CA-08-0066 Stream.pdf
CITY OF EDMONDS
CRITICAL AREAS RECONNAISSANCE REPORT
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Site Location: 120 9 Avenue North Tax Acct. Number: 00434206700100
Determination: Study Required Determination #: CRA-2008-0066
Applicant: Brian & Barbara Ashby-Michel Owner: Brian & Barbara Ashby-Michel
BACKGROUND
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 and 23.90 of the
Edmonds Community Development Code (ECDC).
The stream enters the parcel from the south from what is currently undeveloped City right-of-way.
On the parcel, the stream is channelized along the western boundary of the parcel until it goes
underground at the northwest corner of the parcel. It is uncertain whether the feature is an
unnamed tributary to Shell Creek (which runs approximately 150 northeast of the subject parcel)
or if it is originates from one of the adjacent parcels to the south or southeast. Regardless, the
feature exhibits a defined channel and sorting indicative of a stream.
This study applies to the entire subject parcel. Depending on the location and type of your
particular project relative to the identified critical areas, certain studies and reports may be
required.
ALLOWED ACTIVITIES AND EXEMPT DEVELOPMENT 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). If you have any questions about whether your proposed development qualifies as an
allowed or exempt activity, please contact a Planner for more information
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 must 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.
Or, you may submit the study with your specific development application.
Please review the minimum report requirements for all types of Critical Areas that are listed
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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
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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. You may contact the Planning
Division for more information.
General Mitigation Requirements for all Critical Areas are discussed in ECDC 23.40.110
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through 23.40.140.
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REPORT REQUIREMENTS STREAMS
Streams are areas where surface waters produce a defined channel or bed which
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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.
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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
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in ECDC 23.90.040.D.1.
In addition to the general requirements for Critical Areas reports referenced above, specific
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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 the approval of a Stream Buffer
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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
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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
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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.
If you have any questions about this determination, please contact a Planner for more information.
Michael Clugston, Planner June 11, 2008
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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