Critical Area Reconnaissance Report.pdf'/rc. 116`)
CITY OF EDMONDS
121 5"' Avenue North, Edmonds WA 98020
Phone: 425.771.0220 a Fax: 425.771.0221 ® Web www � dr�io�ndsw ga
DEVELOPMENT SERVICES DEPARTMENT ® PLANNING DIVISION
Critical Areas Reconnaissance Report
Critical Areas File Number
CF?A20.I20052
Determination
Study Required
Site L.ocatioo
8.18 ,Aloha Street
Tax Account Number
0075650(7000900
Property Owner
Williorn Sunderland
Applicant
William .Sunderland
Critical Areas Present
0 Geologically Hazardous Areas
[0 Erosion Hazard Ar a s
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 a Geologically Hazardous Areas (Erosion Hazard Area or Landslide Hazard Area), pursuant to
Chapter 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,c=ei_u��c�n i_s a;J;c�v.
The subject property is located at the end of Aloha Place. The subject property and surrounding area is part of a
larger west facing slope. The southern half of the property slopes down at approximately 22% according to the
city's LiDAR information, while the slope tapers off on the northwest portion of the property. Soils on the site are
identified as Alderwood urban land complex 8-15% slopes. These slopes together with the soil type on the
property qualify the site as a potential erosion hazard area.
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 far more information.
General Reporti
rernents
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.
Page 1 2
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).
Kernen Lien, Associate Planner July 23, 2012
Name, Title
Signa
Date
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Scale
inch = 40 feet