CRA2023-0132 DeterminationCITY OF EDMONDS
121 5ch Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa
PLANNING & DEVELOPMENT DEPARTMENT • PLANNING DIVISION
'17C. 18y\3
9/20/2023
SIX STAR LLLP
17727 76TH AVE W
EDMONDS, WA 98026
Subject: Critical Areas Determination (CRA2023-0132)
Site Address: 17727 76TH AVE W
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 "CRITICAL AREA PRESENT," 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,
ROSE HAAS
Planning Division
Planning & Development Department
Enc: Critical Area Determination
CITY OF EDMONDS
121 5t" Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov
PLANNING & DEVELOPMENT DEPARTMENT • PLANNING DIVISION
'nc. 1891i
Critical Area Determination (CRA2023-0132)
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
17727 76TH AVE W
Tax Account Number
00513600002203
Property Owner
SIX STAR LLLP
Applicant
ROWENA JAVELONA
Critical Area(s) Present
❑ Wetlands (ECDC 23.50): Yes
❑ Frequently Flooded Areas (ECDC 23.70): Yes
❑ Geologically Hazardous Areas (ECDC 23.80)
❑ Erosion Hazard Areas: Yes
❑ Landslide Hazard Areas: NA
❑ Seismic Hazard Areas: NA
❑ Fish & Wildlife Habitat Conservation Areas (ECDC 23.90)
❑ Mapped Fish & Wildlife Habitat:
❑ Streams: Yes
Site Description
The subject property is an approximate 16,117 square -foot lot which contains and is adjacent to
multiple critical areas, including an erosion hazard area, a potential wetland, and potential tributaries of
Perrinville Creek. The soils are classified as Alderwood Urban Land complex, 2-8% slopes according to
Snohomish County soils data. According to the City's GIS information, a potential wetland identified as
Southwest County Park #13 is located approximately 100 feet from the western edge of the subject
property across 76th Ave W. Potential waterways associated with the wetland and Perrinville Creek are
approximately 70 feet from the subject property across 76th Ave W.
LiDAR data indicates that slopes on the west side of the property are approximately 27%. Slopes of
15%-40% with this soil type are considered Erosion Hazard Areas.
During inspection of the subject site, it was confirmed that the majority of the lot is relatively flat with
the exception of the western portion of the lot which slopes downward toward 76th Ave W with a drop
of approximately 7 feet in elevation. The wetland and associated waterways were not identified during
the site visit, but the GIS mapped wetland presented as a densely wooded area on the west side of the
property across 76th Ave W. The site also contained a stagnant pond and dried stream bed. The water
feature appears to be manufactured with visible piping.
An Erosion and Sediment control plan consistent 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.
A wetland biologist will need to assess the potentially naturally occurring or human -made pond water -
feature on site. In addition, a qualified critical area consultant will need to provide a site assessment and
functional analysis report that demonstrates the interrupted buffer area is functionally isolated due to
76th Ave W.
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.
Page 12
ROSE HAAS, Planner
Name, Title
Cited sections of the Edmonds Community Development Code (ECDC) can be found at
http://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)
9/20/2023
Date
City of Edmonds GIS map tool with approximate location of critical areas: http://mops.edmondswo.gov
Page 13