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CRA20160073.pdfCITY OF EDMONDS 1215 1h Avenue North, Edmonds WA 98020 Phone: 425.771.0220 * Fax: 425.771.0221 . Web: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT* PLANNING DIVISION Critical Area Determination (CRA20160073) 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 18604 Sound View PI Tax Account Number 00434600200700 Property Owner Bradley Thorson Applicant Greg Andrews 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 c) ❑ Streams Site Description During review and inspection of the subject site, it was found that the site may contain or be adjacent to critical areas, including Geologically Hazardous Areas (Erosion Hazard Area and Landslide Hazard Area), pursuant to Chapters 23.80 of the Edmonds Community Development Code (ECDC). The associated map indicates that the subject site slopes downward approximately 12' from east to west over a horizontal distance of 80' (approximately 15% grade). The site is adjacent to the Puget Sound, sitting atop a steep 24' bluff (approximately 70% grade) from the railroad track. Soils throughout the site are identified as Alderwood-Everett gravelly sandy loams (25% - 70% slope). As a result, the slopes in excess of 15% are classified as a potential erosion hazard and slopes in excess of 40% are classified as a potential landside hazard. 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. &AIBrad Shipley, Associate Planner July 14, 2016 Name, TitleSrat e Date Cited sections of the Edmonds Community Development Code (ECDC) can be found at 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, fmaps.edmondswa.gov Page 12