Critical Areas Report.pdfCITY OF E:DMONDS
121 5th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmond±;A goy
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
ri°ic r as Reconnaissance Report,
Critical Areas File Number CRA19970119
Determination
Study Required
Site Location
2170298 th Avenue West
Tax Account Number
27032500109900
Property Owner
Todd and Sarah Stine
Applicant
Chermak Construction Inc. (applicant for
BLD20150235)
Critical Areas Present
Q Geologically Hazardous Areas
Q Erosion Hazard Areas
Q Landslide Hazard Areas
NOTE: THE ORIGINAL RECONNAISSANCE ISSUED FOR THIS PROPERTY ON JULY 15, 1997
DETERMINED THAT THE PROPERTY DID NOT CONTAIN ANY CRITICAL AREAS AND A "WAIVER"
FROM THE REQUIREMENT TO CONDUCT A STUDY WAS ISSUED. HOWEVER, SINCE THE TIME OF
THE ORIGINAL RECONNAISSANCE, THE CITY'S CRITICAL AREAS CODE WAS UPDATED, REVISING
THE THRESHOLDS FOR WHEN SLOPES ARE CONSIDERED CRITICAL AREAS. AS SUCH, IT WAS
RECENTLY DETERMINED THAT THE PROPERTY CONTAINS AND/OR IS ADJACENT TO A SLOPE THAT
IS STEEP ENOUGH TO BE CONSIDERED A LANDSLIDE HAZARD AREA AND EROSION HAZARD AREA.
THEREFORE, THE ORIGINAL RECONNAISSANCE HAS BEEN CHANGED, AND THE CURRENT CRITICAL
AREAS DETERMINATION FOR THE PROPERTY IS "STUDY REQUIRED" DUE TO THE PRESENCE OF A
LANDSLIDE HAZARD AREA AND EROSION HAZARD AREA.
Site Description
During recent 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
A slope is located on/adjacent to the western and southern sides of the property, which continues
downwards onto the adjacent property to the west. Due to the degree of the slope on and/or adjacent
to the property, it was found that the site contains and/or is adjacent to a slope that is steep enough to
be considered both an Erosion Hazard Area (over 15% slope) and a Landslide Hazard Area (over 40%
slope).
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.
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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.
Landslide Hazard Areas
It appears that this property contains and/or is adjacent to a Landslide 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.
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. 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.
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. Please note that tree removal on sites
containing critical areas may first require a tree cutting permit, and the illegal removal of trees may
result in penalties and steep fines (ECDC 18.45.070, ordinance #3828).
Sean Conrad, Associate Planner
Name, Title
August 5, 2015
Signature Date
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