Alteration of Geologic Hazard Area

What is it?

An Alteration of Geologic Hazard Areas is an exception for streets and utilities identified in an adopted plan as of October 1, 1997, such as the Comprehensive Plan, Capital Facility Plan, Transportation Management Plan, or Utility Facility Plan, from strict adherence to RZC 21.64, Critical Areas Regulations, as the chapter relates to Landslide Hazard Areas.
Your project will require State Environmental Policy Act (SEPA) review if the project is within or near critical areas (i.e. streams, wetlands, steep slopes, critical aquifer recharge area) or exceeds the SEPA categorical exemptions specified in RZC 21.70.

How Much Does it Cost?

Our review fee is a flat fee and is established within the Development Review Fee Schedule. An initial fee is required to be paid at the time of application submittal. Subsequent review fees may apply if additional review is required.  Furthermore, this application type is eligible to be processed through the Pre-Entitlement Review Process (PREP).  An initial kick off fee is required to be paid at the time of application submittal and a final submittal fee is required to be paid following application acceptance.  All associated fees can be found on the Fee Schedule A-Z page within the fee schedule noted below.
Development Review Permit Fees or the Permit Fee index 

How Long Does It Take?How long it takes us to complete our review of your proposal depends on several factors, including the:
  • Complexity of your proposal
  • Quality of your plans and project documentation
  • Timely response to correction letters and requests for further information
  • Public interest     

Steps to Get Your Application Approved

1. Research
Find your property information. Research your site to help you plan your project. Use our Property Viewer Interactive Map to find zoning and environmentally critical areas information.
Determine restrictions to your project. Research the Redmond Zoning Code to determine standards that will apply to your proposal.
Zoning Information
State Environmental Policy Act (RZC 21.70)
Critical Areas Ordinance (RZC 21.64)
Tree Protection Regulations (RZC 21.72)
Attend a Pre-Application Conference. We offer a pre-application conference to answer any project specific and process related questions. This one-hour meeting is held Thursdays. For more information see Pre-Application Conference Tip Sheet.
2. Start the Application Process
Apply for an application. Get an application number by submitting your application to the Development Services Center.  You will need to provide all information noted in the applicable submittal checklist.
Alteration of Geological Hazard Areas Submittal Requirements Checklist
PREP Alteration of Geological Hazard Areas Submittal Requirements Checklist
Request a Pre-Application Conference (optional). We recommend applying for a pre-application conference for this type of project. For more information see Pre-Application Conference Tip Sheet. PreApplication Conference Tip Sheet
Prepare your plans and technical documents. Plans and technical document must be submitted electronically and in accordance with the requirement specified within the submittal checklist linked above.
Tip Sheet – Geological Hazard Areas  
Tip Sheet  - SEPA 
Tip Sheet - PREP User Guide
3. Submit Application
Schedule an intake appointment. Call 425-556-2494 to schedule an intake appointment at the Development Services Center. Application submittals are only accepted on Mondays and Tuesdays.
Pay fee.  Application fees are due at application submittal.
Wait for public notice. We will issue a public notice for your project as required by RZC 21.76.080. You are responsible for installing a yellow public notice board. A public hearing is required and you will be responsible for installing a large white public notice board, as well.  The City will work with you to determine when and where the sign needs to be installed.  We’ll consider all public comments during the 21 day public comment period.
Yellow Public Notice Board Instructions          
Large White Notice Board Instructions
Attend the public hearing. The Redmond Hearing Examiner will hold a public hearing for our recommendation on your application. The Hearing Examiner will also issue a decision.

Read our decision. We will publish our decision on your project on our Land Use Action Notice webpage. Additionally, the decision will be mailed to you and any parties of record.
Submit an appeal. If you or a member of the public disagrees with our decision, you may file an appeal with the Office of the City Clerk within 14 days from when we publish our decision.