CRA2023-0043 determinationCITY OF EDMONDS
121 51h Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov
PLANNING & DEVELOPMENT DEPARTMENT • PLANNING DIVISION
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Critical Area Determination (CRA2O23-0043)
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
7010 172ND ST SW
Tax Account Number
00751500000700
Property Owner
TOSHIKO 0 & MICHAEL J LUCKOW
Applicant
MICHAEL LUCKOW
Critical Area Present
❑ Wetlands (ECDC 23.50): NA
❑ Frequently Flooded Areas (ECDC 23.70): NA
❑ Geologically Hazardous Areas (ECDC 23.80)
❑ Erosion Hazard Areas: Yes
❑ Landslide Hazard Areas: Yes
❑ Seismic Hazard Areas: NA
❑ Fish & Wildlife Habitat Conservation Areas (ECDC 23.90)
❑ Mapped Fish & Wildlife Habitat: NA
❑ Streams: Yes
Site Description
The subject property is located at the spur end of 172nd St. SW on its southern side. It is currently
developed with a single-family home on the eastern portion of the lot. The site slopes down toward
Meadowdale Beach Rd. According to the Soil Survey of Snohomish County, soils on the subject site
consist of "Alderwood Everett Gravelly sandy loams 25-70% slopes".
According to the City LiDAR data, portions of the site contain slopes greater than 40% and thus are
classified as a potential landslide hazard. Areas of the site with slopes greater than 15% are considered a
potential severe erosion hazard due to the combination of slope and soil type.
Any land disturbing activity within 50 feet of the steep slopes will require a geotechnical report per
requirements of ECDC 23.80, with specific reference to ECDC 23.80.060 and ECDC 23.80.070.
Additionally, an Erosion and Sediment control plan compliant with chapter 18.30 ECDC may be required
for development on a site containing an erosion hazard area which would be reviewed as part of a
building permit.
Within 225' (ECDC 23.40.005) of the site is Stilthouse Creek. The stream is located along the southern
edge of Meadowdale Beach Rd. Buffers from the stream and potential associated wetland could impact
the subject site. A qualified professional will need to assess the area to determine the classifications of
any potential stream and/or wetland and the associated buffer(s) in the vicinity of the site.
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.
Unpermitted alteration of a critical area or buffer (including tree trimming or topping, dumping
yard waste, or application of pesticides or fertilizers) can lead to enforcement action and fines.
Before undertaking any work, please contact the City to verify whether critical area studies and
City review is necessary.
TRISTAN SEWELL
Planner March 6, 2023
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)
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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://mops.edmondswa.gov
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