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CRA20170197_CriticalAreaDetermination.pdfCITY OF EDMONDS 121 5th Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION loc. 189%) Critical Area Determination (CRA20170197) 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 17606 72nd Ave. W. Tax Account Number 00513600000100 Property Owner Duncan Spence Applicant Ken Williams 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 Site Description The subject property is located on the west side of 72nd Ave W. and on the south side of 176th St. SW. The soils on the site are identified as Alderwood urban land complex 2-8% slopes according to the Snohomish County soils survey. The lot is relatively flat from 72nd Ave W and begins to slope towards the western and southwestern corner of the property. The site slopes gradually along the northwestern corner of the property along 176th St. SW and begins to slope steeply on the adjacent property off of the southwestern corner of the property. Slopes on the subject site do not exceed 40% percent slopes, however adjacent properties have been identified adjacent to the site with 40% slopes or greater. The adjacent property may include buffers onto this site along the western most property boundary. The subject site contains a potential erosion hazard with an approximate 17% slope along the northwestern property corner and a potential landslide hazard area with an approximate slope of 40% or greater off of the southwestern property corner. Given the slopes on and adjacent to the property, the site contains potential erosion and landslide hazards. 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. Michele Q. Szafran, Planner Name, Title Signature December 4, 2017 Date Cited sections of the Edmonds Community Development Code (ECDC) can be found at h ttp://www. codepublishing. com/WA/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) Building permits — Earth Subsidence and Landslide Hazard Areas (ECDC 19.10) City of Edmonds GIS map tool with approximate location of critical areas: http://maps. edmondswa.gov Page 12 City of Edmonds Critical Area Map , - _Terra.• Legend Creeks ❑ Seismic Hazard Areas Earth Subsidence and Landslide L ! Minimum Buffer Adjacent to Hat e Wetlands IL Wetlands Boundary Wetland Boundaries Not Completel Wetland Known Extents 77 Floodplains Contour Lines 17:06 w Q1 10050 O - 100 Landslide Hazard Area 40% ® Severe Erosion Hazard 15%-40% 8�� ❑ Erosion Hazard Areas 15%-40% +6 r. ArcSDE.GIS.STREET_CENTERLINE O <all other values, � 398 1 z w r 5; 4 9;71;7;8 O 1: 826 O Notes CRA20170197 0 34.42 68.8 Feet This map is a user generated static output from an Internet mapping site and is for 17606 72nd Ave. W. reference only. Data layers that appear on this map may or may not be accurate, WGS_1984_Web_Mercator_Auxiliary_Sphere current, or otherwise reliable. © City of Edmonds THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTION