CRA2024-0019 determinationCITY OF EDMONDS
121 51" Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.edmondswa
PLANNING & DEVELOPMENT DEPARTMENT • PLANNING DIVISION
I/Ic. 189.,
1/26/2024
PORT OF EDMONDS
180 W DAYTON ST
EDMONDS, WA 98020-7211
Subject: Critical Areas Determination (CRA2024-0019)
Site Address: 180 W DAYTON ST
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,
TRISTAN SEWELL
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 (CRA2024-0019)
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
180 W DAYTON ST
Tax Account Number
27032300401200
Property Owner
PORT OF EDMONDS
Applicant
EMMA HUTCHINSON
Critical Areas) Present
❑ Wetlands (ECDC 23.50): Yes
❑ Frequently Flooded Areas (ECDC 23.70): Yes
❑ Geologically Hazardous Areas (ECDC 23.80)
❑ Erosion Hazard Areas: NA
❑ Landslide Hazard Areas: NA
❑ Seismic Hazard Areas: Yes
❑ Fish & Wildlife Habitat Conservation Areas (ECDC 23.90)
❑ Mapped Fish & Wildlife Habitat: NA
❑ Streams: Yes
Site Descriation
The subject property is located west of the BNSF railroad right-of-way in the Port of Edmonds property
south of W Dayton St. The site is level after previous development. Soils on the site are unknown due to
years of modification, including fill associated with BNSF railway. Unknown soils are categorized as
Urban Land in the Soil Survey of Snohomish County Area (1983).
The site is adjacent to a known 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 is adjacent to critical areas, including a stream and potential wetland. Both are located south of
the property in the vicinity of Edmonds Marsh. Buffers from the stream and potential associated
wetland could impact the subject site. 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 January 26, 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://mops.edmondswa.gov
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