The URL can be used to link to this page

CRA-2014-0049 Recon Report.pdf'1�c. )89v CITY OF EDmONDS 121 5`"Avenue North, Edmonds W/\90O2O Phone: 425.77|.O220°Fax: 425.77l.O22l^Web: DEVELOPMENT SERVICES DEPARTMENT , PLANNING DIVISION ��°�^��U �� "�� n �� n �� x��nnnu��K~�~��on��_ ��n � CribcC/Areas file Nurnber C)eterrn/nodox SiteOccition TcixAccouxt/Vurnbey ProoertyOm/nc,r Applicant C'ribca//4re(,'i6Present �� ° ��~ �� i�� Dori CRM20140049 StudvR24uh ed 21218/22 76«'/\ve�. N( 27040700402200 KWfflan7 /C I /ndgn8n K84M'sHorne C'onstrUCt/oo RJ Strcoons During review and inspection ofthe subject site, itwas found that the site may contain (or boadjacent to) critical areas, including a Stream, 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 . The site has a cross slope with a high point of about 189 feet elevation at the southeast corner and a low point (177feet) atthe northwest corner. According toCity LiDARinformation, the gradient ofthis slope iaabout 7- 8 percent. '8pe/cent. Astream inlocated tothe southwest ofthe southwest corner ofthe site. Atits closest proximity tothe site, the stream isabout 3O4Ofeet away from the site. Allowed Activities ��Pil o s a I s Certain activities are allowed inornear critical area buffers ouspecified inECD[23/022K Similarly, certain development proposals may be exempt from Critical Areas requirements (ECDC 23.40.230). (fyou have any questions about whether your proposed development qualifies as an allowed or exempt activity, please contact uPknnnerjormore information. ��U��°��r�� _on��u�� o � ��~��Un��nn��on�~� Critical Areas Reports identify, classify and delineate any areas on or adjacent to the subject property that may qualify ascritical 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 amitigation plan. You have the option ofcompleting the portion ofthe 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 itisimportant for the report to be prepared by 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. Gene/a| Mitigation Requirements for all Critical Areas are discussed in ECDC2l4O.11Othrough 23.4U.14U. �� n ��c� o u o ~� Anunnamed creek blocated generally southwest ofthe 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 yeapvuund. 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.l. The minimum buffer widths for streams vary depending on the type of stream and are listed in ECDC 23.90.040.D.I. |naddition tothe general requirements for Critical Areas reports referenced above, specific Critical Areas report requirements for Fish and Wildlife Habitat Conservation Amus are provided in [CD[ 23.90.020.A to C and additional technical information requirements for streams are listed in ECD[ 23.90.020D. Development proposals that encroach into streams o/ their buffers orbuilding 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 ECDC23.9O.O4OD2. 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 atany single location through buffer averaging is50%. Development proposals that propose encroachments into buffers beyond what is allowed through the above methods require a Critical Areas Variance or o Reasonable Use Exception. If you think that you have a proposal that may require one of these processes, please contact u Planner for more information. ��°��°��" ��°�� u 000ino��i��on �� U K� 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 berequired. Please contact the Planning Division ot 425.771.0220 if and when you have a specific development proposalfor this site in order to discuss the various permits that will berequired. 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). Kevin Garrett, Planner Name, Title Signature June Z,Z014