CRA20000066 UPDATED Seismic Hazard.pdf`l)e. 1S9vJ
121 5`" Avenue North, Edmonds WA 98020
Phone: 425.771.0220 ® Fax: 425.771,0221 ® Web: ry\vNv, e II 0-n swa, (�y
DEVELOPMENT SERVICES DEPARTMENT ® PLANNING DIVISION
Critical Areas File Number
Determination
Site Location
Previous Tax Account Number
Current Tax Account Number
Property Owner
Critical Areas Present
CRA20000066
Study Required
390 .Sunset Ave.
242703204100
27032400204100
Rick Neuman
0 Geologically Hazardous Areas
LA Seismic Hazard Area
NOTE: ORIGINAL CRITICAL AREAS DETERMINATION ISSUED FOR, 4
ll FOUND THAT THE PROPERTY • A NOT CONTAINANY y AREAS AND
FROM THE REQUIREMENT • CONDUCT G, STUDY WAS•HOWEVER,•
THE • K RECONNAISSANCE, �.
: • M e cT •
THRESHOLDS, REVISIN THE • CRITICAL AREAS AND THEIR BUFFERS. " •
THAT THE PARCEL CONTAINSA MAPPED SEISMIC HAZARD AREA. THEREFORE, ORIGIN".
RECONNAISSANCE BEEN AND THE CURRENT CRITICAL
AREAS DETE
..t " .
• PROPERTY"STUDYREQUIRED" t • HAZARD 4 A
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 (Seismic 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.ecimondswa.ggy.
The subject parcel is relatively level, and soils on
the property are identified by the Soil Survey of
Snohomish County Areas, Washington as ##13
(Custer fine sandy loam). A small slope down to the BNSF tracks exists on the opposite side of Sunset
Ave. N from the subject site; however, the section of the slope adjacent to the subject site does not
meet the definition of a Landslide Hazard Area (40% slope or greater). Instead, this slope is considered
an Erosion Hazard Area (15% to under 40% slope), which does not have a minimum required buffer that
would project onto the subject site.
Although the subject site does not contain and/or is not within an Erosion or Landslide Hazard Area
buffer, the Washington State Department of Natural Resources has mapped a "seismic hazard" area that
slightly overlaps the southwestern corner of the subject site. Refer to the inset map above where the
"seismic hazard" area is indicated with red hatching on the southwestern corner of the subject site.
Seismic Hazard Areas are subject to the critical areas requirements for geologically hazardous areas.
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).
Pursuant to ECDC 23.80.040.13, the following activities are allowed within seismic hazard areas without
the need for a critical area report: (1) construction of new buildings with less than 2,500 square feet of
floor area or roof area, whichever is greater, and which are not residential structures or used as places
of employment or public assembly; (2) additions to existing single -story residences that are 250 square
feet or less; and (3) installation offences. 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.
Pape 12.
Seismic .aAreas
The subject parcel contains a mapped Seismic Hazard Area. Seismic hazard areas are areas subject to
severe risk of damage as a result of earthquake -induced ground shaking, slope failure, settlement, soil
liquefaction, lateral spreading, or surface faulting. Settlement and soil liquefaction conditions occur in
areas underlain by cohesionless, loose, or soft -saturated soils of low density, typically in association with
a shallow ground water table. Development within a Seismic Hazard Area must meet additional criteria.
Development proposals within a Seismic Hazard Area must meet additional criteria:
® A report by a licensed Geotechnical Engineer is required for applicable projects within Seismic
Hazard Areas. Note that it is important for the report to be prepared by a qualified professional
as defined in the ordinance.
0 Geotechnical reports within Seismic Hazard Areas must address liquefaction.
® Report requirements are provided in ECDC 23.80.050 and more generally in ECDC 23.40.090.D.
® Activities proposed to be located in seismic hazard areas shall meet the development standards
of ECDC 23.80.060.
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 maybe 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).
Jen Machuga, Associate Planner
Name, Title
Sign
March 26, 2015
Date