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CRA20150055 Stream.pdf'Ile. \89° �� U� � n^/um -� ��m/ ��v��mn-��^cr 121 5*Avenue North, Edmonds W/\98020 Phone: 425.7?|.O220°Fax: 425.77l.022|°Web: DEVELOPMENT SERVICES DEPARTMENT ° PLANNING DIVISION ��m��G �� o ��W�� ~� ��mmmm��mm�� Report � Critical Areas File Number Detenn/nobon Site Location 7-axAccount Number Property Owner Applicant Critical Areas Present S^.�� Description � ~��«��~U�� U��° 0 on [RA20250055 Study Required 299D0-89~'PtN<Edmonds 005062000001200 Melissa Hart Same osOwner 10 Streams During review and inspection ofthe subject site, itwas found that the site may contain (or beadjacent to) critical areas, including a Stream, pursuant to Chapter 23.40 and 23.90 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 subject site slopes downwards very gradually tothe west atanapproximate 10%slope, which isnot steep enough toqualify aoacritical area. However, there appears tobestream located near the western side ofthe site. The stream flows through a culvert through most or all of the western side of the site, but is day -lit on the adjacent properties tothe north and south. Thus, itappears that astream and its associated buffers are located onand/or adjacent 10the site. 1 1 �ii 20 IM/M 1111111111111il Certain activities are allowed in ornear critical area buffers as specified in ECD[23.4O.22O. Similarly, certain development proposals may be exempt from Critical Areas requirements (ECDC 23.40.230). /ƒ you have any questions about whether your proposed development qualifies as anallowed mexempt activity, please contact a Plannerfor more information. 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 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. Strearns A stream is located near the western side of the 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 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 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 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. xr i, l` /� r T �' 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 15.45.070, ordinance #3828). Jen Machuga, Associate Planner June 16, 2015 Name, Title Signature Date