CRA20150054 letter with map.pdf'I'll C. 1S9
ICI'
121 5"' Avenue North, Edmonds WA 98020
Phone: 425.771.0220 ® Fax: 425.771.0221 ® Web: wwv edmndswa.' v
DEVELOPMENT SERVICES DEPARTMENT ® PLANNING
DIVISION
Critical a a
Critical Areas File Number
Determination
Site Location
Tax Account Number
Property Owner
Applicant
Critical Areas Present
Site Description
CRA20150054
Study Required
541 12ty' Avenue N, Edmonds
00535600000200
Islam Wardak
Ward ak
0 Geologically Hazardous Areas
@f Erosion l iazard Areas
Q Landslide Hazard Areas
During review and inspection of the subject site, it was found that the site contains and is adjacent to critical areas,
including Geologically Hazardous Areas (Erosion Hazard Area and 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._ccln; ondswa�.gpv.
The City's parcel information for this area indicates that there are steep slopes (greater than 40%) on the west side
of the property. Soils on the property are identified as Alderwood urban land complex. The City's development
code classifies this soil type as a potential erosion hazard and is identified in the development code as "geologically
hazardous areas." Further development on this lot will require a geotechnical report to address critical areas
issues (of course, other departments may require a report to address their codes).
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). However, it is much
more likely that an alteration to a critical area or buffer will require some form of City oversight and approval.
According to ECDC 23.40.320:
"Alteration" means any human -induced action which changes the existing conditions of a critical area or
its buffer. Alterations include, but are not limited to: grading, grading; filling; dredging; draining;
channelizing; cutting, pruning, limbing or topping, clearing, relocating or removing vegetation; applying
herbicides or pesticides or any hazardous or toxic substance; discharging pollutants, paving, construction,
application of gravel; modifying for surface water management purposes; or any other human activity
that changes the existing landforms, vegetation, hydrology, wildlife or wildlife habitat value of critical
areas.
Critical areas reports identify, classify and delineate 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 specific
development proposals. If a specific development proposal results in an alteration to a critical area, the critical
areas report must contain a mitigation plan. General mitigation requirements for all critical areas are described in
ECDC 23.40.110 through 23.40.140.
Critical area reports are most commonly submitted when applying for a building permit or land use development
application (although they can be submitted at any time). The minimum requirements for all critical area reports
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. Please contact the Planning Division for more information.
Development is regulated within Erosion Hazard Areas and must meet specific 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. Report requirements and development standards for alterations within
erosion hazard areas are found in ECDC 23.80.050 through 23.80.070.
Development is restricted but not prohibited within Landslide Hazard Areas and their associated buffers. There
are standard required setbacks from landslide hazard areas (per ECDC 23.80.070 and ECDC 23.40.280); however,
these setbacks may be reduced or eliminated with the submission and City approval of a geotechnical report
produced by a licensed geotechnical engineer. Specific report requirements for landslide hazard areas and design
criteria are found in ECDC 23.80.050 through 23.80.070.
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.
Sean Conrad, Associate Planner
Name, Title
Sign
June 10, 2015
Date
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