CRA20110089_20921-80thAveW.pdf
CITY OF EDMONDS
th
121 5Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web: www.ci.edmonds.wa.us
DEVELOPMENT SERVICESDEPARTMENT •PLANNING DIVISION
Critical Areas Reconnaissance Report
Critical Areas File NumberCRA20110089
DeterminationStudy Required
Site Location20921 80 th Avenue West, Edmonds
Tax Account Number00614300002502
Property OwnerDale Woitte
ApplicantUniversal Applicators
Critical Areas PresentWetlands
Site Description
During review and inspection of the subject site, it was
found that the site may contain (or be adjacent to) critical
areas, including a Wetland pursuant to Chapter 23.40 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.ci.edmonds.wa.us. The LiDAR map (inset)
indicates that there is a mild slope across the entire length
of the property (approximately 7%). The eastern half of the
property is primarily vegetated with dense plants, some of
which enjoy wetland conditions. Soils on the eastern half
of the property are identified as McKenna gravelly slit loam.
Allowed Activities & Exempt 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 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.
Wetlands
The site investigation has shown that the site may contain a wetland on the eastern 1/3 of the property. 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 that encroach into wetlands or their 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 that there are specific performance standards for the subdivision of lands in wetlands and
wetland buffers. These are listed in ECDC 23.50.060.
Determination: Study Required
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).
Gina Coccia, Associate Planner September 12, 2011
Name, Title Signature Date
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