CRA-10-0051 Stream.pdfCITY OF EDMONDS
CRITICAL AREAS RECONNAISSANCE REPORT
Site Location:
644 Elm Way
Tax Acct. Number:
27032500300600
Determination:
Study Required
Determination #:
CRA20100051
Owner:
Stuart Hitchner
Applicant:
Same as owner
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CRITICAL AREAS RECONNAISSANCE REPORT: STUDY REQUIRED
During review and inspection of the subject site, it was found that the site is adjacent to a stream,
pursuant to Chapters 23.40 and 23.90 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 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
A stream is located on the adjacent properties to the south of the subject property. Thus, the subject
property may be located within the minimum required stream buffer and/or critical areas building
setback.
• 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.
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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 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.
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.
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.
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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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