CRA20110081 Critical Area Recon Report.pdf`tae. 1 S9\0
dCATY OF EDMONDS
121 5"' Avenue North, Edmonds WA 98020
Phone: 425.771.0220 m Fax: 425.771.0221 ® Web:va.�°.�.edrrricundd�,.�n a,rrr;
DEVELOPMENT SERVICES DEPARTMENT m PLANNING DIVISION
t; Areas Reconn i s
Critical Areas File Nurnber. CI AQ01.1 0i"l81
1: et.c rrr motion
Site 1-ocotion
1..ox Account Number
Property Owner.
1hppflcon
Crit Ecol lVeas Present
ent
Site Description
Study 1"?equired
1:.1.22 B Av nue , Edrncynds
006.1940090020.1
1,eoncrrd Ogle
Z Stream
During review and inspection of the subject site, it was found that the site may contain (or be adjacent to) critical
areas, specifically a stream pursuant to Chapter 23.40 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.d.edm(!)nds.wa.us.
The subject property gently slopes to the west from B Avenue South at less than 15%. The upper reach of
Shellabarger Creek is located just off the subject property on parcels to the south and west. While Shellabarger
Creek is not located on the property, the creek's buffer does extend onto the site.
Allowed a it i s
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.
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.
Shellabarger Creek is located adjacent to the subject property. 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 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 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 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 if 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.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 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.
Deterr° g Study 1 iI I red
This review applies to the entire subject parcel. Depending on the location and project proposed relative to the
identified critical areas, certain studies and reports 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). 1,
Kernen Lien, Associate Planner
Name, Title
Signatu
August 22, 2011
Date
Page 1 2