06-102_632-FirStreet.pdf
CITY OF EDMONDS
CRITICAL AREAS RECONNAISSANCE REPORT
Site Location:Tax Acct. Number:
632 Fir Street 619400801002
Determination:Determination #:
Study Required CRA-2006-0102
Applicant:Owner:
Erik W. Norenberg Erik W. Norenberg
CRITICAL AREAS RECONNAISSANCE REPORT:STUDY REQUIRED (CRA-2006-0102)
During review and inspection of the subject site, it was found that the site may contain or be
adjacent to critical areas, including a Stream and/or Wetland pursuant to Chapter 23.40 of the
Edmonds Community Development Code (ECDC). All maps indicate that Shellabarger Creek is
in the vicinity (see attached). The site visit was conducted on a hot August afternoon and
discoverd a shallow ditch/stream with running water which flows along the eastern property line
from south to north. Horsetails were abundant and the ground was fairly soggy in this area.
The attached map shows the general area of this on-site alleged stream/wetland that was found
(labeled “wet area”) and also it’s proximity to Shellabarger Creek. Soil conditions are unknown
(although it appears to be soil survey type #17 - Everett gravelly sandy loam 0-8% slopes), so it
is unknown if this “wet area” would even qualify as a wetland, because if it is found through a
study by a qualified biologist that it does not have wetland soils, then it is not technically a
wetland. Staff has reviewed the definition for “stream” and “wetland” as stated in ECDC
23.40.320 and found the conditions on site to be consistent with these definitions. The “wet
area” does not appear to be artificially created. Dependent on the scope of future proposals on
this site, a study may be required which answers the question: does this “wet area” qualify as a
stream or wetland, and if so, what buffers shall be applied?
GENERAL CRITICAL AREAS 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.
REPORT REQUIREMENTS – WETLANDS
The site investigation has shown that the site may contain 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.
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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 Ballinger
: 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 ASSOCIATED WITH WETLANDS
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: There are specific performance standards for the subdivision of lands in wetlands
and wetland buffers. These are listed in ECDC 23.50.060.
REPORT REQUIREMENTS – STREAMS
Shellabarger Creek or its tributary is on or near 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.
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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 ON A SITE WITH A STREAM
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.
ALLOWED ACTIVITIES
Certain activities are allowed in or near critical area buffers as specified in ECDC 23.40.20. If
you have any questions about whether your proposed development qualifies as an allowed
activity, please contact a Planner for more information.
EXEMPT DEVELOPMENT PROPOSALS
Certain development proposals may be exempt from Critical Areas Requirements (ECDC
23.40.230). If you think that a specific development proposal may be exempt, contact a Planner
for more information.
Gina Coccia, Planner August 9, 2006
Name, Title Signature Date
NOTE: Cited sections of the Edmonds Community Development Code (ECDC) can be found on
the City of Edmonds website at www.ci.edmonds.wa.us.
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