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Home My WebLink About5 GeoHazard Comparison table 8-04-2025Geologically Hazardous Areas Staff Recommendations August 4, 2025 The followings denote the main changes proposed by DCD Staff to Sections 18.22.500-550, Geologically Hazardous Areas. Section Number Jefferson County Code (JCC) DCD Staff’s Recommended Changes Explanation Appendix A—Chapter JCC 18.22.510, Geologically Hazardous Areas - Classification/Designation JCC 18.22.510(1) “The following are geologically hazardous areas and subject to the standards of this article when mapped as high or moderate geologically hazardous areas...” “The following are factors when classifying geologically hazardous areas...” The proposed language clarifies that the following are parameters DCD uses to determine the presence of geologically hazardous areas based on review of advisory maps per JCC 18.22.210 and site-specific characteristics. Appendix B—Chapter JCC 18.22.520, Geologically Hazardous Areas Regulated Activities JCC 18.22.520. Presently there is a list of regulated activities. “Any land disturbing activity or development activity within a geologically hazardous area or associated buffer shall be subject to the provisions of this article unless specifically exempted in JCC 18.22.230.” The proposed change moves exemption language to one section for all critical areas, and states clearly that any activity is subject to this chapter. Appendix C—Chapter JCC 18.22.520, Geologically Hazardous Areas Protection Standards JCC 18.22.530(1) (Clearing and Grading requirements) General language exists that requires review from DCD for any clearing or grading for all areas, and limits clearing to that which is necessary. New language clarifies that these restrictions only apply to landslide hazard areas. The proposed language clarifies what type of geologically hazardous areas are regulated by our code. JCC 18.22.530(3) “(3) The department may also require: (a) Clustering to increase protection to geologically hazardous areas;” “(3) The department may also require: (a) Clustering of development to increase protection to geologically hazardous areas;” Clarification that development may be required to be clustered. JCC 18.22.530(6)(e) (Drainage and Erosion Control) Stormwater language moved from (13) into (6). Moving of information to organize code JCC 18.22.530(8) reformatted as B “Landslide Hazard Protection Standards” “Landslide Hazard Protection Standards for Moderate and High Landslide Hazard” Clarifies that the requirements below (associated with building and setbacks) only apply to moderate or high landslide hazards. JCC 18.22.530(9) “Geotechnical Report for Toe of Slope Building Setback May Be Required. A geotechnical report may be required based on slope height and stability indicators” “Building setback from toe of slope. The setback shall be equal to half the height of the slope (1:1 horizontal to vertical) plus 15 feet (per IBC 1808.7).” Prescribes setback from toe of bluff that matches building code requirements instead of deferring to a geotechnical report. JCC 18.22.530(11) (11) Seismic Hazard Development Standards. (a) Development activities or actions requiring a project permit occurring within 200 feet of a “high hazard” seismic hazard area may be allowed with an approved geotechnical report that confirms the site is suitable for the proposed development and addresses any fill or grading that has occurred on the subject parcel. Removed No areas in Jefferson County are mapped as “high hazard” seismic hazard. JCC 18.22.530(12) moved to (11) (Reduced Buffer Widths) “Buffers may be reduced up to 25% with a geotechnical report prepared by a geotechnical professional…… All buffer reductions 25 percent or greater “(a) Buffers may be reduced with a geotechnical report prepared by a geotechnical professional” Current code states that buffers can be reduced up to 25% through a report, and then that they can be further reduced through a report. Proposed language takes out the unnecessary distinction between “up to 25%” and “25% or greater”. To reduce a buffer as described in (8) and (9), someone needs a geotechnical report. and all development within a high or moderate geologically hazardous area shall require a geotechnical report prepared by a geotechnical professional.” JCC 18.22.530(13) Section provides standards for utility lines to ensure they will function in the event of slope failure and requires that new utility lines are allowed only when there is not other feasible alternative. “New utility lines are allowed within a landslide hazard or its associated buffer through a Critical Area Variance.…… This would include finding and recommendations in the geotechnical report that the proposed development will not impacts the slope stability of the slope or the surrounding area.” Proposed language clarifies that a critical area variance will be required, which is the process used to ensure that the proposal meets the requirements currently listed in the section. New language also clarifies that a geotechnical report would be required that ensure the development will not impact nearby slopes. JCC 18.22.530(14) Section provides standards for new access roads to ensure they will function in the event of slope failure and requires that new utility lines are allowed only when there is no other feasible alternative. “New access roads are allowed within a landslide hazard or its associated buffer through a Critical Area Variance.” Proposed language clarifies that a critical area variance will be required, which is the process used to ensure that the proposal meets the requirements currently listed in the section. JCC 18.22.530(13)(e) (Drainage and Erosion Control) Stormwater language moved from (13) into (6). Moving of information to organize code JCC 18.22.530(currently formatted as C) “High Risk CMZ vegetation removal shall not be allowed. Vegetation removal outside of a high risk CMZ shall not be reviewed under Channel Migration Zone (CMZ) Protection Standards – New structures within a high risk CMZ requires a Critical Area Variance. Clearing or vegetation removal within a high Current code only speaks to vegetation removal. Proposed code also speaks to requirements for permitting structures in the CMZ, and allows vegetation removal with the submission of special reports and review from DCD. this article. Should this provision conflict with other vegetation retention requirements specified elsewhere within this title, the more restrictive protection requirement applies. “ risk CMZ shall require a geotechnical report and/or a habitat management plan. JCC 18.22.530(15) reformatted as (D) Seismic Hazard Standards “Seismic Hazard Areas – Standards. Development may be allowed in seismic hazard areas when all of the following apply: (a) the standards of subsection (1) ...apply (b) structures ...shall conform to applicable analysis and design criteria of chapter 18.15 JCC. (c) public roads, bridges, utilities and trails shall be allowed when there are no feasible alternative locations…” “Seismic Hazard Areas – Protection Standards. (a) the placement of buildings and structures shall meet the requirements of JCC Title 15. (b) Public roads, bridges, utilities, and public facilities shall be allowed when there are no feasible alternative locations Proposed changes clarify that buildings and structures do not need additional land use review or constraints, but that buildings must meet the requirements of Title 15. Additionally, public facilities are added to the list of development that is allowed conditionally (when no alternatives exist) and trails are taken off of the aforementioned list. JCC 18.22.530(16) Reformatted as (E) “The standards of subsection (1) of this section shall apply “Public roads, bridges, utilities, and public facilities shall be allowed when there are no feasible alternative locations, and geotechnical analysis and design are provided that minimize potential damage to roadway, bridge, and utility structures, and public facilities will not be susceptible to damage from inundation.” Proposed changes include taking out general language about clearing and grading, and adds the requirement that public development (roads, bridges, public facilities…) shall only be allowed in tsunami hazard areas when there are no feasible alternatives and geotechnical analysis and design is completed to minimize potential damage associated with inundation.