CRA2025-0012 DeterminationCITY OF EDMONDS
121 5ch 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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2/20/2025
PORT OF EDMONDS
190 W DAYTO N ST
EDMONDS, WA 98020
Subject: Critical Areas Determination (CRA2025-0012)
Site Address: 190 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,
ROSE HAAS
Planning Division
Planning & Development Department
Enc: Critical Area Determination
CITY OF EDMONDS
121 5t" 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 (CRA2025-0012)
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
190 W DAYTON ST
Tax Account Number
27032300406400
Property Owner
PORT OF EDMONDS
Applicant
EMMA HUTCHINSON
Critical Area(s) 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: Yes
❑ Streams: NA
Site Description
The subject site is at the southeastern corner of Railroad Avenue and W Dayton St. The site is presently
commercially developed and level due to a long history of development. Soils are categorized as Urban
Land in the Soil Survey of Snohomish County Area (1983). Urban Land designation applies to "areas that
are covered by streets, buildings, parking lots, and other structures that obscure or alter the soils so that
identification is not possible."
The site is within 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. Development activities within seismic hazard areas
must meet the standards of ECDC 23.80.060.
A small northeastern portion of the site is also within a 100-year floodplain according to FEMA's Flood
Rate Insurance Maps. Development within a frequently flooded area is subject to the requirements in
Chapter 23.70 ECDC.
According to the City of Edmonds GIS map, the site is approximately 175-feet from the Edmonds Marsh
wetland, which is classified as a wildlife habitat, natural resource sanctuary and classified as a state
priority habitat per ECDC 23.50.010(G). Edmonds Marsh is classified as a Category I estuarine wetland
per ECDC 23.50.010 and may be subject up to a 200-foot buffer per ECDC 23.50.040(F)(1)(g).
Site reconnaissance revealed that the site was fully developed. Edmonds Marsh was noted south of the
subject property.
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.
Page 12
ROSE HAAS, Planner "
Name, Title
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)
2/20/2025
Date
City of Edmonds GIS map tool with approximate location of critical areas: http://mcips.edmondswa.gov
Page 13
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