CRA-2011-0012 Hindley creek.pdf121 5`h Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ei.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
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Critical Areas File Number
CRA20110012
Determination
Study Required
Site Location
110410th Avenue N
Tax Account Number
00766100000100
Property Owner
Robert & Kim Palmer
Applicant
same
Critical Areas Present
Q Streams
During review and inspection of the subject site, it was found that the site contains critical areas, including a
Stream (Hindley Creek), pursuant to Chapter 23.40 and 23.90 of the Edmonds Community Development Code
(ECDC). Hindley Creek is an anadromous fishbearing stream (Type F); however, there is a known fish barrier within
the stream channel further west, close to Hindley's confluence with Shell Creek. Cited sections of the Edmonds
Community Development Code (ECDC) can be found on the City of Edmonds website at www.ci.edmonds.wa.us.
Allowed AdL
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.
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.
Hindley Creek runs through the subject property (see associated aerial photo). 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 maybe 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 (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.
Xeterm i nation:
Study•;
This determination 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).
Mike Clugston, AICP �CL.
February 23, 2011
Name Signature Date
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