CRA20160147_CriticalAreaDetermination.docx
CITY OF EDMONDS
th
121 5 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 (CRA20160147)
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 17709 Talbot Road
Tax Account Number 00594400004900
Property Owner Michael Vrablik
Applicant Michael Vrablik
Critical Area(s) Present
Wetlands (ECDC 23.50)
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Frequently Flooded Areas (ECDC 23.70)
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Geologically Hazardous Areas (ECDC 23.80)
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Erosion Hazard Areas
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Landslide Hazard Areas
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Seismic Hazard Areas
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Fish & Wildlife Habitat Conservation Areas (ECDC 23.90)
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Streams
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Site Description
The subject property is located on the east side Talbot Road. The soils on the site are identified
as Alderwood Urban Land Complex according to the Snohomish County soils survey. The
property generally slopes to the west and steps down in three levels. The property is relatively
level adjacent to Talbot Road, then steps up to to another relatively level area where the
existing house is located. The property starts to slope down on the eastern edge. On the
adjacent property to the east the land slopes down sharply at approximately 50% according to
the City’s LiDAR information. Given the soils and slopes on and adjacent to the property, areas
on the site qualify as erosion hazard and the property is adjacent a potential landslide 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
Unpermitted alteration of a critical
buffer. Alterations include, but are not limited to:
area or buffer (including tree
grading, filling; dredging; draining; channelizing;
trimming or topping, dumping yard
cutting, pruning, limbing or topping, clearing,
waste, or application of pesticides
relocating or removing vegetation; applying herbicides
or fertilizers) can lead to
or pesticides or any hazardous or toxic substance;
enforcement action and fines.
discharging pollutants; paving, construction,
Before undertaking any work,
application of gravel; modifying for surface water
please contact the City to verify
management purposes; or any other human activity
whether critical area studies and
that changes the existing landforms, vegetation,
City review is necessary.
hydrology, wildlife or wildlife habitat value of critical
areas.
Kernen Lien, Senior Planner January 10, 2017
Name, Title Signature Date
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)
City of Edmonds GIS map tool with approximate location of critical areas:
http://maps.edmondswa.gov
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