CA-08-0083 Wetland-Fish and Wildlife.pdf
CITY OF EDMONDS
CRITICAL AREAS RECONNAISSANCE REPORT
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Site Location: 24219-24227 76 Avenue West Tax Acct. Number: 00488800601503
00488800601501
00488800601501
00488800702000
Determination: Study Required Determination #: CRA-2008-0083
Applicant: Laurie Hill Owner: Laurie Hill
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 Wetland and a Fish and Wildlife Habitat
Conservation Area, pursuant to Chapters 23.40, 23.50 and 23.90 of the Edmonds
Community Development Code (ECDC).
The eastern portion of the subject site abuts Lake Ballinger. The lake itself is considered
a wetland and the immediate area landward of the lake is suspected wetland. The lake is
also a habitat conservation area due to the presence of a nearby osprey nest.
This study applies to the entire subject parcel. Depending on the location and type of
project proposed 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 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
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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
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defined in the ordinance. There are options on how to complete a critical areas
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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
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23.40.110 through 23.40.140.
REPORT REQUIREMENTS WETLANDS
The site investigation has shown that the site may contain or be adjacent to 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
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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
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in ECDC 23.50.040.F.
In addition to the general requirements for Critical Areas reports referenced above,
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there are specific Critical Areas report requirements for wetlands that are provided
in ECDC 23.50.030.
DEVELOPMENT PROPOSALS ASSOCIATED WITH WETLANDS
Development proposals that encroach into wetlands, wetland 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
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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
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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
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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
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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
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wetlands and wetland buffers. These are listed in ECDC 23.50.060.
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STUDY REQUIREMENT FISH AND WILDLIFE HABITAT CONSERVATION AREAS
Since the eastern portion of the site is underwater and therefore located within a mapped
fish and wildlife habitat conservation area, the City would like to preserve as much of the
native vegetation as possible.
DEVELOPMENT PROPOSALS ON A SITE WITH FISH AND WILDLIFE HABITAT
CONSERVATION AREAS
For any future development within the lake itself, the applicant must submit a wetland
mitigation plan.
If you have any questions about this determination, please contact a Planner for more
information.
Michael Clugston, AICP July 31, 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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