CRA2024-0173 DeterminationCITY OF EDMONDS
121 5th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa.gov
PLANNING & DEVELOPMENT DEPARTMENT • PLANNING DIVISION
`no. 1891i
Critical Area Determination (CRA2024-0173)
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
221 9TH AVE N
Tax Account Number
00434207902000
Property Owner
DANA & MICHAEL MONTANARI
Applicant
MIKE MONTANARI
Critical Area(s) Present
❑ Wetlands (ECDC 23.50): Yes
❑ 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: Yes
❑ Streams: Yes
Site Description
The subject property is located north of the Bell St. unopened right-of-way and west of 9th Ave. N. and is currently
developed with a single-family dwelling. The site is relatively level along the except the southwest corner, which
slopes steeply up from behind the dwelling. According to the Soil Survey of Snohomish County, soils on the subject
site consist primarily of "Alderwood Everett Gravelly sandy loams, 25-70% slopes", with "Alderwood Urban land
complex, 8-15%" along the southern boundary.
According to the City LiDAR data, portions of the site contain slopes greater than 40% and thus are classified as a
potential landslide hazard, and portions of the site contain slopes greater than 15% are considered a potential
erosion hazard.
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.
The site also adjacent to Shell Creek and its associated fish and wildlife habitat conservation areas and wetland.
The stream is located northwest of the property, but the stream buffer could impact the subject site. However, the
buffer from Shell Creek and its wetland east of 9th Ave. N is interrupted by legally established development and
right-of-way. A qualified professional will need to assess the area to determine the classifications of any potential
stream and/or wetland on and adjacent to the site.
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.
TRISTAN SEWELL
Planner December 18, 2024
Cited sections of the Edmonds Community Development Code (ECDC) can be found at
http.-Ilwww.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)
City of Edmonds GIS map tool with approximate location of critical areas: http://maps.edmondswa.gov
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