CRA19980119 UPDATED Wetland.pdf`lic. 189.3
CITY OF E I M ONI S
121 5th Avenue North, Edmonds WA 98020
Phone: 425.771.0220 • Fax: 425.771.0221 • Web etjMmond wya. QY
DEVELOPMENT SERVICES DEPARTMENT • PLANNING DIVISION
Critical -res Reconnaissance, Report
Critical Areas File Number
Determination
Site Location
Tax Account Number
Property Owner
Applicant
Critical Areas Present
CRA19980119
Study Required
7920-209 th St. SW., Edmonds
00660800000100
Paul Mathews
John Wolfe (applicant for BLD20150811)
0 Wetland
NOTE: THE ORIGINAL RECONNAISSANCE ISSUED FOR THIS PROPERTY ON APRIL 30, 1998
DETERMINED THAT THE PROPERTY DID NOT CONTAIN ANY CRITICAL AREAS AND A "WAIVER"
FROM THE REQUIREMENT TO CONDUCT A STUDY WAS ISSUED. HOWEVER, SINCE THE TIME OF
THE ORIGINAL RECONNAISSANCE, THE CITY'S CRITICAL AREAS CODE WAS UPDATED, REVISING
THE THRESHOLDS FOR CRITICAL AREAS AND THEIR BUFFERS. IT WAS RECENTLY DETERMINED
THAT THE SUBJECT SITE CONTAINS OR IS ADJACENT TO A WETLAND. THEREFORE, THE ORIGINAL
RECONNAISSANCE HAS BEEN CHANGED, AND THE CURRENT CRITICAL AREAS DETERMINATION
FOR THE PROPERTY IS "STUDY REQUIRED" DUE TO THE PRESENCE OF A WETLAND.
Site Description
subject site, it was found that the site may
contain (or be adjacent to) critical areas,
including a Wetland, pursuant to Chapters
23.40 and 23.50 of the Edmonds Community
Development Code (ECDC). Cited sections of
the Edmonds Community Development Code
(ECDC) can be found on the City of Edmonds
website at www.edmonds r6 a,ggy.
The site slopes downwards generally from
west to east; however, there is less than a 10 -
foot change in elevation for the portion that is
over a 15% slope. Thus, the slope does not
qualify as a critical area. A wetland is located
adjacent to the southeastern side of the
subject site. The inset map indicates an approximate location of the wetland; however, based on
observations during a recent site visit, it appears that the extent of the wetland is likely smaller than
what is indicated on the inset map. Depending on the exact location of the wetland, the subject site
may be located within the associated buffer.
Allowed Activities & Exempt 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 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.
Wetlands
A wetland is located adjacent to the southeastern corner of the subject site. Therefore, the site is likely
within the minimum required buffer from this 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 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.
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• 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.
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.
Determination: Study Required
This review applies to the entire subject parcel. Depending on the location and project proposed
relative to the �� ratify a rrtrcq�Xz wr cr , ��r tq(ra studies and repo may be required. Please contact_
the Planning Division at 425.771.0220 if and when you have a specific development proposal for this
site in order to discuss the various permits that will be required. Please note that tree removal on sites
containing critical areas may first require a tree cutting permit, and the illegal removal of trees may
result in penalties and steep fines (ECDC 18.45.070, ordinance #3828).
Jen Machuga, Associate Planner
Name, Title Signatruro;--' Date
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