4647_001.pdfCITY OF EDMONDS
121 5th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 o Web: ww w.edmondswa. ov
DEVELOPMENT SERVICES DEPARTMENT a PLANNING DIVISION
Critical Area Determination (CRA20170185)
Based on a review and inspection of the subject site, staff has determined that one or more
critical areas are located on or near the site. Critical areas are ecologically sensitive or
hazardous areas that are protected in order to maintain their functions and values.
Site Location 17134 Talbot Rd
Tax Account Number 27040700104300
Property Owner Lisa Johnston (trust)
Applicant NW Quality Remodel & Deck
Critical Area(s) Present ❑ Wetlands (ECDC 23.50)
❑ Frequently Flooded Areas (ECDC 23.70)
Geologically Hazardous Areas (ECDC 23.80)
® Erosion Hazard Areas
® Landslide Hazard Areas
❑ Seismic Hazard Areas
❑ Fish & Wildlife Habitat Conservation Areas (ECDC 23.90)
❑ Streams
During review and inspection of the subject site, it was found that the site Geologically
Hazardous Areas, specifically Erosion Hazard and potential Landslide Hazard areas, pursuant to
Chapter 23.80 of the Edmonds Community Development Code (ECDC).
The subject site gently slopes to the west before sharply dropping 58-feet over a vertical
distance of 74-feet, approximately 78.4-percent grade, to the railroad tracks below. Slopes of
40% or greater are considered potential Landslide Hazard areas.
What does this mean?
The critical area regulations are only triggered when an alteration is proposed to a critical area
or its buffer. However, once an alteration in or near critical area is proposed, critical area
studies and City review and approval may be required.
What is an 'Alteration'?
According to Section 23.40.005 of the Edmonds Community Development Code (ECDC):
"Alteration" means any human -induced action which
changes the existing conditions of a critical area or its
buffer. Alterations include, but are not limited to:
grading, filling; dredging; draining; channelizing;
cutting, pruning, limbing or topping, clearing,
relocating or removing vegetation; applying herbicides
or pesticides or any hazardous or toxic substance;
discharging pollutants; paving, construction,
application of gravel; modifying for surface water
management purposes; or any other human activity
that changes the existing landforms, vegetation,
hydrology, wildlife or wildlife habitat value of critical
areas.
Brad Shipley, Associate Planner
Name, Title
October 31, 2017
Date
Cited sections of the Edmonds Community Development Code (ECDC) can be found at
http://www. codepublishin. com/A/Edmonds
Environmentally Critical Areas General Provisions (ECDC 23.40)
Wetlands (ECDC 23.50)
Frequently Flooded Areas (ECDC 23.70)
Geologically Hazardous Areas (ECDC 23.80)
Fish and Wildlife Habitat Conservation Areas (ECDC 23.90)
City of Edmonds GIS map tool with approximate location of critical areas:
http://maps. edmondswa. gov
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