16007_wetland exemption letter.pdf
October 26, 2016
AOA-5301
Charlie Guyot
13931 Par Pl. NE
Seattle, WA 98125
cguyot@buildingconceptsnw.com
SUBJECT:Wetland and Stream Reconnaissance for:
759 Cedar Street, Edmonds, WA
City File #CRA 2016-0112
Dear Charlie:
On October 25, 2016 I conducted a wetland and stream reconnaissance on and
adjacent to the subject property utilizing the methodology outlined in the May 2010
Regional Supplement to the Corps of Engineers Wetland Delineation Manual:
Western Mountains, Valleys, and Coast Region (Version 2.0).
The site is currently developed with a single-family residence, detached garage, and
associated yard areas. Topography on the property slopes gently down from east to
west. No wetlands or streams were identified on the site.
Off-Site Wetland to Northeast
During the reconnaissance a wetland was observed off-site to the northeast. This
wetland consists of a series of small seeps on a slope that drain down from
southeast to northwest. Runoff from the wetland enters a culvert along the east side
of the 8 Ave. S. right-of-way.
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The off-site wetland is currently completely separated from the subject property by
an existing paved driveway/alley and associated maintained lawn located within the
8 th Ave. S. right-of-way (Photo 1).
Wetlands that have potential buffers that are interrupted by existing development are
exempted by the City of Edmond per ECDC 23.40.220.C.4 if they are determined to
be functionally isolated from the proposed development.
Charlie Guyot
October 26, 2016
Page 2
Photo 1: View of driveway, alley, and lawn separating project site
on left from off-site wetland in the upper right corner.
ECDC 23.40.220.C.4:
Development Proposals within Interrupted Stream or Wetland
Buffers. Adjacent areas that may be physically separated from a stream or wetland
due to existing, legally established structures or paved areas may be exempted from
the prescribed buffer widths if proven scientifically to be functionally isolated from the
stream or wetland. The director will require the applicant to provide a site
assessment and functional analysis documentation report by a qualified critical area
consultant that demonstrates the interrupted buffer area is functionally isolated. The
director shall consider the hydrologic, geologic, and/or biological habitat connection
potential and the extent and permanence of the physical separation;
Charlie Guyot
October 26, 2016
Page 3
The project site does not provide any hydrologic, geologic, or habitat functions to the
wetland. The site slopes down from east to west so that runoff from the property
drains in the opposite direction from the wetland. Therefore the site is not providing
any water quality maintenance or stormwater storage functions that could potentially
benefit the wetland.
The subject property is currently developed and does not contain any native plant
communities. In addition, the area of the right-of-way adjacent the project site
consists entirely of pavement and mowed lawn and does not provide any significant
habitat functions to the wetland. Furthermore, the existing pavement within the
potential buffer from the wetland is permanent and would only get larger with
continued right-of-way improvements.
Conclusion
The potential buffer from the off-site wetland to the northeast is completely
separated from the project site by the existing pavement located within the 8 th Ave.
S. right-of-way. Any area of the subject property that might be located within the
potential buffer does not provide any hydrologic, geologic, or habitat functions to the
wetland and would therefore meet the exemption provisions of ECDC 23.40.220.C.4.
If you have any questions regarding the reconnaissance, please give me a call.
Sincerely,
ALTMANN OLIVER ASSOCIATES, LLC
John Altmann
Ecologist