Critical Area Recon Report.pdfCITY OF EDMONDS
CRITICAL AREAS RECONNAISSANCE REPORT
Site Location:
6146 1h Avenue North
Tax Aect. ]Number:
27032400207800
Determination:
Study Required
Determination #:
CRA20090086
Owner:
P. Salamonsen Constr. Co.
Applicant:
ELM Inc.
BACKGROUND
During review and inspection of the subject site, it was found that the site contains and/or is adjacent to
critical areas, including Fish and Wildlife Habitat Conservation Areas, pursuant to Chapters 23.90 of the
Edmonds Community Development Code (ECDC).
The subject property is mostly developed with only about the eastern eighth of the property not covered with
impervious surface. Shell Creek cuts across the eastern corner of the property. Shell Creek is an
anadromous fish bearing stream with no identified fish barriers down stream of the subject property. The
property is generally flat and gently slopes towards Shell Creek on both sides of the stream.
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 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. 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.
REPORT REQUIREMENTS -- STREAMS
• 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 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 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. 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
Jen, Associ
Name
please contact a Planner for more information.
Signature
-tuber 13, 2009
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.
4