06-032_940-GrandviewSt.pdf
CITY OF EDMONDS
CRITICAL AREAS RECONNAISSANCE REPORT
Site Location:Tax Acct. Number:
940 Grandview Street 00622000000400
Determination:Determination #:
Study Required CRA-2006-0032
Applicant:Owner:
Keith Beddow Michael Herb
CRITICAL AREAS RECONNAISSANCE REPORT:STUDY REQUIRED (CRA-2006-0032)
During review and inspection of the subject site, it was found that the site may contain or be
adjacent to critical areas, including a Stream pursuant to Chapter 23.40 of the Edmonds
Community Development Code (ECDC). The Engineering Division water map indicates the
stream flows across the site to the north, which was confirmed with the site visit on 07/18/2006.
The LIDAR/Aerial map (attached) has topography lines that indicate a small stream channel –
this aligns with the location of the stream that was observed on the site visit. Development
proposals for projects that are clearly on the other side of the property from this site may not
have any report requirements if it can be determined that the work would be well outside the
buffer area. Otherwise, the stream type and buffer would need to be established through a
critical areas report.
GENERAL CRITICAL AREAS REPORT REQUIREMENTS
Critical Areas Reports identify, classify and delineate any areas on or adjacent to the subject
property that may qualify as critical areas. They also assess these areas and identify any
potential impacts resulting from your specific development proposal. If a specific development
proposal results in an alteration to a critical area the critical areas report will also contain a
mitigation plan. You have the option of completing the portion of the study that classifies and
delineates the critical areas and waiting until you have a specific development proposal to
complete the study. You may also choose submit the entire study with your specific
development application.
Please review the minimum report requirements for all types of Critical Areas which are
listed in ECDC 23.40.090.D. There are additional report requirements for different types of
critical areas (see below).
Note that it is important for the report to be prepared by a qualified professional as defined in
the ordinance. There are options on how to complete a critical areas study and an approved
list of consultants that you may choose from. You may contact the Planning Division for
more information.
General Mitigation Requirements for all Critical Areas are discussed in ECDC 23.40.110
through 23.40.140.
REPORT REQUIREMENTS – STREAMS
North Stream or its tributary is on or near the subject property.
Streams are areas where surface waters produce a defined channel or bed which
demonstrates clear evidence of the passage of water. Streams need not contain water year-
round.
Streams are regulated as types of Fish and Wildlife Habitat Conservation Areas.
Streams are classified according to whether or not they run year round and whether or not
they support fish populations according to the classification system listed in ECDC
23.90.010.A.1.
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The minimum buffer widths for streams vary depending on the type of stream and are listed
in ECDC 23.90.040.D.1.
In addition to the general requirements for Critical Areas reports referenced above, specific
Critical Areas report requirements for Fish and Wildlife Habitat Conservation Areas are
provided in ECDC 23.90.020.A to C and additional technical information requirements for
streams are listed in ECDC 23.90.020.D.
DEVELOPMENT PROPOSALS ON A SITE WITH A STREAM
Development proposals that encroach into streams or their buffers or building setbacks may be
allowed through the approval of certain processes.
The width of a stream buffer may be reduced through buffer enhancement if through the
review of a Stream Buffer Enhancement Plan that meets the specific requirements
referenced in ECDC 23.90.040.D.2. The maximum amount that a buffer can be reduced
through buffer enhancement is 50%.
A buffer may also be modified through a process called buffer averaging. The criteria
applied to buffer averaging are listed in 23.90.040.D.2. The maximum amount that the
buffer width can be reduced at any single location through buffer averaging is 50%.
Development proposals that propose encroachments into buffers beyond what is allowed
through the above methods require a Critical Areas Variance or a Reasonable Use
Exception. If you think that you have a proposal that may require one of these processes,
please contact a Planner for more information.
ALLOWED ACTIVITIES
Certain activities are allowed in or near critical area buffers as specified in ECDC 23.40.20. If
you have any questions about whether your proposed development qualifies as an allowed
activity, please contact a Planner for more information.
EXEMPT DEVELOPMENT PROPOSALS
Certain development proposals may be exempt from Critical Areas Requirements (ECDC
23.40.230). If you think that a specific development proposal may be exempt, contact a Planner
for more information.
Gina Coccia, Planner July 18, 2006
Name, Title Signature Date
NOTE: Cited sections of the Edmonds Community Development Code (ECDC) can be found on
the City of Edmonds website at www.ci.edmonds.wa.us.
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