CRA-2009-0041 Wetland.pdfCITY OF EDMONDS
CRITICAL AREAS RECONNAISSANCE REPORT
Site Location:
20010 Maplewood Drive
Tax Acct. Number:
00506700001600
Determination:
Study Required
Determination #:
CRA -2009-0011
Applicant:
Bruce O'Neill
Owner:
Thomas Jurich
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 Wetland pursuant to Chapters 23.40 and 23.50 of the Edmonds
Community Development Code (ECDC).
The subject property slopes gently to the west. On the western edge of the property there is a
depression that appears to run along several properties. The soil appeared to be saturated and a
plant species (creeping buttercup, Ranunculus repens) associated with wetlands was the dominant
vegetation in this depression. Two of the three wetland indicators are clearly present and a wetland
determination and delineation should be conducted prior to any new development.
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.
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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
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 ECDC
23.50.040.F.
• In addition to the general requirements for Critical Areas reports referenced above, 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.
• The width of a wetland buffer may be reduced through buffer enhancement if the 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
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 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 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 wetlands
and wetland buffers. These are listed in ECDC 23.50.060.
If you have any questions about this determination, please contact a Planner for more information.
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Signature
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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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