CRA-11-0083 Erosion-Landslide.pdfCITY OF EDMONDS
121 5t1i Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 m Web: ww,c;i.uudmonds.wa.u:rs
DEVELOPMENT SERVICES DEPARTMENT ® PLANNING DIVISION
Criticalnaissar ,
Critic of Areas File Number RA20110083
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I)etermination
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Critical Areos Present
Site Description
Study ftr;quired
73.13 SOUridview Drive, Wrrrondr ;
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Mary Cole
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During review and inspection of the subject site, it was found that the site may contain (or be adjacent to) critical
areas, including Geologically Hazardous Areas (Erosion Hazard Areas and Landslide Hazard Areas), 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 ww.weOedrreondsm,LIS.
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Aside from the portion of the site containing the existing residence, which is relatively level, the majority of the site
contains slopes that extend onto the surrounding properties. On the northern and western sides of the existing
residence, the property slopes downwards onto the adjacent properties to the north and west. These slopes are in
excess of 40%, which qualify as both Erosion Hazard Areas and Landslide Hazard Areas. Slopes are also present on
the eastern side of the residence, extending up to the adjacent property to the east and on the southern side of
the residence, extending down to Soundview Drive. These slopes on the eastern and southern sides of the existing
residence are approximately 30% slopes, based on City LiDAR data, so these slopes qualify as Erosion Hazard Areas.
Thus, the site contains and/or is adjacent to slopes that are steep enough to be considered both Erosion Hazard
Areas and Landslide Hazard Areas.
Allowed Activities & Exevnpt 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 it
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.
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.
(Vote 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
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 -- a d Areas
It appears that this property contains 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.
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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
42.5.771.0220 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 18.4.5.070,
ordinance #.3828).
Jen Machuga, Associate Planner
Name, Title
Signatu
September 2, 2011
Date