CRA-2011-0037 description.pdfv�
CITY OF EDONDS
121 51h Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
jt1c. 1890
Critical Areas File Number
CRA20110037
Determination
Study Required
Site Location
751 Hindley Lane
Tax Account Number
27032400213200
Property Owner
Erika Madden
Applicant
Some
Critical Areas Present
Q Streams
Site Description
During review and inspection of the subject property, it was found that the site may contain 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, closer 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. This determination applies to the entire site; certain projects or activities may be allowed
or exempt from specific critical area requirements as described below.
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 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 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.
ME
,
A portion of Hindley Creek runs along/adjacent to the southern boundary of 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 but need not contain water year-round. Streams are regulated as types of
Fish and Wildlife Habitat Conservation Areas and 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 (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 Required
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
Name
Signatu
May 16, 2011
Date
Page 12