Editor,

Bluff stability should be a major concern when choosing a Langley transport option from the marina.

These bluffs are geologically hazardous and are environmentally critical areas. The 2015 hazardous mitigation plan for Island County rates the probability of landslide or earthquake in Langley as “very high.” These bluffs are well documented as historically prone to slides, the latest occurring March 22, 2013. That slide stretched 60 feet on Wharf Street completely blocking the road, trapping dozens of cars, and requiring evacuation.

Engineering reports obtained from a public records request show that every geological engineering study has concluded these slopes are marginally stable and that additional failures can occur at any time in spite of precautions taken. Slides are typically set off by saturated soils during storms, and scientists say the likelihood of these storm events is predicted to increase in the future.

Development on these unstable bluffs threatens public safety and puts projects like a funicular and surrounding development at risk, including the Schell-proposed multistory building. Recent municipal code changes eliminated all setbacks and height restrictions on Wharf Street increasing the danger. Heavy loads and vibrations from construction activity and mechanical assist on these sensitive slopes can precipitate slides. The best design and construction will still be vulnerable to slope failure. The high probability of earthquake in our area makes a funicular another hazardous site requiring mitigation. Edgecliff Drive used to be a thruway but the road slid off. Cascade Avenue could too: engineering reports including the latest by URS Corporation in 2013 suggest that for safety, the city should explore shifting Cascade Avenue inland as the east lane is at risk of sliding away.

Any associated structure located on Cascade Avenue will increase the risk of landslide. Island County setback from the top of hazardous bluffs begins at 100 feet. Langley’s setbacks start at 50 feet and can be negotiated downward or a variance claimed. There is negligible room for setback from this bluff edge. If engineering experts say that the east lane of Cascade Avenue is unsafe long-term, it makes no sense to build a station or promenade further east.

We can dream and scheme about our favorite transport options but for the unstable and hazardous bluffs on Cascade Avenue, the reasonable approach is to avoid high-impact transport options like the funicular, tram, and elevator.

NELL ANDERS

Langley