CRA20160073.pdfCITY OF EDMONDS
1215 1h Avenue North, Edmonds WA 98020
Phone: 425.771.0220 * Fax: 425.771.0221 . Web: www.edmondswa.gov
DEVELOPMENT SERVICES DEPARTMENT* PLANNING DIVISION
Critical Area Determination (CRA20160073)
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
18604 Sound View PI
Tax Account Number
00434600200700
Property Owner
Bradley Thorson
Applicant
Greg Andrews
Critical Area(s) Present
❑ Wetlands (ECDC 23.50)
❑ Frequently Flooded Areas (ECDC 23.70)
® Geologically Hazardous Areas (ECDC 23.80)
® Erosion Hazard Areas
® Landslide Hazard Areas
❑ Seismic Hazard Areas
❑ Fish & Wildlife Habitat Conservation Areas (ECDC c)
❑ Streams
Site Description
During review and inspection of the subject site, it was found that the site may contain or be
adjacent to critical areas, including Geologically Hazardous Areas (Erosion Hazard Area and
Landslide Hazard Area), pursuant to Chapters 23.80 of the Edmonds Community Development
Code (ECDC).
The associated map indicates that the subject site slopes downward approximately 12' from
east to west over a horizontal distance of 80' (approximately 15% grade). The site is adjacent to
the Puget Sound, sitting atop a steep 24' bluff (approximately 70% grade) from the railroad
track. Soils throughout the site are identified as Alderwood-Everett gravelly sandy loams (25% -
70% slope). As a result, the slopes in excess of 15% are classified as a potential erosion hazard
and slopes in excess of 40% are classified as a potential landside hazard.
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.
&AIBrad Shipley, Associate Planner July 14, 2016
Name, TitleSrat e Date
Cited sections of the Edmonds Community Development Code (ECDC) can be found at
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)
City of Edmonds GIS map tool with approximate location of critical areas:
http, fmaps.edmondswa.gov
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