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CRA2024-0068 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 'lle. 10j 5/15/2024 HIGH ST LLC 18500 HIGH ST EDMONDS, WA 98020-2374 Subject: Critical Areas Determination (CRA2024-0068) Site Address: 18500 HIGH ST 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 "CRITICAL AREA PRESENT." 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 (CRA2024-0068) 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 18500 HIGH ST Tax Account Number 00434600004304 Property Owner HIGH ST LLC Applicant CHRIS LYON Critical Area(s) 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: ❑ Streams: Yes Site Description The subject property consists of an approximate 2.31-acre irregular lot which contains a single-family residence to the south (parcel number 00434600004304) and an accessory structure to the north, and another approximate .99-acre vacant lot to the east, just west of Hutt Park (parcel number 00434600004202). Both parcels contain multiple critical areas, including landslide hazard areas, severe erosion hazards, and a stream. According to Snohomish County soils data, the parcels are made up of Alderwood Gravelly sandy loam, 15-25% slopes on the west side of the property; Alderwood-Everett Gravelly sandy foams, 25-70% on the center of the property, and a small portion of Alderwood Urban land complex, 8-15% slopes on the east side of the property. MAR data indicates that the western and southern portions of the developed property on the west contains slopes greater than 40%. Slopes greater than 40% are considered Landslide Hazard Areas. LiDAR data also indicates that the southern portion of the developed and vacant properties contain approximate 25% slopes. Slopes greater than 15% with the mapped soil composition are considered Severe Erosion Hazard Areas. According to the City's GIS information, a creek or waterway runs through the south corner of the properties and runs towards Olympic View Drive. During inspection of the subject site, flat terrain was observed in the developed sites and includes most of the northern portion of the property. Steep slopes were also identified on the west and southern portions of the property, sloping downward from east to west. Steep slopes were also identified sloping downward from east to west along the eastern property boundary within Hutt Park. Due to the highly vegetated state of the south and west property boundaries, no stream or waterway was observed. Any land disturbing activity within 50 feet of the landslide hazard areas will require a geotechnical report per requirements of ECDC 23.80, with specific reference to ECDC 23.80.060 and 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. Streams are considered critical areas pursuant to ECDC Chapter 23.90 and may require development buffer zones of 40ft - 150ft (ECDC 23.90.040(D)). Waterways that are confirmed to contain fish habitat by the Washington Department of Natural Resources are considered fish and wildlife habitat conservation areas within the City of Edmonds (ECDC 23.90.010(A)(1)(b)). A qualified professional will need to assess the area to determine the classifications of the potential stream and its associated fish and aquatic habitats. 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. Page 12 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 �- 411✓3_ 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) 5/15/2024 Date City of Edmonds GIS map tool with approximate location of critical areas: http://maps.edmondswa.gov Page 13 City of �r Y Edmonds CRA2024-0068 Map , 2 184OB 84 /■ Legend �a a .- 1�8423 Creeks CO _ ' � Seismic Hazard Areas � Earth Subsidence Landslide and ' 18'4 1 L! Minimum Buffer Adjacent toHa2 <� 18430 8� Wetlands Wetlands Boundary — - Wetland Boundaries Not Completel 18506 p Wetland Known Extents Floodplains ® A ® AE 76 ® VE � x Critical Aquifer Recharge Areas �A QVa Soils . 6 Month t 1Year h 5 Year r Q 10 Year Buffer Zone Storm Catch Basins ... ❑ Edmonds O ■ Private N■ Infiltration Storm Manholes to Edmonds 6� ,_, 1: 1,516 O Notes 18500 High 0 126.30 252.6 Feet Street 2,257 188.1 This map is a user generated static output from an Internet mapping site and is for 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