CRA2024-0124 Critical Area DeterminationCITY OF EDMONDS
121 51h Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa
PLANNING & DEVELOPMENT DEPARTMENT • PLANNING DIVISION
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8/19/2024
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22216 98TH AVE W
EDMONDS, WA 98020-4538
Subject: Critical Areas Determination (CRA2024-0124)
Site Address: 22216 98TH 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 "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,
CARMEN SMITH
Planning Division
Planning & Development Department
Enc: Critical Area Determination
Critical Area Map
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
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Critical Area Determination (CRA2024-0124)
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
22216 98TH AVE W
Tax Account Number
00450700300002
Property Owner
SELECT HOMES INC
Applicant
SELECT HOMES SELECT HOMES
Critical Areas) Present
❑ Wetlands (ECDC 23.50): NA
❑ Frequently Flooded Areas (ECDC 23.70): NA
2 Geologically Hazardous Areas (ECDC 23.80)
2 Erosion Hazard Areas: Yes
2 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
During review and inspection of the subject property, it was found that the site contains and/or is
adjacent to critical areas, specifically severe erosion hazard areas and landslide hazard areas. The
subject property is located west of 98th Ave W and is currently vacant, though civil site work was
occuring at the time of the site visit. According to the Soil Survey of Snohomish County, soils on the
majority of the subject site are classified as Alderwood Gravelly sandy loam 15-25% slopes, with the
driveway panhandle area having soils classified as Alderwood urban land complex, 2-8% slopes.
The eastern portion of the site is generally level, but the site slopes downward to the west. According to
the City LiDAR data, the majority of slopes on site are greater than 15% slope and are classified as severe
erosion hazard areas per ECDC 23.80.020. Additionally, the LiDAR data shows slopes greater than 40%
along the western property line, constituting a potential landslide hazard per ECDC 23.80.020.
Buffers may extend on the subject site and thus any land disturbing activity within 50 feet of the steep
slope will require a geotechnical report per requirements of ECDC 23.80, with specific reference to ECDC
23.80.060 and ECDC 23.80.070. An Erosion and Sediment control plan compliant with ECDC 18.30 may
be required for development on a site containing an erosion hazard area.
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.
CARMEN SMITH, 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)
8/19/2024
Date
City of Edmonds GIS map tool with approximate location of critical areas: http://maps.edmondswa.gov
Page 12
,= City of Edmonds CRA2024-0124 Vicinity Map
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22216
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Legend
Contour Lines
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50,100
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Landslide Hazard Area 40%
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Severe Erosion Hazard 15%-40%
❑
Erosion Hazard Areas 15%-40%
ArcSDE.GIS.STREET CENTERLINE;
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Sections Boundary
Sections
Edmonds Boundary
ArcSDE.GIS.PROPERTY_BUILDINC
ArcSDE.GIS.STREET_CENTERLINE:
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Interstate
Principal Arterial
Minor Arterial; Collector
Local Street
State Highways
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0
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Notes
22216 98TH AVE W