CA-09-0063 trib to Shellabarger Creek.pdfSite Location:
625 61" Avenue S
Tax Acct. Number:
27032500205200
Determination:
Study Required
Determination #:
CRA -2009-0063
Applicant:
McKinney Construction
Owner:
Jeffery & Karen Everson
BACKGROUND
During review and inspection of the subject site, it was found that the site contains and/or is
adjacent to critical areas, including a stream, pursuant to Chapters 23.40 and 23.90 of the
Edmonds Community Development Code (ECDC).
The subject parcel slopes gently from east to west. An unnamed tributary of Shellabarger Creek
enters the subject parcel from the east and is directed to a man-made pond at the southeastern
corner of the site. The creek spills out of the pond and travels west near the southern property line
in a narrow, channelized basin. lawn and maintained landscaping are immediately adjacent to the
stream on both sides. Shellabarger Creek is an identified anadromous fishing bearing stream but
there are barriers to migration located to the west which would prohibit fish from migrating as far
as the subject parcel.
This study applies to the entire subject parcel. Depending on the location and type of project
proposed relative to the identified critical areas, certain studies and reports may be required.
ALLOWED ACTIVITIES AND EXEMPT DEVELOPMENT PROPOSALS
Certain activities are allowed in or near critical area buffers as specified in ECDC 23.40.220.
Similarly, certain development proposals may be exempt from Critical Areas Requirements (ECDC
23.40.230). If you have any questions about whether your proposed development qualifies as an
allowed or exempt activity, please contact a Planner for more information.
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 to submit the entire study with your specific development application.
• Please review the minimum report requirements for all types of Critical Areas that 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 there is
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
• 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.
• 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 the approval 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. If you think that you have a
proposal that may require one of these processes, please contact a Planner for more
information.
If you have any questions about this determination, please contact a Planner for more information.
Name
Sig
List 13, 2009
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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