CRA-08-61_22220-92ndAveW.pdf
CRITICAL AREAS RECONNAISSANCE REPORT
nd
Site Location:Tax Acct. Number:
22220 92 Avenue West 00544300001500
Determination:Determination #:
Study Required CRA-2008-0061
Applicant:Owner:
The West Group Anne & Kent Ramsden
CRITICAL AREAS DETERMINATION:STUDY REQUIRED (CRA-2008-0061)
During review and inspection of the subject site, it was found that the site may contain (or be
Geologically Hazardous Area (Landslide Hazard
adjacent to) critical areas, including a
Area)
, pursuant to Chapter 23.40 of the Edmonds Community Development Code (ECDC).
The LiDAR map (attached) indicates that there is a steep slope ( 50%) along the western edge of
the property. The site is terraced and relatively flat, other than the steep slope. Projects
proposed further than 65’ from the top or toe of the slope (50’ buffer + 15’ setback from the
critical area) will not require a geotechnical report to address critical areas issues (however, other
departments may require a report to address their codes, depending on the scope of work
proposed).
GENERAL CRITICAL AREAS 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.
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General Mitigation Requirements for all Critical Areas are discussed in ECDC 23.40.110
through 23.40.140.
STUDY REQUIREMENT – LANDSLIDE HAZARD AREA
It appears that this property contains or is adjacent to a Landslide Hazard Area.
A Landslide Hazard Area is any area with a slope of forty percent (40%) or steeper and with
a vertical relief of ten (10) or more feet (except areas composed of consolidated bedrock).
Landslide Hazard Areas are further defined and illustrated in ECDC 23.80.020.B.
In addition to the general requirements for Critical Areas reports referenced above, specific
Critical Area report requirements for Landslide Hazard Areas are provided in ECDC
23.80.050.
DEVELOPMENT PROPOSALS ASSOCIATED WITH LANDSLIDE HAZARD AREAS
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.
ALLOWED ACTIVITIES
Certain activities are allowed in or near critical area buffers as specified in ECDC 23.40.20. If
you have any questions about whether your proposed development qualifies as an allowed
activity, please contact a Planner for more information.
EXEMPT DEVELOPMENT PROPOSALS
Certain development proposals may be exempt from Critical Areas Requirements (ECDC
23.40.230). If you think that a specific development proposal may be exempt, contact a Planner
for more information.
Gina Coccia, Associate Planner June 25, 2008
Name, Title Signature Date
* NOTE: Cited sections of the Edmonds Community Development Code (ECDC) can be found on the City of
Edmonds website at www.ci.edmonds.wa.us.
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