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CRA2024-0056 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 4/16/2024 GARTH & LAURA HITCHENS 17901 VISTA DEL MAR DR EDMONDS, WA 98026 Subject: Critical Areas Determination (CRA2024-0056) Site Address: 17901 VISTA DEL MAR DR 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 5ch Avenue North, Edmonds WA 98020 Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov PLANNING & DEVELOPMENT DEPARTMENT • PLANNING DIVISION `nc. 1891J Critical Area Determination (CRA2024-0056) 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 17901 VISTA DEL MAR DR Tax Account Number 00914200001100 Property Owner GARTH & LAURA HITCHENS Applicant ROBIN KEARSLEY Critical Areas) 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: NA Site Description The subject property is an approximate 23,087 sf lot located on the northwest corner of Vista Del Mar Neighborhood and sits on top of a bluff overlooking Puget Sound. Soils on the subject site are identified as Alderwood Everett Gravelly Sandy Loam, 25-70% according to Snohomish County soils data. LiDAR date indicates that the western portion of the lot contains approximate 94% slopes. Slopes greater than 40% are considered Landslide Hazard Areas. LiDAR data also indicates approximate 21% slopes on the eastern portion of the property. Slopes between 15% and 40% with this soil type are considered severe erosion hazard areas. During inspection of the subject site, it was confirmed that a moderate slope exists on the eastern portion of the property indicated by east -west downward stairways flanking the built home on the north and south sides. West of the residence contains a very steep slope, sloping downward from east to west toward BNSF rail tracks and the Puget Sound. 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. 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. ROSE HAAS, Planner \-- lqo_ � 04/16/2024 Name, Title Date Cited sections of the Edmonds Community Development Code (ECDC) can be found at http.-Ilwww.codepublishing.com/WA/Edmonds Page 1 2 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://Mops.edmondswo.gov Page 13 City of Edmonds CRA2024-0056 Map r � yo D�I Legend Creeks ��. ❑ Seismic Hazard Areas Earth Subsidence and Landslide ! �! Minimum Buffer Adjacent to Hat >>: Wetlands Wetlands Boundary . ~ Wetland Boundaries Not Completel �' � '� •', � V ^ _ - p Wetland Known Extents Floodplains A AE VE ❑ X Contour Lines 10 �11 ; 50; 100 2oV Landslide Hazard Area 40% ❑ Severe Erosion Hazard 15%-40% ElErosion Hazard Areas 15%-40% ArcSDE.GIS.STREET_CENTERLINE: <all other values, ■ l iI i 5; 4 2� 9;71;7;8 di 1: 758 O Notes 17901 Vista Del Mar Dr 0 63.15 126.3 Feet 1,128 94.0 This map is a user generated static output from an Internet mapping site and is for WGS_1984_Web-Mercator _Auxiliary -Sphere reference only. Data layers that appear on this map may or may not be accurate, current, or otherwise reliable. © City of Edmonds THIS MAP IS NOT TO BE USED FOR DESIGN OR CONSTRUCTION