CRITICAL AREA 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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6/23/2023
SANDPIPER LLC
327 2ND AVE S UNIT A
EDMONDS, WA 98020
Subject: Critical Areas Determination (CRA2023-0077)
Site Address: 327 2ND AVE S UNIT A
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,
MICHELE SZAFRAN
Planning Division
Planning & Development Department
Enc: Critical Area Determination
CITY OF EDMONDS
121 5ch 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 (CRA2023-0077)
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
327 2ND AVE S UNIT A
Tax Account Number
27032300415700
Property Owner
SANDPIPER LLC
Applicant
JAKE LYON
Critical Area(s) Present
Wetlands (ECDC 23.50): Yes
Frequently Flooded Areas (ECDC 23.70): Yes
9 Geologically Hazardous Areas (ECDC 23.80)
❑ Erosion Hazard Areas: NA
❑ Landslide Hazard Areas: NA
IR Seismic Hazard Areas: Yes
li4 Fish & Wildlife Habitat Conservation Areas (ECDC 23.90)
2 Mapped Fish & Wildlife Habitat: Yes
2 Streams: Yes
Site Description
The subject property is located along the east side of Edmonds Way and is currently undeveloped. Soils on the
western majority of the site are Mukilteo muck and the eastern portion of site is Alderwood urban land
complex 2-8% slopes. The site is within a mapped Seismic Hazard Area. Seismic hazard areas are areas subject
to severe risk of damage as a result of earthquake -induced ground shaking, slope failure, settlement, soil
liquefaction, lateral spreading, or surface faulting. These areas are designated as having a "high" and
"moderate to high" risk of liquefaction as mapped on the Liquefaction Susceptibility Map of Snohomish County
by the Washington State Department of Natural Resources or areas located within landslide hazard areas.
The site also contains critical areas, including wetlands, stream, and frequently flooded areas. The stream,
wetland, and flood areas appear to be located in western portion of the property. Buffers from the potential
stream and wetland may impact the subject site. The subject site is also mapped within a priority habitat
species overlay.
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 23.40.00S 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.
MICHELE SZAFRAN
6/23/2023
Name, Title 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)
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.edmondswcl.gov
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