CRA-2001-0161 update.pdf121 5`}' Avenue North, Edmonds WA 98020
Phone: 425.771.0220 m Fax: 425.771.0221 - Web:��n n
_---------
DEVELOPMENT SERVICES DEPARTMENT ® PLANNING DIVISION
Critical
t iAreas e u i synce Report „
. w °Ww ww o
Critical Arc>os File Number
CRI200'10161
D tet-rY motion
Study 1?equired
Site 1ok.. V,.A 6olR
9.521 Edmonds dX,.YO Adbib 00 'M cAy
7'( x AC;C'C')unt Alur,nber
2703360,1101500
Property Owner
I °rrirway, j,,)ts LL("'
Applicant
rion .`rpP'Y%�� oypCdprna
p p �q
e. ritr�,caf Ar0.'': a -s flt'emM� nt
2 Geologically lay H'rzardW".ius Areas
IIS Erosion ion H a,rrard Areas>
�....] I S PARCEL WAS P R D���o� � .. 1, L,` 0[—' I F'' � E [.') A
04 R[�'��'���:.��� ��� HIIE1... 1�-1 E 0 R � G I N A L.
Site Description
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), pursuant to Chapters 23.40 and 23.80 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 can be found on the City of Edmonds website at
vV ww Q'�4N�'V14.�Qti d°> a.�y Q.�v.
The associated LiDAR map indicates that the parcel is fairly level at the southern extent near Edmonds Way and
that it gradually slopes upward toward the northwest. Soils on the southern half of the property are identified as
Everett gravelly sand loam (0% - 8% slope) while those on the northern half of the site are Alderwood urban land
complex (8% - 15% slope). The slope on the northern portion of the property in excess of 15% is therefore
classified as a potential erosion hazard.
Allowed Activities & Exerript 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.
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.
"
iio n
m w IIT 1 t°w
Erosion Hazard areas include Alderwood and Everett series soils on slopes of 15 percent or greater, among others.
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.
Deterrniriation: Study ReqUireci
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).
Mike Clugston, Associate Planner December 13, 2011
Name, Title
Signature Date
Page 1 3