CA-07-0070 Wetlands.pdf
CITY OF EDMONDS
CRITICAL AREAS DETERMINATION
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Site Location: 21821 92 Avenue W Tax Acct. Number: 27043000200400
Determination: Study Required Determination #: CA-2007-0070
Applicant: Rick Wichers Owner: Rick Wichers
CRITICAL AREAS RECONNAISSANCE REPORT: STUDY REQUIRED
During review and inspection of the subject site, it was found that the site may contain critical
areas, including a Wetland, pursuant to Chapter 23.40 of the Edmonds Community
Development Code (ECDC).
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
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listed in ECDC 23.40.090.D. There are also 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
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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
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through 23.40.140.
REPORT REQUIREMENTS WETLANDS
The site investigation has shown that the site may contain or be adjacent to a wetland.
Wetlands are areas inundated or saturated by ground or surface water that support, under
normal circumstances, vegetation adapted for life in saturated soil.
Wetlands are generally rated according to their size, condition, function, and vegetation
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types into four (4) different categories described in ECDC 23.50.010 and by use of the
City of Edmonds Wetland Field Data Form by the critical areas consultant.
Buffer widths for wetlands vary depending on the category of the wetland as listed in
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ECDC 23.50.040.F.
In addition to the general requirements for Critical Areas reports referenced above,
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there are specific Critical Areas report requirements for wetlands that are provided in
ECDC 23.50.030.
DEVELOPMENT PROPOSALS ASSOCIATED WITH WETLANDS
Development proposals that encroach into wetlands, wetland buffers, or building setbacks may
be allowed through the approval of certain processes.
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The width of a wetland buffer may be reduced through buffer enhancement if the
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criteria described in ECDC 23.50.040.F.3 can be met.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
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applied to buffer averaging are listed in ECDC 23.50.040.F.4. The maximum amount
that the buffer width can be reduced at any single location through buffer averaging is
50%.
Development proposals that proposed encroachments into buffers beyond what is
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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.
Any time a development proposal requires an alteration to a wetland, a mitigation plan
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is required as part of the Critical Areas report. In addition to the General Mitigation
requirements referenced above, mitigation requirements specific to wetlands are
provided in ECDC 23.50.050.
NOTE: There are specific performance standards for the subdivision of lands in
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wetlands and wetland buffers. These are listed in ECDC 23.50.060.
PROJECT SPECIFIC CONDITIONAL WAIVERS
If the property owner wishes to apply for a specific development permit which they feel would
not impact the Critical Areas located on the site, they may submit their proposal to the Planning
Department for review. If the Planning Department finds that the proposed development permit
will not adversely impact a Critical Area or its buffers, a conditional waiver may be issued on a
project by project basis.
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.
Michael Clugston May 16, 2007
Name Signature Date
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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