CRA20150077 critical areas letter.pdf40c. 189.,
CITY OF EDMONIS
121 5th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web ^w e rm�ontlsa.
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DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
Critical Areas Reconnaissance Report
Critical Areas File Number
Determination
Site Location
Tax Account Number
Property Owner
Applicant
Critical Areas Present
Site Description
CRA20150077
Study Required
2391774 th Avenue West
00488800700601
Ryan Greenway
Ryan Greenway
Q Wetlands
0 Fish & Wildlife Habitat Conservation Areas
Q Frequently Flooded Areas
During review and inspection of the subject site, it was found that the eastern portion of the site may contain (or
be adjacent to) critical areas, including a Fish and Wildlife Habitat Conservation Area, Wetlands, and Frequently
Flooded Areas. Cited sections of the Edmonds Community Development Code (ECDC) can be found on the City of
Edmonds website at www edmou _d�sva . o
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). However, it is much
more likely that an alteration to a critical area or buffer will require some form of City oversight and approval.
According to ECDC 23.40.320:
"Alteration" means any human -induced action which changes the existing conditions of a critical area or
its buffer. Alterations include, but are not limited to: grading, grading; filling, dredging; draining,
channelizing, cutting, pruning, limbing or topping, clearing, relocating or removing vegetation; applying
herbicides or pesticides or any hazardous or toxic substance; discharging pollutants; paving, construction,
application of gravel; modifying for surface water management purposes; or any other human activity
that changes the existing landforms, vegetation, hydrology, wildlife or wildlife habitat value of critical
areas.
If you have any questions about whether your proposed development qualifies as an allowed or exempt activity,
please contact a Planner.
General Report Requirements
Critical areas reports identify, classify and delineate 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 specific
development proposals. If a specific development proposal results in an alteration to a critical area, the critical
areas report must contain a mitigation plan. General mitigation requirements for all critical areas are described in
ECDC 23.40.110 through 23.40.140.
Critical area reports are most commonly submitted when applying for a building permit or land use development
application (although they can be submitted at any time). The minimum requirements for all critical area reports
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. Please contact the Planning Division for more information.
Wetlands
The site investigation has shown that the site contains a wetland. 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.
Note for Lake Ballingea: See ECDC 23.50.010 regarding delineating wetlands around Lake Ballinger. Provisions for
protection of Lake Ballinger shorelines not meeting criteria for jurisdictional wetlands are provided in the City of
Edmonds Shoreline Master Program, which requires a 35 -foot setback from the Ordinary High Water Mark.
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.
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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.
Frequently Flooded Areas
Portions of the property are considered to be within Frequently Flooded Areas. Frequently Flooded Areas are
those areas identified on FEMA Flood Insurance Rate Maps as areas of special flood hazard, which include those
lands in the floodplain subject to a one percent or greater chance of flooding in any given year. Frequently
Flooded Areas are further defined in ECDC 23.70.010.A and B. In addition to the general requirements for Critical
Areas reports referenced above, specific Critical Area report requirements for Frequently Flooded Areas are
provided in ECDC 23.70.020. Development is restricted within Frequently Flooded Areas. Development standards
and provisions for protection of frequently flooded areas are provided as applicable to areas of special flood
hazard in the current editions of the International Residential Code and the International Building Code (ECDC
23.70.040). Conformance with the provisions for flood hazard reduction of the current editions of the
International Residential Code and International Building Code shall constitute conformance with ECDC 23.40.050,
Protection of critical areas, per the mandates of the Washington Growth Management Act and the purposes and
objectives of the Environmentally Critical Areas Ordinance.
Fish & Wildlife Habitat Conservation Areas
The site is located on the west side of Lake Ballinger. Lake Ballinger is considered a Fish&Wildlife Habitat
Conservation Area in accordance with ECDC 23.90. Although the associated wetlands on the banks of the lake
have buffers as discussed above, specific provisions for the protection of Lake Ballinger shorelines not meeting
criteria for jurisdictional wetlands are provided in the city of Edmonds shoreline master program, ECDC 23.10.
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.
Sean Conrad, Associate Planner T. "M, "'k, ~' August 5, 2015
Name, Title
Signature Date
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