Concrete removal on Queen Anne
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Queen Anne is a hill first and a neighborhood second. The City's historic context statement describes it as nearly 400 feet above sea level, formed largely of glacial sediment, with natural springs on its north, east and west sides that contributed to frequent landslides. On a hill, concrete can be doing structural work: holding up a terrace, a stepped walk or a parking pad off the alley.
That changes what a removal job involves. Take out the wrong slab, or the wall behind it, and you are into Seattle's grading and building rules. This page covers the ones that matter on Queen Anne. When you are ready, send us the details and we pass your job to one local concrete removal company. It costs you nothing.
Local facts for Queen Anne
- Springs and slides
- Queen Anne is nearly 400 feet above sea level and formed largely of glacial sediment; natural springs on its north, east and west sides contributed to frequent landslides. Source: Seattle Department of Neighborhoods, Queen Anne Historic Context Statement (2005)
- Boulevard retaining walls
- Queen Anne Boulevard was developed between 1911 and 1916, runs 3.69 miles around the crest of the hill, and featured brick and concrete retaining walls. Source: Seattle Department of Neighborhoods, Queen Anne Historic Context Statement (2005)
- Alley garages by 1917
- Sanborn maps for 1917 show auto garages along the alleys on many, but not all, Queen Anne properties. Source: Seattle Department of Neighborhoods, Queen Anne Historic Context Statement (2005)
- Deep-seated slide areas
- Seattle's hazard analysis lists Northwest, Southwest and East Queen Anne among the city's deep-seated landslide areas, and records a 1983 Queen Anne slide that closed Aurora for a day. Source: Seattle Office of Emergency Management, SHIVA: Landslides (2014)
Retaining walls are their own permit question
Queen Anne has been building retaining walls for over a century. The context statement says Queen Anne Boulevard, laid out between 1911 and 1916 as part of the 1908 Olmsted plan, featured "brick and concrete retaining walls" along its 3.69 miles around the crest of the hill.
If your project removes or rebuilds a wall, SDCI says rockeries or retaining walls 4 feet tall or higher, or any structural shoring, need a construction permit, with grading folded into it. A slab-only job does not trigger that, but a patio that is really the top of a wall can.
The 3-foot rule next to the street
Many Queen Anne houses sit above or below the sidewalk. SDCI lists a grading-permit trigger written for exactly that situation: changing the existing grade by more than 3 feet vertically on private property next to the street right-of-way, within a 1:1 slope up or down from the property line.
Lowering a front parking pad to meet the street, or cutting back a raised walk, can cross that line even when the total volume of soil is small. Have the grade change measured before the job is priced.
- More than 3 feet of grade change within a 1:1 slope of the right-of-way
- Walls or rockeries 4 feet or taller, or any shoring
- More than 25 cubic yards of disturbance on a mapped steep slope or landslide-prone area
Which slopes are mapped
Seattle's hazard analysis lists Northwest, Southwest and East Queen Anne among the city's deep-seated landslide areas. It records a 1983 Queen Anne slide that closed Aurora for a day, with mud reaching Lake Union, and says Aurora has been blocked by slides along the east face of the hill several times. Sewer mainlines also run along the base of slide-prone slopes on the east side of the hill.
If your parcel is on a mapped steep slope or landslide-prone area, the 25-cubic-yard grading threshold applies, and removing pavement counts as land disturbance.
Working from the alley
Many Queen Anne lots load from behind. The context statement notes that by 1917 auto garages already appeared along the alleys on many properties. On those lots the alley is often the practical way to get equipment in and debris out.
Whose alley it is matters if the job damages it. SDOT says property owners are responsible for maintaining unpaved alleys next to their property, so if a loaded truck ruts the gravel alley beside your lot, plan for putting it back. A dumpster placed in a public alley or street still needs SDOT's Street Use permit before delivery.
Questions about concrete removal in Queen Anne
Do I need a permit to remove a retaining wall in Seattle?
If the wall or rockery is 4 feet tall or higher, or the work needs shoring, SDCI says a construction permit is required, with grading as part of it.
Is Queen Anne in a landslide area?
Parts of it. Seattle's hazard analysis names Northwest, Southwest and East Queen Anne among its deep-seated landslide areas.
What is a grading permit?
An SDCI permit for moving or disturbing soil, including removing pavement. Triggers that often apply on Queen Anne are more than 3 feet of grade change next to the street, and more than 25 cubic yards of disturbance on a mapped slope.
Who maintains an unpaved alley in Seattle?
SDOT says property owners are responsible for maintaining unpaved alleys next to their property.
Near Queen Anne
Sources
- Seattle Department of Neighborhoods, Queen Anne Historic Context Statement (2005)
- Seattle Office of Emergency Management, SHIVA: Landslides (2014)
- Seattle Department of Construction and Inspections, Grading Permit
- SDOT, Property Owners' Responsibilities
- SDOT, Storage Container and Residential Dumpster Permits
Get a price for Queen Anne
Send a few details and photos if you have them. We come back with a price range, then pass your details to one local concrete removal company. It costs you nothing.