CA-07-0116 Stream.pdf
CITY OF EDMONDS
CRITICAL AREAS RECONNAISSANCE REPORT
Site Location: 21102 Shell Valley Road Tax Acct. Number: 00649900003200
Determination: Study Required Determination #: CRA-2007-0116
Applicant: Jon Toma Owner: Jon Toma
CRITICAL AREAS RECONNAISSANCE REPORT: STUDY REQUIRED
During review and inspection of the subject site, it was found that the site contains and/or is
adjacent to critical areas, including a Stream, pursuant to Chapters 23.40 of the Edmonds
Community Development Code (ECDC).
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 to submit the entire study with your specific development application.
Please review the minimum report requirements for all types of Critical Areas that 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 there is
an approved list of consultants that you may choose from. Please 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 STREAMS
A portion of Shell Creek runs parallel to the northern boundary of the subject property across Shell
Creek Road.
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
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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
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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 NEAR 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 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.2The 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.
Michael Clugston, Planner August 20, 2007
Name 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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