CRA2024-0145 DeterminationCITY OF EDMONDS
121 5t" 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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10/7/2024
WENDY R BANNISTER
18201 76TH AVE W
EDMONDS, WA 98026-5408
Subject: Critical Areas Determination (CRA2024-0145)
Site Address: 18201 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 "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
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Critical Area Determination (CRA2024-0145)
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
18201 76TH AVE W
Tax Account Number
00370800300401
Property Owner
WENDY R BANNISTER
Applicant
DMITRI POPESCU
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: NA
❑ Streams: Yes
Site DescriDtion
The subject property is an approximate 12,197 square foot lot which contains and is adjacent to multiple
critical areas, including erosion and landslide hazard areas, and a potential stream and its buffer. The
soils are classified as "Alderwood-Everett Gravelly sandy-loams, 25-70" according to Snohomish County
soils data. According to the City's GIS information, a potential stream is approximately 20 from the
south property line. The site also contains and is adjacent to landslide hazard areas. The majority of the
parcel is flat, except for the eastern portion of the subject property, which contains slopes of
approximately 49%. Slopes greater than 40% are also adjacent to the parcel on the northeast, east and
southeast sides. Slopes greater than 40% are considered Landslide Hazard Areas.
During inspection of the subject site, it was confirmed that the west portion of the majority of the
property is flat. A heavily forested and undeveloped steep slope was observed on the east portion of the
property, sloping westward. The stream was not observed during the site visit, but evidence of water
flow was observed, including a manufactured rockery on the hillside that culminated into a small water
feature was observed at the toe of the slope.
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 ECDC 23.80.070.
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)). A qualified professional will need to assess the area to
determine the classifications of the potential stream and its associated buffer prior to site development.
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.
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ROSE HAAS, Planner 10/7/2024
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)
Date
City of Edmonds GIS map tool with approximate location of critical areas: http://mops.edmondswo.gov
Page 13