 23.40 and 23.80 of
the Edmonds Community Development Code (ECDC). Cited sections of the Edmonds Community Development
Code (ECDC) can be found on the City of Edmonds website at www.edmondswa.gov.
The southern portion of the site slopes downwards from north to south. The overall slope is approximately 30%
according to City UDAR data and contains a change in elevation of slightly over 10 feet, which qualifies it as an
Erosion Hazard Area. As such, the site contains and/or is adjacent to a slope that is steep enough to be considered
an Erosion Hazard 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.
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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. Phase review
the minimum report requirements for all types of Critical Areas which are listed in ECDC 23.40.09O.D. There are
additional report requirements for different types of critical areas (see below). Note that itisimportant for the
report tubeprepared byuqualified professional asdefinedinthenrdinanoe. There are options onhow 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
ECDC2I4O.110through 23.40.14O.
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 inE[DCZ3.DU.O2O.A. |naddition 10the general requirements for
Critical Areas reports referenced above, specific Critical Area report requirements for Erosion Hazard Areas (which
are one ofthe Geologically Hazardous Areas) are provided inE[DC23.80.O5O.
Note that Stable Erosion Hazard Areas may have limited report requirements at the director's discretion.At
minimum, onerosion and sediment control plan prepared in compliance with the requirements in ECDCChopter
18.30shall 6erequired.
Development isrestricted within anErosion 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 tomeet 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. |nareas where the
slope stability is not suitable, projects within Erosion Hazard Areas will require a report by a licensed Geotechnical
Engineer nrother qualified professional. Note that iLisimportant for the report tnbeprepared byaqualified
professional as defined in the ordinance. Report requirements are given in ECDC 23.80.050,'and more generally in
ECD[23.4O.09OD. Development standards are given inECDCZ3.80.06Oand Z3.8O.070.
#,,,eterm i nation: Studw RequireQ
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 6erequired. Please contact the Planning Division ot
425.771.D22O/fand when you have ospecific development pmwposo/ƒbrthis site /norder &ndiscuss the various
permits that will berequired. Please note that tree removal onsites containing critical areas moyƒirstrequire n
tree Cutting permit, and the illegal removal of trees may result in penalties and steep fines (ECDC 18.45.070,
ordinance #3828).
Jen yWachuga,Associate P|anner
Name, Title
Signature
January 17,Z014