CRA2020-0104CITY OF EDMONDS
121 51h Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
I/Ic. 10-,
7/24/2020
CHRISTOPHER PICHNER/ELLSWORTH HOME
8120 TALBOT RD
EDMONDS, WA 98026-5041
Subject: Critical Areas Determination (CRA2020-0104)
Site Address: 8120 TALBOT RD
Dear Applicant/Owner,
Please find the enclosed critical area determination for the Critical Areas Checklist you
submitted to the City of Edmonds Planning Division. The critical area determination for your
property is "STUDY REQUIRED." Note that this determination is a site -specific determination
and not a project -specific determination.
If the critical area determination is "STUDY REQUIRED," additional critical areas information or
critical areas specific studies may be required for development or alteration of your property
depending on the location of the activity. "WAIVER" means no further critical area review is
required for development or alteration of your property.
If you have any questions regarding this critical area determination, please contact the planner
on duty at 425.771.0220.
Regards,
KERNEN LIEN
Planning Division
Development Services Department
Enc: Critical Area Determination
CITY OF EDMONDS
121 5ch Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
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Critical Area Determination (CRA2020-0104)
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
8120 TALBOT RD
Tax Account Number
00594400008802
Property Owner
CHRISTOPHER PICHNER/ELLSWORTH HOME
Applicant
CHRISTOPHER PICHNER
Critical Area(s) Present
❑ Wetlands (ECDC 23.50):
❑ Frequently Flooded Areas (ECDC 23.70):
❑X Geologically Hazardous Areas (ECDC 23.80)
❑X Erosion Hazard Areas:
❑x Landslide Hazard Areas:
❑ Seismic Hazard Areas:
❑X Fish & Wildlife Habitat Conservation Areas (ECDC 23.90)
❑ Mapped Fish & Wildlife Habitat:
❑X Streams:
Site Descriation
The subject property is located on the east side of Talbot Road. Soils on the property are identified is
being part of the Alderwood Urban Land Complex series according to the Snohomish County Soils
survey. The northern portion of the property where the house is located is relatively level. On the
south side of the house the property slopes sharply down to Perrinville Creek. Overall the slope down to
the creek is approximately 45% according to the City LiDAR information. These slopes together with the
soils classify the site as containing potential landslide and erosion hazards pursuant to Chapter 23.80
ECDC. Perrinville Creek is a fish & wildlife area subject to the requirements of Chapter 23.90 ECDC.
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.
KERNEN LIEN
Name, Title
July 24, 2020
Date
Cited sections of the Edmonds Community Development Code (ECDC) can be found at
http.-Ilwww.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
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Legend
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Erosion Hazard Areas
15% - 40%
Landslide Hazard Areas
40% and greater
Streams
Critical Area Map
C RA2020-0104
8120 Talbot Road Scale
1 inch = 40 feet