CRA-12-0082 Stream.pdf'err'.
L i,
121 51h Avenue North, Edmonds WA 98020
Phone: 425.771.0220 ® Fax: 425.771.0221 - Web: w w'N, drn—ornci,;swa.p o
DEVELOPMENT SERVICES DEPARTMENT m PLANNING DIVISION
Critical '° s t
Critical Areas File Nurnber C,fa'A2012008 "
t. et'er"rndnation
Site t.caction
7'ax Account 11 urnber
Property Owner
Applicant
(:'ritical Areas Present
ite Description
Study B?c:quirecl
.1020 ..- 2[he' Ave. S, £Eclrrrrrnt s
00582(")00400200
Carol yc:ks
Ardsley Homes, t t.0
(j strerzrn.s
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 and 23.90 of the Edmonds Community Development Code
(ECDC). Cited sections of the Edmonds Community Development Code (ECDC) can be found on the City of
Edmonds website at _www. drnad7dswaa.gc v.
The subject site slopes downwards very gradually to the west at an approximate 10% slope, which is not steep
enough to qualify as a critical area. However, there appears to be an overgrown stream channel within the SR -104
right-of-way adjacent to the western side of the subject site. It is possible that this is a "drainage ditch", or it could
be a tributary of Willow Creek. As such, additional information is needed in order to determine if the City would
consider it a stream and thus take steps to preserve its buffer, which would extend onto the subject site.
Allowed Activities , ExemptProposals
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 rm
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.
Sw
treaITIS
A potential stream is located adjacent to the western side of 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. 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 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.
Determination: Study Reqtr
This review applies to the entire subject parcel. Depending on the location and project proposed relative to the
identified critical areas, certain studies and reports may be required. Please contact the Planning Division at
425.771.0220 if and when you have a specific development proposal for this site in order to discuss the various
permits that will be required. Please note that tree removal on sites containing critical areas may first require a
tree cutting permit, and the illegal removal of trees may result in penalties and steep fines (ECDC 18.45.070,
ordinance #.3828).
Jen Machuga, Associate Planner
Name, Title
Signatu
October 16, 2012
Date
Page 1 2